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Knighthill Center Sub AZ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LA WAND DECISION & ORDER ,j /" , ' " .' ('-'../F if.' "~ì""" ..-l-i --:-"1/'" ,--/ } -C'; / {,oj /(fl :. '0 \'" .,- In the Matter of Annexation and Zoning (AZ) from RUT to C-G and Preliminary Plat (PP) approval of 4 commercial building lots and 1 common/other lot on 10.01 acres for Knighthill Center Subdivision, by Sea 2 Sea, LLC. RECEIVED Case No(s): AZ-06-006 and PP-06-005 For the City Council Hearing Date of: May 9, 2006 MAY j 8 2006 A. Findings of Fact City of Meridian City Clerk Office 1. Hearing Facts (see attached Staff Report for the hearing date of May 9, 2006 incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of May 9, 2006 incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 9, 2006 incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of May 9, 2006 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). AZ-O6-006 I PP-O6-005 - 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 Legal Description, Preliminary Plat, and the Conditions of Approval all in the attached Staff Report for the hearing date of May 9, 2006 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: I. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat dated January 5, 2006 is hereby conditionally approved; 2. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of May 9, 2006 incorporated by reference. D. Notice of Applicable Time Limits (as applicable) I. 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 ifthe 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). AZ-O6-006 I PP-O6-005 - 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. Notice of Final Action and Right to Regulatory Takings Analysis E. 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 flIed. 2. Please take notice that this is a final action of the governing body ofthe 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 May 9, 2006 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O6-006 I PP-O6-005 - PAGE 3 of 4 By action of the City Council at its regular meeting held on the ,2006. 23 r:!!: day of COUNCIL MEMBER JOE BORTON VOTED ~ VOTED~ COUNCIL MEMBER SHAUN WARDLE COUNCIL MEMBER CHARLIE ROUNTREE VOTED 1J1J~ COUNCIL MEMBER KEITH BIRD VOTED~ MA YO R TAMMY de WEERD (TIE BREAKER) VOTED - ...., Attest: Attorney. BY~~ '-O_U . Clerk Dated: S~ 30 -01 () - CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-O6-006 I PP-O6-005 - PAGE 4 of 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 STAFF REPORT City Council Hearing Hearing Date: 5/9/2006 ,., 11 ,.. /r~.'Ì.'~':";""'\'~"": L:-'1¡{t?7i.ihTJl . . " TO: FROM: SUBJECT: Mayor and City Council Josh Wilson, Associate City Planner Knighthill Center Subdivision " . ... . AZ-06-006 Annexation and Zoning of 10.01 acres from RUT to C-G zone . PP-06-005 Preliminary Plat of 4 commercial building lots and 1 common lot on 10.01 acres in a proposed C-G zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Sea 2 Sea, LLC, has applied for Annexation and Zoning (AZ) of 10.01 acres from RUT (Ada County) to C-G (General Retail and Service Commercial) and Preliminary Plat approval of 4 commercial building lots and 1 common lot on 10.01 acres. The applicant has submitted a conceptual site plan which shows retail, restaurant and financial institution uses on the property. The site is located on the southwest comer ofN. Linder Road and Chinden Road (SH 20/26). 2. SUMMARY RECOMMENDATION: The Meridian Planning and Zoning Commission heard the item on March 2 and April 6, 2006. At the public hearing they moved to recommend approval. a. Summary of Public Hearing: I. In favor: Shawn Nickel II. In opposition: None. 111. Commenting: None. IV. Staff presenting application: Josh Wilson. v. Other staff commenting on application: None. b. Key Issues of Discussion by Commission: i. Appearance ofthe rear of the proposed buildings from W. Everest Lane ii. Access to W. Everest Lane, which is a private street c. Key Commission Changes to Staff Recommendation: i. Add a Condition which states: "The applicant shall modify the plat to include a cross access/parking easement for all lots within the subdivision." II. Add a restriction to the Development Agreement which states: "The applicant shall provide sign age which indicates that there is an exit towards W. Everest Lane. " lll. Add a restriction to the Development Agreement which states: "The applicant shall provide evidence of a recorded cross access easement with the development to the west for access to W. Everest Lane, which is a private street." d. Outstanding Issue(s) for City Council: 1. None. 3. PROPOSED MOTIONS Approval After considering all staff, applicant and public testimony, I move to approve File Numbers AZ- Knighthill Center Subdivision AZ-O6-006, PP-O6-005 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 