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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 STAFF REPORT ,RECEIVED JAN 1 2 2007 Hearing Date: 1/18/2007 Continued From: 12/21/2006, 11/2/2006 City Of Meridian , City Clerk O~tI ~::;"1i!!.- Planning & Zoning Commission ~61 ,atun. \ I,~ II).\HO TO: FROM: Amanda Hess, Associate City Planner SUBJECT: Harcourt Subdivision . AZ-06-046 Annexation and Zoning of 23.05 acres from RUT (Ada County) to R-4 (Medium Low-Density Residential) zone . PP-06-048 Preliminary Plat of 60 single-family building lots and 5 common lots on 22.37 acres in a proposed R-4 zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Great Sky, Inc., has applied for Annexation and Zoning (AZ) of 23.05 acres from RUT (Ada County) to R-4 (Medium Low-Density Residential) and Preliminary Plat approval of 60 single family residential lots and 5 common lots for Harcourt Subdivision. The subject applications were scheduled to be heard before the Planning and Zoning Commission on November 2,.2006. Prior to said meeting, the Applicant and Planning Staff were notified that ACHD requested relocation of S. Zephyr Avenue, Harcourt's access to Victory Road, to align with S. Bay Star Drive, Sutherland Farms' access to Victory Road to the north. This ultimately prompted a substantial redesign of the preliminary plat. The new plan also proposes one less building lot. The subject property is located on the south side of Victory Road, approximately 1/6 mile east of Eagle Road in Section 28, Township 3 North, Range 1 East, B.M. The site has been previously platted and is currently identified as Lots 1, 2, 4, and 6 of Golden Eagle Estates Subdivision. The subject property is within the City's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION The subject applications (AZ-06-046 and PP~06-048) 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. Staff is recommendin2 approval of the proposed Harcourt Subdivision subiect to the R-4 standards and the conditions listed in Exhibit B ofthe Staff Report. 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and Public testimony, I move to recommend approval to the City Council of File Numbers AZ-06-046 and PP-06-048 as presented in the staff report for the hearing date of January 18, 2007, with the following modifications to the conditions of approval: (Add any proposed modifications. ) Denial Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 After considering all Staff, Applicant, and Public testimony, I move to recommend denial to the City Council of File Numbers AZ-06-046 and PP-06-048 as presented during the hearing on January 18, 2007, 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 Pile Numbers AZ-06- 046 and PP-06-048 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: 3465 & 3595 E. Victory Road, and 3432 & 3467 E. Falcon Drive Meridian, ill 83642 Section 28, T3N, R1E b. Owner / Applicant: Great Sky, Inc. 3895 Girdner Lane Meridian, ill 83642 c. Representative: Daren Fluke, J-U-B Engineers 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 (See Exhibit A): REVISED January 5, 2007 2. Date of Landscape Plan (See Exhibit A): REVISED January 4,2007 g. Applicant's Statement/Justification: This is a viable, attractive project which complies with the spirit and intent of Meridian's Comprehensive Plan and Zoning Ordinance. The gross density of the proposed development is 2.68 dwelling units per acre. Lot sizes range from approximately 9,000 square feet to 22,250 square feet. All lots meet or exceed the R-4 district standards and no variances are requested nor required. The subdivision will provide 1.42 acres, or 6.4% open space, including 8' parkways throughout the entire proj ect. 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 of the provisions of the Meridian City Code Title 11, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: October 16,2006; October 30,2006 Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 d. Radius notices mailed to properties within 300 feet on: October 6, 2006 e. Applicant posted notice on site by: October 30, 2006 6. LAND USE a. Existing Land U se( s): Four existing homes and vacant land. b. Description of Character of Surrounding Area: A mix of single family residential and vacant agricultural land, some of which has recently been proposed for residential development. c. Adjacent Land Use and Zoning: 1. North: Sutherland Farms No.1 Subdivision, zoned R-4; Residential, zoned RUT (Ada County) 2. East: Rural residential, zoned RUT (Ada County) 3. South: Kingsbridge No.1 Subdivision, zoned R-2; Rural residential, zoned RUT (Ada County) 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 currently sewer in Victory Road. Location of water: There is currently water in Victory, and Eagle Road. Issues or concerns: 1.) Water redundancy. 