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PZ - Staff Report 11-18 STAFF REPORT E IDIANn-=- COMMUNITY DEVELOPMENT DEPARTMENT A H O HEARING 11/18/2021 Legend I DATE: F�;ev•LcoflTion TO: Mayor&City Council AIWI FROM: Alan Tiefenbach - d� 208-884-5533 M MU SUBJECT: AZ,PP -H-2021-0074 Jamestown Ranch Subdivision --------} LOCATION: Parcels 50434223150, 50434212970, SO434212965, SO434212920, and 4023 W. McMillian Rd, located at the ;--- southeast corner of the N.Black Cat/W. ----- McMillian Rd intersection. I. PROJECT DESCRIPTION Annexation with the R-8 zoning district,and preliminary plat to allow 294 building lots and 25 common lots on 80.3 acres of land. IL SUMMARY OF REPORT A. Project Summary Description Details Acreage 80.3 Future Land Use Designation Medium Density Residential 8-12 du/acre Existing Land Use(s) Vacant and 2 single family residences Proposed Land Use(s) Single Family Residential Lots(#and type;bldg./common) 294 building lots,25 open space lots, 15 access lots Phasing Plan(#of phases) 2 phases Number of Residential Units(type 294 of units) Density(gross&net) 3.66 du/ac gross,6.17 du/ac net Open Space(acres,total 11.63 acres of qualified open space(14.5%) [%]/buffer/qualified) Amenities Two large parks,each with a swimming pool and clubhouse,a pickleball court, several pocket parks and internal landscaped trail connections. Physical Features(waterways, Lemp and Creason Lateral run along the western property hazards,flood plain,hillside) line,Lemp Lateral also runs along the northern property line. Neighborhood meeting date;#of July 21,2021 —5 attendees attendees: Page 1 Description Details History(previous approvals) None B. Community Metrics Description Details Ada County Highway District Report Pending,preliminary comments submitted • Staff report(yes/no) Yes Access(Arterial/Collectors/State N. Black Cat Rd and W.McMillian Rd Hwy/Local)(Existing and Proposed) Stub Street/Interconnectivity/Cross Three internal connections—two aligning with N. Access Bartok St. and N. Grand Lake Wy. at the Quartet Northeast No 2 subdivision to the south,and one aligning with W.Viso St. from the east through the Volterra Heights subdivision. Existing Road Network N.Black Cat Rd.and W.McMillian Rd Existing Arterial Sidewalks/ None along the subject property.There is a 25 ft.wide Buffers buffer and 5 ft.wide sidewalk on the west side of N.Black Cat Rd installed with the Oak Creek No 3 Subdivision. Proposed Road Improvements No right-of-way dedication is required along W. McMillian Rd as it will be offset to the north when widened in the future.ROW dedication of 50'from centerline will be required from N.Black Cat Rd. The applicant will be required to construct westbound turn lane on McMillian at the collector. Fire Service • Distance to Fire Station 2.7 miles to Fire Station 5 • Fire Response Time >5 minutes • Resource Reliability >80% • Risk Identification 2,resources are not adequate • Accessibility Yes • Special/resource needs Aerial device will be required • Water Supply 1,000 gpm required • Other Resources None Police Service • Distance to Police Station 7.4 Miles • Police Response Time P3 4:11 P2 8:16 P1 12:57 • Calls for Service IL 792 • %of calls for service split %of P3 CFS 1.4% by priority %of P2 CFS 72.2% %of P1 CFS 25.5% %of PO CFS .9% • Crimes 59 • Crashes 27 Page 2 Wastewater • Distance to Sewer Directly Adjacent Services • Sewer Shed North Black Cat Trunkshed • WRRF Declining Balance 14.22 • Project Consistent with Yes WW Master Plan/Facility Plan • Comments • Flow is committed • Do not have mains in common driveways.There are multiple common driveways for 2 or 3 lots. These should all have sewer services run from the main in the street. • Do not extend sewer main outside of Right-of-Way. Instead run services from main that reside in the road to each lot. • Sheet PP2.3 at the bottom left corner has a sewer line running through a common lot and part of a residential lot. The City does not want sewer in common lots or residential lots.Reconfigure so sewer is in Right-of- Way. • Angle of pipe going into/out of manhole in the direction of flow needs to be a minimum of 90 degrees. This is not the case for manhole at intersection of Doctor Brunn Ln and Cattleman Way. • Applicant to ensure that no sewer services cross infiltration trenches. Water • Distance to Water Services Directly Adjacent • Pressure Zone 1 • Water Quality No concerns • Project Consistent with Yes Water Master Plan • Comments • Remove water mains in common driveways and run services to the lots,place meters in Right-of-Way. • There are no water main sizes listed on the plans. Make sure that the water main in N Grand Lakes Way is 12". • Remove the water main in the alley in Sunday Loop. Place water meters at the Right-of-Way and then run water services to houses in the alley. Each phase will need to be modeled to make sure minimum pressure is met at each phase Page 3 Project Area Maps Future Land Use Map Aerial Map Legend 0 Legend CEM-0ff t lei F-aject LaoaionrH I P�ajeo'Lccafion F. IUD LJ +r-,ru-v W r r rvx iL &. amp Zoning Map Planned Development Map Legend eegend [CF:njeot Lavafan R. 0PAaJJec*Lmaion R T R-4 + City Lnwt U� R — K3prned Pamea s _ liar Up 'RUT p I r i IR-8 RUT _ Applicant Information A. Applicant Representative: Stephanie Hopkins,KM Engineering LLP 5725 N. Discovery Way,Boise,ID 83713 B. Owner: Walsh Group—PO 1207,Eagle,ID 83616 Page 4 III. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 11/2/2021 Radius notification mailed to properties within 300 feet 10/27/2021 Nextdoor posting 11/28/2021 Sign Posting 10/29/2021 IV. STAFF ANALYSIS A. Annexation: The proposed annexation area is contiguous to City annexed property and is within the Area of City Impact Boundary. To ensure the site develops as proposed by the applicant, staff is recommending a development agreement as part of the annexation approval. B. Future Land Use Map Designation(https:llwww.meridianciU.or /g compplan) This property is designated Medium Density Residential on the City's Future Land Use Map (FLUM)contained in the Comprehensive Plan. 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 annexation area is near existing public services and is surrounded on three sides by the City limits. The proposed land use of single family residential is consistent with the recommended uses in the FLUM designation. The proposed project has a gross density of 3.66 du/ac, meeting the required density range listed above. Therefore, Stafffinds the proposed preliminary plat and requested R-8 zoning district to be generally consistent with the Future Land Use Map designation of Medium Density Residential. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA as a provision of annexation with the provisions included in Section IX.A. The DA is required to be signed by the property owner(s)/developer and returned to the City within 6 months of the Council granting the annexation for approval by City Council and subsequent recordation. C. Comprehensive Plan Policies(https:llwww.meridiancioy.or /g compplan): • Encourage a variety of housing types that meet the needs,preferences, and financial capabilities of Meridian's present and future residents. (2.01.02D) The proposed traditional single-family detached and alley-loaded homes will contribute to the variety of residential categories in the City; however, there is no variety in housing types proposed within the development. Daphne Square Subdivision (zoned R-15)and single-family homes in the County(zoned RUT) are across W. McMillan Rd. to the north. To the south is the Quartet Subdivision (zoned R-8). To the east is the single family detached Volterra Heights Subdivision (zoned R-8)and across N. Black Cat Rd. to the west is the Oakcreek Subdivision (zoned R-8). Given the property is completely surrounded by single-family detached, single family detached with comparable lot sizes is appropriate for the subject property. Page 5 With new subdivision plats,require the design and construction of pathway connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities."(2.02.01A) The proposed plat depicts 5 ft. wide detached sidewalks on both sides of roads internal to the subdivision. There are also S ft. wide detached sidewalks along N. Black Cat Rd. This is the same width provided along N. Black Cat Rd. by the Quartet Northeast No 1 Subdivision to the south and the Daphne Square Subdivision to the north. 10 ft. wide pathways are provided along W. McMillian Rd, which is consistent with the pathway alignment shown on the Pathways Master Plan, and along one side off. Grand Lakes Wy(the internal collector). Staff does believe there are portions of the development where there could be more direct non- motorized connectivity to the amenities and common open space within the development as well as to the detached sidewalk along N. Black Cat Rd. Staff has red-marked these recommended connections on the landscape plan below. As will be mentioned in the Qualified Open Space and Amenities Sections below, the applicant proposes several connected common open space areas and amenities throughout this development. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity."(2.02.01D) As mentioned above, 5 ft. wide detached sidewalks are provided along all internal roadways, along N. Black Cat Rd, and 10 ft. wide pathways are provided along W. McMillian Rd and N. Grand Lakes Way. Staff is recommending several additional micro pathway connections as a condition of approval. "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) The development can be adequately served by critical public facilities and urban services. Water and sewer will be extended along W. McMillan Rd. to the south. • Ensure that new development within existing residential neighborhoods is cohesive and complementary in design and construction. (2.02.02F) Daphne Square Subdivision (zoned R-1 S)and single-family homes in the County(zoned RUT)are across W. McMillan Rd. to the north. To the south is the Quartet Subdivision (zoned R-8). To the east is the single family detached Volterra Heights Subdivision (zoned R-8)and across N. Black Cat Rd. to the west is the Oakcreek Subdivision (zoned R-8). These subdivisions have comparable densities to what is being proposed. This development proposes architecture consisting of one and