PZ - Staff Report for 5-7
Page 1
HEARING
DATE:
May 7, 2020
Continued from March 19, 2020
TO: Planning & Zoning Commission
FROM: Bill Parsons, Current Planning
Supervisor
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0150
Victory Commons
LOCATION: 130 E. Victory Road and 3030 S.
Meridian Road, in the southwest ¼ of
Section 19, T.3N. R.1E.
I. PROJECT DESCRIPTION
Preliminary plat consisting of twelve (12) building lots on 16.74 acres of land in the C-G zoning
district.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 16.74
Future Land Use Designation Commercial
Existing Land Use Multi-tenant building and Commercial Nursery
Proposed Land Use(s) Mix of commercial
Current Zoning C-G
Proposed Zoning NA
Lots (# and type; bldg/common) 12 building lots
Phasing plan (# of phases) 2
Physical Features (waterways,
hazards, flood plain, hillside)
NA
Neighborhood meeting date; # of
attendees:
April 20, 2020; 7 participated via Zoom and one inquired via
email
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B. Community Metrics
History (previous approvals) AZ-03-038; PFP-03-007; H-2019-0091 and DA inst. #2019-
119405 and Three (3) CZC approvals - A-2019-0361; A-
2020-007 and A-2020-0063
Description Details Page
Ada County Highway
District
Staff report
(yes/no)
Yes
Requires ACHD
Commission
Action (yes/no)
No
Fire Service
Distance to Fire
Station
2 miles from Fire Station #6
Fire Response
Time
4 minutes under ideal conditions
Resource
Reliability
Current reliability is unknown at this time for this station as it will open in
March of this year.
Risk Identification This proposed commercial development has a risk factor of 4, in which
current resources would not be adequate to supply service to this propose
project. Risk factors include industrial buildings with unknown uses or
chemicals involved. This entails a greater risk for the occupants as well as first
responders. Fire, life safety systems and occupant training are critical for this
development. Other hazards may be found once the development is
completed.
Accessibility This project meets all required access, road widths and turnarounds. Any
building over 30’ in height will need 26’ drive aisles around it for ladder truck
access. The roadways shall be maintained 365 days a year for fire, EMS and
police responses.
Special/resource
needs
This proposed project will require an aerial device. The closest truck company
is 7 minutes travel time (under ideal conditions) to the proposed development,
and therefore the Fire Department can meet this need in the required
timeframe if a truck company is required. This fire station is approximately
2.5 miles from the project.
In the event of a hazmat event, there will need to be mutual aid required for
the development. In the event of a structure fire an additional truck company
will be required. This will require additional time delays as a second truck
company is not available in the city.
Water Supply Requires 2,000 gallons per minute for 2 hours; may be less if building is fully
sprinklered
Police Service
Distance to Police
Station
3 miles
Police Response
Time
The expected response time to this area in an emergency is about 3 1/2
minutes. The average emergency response time in the City of Meridian is just
under 4 minutes.
Calls for Service 449
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% of calls for
service split by
priority
See comments in Section VIII.D
Accessibility The Meridian Police Department has no concerns with access into the
proposed development.
Specialty/resource
needs
The Meridian Police Department already serves this geographic area and does
not require additional resources at this time.
Crimes 81
Crashes 56
Other Reports The Meridian Police Department has no outstanding issues concerning this
development application.
Wastewater
Distance to Sewer
Services
Directly adjacent
Sewer Shed Ten Mile Trunkshed
Estimated Project
Sewer ERU’s
See application information
WRRF Declining
Balance
13.83
Project Consistent
with WW Master
Plan/Facility Plan
Yes
Impacts/Concerns Additional 3,758 gpd of commercial flow and 296 gpd of infiltration flow
committed to model.
Water
Distance to Water
Services
Directly adjacent
Pressure Zone 4
Estimated Project
Water ERU’s
See application
Water Quality
Concerns
None
Project Consistent
with Water Master
Plan
Yes
Impacts/Concerns There are two existing 8-inch sanitary sewer stubs that are not being utilized
and must be abandoned at the main. One stub is located off of Meridian Rd
and the other stub is located off of Victory Rd.
