PZ - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 9/19/2019
DATE:
TO: Planning & Zoning Commission
FROM: Kevin Holmes, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0086
Nick Estates Subdivision
LOCATION: 1180 N. Ten Mile Rd.
I. PROJECT DESCRIPTION
Combined preliminary and final plat consisting of four residential building lots on 1.4 acres
of land in the R-4 zoning district. The applicant is requesting a waiver from City Council per
UDC 11-3A-3 for the existing residence to retain its driveway access to N. Ten Mile Rd.
Page 1
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Number of Residential Units (type
of units)
Density (gross & net)
Open Space (acres, total
buffer / qualified)
Amenities
Physical Features
Neighborhood meeting date; # of
attendees:
B. Community Metrics
Details
1.4
Medium Density Residential (MDR)
Single Family Residential
Single Family Homes
R-4
R-4
Four buildable; Four common
NA
Four, single-family homes
2.84 Gross/3.2 Net
NA
NA
Eight Mile Lateral along cast boundary
June 28, 2019; Five attendees
Description
Details
Wastewater
•
Distance to Sewer Services
0 -Feet
•
Sewer Shed
4
•
Estimated Project Sewer
See Application
ERU's
•
WRRF Declining Balance
•
Project Consistent with
Yes
WW Master Plan/Facility
Plan
Water
•
Distance to Water Services
0 -Feet
•
Pressure Zone
2
•
Estimated Project Water
See Application
ERU's
•
Water Quality
No concerns
•
Project Consistent with
Yes
Water Master Plan
•
Impacts/Concerns
No concerns
Grocery Store
Less than 1/2 mile away to the north on N. Ten Mile Rd.
Page 2
;D A
�PLI I, I Ir. ILI
III. APPLICANT INFORMATION
A. Applicant:
Nick Shearer — 1180 N. Ten Mile Rd., Meridian, ID 83642
B. Owner:
Same as applicant
C. Representative:
LR Geomatics, PLLC — 2850 W. Mirmonte St., Meridian, ID 83646
IV. NOTICING
Newspaper notification
Radius notification mailed to
properties within 300 feet
Applicant posting of site
Nextdoor posting
V. STAFF ANALYSIS
Planning & Zoning
Posting Date
8/30/2019
8/27/2019
9/1/2019
8/27/2019
City Council
Postine Date
A combined preliminary and final plat is proposed for four residential building lots on 1.41 acres in
the R-4 zoning district. The proposed plat also includes four common lots; three to contain the
required 25 -foot landscape buffer along N. Ten Mile Rd., and one for a common drive. The three
interior, eastern -most residential lots are shown as taking access via this common drive.
There is an existing single-family home and an accessory structure currently on the property. The
applicant is proposing to retain the residence while removing the accessory structure. The existing
house currently takes direct access from N. Ten Mile Rd., an arterial roadway. The applicant is
requesting a waiver from Council to retain this direct access rather than take access from the common
drive, per UDC 11-3A-3 (see section F below for further analysis).
A. Future Land Use Map Designation (https:llwww.meridianciU.oc /� comQplan)
The Future Land Use Map Designation for this property is Medium Density Residential (MDR).
This designation calls for 3-8 dwelling units per acre. The proposed subdivision has a gross
density 2.84 d.u. per acre and a net density of 3.2 d.u. per acre. This density is slightly lower than
what is envisioned by the MDR designation. Since this density is not consistent with the MDR
FLUM designation, the applicant should request a "step-down" in density to Low Density
Residential (LDR) from City Council pursuant to the Comprehensive Plan.
Staff is in support of this lower unit count and a "step-down" in density to LDR as the site is infill
and is constrained by its small size and dimensions which reduces the area of potential buildable
lots. In addition, should the property to the north redevelop and share access with this
development, the combined properties will be restricted to six lots due to the common drive
requirements of UDC 11 -6C -3D.1 Overall, the proposed use and density is harmonious with the
existing surrounding residential developments.
Page 4
B. Comprehensive Plan Policies(https://www.meridiancity.orglcompplan):
Staff finds the following Comprehensive Plan policies to be applicable to this property
and apply to the proposed use (staff analysis in italics):
1. "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01F)
Staff finds City services are available at this point in time and the development is contiguous
to the City.
2. "Encourage infill development." (3.04.02B)
Staff finds that, if approved, this proposed development meets the definition of infill
development.
3. "Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.)" (3.06.02F)
The submitted plans include a 25 foot landscape buffer along N. Ten Mile Rd., which staff'
finds meets the requirements of code.
4. "Provide housing options close to employment and shopping centers." (3.07.02F)
Major employment and retail developments are planned for the Ten Mile interchange directly
south of this proposed development. In addition, there is a commercial hub at the intersection
off. Ten Mile Rd. and W. Cherry Ln., less than a quarter -mile to the north.
