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MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
David Zaremba
CITY DEPARTMENTS
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234/fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579/fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533/fax 888-6854
Police
1401 E. Watertower Lane
888-6678/fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500/fax 898-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191/fax 884-0744
- Water
2235 N.W. 8th Street
888-5242/fax 884-1159
September 10, 2007
Sabrina Whitehead
Briggs Engineering
1800 West Overland Road
Boise, ID 83705
Re: PP 07-006 Order of Approval for Preliminary Plat for Moose
Creek Subdivision
Dear Ms. Whitehead,
Enclosed you will find a copy of the above mentioned document as
regards to your project pending with the City of Meridian. We will advise
you on the date your annexation ordinance is scheduled for City Council
approval.
Please feel free to contact our office at 208-888-4433 with any questions.
Sincerely,
Tara Green
Deputy City Clerk
enc.
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
Printed on recycled paper
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
. yti
�17l�1r�i1 s
4 IDAHO
In the Matter of Preliminary Plat of 6 single-family building lots and 1 common lot on 1.96
acres in the R4 District, for Moose Creek Subdivision by Moose Creek Construction
Case No(s). PP-07-006
For the City Council Hearing Date of: August 21, 2007 (Findings on the September 4, 2007
City Council agenda)
A. Findings of Fact
Hearing Facts (see attached Staff Report for the hearing date of August 21, 2007
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of August 21, 2007
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of August
21, 2007 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of August 21, 2007 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-07-006 Page 1 of 4
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Preliminary Plat, and the Conditions of Approval all in
the attached Staff Report for the hearing date of August 21, 2007 incorporated by
reference. The conditions are concluded to be reasonable and the applicant shall meet
such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated 6/25/07 is hereby conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of August 21, 2007 incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the termination of the period in accord with 11-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-07-006 Page 2 of 4
Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of August 21, 2007
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-07-006
Page 3 of 4
B action of the City Council at its regular meeting held on the 4 -f
h day of
, 2007.
COUNCIL MEMBER DAVID ZAREMBA VOTED__V ,c
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER CHARLIE ROUNTREE VOTEDjG
COUNCIL MEMBER KEITH BIRD VOTED__��
TIE BREAKER
MAYOR TAMMY de WEERD VOTED
MAYO MY de WEI
ATTEST:
TFO,
WILLIAM G. BERG, JR., CITY LEB,K ce�,
Copy served upon: ✓' Applicant
,_ Planning DepartmennE "� '````
Public Works Department
✓City Attorney
By' Dated: Q — to -CM
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-07-006
Page 4 of 4
CITY OF MERIDIAN PLANNING DENARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
STAFF REPORT
Hearing Date: 8/21/2007
TO: Mayor & City Council
FROM: Amanda Hess, Associate City Planner
884-5533
SUBJECT: Moose Creek
• PP-07-006
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JDAHO
Preliminary Plat of 6 single-family building lots and 1 common lot on 1.96 acres
in the R4 District, by Moose Creek Construction
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Moose Creek Construction, has applied for Preliminary Plat approval of 6 single family
residential lots and 1 common lot on 1.96 acres. The Moose Creek Subdivision has been previously
platted as Lot 2, Block 1, Hearthstone Subdivision, and is currently zoned R-4 (Medium Low -Density
Residential). The site is located on the south side of Cherry Lane, 1/3 mile east of Black Cat Road in
Section 10, Township 3 North, Range 1 West, B.M., and is currently referenced as Assessor's Parcel
Number R3531730020.
The subject application (PP-07-006) was submitted to the Planning Department on January 31, 2007,
and first scheduled to be heard before the Planning & Zoning Commission on April 19, 2007. The
Commission should note that this property is encumbered by a private lane easement in favor of the
property to the south, which is located at the west property boundary. Said easement and associated 20
feet of asphalt provide access to Cherry Lane for the 2.5 acre parcel to the south.
After a meeting with ACHD Staff, Planning Staff and the Applicant believed that the submitted plat,
allowing continued use of a private street was acceptable. However, it was not, which prompted
continuance of the P & Z hearing to June 7, 2007, so as to obtain final decision from the ACHD
Commission. The Commission denied additional usage of the private street.