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C. Project Maps
III. APPLICANT INFORMATION
A. Applicant/Representative:
BVA Development
2775 W. Navigator Dr., Suite #220
Meridian, ID 83642
B. Owner:
Kuna Victory LLC
901 Pier View Dr., Suite #210
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 5
Idaho Falls, ID 83402
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 4/17/2020
Radius notification mailed to
properties within 300 feet 4/14/2020
Public hearing notice sign posted
on site 4/7/2020
Nextdoor posting 4/14/2020
V. STAFF ANALYSIS
Comprehensive Plan (https://www.meridiancity.org/compplan):
This property is designated Commercial on the City’s Future Land Use Map (FLUM) contained in the
Comprehensive Plan. This designation provides a full range of commercial uses to serve area
residents and visitors. Desired uses may include retail, restaurants, personal and professional services,
and office uses, as well as appropriate public and quasi-public uses. Multi-family residential may be
allowed in some cases, but should be careful to promote a high quality of life through thoughtful site
design, connectivity, and amenities. As noted above, the subject property is currently zoned C-G and
the amended development agreement for this property depicts a mix of commercial uses to serve area
residents as follows: medical office, retail and flex space which is consistent with the land use
designation.
3.02.00 - Maintain, improve, and expand the City's infrastructure to meet existing and growing
demands in a timely, orderly, and logical manner. The property is currently using City services.
Public Works has no concerns with further intensification as the proposed development is
extending City infrastructure in accord with the adopted water and sewer master plan.
3.02.01G - Establish and maintain levels of service for public facilities and services, including
water, sewer, police, transportation, schools, fire, and parks. The proposed development is
already being provided City services and should not increase the impact to these facilities. The
commercial development will not impact the local schools or City parks. The transportation
agencies (ITD and ACHD) have assessed the impacts to the transportation network. ACHD is not
requiring any further improvements to the Victory Road and ITD and the City Council approved
the relocation of the Meridian Road access with the approval of the amended development
agreement. The applicant has secured the necessary permits from ITD to construct the new
access, including the construction of a deceleration lane on S. Meridian Road to mitigate traffic
concerns.
5.01.02D - Require appropriate building design, and landscaping elements to buffer, screen,
beautify, and integrate commercial, multifamily, and parking lots into existing neighborhoods.
With the approval of the amended development agreement, the Council approved a conceptual
site plan and building elevations for the development. The conceptual site design depicts
buildings along the periphery and parking internal to the development. Due to the existing
topography of the area, the commercial development is several feet lower than the adjacent
residential development and the existing 60-foot Kennedy Lateral easement provides adequate
buffering. The Council was also sensitive to the concerns of the surrounding residential
development and limited the building height to 35 feet in the amended DA. To integrate the
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commercial and adjacent residential development, the pedestrian pathway constructed with the
residential development is being extended into this development with the construction of the
Urgent Care facility in the northern portion of the development.
A. PRELIMINARY PLAT
The proposed preliminary plat consists of 12 building lots on 16.74 acres of land in the C-G
zoning district. This is a re-subdivision of Lot 2, Block 1 and Parcel A of ROS 8699 of Mussell
Corner Subdivision.
Existing Structures/Site Improvements:
The site is developed with a commercial nursery and a multi-tenant building. There
is a urgent care facility that is currently under construction along the north boundary
of the site, approved with file No. A-2019-0361. Other uses approved for the site
include a retail paint store and a multi-tenant flex building.
Dimensional Standards (UDC Table 11-2B-3):
The proposed plat and subsequent development is required to comply with the minimum
dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district. The C-G district
has no minimum lot size or street frontage requirements.
Phasing Plan:
The subdivision is proposed to develop in two (2) phases as shown on the phasing plan in Section
VII.A. Phase 1 consists of the northern half of the development and phase 2 is the southern half.
Access (UDC 11-3A-3, 11-3H-4):
The primary access to this site is proposed via S. Meridian Road, a state highway (right-in/right-
out only) and full access via E. Victory Road, an arterial street. The approved development
agreement for this property allows these accesses to remain in accord with ITD and ACHD
policies. No other access points are approved or proposed with this development.
All lots in this subdivision are subject to cross-access and parking easements per the note on the
plat (note #9) in accord with UDC 11-3A-3A.2. Further, the applicant is depicting a shared
driveway with the C-store on the south boundary of Lot 4, Block 1. There are two other parcels
the abut this site that also require cross access per the amended DA. Prior to signature on the
first phase of the plat, the applicant shall grant cross access to parcel #R5915720030,
R5915720042 and R6242270030 in accord with the amended development agreement.
Traffic: The applicant has submitted a traffic study to ACHD for review and approval. ACHD
has reviewed the traffic’s impact against current ACHD policies. ACHD staff has concluded that
the proposed development meets the current thresholds of the adjacent roadways and ACHD is
not requiring any further roadway improvements to Victory Road.
As mentioned previously, the Council and ITD approved the relocation of the S. Meridian
Road access with the approval of the amended development agreement. The applicant did
provide a traffic study to ITD to analyze the relocation of the access. ITD required the
existing access to Meridian Road close and supported the relocation of the new access
predicated on the it being restricted to a right-in/right-out only, construction of a center
median and a northbound right turn lane into the development and dedication of additional
right-of-way for future expansion. Both ACHD and City staff recommend that the applicant
comply with ITD requirements.
