Jocelyn Park Subdivison (H-2020-0067) Findings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EF�
AND DECISION&ORDER
In the Matter of the Request for Jocelyn Park Subdivision,Preliminary Plat approval of 67 single-
family residential lots and 7 common lots on 12.675 acres of land in the R-8 zoning district,by
Bonnie Layton.
Case No(s). H-2020-0067
For the City Council Hearing Date of: September 15, 2020 & October 20, 2020 (Findings on
November 4,2020)
A. Findings of Fact
I. Hearing Facts(see attached Staff Report for the hearing dates of September 15, 2020 &October
20,2020,incorporated by reference)
2. Process Facts(see attached Staff Report for the hearing dates of September 15,2020&October
20,2020,incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing dates of September 15,
2020&October 20, 2020, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
dates of September 15,2020 &October 20,2020,incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title I I Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I I-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Jocelyn Park Subdivision—FILE#H-2020-0067)
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing dates of September 15, 2020&October 20,2020, incorporated by reference. The
conditions are concluded to be reasonable and the applicant shall meet such requirements as a
condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § I I-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for Preliminary Plat is hereby approved per the conditions of approval
in the Staff Report for the hearing dates of September 15, 2020&October 20,2020, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC I I-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC I 1-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC I I-
6B-7C).
Notice of Conditional Use Penrnit Duration
Please take notice that the conditional use permit,when granted, shall be valid for a maximum
period of two(2)years unless otherwise approved by the City. During this time,the applicant
shall commence the use as permitted in accord with the conditions of approval, satisfy the
requirements set forth in the conditions of approval, and acquire building penrnits and
commence construction of permanent footings or structures on or in the ground. For
conditional use permits that also require platting,the final plat must be signed by the City
Engineer within this two(2)year period.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.G.1,the Director may authorize a single extension of the time to commence the
use not to exceed one(1)two(2)year period. Additional time extensions up to two (2)years as
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Jocelyn Park Subdivision—FILE#H-2020-0067) -2-
determined and approved by the City Council may be granted.With all extensions,the Director
or City Council may require the conditional use comply with the current provisions of Meridian
City Code Title 11(UDC 11-513-617).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-651 IA. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six(6)months of the city council granting the
modification.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
I. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-652 1,any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52,Title 67,Idaho Code.
F. Attached: Staff Report for the hearing dates of September 15,2020 &October 20, 2020.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Jocelyn Park Subdivision—FILE#H-2020-0067) -3-
By action of the City Council at its regular meeting held on the 4th day of November
2020.
COUNCIL PRESIDENT TREG BERNT VOTED
COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison
Attest:
Chris Johnson
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 11-4-2020
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Jocelyn Park Subdivision—FILE#H-2020-0067) -4-
Exhibit A
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 9/15/2020& 10/20/2020 Legend
DATE: FE11P,,i,,t Location
TO: Mayor&City Council
FROM: Joe Dodson,Associate Planner
208-884-5533
SUBJECT: H-2020-0067
Jocelyn Park Subdivision
LOCATION: The site is located on the south side of
W. Victory Road, approximately 1/4 mile
west of S. Meridian Road,in the NW 1/4
of the NE '/4 of Section 25,Township
3N.,Range I W.
1. PROJECT DESCRIPTION
Request for Preliminary Plat approval of 67 single-family residential lots and 7 common lots
in an existing R-8 zoning district.
11. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 12.675 (R-8 zoning district)
Future Land Use Designation Medium Density Residential
Existing Land Use(s) Vacant
Proposed Land Use(s) Detached Single-family Residential
Lots(#and type;bldg./common) 74 total lots—67 single-family residential;7 common lots.
Phasing Plan(#of phases) Proposed as one phase
Number of Residential Units(type 67 units—detached single-family homes
of units)
Density(gross&net) Gross—5.1 du/ac.;Net—9.76 du/ac.
Open Space(acres,total 3.75 acres total—2.56 acres of qualified open space
[%]/buffer/qualified) (19.8%)
Amenities 4 qualifying amenities—walking paths; shaded picnic area;
tot-lot;and additional qualified open space.
Physical Features(waterways, Ridenbaugh Canal—along northern and northeastern
hazards,flood plain,hillside) borders of property.
Existing pond in south end of site is proposed to stay.
Neighborhood meeting date;#of April 28,2020(Online Zoom Meeting due to Covid-19
attendees: Virus)—4 attendees
Page 1
Description Details Page
History(previous approvals) H-2018-0100(PP,set to expire in December of 2020);AZ-
13-014,DA Inst.#114007668.
B. Community Metrics
Description Details Page
Ada County Highway District I
• Staff report(yes/no) Draft Staff Report
• Requires ACHD Commission No
Action(yes/no)
Access(Arterial/Collectors/State Access is proposed via extending existing and proposed
Hwy/Local)(Existing and Proposed) local streets into the development from the west and
southeast.No access is proposed to W.Victory Road.