two-story homes with pitched roofs, stone bases and/or lap siding with gabled roofs and dormers comparable to what has been approved with adjacent subdivisions. In order to ensure compatibility and quality of design with existing and approved residential uses surrounding the property,staff recommends a condition that rear and/or sides of 2-story structures on facing W.McMillan Rd,N.Black Cat Rd. and N. Grand Lakes Wy. incorporate articulation through changes in two or more of the following:modulation (e.g.projections, recesses,step-backs,pop-outs),bays,banding,porches, balconies, material types, or other integrated architectural elements to break up monotonous wall planes and roof lines.Single-story structures are exempt from this requirement. Planning approval will be required at time of building permit. Page 6 • Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity. (6.01.02B) There are presently 3 accesses off of W. McMillian Rd., two of which are being used by existing single-family residences. There is one access on N. Black Cat Road at the south property line. This proposal would remove two of the W. McMillian Rd. accesses and provide a new collector access approximately hal6vay between the east and west property lines. The N. Black Cat Rd access would be shifted to the north to align with W. Quintale St. in the Oak Creek Subdivision. There are three internal accesses—two aligning with N. Bartok St. and N. Grand Lake Way.from the Quartet Northeast No 2 to the south, and one aligning with W. Viso St.from the east through the Volterra Heights Subdivision. D. Existing Structures/Site Improvements: There are two existing single-family residences on the subject properties. One residence(4023 W. McMillan Rd.)is proposed to remain on a 76,888 sq. ft. lot. E. Proposed Use Analysis: Single-family detached dwellings are listed as a principal permitted use in the R-8 zoning districts in UDC Table 11-2A-2. F. Dimensional Standards(UDC 11-2): The preliminary plat and future development is required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 district.All proposed lots and public streets appear to meet UDC dimensional standards per the submitted preliminary plat. This includes minimum lot size of 4,000 sq. ft., and required street frontages of at least 40 ft. Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. UDC 11-6C-3-regulates block lengths for residential subdivisions. Staff has reviewed the submitted plat for conformance with these regulations. The intent of this section of code is to ensure block lengths do not exceed 750 ft,although there is the allowance of an increase in block length to 1,000 feet if a pedestrian connection is provided.No block length exceeds 750 ft. Eleven common driveways are proposed with this subdivision. The applicant has provided common drive exhibits which demonstrate no more than 3 units are served whereas a maximum of 4 units are allowed. The common driveway meets the minimum width of 20' and does not exceed the maximum length of 150'. Solid fencing adjacent to common driveways is prohibited, unless separated by a minimum five-foot wide landscaped buffer. G. Access(UDC 11-3A-3): W. McMillian Rd along the property frontage is 2 lanes with no curb,gutter or sidewalk.N. Black Cat Rd is 2 lanes with a 5' detached pathway on the western side(Oak Creek Subdivision). This development proposes five points of access. The primary access will be a collector street off W. McMillian Rd. (N. Grand Lakes Wy.) approximately midway between the east and west property lines,making an"S"curve through the property and connecting into Quartet Northeast No 2 at the southeast corner of the property. The other three accesses would be local streets-one is a western access to N. Black Cat Rd. which aligns to W. Quintale St., an eastern access which Page 7 connects to W.Viso St. from the Volterra Heights Subdivision, and an additional southern access which connects to Sunnyside Ave.,also in the Quartet Northeast No 2. N. Grand Lakes Way(the collector)does not align with N.Joy St. to the north as is shown on the ACHD Master Street Map. Instead, it is offset approximately 985 feet to the west. This offset occurs because there are existing utility poles obstructing the ACHD-preferred alignment with N. Joy St. During preliminary discussions ACHD has responded that they support this proposed alignment. Although ACHD is still working on a staff report, staff has been in communication with them regarding this project.All roads in this development are proposed to be built to ACHD standards. ACHD will not be requiring any additional dedication along W. McMillian Rd.because it will be shifted to the north during a future widening project. ACHD is requesting ROW dedication along N. Black Cat Rd. of 50 ft. from centerline. The applicant will be required to construct a westbound turn line at the intersection of the collector with W. McMillian Rd. Staff is recommending as a condition of approval that required frontage improvements along N. Black Cat Rd and W.McMillian Rd including pathways, landscape buffers,detached sidewalk and left turn lane shall be constructed with the first phase of development. The applicant proposes pavers on the local roads instead of standard pavement. The applicant states pavers will not only help to alleviate some of the challenges associated with the high groundwater present in the area,but will foster an exclusive and high-quality charm for future residents. ACED is still discussing whether they will support this alternative. H. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Future development should comply with these standards. 1. Pathways ( UDC 11-3A-8): A 10 ft.wide detached pathway is reflected along W. McMillian Rd. which is consistent with the alignment shown on the Pathways Master Plan.There is also a 10 ft. wide detached pathway along one side of N. Grand Lakes Way. (the internal collector)which connects to the W. McMillian Rd.pathway. Several micro-pathways are reflected providing connectivity to internal portions of the development. As mentioned in the Comprehensive Plan analysis above,to improve more direct pedestrian connectivity, staff is recommending additional micro-pathway connections(red-marked on the landscape plan below). J. Sidewalks(UDC 11-3A-17): Five-foot detached sidewalks are proposed along internal streets in accord with the standards listed in UDC 11-3A-17 (except for a 10 ft.wide pathway along one side of N. Grand Lakes Way). There is also a 5 ft.wide detached sidewalk provided along N. Black Cat Rd. This 5 ft. width is consistent with the width of the sidewalk along N. Black Cat Rd. provided by Quartet Northeast No 2 to the south as well as the Daphne Square Subdivision to the north. K. Parkways (UDC 11-3A-17): Parkways are provided between the detached sidewalks and road on both sides of all local roads except for Sunday Loop (Lot 1-27,Block 5). All parkways meet the requirements of 11-3A-17 and 11-313-7 including at least 8 ft. in width and landscaped with at least 1 tree per 35 feet. Page 8 L. Landscaping(UDC 11-3B): UDC 11-2A-6 requires 25 ft. wide buffers along arterial roads(N. Black Cat Rd. and W. McMillian Rd.)and 20 ft.wide buffers required along collector roads (N. Grand Lakes Way). The landscape plan reflects a buffer from the N. Black Cat Rd. edge of pavement ranging in width from between 70 ft. from the at the south to 120 ft. wide at the north. The Creason Lateral and the Lemp Lateral as well as a maintenance road are both located within this buffer, although there is an additional landscape strip width of 25 ft.wide between the laterals and the exterior property fences.Along W.McMillian Rd.to the north,there is a buffer ranging in width from between 64 ft. and 80 ft. in width. The Creason Lateral is also located in this buffer;there are landscape strips of at least 25 ft. in width between this lateral and the exterior property fences. Both arterial buffers meet the minimum requirement for at least one tree per 35 ft. in width; the areas containing laterals are shown to be sod. Buffers of at least 30 ft. in width are provided along N. Grand Lakes Way(20 ft. is required). 8 ft wide landscaped parkways are provided along most of the internal local streets with the exception of the Sunday Loop at the NE portion of the site. The landscape plan includes 11.63 acres of qualified open space(14.5%)as will be discussed in the Qualified Open Space and Amenities sections below. The landscape plan indicates there are no healthy existing trees meeting the preservation requirements on the property. M. Qualified Open Space (UDC 11-3G): 14.5%(11.63 acres) of qualified open space is shown. This includes 1.19 and 2.42-acre neighborhood parks, several smaller pocket parks, landscaped pathways, 8 ft.parkways and 100% of the collector buffers. The common open space exhibit indicates the arterial buffers as"non-qualified open space" whereas '/z of this area can be counted as qualified open space per UDC 11-3G-3. N. Qualified Site Amenities (UDC 11-3G): Based on the area of the proposed plat(80.3 acres),4 amenities are required(one for the first 5 acres, one for each additional 20 acres). The subdivision provides two large parks,each with a pool and clubhouse(counting as six amenities because the parks are at least 20,000 sq. ft. in excess of the minimum 5,000 sq. ft. requirement). A pickleball court is provided within one of these parks (Lot 7,Block 5). There are two pocket parks(Lot 6,Block 9 and Lot 46,Block 2). There is also an additional 4%of open space beyond the required 10%and internal pedestrian and bicycle pathways bisecting several of the blocks which are not required pathways. The proposed development exceeds the minimum requirements. O. Waterways(UDC 11-3A-6): The Creason Lateral runs along the western property line paralleling W. McMillan Rd. and connecting through the Quartet Subdivision to the south. The Lemp Canal adjoins with the Creason Lateral along the property's frontage adjacent to McMillan and continues to travel south along Black Cat Road. Both laterals will be piped per UDC 11-3A-6. Maintenance roads are indicated along both laterals. Coordination will be ongoing with the irrigation districts managing the waterways to meet their requirements. P. Fencing(UDC 11-3A-6, 11-3A-7): The landscape plan includes a fencing plan. 6 ft.high solid vinyl fencing is provided along the entire perimeter of the property and along the sides of most residential lots that are adjacent to detached sidewalks(with visibility from the road maintained). 