06.006 and PP-06-005 as presented in the staffreport for the hearing date of May 9,2006, with the following modifications to the proposed development agreement: (add any proposed modifications. ) Denial After considering all staff, applicant and public testimony, I move to deny File Numbers AZ.06- 006 and PP.06-005 as presented in the staff report for the hearing date of May 9, 2006, for the following reasons: (you should state specific reasons for denial of the annexation request.) Continuance After considering all staff, applicant and public testimony, I move to continue File Numbers AZ-O6-006 and PP-06-005 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Southwest comer ofN. Linder Road and Chinden Road (SH 20/26) NE ~, NE ~, Section 26, T4N Rl W b. Owners: Foothill Knights, LLC 757 W. Bankside Drive Eagle, Idaho 83616 c. Applicant: Sea 2 Sea, LLC 757 W. Bankside Drive Eagle, Idaho 83616 d. Representative: Shawn Nickel, SLN Planning, Inc. e. Present Zoning: RUT f. Present Comprehensive Plan Designation: Low Density Residential g. Description of Applicant's Request: 1. Date of Preliminary Plat (attached as Exhibit AI): January 5, 2006 2. Date of Landscape Plan (attached as Exhibit A2): January 4,2006 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions ofUDC 11-5B-3, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions ofUDC 11-6B-2, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: April 17 and May 1,2006 d. Radius notices mailed to properties within 300 feet on: April 14, 2006 Knighthill Center Subdivision AZ-06-006, PP-O6-005 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 e. Applicant posted notice on site by: May 1, 2006 6. LAND USE a. Existing Land Use(s): Vacant land b. Description of Character of Surrounding Area: The property sits on the southwest corner of Linder Road and Chinden Road, which are both major roadways in the area and carry large amounts of vehicular traffic. To the south and west is Lochsa Palls Subdivision, which contains over 800 single family homes and vacant commercial lots along Chinden Road. c. Adjacent Land Use and Zoning 1. North: Chinden Road and vacant land, zoned RUT (Ada County). 2. East: Vacant land, zoned ROT (Ada County). 3. South: Lochsa Palls Subdivision, zoned R-4. 4. West: Lochsa Falls Subdivision, zoned R-4. d. History of Previous Actions: None. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: There is currently sewer in W. Everest Lane and N. Gertie Place. Location of water: There are water stubs in W. Everest Land and N. Gertie Place. Issues or concerns: Water main sizing. 2. Vegetation: None. 3. Flood plain: NA 4. Canals/Ditches Irrigation: No major facilities. 5. Hazards: None known. 6. Proposed Zoning: C-G 7. Size of Property: 10.01 acres f. Subdivision Plat Infonnation 1. Residential Lots: 0 2. Non-residential Lots: 4 3. Total Building Lots: 4 4. Common Lots: 1 5. Other Lots: N/A 6. Total Lots: 5 7. Open Lots: 1 g. Landscaping 1. Width of street buffer(s): 35 feet on Linder Road and Chinden Road. Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 2. Width ofbuffer(s) between land uses: 25 feet 3. Percentage of site as open space: 1.01 acres/lO% 4. Other landscaping standards: h. Proposed and Required Non-Residential Setbacks: per the C~G zone C-G Standard Side 0 feet 0 feet Front Rear 0 feet 65 feet Max. Building Height Min. Lot Size None Min. Street Frontage None i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access to the development will be from N. Linder Road to the east and from W. Everest Lane to the west. A private commercial drive aisle will provide traffic circulation through the site. A connection will also be made to the stub (N Gertie Place) provided from the south by Lochsa Falls Subdivision. The subject property does have frontage along Chin den Boulevard (State Highway 20-26) but is not proposing direct access to that facility. 7. COMMENTS MEETING On February 10, 2005 Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Parks 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. Medium density residential areas are anticipated to contain between three and eight dwellings per acre (see Page 95 of the Comprehensive Plan.) NOTE: The designation of the subject site on the Comprehensive Plan Future Land Use Map is proposed to be amended to "Mixed Use Community" with the current North Meridian Area Comprehensive Plan Amendment (NMA CPA). The NMA CPA is scheduled to be on the March 7, 2006 City Council agenda. If approved by the City Council, as recommended by the Commission, this application would comply with the new map designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below poJicy): . 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 plans to provide municipal services to the lands proposed to be annexed in thefallowing manner: . Sanitary sewer and water service will be extended to the project at the developer's expense. Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 . The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department, The su~ject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). 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 su~ject 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 su~ject 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 6 - Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The submitted preliminary plat proposes to connect to the public stub street from Lochsa Falls Subdivision to the south and the private stub street from Lochsa Falls Subdivision to the west. . Chapter VII, Goal IV, Objective D, Action 2 ~ Restrict curb cuts and access points on collectors and arterial streets. The applicant has proposed one curb cut on N Linder Road, which was approved by A CHD and is supported by staff . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) The proposed use does contribute to the variety of commercial uses in this area, as envisioned with the Comprehensive Plan Amendment. . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2) The Idaho Transportation Department (ITD) has previously submitted letters to the City stating that their policy for access to a Type IV Principal Arterial will be at intersections only, and spaced at one- half mile intervals in urban areas. ITD allows approaches (other than intersections) in special cases and on a temporary basis. Staff finds that the proposal of no access point to Chinden Boulevard (SH 20-26) meets the location requirements of lTD. Further, stajJfinds that Ten Mile Road will serve as the access point to Chinden Boulevard for all the properties in this section. ¡TD has conditioned the subdivisionjòr additional rights of way along Chinden Boulevard, a redesign of the proposal dated July 05, 2005 has been submitted which shows the right-ofway line at 90 feet to center linefor approximately the.first 500 feet east of the centerline ofTen Mile Road. Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 The applicant is requesting to retain Lot 30, Block 1 of the design dated January 19, 2006. This lot should be noted on the plat that it is for future right of way reservation for when lTD roadway improvements occur. The width ofright of way reservations shall be as set forth by the lTD, UDC j j-3H-3c.2 Staff believes that the proposed zoning for this property is appropriate. 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 zoning and development request is appropriate for this property. 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: ODC ll-2B-2 lists retail, restaurants, and financial institutions as a Permitted Uses in the C-G zone. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXA nON ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed single family development. Please see Exhibit 0 for detailed analysis of facts and findings. The annexation legal description submitted with the application (prepared on December 22, 2005 by Jeffery McAllister, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the Citv Attornev. Bill Narv. at 888-4433 to initiate this process within 18 months ofCitv Council approval of the annexation request. The DA shall incorporate the following: . All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . The applicant will be responsible for all costs associated with the sewer and water service extension. . Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. . Prior to issuance of any building permit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. . A 25-[00t wide commercial drive aisle, sewer, and water shall be stubbed to the property located at 6175 N. Linder Road. Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 . Development of the property shall comply substantially with the conceptual site plan shown on the preliminary plat dated January 5, 2006. . The applicant shall provide si2na2e which indicates that there is an exit towards W. Everest Lane. . The applicant shall provide evidence of a recorded cross access easement with the development to the west for access to W. Everest Lane. which is a private street. PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed commercial development. Please see Exhibit 0 for detailed analysis of facts and findings. 1. Right of way along Chinden: The submitted preliminary plat dated January 5, 2006 shows a 100-foot from centerline right-of-way on Chinden Road, which is consistent with the Idaho Transportation Department's requirements along Chinden Road. 2. Conifers in Street Buffer along Linder and Chinden: The submitted landscape plan shows coniferous trees located in the street buffer adjacent to Linder Road and Chinden Road. Per DDC 11-3B-5C conifers are prohibited in street buffers, unless planted in the middle of a buffer which is 20 feet wider, or wider. Please modify the landscape plan prior to submittal of final plat to show conifers placed ONLY in the middle of the required street buffer. 