Stub Street/Interconnectivity/Cross Access into this development would be from stub streets of
Access adjacent subdivisions.The stub street in the southeast from
Meridian Heights Subdivision currently exists;the stub
street from Timberline No.2 is proposed and approved in
their final plat.
This property is proposing a stub street to the adjacent
property abutting the site in the northeast.
Existing Road Network No
Existing Arterial Sidewalks The subject property has a small area of arterial street
Buffers frontage along W.Victory Road that is between the right-
of-way and the Ridenbaugh Canal.This area is not
improved with curb,gutter,and sidewalk at this time.
Proposed Road Improvements Applicant is not proposing to improve any right-of-way
along W.Victory Road.
Distance to nearest City Park(+ 0.8 miles to Bear Creek Park(18 acres in size)
size)
Fire Service
• Distance to Fire Station 1.9 miles from Fire Station#6
• Fire Response Time This project lies within the Meridian Fire response time
goal of 5 minutes.
• Resource Reliability Fire Station#6 reliability is unknown at this time due to it
being the newest station.
• Risk Identification Risk Factor 2—residential with hazards(open waterways)
• Accessibility Proposed project meets all Fire required access,road
widths,and turnarounds.
Police Service
• Distance to Station 3 miles from Meridian Police Department
• Response Time Approximately 3 minute response time to an emergency.
• Call Data Between 3/l/2019-2/29/2020,the Meridian Police Section
Department responded to 459 calls for service within a VIII.D
mile of the proposed development.The crime count on the
calls for service was 26. See attached documents for
details.
Between 3/l/2019-2/29/2020,the Meridian Police
Department responded to 8 crashes within a mile of the
proposed development. See attached documents for
details.
• Additional Concerns None
Page 2
Description I Details Page
West Ada School District—West
Ada did not send any comments
for this project.
Wastewater
• Distance to Sewer Services N/A
• Sewer Shed South Black Cat Trunkshed
• Estimated Project Sewer See application
ERU's
• WRRF Declining Balance 13.96
• Project Consistent with WW YES
Master Plan/Facility Plan
• Impacts/Concerns Committed additional 1,530 gpd to model.
Water
• Distance to Water Services 01
• Pressure Zone 4
• Estimated Project Water See application
ERU's
• Water Quality Concerns None
• Project Consistent with Water YES
Master Plan
• Impacts/Concerns There is an existing 8-inch diameter water main on the
west side of the existing pond that is not shown on the
conceptual engineering plan;this water main is to be
abandoned. See Exhibit VILD for illustration of the extent
of this main to be abandoned.
COMPASS
Job/Housing Ratio 0.5 (range of 1-1.5 is ideal;lower number indicates an
employment need)
Nearest Services Bus Stop— 1.5 miles
Public Park—0.8 miles
Grocery Store— 1.1 miles
Additional Comments The site is not currently served by public transportation,
although ValleyConnect 2.0 proposes bus service from
downton Kuna to the Boise Research Center along Victory
Road and Stoddard Road.The closest bus stop would be
less than 1/4 mile in distance when that route is operational.
Sidewalks and bicycle lanes and safe crossing of Victory
Road are recommended.
Page 3
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IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 7/17/2020 8/28/2020
Radius notification mailed to
properties within 300 feet 7/14/2020 8/26/2020
Site Posting 7/20/2020 8/21/2020
Nextdoor posting 7/14/2020 8/28/2020
V. STAFF ANALYSIS
The subject property was annexed in 2013 as part of a larger area known as Victory South(AZ-
13-014).There is an existing Development Agreement(DA) associated with this annexation and
property but the requested application and the recorded DA do not require modification as the
proposed development is consistent with the provision contained in the agreement.In addition,
a preliminary plat was approved for this property in 2018 for the same titled plat name,Jocelyn
Park. The existing plat is set to expire in December,2020 but the current developer wishes to
obtain approval of a new plat with higher density more in line with the dimensional standards
of the existing R-8 zoning district.Please see further Staff analysis below.
A. Future Land Use Map Designation(hgps:llwww.meridiancity.otglcompplan)
Medium Density Residential—This designation allows for dwelling units at gross densities of
three to eight dwelling units per acre. Density bonuses may be considered with the provision of
additional public amenities such as a park, school, or land dedicated for public services.
The subject site is located in an area of the City where low and medium density residential
developments are existing and anticipated. The subject site is surrounded by existing City of
Meridian zoning and development exceptfor a small parcel that abuts its northeastern property
boundary. Therefore, this project is an infill development per the definitions in City code. The
proposed development has a gross density of 5.1 dulac meeting the density requirementsfor this
future land use designation. In addition, the existing R-8 zoning allowsfor detached single-family
residences with average lot sizes above 4,000 squarefeet. The proposed development meets these
requirements as welL Stafffinds the proposed use and gross density to meet the intent of the
future land use designation ofMedium Density Residential.
