HomeMy WebLinkAboutHarpe Subdivision
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
STAFF REPORT
TO:
Hearing Date: 11/8/2006
Mayor and City Council
FROM:
Justin Lucas
Associate City Planner
Meridian Planning Department
884-5533
SUBJECT:
Harpe Subdivision
. AZ-06-04l
Annexation and Zoning of 8.95 acres from RUT (Ada County) to R-8
(Medium Density Residential) zone
City Of Meridian
City Clerk Office
. PP-06-042
Preliminary Plat of22 single-family building lots and 3 common lots on 8.95
acres in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Larry C. Harpe, has applied for Annexation and Zoning (AZ) of 8.95 acres from RUT
(Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 22 single family
residential lots and 3 common lots for Harpe Subdivision. The site is located on the south east comer of
the intersection of Locust Grove and McMillan Roads in Section 31, Township 4 North, Range 1 East,
and is currently referenced as Assessor's Parcel Numbers S053lll0l5l and R1608650l80.
2. SUMMARY RECOMMENDATION
The subject applications (AZ-06-04l and PP-06-042) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the
requested Annexation and Zoning and Preliminary Plat applications. The Meridian Planning and Zoning
Commission heard these item(s) on Au~st 31. 2006 and October 5. 2006. At the October 5th public
heMin!!: they moved to recommend approvaL
a. Summary of Commission Public Hearine:
i. In favor: Van Elg
ii. ill opposition: None
iii. Commentin!!:: None
IV. Written testimony: Oliver Palmer
v. Staffpresentinl! application: Justin Lucas
vi. Other staff commentinl! on application: Caleb Hood. Bruce Freckleton
b. Key Issues of Discussion by Commission:
i. - Overall density of the subdivision:
ii. - Future density of Lot 13. Block I (large lot the will retain an existing home)
c. Kev Commission Chanees to Staff Recommendation:
i. - Development Al!:feement limiting Lot 13. Block 1 to R-4 density for any future
subdivision
d. Outstandine Issue(s) for City Council:
i. - None
3. PROPOSED MOTIONS
Harpe Subdivision AZ-06-041, PP-06-042
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8,2006
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-041 and PP-06-042 as presented in the staffreport for the hearing date of November 8, 2006,
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 deny to the File Numbers
AZ-06-041 and PP-06-042 as presented during the hearing on November 8, 2006, for the
following reasons: (State specific reasons for denial of the annexation and/or preliminary plat
request. )
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-041 and PP-06-042 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
4715 N. Locust Grove Road
Section 31, T4N, RIE
b. Applicant / Owner:
Larry C. Harpe
1092 W. Shearwater
Eagle, ill 83616
c. Representative: Van Elg, The Land Group, me.
d. Present Zoning: RUT (Ada County)
e. Present Comprehensive Plan Designation: Low Density Residential
f. Description of Applicant's Request:
1. Date of Preliminary Plat (attached in Exhibit A): August 23, 2006
2. Date of Landscape Plan (attached in Exhibit A): July 25,2006
g. Applicant's Statement/Justification: As discussed with planning staff, this property is being
submitted without a comprehensive map amendment because with the approval of the allowed
step up in zoning from low density to medium density zoning the property will remain in
conformance with the identified comprehensive plan density. m addition, the 22 proposed lots
will be considerably larger than the lots in adjacent developments.
5. PROCESS FACTS
a. The subject application will, in fact, constitute an annexation and/or rezone 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. The subject application will, in fact, constitute a preliminary plat as determined by City
Ordinance. By reason ofthe provisions of the Meridian City Code Title 11, a public hearing is
required before the City Council on this matter.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
c. Newspaper notifications published on: August 14th, 2006, and August 28th, 2006 (Planning
Commission); October 16th, 2006 and October 30th,
2006 (City Council)
d. Radius notices mailed to properties within 300 feet on: August 4th, 2006 (Planning
Commission); October 13th, 2006 (City
Council)
e. Applicant posted notice on site by: August 21 st, 2006 (Planning Commission); October 30th,
2006 (City Council)
6. LAND USE
a. Existing Land Use(s): Rural Single Family Residential
b. Description of Character of Surrounding Area: A mix of single family residential uses and
county land. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Rural Residential, zoned RUT (Ada County).
2. East: Future School site with in Settlement Bridge Subdivision, zoned R~4.
3. South: Havasu Creek Subdivision, zoned R-4
4. West: Rural Residential, zoned RUT (Ada County).
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is a sewer main stubbed to this property from Havasu
Subdivision to the south.