2.) ACHD stormwater facilities located within buildable lots. 2. Vegetation: Existing trees will be retained or relocated on site. 3. Floodplain: N/ A 4. Canals/Ditches/Irrigation: McDonald Lateral 5. Hazards: N/A 6. Proposed Zoning: R-4 7. Size of Property: 23.05 acres f. Subdivision Plat Information: 1. Residential Lots: 60 2. Non-residential Lots: 0 3. Total Building Lots: 60 4. Common Lots: 5 5. Total Lots: 65 6. Open Lots: 0 7. Residential Area: 22.37 acres 8. Gross Density: ~2.68 units per acre (3.75 net density) Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 9. Lot Sizes: Lot sizes range from approximately 9,000 to 22,250 square feet. The average lot size is approximately 12,000 square feet. g. Landscaping: 1. Width of street buffer(s): As per the Future Land Use Map, Victory Road is designated an arterial road. The UDC (Table 11-2A-5) requires a 25~foot wide street buffer adjacent to arterials. The landscape plan (Sheet Ll.O) proposes a 25- foot wide buffer along Victory Road. 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: 1.42 acres (6.4%) 4. Other landscaping standards: Landscaping within parkways should comply with UDC 11- 3B-7C. To qualify as open space, parkways shall be a minimum of eight feet (8') in width, measured from back-of-curb to edge-of-sidewalk and shall contain trees (UDC 11-3G-3B-5). h. Proposed and Required Non-Residential Setbacks: As per the R-4 zone for detached single family dwellings. 1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The primary access to the development will be from Victory Road. The access is located approximately 1150 feet east of the Eagle Road / Victory Road intersection. The second access to the development will be via Falcon Drive, a public street constructed with Golden Eagle Estates Subdivision. Falcon Drive is currently constructed as a 24-foot wide cul-de-sac with/without sidewalks, curb and gutter. Three stub connections to the east will be constructed to provide connectivity to the County parcels upon their redevelopment. ACHD is supportive of the proposal as long as all Site Specific and General Requirements are met. (See Exhibit B-7) 7. COMMENTS MEETING On October 13, 2006, and January 12, 2007, Planning Staff held agency comments meetings. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and the Meridian Public Works Department. Staff has attached all comments and recommended actions as Conditions of Approval in the 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 60 residential building lots on 22.3 7 acres for an approximate gross density of 2.68 dwelling units/acre. The gross density is within the range outlined in the Comprehensive Plan. The following Comprehensive Plan policies apply to this application with Staff s analysis in italics: . 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 se11!ices to the subject property. The City of Meridian plans to provide municipal se11!ices to the lands proposed to be annexed in the following manner: . Sanitary sewer and water se11!ice 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). Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 . The roadways adjacent to the su~ject lands are currently owned and maintained by the Ada County Highway District (ACHD). This sendee 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. Stqff believes that the suqject 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 connections to future adjacent subdivisions via public streets and stub connections, as well as the proposed micropathway. . Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from incompatible land use development on adjacent parcels. Staff believes that this project does propose residential uses that are generally compatible with the existing uses in the area. . Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories (low-, medium-, and high-density single family, multi-family, townhouses, duplexes, apartments, 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-4 zone. The subject property is located adjacent to city parcels zoned R-4 and county residential lands. Stqfffinds that the requested zoning designation is consistent with the Comprehensive Plan designation for this site. . Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow (Chapter VI, Goal II, Objective A, Action 6) Three stub streets have been proposed to connect with the currently undeveloped properties to the east, of which Staffis supportive. 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: UDC 11-2A-2lists single-family dwellings as a Permitted Use in the RA zone. Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 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 ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Unified Development Code, Staff believes that this is a suitable location for the proposed single-family development. Please see Exhibit D for detailed analysis of the required facts and [mdings for annexation. The annexation legal description submitted with the application, prepared by Ronald M. Hodge, PLS, on August 15, 2006, shows the property as contiguous to the existing corporate boundary of the City of Meridian. All future uses on this property should 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, and should be constructed in accordance with City of Meridian ordinances in effect at the time of development. Special Considerations: Development Agreement: UDC 11.5B-3D2 and Idaho Code S 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. As there are no issues regarding annexation of the subject property which necessitate a Development Agreement, Staff believes that a DA is not required in this instance. All applicable conditions regarding the development of this property are contained in the preliminary plat approval. PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Unified Development Code, Staff believes that this is a suitable location for the proposed single-family subdivision. Please see Exhibit D for detailed analysis of facts and findings for a preliminary plat. 1. Access: The Applicant has proposed a public street from Victory Road as the primary access to the subject development. The development will have secondary access via E. Falcon Drive, currently improved as a cul-de-sac with 24 feet of pavement and no curb, gutter, or sidewalk. ACHD is not requiring that E. Falcon Drive, in entirety, be improved as a 36-foot street section with rolled cub, gutter, and 5-foot sidewalk; just that portion which lies within the subdivision boundaries. Additionally, three public street stubs are proposed to adjacent county parcels; two to the unplatted parcel to the east and one to Lot 7 of Golden Eagle Estates at the southeast. 2. Internal Streets: Internal streets sections are proposed to be at least 36-feet wide with 8-foot wide parkways and 4-foot detached sidewalks. The proposed design of the cul-de-sacs must meet the Fire Department's requirements for access. The Fire Department requires all cul-de-sacs to have a turning radius of 28' inside and 48' outside radius. Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 3. Landscaping: The Applicant has provided 1.42 acres (6.4%) of landscaped open space, meeting the 5% minimum required by UDC 11-3G-3A-1. The majority of open space is provided in the form of parkways throughout the entire development. Staff is generally supportive of the proposed landscape plan prepared by South Landscape Architecture, labeled Sheets Ll.O, L1.1, and Ll.2, and dated 1/4/2007. The plan shall demonstrate compliance with the following standards. Landscaping within parkways should comply with UDC 11-3B-7C. To qualify as open space, parkways shall be a minimum of eight feet (8') in width, measured from back-of-curb to edge-of- sidewalk and shall contain trees (UDC 11-3G.3B-5). The micropathway does not currently comply with UDC standards. Per UDC 11-3A-8, all micropaths shall be a minimum of 5 feet wide with 5 feet of landscaping on either side of said path. All landscaping adjacent to Victory Road should conform to the requirements ofUDC 11-3B-7. All common areas approved as open space shall be vegetated and usable by residents. Maintenance of all common areas shall be the responsibility of the Harcourt Homeowners Association. 4. Micropaths: One micropath connection is proposed to Lot 3 of Golden Eagle Estates Subdivision at the northwest comer of the subject property. This will provide future pedestrian cross-access between the subject development and said parcel when it redevelops in the future. All micropaths shall be constructed in accordance with UDC 11-3A-8. Landscaping adjacent to all micropaths should comply with UDC 11-3B. Maintenance of all micropathways shall be the responsibility of the Harcourt Homeowner's Association. The Police Department has concerns related to visibility of the micropathway from West Cullen Drive and requests the Applicant provide sufficient lighting along the micropathway. 5. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single. point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. 6. Fencing: Perimeter fencing and fencing adjacent to common areas and the micropathway is not shown on the submitted landscape plan or preliminary plat. Staff recommends that the applicant, at the public hearing, provide testimony as to whether fencing will be constructed around the perimeter and they type of fencing to be installed adjacent to the common areas and micropathway. The Applicant should submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All perimeter fencing must be completed prior to issuance of building permits. Fencing should taper down to a 3 foot maximum within 20 feet of all rights-of-way. Fencing adjacent to the common areas and the micropathway is also required. Said fencing can be up to six Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 feet in height, if open vision. If closed vision is used, it cannot exceed four feet in height. All fencing shall be installed in accordance with UDC 11-3A-7. 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. 8. Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of those removed. Required landscaping trees will not be considered as replacement trees for those that are removed. The applicant should coordinate a mitigation plan with Elroy Huff at the Meridian Parks Department. 9. Existing Structures: The site currently contains multiple buildings. All existing structures that are to remain shall comply with the dimensional standards (setbacks, house size, etc.) of the R-4 zone. Prior to signature of the final plat, all structures that do not meet the dimensional standards should be removed. b. Staff Recommendation: Based on the above analysis, Staff finds that applications AZ-06-046 and PP- 06-048 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. 11. EXHmITS A. Drawings 1. Vicinity Map 1. REVISED Preliminary Plat (Dated January 5, 2007) 2. REVISED Landscape Plan (Dated January 4, 2007) - NOT APPROVED B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Nampa & Meridian Irrigation District 7. Ada County Highway District C. Legal Description and Annexation Map D. Required Findings from Unified Development Code A. Drawings 1. Vicinity Map Harcourt Subdivision AZ-06-046, PP-06-048 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007 N r., 8/1412008 . . ... ;rNIII 8llImI\lo-ot-079-1IR~\Q~'t~...~1'Y Exhibit A CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007 2. Preliminary Plat (Dated January 5,2007) Exhibit A ~~~<) i lit ...... ~'if '.. i "t t · .!~ ij;, '>, ; ;~.f ~';r';;;; .} '.Ii,,;;; CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007 2. REVISED Landscape Plan (Dated January 4, 2006) - NOT APPROVED '"I''' ~"". ,r' ))~.):):;)i:)~~:j~>' , ," , .. ' ,:,"i!\ . ", '",III!I;,. . '., ' 'g' ., " ", '> " :/ J... ;1 :1" ',' :~fI:fi': '-, " j, ,I" , " " ~ ' ,!, I' . .....1.1, . ~ " , , :: ~'< ' I \',"i,\ \'" I I J fll o.() Exhibit A CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007 ~"'., ~, ._"."~,,, I . . I . ,Ii ~' -rl-- I I I I ;~ ,. ".'+...~," 1"'1" " ,i ,,' f " ,'r '. , ' ,~ "" , '." " " " I' " ' " "" i t-JI' 'I' " , 'i~ ?tld f ". '" Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007 -' -''''''''r ",. z ~ I I - -~,,,.'t+~__ ,'\''',,),' , i II. ~, ,. "' ....i i;". '.. ' , <,^ .';: '~*!I,III , ,\\"i' \ .'.; .:;~f~/;!i":J,tl.~, ( ._"'"'T'-""""'" '-~'if--- '.. . Exhibit A I I :I~ I,. 1,,1 , j fl -l CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 ANNEXATION COMMENTS 1.1.1 The annexation legal description submitted with the application (dated August 15, 2006, and prepared by Ronald M. Hodge, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. 1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of Meridian ordinances in effect at the time of permit submittal. 1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT 1.2.1 The preliminary plat labeled as Sheet PP-l, prepared by J-U-B Engineers, and revised on January 5, 2007, is approved, with the conditions listed herein. Any future development agreement shall also be considered conditions ofthe Preliminary Plat (PP-06-048). 1.2.2 Dedicate and construct all public internal roadways to meet ACHD's road design standards. 1.2.3 Provide street connections to Assessor's Parcel Numbers S1l28212635 and R3193250030 to the east, as depicted on the preliminary plat. 1.2.4 All blocks divided by streets shall be referred to by different block numbers. Assign new lot and block numbers to Lots 16-19, Block 1, and Lots 1-3, Block 2. 1.2.5 Lots 13 and 14, Block 3, imperceptibly front two public streets. The Applicant shall be required to adjust the shared lot line accordingly to eliminate said double-frontage. 1.2.6 All internal roads and cul-de-sacs shall meet the Meridian Fire Department's requirement of 28' inside / 48'outside turning radius and be constructed in accordance with ACHD's requirements. No parking signs shall be installed around the cul-de-sacs. Modify all applicable roads / cul-de- sacs to reflect this requirement, if necessary. 1.2.7 Graphically depict the proposed center island on S. Zephyr Avenue on the face of the plat. The island shall be located within a separate common lot and described with a lot and block number. 1.2.8 Provide 2.07 acres (10.3% ofthe site) for landscaped open space, as proposed. 1.2.9 The landscape plan prepared by South Landscape Architecture, revised on January 4, 2007, and labeled Ll.O, Ll.l, & Ll.2, is not approved. The following revisions shall be made: . Graphically depict Lot 4, Block 4, as shown on the preliminary plat, as a common lot and landscape accordingly. . Per UDC 11 ~3G.3B5 all 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 II tree for every 35 linear feet of parkway. . The proposed micropathway on Lot 7, Block 1, shall be, at minimum, 5 feet wide and constructed in accordance with UDC 11-3A-8. All landscaping adjacent to the pathway shall meet the requirements ofUDC 11-3B-12. . Per UDC 11-3A-7A-7b, all fencing adjacent to micropathways and common areas shall be either four feet (4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify the applicable areas within the landscape plan to reflect this requirement. . Coordinate a tree mitigation plan with Elroy Huff of the Meridian Parks Department. Exhibit B A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as noted in this report, shall be submitted for the subdivision with the final plat application. Where the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. 