Pathways (UDC 11-3A-8):
The UDC requires a 10-foot multi-use pathway along the Meridian Road frontage. Currently,
there is a five foot detached sidewalk constructed along this frontage. With the closure of the
northern most access, the applicant is responsible for extending a portion of the 10-foot pathway
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in the area of the access closure and connect the new segment of 10-foot pathway to the existing
5-foot sidewalk. The City is not requiring the extension of the pathway along the entire frontage,
however, it is the desire of the City to have a 10-foot pathway installed along the entire frontage
some day. For now, the applicant shall record a pedestrian easement over the new segment of the
pathway and existing sidewalk to facilitate expansion in the future per the amended development
agreement.
Sidewalks (UDC 11-3A-17):
Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC 11-3A-
17. A 5-foot detached sidewalk exists along E. Victory Road in accord with UDC standards.
Landscaping (UDC 11-3B):
Street buffer landscaping is required to be provided as set forth in UDC Table 11-2B-3 for the C-
G zoning district in accord with the standards listed in UDC 11-3B-7C. As noted above, there is
an existing 60-foot wide Kennedy Lateral easement along the northeast boundary of the
development and significant slopes. Constructing a buffer between the commercial property and
the residential use is not feasible. The UDC allows the existing lateral to act as the adequate
buffer to the residential use provided the applicant construct a 5-foot wide landscape buffer
outside of the easement and landscape the area in accord with UDC 11-3B-9 or gain NMID
approval to construct the buffer within the easement as proposed on the submitted landscape plan.
However, on the east boundary, the property does abut a residential property, zoned R-4. With
phase 2 of the development and when development is proposed for Lot 9, Block 1, the applicant
will be responsible for constructing a 25-foot wide landscape buffer on the east boundary with
trees that touch at maturity in accord with UDC 11-3B-9C.
A 35-foot wide buffer is required S. Meridian Road, an entryway corridor, and a 25-foot wide
buffer is required along E. Victory Road, an arterial street. The buffers along S. Meridian Road
and E. Victory Road Way should be depicted on the plat on a common lot or on a
permanent dedicated buffer maintained by the business owners’ association in accord with
UDC 11-3B-7C.2b. Per the amended development agreement, the applicant is required to
construct the 25-foot landscape buffer along E. Victory Road prior to occupancy of the first
structure on the property. The applicant shall revise the submitted landscape plan to
include the 25-foot landscape buffer per the amended development agreement.
The required landscape buffers shall be measured from the ultimate right-of-way as
anticipated by the transportation agencies in accord with UDC 11-3B-7C1.c.
Waterways (UDC 11-3A-6):
The Kennedy Lateral traverse the along the northwest boundary of the development and is piped
in accord with UDC standards.
Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street
lighting is required to be installed in accord with the City’s adopted standards, specifications and
ordinances. See Section VIII.B below for Public Works comments/conditions.
Pressurized Irrigation System (UDC 11-3A-15):
An underground pressurized irrigation system is required to be provided for each lot within the
development. The delivery of surface water is provided by the Nampa Meridian Irrigation
District. The pump house is constructed on Lot 5, Block 1 of Mussell Corner Subdivision, located
in the northeast corner of the development.
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Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City’s
adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City as set forth in UDC 11-3A-18.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
Conceptual building elevations were submitted and approved with the amended development
agreement. As noted above, several buildings have been approved for construction within the
proposed development consistent with these elevations and the ASM. All future structures are
required to comply with the elevations in the amended development agreement, the design
standards listed in UDC 11-3A-19 and those in the Architectural Standards Manual.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed Preliminary Plat per the conditions included in
Section VIII in accord with the Findings in Section IX.
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VII. EXHIBITS
A. Preliminary Plat (dated: 11/20/19) & Phasing Plan
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B. Landscape Plan (date: 11/26/2019)
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
1. All development shall comply with the terms of the Development Agreement (Inst. 2019-
119405) and any future amendments to that agreement as applicable.
2. The preliminary plat included in Section VII.A, shall be revised as follows:
a. The buffer along S. Meridian Road and E. Victory Road shall be depicted on a common
lot or on a permanent dedicated buffer maintained by the business owners’ association in
accord with UDC 11-3B-7C.2b.
b. Direct lot access is prohibited to S. Meridian Road and E. Victory Road.
c. Grapically depict the Kennedy Lateral easement on the face of the plat.
d. Prior to signature on the first phase of the plat, the applicant shall provide a recorded
cross agreement or add a plat note that grants cross access to parcels #R5915720030,
R5915720042 and R6242270030 in accord with the amended development agreement.