B. Comprehensive Plan Policies(https:llwww.meridiancio�.orglcompplan):
The applicable Comprehensive Plan policies are cited below with Staff analysis in italics.
"Avoid the concentration of any one housing type or lot size in any geographical area;provide for
diverse housing types throughout the City"(2.0 1.0 1 G). Theproposed development has existing
R-8 zoning on the subject site. A majority of the surrounding development has R-4 zoning which
requires lot sizes twice as large as the ones proposed within this development. There is a pocket
of additional R-8 zoning to the east of the subject site that the proposed density is consistent with.
Overall, adding a development of this densityflows with the existing development naturally and
adds to the availability ofsmaller lots in this area of the City.
"Require all new development to create a site design compatible with surrounding uses through
buffering, screening,transitional densities, and other best site design practices"(3.07.01A). The
proposedproject design connects the two local streets that are stubbed to this property which
adds to the overall connectivity in this immediate area. In addition, the proposed density of this
projeet matches that of adjacent subdivisions to the east and west and therefore is not in a
Page 5
geographic position to offer transitional density. This development would be screenedfrom
Victory Road, an arterial street, by way of a large open space lot in the north of the site. The
Applicant is also proposing a large open space lot in the south of the project site which also
offersfurther buffering of this development. Sidewalks are shown throughout the project with
some micro-path connections that will help connect open space in this development to that in
adjacent developments.
"Establish and maintain levels of service for public facilities and services,including water, sewer,
police,transportation, schools,fire, and parks" (3.02.01G).Allpublic utilities are availablefor
this project site due to the existing subdivisions surrounding the development. This project also
lies within the Fire Department response time goal and the Meridian Police Department has
stated this development can be serviced if approved. W. Victory Road is only a 2-lane road in this
area of the City but there is no access proposed to Victory other than through the approved
access through Timberline No. 2 to the west(this road network has not yet been constructed).
Instead, access to this development will be through two adjacent subdivisions, one to the east and
one to the west.
West Ada School District has not offered comments on this project at this time. Staff understands
that school enrollment is a major issue that is continually being monitored and worked through.
Stafffinds that the existing andplanned development of the immediate area create conditionsfor
adequate levels ofservice tofor this proposedproject.
"Preserve,protect, and provide open space for recreation, conservation,and aesthetics"
(4.05.0117). There is an existing open waterpond in the south end of the subject site; the
Applicant has proposed to keep this pond open and beautify it with landscaping and will
recirculate the water according to city code. This pond is in excess of the 25%of the common lot
and therefore cannot count towards the qualified open space. However, Stafffinds that
preserving and beautifying this pond is a great asset to this development and likely the
development directly to the east and south because this open space lot abuts open space in
adjacent subdivisions to the west and south (Timberline No. 1 and Biltmore Estates, respectively).
In addition to this pond and open space lot, the Applicant is proposing nearly twice as much
qualified open space than is required by code. Stafffinds the areas of open space in this
development will be extensively used despite not being wholly located in the center of the
development.
"Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity" (2.02.011)).Jocelyn Park is proposed with attached sidewalks
throughout the subdivision that are also interconnected via micro-paths and open space. The
non-qualifying open space lot in the south of the development with the open waterpond abuts
open space in two other adjacent subdivisions which offers connectivity between the
developments.In addition, the Applicant is using the micro-paths and sidewalks as an avenue
to promote pedestrian connectivity and link this subdivision to adjacent ones, specifically, by
placing one of the micro-paths on the west boundaly and in line with adjacent open space in
the Timberline Subdivision to the west, the interconnectivity and overallpedestrian access is
further increased
Stafffinds this development to be generally consistent and in alignment with the
Comprehensive Plan.
C. Existing Structures/Site Improvements:
The subject site is vacant at this time with no known site improvements. There is an existing open
water pond at the south end of the site that has been used for irrigation only. The applicant
Page 6
intends on preserving this pond for the benefit of the development. There are no existing
improvements along Victory Road.
The previous preliminary plat that was approved in 2018 received conditionsfrom ACHD to
construct curb, gutter, and attached sidewalk along W Victory Road. Staff has not yet received a
draft staff reportfor this application but has been notified that this condition will remain.
Therefore, Staff is recommending a condition of approval to revise the plat and landscape plan to
show these improvements along Victory Road, including 5-foot attached sidewalk.
Furthermore, the adjacent property owner to the northeast has a shed that is actually on the
subject property. The Applicant has created a specific lot(shown as Lot 1, Block 3) in the plat in
orderfor the adjacent property owner to later purchase the property and correct the boundary
dispute. Staffsupports and appreciates this consideration ftom the property owner regarding this
property boundary issue.