5 ft.high open vision fencing is provided around the open spaces, a 6 ft.high open style fence is provided around both pools, and Page 9 there a 4 ft.high open style fence is provided around the pickleball court. The fencing appears to meet the requirements of 11-3A-6 and 11-3A-7. Q. Utilities (UDC 11-3A-21): Public services are available to accommodate the proposed development. Water and sewer will be extended along W. McMillan Rd to the south. There appears to be an Idaho Power utility easement indicated on the public utility plan that is not shown on the plat. All easements should be shown on the preliminary plat and only Class I trees may be planted within these areas per UDC 11-313-5. R. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted a large number of elevations of the single-family homes for this project as well as the clubhouses(see Section VI.F below). The single-family homes are depicted as one and two-story structures with attached garages, and a variety of architectural elements and finish materials including gabled roofs,covered porches, dormers, stone wainscoting, and lap siding. The submitted sample elevations appear to meet design requirements for single-family homes but do not include elevations of the sides or rears of structures. As noted in the Comprehensive Plan section, a large number of the houses will be very visible from W. McMillian Rd.N. Black Cat Rd. and N. Grand Lakes Wy. Therefore, staff recommends a condition that the rear and/or sides of 2-story structures that face W. McMillian Rd. and N. Black Cat Rd. incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. Planning approval will be required at time of building permit. V. DECISION A. Staff: Staff recommends approval of the requested annexation, zoning and preliminary plat with the conditions noted in Section IV.per the Findings in Section VIII. Page 10 VI. EXHIBITS A. Annexation and Rezoning Exhibit(date: 9/17/2021) September 17,2021. Project Nul 21-048 Jamestown Ranch Subdivision Exhlbit A City of Meridian Annexation Legal Descriptian A parcel of land being all of the North 1/2 of the Northwest 7/4 of Section 34,Township 4 North, }Range I West, Boise Meridian,Ada County, Idaho,and being more partitularly described as follows: BEGINNING at a found brass cap m arking the Northwest corner of said Section 34,thence following the northerly line of said Northwest 1/4, 589°35'51"E a distance of 2,653.92 feet to a found aluminum cap marking the North 1/4 corner of said Section 34; Thence leaving said northerly line and following the easterly line of said Northwest 1/4,500'43'47"W a distance of 1,323.32 feet to the Center North 1/16 corner of said Section 34; Thence leaving said easterly line and following the southerly line of said North 112 of the Northwest 1/4, N89°26'06"W a distance of 2,647.62 feet to the North 1/16 corner of Section 33 and said Section 34; Thence leaving said southerly line and following the westerly line of said Northwest 1/4, fv00`27'24"E a distance of 1,315.80 feet to the POINT OF BIG INNING. Said parcel conW1 ns 80.299 acres,mere or less,and is 5ubject to a I I existing easements and/or rights-cF-way of record or imp?ied- Attached hereto is Exhibit 8 and by this referehCe is hereby made a part hereof. o,l L A No S q � t 16662 Un Y KE Page 11 POIiNT OF BEGINNING VOLIND ALUMINUM CAP FOUND BRASS CAP N 1/4 CORNER SECTION 34 NW CORNER SECTION 34 W. McMillan Rd. 28 2T BA515 OF BEARINGS S89'35'51"E 26 53.92' �7 33 34 34 ao „� -ZD LO = "} ; { 4- M u V w u � n1 fti 2 � � N 1/16 CORNER, FOUND ALUMINUM CAP � SEGTION!� 33 AND 34 C-N 1/16 CORNER SECTION 34 33 N89'26'46"W 2647.62' 34 Nseq LEGEND a r� - — 1 662 FOUND ALUMINUM CAP (k FOUND BRASS CAP 250 500 1000 � E �� A CALCULATED POINT �t or — — — SECTION LINE Y Plan Scale ANNE)WION BOUNDARY d 1 — ————— — —SURVEY TIE LINE Page 12 -°a__� r p ' ® "_rt % •ice% ,"" � -..4�� ® II = = - I — ----------------- - - -� polio--- - - - - - - - All, IMM IL moll MAMMA r . � _ ._i .��A j Oki D. Landscape Plan Marked Up with Recommended Pathway Connections(date: 9/9/202 1) tIO—WO U a PW. T i D-1 i J. 11 L7 la R.2:, v 19 L-_7- aj Agj ..... ........ tot E. Fence Exhibit(date: 9/9/2021) ii, ND 6 S 8 S tR 8 PRELIMINARY PLAT FENCE EXHIBIT S.-4— rtW WL4A-1 —Tir Page 14 F. Common Open Space Exhibit(date: 9/9/2021) ' � —a+ V' n� �r—R+—�w— - .nRYN k+ M� V� nNrN�n, .n- •.�. —... W k1Gl16fRN�D .• ISM _ �IEklk ulBoll r'v _ -i l I � C«I � 0Ot 4 900 A +a 9 GG � k s glkkml W u mll.fnl Ilk u: woulrruks 9 elnali- F = �♦ OT 02 ly •I I �� � � � � k'� � O lfllYi � V � V i_J V:' � � YJ V L' V � 5 6 r � � 'til FlUM 1REF LYIk ■r '� rk sr � � kulwss s !R csrx w uhnA�— J guar urek.� —� a7' LEGEND�� Yra.�RW dCl-0F _ nN6 I�1� PARKWAY (OUAUFIE0 OPEN SPACE) COMMON LOT (QUAUFIEO OPEN SPACE) COMMON LOT (NOT SuIAURE❑ OPEN SPACE) Page 15 G. Common Drive Exhibits •L W N �FREAR R REAPo RFaR + EAR EAR I —1 FR L PwT (r REAR I REAR. _I_— o P. 6 — Iw N I� I N IN Ire T V IN l IN V I. L A V v n v P. n !n � o � o m BLOCI01 m� rn � m m �, b. I.