ACHD's decision necessitated negotiations with the neighbor to the south (Jones') to relinquish the
easement / private street which runs across the Moose Creek property. Negotiations are still ongoing;
however, Planning Staff is under the impression that the neighbor will terminate rights to the access
easement shortly. Staff has worked with the Jones' to even determine the best possible design of Moose
Creek which will facilitate the easiest redevelopment of their property. Staff believes the newly revised
plan, the subject of the staff report, does just that.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis and recommended conditions of approval for the requested
Preliminary Plat application. Staff is recommending approval of the proposed Moose Creek project
subject to the conditions listed in Exhibit B of the Staff Report.
The Meridian Plannin and Zoning Commission heard this proiect on April 19 June 7 and Jul
19 2007. At the July 19 2007public hearing theymoved to recommend approval to the Ci
Council.
Moose Creek — PP-07-006
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
a. Summary of Public Hearing:
i. In favor: Sabrina Whitehead (Applicant's Representative)
ii. In opposition: None
iii. Commenting: Terri Jones (Neighbor)
iv. Written testimony: Terri Jones (Neighbor)
v. Staff presenting application: Amanda Hess
vi. Other Staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. The neighbor is amenable to vacating their interest in Jones Creek Lane and the
underlying ingress / egress easement across the Moose Creek property, and
ii. If permanent perimeter fencing is to be installed and the type.
c. Key Commission Changes to Staff Recommendation:
i. That the Applicant provide permanent 6-foot vinyl perimeter fencing around the
subdivision.
d. Outstanding Issues) for City Council:
i. The Jones', the property owner to the south have had some issues with the
proposed access, improvements and giving up their interest in the private lane
easement across the subject property.
ii. The out parcel to the northeast of this development has a drain field on this
property. The preliminary plat shows services being stubbed to the out parcel but
makes no mention of who will pay for the assessments and the actual physical
connection to City services. The Applicant should clarify at the Public Hearing
who will pay the sewer and water assessments and pay for the actual physical
connection of the out parcel to the City services
as
i. In favor: Sabrina Whitchcad, Teri joncs
ii. in Q position: None
iii. Commenting: Scott tanfield
iv. Written testimony None
V. Staff presenting application• Anna Canning
vi. Other staff commenting -on application: None
1L Key Issues of Discussion by Council:
i. None
g, Key Council Chaliges to Staff/ Commis ion Recommendation
i. None
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number PP-07-
006, as presented in the staff report for the hearing date of August 21, 2007, with the following
modifications to the conditions of approval: (add any proposed modifications)
Denial
After considering all Staff, Applicant, and public testimony, I move to approve File Number PP-07-
006, as presented in the staff report for the hearing date of August 21, 2007, for the. following reasons:
(state specific reasons for denial of the preliminary plat request)
Moose Creek — PP-07-006
CITY OF MERIDIAN PLANNING DtTrARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number PP-07-
006 to the hearing date of (insert continued hearing date here) for the following reaumbe : (state
specific reason(s) for a continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
4275 N. Jones Creek Lane
Meridian, ID 83642
b. Applicant / Owner:
Moose Creek Construction
1220 N. Meridian Road, Ste. 13
Meridian, ID 83642
c. Representative: Sabrina Whitehead, Briggs Engineering
d. Present Zoning: R-4 (Medium Low -Density Residential)
e. Present Comprehensive Plan Designation: Medium Density Residential
f. Description of Applicant's Request:
1. Date of REVISED Preliminary Plat (See Exhibit A): June 25, 2007
2. Date of REVISED Landscape Plan (See Exhibit A): June 25, 2007
g. Applicant's Statement/Justification: The proposed overall density (3.06 dwellings per acre) of the
project complies with the City's designation of Medium Low -Density Residential (R-4) which
allows for densities of up to 4 dwellings per acre. The subdivision will provide a mix of lot sizes
ranging from approximately 8,200 sq. ft. to 11,500 sq. ft.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the City Council on this matter.
