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CC - Commission Recommendations and Staff Report 6-9 Page 1 HEARING DATE: June 9, 2020 TO: Mayor & City Council 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. STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 II. SUMMARY OF REPORT A. Project Summary B. Community Metrics 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 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 Page 3 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 • % 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 Page 4 • 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. Page 5 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 6 Idaho Falls, ID 83402 IV. NOTICING Planning & Zoning Posting Date City Council Posting Date Newspaper Notification 4/17/2020 05/19/2020 Radius notification mailed to properties within 300 feet 4/14/2020 5/22/2020 Public hearing notice sign posted on site 4/7/2020 5/28/2020 Nextdoor posting 4/14/2020 5/19/2020 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 Page 7 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 Page 8 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. Page 9 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. B. The Meridian Planning & Zoning Commission heard this item on May 7, 2020. At the public hearing, the Commission moved to recommend approval of the subject PP request. 1. Summary of Commission public hearing: a. In favor: Geoffery Wardle b. In opposition: None c. Commenting: None d. Written testimony: None e. Staff presenting application: Bill Parsons f. Other Staff commenting on application: None 2. Key issue(s) of public testimony: a. None 3. Key issue(s) of discussion by Commission: a. b. c. d. e. Height of the proposed structures Pedestrian connection from the adjacent residential development Timing for the Victory Road access Parking ratio for the proposed development Timing for the installation of the 25-foot wide landsape buffer along Victory Road. 4. Commission change(s) to Staff recommendation: a. None 5. Outstanding issue(s) for City Council: a. None Page 10 VII. EXHIBITS A. Preliminary Plat (dated: 11/20/19) & Phasing Plan Page 11 B. Landscape Plan (date: 11/26/201905/12/2020) Page 12 Page 13 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. Page 14 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 Page 15 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. Page 16 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 Page 17 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) The Commission 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; The Commission 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; The Commission 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; The Commission 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 The Commission 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. The Commission is unaware of any significant natural, scenic or historic features that need to be preserved with this development.