3. Parking Lot Landscaping: Landscape plans shall be submitted with the Certificate of Zoning Compliance applications for the development which comply with City Code. Specifically, the submitted conceptual site plan does not provide landscape islands and associated vegetation as required by DDC 11-3B-8C2. 4. Design Review: Per DDC 11-3A-19, the structures within the development shall be subject to administrative design review and a Design Review application shall submitted concurrently with the application for Certificate of Zoning Compliance. 5. Stub Streets: Staff is supportive of the connections to the two stub streets [rom the south and west from Lochsa Falls Subdivision. The preliminary plat should be revised to show a stubbed commercial drive aisle and cross access easement to the north property line of the property located to the south of the entrance off ofN. Linder Road, known as 6175 N. Linder Road. 6. 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 DOC 11-3A-15 and MCC 9-1-28. 7. Common Areas: Maintenance of all common areas shall be the responsibility of the Knighthill Center Business Owners' Association. Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 8. Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. 11. EXHIBITS A. Drawings 1. Preliminary Plat (dated: January 4,2006) 2. Landscape Plan (dated: January 5, 2006) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Legal Description D. Required Findings from Zoning Ordinance Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 A. Drawings 1. Preliminary Plat (dated: January 4,2006) ,---,----" ! -, " "> L;'",' "," ~:':;/" "'Y' -, -, . """--, -- -. - - , " - - , - ,- , - -, '.":', ,.:!,-' , -,UI,,_L', " ':' ~i: :1"1 ~1 ' ,,~ II ~' ii_- ',,' ii, "..' '--cr_, '0-" - ,-,"'C' ,c-. --"-' , - ,:'Z:""::,~:-- :' '- "; -- ":"",,,. """",- :',,-,--,-"----;-T,"'-,-,- ,I 1.10;,."", "-",\,ï""'-------------- 'i 11'- , i --"-'-- , , l, '" I, , I 1,.[ , I , .. , " , " , - , ' " " J ,,',', "cc ,'- ," ~~ 0; i, : ; ',.. ' ,. , v' " "..,- - ',' '0:- - ' 1'-, -. ',' ,C : :'," ':'" _,0 '- I I .; .. ,. 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':'-\;:f~;~t;U:i~~~~]~'" t: I, i '-"':"."'", -- "'---'r~,:::s:;'T""":~:::C:'-< ",'I, , "---:'~~:~::':':":-:~:--..,,.., ",i-ï -::'~:~:c~,=,o::~~--::-~=>~~,:-c-, _;dJi:' " .."'.. -': .."- I r i\ [II:: 1:11\ U ~ " ---:iry-----'I:'~-;'I' L:, ' ,-~c'~::~~r- .~-----~~~:v c~rr;cr(;¡LI'r~'~~::r--""'-C-I- ~.::I 'l' "¡Xi' ¡'r(Q':)rRELI~.1:\!.;RYr"L^TLANDSCi\PEPL¡1,;'J:!, :~~..L---;:_~_:_~--,".:,-,",,-:"- ,r'I_~I::ìuO'i.I_:'.:""',- J Exhibit A ':"::¡ '!"~:: e- ,'" e- i'fiT~ 't:',~'~fl~ il,~,;;; ~ ~ :11" cr I ,i' i'l , l, ,"" ;,+, " ? ':;, r~' ;î[ , " ,'I' Ii -I ,I I; ;,:~ 1:&! CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 1.2 1.2.1 1.2.2 1.2.3 1.2.4 Exhibit B ANNEXA nON COMMENTS Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate this process within 18 months of City Council approval of the annexation request. The DA shall incorporate the following: . All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . The applicant will be responsible for all costs associated with the sewer and water service extension. . Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. . Prior to issuance of any building permit, the subject property be subdivided in accordance with the City of Meridian Unified Development Code. . A 25.foot wide commercial drive aisle, sewer, and water shall be stubbed to the property located at 6175 N. Linder Road. . Development of the property shall comply substantially with the conceptual site plan shown on the preliminary plat dated January 5, 2006. . The applicant shall provide signage which indicates that there is an exit towards W. Everest Lane. . The applicant shall provide evidence of a recorded cross access easement with the development to the west for access to W. Everest Lane. which is a private street. . That the applicant has offered. and shall provide. sidewalk alone the landscape buffer areas on the south side of the development and UP to Everest Lane. SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT The preliminary plat prepared by Toothman-Orton Engineering, dated January 4, 2006, is approved, with the conditions listed herein. All comments/conditions of the accompanying Annexation/Zoning (AZ-06-006) shall also be considered conditions of the Preliminary Plat (PP- 06-005). Maintenance of all common areas shall be the responsibility of the Knighthill Center Subdivision Business Owner's Association. The applicant shall modify the plat to include a cross access/parking easement for all lots within the subdivision. The preliminary plat shall be modified to reflect the conditions contained in this report and 10 copies shall be submitted no later than 10 days prior to the City Council hearing on the applications. 