b. Newspaper notifications published on:
February 26, 2007, & March 12, 2007 (Planning & Zoning Commission)
July 30 2007 & Auzust 13 2007 City Council
c. Radius notices mailed to properties within 300 feet on:
February 16, 2007 (Planning & Zoning Commission)
July 27 2007 (City Council)
d. Applicant posted notice on site by:
March 5, 2007 (Planning & Zoning Commission)
August 11 2007 (Cily Council)
6. LAND USE
a. Existing Land Use(s): Vacant
Moose Creek — PP-07-006
CITY OF MERIDIAN PLANNING DEl"ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
b. Description of Character of Surrounding Area: Single Family Residential
c. Adjacent Land Use and Zoning:
1. North: Golf View Estates Subdivision, zoned R-4
2. East: Cherrywood Village Subdivision, zoned R-8
3. South / West: Residential, zoned R1 & R2 (Ada County)
d. History of Previous Actions:
On March 19, 2002, City Council granted approval for the annexation and zoning (AZ-01-026) of
approximately 2.3 acres from RI (Ada County) to R4 (Medium Low -Density Residential), and
preliminary plat of the Hearthstone Subdivision. The Hearthstone Subdivision created two
building lots. Lot 1, Block 1, totals 0.33 acres. Lot 2, Block 1, totals 1.96 acres and is the subject
of this preliminary plat application.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is currently sewer in North Summertree Way
Location of water: There is currently water in North Summertree Way
Issues or concerns: 1) The vacation of the drain field easement; 2) Who win pay and
hook up the out parcel (Lot 1, Block 1, Hearthstone) to sewer and water; and 3)
Vacation of the private drive easement
2. Vegetation: Three mature trees at east property boundary are to be retained, or mitigated for.
3. Floodplain: N/A
4. Canals / Ditches / Irrigation: N/A
5. Hazards: N/A
6. Current Zoning: R4
7. Size of Property: 1.96 acres
f. Subdivision Plat Information:
1. Residential Lots: 6
2. Non-residential Lots: 0
3. Total Building Lots: 6
4. Common Lots: 1
5. Other Lots: 0
6. Total Lots: 7
7. Open Lots: 0
8. Residential Area: 1.28 acres
9. Gross Density: 3.06 units per acre (4.26 net density)
10. Lot Sizes: Lot sizes range from approximately 8,200 square feet to 11,500 square feet. The
average lot size is roughly 9,250 square feet.
g. Landscaping:
Moose Creek — PP-07-006
CITY OF MERIDIAN PLANNING DMRTMENT STAFF REPORT FOR THE HEARIN DATE ATE OF AUGUST 21, 2007
1. Width of street buffer(s): A 25-foot wide landscape buffer is provided to buffer Cherry Lane,
a principal arterial, from Moose Creek Subdivision.
2. Width of buffer(s) between land uses: N/A
3. Width of buffer required adjacent to N. Summertree Way: 5 feet (See Staff's analysis
below in Section
4. Percentage of site as landscaping: 0.13 acres (6.6%)
h. Required Residential Setbacks: As per the R-4 zone for detached single family dwellings
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): All of the
internal streets are proposed as public. The sole access to the development from the existing street
system will be from N. Summertree Way, constructed with Cherrywood Village Subdivision.
Cherrywood Village, via Summertree Way, currently has access to/from Cherry Lane.
Additionally, one stub street at the west property line will be constructed to provide connectivity
to the adjacent County parcel when it redevelops. Staff has not received updated comments on
this project from ACHD regarding this revised plan. Staff will include the comments and
conditions from ACHD into the Staff Report once they are received.
NOTE: This property is encumbered by a private lane easement in favor of the property to the
south which is located at the west property boundary. Said easement and associated 20 feet of
asphalt provide access to Cherry Lane for the 2.5 acre parcel to the south. The Applicant is
proposing to vacate this easement. However, the property owner to the south still has not yet
given consent for this vacation. Staff has conditioned approval of the subject plat upon the
Applicant vacating said existing easement for Jones Creek Lane. (See Analysis and Conditions
below.)
7. COMMENTS MEETING
On June 29, 2007, Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department, Meridian Public Works
Department, and the Sanitary Services Company. Staff has included all comments and recommended
actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. The Comprehensive Plan calls for single-family homes at densities of three to eight dwelling units
per acre on this site. (See Page 95 of the Comprehensive Plan) There are only 6 buildable lots proposed
on the subject 1.96 acres. There is a maximum density of 4 dwelling units per acre allowed in the R-4
zone by the UDC; the proposed gross density of Moose Creek Subdivision is 3.06 dwelling units per acre.
Staff finds that the proposed zoning designation (R4) and density (3.06 d.u.'s / acre) is harmonious with
and in accordance with the 2002 Comprehensive Plan and Future Land Use Map. The following
Comprehensive Plan policies apply to this application:
• Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian currently provides municipal services to the subject
development in the following manner:
➢ Sanitary sewer and water service will be extended to the project at the developer's
expense.