C. Existing Structures/Site Improvements:
There is an existing single-family home and an accessory structure currently on the property. The
applicant is proposing to retain the residence on Lot 2, Block 1 while removing the accessory
structure. Existing structures remaining on the property must conform the R-4 dimensional
standards.
D. Proposed Use Analysis:
The property is currently zoned R-4. The proposed single-family dwellings are a permitted use in
this zoning as set forth in Table 11-2A-2.
E. Dimensional Standards (UDC 11-2):
The site shall conform with the dimensional standards of the R-4 zoning district as set forth in
Table 11-2A-5. The average lot size is 12,490 square feet with a minimum lot size of 10,747
square feet. Per UDC 11 -2A -3B.3, lots taking access from a common drive do not require street
frontage. Staff is recommending that all lots take access from a common drive. The location
of structures shall conform to all applicable setbacks and dimensional requirements.
F. Access (UDC 11-3A-3):
The interior Lots 6, 7, 8, Block 1 are proposed to take access via a common drive to N. Ten Mile
Rd., meeting the street access requirements of UDC 11 -3A -3A. The applicant is requesting a
Council waiver to retain the direct access for the existing home out to N. Ten Mile Rd., an arterial
roadway. The stated intent of UDC 11-3A-3 is "to improve safety by limiting and/or combining
access points to arterial streets". Action Item 3.06.02D of the Comprehensive Plan also directs the
City to "restrict private curb cuts and access points on collector and arterial streets." Therefore,
staff recommends that the access for the existing home (Lot 2, Block 1) be closed and the lot
take access off the proposed common drive to the north. The draft staff report provided by
ACHD is also contains a site specific condition of approval requiring this revision.
Page 5
In addition, staff recommends that a twenty -foot wide access easement from the north
property line to the common drive be granted to the property to the north (1300 N. Ten
Mile Rd.). Should said property redevelop in the future, this will ensure they are able to
utilize existing access points to N. Ten Mile Rd. in accord with the standards of UDC 11 -3A -
3A.
G. Parking (UDC 11-3C):
Off-street parking is required to be provided for single-family detached dwellings based on the
number of bedrooms per unit as set forth in UDC Table 11-3C-6.
H. Sidewalks (UDC 11-3A-17):
Unless waived by the director, detached sidewalks are required along all arterial roadways in
accord with UDC 11 -3A -17C. Seven -foot wide attached sidewalks currently exist along N. Ten
Mile Rd. and the director has deemed this sufficient. Staff recommends the existing drive be
closed and a seven -foot wide sidewalk be installed to match the surrounding improvements.
I. Landscaping (UDC 11-3B):
A twenty-five foot wide landscaping buffer is proposed along N. Ten Mile Rd. in accord with
UDC 11-3B-7. The plans should be modified to depict the entire landscape buffer adjacent
to Lot 2, Block 1 in a single common lot.
The submitted landscape plan shows the common drive (Lot 4, Block 1) bisecting the landscaping
common lot along N. Ten Mile Rd. This has created a very small, 21 -foot by 16 -foot, landscaping
common lot at the northwest corner or the property (Lot 5, Block 1) as well as a roughly 75 -foot
unbuildable section of Lot 6, Block 1 along the common drive. Staff recommends that this 75 -
foot section of Lot 6, Block 1 be combined with the landscaping common lot along N. Ten
Mile Rd. into a single common lot to be maintained by the Nick Estates Homeowners
Association.
J. Qualified Open Space (UDC 11-3G):
At 1.41 acres, the property is less than the five -acre threshold to require qualified open space per
UDC 11-3G-2.
K. Waterways (UDC 11-3A-6):
No waterways present on the property itself. A 3.5 -foot wide irrigation easement is located along
the eastern property line for the Eight Mile Lateral.
L. Fencing (UDC 11 -3A -6,11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
6 and 11-3A-7. Four -foot chain-link fencing along the northern property line and six-foot closed -
vision wood fencing along the southern property line is proposed to remain. These fences meet
the requirements listed above.
M. Pressurized Irrigation System (UDC 11-3A-15):
An underground pressurized irrigation (PI) system is required to be provided for each lot within
the development. The current proposal depicts the PI pump station within a buildable lot (Lot 8,
Block 1). City of Meridian irrigation standards, UDC 11 -3B -6E, require that if a PI pump station
is required on the developed property, such station shall be on a lot solely dedicated to that pump
station. Said lot shall be owned by the entity that owns and operates the PI system. The applicant
Page 6
should revise the plat and landscape plan to place the PI pump station on its own dedicated
common lot to be owned and maintained by the Owners Association.
N. Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. The
existing home will be required to hook up to services within 60 days of Council approval. A
street light plan will need to be submitted prior to the City Engineers signature on the plat.