D. Proposed Use Analysis:
The proposed use is single-family residential; single-family detached dwellings are listed as
principally permitted uses in the R-8 zoning district per UDC Table 11-2A-2. This development
is proposed as one(1)phase with no direct accesses to W.Victory Road. The average lot size is
4,455 square feet with the largest lot being 7,238 square feet. The proposed use appears to
comply with all UDC requirements for the R-8 zoning district.
E. Dimensional Standards(LDC 11-2):
The submitted Preliminary Plat shows lots that are at least 4,000 square feet in size with street
frontages of at least 40 feet in accord with the required dimensional standards for the R-8 zoning
district. In addition, all local streets are proposed with 5-foot attached sidewalks as required by
code. Subdivision developments are also required to comply with Subdivision Design and
Improvement Standards(UDC 11-6C-3).
The proposedpreliminary plat appears to meet the UDC requirementsfor the R-8 zoning district
as well as those requirements in UDC 11-6C-3.
F. Access(UDC 11-3A-3, 11-3H-4):
Access to and for this development is proposed via extension of local stub streets. The stub street
located in the southeast comer of the site (W. Winnipeg Street) is an existing stub from Meridian
Heights Subdivision. The other proposed connection is located in the northwest comer of the site
but is not yet constructed.This stub street will be built with the second phase of the Timberline
Subdivision directly to the west of the subject site. These two local streets will supply the access
points for this development. In addition,the Applicant is proposing to stub a street to the property
located to the northeast of the site for ftiture connectivity. On this stub street,the Applicant is also
constructing a temporary hammerhead type turnaround to ensure safe fire turnaround.NOTE:In
discussion with A CHD the hammerhead type design will not meet their requirementsfor adequate
turnaround and the Applicant will have to construct a temporary turnaround that meets both
A CHD and MFD requirements.
G. Parking(UDC LI-3C):
Off-street parking is required to be provided in accord with the standards listed in_UDC Table I I-
3C-6 for single-family dwellings based on the number of bedrooms per unit. In addition,the
Applicant is proposing 33-foot street sections within 47-feet of right-of-way which would allow
on-street parking where there are no driveways. Staff finds that if the single-family lots are
developed according to UDC standards,the proposed plat offers adequate on and off-street
parking for the development.
Page 7
H. Pathways (UDC H-3A-8):
There are no multi-use pathways proposed or required with this development. There is existing
multi-use pathway on the north side of Victory Road,directly north of the subject site. However,
the Applicant is proposing micro-pathways in multiple locations in the development to add
pedestrian and bicycle connections throughout. These pathways connect the central open space
area with the 5-feet attached sidewalks located along the local streets throughout the
development. The Applicant is also proposing a micro-pathway connection on the west side of
the project to connect with a pathway and open space connection in Timberline No. 1. In
addition, a pathway is proposed within the large open space lot abutting the Ridenbaugh Canal.
Sta supports the addition of micro-pathways throughout the development but has some concerns
,if
regarding theirplacement. First, Staff believes the micro-path connectionfrom the central open
space lot to the western street should be relocated two lotsfurther north, between Lots 10& I],
Block 3 to help with potential visibility issues and crime prevention. Second, Staff has concerns
over how the pathway within the large open space lot along the Ridenbaugh Canal is depicted on
the submittedplans and where it shown to connect to the Timberline Subdivision to the west. The
Timberline lot directly abutting the subject site in the northwest corner is a buildable lot and will
have a privacyfence on the sharedproperty boundary. Therefore, the proposed layout of the
pathway shown would likely never become a reality. The only otherpedestrian access out to
Victory Roadfrom this site would be via the irrigation district access road but this is not
supported by staff nor the irrigation district at this time. This access road will likely befenced off
ftom this open space lot to ensure a safer open space area along the canal. Because of these
issues, staffproposes that the proposedpathway be completely out of the irrigation district
easement and looped around this northern open space lotfor a walkingpath around the
perimeter of the lot and connect back to the proposed sidewalks along the extended W.
Cumberland Drive.
I. Sidewalks(UDC LI-3A-17):
Attached sidewalks are proposed along all internal streets as part of the overall pedestrian
circulation,in accord with the standards listed in UDC I I-3A-17. Staff supports the sidewalk and
pedestrian circulation plan for this development with the specific changes noted above and in the
conditions of approval.
J. Landscaping(UDC 11-3B):
A 25-foot wide street buffer is required adjacent to W.Victory Road, an arterial street,
landscaped per the standards listed in UDC I I-3B-7C.
The Ridenbaugh Canal and the Victory Road right-of-way appear to take up all of the required
landscape buffer along the arterial street. Because of the physical lack ofspace between the
right-of-way and the irrigation easement, the Applicant is notproposing any landscaping directly
along Victory. Despite the constrained area,Staff recommends that the Applicant coordinate
with the irrigation district to determine if landscaping along the north side of the canal is
feasible or doable prior to the City Council hearing. If allowed, the applicant would be required
to obtain a license agreementfor these improvements, subject to NMID requirements.