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. 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. 1.3.8 Staff's failure to cite specific ordinance provisions or terms of the approved annexation / preliminary plat does not relieve the Applicant of responsibility for compliance. 1.3.9 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11.6B-7. 2. PUBLIC WORKS DEPARTMENT 1.2.10 1.3 1.3.1 1.3.2 1.3.3 1.3.4 1.3.5 1.3.6 1.3.7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY] 8,2007 · A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted prior to City Council signature of the Final Plat. Submit ten (10) revised copies of the landscape plan with the changes listed above no later than ten (10) days prior to the hearing before City Council. Maintenance of all common areas shall be the responsibility of the Harcourt Subdivision Homeowners Association. GENERAL REQUIREMENTS-PRELIMINARY PLAT Sidewalks/walkways shall be installed within the subdivision and on Victory Road pursuant to UDC 11-3A-17. All lot lines common to a public right-of-way shall reserve a 10' utility easement. The Applicant shall comply with the outdoor lighting standards shown in UDC 11- 3A-11. 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. 2.1 Sanitary sewer service to this development is being proposed via extension of mains in Victory Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007 Specifications. 2.2 Water service to this site is being proposed via extension of mains in Victory Road. The Applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 Due to the number of houses proposed on one water feed the applicant shall be required to connect to water mains in both Eagle and Victory Road. 2.4 Per City of Meridian "to and through" ordinance the applicant shall be required to install sewer and water lines along their frontage of Victory Road, and E. Falcon Drive. 2.5 The preliminary plat shows ACHD storm drainage facilities being routed through buildable lots. ACHD policy 8009-1-2 states that all stormwater facilities (including conveyance facilities) must be located within the right-of-way or a common lot owned and maintained by the HOA. If these facilities are to remain out of the right-of-way then the applicant shall revise the plat to include the storm pipes into 20-foot wide common lots. All remaining lots must still meet the minimum dimensional standards of the approved zone. 2.6 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 finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.7 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 14-foot wide all weather access road shall be provided to all manholes, water valves, and blow offs outside ofthe right-of-way. 2.8 The Applicant has indicated Nampa and Meridian Irrigation District will own and operate the pressure irrigation system in this proposed development. Therefore a letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. 2.9 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The Applicant should be required to use any existing surface water for the primary source. If a surface source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.10 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the final plat by the City Engineer. 2.11 The existing houses shall be required to connect to the municipal services. The Applicants shall be responsible for payment of assessments prior to signature on the plat by the City Engineer. The applicant shall be responsible for the actual physical connection prior to Certificate of Occupancies being released. 2.12 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. 2.13 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 "free and clear" easement past the sidewalk 2.14 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 DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18, 2007 2.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.16 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air-testing and video inspection, 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. 2.17 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. 2.18 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. 2.19 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. 2.20 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. 2.21 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.22 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.23 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. 2.24 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. 2.25 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. 