UPDATED Staff Report 1/14/13Changes to Agenda: None
Item #4A: Fall Creek Subdivision (PP-12-016)
Application(s):
- Preliminary Plat
Size of property, existing zoning, and location: This site consists of 111.26 acres, is currently zoned R-8, and is located south of W.
Overland Road between S. Linder & S. Stoddard Roads, north of the Ridenbaugh Canal.
Adjacent Land Use & Zoning:
North: Rural residential/agriculture uses, zoned R-8 and RUT in Ada County
East: Stoddard Road, residential and agriculture uses and a church, zoned R-8 and RUT in Ada County
South: Residential uses, zoned R1 in Ada County
West: Linder Road, future residential uses and possibly a future school & library, zoned R-4, R-8, TN-R, & TN-C
History: This site was annexed and preliminary platted in 2005 with the Bear Creek West project which consisted of 321 SFR lots. The
preliminary plat has since expired but there is a development agreement that is still in effect for the property.
Summary of Request: The proposed plat consists of 297 single-family residential building lots and 30 common/other lots on 111.26
acres of land zoned R-8. The proposed density is 2.66 d.u./acre which is consistent (although at the low end) with the MDR future land
use map designation and R-8 zoning. The plat is proposed to develop in 8 phases per the phasing plan.
Lots depicted on the proposed plat meet the dimensional standards of the R-8 district; however, there are several blocks that exceed
the maximum length allowed by the UDC of 750' without an intersecting street or alley. Because staff is contemplating a text
amendment to the UDC in regard to block lengths, staff has included a condition of approval that the applicant comply with the block
length standards in effect at the time of submittal of the final plat application. If the block lengths do not comply with UDC standards in
effect at that time, the preliminary plat will need to be revised.
Access to the site is proposed via Kodiak Drive, a collector street, through the development connecting to Stoddard Road at the east
boundary and to S. Linder Road at the west boundary of the site. Local streets are provided off the collector street for interconnectivity
within the subidivision. One stub-street is proposed to the north for future extension and interconnectivity. Anew TIS has been
prepared & submitted to ACHD for review but comments have not yet been received from ACHD.
There is an existing home that currently takes access via Linder Road. With the development of the plat, access for this lot is required
to be provided internally via W. Olds River Drive; the existing private access point to Linder should be removed.
A 25-foot wide street buffer is required to be constructed along Linder Road, an arterial street; and a 20-foot wide buffer is required
along Stoddard & Kodiak, both collector streets. A 10-foot wide multi-use pathway is required to be constructed on the site along the
collector street, W. Kodiak Drive, and north from Kodiak along the east side of Linder Road to the north boundary of the site. The
landscape plan has not yet been revised to match the revised plat but will be for the Council meeting.
The plat depicts 11.51 % open space for the site; a minimum of 5 amenities are required. The applicant proposes a swimming pool
facility with playground equipment and a picnic shelter to be constructed with the 1St phase of development with "minor" amenities in
each of the 4 pocket parks. Staff has requested the applicant provide details of the amenities at the hearing tonight.
The Ridenbaugh canal exists along the southern boundary of the site and the Hardin Drain runs across the northern portion of the site.
The Hardin Drain will be piped; the applicant will request a waiver from Council to not pipe the Ridenbaugh due to its large capacity.
Building elevations were submitted for the proposed homes in the subdivision.