1.2.5 1.2.6 1.2.7 1.2.8 1.2.9 1.2_10 1.2.11 1.2.12 1.3 1.3.1 1.3.2 1.3.3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9,2006 The landscape plan shall be modified to reflect the conditions contained in this report and the revised preliminary plat and shall be submitted with the final plat application. Modify the landscape plan prior to submittal of final plat to show conifers placed ONL Y in the middle of the required street buffer along Chinden Road and Linder Road. Landscape plans shall be submitted with the Certificate of Zoning Compliance applications for the development which comply with City Code. Specifically, the submitted conceptual site plan does not provide landscape islands and associated vegetation as required by UDC 11-3B-8C2. Per UDC lJ-3A-19, the structures within the development shall be subject to administrative design review and a Design Review application shall submitted concurrently with the application for Certificate of Zoning Compliance. The preliminary plat shall be revised to provide a stubbed 25-foot wide commercial drive aisle and cross access easement to the north property line of the property known as 6175 N. Linder Road. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11- 3A -18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3B. If the stonnwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. 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. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. GENERAL REQUIREMENTS-PRELIMINARY PLAT Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to ODC 11-3A-17. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). 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 ll-3A-15 and MCC 9-1-28. 1.3.4 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. The applicant shaH submit a detailed fencing plan with the final plat application for the subdivision. If pennanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pem1it. All fences Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9,2006 1.3.5 should taper down to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in accordance with UDC 11~3A-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. 1.3.6 All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11- 3A-6, unless otherwise approved by Nampa Meridian Irrigation District. 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. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. 1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B- 7. 2. PUBLIC WORKS DEPARTMENT 2.1 2.2 2.3 2.4 2.5 2.6 Exhibit B Sanitary sewer service to this development is being proposed via extension of mains in N.Gertie Place and W. Everest Lane. The applicant shall install all mains necessary to provide service; applicant shall coordinate main size and routing with the Public Works Department, and execute standard fOlms 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 with the City of Meridian Public Works Departments Standard Specifications. Water service to this site is being proposed via extension of mains in W. Everest Lane and N. Gertie Place. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works, and execute standard forms of easements for any mains that are required to provide service. The preliminary plat indicates all new water mains will be eight-inch. The applicant shall be required to install a twelve-inch main from the twelve-inch main in W. Everett to Linder Road, with a connection to the twelve inch main located to the south of this project in Linder Road. The shall be in lieu of running water main in the arterial frontages. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). A pressurized irrigation system is required for all subdivisions per UDC 11-3A -15. 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 ofthis project. If it is to be owned and maintained by an Irrigation District then evidence of a license agreement shall be submitted prior to scheduling of a pre-construction meeting. 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 2.7 2.8 2.9 2.]0 2.] ] 2.]2 2.13 2.14 2.15 2.16 2.17 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 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. 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. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall 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. Iflateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Stonn water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Stonn Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved and the Final Plat for this subdivision shall be recorded, prior to applying for building pennits. 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. All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02-374. 