Location of water: There is a water main stubbed to this property from Havasu
Subdivision to the south.
Issues or concerns: None.
2. Vegetation: N/ A
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: The Lemp canal runs under the intersection of McMillan
and Locust Grove roads adjacent to this site.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 8.95 acres
f. Subdivision Plat Information:
1. Residential Lots: 22
2. Non-residential Lots: 0
3. Total Building Lots: 22
4. Common Lots: 3
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8,2006
5. Other Lots: 0
6. Total Lots: 25
7. Open Lots: 0
8. Residential Area: 8.95 acres
9. Gross Density: 2.45 units per acre
10. Lot Sizes: Lot sizes range from approximately 7,532 square feet to 8,945 square feet
with one large lot of 89,833 square feet.
g. Landscaping:
1. Width of street buffer( s): 25 feet along Locust Grove and McMillan Roads.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.85 acres (9.9%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12.
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for single family
dwellings.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The sole
access to the development will be from an existing stub street, N. Bright Angel Ave, provided
from Havasu Creek Subdivision. Havasu Creek currently has approved direct access from
Locust Grove Road. A stub street and driveway will be provided to the large lot that contains
the existing home. This lot will abandon its access to McMillan Road. Another stub street is
provided to the property to the west that includes an emergency vehicle turnaround. m general
staff is supportive of this roadway design.
7. COMMENTS MEETING
On August 11, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: 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 thc attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities up to three
dwelling units per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes
22 residential building lots on 8.95 acres for a gross density of 2.45 dwelling units/acre.
Although this proposed density is consistent with the "Low Density Residential" designation it is
important to note that the applicant is requesting an R-8 zone which is designed to accommodate medium
density developments. This zoning would allow the large lot that contains the existing home to re-
subdivide and develop lots in the future that are only required to meet the R-8 standards. If in the future
this large lot is subdivided and developed with similar lots as proposed in the current subdivision the
gross density for the entire area could reach up to 3.7 units per acre.
Even if the scenario above played out the potential gross density is still in general compliance with the
Comprehensive Plan because of the "step up" provision. This provision described on the Comprehensive
Plan Future Land Use Map allows for the city to consider other residential densities than those shown on
the future land use map as long as the proposed density is with in one "step" (low to medium) of the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8,2006
density shown on the map. Due to this flexibility staff finds that the proposed development is in general
compliance with the Comprehensive Plan. 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 plans to provide municipal services to the lands proposed
to be annexed in the following manner:
· Sanitary sewer and water service will be extended to the project at the developer's
expense.
· 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 subject 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 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 Travel: A Recommended Approach" from the National Center for Bicycling and
Walking in all land-use decisions.
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.
Staff believes that the subject applications comply 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 connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connection to McMillan Road and Locust Grove
Road via the proposed micropaths, as well as the extension of the stub street provided from the
south which will provide for pedestrian connectivity with the Havasu Creak Subdivision.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the surrounding developments are
compatible with the proposal.
. Chapter VII, Goal N, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
The subject application includes a request for the R-8 zoning designation. The subject property is
located adjacent to lands zoned R~4. Stafffinds that the requested zoning designation is generally
consistent with the Comprehensive Plan designation for this site considering that the applicant is
requesting a step up in density.
. Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
Two stub streets will provide cross-access with the properties to the west when they develop.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC ll-2A-2 lists single-family developments as a
Permitted Use in the R-8 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
ANNEXATION AND ZONING ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan, staff believes that the requested R-8 zone is appropriate for this property.
Please see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on June 15, 2006, by
Dennis Lewis, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian.
Special Considerations:
Development Agreement: UDC 11-5B-3.D.2 and Idaho Code ~ 65-6711A provides the
City the authority to require a property owner to enter into a Development Agreement
(DA) with the City that may require some written commitment for all future uses. Staff
believes that a DA is necessary to ensure that this property is developed in a fashion that
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
is consistent with the comprehensive plan designation and does not nel!atively impact
nearby properties.
Prior to the annexation ordinance approval. a Development Al!feement (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. The DA shall
incorporate the following:
· That 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 l!eneral welfare by reason of excessive
production of traffic, noise, smoke, fumes. glare or odors.
· That all future development of the subi ect property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
· That the applicant will be responsible for all costs associated with the
sewer and water service extension.