�-.5• P.�5• S.�.J 5T 12 " GGAARAOE r N GARRGE c^` + BLpCR 1 o� FRS DRIVE 20 COMMON' L. 4 KENNEDYIA xENNEDYLN COMMON L c5m q n 11 sp'—Y SIDE — DRIVE 3' is L LsrDE _ OT DRIVEWAY FOR LOT 8 pklvEWar 1 T L2E � 12 aLpGK 1 TO BE SIDE 6d of BLOCK 1 TO THE LCCATEP IC THE 10 SIDE -LOCATED ON lHE ppPp51}E SIRE OF OPPOSITE SIDE OF THE SHARED 4 N 77 12' •af f THE SHARED COMMO+ 1� DRIVE P'AOPERTY LINE COMMON DRIVE I PROPERTY LINE PO' 1 I 'r' 20' A.' LOT 6 IS A LfiT 15 IS A 4 10' SIDE L SIDE 1p' NON-BDILDABLE NON-B❑ILEABLE COMMON l COMMON LOT WITH A LOr VATH A BLANKET BLANKET INGRESS/EGRESS g a INGRESS/EGRESS EASEMENT IN FAVOR OF 3 EASEMENT IN FAVOR OF LOTS 13i 14 AND 16, „r LOTS 5,7 AND 8, BLOCK 1 DRIVEWAY FOR LOT 17 BLOCK} kLOCK I TO 8E LOCATED RDILPINC 04 THE QPHO$ITE SIDE ENYELpPE, OF THE SHARED COMMON TYPICAL N ILDING ENVELORE, ORVEWAT FOR LOT d pR1VE PROPERTY uNE TYPICAL BLOCK I TO BE LOCATED ON THE OPPOSITE S10E OF THE SHARD]COMMON DRIVE PROPERTY LINE LOTS 4-9,BLOCK 1 LCIT512-17 BLOCK 1 i C U 40 SO 12D D 4D BO 120 Plan 5-1,_1"=40' P'ian Scale=l"=40' N r Y REAR +REAR T IREAR +REAR + 1—KS11R + PEAR { REANT � i r T I TT INI IN �I IN ml IQ M M rn M 4 m 5' g• 5' � 5' S'� 33LOCR1 � I dye BLOCKI � f - - GARAGE LRAGE, � Ny'. __ _ PRONY w LRPNT 1p' COMMON (GENNEI]}'IN KENNEDY LN m20' COMMON tD' sll7[ J DRIVE 4 W, DRIVE DRIVEWAY F9W LCr d4 OLOCK 1 la BE DRIVEWAY FOR L 47 SIDE ��yJ ' LpGM1TE9 ON THE 9LOGK i Tp HE L9GATEp C'-d SZOE A� 12� gg7 OPPOSIIE 510E OF ON THE pPPOSRE 510E CC'x h THE SHARED CQMMON OF THE SHARED DDMMDN DRIVE PROPERTY LINE DRIVE PROPERTY LINE 1� 20, i 12. LOT 41 IS A 2 E 10 NON-BOI_G I_E COMMON LDT`>0 15 A �." LOT WITH A BLANKET NON-HDI LDADLE COMMON d NGIHE55/EGRESS LOT WITH A BLANKET 20EASEMENT IN FAVOR OF INGRESS)EORE5S EASEMENT 10SIDE AND 43, IN FAVOR OF LOTS 48,44BLOCK I A.N7 51,BLOCK 1 <DRIVEWAY FOR LOT 79 DRNEWAY FOR LOT 51 BLOCK I TO BE LOCATED BLACK I TO BE LOC.4TE0 0 BUILDON THE OPPOSITE S1DE ON THE ORPOINTE SIDE OF TYPICAL. ENyELOPE_ THE SHARED COMMCN 0 'TYPICAL. m OF THE SHARED COMMON p DR VE PROPERTY LINE p71vE PROPERTY uNE BDEDI NG ENVELOPE, - TYPICAL. LOTS 39-44 BLOCK 1 LOTS 47-52 BLOCK 1 4❑ 80 I2D ❑ 40 80 12O Plan Scale:1"=4❑' Plan Scale:Y"=4O' Page 16 LOT 29 15 A NON-BUILDABLE BLOCK 2 TO BE LOCATED COMMON LOT WITH A BLANKET ON THE OPPOSITE S10E OF INGRESS/EGRESS EASEMENT THE SHARED COMMON IN FAVOR OF LOTS 26. 27 DRIVE PROPERTY LINE + , AND 2B, RLOCK 2 Q - wJa Y y SIDE — ` 5' DRIVEWAY FOR LOT a, z SIDE I �_4 REAR BLOCK 2 TQ BE LOQATEU ��i, :f 20• O� 1 ON THE OPPOSITE SIRE OF oON SI.00K2 Np w VRNE RED PAROPERTYMLIINE q GARAGE L 1 FRONT 0s'�••1 �I-` 51 J Tn I •� 5111E _ r Y TSEE SItlE 4 7— 0'2 — oo 1 SLNN DAY LOOP --f-10' v <2 4f F f•1 ICE t�•� _- 4iAM� 4cl cl ��r ' z 0 �OI,Ir _ - F 3 L SIDE J ��� � a � m❑ m❑ L m 51aE J . ? In� SIPE 2p. SQNI]AY LOOP a 12•� ^, � � 5 � 5 � DRIVEWAY FOR LOT 7 l� 27 t2' _ BLOCK 2 TO RE DLOCK2 w SIDE ' y `` _ _ ]`! LOCATED ON THE 8 O OPP051TE SIDE OF Z THE SHARED COMMON n Sf DRIVE PRCPERTY UNE _ `EUILOING ENVELOPE. LOT n NON 8 is AABLE GOMMON ` TYPICAL. p LOT WITH A ELAN DRVEWAY FOR LpT 3 INGRESS/EGRESS EASEMENT BLDCN 2 TO �E LOCATED IN FAVOR of LOTS 4 AND + � ON THE 0 FOSRE SIDE 5, BLOC K 2 OF THE SHARED COMMON - + I,DRIVE PROPERTY LINE -: v r C� -L N GRAND LAKES WAY W 4 BUILDING ENVELOPE- m ` TYPICAL- ' •. LOTS 3-7,BLOCK 2 �n LOTS 25-30, BLOCK 2 0 40 90 120 40 s0 120 Plait Scale 1"=40' Pl-Sale:1"=40' 3 COMMON DRIVE PROPERTY LINE c LOT 14 IS A NON-BUILDABLE ¢ GOtlMDk LOT WITH A LOT 22 IS A NON-BUILDABLE Pd BLANKET INGRESS/EGRESS COMMON LOT WITH A Q EASEMENT IN FAVOR OF LOTS BLANKET INCR=JEGRESS 13 AND 15, BLOCK 6 EASEMENT IN FAVOR OF LOTS 2 PT!ANO 2$, BLOCK 43 DRIVEWAY FOR LOT 1fi DRIVEWAY FUR LOT iB 3fl, .. t)LCCK 6 TO OE LOCATED BLOCK 6 TO RE LOCATED r — SO' ON THE OPPOSITE SIDE ON THE DPPOSITE 51,E - 2,: �51VE f}F lHE$HARED COMMON OF THE SHARED COMOIDN - _ 13, N I� DRIVE PROPLTRTY LIRE DRIVE PRDPERT+LINE _ _ 10, 12, �,� Q HAJS-7 FIAYFIELD ST SIPEFSLOE 1D' I_ ,� -GARAG G151Aa] C-m I ao uo I'10 p I =1 la I Nr I I Nr I LIB _ 1 22 SIDE Ell, SIPtl —FIR 16 a FRONT _ — SIDE ONT STOCK 6t-AoarF 6 a c _ JGARgGE 6LOCK 6 - �r 12 12' 15 L516E �� RERR — y SIUE Y Y t LOTS 12-16, BLOCK 6 LOTS 19-23,BLOCK 6 0 40 so 120 - 40 80 120 Plan Scale:l"=43, P[..S1a I,I"=4D' Page 17 — gVILDING ENYELDPE, DRIVEWAY FOR LOT�9$LOCK BUILDING ENVELOPE. TYPICAL 6 TO BE LOCATED ON THE TYPICAL OPPYISITE SIDE OF THE SHARED COMMON DRIVE PROPERTY LINE c LOT 30 IS A NON-941LPABLE ❑ COMMON LOT WITH A BLANKET INGRESS/ECRESS m EASEMENT IN FAVOR OF LOTS 29 AND 31,BLMK 6 _ DRIVEWAY FOR LOT 32 BLOCK 6 TO RE LOCATED 11' ON THE OPPOSITE SIDE d r' _ •n_ W y y w °1 �� OF THE SHARED COMMON �2•� SIDE`- 12'� 2g 1 DRIVE PROPERTY LINE / HAVP]ELQ ST ]9 �12' tea' SIDE 'T Zoe 130 LL � GARAGE n _ I 5 FRONT 12 `-' C 3RACE - SIDE IO' n a gg w Fy c a GARAGE ,FRONT 0 g ° _ -i SIDE ZD FRONT I + SIDE FARM TREE NE n BLOCK E GARAGE _ I _ SInE 12' © nS' 5' tll BLOCK FOR OT 18 JJ ON THE $TO-PP BE SIDE ON THE SHARED E SIDE "' ^I �` `TII BIZ 22 pF THE SHARED C4UMPN L LR DRIVE PROPERTY UNE 20 SIDE $ N REAR L — — E=11'E 10 CO 26 IS A NON-HPILPRR LE .. - ODMMOk LOT WITH A _ y;yj T^a _ q�_�B3 S • + BLANKETINGRESS/EGRESS LASEMENT IN FAVOR OF LOTS 19 AND 21.BLOCK B 4 DRIVEWAY FOR LOT 22 a ON THE $TO BE LOCATED ON THE OPP04TE SIDE OF '� THE SHARED COMMON 2 DRIVE PROPERTY HNE 2 n *. LOTS 28-32,BLOCK 6 { l LdT518-22,SLOCK S = Io as Bo _D PI—S[alr'1"=40' `LY Plan Scale I" 4U' AIVEWAY FOR LOT 9 BLOCK 10 TO BE LOCATED ON THE OPPCSTTE SIDE OF THE SHARED LOT 12 IS A NON-PUILDARLE BUILDING ENVELOPE, COMMON DRIVE PROPERTY LINE COMMON LOT WITH A G TYPICAL. BLANKET INGRESS/EGRESS �? LOT 12 IS A NON-BUILDABLE EASEMENT IN FAVOR OF LOTS r- T 1 AND 13, BLOCK 9 COMMON LOT WITH A ,n T - BLANKET INGRESS/EGRESS - SIDEEASEMENT IN FAVOR OF LOTS ' DRIVEWAY FOR LOT,A 1O AND 1l, BLOCK 7O -, 1. 