Written Testimony: Becky McKay (response to the staff report)
Staff Recommendation: Approval w/conditions
Notes:
STAFF REPORT Hearing Date: January 17, 2013
TO: Planning & Zoning Commission
FROM: Sonya Wafters, Associate City Planner
208-884-5533
SUBJECT: PP-12-016 -Fall Creek
E IDIAN~--
IDAHO
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Coleman Homes, LLC, has applied for a preliminary plat (PP) consisting of 297
single-family residential building lots and 30 common/other lots on 111.26 acres of land in an R-8
zoning district for Fall Creek Subdivision. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the PP with the conditions of approval in Exhibit B in accord with the
Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number PP-12-016, as presented in the staff report for the hearing date of January 17,
2013, with the following modifications: (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 PP-12-016, as presented during the hearing on January 17, 2013, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number PP-12-016 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located south of W. Overland Road on the east side of S. Linder Road, in Section 24,
Township 3 North, Range 1 West. (Parcel #'s: 51224223610; 51224244500; 51224223600;
51224325820; 51224314525; 51224325627; and 51224314900)
B. Owner(s):
Bear Creek West Development, LLC
1859 S. Topaz Way, Ste. 200
Meridian, Idaho 83642
C. Applicant:
Coleman Homes, LLC
1859 S. Topaz Way, Ste. 200
Meridian, Idaho 83642
Fall Creek PP-012-016 PAGE 1
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, ID 83642
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: December 3, and 17, 2012
C. Notices mailed to property owners within 300 feet on: November 30, 2012
D. Applicant posted notice on site(s) on: December 9, 2012
VI. LAND USE
A. Existing Land Use(s) and Zoning: This subject property consists of vacant agricultural land,
zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural residentiaUagriculture uses, zoned R-8 and RUT in Ada County
2. East: Stoddard Road, residential and agriculture uses and a church, zoned R-8 and RUT in
Ada County
3. South: Residential uses, zoned R1 in Ada County
4. West: Linder Road, future residential uses and possibly a future school & library, zoned R-4,
R-8, TN-R, and TN-C
C. History of Previous Actions:
This property was annexed and zoned (AZ-OS-064) in 2005 with a development agreement
(Instrument #106151232). A preliminary plat (PP-OS-064) for Bear Creek West Subdivision
was also approved in 2005 for 321 single-family residential lots and 34 common lots on
116.81 acres but has since expired. A Variance (VAR-OS-026) to exceed the maximum block
length for Bear Creek West Subdivision was also approved but was associated with the
expired plat.
A final plat (FP-07-008) for Bearwood Subdivision No. 1 was approved in 2007 but was
never recorded.
• A time extension (TE-08-031) for the preliminary plat was denied by the Director in 2008,
due to failure to pay reimbursement fees for sewer and water extension to the site.
D. Utilities:
1. Public Works:
a. Location of sewer: A 27-inch sewer main line (South Black Cat Trunk) exists through the
site along the future alignment of Kodiak Drive.
b. Location of water: A 12-inch water main is located in Linder Road at the Kodiak Drive
entrance. The developer shall extend the 12-inch water main line east along Kodiak Drive
Fall Creek PP-012-016 PAGE 2
and connect to the existing 12-inch water main installed by the LDS church on the west
side of Stoddard Road. Two additional connections will be required to provide service,
One connecting the main in W. Bear Track Court to the main in S. Stoddard Road, and
another connecting the main in S. Spoonbill Avenue in the vicinity of Lot 46 Block 5 to
the main in S. Linder Road. A stub for future extension into the Middle School site shall
also be required near Lot 7 Block 4.
Issues or concerns: Applicant shall be required to pay their pro-rata share of the
outstanding balance of the August 24, 2007, 27-inch Sanitary Sewer Reimbursement
Agreement, recorded as Ada County Instrument Number 108124038, prior to signature
on the final plat. In the event that the applicant plats this development in phases, the
applicant shall pay the pro-rata share of the reimbursement fee, calculated on the area of
that phase, prior to signature on the final plat.
E. Physical Features:
1. Canals/Ditches Irrigation: The Ridenbaugh Canal runs along the southern boundary of this
site. There are also a few irrigation ditches that traverse this site.
2. Hazards: Staff is not aware of any hazards that exist on this property other than possibly the
Ridenbaugh Canal which may pose a safety hazard to small children.
3. Flood Plain: This property does not lie within a floodplain or floodway.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated Medium Density Residential (MDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within
City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units (d.u.) per acre.
The applicant proposes to develop the site with 297 single-family residential lots. The gross density
of the proposed plat is 2.66 d.u. per acre with a net density of 3.40 d.u. per acre, which falls slightly
under the target density of the MDR designation. However, because of adjacent low density
residential uses, staff is of the opinion the proposed density is appropriate in this area and compatible
with adjacent uses and zoning.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• "Require that development projects have planned for the provision of all public services."
(6.02.01 B)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian currently provides municipal services to the subject
property in the following manner:
- The lands are currently being serviced by the Meridian Fire Department (MFD).
- The lands are currently being serviced by the Meridian Police Department (MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
- The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
- The subject lands are currently serviced by the Meridian Library District. This service will
not change.
Municipal, fee-supported, services are available from the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Fall Creek PP-012-016 PAGE 3
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Republic
Services.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.0X)
Street buffer landscaping is required along Linder Road, an arterial street, and S. Stoddard Road
and W. Kodiak Drive, both collector streets, in accord with the standards listed in UDC 11-3B-
7C as shown on the landscape plan. Separate permits shall be obtained for signage and fencing.
Fencing shall comply with the standards listed in UDC 11-3A-7.
• "Require usable open space to be incorporated into new residential subdivision plats." (3.07.02A)
The UDC (11-3G-3) requires a minimum of 10% qualified open space for the plat. The proposed
plat depicts 11.51 % eligible open space (or 12.81 acres) which exceeds the requirements of the
UDC.
• "Provide housing options close to employment and shopping centers. (3.07.02D)
The proposed residential development will provide housing opportunities in close proximity to
the proposed Walmart, currently in the development process at Stoddard & Overland, Lowe's,
Walgreen's, and other miscellaneous businesses further to the east. Future employment uses are
also planned within one to two miles to the west and northwest of this site.
• "Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system." (3.03.03B)
The Pathways Master Plan depicts a segment of the City's multi-use pathway system along the
north side of the Ridenbaugh Canal and along the east side of Linder Road on this site. These
segments are required to be constructed with development of the proposed subdivision.
The segment along Linder is planned to eventually provide a connection to Eagle Island State
Park to the north in Eagle and the segment along the Ridenbaugh Canal will eventually provide a
connection to the west to Nampa following the canal linking neighborhoods together along the
way.
• "Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City." (3.01.O1F)
The subject property is within the City and urban services are available to be extended to the site.
For the above stated reasons, staff is of the opinion the proposed subdivision is consistent with the
Comprehensive Plan.
Fall Creek PP-012-016 PAGE 4
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone(s): Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the proposed R-8 zoning district.
Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the
property for single-family dwellings is a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site must be consistent with the dimensional
standards listed in UDC Table 11-2A-6 for the proposed R-8 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-6 for the proposed R-8 zoning district.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
A proposed preliminary plat consists of 297 building lots and 30 common/other lots on 111.26
acres of land in an R-8 zoning district. The proposed gross density of the subdivision is 2.66
dwelling units per acre with a net density of 3.40 dwelling units per acre, consistent with the R-8
zoning district.
The plat is proposed to develop in 8 phases per the phasing plan attached in Exhibit A.2 (Sheet 3
of 3). The swimming pool complex is proposed to develop in the first phase.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2A-6 for the R-8 zoning district and all of the lots appear to
meet those standards.
The minimum lot size proposed is 6,200 square feet (s.f.) with an average lot size of 10,800 s.f.,
consistent with the minimum R-8 District requirement of 5,000 s.f.
The UDC (11-6C-3F) does not allow block faces to be more than 750 feet in length without
an intersecting street or alley. The only exception is when the block design is constrained by
an abutting arterial street, limited access street, steep slopes, a large waterway and/or a
large irrigation facility. In such case, the City Council may approve a pedestrian connection
in lieu of a connecting street or alley. City Code does not allow for a waiver to the
pedestrian connection.
Blocks 2, 5, 7, 9,10, and 11 all exceed the maximum block length requirements. The portion
of Block 5 that lies along the Ridenbaugh Canal is constrained by a large waterway and a
steep slope. There is not a pedestrian connection proposed to the Ridenbaugh as there is not
a pathway proposed along this waterway to connect to (see Multi-Use Pathway below). Nor,
is there a street to connect to as the property to the south is already developed. To comply
with UDC 11-6C-3F, a pedestrian pathway should be added in Block 5 to break up the
block face. Because the design of the other blocks is not constrained as described in the
UDC above, an intersecting street or alley is currently required. However, staff is
contemplating submitting a UDC text amendment to the block length requirements listed in
UDC 11-6C-3F. If this happens, the proposed block lengths may conform to the new
standards. However, if a UDC amendment is not approved, staff recommends development
of the plat comply with the block length standards in effect at the time of submittal of the
first final plat application.
Fall Creek PP-012-016 PAGE 5
Access: UDC 11-3A-3 limits access points to collector and arterial roadways. Kodiak Drive, a
collector street, provides access through the development via one full-access to/from S. Stoddard
Road, a collector street, and one full access via S. Linder Road, an arterial street. Local streets are
provided off the collector street for interconnectivity within the subdivision. One stub-street (S.
Sockeye Way) is depicted to the north for future extension and interconnectivity. Staff is
supportive of this layout.
There is an existing home on Lot 41, Block 5 that currently takes access via S. Linder Road. With
development of the plat, access for this lot should be provided internally via W. Olds River Drive
and not S. Linder Road; existing private access points via S. Linder should be removed.
A new traffic impact study has been prepared and submitted to ACRD for review. Comments
have not yet been received from ACHD on this application.
Multi-Use Pathway: A 10-foot wide multi-use pathway is designated in the Pathways Master
Plan along the north side of the Ridenbaugh Canal and along the east side of Linder Road on this
site.
The irrigation district's maintenance road for the canal is on the north side of the canal where the
pathway is designated and there is not adequate area for a pathway beyond the road as there is a
steep slope from the canal down to the proposed building lots. Additionally, development has
already occurred on the south side of the canal. For these reasons, the Parks Department has
determined that it's not feasible to require a segment of the City's multi-use pathway system in
this location.
Alternatively, staff recommends amulti-use pathway be constructed along Kodiak Drive, the
collector street proposed through this site between Linder & Stoddard as agreed upon by the
applicant. Staff is of the opinion this is a superior alternative as it would provide a more direct
connection to the park in Bear Creek Subdivision and provides an intersection for pedestrians
crossing Linder Road into the Southridge project. Further, in accord with the Pathways Master
Plan, staff recommends another section of pathway be constructed along the east side of Linder
Road, from Kodiak Drive to the north boundary of the site.
A recreational pathway easement is required to be submitted to the Planning Division for the
pathway, approved by City Council and recorded prior to signature on the final plat by the City
Engineer.
The pathway is required to be constructed in accord with the standards listed in the Pathways
Master Plan and UDC11-3A-8, and landscaped in accord with the standards listed in UDC 11-3B-
12C.
Landscaping: A 25-foot wide landscape buffer is required along S. Linder Road, an arterial
street; along S. Stoddard Roadand along W. Kodiak Drive, both collector streets, a 20-foot wide
landscape buffer is required. Street landscape buffers shall be designed and constructed in accord
with the standards listed in UDC 11-3B-7C.
Since this application was submitted, the preliminary plat has been revised, however, the
landscape plan has not been revised accordingly. Staff has reviewed the proposed landscape plan
and it appears to comply with the street buffer landscape standards, except that a buffer is
required along the frontage of Lot 41, Block 5 where the existing home is located. Note: The
buffer width shown in the calculations table on the landscape plan for W. Kodiak Drive is 35 feet;
it appears to actually be 22+ feet. Additionally, the acreage dedicated to eligible common open
space on the landscape plan is shown as 10.52 acres (9.52%) which is not consistent with the
calculations on the plat.
Fall Creek PP-012-016 PAGE 6
Mitigation: There are various existing trees on the site. The applicant should contact Elroy Huff,
the City Arborist, to inspect the site and determine which trees are dead, dying, or undesirable vs.
trees that should be retained or mitigated for. Mitigation is required in accord with UDC 11-3B-
l OC.S.
Open Space: Per UDC 11-3G-3A, a minimum of 10% of the gross land area of the development
is required to be provided in common open space. Based on the total acreage of the proposed plat,
111.26 acres, a minimum of 11.13 acres open space is required to be provided on the site per
UDC 11-3G-3A.1 in accord with the qualifications listed in UDC 11-3G-3B.
The plat depicts 11.51% (or 12.81 acres) of eligible open space in compliance with UDC
standards. Proposed open space consists of landscaped parkways along residential streets, 4
pocket parks at least 50' x 100' in area, a swimming pool complex with playground equipment,
50% arterial street buffers, pedestrian path lots, and collector street buffers. Parkways along
collector and arterial streets can only be counted toward the open space requirement if they are a
minimum 10 feet in width from street curb to sidewalkper UDCII-3G-3B6; if this area was
counted, parkways need to be widened accordingly. The lineal feet of residential streets is not
shown in the calculations table.
Lot 70, Block S is proposed to contain the pressurized irrigation pump station for the
development. Lot 69, Block, S is depicted as a common area lot; however, the applicant states
that this portion will likely be deeded to the adjacent property to the south owned by the Greene's
(parcel #R2191000005). Because these areas are not accessible by the residents of the
subdivision they cannot be counted toward open space. If these areas have been counted, the
open space calculations need to be revised accordingly prior to the City Council meeting.
Site Amenities: Per UDC 11-3G-3A.2, one additional site amenity that meets the standards set
forth in UDC11-3G-3C is required for each additiona120 acres of development area. Based on the
total acreage of the proposed plat, 110.54 acres, a minimum of 5 amenities are required to be
provided on this site.
As amenities for the subdivision, the applicant proposes a swimming pool facility with
playground equipment and a picnic shelter to be constructed in the first phase; "minor" amenities
in each of the 4 pocket parks; pedestrian pathways at mid-blocks linking the project to its primary
amenity and the future middle school site. The "minor" amenities depicted on the landscape
plan need to be defined for review & approval by the Commission & Council and should be
consistent with UDC 11-3G-3C.
Waterways: The Ridenbaugh Canal exists along the southern boundary of the site and is
included in a separate common lot on the plat. NMID has a 60-foot wide easement for
maintenance of the waterway on this site. An access road exists along the north side of the canal
within the easement.
The Hardin Drain also runs across this site and is shown within an easement north of W. Kodiak
Drive. The drain will be utilized for overflow or bypass for the pressurized irrigation pump
station.
Except as allowed in UDC 11-3A-6A, all ditches, laterals, and canals within the site are required
to be piped or otherwise covered. The City Council may waive this requirement for large capacity
facilities. The applicant requests a waiver from Council to allow the Ridenbaugh canal, a large
capacity facility, to remain open.
Fencing: Except as allowed in UDC 11-3A-6B, all open irrigation ditches, laterals, canals, and
drains shall be fenced with an open vision fence at least 6 feet in height and having an 11-guage,
2-inch mesh or other construction, equivalent in ability to deter access to said ditch. The applicant
Fall Creek PP-012-016 PAGE 7
shall depict fencing in accord with this requirement on the landscape plan submitted with the final
plat.
Storm Water: Storm water is proposed to be accommodated on site through the use of
underground seepage beds or detention areas with pre-development discharge to the Hardin
Drain.
Pressurized Irrigation (PI): The PI system is proposed to source from the Ridenbaugh Canal
and will be owned and operated by NMID.
Building Elevations: Coleman Homes plans to construct their Woodland, Countryside, and
Maybeck Collections of homes within the proposed development. Architectural styles will
include American, Craftsman, Cottage, Prairie, and Pacific Northwest (see elevations in Exhibit
A.4).
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 1/10/13) -REVISED
3. Proposed Landscape Plan (dated: 11/15/12) -NOT APPROVED (NEEDS TO BE REVISED
CONSISTENT WITH THE REVISED PRELIMINARY PLAT)
4. Building Elevations
B. Agency & Department Conditions of Approval
C. Required Findings from Unified Development Code
Fall Creek PP-012-016 PAGE 8
A. Drawings
1. Vicinity Map
Exhibit A Page l
2. Proposed Preliminary Plat (dated: 1/10/13) -REVISED
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EXHIBIT B -AGENCY & DEPARTMENT CONDITIONS OF APPROVAL
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The applicant shall construct a 10-foot wide multi-use pathway on the site along the collector
street, W. Kodiak Drive, and north from Kodiak along the east side of Linder Road to the north
boundary of the site in accord with the Pathways Master Plan and UDC 11-3A-8.
1.1.2 The applicant shall comply with the open space and site amenity requirements proposed and as
listed in UDC 11-3G-3.
1.1.3 Fencing shall be installed along the Ridenbaugh canal in accord with the standards set forth in
UDC 11-3A-6B. All other fencing constructed on the site shall comply with the standards as set
forth in UDC 11-3A-7.
1.1.4 All ditches, laterals, and canals within the site are required to be piped or otherwise covered
unless waived by City Council in accord with UDC 11-3A-6A.3.
1.1.5 The swimming pool complex on Lot 9, Block 6 shall be included in the first phase of
development as proposed by the applicant.
1.1.6 The applicant shall comply with the block length standards in effect at the time of submittal of the
first final plat application (UDC 11-6C-3F). If the preliminary plat included in Exhibit A. 2 does
not comply with those standards, the plat shall be revised accordingly prior to submittal of the
first, final plat application.
1.1.7 The preliminary plat and landscape plan shall be revised to include a street buffer along the front
of Lot 41, Block 5 that matches the rest of the street buffer along Linder Road, in accord with the
standards listed in UDC 11-3B-7C.
1.1.8 Access for Lot 41, Block 5 shall be provided internally within the subdivision via W. Olds River
Drive; the existing access driveway via S. Linder Road shall be removed.
1.1.9 Submit a revised landscape plan that is consistent with the preliminary plat and that depicts
specific site amenities prior to the City Council hearing.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Tables 11-2A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3 B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.2.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.8 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11 C.
Exhibit B - 8 -
1.2.9 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.11 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.12 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-OS-064; Development Agreement Inst. No. 106151232).
1.3.3 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.4 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B.
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years; or 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
Exhibit B - 9 -
1.4.7 At such time that the multi-use pathway connects from one major street to another and is greater
than one-half mile long, the applicant may petition the City to assume maintenance
responsibilities.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is available via extension of mains in E. Victory Road.
The applicant shall install mains to and through this subdivision; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service outside of a public right-of--way. Minimum cover
over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2.2 Water service to this site is available via a 12-inch water main located in Linder Road at the
Kodiak Drive entrance, and a 12-inch water main near the northwest corner of the LDS Church
parcel along S. Stoddard Road. The developer shall extend the 12-inch water main line east along
Kodiak Drive and connect to the existing 12-inch water main installed by the LDS church on the
west side of Stoddard Road. Two additional connections will be required to provide service, One
connecting the main in W. Bear Track Court to the main in S. Stoddard Road, and another
connecting the main in S. Spoonbill Avenue in the vicinity of Lot 46 Block 5 to the main in S.
Linder Road. A stub for future extension into the Middle School site shall also be required near
Lot 7 Block 4. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 Applicant shall be required to pay their pro-rata share of the outstanding balance of the August
24, 2007, 27-inch Sanitary Sewer Reimbursement Agreement, recorded as Ada County
Instrument Number 108124038, prior to signature on the final plat. In the event that the applicant
plats this development in phases, the applicant shall pay the pro-rata share of the reimbursement
fee, calculated on the area of that phase, prior to signature on the final plat.
2.4 Please revise the preliminary utility plan to include a sanitary sewer extension in S. Linder Road,
south of W. Kodiak Drive, consistent with the City of Meridian Wastewater Master Plan.
Applicant shall be responsible for the construction of this extension per MCC 9-4-15.
2.5 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 shall 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 common areas prior to
signature on the final plat by the City Engineer.
2.6 The groundwater study data supplied by the applicant is from 2006. Please provide up to date
information.
2.7 Any existing structures that are required to be removed shall be removed prior to signature on the
final plat by the City Engineer.
2.8 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
Exhibit B - 10 -
2.9 Any existing domestic wells within this project shall be removed from domestic service per City
Ordinance Section 9-1-4 and 9-4-8. Contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.10 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.11 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.12 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.13 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.
2.14 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.15 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities-Act and the Fair Housing Act.
2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.17 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.18 Due to the elevation differentials in this development, the applicant shall be required to submit an
engineered master grading and drainage plan for approval by the Community Development
Department. This plan shall establish, at a minimum; the finish floor elevation of each building
lot, the finish grade elevations of the rear lot corners, the drainage patterns away from each
building pad, the drainage patterns of the overall blocks, and any special swales or subsurface
drainage features necessary to control and maintain storm water drainage. Applicant's engineer
shall consult the 2009 International Residential Code when establishing the finish floor elevations
and drainage patterns away from the building pads.
2.19 With the application for a building permit, each home builder must submit lot grading and
finished floor elevation consistent with the approved master grading and drainage plan for the
subdivision. If deviations from the approved master grading and drainage plan are proposed, they
must be submitted and approved by the Community Development Department prior to the
issuance of a building permit. Any such revision proposal shall be accompanied by a written
authorization from the Developer to allow a revision to the master lot grading plan.
2.20 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.
2.21 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.22 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
Exhibit B - 11 -
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.23 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.24 Street lights are required per the City of Meridian Department of Public Works Improvement
Standards for Street Lighting. All street lights shall be installed at developer's expense. Final
design shall be submitted to the Public Works Department for approved. The street light
contractor shall obtain the approved design on file and an electrical permit from the Public Works
Department prior to commencing installations. The contractor's work and materials shall
conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.25 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. Please contact Land Development Service for more information at 887-2211.
2.26 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 gars. 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. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department recommends Lot 11, Block 10 be straightened out to allow a clear view
through the common area from the street.
4. FIRE DEPARTMENT
4.1 The developer shall coordinate with the Fire Department on the final placement of fire hydrants, and
trees and/or light posts at intersections
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 '/z" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above fmished grade to the center of the 4 '/Z" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.3 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.
4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
Exhibit B - 12 -
4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with anall-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.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application. Please coordinate with Bob
Olson prior to ensure there are no issues.
6. PARKS DEPARTMENT
6.1 The developer shall construct a 10-foot wide multi-use pathway along W. Kodiak Drive, the
collector street within the development, and along the east side of S. Linder Road from Kodiak
Drive to the north boundary of the site.
6.2 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set
forth in UDC 11-3A-7A7 and 11-3B-12C respectively.
6.3 The applicant shall design and construct the multi-use pathways consistent with the location and
specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise approved
by the Parks and Recreation Director.
6.4 Prior to signature on the first final plat by the City Engineer, the applicant shall submit a recreational
pathway easement for the multi-use pathway for Council approval and subsequent recordation.
6.5 Where the multi-use pathway crosses streets or drive aisles, the applicant shall revise the landscape
plan to delineate a pathway surface different from that of the driving surface using scored concrete;
pavers, or similar treatment.
6.6 The applicant shall have an ongoing obligation to maintain all pathways.
6.7 At such time that the multi-use pathway connects from one major street to another and is greater than
one-half mile long, the applicant may petition the City to assume maintenance responsibilities.
6.8 The applicant shall contact Elroy Huff, The City Arborist, to inspect the site and determine which
of the existing trees on the site are dead, dying, or undesirable vs. trees that should be retained or
mitigated for in accord with UDC 11-3B-1OC.5.
7. ADA COUNTY HIGHWAY DISTRICT
A new Traffic Impact Study (7'IS) was completed for this site and is awaiting review by ACHD.
Comments from ACHD will be submitted once the review is complete.
Exhibit B - 13 -
C. Required Findings from Unified Development Code
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 and is consistent with this
Unified Development Code;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. However, the
proposed plat is not in compliance with the block length requirements of the UDC.
Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for
more information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available and will continue to be provided to the
subject property. See Exhibit B of the Staff Report for more details from public service
providers.
c. 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 developer at
their own cost, 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;
Some services are already being provided to the subject development. Staff finds there is
public financial capability of supporting and continuing services for/to this development.
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this properly that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented to when
determining 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 does not find there are any significant natural, scenic or historic features that will be
lost with development of the site.
Exhibit B - 14 -