· That any existing domestic wells and/or septic systems within this
proiect 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 irril!ation.
· That the followinl! shall be the only allowed uses on this property:
sinl!le.family detached homes and allowed accessory uses of the R-8
zone.
· That Lot 13. Block 1. shall develop in the future at a maximum of 4
dwelline units per acre.
· That prior to issuance of any buildin!!: permit, the subiect property be
subdivided in accordance with the City of Meridian Unified
Development Code.
PRELIMINARY PLAT ANALYSIS: Based on the pulil.;it:s 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 D for detailed analysis of facts and findings for a preliminary
plat.
Lot Size: Ten of the proposed lots in this subdivision exceed 8,000 square feet. The
remaining 12 lots all exceed 7,500 square feet. These lot sizes are comparable to the
neighboring subdivisions which have lots that range from 7,500 to 9,500 square feet.
Landscapinl!: The landscape plan prepared by The Land Group, on 7-25-06, is approved
with the following modifications/notes:
· Per UDC Il-3G-3B5 parkways that are used as common open space shall be
a minimum of eight feet wide from street curb to edge of sidewalk and
contain one class two tree for every 35 linear feet of parkway.
· The proposed micro pathways that connect N. Bright Angel Avenue to
McMillan Road and Locust Grove Road shall be constructed in accordance
with UDC 11-3A-8. All landscaping adjacent to the pathway shall meet the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8,2006
requirements outlined in 11-3B-12 including the requirement for one
deciduous tree per 35 linear feet of pathway.
. Per UDC 11-3G-3A, set aside at least 9.9% (0.85 acres) of the site for
useable open space, as proposed.
. Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes
mentioned above, with the [mal plat application(s).
Common Areas / Open Space: The applicant has provided 0.85 acres (9.9%) of
landscaped open space, meeting the 5% minimum required by UDC 1l.3G-3A-1. The
majority of the open space is passive in nature and provided in the form of landscaped
parkways. The applicant is also proposing some open space/common area along two
micro pathways. Maintenance of all common areas shall be the responsibility of the
Harpe Subdivision Homeowners Association.
Pressure Irri!!:ation: 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
andMCC 9-1-28.
Stub Streets: The applicant should be required to provide public stub streets to Lot 13
Block 1 of the proposed subdivision and to the Wood property to the west (Parcel
#RI608650150) as proposed.
Existing Residences/Buildings: The site currently contains multiple buildings. The
existing buildings span across proposed lot lines and do not meet setback requirements of
the requested zoning. Therefore, all existing buildings shall be removed/re-located in
accordance with the building setbacks of the R-8 zone, prior to signature of the [mal plat
by the City Engineer.
Emer~ency Vehicle Turnaround: The current design of the cul-de-sac at the north end of
N. Bright Angel Avenue does not meet Fire Department standards for an emergency
vehicle turnaround. The applicant should work with the Fire Department to ensure that
the cul-de-sac or possible alternative meets Fire Department standards.
Fencinl!: No perimeter fencing is shown on the preliminary plat or landscape plan. 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.
Harpe Subdivision AZ-06-041, PP-06-042
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way.
Fencing adjacent to all micro pathways is also required, and is shown on the landscape
plan. All fencing shall be installed in accordance with UDC ll-3A-7.
Ditches, Laterals. and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
b. Staff Recommendation: Based on the above analysis, staff finds that applications AZ-06.041 and
PP-06-042 substantially conform to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of said AZ and PP applications subject to the conditions listed in Exhibit
B. The Meridian Planninl! and Zonin!!: Commission heard these item(s) on AUl!:Ust 31. 2006 and
October 5, 2006. At the public hearinl! the Commission moved to recommend approval.
11. EXHmITS
A. Drawings
1. Preliminary Plat (Dated: August 23, 2006)
2. Landscape Plan (Dated: July 25, 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
8. Central District Health Department
C. Legal Description
D. Required Findings from Zoning Ordinance
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
A Drawings
1. Preliminary Plat (Dated: August 23, 2006)
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Exhibit A
.~ ~t!,.. 'ODe <c I.... "".L'" ~-. .. ....... ...'.......'.,.~~""""~..'.'CIC 'I-",,;;\I,~I"OO[",'
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
B. Conditions of Approval
1, PLANNING DEPARTMENT
1.1 ANNEXA nON COMMENTS
1.1.1 The annexation legal description submitted with the application (prepared on June 15,2006, by
Dennis Lewis, PLS) shows the property as contiguous to the existing corporate boundary of the
City of Meridian. Any future subdivision, uses, and construction on this property shall comply
with the City of Meridian ordinances in effect at the time of submittal.