2.26 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 ofthe 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 Warks Department, and permit from Building Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 3.2 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. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turnaround. Phasing of the project may require a temporary, approved turnaround on streets greater than 150 feet in length with no outlet. 3.4 All entrance and internal roads, and cul-de-sacs shall have a turning radius of 28' inside and 48' outside radius. 3.5 No on-street parking shall be allowed along the cul.de.sacs. Vehicles shall be parked in garages, driveways, or along public roads with the subdivision. The cul-de-sacs shall be signed as "No Parking." 3.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 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 60-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 174 residents at build out. 3.9 Building setbacks shall be per the International Building Code for one- and two-story construction. 3.10 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. 3.11 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. 4. POLICE DEPARTMENT 4.1 Interior fencing adjacent to common areas and micropathways shall allow visibility from the street and shall not exceed four feet in height is solid fencing is used. 4.2 All micropathways shall have adequate lighting to allow visibility from the street. 5. PARKS DEPARTMENT 5.1 Pathway and Trail Standards: The proposed pathways and / or trail shall be constructed in accordance with the Meridian Parks Department's requirements. 5.2 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-1O) will be followed. 5.3 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-1O) will be followed. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 6. NAMPA & MERIDIAN IRRIGATION DISTRICT 6.1 Coordinate with John Anderson, Water Superintendent for NMID, concerning installation of the underground, pressurized irrigation system. 6.2 All storm drainage shall be retained on-site. If surface drainage cannot be contained on site, contact Donna Moore at 466-7861, as a Land Use Change Application must be filed for review prior recording of the final plat. 6.3 All laterals and wasteways must be protected. 6.4 The developer must comply with Idaho Code 31-3805. 7. ADACOUNTYHIGHWAyDISTRICT 7.1 SITE SPECIFIC REQUIREMENTS 7.1.1 Construct the internal streets as 36-foot street sections with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50-feet of right-of-way, as proposed. 7.1.2 Construct a knuckle without and island at the intersection of W. Cullen Place and South Cullen Place. 7.1.3 Construct a 5.foot concrete sidewalk for the frontage on Victory Road, as well as for the frontage for the parcel to the west that will not receive sidewalk improvements with the intersection project (off-site). District Staff has determined that the noted off-site sidewalk improvements can be paid for with District Developer cooperative funds. The design of the off-site sidewalk should be coordinated with ACHD Staff (Kathy Smith, Project Manager: (208) 387-6275) to ensure that it is constructed in its ultimate location. For the site's frontage, the sidewalk should be located a minimum of28 feet from the centerline of Victory Road. 7.1.4 Dedicate 35 feet of right-of-way from the centerline of Victory 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 permits), 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 if the owner submits a letter of application to the Impact Fee Administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance No. 200), if funds are available. 7.1.5 Construct the intersection ofW. Zephyr Drive and Victory Road (entry road) approximately 250 feet west of the east property line (in alignment with Zephyr Drive to the north), with a center island. The island should be constructed with a minimum 21-foot street section on both sides, be a minimum 4 feet width, and be a minimum 100 square feet. 7.1.6 Construct all cul-de-sac turnarounds with a minimum turning radius of 45 feet. 7.1.7 Construct two stub streets to the east as the internal street section (36/50), located approximately 160 and 460 feet south of the north property line. 7.1.8 Comply with all Standard Conditions of Approval. 7.2 GENERAL REQUIREMENTS 7.2.1 Existing irrigation facilities shall be relocated outside of the right.of-way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. Exhibit B 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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 18,2007 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 Interim 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 of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee 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 confirmation 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 at the time the change in use is sought. CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006 c. Legal Description and Annexation Map PRl~ Datflt 10-0$0-319 Aupl5t15, _ PMCfl~ AHNEXATtOI'I 80lJeAAY _of Lots 1, 2. .., Md 6." ~ wtthtn Golden ~ ~ look 33, page 2017. Ada county ret'Ot$. i.Jftda portion Of Sef$iM U. TowmhIp 3 Mct'tJt. RanIe' .. .8Pfte. Meridian, Ada County. Idaho, and more ~4esa1bed 8$ fcIUoW$: \ , , .