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CC - Commission Recommendations and Staff Report for 7-19 Page 1 HEARING DATE: July 19, 2022 Continued from: June 21, 2022 TO: Mayor & City Council FROM: Sonya Allen, Associate Planner 208-884-5533 SUBJECT: H-2022-0015 Bountiful Commons – MDA, PFP LOCATION: 5960 N. Linder Rd., in the NW 1/4 of Section 25, T.4N., R.1W. I. PROJECT DESCRIPTION Modification to the existing Development Agreement (Linder Mixed Use - Inst. #2018-052340) to update the conceptual development plan & building elevations; and combined preliminary and final plat consisting of three (3) building lots on 2.20 acres of land in the C-C (Community Business) zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 2.20 Existing/Proposed Zoning C-C (Community Business District) Future Land Use Designation Mixed Use – Community (MU-C) Existing Land Use(s) Vacant/undeveloped land Proposed Land Use(s) Commercial (mixed use) Lots (# and type; bldg./common) 3 building/0 common Phasing Plan (# of phases) 1 Number of Residential Units (type of units) NA Physical Features (waterways, hazards, flood plain, hillside) None Neighborhood meeting date; # of attendees: 2/1/22 History (previous approvals) H-2017-0095 (AZ, Development Agreement Inst. #2018- 052340); H-2018-0067 (PP); H-2018-0084 (FP); PBA- 2022-0004 ROS #1333 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 B. Community Metrics Description Details Pg Ada County Highway District • Staff report (yes/no) No • Requires ACHD Commission Action (yes/no) No Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Access is proposed via a private backage road/driveway along the west boundary of the site. Traffic Level of Service NA Stub Street/Interconnectivity/Cros s Access There are no stub streets that exist to this site and none are required to be provided to adjacent properties. Existing Road Network A backage road/driveway exists along the west boundary of this site parallel to N. Linder Rd. Existing Arterial Sidewalks / Buffers There are no existing arterial streets abutting this site. Proposed Road Improvements NA West Ada School District NA Police Service No Comment C. Project Area Maps Future Land Use Map Aerial Map Page 3 A. Applicant: Stephanie Hopkins, KM Engineering, LLP – 5725 N. Discovery Way, Boise, ID 83713 B. Owners: TMEG Properties, LLC – 74 E 500 S, Ste. 200, Bountiful, UT 84010-0000 C. Representative: Same as Applicant III. NOTICING Planning & Zoning Posting Date City Council Posting Date Notification published in newspaper 5/3/2022 5/29/2022 Notification mailed to property owners within 300 feet 4/27/2022 5/23/2022 Applicant posted public hearing notice on site 5/7/2022 7/5/2022 Nextdoor posting 4/27/2022 5/25/2022 IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan) Land Use: The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates this property as Mixed Use – Community (MU-C). The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Non-residential buildings in these areas have a tendency to be larger than in Mixed Use Neighborhood (MU-N) areas. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to 3 or 4 miles). Employment opportunities for those living in and around the neighborhood are encouraged. Zoning Map Planned Development Map Page 4 Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3C. (See pgs. 3-11 through 3-16 for more information.) The Applicant proposes to develop the subject property with four (4) multi-tenant commercial/office buildings with associated outdoor plazas and surface parking. The existing development plan was reviewed and deemed to be generally consistent with the Comprehensive Plan with H-2017-0095. Staff has reviewed the proposed conceptual development plan for consistency with the development guidelines in the Plan and recommends changes to the plan as noted below in Section V.A consistent with the following general guidelines for Mixed-Use and specifically MU-C developments: • “In developments where multiple commercial and/or office buildings are proposed, the buildings should be arranged to create some form of common, usable area, such as a plaza or green space.” (Pg. 3-13) • “Supportive and proportional public and/or quasi-public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minimum of 5% of the development area are required. Outdoor seating at restaurants do not count toward this requirement.” (Pg. 3-16) The following Comprehensive Plan Policies are also applicable to this development: (Staff’s analysis in italics) • “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) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. Urban services are available to be provided upon development. • “Encourage compatible uses and site design to minimize conflicts and maximize use of land.” (3.07.00) The proposed commercial/office uses should be compatible with existing residential and church uses to the east and south; and with future commercial uses to the west. • “Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine, play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall livability and sustainability.” (3.06.02B) The proposed mix of commercial/office uses should provide needed services for nearby residents and employees. • “Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development.” (3.03.03A) The proposed development will connect to City water and sewer systems; services are required to be provided to and though this development in accord with current City plans. V. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC) A. Development Agreement Modification (MDA): The Applicant proposes a modification to the existing Development Agreement (DA) for Linder Mixed Use (Inst. #2018-052340) to update the conceptual development plan & building Page 5 elevations for this site to accommodate the proposed development; and remove the Chili’s restaurant conceptual building elevations from the agreement. No changes are proposed to the text of the agreement. Note: The overall DA is for a larger 5-acre area; the portion subject to the proposed modification is the northeastern 2.93 acres. The existing plan depicts a 7,000 square foot (s.f.) and 10,000 s.f. buildings with a shared outdoor plaza area in between the two buildings with surface parking around the perimeter of the buildings. A dance studio and event center for dance recitals and performances were originally anticipated to develop on this site but is no longer planned (see Section VII.A below). Conceptual elevations are included in the existing DA for a Chile’s restaurant, a couple of multi-tenant buildings and an event center. The proposed development plan includes four (4) multi-tenant commercial/office buildings with individual outdoor plazas at the rear of each building, a pedestrian walkway around each building with a connection in between the two northern buildings and two southern buildings, and surface parking internal to the site. Conceptual elevations for the proposed structures are also included (see Section VII.B below). As part of the modification, the Applicant proposes to remove the conceptual elevations for the Chili’s restaurant and the event center. A north/south backage road exists along the west boundary of this site that provides an access from the collector street (W. Cayuse Creek Dr.) to the north to Linder Rd. at the south boundary of Bountiful Commons Subdivision. Staff is concerned the ten (10) parking spaces depicted on the site plan along the west boundary of the site will create a safety hazard by vehicles backing out into traffic; therefore, Staff recommends these spaces are removed from the plan. An existing provision of the DA (#5.1b) requires a minimum of 5% of the development area to be developed with supportive and proportional public and/or quasi-public spaces and places. Based on 2.93 acres, a minimum area of 0.15-acre (or 6,382 square feet) would be required. In mixed use designated areas where multiple commercial and/or office buildings are proposed, the Comprehensive Plan also desires buildings to be arranged to create some form of common, usable area, such as a plaza or green space. To create more of a shared common usable area as desired, Staff recommends instead of individual outdoor plaza areas for each building, the parking areas in between Buildings A & B and C & D are removed and a plaza/green space is provided in these areas with seating, landscaping and shade structures. Note: The conceptual development plan depicts a total building square footage of 31,488+/- s.f. between four (4) buildings. For a commercial/office use in a commercial district, a minimum of 63 off-street parking spaces would be required; a total of 154 spaces are proposed. Even with removal of 34 spaces as recommended, a total of 120 spaces will still be provided, which Staff believes will meet the needs of the development. Staff has reviewed the provisions of the existing DA and finds the proposed conceptual development plan to be in compliance with these provisions if the Applicant complies with the recommended changes to the plan. Staff is generally supportive of the proposed modification to the DA with the recommended changes to the conceptual development plan noted above. Staff recommends the Applicant revise the plans to incorporate these changes and submit a copy of the revised plan to the Planning Division at least 10 days prior to the City Council hearing. Page 6 B. Preliminary/Final Plat (PFP): A combined preliminary and final plat is proposed to re-subdivide a portion of Lot 1 and all of Lot 4, Block 1, Bountiful Commons Subdivision. The current configuration of the property was created through Record of Survey #13333 associated with PBA-2022-0004. The proposed plat consists of three (3) building lots on 2.20 acres of land in the C-C zoning district. Existing Structures/Site Improvements: There are no existing structures on this site; the previous structures have been removed. Dimensional Standards: Development of the proposed lots is required to comply with the dimensional standards of the C- C zoning district in UDC Table 11-2B-3. Subdivision Design and Improvement Standards (UDC 11-6C-3): Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3. Access (UDC 11-3A-3) Access to the site exists via a private driveway/backage road that runs parallel to N. Linder Rd. depicted in an easement on the plat. No stub streets exist to the site and none are proposed or required to be provided to adjacent properties. A cross-access easement agreement (Inst. #2018- 108834) exists between all lots in the subdivision that grants access over drive aisles and parking areas per plat note #12. Pathways (UDC 11-3A-8): There are no pathways depicted on the Pathways Master Plan for this site. The existing DA (provision #5.1i) requires a pedestrian pathway connection to be provided to the church property (Parcel # R6905150070) at the south boundary of the site; the site/landscape plan shall be revised accordingly. The existing DA also requires a walkway to be provided along one side of the north/south backage driveway for safe pedestrian access and connectivity. Because a sidewalk was constructed on the Beehive Credit Union (A-2020-0032) site to the west of the proposed development along the west side of the