Street light plan requirements are listed in section 6-7 of the City's Design Standards. One
type 1 streetlight, 35 -feet in height with a 12 -foot mast arm is required. See Section VIII
below for Public Works comments and conditions.
O. Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
The applicant has not provided any building elevations. Prior to Commission, the applicant
should provide elevations of the proposed single-family homes to Planning staff.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed combined preliminary and final plat per the
conditions listed in Section VIII.
B. Commission:
Enter Summary of Commission Decision.
C. City Council:
Enter Summary of City Council Decision.
Page 7
VII. EXHIBITS
A. Preliminary/Final Plat (date: 7/16/2019)
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Page 8
B. Landscape Plan (date: 7/15/2019)
2
Page 9
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The preliminary/final plat included in Section VILA shall be revised as follows:
a. Lots 1 and 3, Block 1 shall be combined into one common lot to cover the entire
frontage along N. Ten Mile Rd. adjacent to Lot 2, Block 1.
b. Lot 5, Block 1 shall be extended at least 75 -feet to the east to cover the entire 16 -foot
wide strip of property located on the north side of the shared common drive.
c. The pressurize irrigation pump shall be located on a dedicated common lot to be
owned and maintained by the homeowners association. Add associated note to the
face of the plat stating ownership and maintenance responsibilities.
d. Note 5: Add instrument number.
2. The landscape plan included in Section VII.B shall be revised as follows:
a. Revised Lot and Block numbering to match the submitted preliminary/final plat.
b. Lots 1 and 3, Block 1 shall be combined into one common lot to cover the entire
frontage along N. Ten Mile Rd. adjacent to Lot 2, Block 1. This lot shall be
landscaped to the standards of UDC 11 -3B -7C-3.
c. Revise the plan to show the existing home taking access from the shared common
drive.
d. Lot 5, Block 1 shall be extended at least 75 -feet to the east to cover the entire 16 -foot
wide strip of property located on the north side of the shared common drive.
e. Revise the plan to show the pressurize irrigation pump located on a dedicated
common lot to be owned and maintained by the homeowners association.
3. The applicant shall request a "step-down" in density to Low Density Residential from City
Council pursuant to the Comprehensive Plan.
4. Any remaining structures outside of the existing single family home on Lot 2, Block 1 shall
be removed prior to signature on the final plat by the City Engineer.
5. Close the existing 46 -foot wide residential driveway onto N. Ten Mile Rd. located 216 -feet
north of Forecast Street with vertical curb, gutter, and seven -foot wide concrete sidewalk to
match the existing improvements on either side.
6. Prior to the Planning and Zoning Commission hearing, provide Planning staff with building
elevations of the proposed single-family homes.
7. The existing home shall connect to City services within 60 days of Council approval.
8. Prior to signature on the plat by the City Engineer, a minimum 20 -foot wide cross -access
easement shall be recorded to allow the property to the north to access the shared common
drive, Lot 4, Block 1.
Page 10
9. Prior to signature on the plat by the City Engineer, a common driveway exhibit depicting the
setbacks, fencing, building envelope, and orientation of the lots and structures shall be
provided to the Planning Department.
10. Comply with all bulk, use, and development standards of the R-4 zoning district listed in
UDC Table 11-2A-5.
11. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15, UDC 11-313-6 and MCC 9-1-28.
12. Comply with the sidewalk standards as set forth in UDC 11-3A-17.
13. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-313-51
14. Construct storm water integration facilities that meet the standards as set forth in UDC 1I -
3B -11C.
15. Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
16. The applicant shall provide a letter to the Meridian Planning Department from the United
States Postal Service stating the mailbox locations for the development have been approved.
17. Protect any existing trees on the subject property that are greater than four -inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
18. All fencing installed shall comply with the standards set forth in UDC 11-3A-7.
19. The applicant and/or assigns shall have the continuing obligation to provide irrigation that
meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping
as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
Page 11
20. All common open space shall be maintained by an owner's association as set forth in UDC
11 -3G -3F 1.
21. The project is subject to all current City of Meridian ordinances.
22. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility
of the area.
23. The applicant has a continuing obligation to comply with the outdoor lighting provisions as
set forth in UDC 11-3A-11.
24. The applicant, property owner, and/or managing body shall have an ongoing obligation to
maintain all landscaping and constructed features within the clear vision triangle consistent
with the standards in UDC 11-3A-3.
25. No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter
3 Article D and receive approval for such signs.
26. The applicant shall complete all improvements related to public life, safety, and health as set
forth in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in
accord with UDC 11 -5C -3C.
27. The combined preliminary and final plat approval shall be null and void if the applicant fails
to either 1) obtain the City Engineer signature on a final plat within two years; or, 2) gain
approval of a time extension as set forth in UDC 11-6B-7.
28. Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
Page 12
Sanitary sewer service to this development is available via extension of existing mains
adjacent to the development. The applicant shall install mains to and through this subdivision;
applicant shall coordinate main size and routing with the Public Works Department, and
execute standard forms of easements for any mains that are required to provide service.
Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less
than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the
development. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11 -5C -3B.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided
by the owner to the City. The applicant shall be required to enter into a Development Surety
Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable
letter of credit, cash deposit or bond. Applicant must file an application for surety, which can
be found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
The City of Meridian requires that the owner post to the City a warranty surety in the amount
of 20% of the total construction cost for all completed sewer, and water infrastructure for a
duration of two years. This surety amount will be verified by a line item final cost invoicing
provided by the owner to the City. The surety can be posted in the form of an irrevocable
letter of credit, cash deposit or bond. Applicant must file an application for surety, which can
be found on the Community Development Department website. Please contact Land
Development Service for more information at 887-2211.
8. In the event that an applicant and/or owner cannot complete non -life, non -safety and non-
health improvements, prior to City Engineer signature on the final plat and/or prior to
occupancy, a surety agreement may be approved as set forth in UDC 11 -5C -3C.
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. It shall be the responsibility of the applicant to ensure that all development features comply
with the Americans with Disabilities Act and the Fair Housing Act.
Page 13
11. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
15. The engineer shall be required to certify that the street centerline elevations are set a
minimum of 3 -feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required
before a certificate of occupancy is issued for any structures within the project.
17. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
proj ect.
18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for
Street Lighting (http://www.meridiancity.org/public —works. aspx?id=272). All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street
lights. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian
Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
19. The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easement widths shall be 20 -feet
wide for a single utility, or 30 -feet wide for two. The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement (on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of
the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted, reviewed, and approved prior to signature of
the final plat by the City Engineer.
20. Applicant shall be responsible for application and compliance with and NPDES permitting
that may be required by the Environmental Protection Agency.
Page 14
21. Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Water
Department at (208)888-5242 for inspections of disconnection of services. Wells may be used
for non-domestic purposes such as landscape irrigation if approved by Idaho Department of
Water Resources.
22. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for
abandonment procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). The applicant should be required to use any existing
surface or well water for the primary source. If a surface or well source is not available, a
single -point connection to the culinary water system shall be required. If a single -point
connection is utilized, the developer will be responsible for the payment of assessments for
the common areas prior to development plan approval.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC I I -3A-6. In performing such work, the applicant shall comply with Idaho Code 42-
1207 and any other applicable law or regulation.
C. FIRE DEPARTMENT
1. All roadways shall be marked "No Parking Fire Lane" per International Fire Code Sections
503.3 & D103.6.
2. Fire Flow: One and two family dwellings not exceeding 3,600 square feet require a fire -flow
of 1,000 gallons per minute for a duration of 1 hours to service the entire project. One and
two family dwellings in excess of 3,600 square feet require a minimum fire flow as specified
in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as
required by Appendix C of the International Fire Code.
3. Roadways: All entrances, internal roads, drive aisles, and alleys shall have a turning radius of
28' inside and 48' outside, per International Fire Code Section 503.2.4.
4. Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection IFC
503.4.1.
5. Access: Operational fire hydrants, temporary or permanent street signs, and access roads with
an all-weather surface are required to be installed before combustible construction material is
brought onto the site, as set forth in International Fire Code Section (IFC) 501.4.
6. Addressing: The applicant shall work with Public Works and Planning Department staff to
provide an address identification plan and a sign which meets the requirements of the City of
Meridian sign ordinance and is placed in a position that is plainly legible and visible from the
street or road fronting the property, as set forth in International Fire Code Section 505.1 and
Meridian Amendment 104-4-1.
Page 15
D. POLICE DEPARTMENT
No comments provided
E. NAMPA MERIDIAN IRRIGATION DISTRICT
http: //weblink. m eridian city. org/WebLink810/doc/176148/Pagel. aspx
F. ADA COUNTY HIGHWAY DISTRICT (DRAFT)
http:11weblinkmeridiancity.org/WebLink810/doc/176953/Pa eg 1. aspx .
G. IDAHO TRANSPORTATION DEPARTMENT
http:11weblinkmeridiancity.org/WebLink810/doc/176080/Pa eg 1. aspx
H. CENTRAL DISTRICT HEALTH DEPARTMENT
http://weblinkmeridiancity.org/WebLink8/0/doc/176143/Pa eg l.aspx
Page 16
IX. FINDINGS
1. Combined Final and Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive
Plan in regard to land use, transportation, and circulation.
b. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services will be provided to the subject property upon development.
c. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding.
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission and/or Council's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the Commission
and Council consider any public testimony that may be presented when determining whether
or not the proposed subdivision may cause health, safety or environmental problems of which
staff is unaware.
C The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic, or historic features that exist on this site.
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