1.1.2 Prior to the annexation ordinance approval. a Develooment Agreement mA) shall be entered into
between the City of Meridian, orooertv owner (at the time of annexation ordinance adoption), and
the develooer. The aoplicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this
process
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet 1, prepared by The Land Group, dated August 23,2006, is
approved, with the conditions listed herein. All comments and provisions of the accompanying
Annexation and Zoning application (AZ.06-041) and any future development agreement shall
also be considered conditions of the Preliminary Plat (PP-06-042).
1.2.2 The landscape plan prepared by The Land Group, Inc., on July 25, 2006, and labeled Sheet Ll.O
is approved with the following modifications/notes:
. Per UDC Il-3G-3B5 parkways that are used as common open space shall be a
minimum of eight feet wide from street curb to edge of sidewalk and contain one class
two tree for every 35 linear feet of parkway.
. The proposed micro pathways that connect N. Bright Angel Avenue to McMillan Road
and Locust Grove Road shall be constructed in accordance with UDC 11-3A-8. All
landscaping adjacent to the pathways shall meet the requirements outlined in ll-3B-12
including the requirement for one deciduous tree per 35 linear feet of pathway.
· Per UDC 11-3G-3A, set aside at least 9.9% (0..85 acres) of the site for useable open
space, as proposed.
. Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
. Provide a copy of the updated landscape plan showing the changes made to the
preliminary plat with the [mal plat application.
. A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC 11-3 B-14.
The landscape plan is not to be altered without approval of the Planning and Zoning Department.
No field changes to the landscape plan are permitted. All standards of installation shall apply as
listed in UDC 11- 3B-14. Submit a landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
1.2.3 Provide public stub streets to Lot 13 Block 1 of the proposed subdivision and to the Wood
property to the west (Parcel #R1608650150) as proposed.
1.2.4 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
1.2.5 The current design of the cul-de-sac at the north end ofN. Bright Angel Avenue does not meet
Fire Department standards for an emergency vehicle turnaround. The applicant shall work with
the Fire Department to ensure that the cul-de-sac or possible alternative meets Fire Department
standards.
1.2.6 ACHD is requiring that an access easement be placed across all of Lot 2, Block 2 for the required
temporary emergency vehicle turnaround. Prior to signature of the fmal plat the applicant shall
work with staff to determine the most effective way to address this easement and ensure that Lot
2, Block 2 remains a non build lot until the stub street is extended. This lot shall be maintained
weed free until the easement is removed and the lot is developed.
1.2.7 Maintenance of all common areas shall be the responsibility of the Harpe Subdivision
Homeowners Association.
1.2.8 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. 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 construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A-17.
1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-ll.
1.3.3 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.
1.3.4 A detailed landscape plan, in compliance with the landscape and subdivision onlinancl;;, 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.
1.3.5 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 11- 3A-7.
1.3.6 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.
1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains installed in
Havasu Creek Subdivision to the south. 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. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in Havasu Creek Subdivision
to the south. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.4 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).
2.5 The applicant has not indicated the pressure irrigation system in this proposed development is to
be maintained as a private system, therefore plans and specifications will be reviewed by the
Public Works Department as part of the construction plan review. A "draft copy" ofthe
operations and maintenance manual will be required prior to plan approval with the "fmal draft"
being required prior to final plat signature on the last phase of this project.
2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC Il-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.
2.7 All existing houses that are to remain on site shall be required to connect to City services. The
applicant shall be responsible for the payment of assessments prior to signature on the final plat
and the actual physical connection to the services prior to issuance of Certificates of occupancy.
2.8 Prior to signature on the final plat the applicant shall vacate the easements that were dedicated
along the interior lot lines of the original Crestwood Subdivision.
2.9 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the fmal plat by the City Engineer.
2.10 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.
2.11 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of-way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
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 subdivided shall be covered. 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 improyements, including but not limited to sewer, fencing, lnicro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.17 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.18 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 Permitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.22 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.23 The engineer shall be required to certify that the street centerlim: elevaliuns 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 I-foot above.
2.24 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. FlREDEPARTMENT
3.1 One and two family dwellings will require a fire-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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
3.2 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.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' 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.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around. (The proposed cul-de-
sac at the north end ofN. Bright Angel Avenue does not meet the turnaround requirements.)