driveway, Staff is not including a requirement for a walkway to be constructed on the east side of the driveway on the subject property. Sidewalks (UDC 11-3A-17): There are no public streets proposed within this site or that exist adjacent to the site; therefore, sidewalks are not required. Landscaping (UDC 11-3B): No streets are proposed with this application and none exist adjacent to this site; therefore, no street buffer landscaping is required. No pathways are proposed; therefore, no pathway landscaping is required. A 25-foot wide buffer is required along the east boundary of Lots 7 and 8, Block 1 adjacent to existing residential uses as set forth in UDC Table 11-2B-2; the buffer should be landscaped per the standards listed in UDC 11-3B-9C and may be installed at the time of lot development. The landscape plan depicts the 25-foot wide buffer planted with a mix of deciduous and evergreen trees with a 3-foot tall berm in accord with UDC standards. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City’s adopted standards, specifications and ordinances. Design and construction is required to follow Best Management Practices as adopted by the City. The Applicant submitted a Geotechnical Page 7 Engineering Report for the proposed subdivision that was prepared in 2018 with the original subdivision. Stormwater integration is required in accord with the standards listed in UDC 11-3B- 11C. Pressure Irrigation (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided for each and every lot in the subdivision as required in UDC 11-3A-15. This property lies within the boundary of Settler’s Irrigation District. Utilities (UDC 11-3A-21): Utilities are required to be provided to the subdivision as required in UDC 11-3A-21. Waterways (UDC 11-3A-6): The North Slough runs along the project’s north boundary and has been piped in accord with UDC 11-3A-6B. A portion of the easement (i.e. 10’) lies on this property as depicted on the plat. This project is not within the flood plain. Fencing (UDC 11-3A-6 and 11-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing exists along the north, east and west property boundaries; no new fencing is proposed with this application. Building Elevations (UDC 11-3A-19 | Architectural Standards Manual): Conceptual building elevations were submitted for the proposed single-story commercial/office buildings as shown in Section VII.B; these elevations may change with future applications but provide a general idea of the type of architecture planned. Final design must comply with the design standards in the Architectural Standards Manual. VI. DECISION A. Staff: Staff recommends approval of the requested development agreement modification with recommended changes to the conceptual development plan as noted above in Section V.A; and combined preliminary and final plat with the provisions noted in Section VIII, per the Findings in Section IX. B. The Meridian Planning & Zoning Commission heard the PP on May 19, 2022. At the public hearing, the Commission moved to recommend approval of the subject PP request. 1. Summary of Commission public hearing: a. In favor: Stephanie Hopkins, KM Engineering; Trevor Gasser, Applicant b. In opposition: None c. Commenting: None d. Written testimony: Stephanie Hopkins, KM Engineering (response to the staff report – not in favor of amending the concept plan as recommended by Staff) e. Staff presenting application: Sonya Allen f. Other Staff commenting on application: None 2. Key issue(s) of public testimony: a. None 3. Key issue(s) of discussion by Commission: a. Discussion pertaining to the MDA application and the proposed design of the site in relation to Staff’s recommendation for a more centralized common open space/plaza area to be provided and certain parking spaces to be removed. Commission was generally supportive of removal of the parking spaces along the west boundary of the site as recommended by Staff for safety reasons; but was in favor of the parking between the buildings remaining. Page 8 4. Commission change(s) to Staff recommendation: a. None 5. Outstanding issue(s) for City Council: a. The applicant submitted a revised site/landscape plan after the Commission hearing that depicts the removal of 10 parking spaces along the west boundary of the site as recommended by Staff and the Commission. Other changes as recommended by Staff were not included in accord with the Commission’s discussion (i.e. removal of individual outdoor plaza areas for each building and the parking areas in between Buildings A & B and C & D in favor of provision of plaza/green spaces in these areas with seating, landscaping and shade structures). Page 9 VII. EXHIBITS A. Existing Development Agreement Provisions, Conceptual Development Plan and Elevations Page 10 Page 11 Event Center Page 12 B. Proposed Conceptual Development Plan (NOT APPROVED) & Elevations to be Included in Amended Development Agreement Updated (dated: 7/7/22): Page 13 Page 14 C. Existing Recorded Plat & Record of Survey Page 15 Page 16 D. Proposed Preliminary Plat (date: 2/1/2022) Page 17 E. Proposed Final Plat (dated: 2/4/2022) Page 18 Page 19 F. Landscape Plan (date: February 2022) Page 20 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Staff recommends the Applicant revise the conceptual development plan depicted in Section VII.B to incorporate the changes noted in Section V.A and submit a copy of the revised plan to the Planning Division at least 10 days prior to the City Council hearing. A revised plan was submitted after the Commission hearing that incorporated some but not all of Staff’s recommended changes (see Sections VI.B.5 and VII.B for more info). 