Moose Creek — PP-07-006
CITY OF MERIDIAN PLANNING DPF�LRTMENT STAFF REPORT FOR THE HEARING'
TE OF AUGUST 21, 2007
➢ The lands are currently under the jurisdiction of the Meridian City Fire Department, who
currently shares resource and personnel with the Meridian Rural Fire Department. This
service will not change.
➢ The lands are currently under the jurisdiction of the Meridian Police Department (MPD).
This service will not change.
➢ The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
➢ The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
➢ The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee -supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
land -use decisions.
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible, and convenient. As
the Applicant will be installing all necessary sidewalks within and around the development,
where necessary, Staff believes that the subject application complies with the policies listed in the
literature noted above.
• Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivitpart of a
community pathway system. y s
Staff is supportive of the street layout which will provide for connectivity with Cherrywood
Village and the county parcels to the south and west upon redevelopment via the sidewalk system.
Chapter VII, Goal IV, Objective D, Action item 2 - Restrict curb cuts and access points on
collectors and arterial streets.
The Applicant is proposing to construct a public street off of an existing local road, N.
Summertree Way, within the Cherrywood Village Subdivision. Access will not be taken from
Cherry Lane, any arterial road. The proposed development and street layout is supported by
Staff. However, development is contingent on vacation of the access easement along the west
property line.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Staff finds that the surrounding developments are generally compatible with the proposal; the lot
sizes blend well with that of Golf View Estates. The existing residence to the south, currently
zoned R1, and the home to the west, currently zoned R2, have also been provided with
appropriate -sized lots.
Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-,
medium-, and high -density single family, multi -family, townhouses, duplexes, apartments,
Moose Creek — PP-07-006
CITY OF MERIDIAN PLANNING 6EP'ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
condominiums, etc.) for the purpose of providing the City with a range of affordable housing
Opportunities.
The subject property is currently zoned R-4, and is located adjacent to lands zoned R-4 and R-8.
Staff finds that the proposal is generally consistent with the Comprehensive Plan designation for
this site.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The Applicant is providing street frontage with the construction of Jones Creek Street for the
Property to the south and is also proposing one stub connection to the underdeveloped property
to the west.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may
be provided at the public hearing when determining if the Applicant's development request is
appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists single-family developments as a Permitted
Use in the R4 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELIAMARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development
Code, staff believes that this is a good location for the proposed single-family residential
development. Please see Exhibit C for detailed analysis of facts and findings for a preliminary
plat.
1. Access. New residents will use the existing N. Summertree Way in Cherrywood Village
Subdivision, and turn west onto the proposed Jones Creek Street o access the proposed
subdivision. N. Summertree Way is constructed within a 40' right-of-way that runs parallel to
the east boundary of Moose Creek Subdivision and will serve as the sole access to the
proposed subdivision.
2. Access Easement. Access to this site is currently available from a private lane to Cherry
Lane. Said private lane is constructed 20-feet wide within a 30-foot wide access easement.
The private lane is also used by the property to the south, Parcel No. S1210212530 (Jones).
The private lane easement runs the entire length of the west boundary of the subject site and
terminates at the Jones' property. This private lane was approved by Ada County in 1999.
However, per UDC 11-3F, private streets are reserved for commercial, industrial, mew, and
multifamily developments only. Therefore, the access easement from Cherry Lane to the
Jones' property must be vacated prior to signature of the final plat by the City Engineer. All
access to the subject property and the Parcel No. S1210212530 (Jones) will be taken from the
proposed Jones Creek Street. Direct lot access to Cherry Lane is prohibited.
Moose Creek — PP-07-006
CITY OF MERIDIAN PLANNING DE]' ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
3. Moose Creek Place: This street section is proposed to be at least 28-feet wide with 4-foot
wide attached sidewalks. Although Staff has not received comments from ACHD as of yet,
Staff believes that the proposal does not meet ACHD's road design standards. ACHD (in
addition to the Meridian Fire Department) requires, at minimum, 26 feet of travel lane,
within 42 feet of right-of-way, curb, gutter, and 5-foot attached concrete sidewalk.
ACHD allowed, with the previous application for Moose Creek Subdivision, that Jones Creek
Street, which abuts the south property line, be constructed as a 40-foot right-of-way with
curb, gutter, and sidewalk on the north side of the road and a three-foot gravel shoulder and
borrow ditch on the south side. All public roads should be constructed to ACHD's standards.