Landscaping is required along all pathways (including micro-pathways) in accord with the
standards listed in UDC 11-3B-12C. The total lineal feet of pathways with the required and
proposed number of trees are NOT included in the Landscape Calculations table but the
Applicant appears to show the required number of trees per the UDC. Staff is ok with this as the
correct number of trees are shown.
Page 8
Common open space is required to be landscaped in accord with the standards listed in UDC I I-
3G-3E. The total square footage of common open space and the required number of trees to
demonstrate compliance with UDC standards is included in the Landscape Calculations table.
Although the correct number of trees are shown on the landscape plans and within the
calculations table, the required shrubs and other vegetative ground cover is not depicted on the
landscape plans. Therefore, Staff is recommending a condition of approval to show the required
shrubs along the micro-pathways per UDC 11-3B-12C2.
K. Qualified Open Space (UDC 11-3G):
A minimum of 10%qualified open space meeting the standards listed in UDC 11-3 G-3B is
required. Based on the proposed plat of 12.93 acres,a minimum of 1.29 acres of qualified
common open space should be provided to satisfy this requirement.
According to the open space exhibit(see Exhibit VII.B),the applicant is proposing a total of 3.65
acres of open space. The exhibit shows three (3)distinct areas of open space: one area in the
south that contains the pond; one area along the entire northern boundary of the subject site; and
one centralized area. The large open space lot containing the pond abuts open space area in the
Timberline No. 1 subdivision currently under construction.In addition,there is an end cap lot and
a micro-pathway connection to the west shown on the open space exhibit. The submitted open
space exhibit shows all of this area as qualifying but upon Staff s review, some of this area is not
qualifying.
The existingpond is more than 25%of the lot in which it resides and therefore the entire lot is
not qualifting open spaceper the standards listed in UDC 11-3G-3B.7. The other area of open
space that is listed as qualifying but is indeed non-quali
,fying is the end cap lot located at the
south end of the lot(approximately 4,200 squarefeet)directly north of the pond. This area meets
neither the 50'by I 00'dimensions nor the 5,000 squarefoot minimum size in order to count
towards the qualified open space. After removing the end cap lot and the lot containing the pond
ftom the open space calculations, there are 2.46 acres of area that is all qualifying open space.
Sta is recommending a condition to revise the open space exhibit prior to the City Council
,if
hearing to ensure a clean record.
An area of additional concern for Staff is the open space area directly north ofLots 35-3 7, Block
3 (the lots at the end of S. Garibaldi Court in the eastern hatf of the site). The Applicant is
proposing to leave an area of open space between the rear yards of these three homes and the
irrigation district access road. The access road must befenced offfrom this development which
leaves a thin area behind homes with the only true visibility comingfrom the open visionfencing
of these three homes'rearfence. This area leads to nowhere and does not appear to offer any
usable benefitfor the development if left as is. Even with the required open visionfencing along
the rear of these lots, Staff is concerned this area of open space will be neglected due to the slope
of the terrain and its location. Therefore, Staff is recommending that this area be added to the
adjacent lots, Lots 35-3 7, Block 3, instead of remaining open space. The open space calculations
should then be revised to remove this areafrom the calculations table.
L. Qualified Site Amenities (UDC 11-3G):
Based on the area of the proposed plat(12.93 acres),a minimum of one(1)qualified site amenity
is required to be provided per the standards listed in UDC 11-3G-3C.
The applicant is proposing four(4)qualified amenities to satisfy the requirements in this section
of the UDC: a child's play structure,a shaded picnic area,walking paths, and an additional
20,000 square feet of qualified open space. The proposed amenities exceed the minimum
Page 9
requirements of the UDC. Stafffinds the proposed amenities to be great additions to the
community and should serve as more than adequatefor the proposed development.
A Fencing(UDC 11-3A-61 LI-3A-7):
All fencing is required to comply with the standards listed in UDC I I-3A-7. Proposed fencing is
shown on the landscape plans submitted to Staff and as seen in Exhibit VII.C. The proposed
fencing does not meet all UDC requirements.
The non-qualified open space area containing the pond(Lot 24, Block 2) abuts open space in the
adjacent Timberline subdivision, as noted above. This area of open space was notfenced by the
developer of Timberline No. I and Staffsupports nofencing along this shared boundary to allow
better integration of both open spaces as required by the UDC. The submitted landscape plan
shows closed visionfencing along this sharedproperty line which is not in line with the UDC.
Staff is recommending a condition of approval to remove thefencing in this area so that the open
space is continuous between the two developments.