1. The existing Development Agreement (DA) (Inst. #2018-052340, H-2017-0095) for Linder Mixed Use shall be amended as proposed by the Applicant with the changes to the conceptual development plan recommended by Staff. The amended DA shall be signed by the property owner and returned to the Planning Division within six (6) months of the City Council granting approval of the amendment. 2. The final plat shall include the following revisions: a. Include the recorded instrument of the City of Meridian sewer and water easement graphically depicted on Sheet 1. 3. The landscape plan depicted in Section VII.F is approved as submitted. 4. Future development shall be consistent with the minimum dimensional standards listed in UDC Table 11-2B-3 for the C-C zoning district. 5. With development of Lots 7 and 8, Block 1, a 25-foot wide buffer shall be provided along the eastern boundary of those lots adjacent to residential uses as set forth in UDC Table 11-2B-2, landscaped per the standards listed in UDC 11-3B-9C. Note: This buffer is not required to be constructed with the subdivision improvements. 6. As approved with Bountiful Commons Subdivision No. 1 tree mitigation plan, each lot shall provide an additional 12.5 caliper inches of trees, above the minimum standards, when developed. These trees shall be depicted on the landscape plans submitted with the Certificate of Zoning Compliance application for development of each lot. 7. All waterways on this site shall be piped as set forth in UDC 11-3A-6B unless otherwise waived by City Council. B. PUBLIC WORKS Site Specific Conditions of Approval 1. Sewer mains must meet minimum separation requirements from other mains; which is 10 feet for parallel lines. 2. Sewer mains require a minimum 20-foot-wide easement whenever they’re located outside of right-of-way. 3. Ensure no sewer services pass through infiltration trenches. 4. Ensure no permanent structures including, but not limited to trees, shrubs, buildings, carports, trash enclosures, fences, infiltration trenches, light poles, etc. are built within any City utility easement. 5. The applicant must ensure that fire requirements are met and no fire hydrants or fire services lines are required for the eastern parcels. If any hydrants are fire lines are required, then an 8- inch diameter water main must be run to the eastern properties instead of service lines; the services, hydrants, and fire lines will then be stubbed from that 8-inch main extension. If main is added, a 20-foot-wide easement will be required over the main. Page 21 6. A streetlight plan will be required, and must conform with the Meridian City Standards and Specifications. 7. Three (3) new streetlights will be required within the right-of-way of North Linder Road. General Conditions of Approval 8. 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. 9. 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. 10. 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. 11. 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. 12. 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. 13. 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. 14. 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 any existing wells in the development, and if so, how they will continue to be used, or provide record of their abandonment. 15. 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. 16. 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 22 17. 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. 18. 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. 19. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 20. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 21. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 22. Developer shall coordinate mailbox locations with the Meridian Post Office. 23. 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. 24. 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. 25. 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. 26. 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. 27. 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. 28. 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. 29. 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. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=259544&dbid=0&repo=MeridianC ity Page 23 D. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=259179&dbid=0&repo=MeridianC ity E. ADA COUNTY HIGHWAY DISTRICT (ACHD) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=260310&dbid=0&repo=MeridianC ity IX. FINDINGS A. Preliminary Plat: 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; The Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use and transportation. (Please see Comprehensive Plan Policies in, Section IV of this report for more information.) 2. Public services are available or can be made available and are adequate to accommo date the proposed development; The Commission finds that public services will be provided to the subject property with development. (See Exhibit B 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, the Commission 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; The Commission 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 VIII for more information.) 5. The development will not be detrimental to the public health, safety or general welfare; and, The Commission 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. 6. The development preserves significant natural, scenic or historic features. The Commission is unaware of any significant natural, scenic or historic features that exist on this site that require preserving.