3.5 All entrance and internal roads, alleys, and cul-de-sacs shall have a turning radius of 28' inside
and 48' outside radius.
3.6 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.
3.7 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.
3.8 The proposed 22-10t subdivision with an estimated 2.9 residents per household would have a total
estimated population of 64 residents at build out.
3.9 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.
3.1 0 Where a portion of the facility or building hereafter constructed or moved into or within the
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 with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall
be 600 feet (183 m).
4, POLICE DEPARTMENT
4.1 All interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.2 The micro paths shall be adequately lit to afford greater visibility of the site as policed from the
public street.
4.3 The shrubbery along the micro-pathways shall not exceed two feet in height at maturity.
4.4 The southern terminus of the proposed micro-pathway connecting to McMillan road shall tie
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
directly into the sidewalk along North Bright Angel Avenue.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-1O) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-l 0) will be followed.
6. SANITARY SERVICE COMPANY
6.1 SSC has no comments related to this application.
7, ADA COUNTY HIGHWAY DISTRICT (DRAFT COMMENTS RECEIVED ON 8/21/06)
7.1. SITE SPECIFIC REQUIREMENTS
7.1.1 Construct the internal streets as 33-foot street sections with rolled curb, gutter, and 8-foot planter
strips within 50-feet of right-of-way; and 5-foot detached concrete sidewalks within an easement;
and obtain fire department approval for the reduced street sections.
7.1.2 Construct the stub street to the west approximately 160-feet north of the south property line as the
internal street section. This street should be signed as follows: "THIS STREET WILL BE
EXTENDED IN THE FUTURE."
7.1.3 Construct the second proposed stub street to Lot 13 of Block 1, located 165-feet south of the
north property line as the internal street section, with a fully improved turnaround at the terminus
(utilizing a minimum turning radius of 45-feet). Where the right-of-way ends at the property line,
the applicant should install signage stating: "THIS STREET WILL BE EXTENDED IN THE
FUTURE."
7.1.4 Obtain fire department approval for the use of the temporary emergency turnaround on Lot 2 of
Block 2, and provide the easement across the entire lot prior to signing the final plat.
7.1.5 Construct a 5-foot concrete sidewalk located no closer than 2-feet off of the right-of-way line
(back of walk to ROW) for McMillan Road. If the sidewalk is located outside of the right-of-way,
the applicant should provide a sidewalk easement. Any existing driveway access to McMillan
Road should be closed to match improvements; thereby restricting all of the site's access to the
internal streets.
7.1.6 Dedicate 45-feet of right-of-way from the centerline of McMillan Road from the west property
line to 335-feet east of the west property line by means of a warranty deed. The frontage on
McMillan Road from 335-feet east of the west property line to 435-feet east of the west property
line should taper to 59-feet from centerline; continued to the intersection with Locust Grove.
Note: The original proposed right-of-way for McMillan Road is accurate with the exception of
the location of the taper. The taper length is accurate, however it should begin 100-feet from the
intersection rather than the proposed 80-feet. This will shift the starting point and ending point of
the taper 20-feet to the west, as noted in the diagram below.
7.1.7 Construct a 5-foot concrete sidewalk located no closer than 2-feet off of the right-of-way line
(back of walk to ROW) for Locust Grove Road. If the sidewalk is located outside of the right-of-
way, the applicant should provide a sidewalk easement. Any existing driveway access to Locust
Grove Road should be closed to match improvements; thereby restricting all of the site's access
to the internal streets.
7.1.8 Dedicate 35-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by
means of a warranty deed, and dedicate the northeast property comer (chamfer the radius) to
facilitate the construction of improvements for the planned signalized intersection (see attached
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
diagram). The exact design of the comer should be determined by the District Development
Review.
7.1.9 No direct lot access may be taken from either Locust Grove Road or McMillan Road.
7.1.10 Comply with all Standard Conditions of Approval.
7.2
7.2.1
7.2.2
7.2.3
7.2.4
7.2.5
7.2.6
7.2.7
7.2.8
7.2.9
7.2.10
7.2.11
7.2.12
7.2.13
Exhibit B
GENERAL REQUIREMENTS
Any existing irrigation facilities shall be relocated outside ofthe right-of-way.
Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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.
Comply with the District's Tree Planter Width mterim Policy.