The proposed children's play structure located in the north open space lot should also befenced
offfrom the Ridenbaugh Canal to ensure an area ofsafe playfor everyone within the
development. The onlyfencing shown on the submitted landscape plans in this area is afence on
the north side of the irrigation district access road.As noted in the commentsfrom the Parks
Department, thefence should be on the south side of the access road, in order to separate the
access roadfrom the open space andproposedplay structure. Therefore, Staff is recommending a
condition of approval to correct this and show thefencing on the opposite side of the access road.
N. Building Elevations(UDC 11-3A-19 I Architectural Standards Manua�:
The Applicant has submitted conceptual elevations for the single-family homes for this
development as seen in Exhibit VILE. Staff has been made aware that the submitted elevations do
not show the full mixture of materials that will be used and the Applicant states that some high-
end masonry will be used with most of the housing designs. The submitted elevations, with the
inclusion of masonry elements, meet the required design standardsfor detached single-family
homes.
0. Waterways(UDC 1U--3A--A)-
The Ridenbaugh Canal runs through the northern portion of the subject site. Per UDC,this
waterway is required to be tiled. However,the Applicant wishes to keep the canal open and act as
a buffer between W.Victory Road,an arterial street, and the common open space lot proposed
south of the canal. Staffsupports this proposition by the Applicant. The Applicant is requesting a
Council Waiver to keep the canal open.
VI. DECISION
A. Staff-
Staff recommends approval of the requested preliminary plat application per the Findings in
Section IX of this staff report.
B. The Meridian Planning&Zoning Commission heard these items on Awzust 6,2020.At the
public hearing,the Commission moved to recommend gpproval of the subject Preliminga Plat
request.
I. Summary of Commission public hearing:
a. In favor: Bonnie LWon,Applicant Representative;
b. In opposition:None
C. Commenting: Bonnie Layton
Page 10
d. Written testimoU: None
Staff presenting gpplication: Joseph Dodson,Associate Planner
f, Other Staff commenting on gpplication:None
2. Key issue(s)of public testimony
a. None
3. key issue(s)of discussion by Commission:
a. Applicability and location of the required sidewalk along Victojy Road;
b. Location of fencing along Ridenbaugh Canal and the mislabeling of the irrigation
district's access road as a pathwgy for the proposed plat;
LUout,placement, and usability of the proposed open space—specifically,how an
amenity can be added to the open space lot containing the pond and how to open LIP the
central open space lot more;
d. Issue of the sliver of open space behind the cul-de-sac lots as outlined by Staff with a
proposed change to rotate three of these lots to move micro-pathway to the east and
help this sliver be usable area;
e. Clarify Staff s comment on the fencing within the north and south open space lots.
4. Commission change(s)to Staff recommendation:
a. Strike condition number four(4),
b. Modify conditions LA and 3.B to reflect rotating those lots to the west;
c. Add condition to lose a buildable lot around the central open space lot in order to Lapen it
M
d. Add condition to provide a looped sidewalk within the north open space lot;
e. Add condition to add or move an amenity that will provide seating to the open space lot
containing the open water pond.
5. Outstanding issue(s) for City Council:
a. The Applicant was unable to find a solution with ACHD or NMID regarding the
location for the required sidewalk along Victojy Road. The Applicant will need to
provide this sidewalk or obtain an approval from City Council for an alternative.
C. The Meridian City Council heard these items on September 15,2020&October 2.0�2020. At the
public hearing,the Council moved to approve the subject Preliminary Plat request.
I. Summary of the City Council public he�
a. In favor: Bonnie Layton,Applicant Representative
b. hi o
Tposition:None
C. Commenting: Bonnie La
yton; Chev Campbell,neighbor; Justin Lucas,ACHD.
d. Written testimony: Christopher Vondemkamp
e. Staff presenting application: Joseph Dodson,Associate Planner
f. Other Staff commenting on application: Bill NaIW,City Attorney; Warren Stewart, Cit
Engineer.
2. Key issue(s)of public testimon
a. Size of lots adjacent to subdivision to theeast-
b. Discussion regarding the well lot adjacent to this subdivision to the east but gat-residing
within it.
3. Key issue(s)of discussion by City Council:
a. Location of reQuired sidewalk in relation to Ridenbaugh Canal and the irrigation district
easement and how any alternatives mighttwork in order to satisfy city code and ACHD
requirements while not encroaching into the irrigation district easement.
b. Difference in number of lots proposed with this plat versus the currently Uproved plat
from 2018.
Page I I
Item#12.
V11. EXHIBITS
A. Revised Preliminary Plat(dated: My 17, 2020 9/09,12020 10/14/2020
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Item#12.
B. Open Space Exhibit(date: 6/2/2020)
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Page 176
Item#12.
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Page 17
Item#12.
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Item#12.
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The revised preliminary plat included in Section VII.A, dated jWy 1 70ctober 14,2020, is
approved as submitted. shall be revised as follows at least to (1 m daysprior-t the Gi
cetmeil he
a.