10 BLOCK 9 TO RE LOCATED + ON THE OPPOSITE SIDE OF THE SHARED MON DRIV COM ` EWAY FOR LOT 1-3 s 1 1 � '�12, DINE PRORElll LINE :O ' - BLOCK 10 TO BE LOCATED $ ON THE OPPOSITE SIDE OF THE SHARED COMMON yI COMMON � 2O' BIllE DRIVE PROPERTY LINE f, 'J, EDE DRIVE DAVEYSTZ " r QAYEY ST � / f4�slue 10, �I� 26' 'J'1 FRDRT� GTx" ry 6LOCK9 .,1DNRI.. 17 o fGARA, LF�� 1 12 8 RA �} 5'IUE I I — — SIPE rFRONT �I GARAGE BLOCI.Z IO m a o I im 61 I ( 11 Im (REAR N N SIDE .. J o- LOTS 11-14,BLOCK 9 LOTS 9-13,BLOCK 10 ❑ 4O a0 120 0 40 80 120 P an SEaie�1'=40' Plan Scdle=1"=40' _ Page 18 LY � H. Conceptual Elevations d a _ - - • !M4 I� Ju � Qw Page 19 1 - , 1 ei Page 20 � I - .•mot. � _ --_. - -'�• .'•�;. - � �A '•'` •"• -� .:�fi�.F;.a;�,.>.,-.� .Sri _ � �'. i a � C _.� _ �Aa[� ��^•-. _-..tea. _ .,':a ` , i- H. Clubhouse ps Page 22 = F z�� VII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the preliminary plat,landscape plan and conceptual building elevations for the single-family dwellings included in Section VI and the provisions contained herein. b. The rear and/or sides of 2-story structures that face N.Black Cat Rd. ,W. McMillian Rd and N. Grand Lakes Wy shall incorporate articulation through changes in two or more of the following: modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,material types, or other integrated architectural elements to break up monotonous wall planes and roof lines. Single-story structures are exempt from this requirement. Planning approval will be required at time of building permit. c. Required frontage improvements along N. Black Cat Rd and W.McMillian Rd including pathways, detached sidewalk,landscape buffers and left turn lane shall be constructed with the first phase of development. 2. The Preliminary Plat included in Section VI, dated 9/9/21, is approved with the following revisions: a. All utility easements reflected on the utility plan shall be included on the plat. b. All pathways and micropathways shall be within a separate common lot or easement as required per UDC 11-3A-8. 3. Prior to final plat,the Landscape Plan included in Section VI, dated 9/9//21, shall be revised to reflect the red-marked pathway connections as illustrated in Exhibit D. 4. Prior to issuance of Certificate of Occupancy/signature on the final plat by the City Engineer, the applicant shall submit a public access easement for the multi-use pathway along W. McMillian Rd and N. Grand Lakes Wy. to the Planning Division for approval by City Council and subsequent recordation. 5. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B, as applicable. 6. The existing residences being retained will be required to abandon well and septic systems and connect to City water and sewer with development of the property. Page 23 7. The applicant shall comply with all provisions of 11-3A-3 with regard to access to streets. 8. The development shall comply with standards and installation for landscaping as set forth in UDC 11-313-5 and maintenance thereof as set forth in UDC 11-3B-13. 9. The ditches to the west, south and north shall comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 10. Pathway and adjoining fencings and landscaping shall be constructed consistent with the standards as set forth in UDC 11-3A-7A7, 11-3A-8 and 11-3B-12C. 11. The development shall comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3, including but not limited to driveways, easements,blocks, street buffers, and mailbox placement. 12. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family detached dwellings based on the number of bedrooms per unit. 13. All common driveways shall meet the requirements of 11-6C-2-D including a perpetual ingress/egress easement being filed with the Ada County Recorder,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. 14. The Applicant shall have a maximum of two (2)years to obtain City Engineer's signature on a final plat in accord with UDC 11-6B-7. 15. The Applicant shall comply with all conditions of ACHD. B. PUBLIC WORKS DEPARTMENT Site Specific Conditions of Approval 1. Sewer mains should not be run in common driveways or out of Right-of-Way to serve building lots. Mains should be constructed in Right-of-Way and service lines extended within common drives or through Right-of-Way to serve each lot. 2. Sheet PP2.3 shows a sewer main being extended through a common lot and part of a residential building lot. Sewer mains should not be extended through these areas.Reconfigure so sewer mains are located in Right-of-Way. 3. Angle of pipe going into/out of manholes,in the direction of flow,need to be a minimum of 90 degrees. The manhole at the intersection of Doctor Brunn Lane and Cattleman Way currently does not meet this requirement. 4. Sewer service lines should not run through infiltration trenches. 5. Water mains should not be run in common driveways to serve building lots. Mains should be constructed in Right-of-Way and service lines extended within common drives or through Right-of-Way to serve each lot. 6. Water main sizes are not listed on the plans. The water main in North Grand Lakes Way should be 12" diameter. 7. Remove water main in Sunday Loop(alley). Place water mains in the Right-of-Way and run service lines to each house in the alley. Page 24 8. Each phase will need to have water modeling completed to verify minimum pressure is met for each phase. General Conditions of Approval 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. 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. 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. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(MCC 9-1-28.C). 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. 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. 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. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are Page 25 any existing wells in the development, and if so,how they will continue to be used,or provide record of their abandonment. 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. 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. 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. 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. 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. 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. 14. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. 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. 17. 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. 18. 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. 19. 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. 20. 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 Page 26 copy of the standards can be found at http://www.meridianciU.or"lublic_works.aspx?id=272. 21. 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. 22. 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. MERIDIAN FIRE DEPARTMENT https://weblink.meridianciU.oL-glWebLinkIDocView.aspx?id=239381&dbid=0&repo=MeridianC fty D. MERIDIAN POLICE DEPARTMENT https://weblink.meridiancily.or /WebLinkIDocView.aspx?id=239381&dbid=0&repo=MeridianC E. SETTLLERS IRRIGATION https://weblink.meridiancily.or /WebLinkIDocView.aspx?id=239143&dbid=0&repo=MeridianC F. NAMPA&MERIDIAN IRRIGATION DISTRICT https://weblink.meridiancily.org/WebLinkIDocView.aspx?id=240462&dbid=0&repo=MeridianC hty G. COMPASS https://weblink.meridiancily.org/WebLinkIDocView.aspx?id=240472&dbid=0&repo=MeridianC H. DEPARTMENT OF ENVIRONMENTAL QUALITY https://weblink.meridiancily.org/WebLinkIDocView.aspx?id=239400&dbid=0&repo=MeridianC iv Page 27 VIII. FINDINGS A. ANNEXATION AND/OR REZONE (UDC 11-5B-3E) Required Findings: Upon recommendation from the commission,the council shall make a full investigation and shall,at the public hearing,review the application. In order to grant an annexation and/or rezone,the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds annexation of the subject site with an R-8 zoning designation is consistent with the Comprehensive Plan MDR FL UM designation for this property, if the Applicant complies with the provisions in Section VII. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the lot sizes and layout proposed will be consistent with the purpose statement of the residential districts in that housing opportunities will be provided consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Commission finds that the proposed zoning map amendment should not be detrimental to the public health, safety, or welfare. Staff recommends the Commission consider any oral or written testimony that may be provided when determining this finding. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including,but not limited to, school districts; and Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. 5. The annexation(as applicable)is in the best interest of city Stafffinds the proposed annexation is in the best interest of the City if the property is developed in accord with the provisions in Section VII. B. 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: (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005) 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 VII. Page 28 2. Public services are available or can be made available and 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 CIR 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. (Ord. 05-1170, 8- 30-2005, eff. 9-15-2005) There are several laterals along the property that will be piped, but are not natural features. According to the landscape plan, there are no healthy trees onsite meeting the requirements for preservation. Page 29