4. Turnaround /Snoopy: The Fire Department requires all turnarounds to have a turning radius
of 28' inside and 48' outside.
5. Parking: No on -street parking shall be allowed along Moose Creek Place. Vehicles shall be
parked in garages, driveways, or along other public roads. The turnaround shall be signed as
"No Parking" as per the Meridian Fire Department's comments.
6. Elevations: The Applicant has submitted building elevations for the proposed single family
detached structures. Although not required by code, Staff believes that the residential units
generally comply with the design standards listed in UDC-11-3A-19.
7. Landscape Buffers: The Applicant has provided a 25-foot wide landscape buffer along
Cherry Lane, as required by UDC 11-2A-5.
As proposed, Lots 6 & 7, Block 1, double -front two public streets, N. Summertree Way and
Moose Creek Place. As direct access to N. Summertree Way will be prohibited for any lot
within Moose Creek, Staff is recommending the Applicant provide, at minimum, a 5-foot
wide landscape buffer along N. Summertree Way. Said landscape buffer must be located in a
platted common lot.
All landscaping should conform to the requirements of UDC 11-313-7. Maintenance of said
buffer shall be the responsibility of the Moose Creek Homeowners Association.
8. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The Applicant should be required to utilize 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 signature on the final plat by the City Engineer. An
underground, pressurized irrigation system should be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
�. Fencing: Excepting where fencing currently exists along the southern and western
boundaries and is proposed along Cherry Lane, perimeter fencing along eastern boundary is
not shown on the submitted landscape plan or preliminary plat. At the public hearing, the
Applicant should state whether or not permanent fencing is proposed along said
boundary.
The Applicant should submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All
Perimeter fencing must be completed prior to issuance of building permits. Fencing should
taper down to a 3 foot maximum within 20 feet of all rights -of -way. All fencing shall be
installed in accordance with UDC 11-3A-7.
Moose Creek — PP-07-006
CITY OF MERIDIAN PLANNING DE'17X'RTMENT STAFF REPORT FOR THE HEARING ATE OF AUGUST 21, 2007
10. Tree Mitigation: Any existing, on -site tree over 4" in caliper that is removed from the
property shall be replaced by installing additional trees, being the equivalent number of
caliper inches of those removed. Required landscaping trees will not be considered as
replacement trees for those that are removed. The applicant should coordinate a mitigation
plan with Elroy Huff at the Meridian Parks Department.
b. Staff Recommendation: Based on the above analysis, Staff finds that application PP-07-006
substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends
approval of said PP application subject to the conditions listed in Exhibit B.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Revised: June 25, 2007)
3. Landscape Plan (Dated: June 25, 2007)
4. Building Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Sanitary Service Company
5
Ada County Highway District P160 - CONDITIONS BASFD Ol\' ORI('IM1Ai i A) O T -
CONDIT�IVFED TO B ITPDAT D TO REELECT RFVISFD PL
AJO 6. Nampa / Meridian Irrigation District
C. Required Findings from Unified Development Code
Moose Creek - PP_07-006
CITY OF MERIDIAN PLANNING DE'PARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
A. Drawings
1. Vicinity Map
Exhibit A
Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
2. Preliminary Plat (REVISED: June 25, 2007)
I
Exhibit A
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
3. Landscape Plan (REVISED: June 25, 2007)
I
00cp 4! a
Exhibit A
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II
CITY OF MERIDIAN PLANNING M-PARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
FRONT ELEVATION
Exhibit A
FRONT ELEVATION
CITY OF MERIDIAN PLANNINGYEPARTMENT STAFF REPORT FOR THE NEARING DATE OF JULY 20, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS —PRELIMINARY PLAT
1.1.1 The preliminary plat prepared by Briggs Engineering, labeled as Drawing No. 60402-1 and
stamped REVISED on June 25, 2007, is approved, with the conditions listed herein. Any future
development agreement shall also be considered conditions of the preliminary Plat (PP-07-006).
1.1.2 Dedicate and construct all public internal roadways to meet ACHD's road design standards.
1.1.3 Direct lot access to Cherry Lane is prohibited.
1.1.4 Provide a street connection (stub), includ rig sen '
�'
to the west, as depicted on the prel Odm 1 to Assessors Parcel Number 51210212703
minary plat testified to dud]X the 1)WA cadn
1.1.5 The snoopy / turnaround for Moose Creek Place shall meet the Meridian Fire D
requirement of 28' inside / 48'outside turning radius and be constructed in accordance with
ACHD's requirements. No parking signs shall be installed along Moose Creek Place,
1.1.6 The existing private access easement that runs the length of the west roe boundary
vacated prior to signature of the final plat by the City En Property m'must be
1.1.7 The landscape plan prepared b BriggsEngineering, labeled as Sheet 1 and
on June 25, 2007, is approved with the following modifications /notes: stamped WISED
• To prevent double -fronted lots, provide a minimum 5-foot wide landscape buffer along
the frontage of N. Summertree Way.