Revise the&4 to inehide some of the area behind r-etate Lets 35 37:qp4:M, Bleek 3 to
Open si3aee afea behind them fner-e usable and a Cfb.se building le
instead ef eommon open spaee tip to the boundary of the irrigation distfiet eftsefRefit.
b Devise the plat to show the, ier-o pathway to be located between Lets 10 R. 11, Bleek 1
e. Revise the plat to show the additienal fight of way aleng W. Vietefy Read as r-e"ir-ed
.;
this should include a 5 feet wide sidewalk leea4ed at least 31 feet from
f4e.l;
2. The landscape plan included in Section VII.C,dated 06/18/2020, shall be revised as follows
prior to Final Plat application submittal:
a. Revise the landscape plans to show shrubs and other vegetative ground cover to the areas
along all pathways in accord with UDC 11-3B-12C.
b. Revise the landscape plans to show the fencing along the Ridenbaugh Canal to be on the
south side of the irrigation district access road and maintain accordance with UDC 11-
3A-6 to separate the open space and play structure from the canal.
c. Show the micro-pathway to be located between Lots 10 & 11,Block 3 instead of between
Lots 12 & 13,Block 3.
d. Show the require new sidewalk location within the common open space lot(Lot 2.
Block 1) as shown on the revised plat aleng 14ter-y ReaA.
e. Remove Revise the fencing shown along the western subdivision boundary located on the
common open space lot, shown as Lot 24,Block 2.,to include a break in the fencing to
allow for the adjacent open space to be continuous with this open space lot.
f. An amenity that adds seating shall be added to the open space lot containingthe he open
water pond, shown on Lot 24, Block 2.
g. Revise the landscape plans to reflect the revised plat layout.
3. The Open Space Exhibit and calculations table shall be corrected as follows prior to Final
Plat application submittal a4 least ten(10) days pr-ier-te the City Gotmeil hearing:
a. Revise the calculations table to show the correct amount of qualified versus non-qualified
open space in accord with UDC 11-3G-3.
b. Revise the open space exhibit to show ara ,.,,1,,,,1 tions gable to ro e that area behift a
Lots 35-P and 36,Block 3 rotated to the west and the micro-pathway relocated to the
east to match the revised preliminary_plat layout up to the 1.,,,,r,1ai=y of the ifFigatiefl
Page 22
Page 183
Item#12.
c. Revise the open space calculations to remove that area where the required temporary
turnaround is located on the common open space lot,Lot 2,Block 1.
d. Revise the open space exhibit to reflect the revised plat layout4. At least ten(10) days prior-to the City Couneil hearing,the Appliea-PA shall revise the
pr-elimifiafy plat, landseape plans, and open spaee exhibit to show the proposed pathway i
the nor-the m- open spaee lot(Lot 2,Bloek 1) as eempletely separ-a4e from the it+igafien distfie
aeeess a a-a loop through the open spaee lot to , eet 1-aek to the p e a�IIT
!`,,mbe-l.*,1 Drive i the aoi4l west eomer- f the site.
5. The Applicant shall remove a buildable lot that surrounds the central open space lot Lot 2,
Block 3, to help this open space lot be more open and visible from an adjoining street; anX
relevant plans shall be revised prior to Final Plat application submittal.
6. The Applicant shall
construct the required 5-foot wide sidewalk along the north boundary of Lot 2.
Block 1(south of the Ridenbaugh Canal) connecting to the east-west local street as shown.
The remainder of the north/south segment of the sidewalk that ties into Victory Road shall be
coordinated with the adjacent subdivision owners(Timberline Subdivision) and constructed
within the approved common lot(Lot 5.Block 3) as presented at the City Council hearing on
October 20 2020. Revise the landscape plans and open space exhibit to match the plat prior
to Final Plat application submittal.
7. The Applicant shall work with ACHD and the Timberline Subdivision property owners to
determine appropriate signage at the end of the sidewalk along Timberline's frontage in order
to notify pedestrians that the public sidewalk continues through the subdivision and not along
the south side of Victory Road.
8. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2A-6 for the R-8 zoning district.
9. Off-street parking is required to be provided in accord with the standards listed in UDC Table
11-3C-6 for single-family dwellings based on the number of bedrooms per dwelling.
10. The Applicant shall be required to fence the proposed children's play area separately from
other fences to ensure a safe play environment; the fencing shall meet UDC requirements in
11-3A-7.
!I. A The pplieat.t shall e ..1.,with all A C14D ,. nd tions of.,pp-,,.,.,1
n
12. Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-
3A-15,UDC 11-3B-6 and MCC 9-1-28.
Page 23
Page 184
Item#12.
13. Upon completion of the landscape installation,a written Certificate of Completion shall be
submitted to the Planning Division verifying all landscape improvements are in substantial
compliance with the approved landscape plan as set forth in UDC 11-3B-14.