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. Applicant shall be responsible for application and compliance with and NPDES Pennitting that may be required by the Environmental Protection Agency. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 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. 3, FIRE DEPARTMENT Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 2. Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 12" 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 comers 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. Fire 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 existing buildings within 1,000 feet of the project. 3. All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 4. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide. 5. Provide a 20- foot wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section D1O3.6 Signs. 6. For all Fire Lanes, provide signage "No Parking Fire Lane", 7. Insure that all yet undeveloped parcels are maintained free of combustible vegetation, 8. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 9. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 10. Building setbacks shall be per the International Building Code for one and two story construction, 11. The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking, Streets with less than 33' shall have parking only on one side. These measurements shall be based on the face of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 12. Commercial and office occupancies will require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 13. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and eftìcient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 14. Maintain a separation of 5' from the building to the dumpster enclosure. 15. Provide a Knox box entry system for the complex prior to occupancy. 16. The first digit of the Apartment/Office Suite shall correspond to the floor level. 17. The applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s). Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 18. All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 19. Provide exterior egress lighting as required by the International Building & Fire Codes. 20. There shall be a fire hydrant within 100' of all Fire Department connections. 4. POLICE DEPARTMENT 1. The Police Department would like the proposed financial institution relocated from the northeast corner of the site to the southeast comer of the site for better police visibility and approach. 5. PARKS DEPARTMENT 1. The Parks Department has no concerns with the site design as submitted with the application. 6. SANITARY SERVICE COMPANY 1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. 7, ADA COUNTY HIGHWAY DISTRICT Site S{Jecdic Conditions of AplJYoval 1. Dedicate a total of 48-feet of right-of-way from the centerline of Linder Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required pennits) , whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. 2. Construct a 5-foot detached concrete sidewalk abutting the site on Linder Road. The sidewalk shall be located a minimum of 41-feet from the centerline of the roadway. The applicant should work with ACHD and the landowner of the out-parcel that fronts on Linder Road to extend a continuous sidewalk to the intersection of Linder Road and Chinden Boulevard, 3. Construct a northbound left-turn lane on Linder Road at the site access intersection. 4. Construct a curb return full access driveway on Linder Road located at the south property line (approximately 600- feet south of Chinden Boulevard), as proposed. construct a separate left and right turn lane for the eastbound (exiting) approach. 5. Comply with the requirements of the Idaho Transportation Department for right-of-way, access, and improvements to Chinden Boulevard (US 20/26). 6. Connect to Gertie Place, a public stub street at the south property line, as proposed. 7. Connect to Everest Street, a private street at the west property line, as proposed. 8. Provide a cross-access easement to the 0.6-acre out-parcel to the south, as proposed. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9,2006 9. Other than the access specifically approved with this application, direct lot access is prohibited to Linder Road and shall be noted on the final plat. 10. Comply with all Standard Conditions of Approval. Standard Conditions ofArJ/Jroval I. Any existing inigation facilities shall be relocated outside of the right~of~way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Interim Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7. A II design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in confonnance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No change in the terms and conditions of this approval shall be valid unless they are in writing 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 the applicant to obtain written confinnation of any change from the Ada County Highway District. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 13. Any 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 rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use ofthe subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit ß CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9,2006 C. Legal Description TOOTH:\tA"-OIrrON L\GI."iEEJ{II'\G COI\U'^¡\;Y «("';:;IITI~'(; E,':'::,'¡,.;f.F,E" , SI",;,':F'""',,, ",H> f'f-,,'.N~;L:K-, ':'" : {:'-' '.~-,": f,:,,:;' "\ ,'",'[ I ;', '-- - I ~ ',' I 1- -. i ", ",I"l,: . ' -..:'~ ,', '- , 1,1', :::,;, :,:' i .. 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B.I LCT TO: ,,\11 C:CI\'<.:n:..<ms, Righ¡,,- Eig:::s-uf- \I/a\- Ea.,;(;Ilit'nt3 of R"Ci::i',: arid :Ul\ c-I:',',I:,,:-']',,:',',',;, ~:'f' (~~) """,,-V,,'jl,-,,';S',","-¡',',:r..\,>,',':<:, i:,':'!"', . I: ¡", I , "Lj-~:' , ;,1,\1]; Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 " !'r- '\1 C,i) _\!":;':i~ ':, ¡'.' Õ '" ,--", -~ , ;1: ';; t:; .-.- '--: '::', , 5:: ' :f ','; 'Z, -' ,,:~! 6 , -',' .'~ ',:;' ".- ?¡ ";' ',"!: ~ ,['1 ,~; ,::i:'1 ~ '" :,' I gj - :.~::~: ~ -- ': Exhibit C ¡-' e, ç ;,0 (,1 ,0 00 " "~I ;- 0 ^ "'-I :' [}1 ,oj lD '" ,',; ;, "! ;~ - '/,: J -, ,e:: i: ,c. ", c: ," (: c' C '..,' ""':oJ :: ':'.;".i ,-: ), :' --< 6i ,~ r , >'1, ',-, ¿ CJ I '121 c'[' , ~ .' ," "', - ;, ,'"I , >:~; I,'~ ~i 1"':lc" 'I i '-' -" - " -- <')1 0 ""., '_'I '.. " . " :~ i': '-0 -- ,"', -, n,- ---- ',' "',',' ,e,"'" /~ //:';\~-- ~);;>, , ,".) <" ^, . 0 .\ I,<~/c, '"/ ,. '-/<;'\" ,:;., '~- \ i !'Õ: v,j :~ r "";::"'~-"'~' .-,,'. , -- " ,- "'>-. 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I êi J¡ __'_~h~ H ,,' (~ ~~ 0 2: :0"'" :~'o 'q 01 (.n a ên Ie::¡ , 'IT' ":0 I..~ Z () .:c,'.u ,';'Y,'" »-- . ,;....... ,':,"':;:"'^'~ - ".,,'" ;'.5 :: ~ II! ......... ;;; ; I~ ~ :t..:::j I:': E; ~ "- ~'~ þ ~ c ~ t:ð ',:!j n ',o':::tJ - I"" D N;'; ~ ,~~ C.ClJ Ij ~ I ¡'"" z '" t'< ,', --1--1-" -r^ ,::-' ~ ~ ~~ ~ ~::"'J Is ~ ~~ @ 'i: II I'", D =0 ~~: ~, .þ. .-:', ~ .~ ~ I~ "" ," ¡. i: Z r>l I:" ,~ ......... .þ. 0 " -I I r>l I.~; coo' --, z 0 ;u ---! .;:t: ~ z C) fTl I: I'j I", I::: ~ fTl -~ I~ ,~ CD :;¡:: !:-- '-'" I) .. I:: -' " -, CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 D. Required Findings from Zoning Ordinance 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The applicant is proposing to zone all of the subject property to C-G. City Council finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; City Council finds that retail, restaurant, and financial institution uses are allowed within the requested zoning district of C-G as a Principally Pem1Îtted Use. The accompanying plat demonstrates the land will be developed with lot sizes and other dimensional requirements that confonn to the proposed zoning designation. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; City Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, City Council finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation is in the best of interest of the City (UDC 11-5B-3.E). City Council finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant is proposing to develop the land in general compliance with the City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance with the findings listed above, City Council finds that Annexation and Zoning of this property to C-G would be in the best interest of the City. 2. Preliminary Plat Findings: Exhibit D In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; City Council finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. City Council generally supports the proposed plat layout as CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 9, 2006 Exhibit D it complies with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; 3. City Council finds that public services are available to accommodate the proposed development. (See finding Items 3 and 4 above under Annexation Findings for more details. ) The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; 4, Because the developer is installing sewer, water, and utilities for the development at their cost, City Council finds that the subdivision will not require the expenditure of capital improvement funds. There is public financial capability of supporting services for the proposed development; 5. See finding "Items 3 and 4 above under Annexation Findings above, and the Agency Comments and Conditions in Exhibit B for more detail. The development will not be detrimental to the public health, safety or general welfare; and 6. City Council is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. The development preserves significant natural, scenic or historic features. City Council is unaware of any natural, scenic or historic features on this site. Therefore, City Council finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance.