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Staff Report
Item #5: Freedomworks Subdivision (PFP-10-002) Location, size of property and existing zoning: The site consists of 11.91 acres and is zoned C-G. The site is located on the southwest side corner of W. Overland Road and S. Stoddazd Road. Adjacent Land Use and Zoning: North: Western Electronics, zoned I-L 2. East: Vacant commercial pad sites; Bear Creek Subdivision, zoned C-G and R-4 3. South: Idaho Power Substation, zoned RUT (Ada County) 4. West: Rural Residential /Agricultural, zoned RUT and Rl (Ada County) Applications: Combined Preliminary/Final Plat consisting of three buildable lots. Summary of Proposed Streets and/or Access: Access to the site is provided directly from W. Overland Road via an existing shared driveway with the storage facility. Cross access will be granted across all lots within the Freedomworks Subdivision graphically depicted on the submitted plats. A secondary access point was constructed on Stoddard Road, located in the southeast comer, which provides emergency access for the Fire Department to the self-service storage facility. Landscaping: 1. Existing 25-foot wide buffer along W. Overland Road 2. Existing 25-foot wide buffer along S. Stoddazd Road Comprehensive Plan Designation: Mixed Use-Neighborhood Compliance with Comprehensive Plan: Yes Compliance with UDC: Yes, with conditions History of Previous Actions: In 2004, the property, was granted Annexation and Zoning (AZ-04-013), and Conditional Use Permit (CUP-04-017) approval for a Planned Development on 13.5 acres to allow a self service storage facility, a 3,200 square-foot office /retail building, and a 1,600 square-foot caretaker's apartment. Also approved with the aforementioned CUP, was a concept plan fora 27,265 squaze feet of office /retail space at the northeast corner of the property (future Lot 3). The entire site is subject to a recorded development agreement recorded as instrument #104134972. In 2007, the existing CUP/PD was modified (MCU-07-004) to allow for asingle-story, 15,620 squaze-foot office /retail building. Elevations: No. Per the recorded DA, CUP approval is required prior to development of lot 3. Per City Ordinance design review is also required concurrently with a CUP application. Future elevations will be evaluated at the time actual development is proposed for the property. Outstanding Issue(s) for Commission: None Written Testimony: Written comments were received from Nampa/Meridian Irrigation District and Central District Health. Staff Recommendation: Approval STAFF REPORT Hearing Date: May 6, 2010 TO: Planning & Zoning Commission FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: PFP-10-002 -Freedomworks Subdivision 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST ~~E IDI~ IAN,:--- ~J The Applicant, Wally Morgas, has applied for Preliminary and Final Plat approval for 3 buildable lots on approximately 11.91 acres in a C-G zoning district. 2. SUMMARY RECOMMENDATION Staff recommends approval of the proposed development with the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C. 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and public testimony, I move to recommend approval to the City Council of File Number PFP-10-002, as presented during the hearing on May 6, 2010, with the following modifications to the conditions of approval: (add any proposed modifications) Denial After considering all Staff, Applicant, and public testimony, I move to recommend denial to the City Council of File Number PFP-10-002, as presented during the hearing on May 6, 2010, for the following reasons: (state specific reasons for denial of the preliminary/final plat request) Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number PFP-10-002 to the hearing date of (insert continued hearing date here) for the following reason(s): (state specific reason(s) for a continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The site is located on the southwest corner of Overland Road and Stoddard Road NW '/ of Section 24, T.3N., R.1 W. b. Applicant: Wally Morgas 943 W. Overland Road Meridian, Idaho 83642 c. Owner: William C. Hovey and Gray Hawk Capital, LLC PO Box 840 and 675 Sun Valley Road Ketchum, Idaho 83340 Freedomworks Subdivision -PFP-10-002 PAGE 1 d. Representative: Laren Bailey, LEI Engineers and Surveyors, (846-9600) e. Applicant's Request: Please see applicant's narrative for this information. 5. PROCESS FACTS a. The subject application is for a combined preliminary/final plat; a public hearing is on this matter, consistent with Meridian City Unified Development Code Title 11, Chapter 5. b. Newspaper notifications published on: April 19, and May 3, 2010 c. Radius notices mailed to properties within 300 feet on: April 15, 2010 d. Applicant posted notice on site by: Apri126, 2010 6. LAND USE a. Existing Land Use(s): The subject site is currently developed with aself-service facility and multi- tenant office/retail building. A 2.36 acre portion remains undeveloped. b. Character of Surrounding Area and Adjacent Land Uses: A mix of commercial, industrial and residential uses are developed in the surrounding area. The following uses surrounding the site include: 1. North: Western Electronics, zoned I-L 2. East: Vacant commercial pad sites; Bear Creek Subdivision, zoned C-G and R-4 3. South: Idaho Power Substation, zoned RUT (Ada County) 4. West: Rural Residential /Agricultural, zoned RUT and Rl (Ada County) c. History of Previous Actions: In 2003, the City reviewed an annexation application (AZ-03-002) and a CUP application (CUP-03- 001) for a contractor's yard and amini-storage facility for the subject property. Those applications were denied by the City Council. In 2004, the property, was granted Annexation and Zoning (AZ-04-013), and Conditional Use Permit (CUP-04-017) approval for a Planned Development on 13.5 acres which allowed 9mini-storage buildings containing 122,550 square feet of storage space (including 28 boat / RV storage spaces), a 3,200 square-foot office /retail building, a 1,600 square-foot caretaker's apartment, and an indoor storage building totaling 28,130 square feet. Also approved with the aforementioned CUP, was a future plan to construct 27,265 square feet of office /retail space at the northeast corner of the property. Said 2.5-acre portion has not yet obtained detailed construction approval. The entire site is subject to a recorded development agreement recorded as instrument #104134972. In 2007, the existing Conditional Use Permit/PD was modified (MCU-07-004) to allow for asingle- story, 15,620 square-foot office /retail building. In addition, an existing 3,000 square feet of existing storage building located behind the proposed office /retail building was converted into shipping / receiving space. d. Utilities: 1. Public Works a. Location of sewer: Sewer mains were installed from W Overland Road and S Stoddard Road. b.Location of water: Water mains were installed from W Overland Road and S Stoddard Road. Freedomworks Subdivision - PFP-10-002 PAGE 2 c. Issues or concerns: No Concerns e. Physical Features: 1. Canals/Ditches Irrigation: Hardin Drain transverses the southern boundary and was granted a waiver from the tiling requirements with the annexation of the property. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: NA 4. Topography: NA f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the site is provided directly from W. Overland Road via an existing shared driveway with the storage facility. Cross access will be granted across all lots within the Freedornworks Subdivision graphically depicted on the submitted plats. A secondary access point was constructed on Stoddard Road, located in the southeast corner, which provides emergency access for the Fire Department to the self-service storage facility. An approved concept plan (CUP-04-017) depicts an additional right-in/right-out access point to Overland Road and aright-in/right-out access point onto Stoddard Road. The right-in/right-out access points are not referenced on the submitted plats. Therefore the only access point approved is the shared drive to Overland Road. No new access points are proposed or approved with this application. 7. COMPREHENSIVE PLAN POLICIES AND GOALS The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use - Neighborhood." Per Chapter VII of the Comprehensive Plan, the Mixed Use land use category contains five sub-categories. Generally, the mixed-use designation will provide for a combination of compatible land uses that are typically developed under a master or conceptual site plan. The purpose of this designation is to identify key areas which are either infill in nature or situated in highly visible or transitioning areas of the city where innovative and flexible design opportunities are encouraged. The intent of this designation is to offer the developer a greater degree of design and use flexibility. The following standards apply to the MU-N category: 1) Up to ten (10) acres may be non-residential uses, and 2) Up to 100,000 square feet ofnon-residential building area is allowed. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (Staff analysis in italics): • Permit new... commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City (Chapter IV, Goal I, Objective A, Action Item 6) Sanitary sewer and water are currently available to this site. Additionally, all other urban services are also provided to serve this development. • Plan for a variety of commercial and retail opportunities within the Impact Area (Goal I, Objective B, Chapter VII, Page 109) Staff believes the existing and future uses should contribute to the variety of commercial uses within the impact area an the surrounding incorporated area. A previously approved concept plan allows a mix of retail/office for the remaining 2.36 acres that is currently vacant (Lot 3). • Chapter V, Goal III, Objective D, Action 5 -Require all commercial businesses to install and maintain landscaping. Freedornworks Subdivision - PFP-10-002 PAGE 3 The existing 25-foot landscape buffer adjacent to Overland Road acrd the existing 25 foot wide landscape buffer adjacent to Stoddard Road comply with the UDC landscaping standards. Internal landscaping will be reviewed once development is proposed for lot 3. • Encourage compatible uses to minimize conflicts and maximize use of land. (Chapter VII, Goal IV) Staff believes that the existing uses (multi-tenant office and retail building and self=service storage ,facility) and future uses as a small scale office/retail development should be compatible with existing residential, commercial and industrial uses in the area. 8. ZONING ORDINANCE The subject site is located in a C-G zone District. The following provisions apply to the application. a. Purpose Statement of Zoning District: The purpose of the C-G district is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and rnix of allowed commercial uses, and the location of the district in proximity to streets and highways. b. Allowed Uses: Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and conditional uses in the C-G zoning district. The site is approved through a planned development that allows a mix of office and retail uses. Future development of these lots shall conform to the permitted, accessory and conditional uses of the zoning district as outlined in the UDC. Specifically the DA requires all future uses proposed for lot 3 will require CUP approval. c. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2B-3 for the C-G zoning district. d. Landscaping: • Width of street buffer(s): UDC 11-2C-3 requires a 25 foot wide landscape buffer adjacent to Linder Road, an arterial street and a 20-foot wide landscape buffer adjacent to Stoddard Road. • Internal landscaping will be reviewed at the time development is proposed for the vacant lot. 9. ANALYSIS Analysis of Facts Leading to Staff Recommendation PRELIMINARY/FINAL PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Unified Development Code, Staff believes that the subdivision is appropriate on this site. This site is eligible for a combined preliminary/final plat application since the proposed subdivision does not exceed four lots, the development of the site does not require any new streets to be dedicated or widened, nor is the development being granted any special development considerations (UDC 11-6B-4A). Staff is providing analysis on the subject application as follows: Access: Access to the subject site is proposed from one existing access point from Overland Road. A cross access easement is depicted on the submitted plats that grant access across to all lots within the proposed Freedomworks Subdivision. A secondary access point was constructed on Stoddard Road, located in the southeast corner, which provides emergency access for the Fire Department to the self- service storage facility. The plans as submitted comply with the access to street standards outlined in UDC 11-3A-3. However, a previous approved concept plan (CUP-04-017) depicts aright-in/right-out driveway (approximately 230 feet west of the intersection) to Overland Road and aright-in/right-out driveway (approximately 230 feet south of the intersection) to Stoddard Road. Currently these access points are Freedomworks Subdivision - PFP-10-002 PAGE 4 not depicted on the plats and were approved prior to the UDC. Currently, the standards outlined in UDC 11-3A-3, limit access points to collector or arterial roadways via cross access agreements as the applicant has proposed. If the right-in/right-out access points are proposed, the applicant can seek a Council waiver for additional access points. Lots: The application proposes 3 buildable lots on 11.91 acres within the C-G zoning district. All lots within the Freedomworks Subdivision shall be in compliance with UDC 11-2B. Lot 1 is developed with an existing 15,620 square foot multi-tenant office /retail building and Lot 2 is developed with a self-service storage facility. A concept plan was approved (CUP-04-017) for said lot and included 27,265 square feet of office/retail for the site. Per the recorded development agreement Lot 3 is not to develop without detailed CUP approval. Landscaping: The applicant submitted a two landscape plans with this application. The purpose of the plan is only to illustrate the street buffers required for the proposed subdivision. The UDC requires a 25-foot wide landscape buffer adjacent to Overland Road and a 20-foot wide landscape buffer adjacent to Stoddard Road. Currently the buffers exist along the aforementioned roadways and meet the current landscape standards outlined in UDC 11-3B-7. However, the submitted landscape plans were approved with other previous applications and are quite dated (Exhibit A.4). Staff is recommending the applicant provide a more current landscape plan depicting the street buffers only. The new landscape plan shall be submitted to the Planning Department with any application for a CZC on Lot 3. 4. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. An underground, pressurized irrigation system should be installed to all properties per the approved specifications and in accordance with UDC 11-3A-15. The applicant has informed staff that the property received a waiver for the installation of a pressurized irrigation system. The existing landscaping on the site is currently using domestic water for irrigation purposes. The applicant should provide documentation that a waiver was granted by the City. If not, the applicant shall submit a letter for the Nampa Meridian Irrigation District verifying the water deficiency. The use of domestic water for irrigation will be subject to the City Engineer's approval prior to signature on the final plat. 5. Certificate of Zoning Compliance (CZC) and Design review (DES): A CZC and design review approval from the Planning Department is required for all new construction prior to issuance of building permits. 6. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie within the area being subdivided shall be covered. Staff is not aware of facilities that transverse the site. The Hardin Drain transverses the southern boundary and was granted a waiver from the tiling requirements with the annexation of the property. 7. Tree Mitigation: The applicant is not proposing to remove any existing trees on this site. 8. Fencing: Permanent fencing is not required for commercial subdivisions. If permanent fencing is not provided, temporary construction fencing to contain debris should be installed around the perimeter prior to issuance of a building permit for this site. 9. Elevations: The applicant has not submitted any elevations with the subject plat application. Future development proposed for this site is subject to the design criteria contained in the Meridian Design Manual and UDC 11-3A-19. 10. Pathway: Meridian Pathways Master Plan: The City's Master Pathways Plan has identified this site Freedomworks Subdivision - PFP-10-002 PAGE 5 as having the potential to extend the pathway network along Overland Road. With the Overland Road improvements in 2007, a 5-foot wide detached sidewalk and a separate bike lane was constructed. The Meridian Master Pathways Plan was adopted after the completion of the road improvements. Staff has discussed the requirements for the on street segment of the pathway with the Parks Director. He believes the 5-foot detached and separate bike lane meets the intent of the Master Pathways Plan and provides multiple means of transportation along the Overland Road Corridor. 10. EXHIBITS A. Drawings 1. Vicinity Map 2. Preliminary Plat 3. Final Plat 4. Landscape Plans B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Services Company 7. Ada County Highway District C. Required Findings from Unified Development Code Freedomworks Subdivision - PFP-]0-002 PAGE 6 A. Drawings 1. Vicinity Map Exhibit A - 1 - 2. Preliminary Plat FREEDOMWORKS SUBDIVISION ~ --~ ~ ~~RO~e¢rsrr PRELIMINARY PLAT A PORTION OF SECTION 24, TOWNSHIP 3 NORTH, ~ :~ I RANGE ~ EAST, B.M. 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I ~ 9fiT 1 O` 191tYTf d4} C i Exhibit A - 3 - I' { a 7 I II 1 I i i I + 511E PI.A'H M7~ ~~~SCALLai:iO ~ i ~i ~~. .,. ,, 4. Landscape Plan l ~ f ~ S ... - p.~~., i _ ' .. (.' .~ t i '~ ~ .. y ,~, i.'. ~~!' _ I , f ~ _< } .":.:`T. Exhibit A -4- B. Conditions of Approval On April 15, 2010, a joint agency and departments meeting was held with service providers in this area. The agencies and departments submitted comments have been included below. 1. PLANNING DEPARTMENT 1.1 SITE SPECIFIC REQUIREMENTS PRELIMINARY PLAT 1.1.1 The preliminary plat labeled as Sheet No. 1, prepared by LEI Engineers and Surveyors, dated April 14, 2010, is approved with the conditions listed herein. 1.1.2 Freedomworks Subdivision shall be subject to the UDC standards of the C-G (General Commercial) zoning district. 1.1.3 Applicant is to meet all terms of the approved development agreement (instrument #104134972), or as may be modified by the City, annexation (AZ-04-013), and conditional use permit (CUP- 04-017) applications for this subdivision. 1.2 SITE SPECIFIC REQUIREMENTS-FINAL PLAT 1.2.1 The final plat labeled as Sheet Nos. 1-3, prepared by Timberline Surveying., is approved with the following changes: • Provide a stamped set of plans prior to City Engineer's Signature on the plat. • Add instrument number to note #10 on the face of the plat. 1.2.2 The streetscape buffers are currently constructed along Overland Road and Stoddard Road in accordance with UDC 11-3B-7. The applicant shall provide a more current landscape plan depicting the street buffers only. The new landscape plan shall be submitted to the Planning Department with any application for a CZC on Lot 3. 1.2.3 Per UDC 11-3A-6 all irrigation ditches, laterals or canals that intersect, cross or lie within the area being subdivided shall be covered exclusive of the Hardin Drain. 1.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, asingle-point connection to the domestic water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the irrigable landscape areas prior to signature on the final plat by the Meridian City Engineer. This subdivision lies within the Nampa & Meridian Irrigation District The existing landscaping on the site is currently using domestic water for irrigation purposes. The applicant should provide documentation that a waiver was granted by the City. If not, the applicant shall submit a letter for the Nampa Meridian Irrigation District verifying the water deficiency. The use of domestic water for irrigation shall be subject to City Engineers approval prior to signature on the final plat. 1.2.5 All development improvements including water, sewer, fencing, landscaping and irrigation systems shall be installed and approved prior to obtaining Certificates of Occupancy. 1.2.6 Applicant shall be required to pay Public Works development plan review and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 1.2.7 Prior to submittal for signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 1.2.8 Across-access easement shall be recorded for all lots within the subdivision. All lots within the subdivision shall have access to the access points approved in this application. This agreement Exhibit B shall be recorded and a copy of said agreement submitted to the City prior to the City Engineer's signature on the final plat OR a note shall be added to the face of the final plat granting said cross-access. 1.2.9 Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information. 1.2.10 All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. 1.2.11 All future buildings within the Freedomworks Subdivision shall be subject to the Design Review standards that are in effect at the time of application submittal. 1.2.12 Access to the Freedomworks Subdivision shall be in accordance with UDC I 1-3A-3. 1.3 GENERAL REQUIREMENTS PRELIMINARY /FINAL PLAT 1.3.1 Sidewalks/walkways shall be installed within the subdivision pursuant to UDC 11-3A-17. 1.3.2 All lot lines common to a public right-of-way shall reserve a 10' utility easement. 1.3.3 Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 1.3.4 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. 1.3.5 Where permanent fencing is not proposed on-site, temporary fencing shall be installed around the subdivision boundary perimeter to contain construction debris prior to issuance of a building permit. All permanent fencing shall taper down to 3 feet maximum within 20 feet of all right-of- way. All fencing should be installed in accordance with UDC 11-3A-7. 1.3.6 Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. 1.3.7 All development shall comply with the Americans with Disabilities Act. 1.3.8 The combined Preliminary/Final plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 1.3.9 The Applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit and administrative design review approval from the Planning Department prior to any building construction on the subject property. 2. PUBLIC WORKS DEPARTMENT 2.1 Sewer mains were installed from W Overland Road and S Stoddard Road. 2.2 Water mains were installed from W Overland Road and S Stoddard Road. 2.3 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, asingle-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 conunon areas prior to signature on the final plat by the City Engineer. 2.4 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Exhibit B - 2 - 2.5 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.6 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 2.7 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. 2.8 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. 3. FIRE DEPARTMENT 3.1 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 3.2 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 3.4 Commercial and office occupancies will require afire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 3.5 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather surface are required to be installed before combustible construction material is brought onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J. 3.6 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1. 4. POLICE DEPARTMENT 4.1 The Police Department has no comments related to the application. 5. PARKS DEPARTMENT 5.1 The Parks Department has no comments related to the application. 6. SANITARY SERVICES DEPARTMENT 6.1 SSC has no comments related to the application. 7. ADA COUNTY HIGHWAY DISTRICT (NO COMMENTS RECEIVED) 8. CENTRAL DISTRICT HEALTH DEPARTMENT 8.1 After written approval from appropriate entities is submitted, we can approve this proposal for central sewage and central water. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & welfare, Division of Environmental Quality: central sewage and central water. 8.3 Run-off is not to create amosquito-breeding problem. Exhibit B - 3 - 8.4 Central District Health will require plans be submitted for a plan review for any: food establishments, grocery store, day care facility and beverage establishment. Exhibit B - 4 - C. Required Findings from Unified Development Code 1. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed application is compatible with the adopted Comprehensive Plan. Staff supports the proposed plat layout as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 7, of the Staff Report. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that a majority of the public services are already available, or can be made available, to accommodate the proposed development. c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; All utilities are currently available to the subject property. Because any additional services will be installed by the developer at their own cost, if needed, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commmission and Council rely upon comments from the public service providers (i.e., police, fire, ACRD, etc.) to determine this finding. (See Exhibit B, Agency Comments and Conditions, for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health or safety issues associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which Staff is unaware. Exhibit C