3. The landscape plan included in Section VII.B shall be revised as follows:
a. Include Phase 2 in boundary of the landscape plan. A 25-foot wide landscape buffer
along E. Victory Road shall be constructed prior to occupancy of the first structure in
accord with the amended development agreement. The landscape buffer shall be installed
in accord with UDC 11-3B-7C.
b. Construct a 25-foot wide landscape buffer along the northeast boundary of Lots 1, 2, 5
and 8, Block 1 and the east boundary of Lot 9, Block 1 in accord with UDC 11-3A-9. The
required landscaping on these lots shall occur with lot development. If installation of the
buffer is prohibited within the Kennedy Lateral easement, the applicant shall provide a 5-
foot wide landscape buffer outside of the easement area and install the required
landscaping in accord with UDC 11-3B-9C.
c. The required landscape buffers along Meridian and Victory Roads shall be measured
from the ultimate right-of-way as anticipated by the transportation agency in accord with
UDC 11-3B-7C1.c.
d. Prior to signature on the first phase of the final plat, the applicant shall record a
pedestrian easement over the new segment of the pathway and existing sidewalk along S.
Meridian Road to facilitate expansion of the 10-foot pathway in the future per the
amended development agreement.
4. Development of subdivision shall be generally consistent with the phasing plan included in
Section VII.A.
5. If the City Engineer’s signature has not been obtained on the final plat within two (2) years of
the City Council’s approval of the subject preliminary plat, the preliminary plat shall become
null and void unless a time extension is obtained as set forth in UDC 11-6B-7.
6. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
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7. All future structures constructed within the development shall to comply with the elevations
in the amended development agreement, the design standards listed in UDC 11-3A-19 and
those in the Architectural Standards Manual.
8. Certificate of Zoning Compliance and Administrative Design Review applications are
required to be submitted to the Planning Division for approval of all future buildings on the
site prior to applying for a building permit.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the
standards can be found at http://www.meridiancity.org/public_works.aspx?id=272
1.2 There are two existing 8-inch sanitary sewer stubs that are not being utilized and must be
abandoned at the main. One stub is located off of Meridian Rd and the other stub is
located off of Victory Rd.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. 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 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and
water mains to and through this development. Applicant may be eligible for a
reimbursement agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of
public right of way (include all water services and hydrants). The easement widths shall
be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be
dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian’s standard forms. The easement shall be graphically depicted on the plat for
reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,
which must include the area of the easement (marked EXHIBIT A) and an 81/2” x 11”
map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a
note to the plat referencing this document. All easements must be submitted, reviewed,
and approved prior to development plan approval.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). The applicant should be required to 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 prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the
final plat by the City Engineer. Any structures that are allowed to remain shall be subject
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to evaluation and possible reassignment of street addressing to be in compliance with
MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,
intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall
be addressed per UDC 11-3A-6. In performing such work, the applicant shall comply
with Idaho Code 42-1207 and any other applicable law or regulation.
2.7 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian
Engineering Department at (208)898-5500 for inspections of disconnection of services.
Wells may be used for non-domestic purposes such as landscape irrigation if approved by
Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated, 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.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on
the final plat as set forth in UDC 11-5C-3B.
2.12 Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to the
issuance of a plan approval letter.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 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.
2.18 The design engineer shall be required to certify that the street centerline elevations are set
a minimum of 3-feet above the highest established peak groundwater elevation. This is
to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation
and/or drainage facility within this project that do not fall under the jurisdiction of an
irrigation district or ACHD. The design engineer shall provide certification that the
facilities have been installed in accordance with the approved design plans. This
certification will be required before a certificate of occupancy is issued for any structures
within the project.
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2.20 At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.
A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
2.23 The City of Meridian requires that the owner post to the City a warranty surety in the
amount of 20% of the total construction cost for all completed sewer, water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Applicant must file an application for
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=181965&dbid=0&repo=MeridianCity
D. POLICE DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182146&dbid=0&repo=MeridianCity
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182236&dbid=0&repo=MeridianCity
F. CENTRAL DISTRICT HEALTH
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182157&dbid=0&repo=MeridianCity
G. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182869&dbid=0&repo=MeridianCity
H. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=182144&dbid=0&repo=MeridianCity
I. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=183003&dbid=0&repo=MeridianCity
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IX. FINDINGS
Preliminary Plat (UDC 11-6B-6)
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 and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
Staff finds the proposed plat is generally in conformance with the UDC if the Applicant
complies with the conditions of approval in Section VIII.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
Staff finds public services can be made available to the subject property and will be adequate
to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
Staff finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City’s CIP.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
Staff finds the proposed development will not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.