• Prnvir�n �r ,.� _----- _ _
• Landscaping standards for all buffers shall comply with UDC 11t-3B-7.
6e subdivision.
• Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department.
• A written certificate of completion shall be prepared by the landscape architectigner,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat.
Submit ten (10) revised copies of the landscape plan with the changes list
ten 0 0) days prior to the hearing before City Council. ed above no later than
1.1.9 All homes within the subdivision shall contain at least 1,400 square feet of living
of garages. area, exclusive
1.1.10 Maintenance of all common areas shall be the responsibility of the Moose Creek Subdivision
Homeowners Association.o
1.2 GENERAL REQUIREMENTS —PRELIMINARY PLAT
1.2.1 Sidewalks/walkways shall be installed within the subdivision and on Cherry Lane pursuant t
UDC 11-3A-17. o
1.2.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement.
1.2.3 The Applicant shall comply with the outdoor lighting standards shown in UDC 3A-11.
11-
1.2.4 The City of Meridian requires that pressurized irrigation systems be supplied a ear-ro
source of water. The Applicant should be required to utilize 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 signature on the
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
final plat by the City Engineer. An underground, pressurized irrigation system should be installed
M all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
1.2.5 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. Where
the Applicant has submitted a preliminary landscape plan and where staff has reviewed such plan,
the landscaping shall be consistent with the preliminary plan with modifications as proposed by
staff.
1.2.6 The Applicant shall submit a fencing plan with the final plat application for the subdivision. If
Permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC l l -3A-7.
1.2.7 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
12.8 Staff's failure to cite specific ordinance provisions or terms of the approved annexation or
preliminary plat does not relieve the Applicant of responsibility for compliance.
1.2.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC I 1-611-7.
2• PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N.
Summertree Way. The Applicant shall install mains to and through this development; 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.
22 Minimum cover over sewer mains is three feet, if cover from top three feet than alternate materi of pipe to sub -grade is less than
als shall be used in conformance of City of Meridian Public Works
Departments Standard Specifications. The Applicant's engineer shall coordinate with the Public
Works Department an acceptable design of the sewer system that allows for the required
minimum cover of the pipe.
2.3 Prior to signature on the final plat the Applicant shall vacate the drain field easement dedicated
the Hearthstone Plat on this property. on
2.4 The out parcel in the northeast corner of this development has a drain field on this
Preliminary plat shows services being stubbed to the out parcel but makes no mention of who will
pay for the assessments and the actual physical connection. The Applicant shalle
pay the sewer and water assessments, and pay for the actual physical
connection of the out parcel to the City services
2.5 Water service to this site is being proposed via extension of mains in N. Summe
Applicant shall be responsible to install water mains to and through this development,rtreWay. The
main size and routing with Public Works.coordinate
2.6 The preliminary plat shows an access to the southern property through what is labeled as
drive. However the way it is drawn on the plat it looks like dedicated right a private
Plat to show the private drive as either a common lot or an easement. -of--way. Revise the
2.7 Prior to signature on the final plat the Applicant shall submit documentation that the riv
easement through Lot 2 Block I is vacated. p ate drive
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
2.8 The Applicant has not indicated who will own and operate the pressure irrigation system in this
Proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project. If it is to
be owned and maintained by an Irrigation District then a letter of plan approval shall be submitted
prior to scheduling of a pre -construction meeting.
2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). 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
signature on the final plat by the City Engineer.
2.10 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.11 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The Applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.12 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non -
domestic purposes such as landscape irrigation.
2.13 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non -approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.14 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.15 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.16 All development improvements, including but not limited to sewer, fen
certificates of occupancy. cing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
2.17 Applicant shall be required to pay Public Works development plan review, and construction
2.18
inspection fees, as determined during the plan review process, prior to signature on the final plat.