~ _ tb8~.... otsawse;tlon 2';~'" the Not1lherly boundary elf said ~ ~ at ~Ion iI.Sldh89:"3614" fast,Su.'l feet to fitMlHtOf'BEGIHINNG; ............. aintfriufns a1_ _~ SOuth 89'36'14""_.041_' ~~~ .~. ,'I" .; . ,._ the Eastetty ~ of ~id lOt 2.501.0 ..":3It.ww.. 849.61 feet to the Southeasterly __ "Lot!:' . . . '. ~ aI.lq the Sclutberty boUnlWyoflla~ Lot 2. NofQs ......WeIt. 219.98 feet; ~ (hi..... ~y~._.&.ot 4<< Golden rape... * foUowinl three QOI.ines: 1. South 41" 35'28" Wtst. 10lMJO feet: 1. South84'35'2rw.t, f$(l.GO,.; , 3. SouUlI1'5CJ'Ol" ~ 56.<47 feet to ~ f_1tead rf8ht'of-way; ~alant iaid ~..of.-..v i1fUI ~ curve toth dPt tl.77 feet. ~VinI a radiUs of 45.00 ffit. a delta or ''',Qto9'', and a lDnJ chord ~t;h." SOtith'10"5~3r -. It.1O f. to theNoi1tieest comer of lot6of GoldeAfMIe.l$tates; . ~'-the ~Of_ Lot 6 the fotlowIl1IthI'ee~: 1. SoiM Qt'11'U' West. JOB.59 ~ tcu pilMtonu.:southeny boUndary of Northloi of ~ ~ 1401 $4iietion 2'; . 2. ~ 89"3(117" wet.. 501.45 ,eet atonaRid ~~; 1. . t!Iottb tlD~.32.16" ~. 467. 1.41eet to thI!.Soutbq"....,.wayOf Falc;on Road. ~ ~ .tonasaid brut. North 00' 31'16" East, 5,1.36 "~apotnt ~ the NOrtherly "Stlt-of'wayof Fak:o,l__: . .... Mons the ~r1ltlt4~ otfJk:;otl Road the fOl\oWfnt..3~: f. Ncwth13'1.619"'~21.A5_ . . . . 2. alena. non-~,__ to tbe right .... ........41 ,radt14 of 100.00 fnt. . delta of 36"49'01~._a~1:.horCJ~ bMrl$oUcM.~"".'-' 63.16 feet; 3. .. South 69'S8'4"~ 1IJP.,OHeet; therDltons theWesta1rbounctilry~"ofLot4ofGoldfm"~ North O9'29'Q6" West, 411.65 feet to the ~ comer of SIIfd L<< 4: . . ..~ ,Jqthe hounctartt!s of lot f of Golden Eatle EstiIKe$ tbe followirla three tOUI'Ses: 1. Hc!lrth .~09'25. West; '11'1.10 feet; Z. thence North 18'1911" East. 110.01 feet; 3. thence McH1tt 00'. -. "7.00 feet: ~ Natth 00' 1)'46- !Ut. H,lJOfeet, to thdotNT OF IlEGINHlNG. Containing Q.054 acres. more or lets. END.Qf~ RiYlEW APP~t - av,,---'" j .~ - AUG. n_ ...~Mt!~c weRP""""-" ~W:. .r0.8 ~Int. ~M. ttOciIIeoP.LS. ~{!!t"".....~_-,-,,_ .. . . \~~~__,I~"'SOulI!\l~7t-~~._ Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 Exhibit C <: !f ~Q 0' it. ;,,~ I !g~ ....< ~~ S iZi s< c a: w . :!! <~en I- PP -I. en 01) llJ ;ot P a ~~ ~ D Z o::ww 4; .' · w~~ lDinio orll" o::~~ o en (f) .I: U a a::: 100 llJo-:f'! -' I 1').,.... CD liD,.... 4;U , I- 1= I- .~ Z (0,." Q:t5f'!~ :::IZI""lU"l U4;"""'" I- U"Jo :::100 - .,0 00 . <(0U"l ..."it Q: I ~101O '" :t 'J S- ON.... ..;. ~l ZlD~ ~ ~ N erGo :J u . ~~ ~ Ii ~~ ~ 915 a:~ ~ --Js:: b o ,.., II . ..- AWl """'-f1(JI$ _4I!IIt~~~___,~~...~ ~ If I ;1 I Ii I -I l!J I i I - - '"'7_ - y-- A a GWOlI J"BV3 'S CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 D. Required Findings from UDC 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: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to zone the subject property R-4 (Medium Low-Density Residential). Staff 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. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff fmds that single-family residences are allowed within the requested zoning district of R-4 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. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. However, Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. d. 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, Staff finds 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. e. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E). Staff 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 compliance with the City's Comprehensive Plan and this is a logical expansion of the City limits. Staff finds that Annexation and Zoning of this property to R-4 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: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed application is compatible with the adopted Comprehensive Plan. Staff supports the proposed density and proposed plat layout, with recommended changes, as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, ofthe Staff Report. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006 Staff finds 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.) c. 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 finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fIre, ACHD, etc.) to determine this finding. (See Exhibit B, Agency Comments and Conditions, for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Councilor 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. f. The development preserves significant natural, scenic or historic features. Staff 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 Staff is unaware. Exhibit D