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.
All 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.
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.
Construction, use and property development shall be in conformance with all applicable
requirements ofthe Ada County Highway District prior to District approval for occupancy.
Payment of appIif,;ablt: wad impact fees is required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Pee Ordinance.
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.
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 confmnation of any change from the Ada County Highway District.
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 of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMEBR 8, 2006
at the time the change in use is sought.
8. SETTLERS' IRRIGATION DISTRICT
8.1 All irrigation / drainage facilities along with their easements must be protected and continue to
function. The facility is the Parkins Nourse Lateral. Contact SID for additional irrigation
requirements.
8.2 A Land Use Change Application must be on file prior to any approvals.
8.3 A license agreement MUST be signed and recorded prior to construction of any S.LD. facilities.
8.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District.
8.5 All storm drainage must be retained on-site.
8.6 A pressure irrigation system must be provided to service all lots with irrigation water.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Legal Description
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BY_ -. I Co. I!_-
June 14,2006
Project No. 06018
Annexation Legal Description
J ~'lrry C. Harpe
8.95 Acres
;,ERIDIAN PUBLIC
WORKS OEPT.
ANNEXATION LEGAL
{\ tract of land simared in the Northeosl One Quaner of the Northeast One Quartet of S"nion 31,
Township 4 North, Range I East, Boise Meridian, City of Meridian, Ada County, Idaho, described as
follows:
Commencing at a found brass cap monumenting thc Northeast Comer of said Section 31 being the
POINT OF BEClNNIl\'G.
Thence fnIJowil1p; thl! ea.t"rly line of sectiOI1 31 South 00033'04" West a dis..oee of 660.00
feet to point;
Thcnee Nonh 89<46'38" Wen a distance of 250.00 feet to a found 'I. illch steel pin;
Thence )Jorth 89"58'24" West a disranee of 340.37 feet to a pain(; .
Thence North 00033'04" East a di~tance of 661. 18 feet to a poillt 00 (he northerly line of
said Section 31;
Thence following the northerly linc of section '\1 South 89"46'35" East a distance of
590.36 feet to the POINT OF BEGINNING.
Th~. above-described legal contains 8.95 acres, lIlore Or less, subject to an existing casement, and
rights-of-way. , q '- JO
Prepared By: I,j.
THE LAND GROUP, INC.
462 E. Shore Drive, Suite 100
Eagle, Idaho 83616
208-939-4041
208-939-4445 (FAX)
,
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
SrruA lED IN THE NORlHEAST 1/4 OF THE NORTHEAST 1/4
OF SECl10N 31 TOWNSHIP 4 NOFmi, RANGE 1 EAST.
8.M., CITY OF MERIDIAN. ADA COUNTY, IDAHO
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IONGINE~RiSURVEYOR
PROJI::CT INFORMATION
SCAlE;l.~l00'
06/W06
PROJECT_NO,05021
EXHIBIT"H"
ANNEXATION PROPERTY
HARPE SUBolVlSION
1
Exhibit C
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 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;
The applicant is proposing to zone all of the subject property to R-8. Commission 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
this Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Commission finds that single-family residential uses are allowed within the requested
zoning district of R-8 as a Principally Permitted Use. The accompanying plat
demonstrates the land will be developed with varying lot sizes and other dimensional
requirements which conform to the proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and Council rely
on any oral or written testimony that may be provided when determining this fmding.
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,
Commission fmds that the proposed zoning amendment will not result in any adverse
impact upon delivery of services by any political subdivision providing services to this
site, as conditioned in the staff report.
5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
Commission finds that all essential services 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; and this is a logical expansion of the City limits. m accordance
with the findings listed above, Commission fmds that Annexation and Zoning of this
property to R-8 would be in the best interest ofthe City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Commission finds that the proposed application is in substantial compliance with the
adopted Comprehensive Plan. Commission supports the proposed density and proposed
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
plat layout, with recommended changes, as they comply 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;
Commission fmds that public services can be made available to accommodate the
proposed development. (See Finding Items 3 and 4 above under Annexation Findings for
more details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, staff fmds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Commission is not aware of any health, safety, or environmental problems associated
with the development of this subdivision that should be brought to the Council or
Commission's attention. ACHD considers road safety issues in their analysis. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed subdivision may cause health,
safety or environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Commission is unaware of any natural, scenic, or historic features on this site. Therefore,
staff 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. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staffis unaware.
Exhibit D