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.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permittin
may be required by the Environmental Protection Agency. g that
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permittin
that may be required by the Army Corps of Engineers. g
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DULY 20, 2006
2.22
2.23
2.24
are located on or near sidewalk the Applicant shall comply with all American with Disabilities
Act requirements for unobstructed sidewalk access.
Compaction test results shall be submitted to the Meridian Building Department for all buildin
pads receiving engineered backfill, where footing would sit atop fill material. g
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.
One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two -hundred and fifty watt hi
be required on subdivision entrances and collector pressure
roadways. streethghts, on 30' pole shall
approved by the Public Works Department.y Design of the streetlights shall be
file with Public Works Prior to activation. ,vl streetl is shalorative lights l be installeire a d tlagthe agreement on
expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400'
bdrvider's
distance in between locations. Final design locations and quantity are determined designs are completed by Idaho Power Company rmined after power
from the Public Works Department, and permit from Building street
ldini light contractor shall obtain approval
installations. g Department prior to commencing
I FIRE DEPARTMENT
3.1 One and two family dwellings will
require afire -flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire D airmen
water quality by the Meridian Water Department for bacteria testing. t and
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10,.
f. Fire hydrants shall be place 18" above finish grade.
g• F1Te hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to exig
st'
buildings within 1,000 feet of the project.
m
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shal
to have an approved turn around. phasing of the project may r 1 be required
around on streets greater than 150' in length with no outlet. The Fire Department must b
temporary approved turn
afforded continued use of the turnaround currently provided at 1490 Junes Creek Lane e
3.5 All entrance and internal roads, and turnarounds shall have a turning radius of 28'
outside radius. inside and 48'
3.6 For all Fire Lanes, provide si
gnage "No Parking Fire Lane."
3.7 Operational fire hydrants, temporary
weather surface are required before combustible construction is brought on ite, anent street signs a d access roads with an all
3.8 The Applicant shall work with PlanningDe a
plan for the roe P rhnent staff to provide an address identification
property rty currently located at 1490 Jones Creek Lane.
3.9 Where a portion of the facility or building hereafter constructed or moved into
or within the
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on -site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance feet (183 in). with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
4. SANITARY SERVICE COMPANY
4.1 Parking should be restricted indefnutely along Moose Creek Place and temporarily on Jones
Creek Street until the remaining street section is completed.
5. ADA COUNTY HIGHWAY DISTRICT CONDITIONS RACFTt ON ORIC'INAi [,A� OUT CONniTinwrc
LE T
Site Specific Conditions ofApproval
5.1 Dedicate 10-feet of additional right-of-way on North Summertree Way to total 25-feet from
center or 50-feet for the entire local roadway and construct a 5-foot attached concrete sidewalk on
Summertree Way along the entire sites frontage to complete the 36-foot street section within 50-
feet of right-of-way complete with curb, gutter and sidewalk.
5.2 For Moose Creek Drive where it abuts the south property line, dedicate 40-feet of right-of-way
and construct curb, gutter and 5-foot attached concrete sidewalk on the north side of Moose Creek
Drive and provide the minimum 24-feet of pavement at the southeast property line. Construct on
the south side of Moose Creek Drive a 3-foot gravel shoulder and borrow ditch.
5.3 Construct Moose Creek Drive as it transitions northward, away from the south property line, as a
29-foot street section within 42-feet of right-of-way complete with curb, gutter and 5-foot
attached concrete sidewalk with parking restricted on one side of the roadway.
5.4 Construct a stub street to the south and to the west, Moose Creek Drive, located approximately
125-feet north of the southwest property line (measured centerline to property line). This stub
street shall align and provide access to the west and the south of this site. A sign
installed at the eastern origin of Moose Creek Drive stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
5.5 Construct the knuckle in Moose Creek Drive with a 48-foot turning radius to allow for traffic to
reverse.
5.6 Cherry Lane is classified as an arterial roadway: all access points to Cherry Lane will be closed
except the access specifically approved with this prohibited and should be noted on the application: direct lot access to Cherry Lane is
final plat.