14. At least ten(,0) daysprior-to the City Couneil hoafi .Prior to Final Plat application
submittal,the Applicant shall coordinate with the irrigation district to determine if
landscaping is feasible on the north side of the Ridenbaugh Canal.
15. Prior to the City Engineer's signature of the final plat,the Applicant shall transfer ownership
of Lot 1,Block 3 to the owner of the parcel located to the northeast(parcel#S1225110160)to
ensure the existing shed is not spanning property lines.
16. Architectural design of the future homes shall be generally consistent with the submitted
building elevations with the addition of masonry finishes as proposed by the Applicant.
17. The preliminary plat approval shall become null and void if the applicant fails to either 1)
obtain the City Engineer signature on a final plat within two years of preliminary plat
approval by City Council(date unknown at this time); or 2)obtain approval of a time
extension as set forth in UDC 11-6B-7.
18. The Applicant shall comply with all ACHD conditions of approval.
,
er-essing or-laying adjaeepA and eepAiguaus to the area being subdivided shall be addr-essea
per-UDG 11 3A 6. NOT-El The appliennt is seeking City Couneil waiver-to leave the
19. Per City Council Waiver.the Ridenbaugh Canal that resides on the subject property shall
remain open.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 There is an existing 8-inch diameter water main on the west side of the existing pond that is
not shown on the conceptual engineering plan; this water main is to be abandoned. See
Exhibit VII.D for illustration of the extent of this main to be abandoned.
1.2 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 future installation
agreement is required for the streetlights on Chinden Blvd. Contact the Meridian
Transportation and Utility Coordinator for additional information.
1.3 A sanitary sewer service will need to be installed to serve the parcel at the end of W.
Winnipeg Street.
1.4 Much of this development is within an area once occupied by a sanitary sewage lagoon.
The area has been reclaimed by means of imported fill materials of various sources.
The GeoTechnical Engineering Report by Materials Testing&Inspection Co. (MTI)
dated March 14,2019 makes note of the various materials found at ground surface,as
well as the special considerations that must be followed to ensure that structures are
constructed on suitable bearing soils. It shall be required that personnel from MTI,or
another qualified geotechnical engineer,verify the bearing soil suitability for each
structure at the time of construction. Evidence of such determination shall be
presented to the Meridian Building Inspector prior to footing inspection.
2. General Conditions of Approval
Page 24
Page 185
Item#12.
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 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.
Page 25
Page 186
Item#12.
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.
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
Page 26
Page 187
Item#12.
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(MFD)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=191324&dbid=0&r0o=MeridianC
ky
D. POLICE DEPARTMENT(MPD)
https:llweblink.meridianciiy.org/WebLink/Doc View.aspx?id=191275&dbid=0&r0o=MeridianC
ky
E. PARK'S DEPARTMENT
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=192297&dbid=0&r0o=MeridianC
iv
F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=192103&dbid=0&repo=MeridianC
hty
G. BOISE PROJECT BOARD OF CONTROL(BPBC)
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=191405&dbid=0&r0o=MeridianC
Ry
H. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=192040&dbid=0&repo=MeridianC
ity
I. CENTRAL DISTRICT HEALTH DEPARTMENT(CDH)
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=191385&dbid=0&r0o=MeridianC
hty
J. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridianciU.org/WebLink/DocView.aspx?id=191616&dbid=0&r0o=MeridianC
hty
K. ADA COUNTY HIGHWAY DISTRICT(ACHD)
Me planning&Zeffing C-eflinfission hearing, Sktff will add Me link te Meir repart-. n, f .�.,
�z
https://weblink.meridianciU.or,g/WebLink/DocView.aspx?id=215606&dbid=0&r0o=MeridianC
hty
IX. FINDINGS
A. Preliminary Plat Findings:
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Item#12.
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;
Council finds that the proposed plat, with Staffs recommendations, is in substantial
compliance with the adopted Comprehensive Plan in regard to land use, density,
transportation, and pedestrian connectivity. (Please see Comprehensive Plan Policies in,
Section V of this report for more information)
2. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Council finds that public services will be provided to the subject property with development.
(See Section VIII of the Staff Report for more details from public service providers)
3. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Council finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Council finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers(i.e.,Police,Fire,ACHD,
etc). (See Section VII for more information)
5. The development will not be detrimental to the public health, safety or general welfare;
and,
Council is not aware of any health, safety, or environmental problems associated with the
platting of this property. ACHD considers road safety issues in their analysis but has not
provided comments at this time.
6. The development preserves significant natural,scenic or historic features.
Council is unaware of any significant natural, scenic or historic features that exist on this site
that require preserving. The Applicant is proposing to keep the existing pond on the property
for the benefit of the development which Staff fully supports.
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