5.7 Comply with all Standard Conditions of Approval.
Standard Conditions ofApproval
5.1.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
Exhibit B
CITY OF MERIDIAN PLANNING D PE ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
v
5.1.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way. Y
5.1.3 All utility relocation costs associated with
borne by the developer. improving street frontages abutting the site shall be
5.1.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction Of the proposed development.
number) for details. Contact Construction Services at 387-6280 (with file
5.1.5 Comply with the District's Tree Planter Width Interim Policy.
5.1.6 Utility street cuts in pavement less than five years old are not allowed unless approved in witting
by the District. Contact the District's Utility Coordinator at 387
details. -6258 (with file numbers) for
5.1.7 All design and construction shall be in accordance with the Ada Count High
Manual, ISPWC Standards and approved supplements,Yn'ay District Policy
Construction Services ures and all
proced
applicable ACHD Ordinances unless specifically waived herein
State of Idaho shall prepare and certify all improvement plans. . An engineer registered in the
5.1.8 The applicant shall submit revised plans for staff approval, prior to issuance of building ermit
(or other required permits), which incorporates any required design changes. p
5.1.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
5.1.10 Payment of applicable road impact fees is required prior to building construction in actor
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
5.1.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Tce.
applicant at no cost to ACHD shall repair existing utilities damaged by the appli an es
The
applicant shall be required to call DIGLhNE (1-800-342-1585) at least two full business da s
prior to breaking ground within ACHD right-of-way.Y
Operations 387-6190 in the event any ACM conduits pare or flledazeshall ccompro sed duriontact ACHD ng
any phase of construction. g
5.1.12 No change in the terms and conditions of this approval shall be valid uriless the are
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon Y m wasting
obtain written confirmation of any change from the Ada CountyHi p n the applicant to
5.1.13 y g sway District.
An change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all Hiles, regulations, ordinances, plans,
Other regulatory and legal restrictions in force at the time the applicant or its successors in int
advises the Highway District of its intent to change the planned use of the subjectpropertyp ' or
a waiver/variance of said requirements or other legal relief isVest
at the time the change in use is sought. g wiunless
granted pursuant to the law in effect
6- NAMPA / MERIDIAN IRPJGATION DISTRICT
6.1 Coordinate with John Anderson, Water Superintendent for NMID, concernin ins
underground, pressurized irrigation system. g tallation of the
Exhibit B
6.2
6.3
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
All storm drainage shall be retained on -site. If surface drama e
contact Donna Moore at 466-7861, as a Land Use Change Application icationmuot bt contained
for review
Prior recording of the final plat.
All laterals and wasteways must be protected.
The developer must comply with Idaho Code 31-3805.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1ULY 20, 2006
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined Preliminary
the decision -making body shall make the following fndings and final plat, or short plat,
a. The plat is in conformance with the Comprehensive Plan;
The City Council finds that the proposed application is in substantial compliance w'
adopted Comprehensive Plan. The Council supports the proposed density andproposedwith the
layout, with recommended changes
, as they th
Comprehensive Plan. Please see Comprehensive Plan comply
Policies he provisions of to
Staff Report. Section 8, of the
b. Public services are available or can be
made available and
accommodate the proposed are adequate to
P posed development;
The City Council finds that public services can be made available to accomm
o
Proposed development. date the
C. The plat is in conformance with scheduled public improvements in accord
City's capital improvement program; with the
Because the developer is installing sewer, water, and utilities for the development
own cost, the Council finds that the subdivision will not require the expenditure of ca i
improvement funds. A nt at their
p tal
d. There is public financial capability of supporting services for
development; the proposed
Staff and to Commission recommend Council relyupon co
Providers (i.e., police, Fire, ACHD p mments from the public service
il.) determine this finding. (See Exhibit B, Agency
Comments and Conditions, for more deta
e. The development will not be detrimental to the public health
and h'
, safe or
, general welfare;
Staff and the Commission are not aware of an
associated with the development of this subdivision that should be brought to
y health, safety, or environmental problems
attention. ACHD considers road safety issues in their
Is
recommend Council reference an analysis. S and
the CommiCouncssion
n
Y public testimony that may be Staff and the Coiiirrussion
whether or not the proposed subdivision may cause health, safety, or environmental Of which Staff and the Coare Presented to determine
f. The development preservesSignificantCommission
�ware mental problems
natural, scenic, or historic features.
Staff and the Commission are
Therefore, the Council finis that the proposed development will not
ware of any natural, scenic, or historic features on this site.
loss or damage of any natural, scenic, or historic feature(s)
eatur s of
result in the destruction,
Commission recommend Council reference an ��lic major importance. Staff
during the hearing to determine whether or not the proposed develotestimony pment
may be and the
damage a natural or scenic feature(s)Y presented
are unaware. of ma'or importance of which Staff and the Commissy destroyion
or
J mmission
Exhibit C