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PZ Recommendations to CCSTAFF REPORT Hearing Date: March 6, 2014 E IDIAN~--- TO: Mayor & City Council .~ FROM: Sonya Wafters, Associate City Planner I D A H O 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: AZ-14-002; PP-13-040 -Revolution Ridge Subdivision I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, C13, LLC, has submitted an application for annexation and zoning (AZ) of 20.39 acres of land with an R-4 zoning district. A preliminary plat (PP) is also proposed consisting of 64 single- family residential building lots and 5 common lots on 19.74 acres of land for Revolution Ridge subdivision. See Section IX of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D. The Meridian Planning & Zoning Commission heard these items on March 6.2014. At the public hearing, the Commission moved to recommend approval of the subiect AZ and PP requests. a. Summary of Commission Public Hearing: i. In favor: Jim Conger, Applicant ii. In opposition: None iii. Commenting: Norma Petty; Rick Fisch, Tamara Hamilton, Brenda Jones, Kristy Rye, Val Hill, Gordon Hamilton (all speaking for several groups); Alex McNish; and Roberta Livesay iv. Written testimony: Kevin Petty; and Laren Bailey, Applicant's Representative (in agreement with staff report) v. Staff presenting application: Sonya Wafters vi. Other staff commenting on application: None b. Kev Issue(s) of Discussion by Commission: i. The applicant should continue to work with the neighbors regarding their concerns about connection to water and sewer; timing of construction of the fencing along the west .boundary; the construction entrance; expectations for contractors on the site; etc. c. Kev Commission Change(s) to Staff Recommendation: i. Modify condition #l.l.lb to allow for bollards with a chain instead of a gate for the emergency access driveway off of Victory Road; ii. Include the revised plat shown at the hearing in Exhibit A.2 and update condition #1.1.2 accordingly; d. Outstanding Issue(s) for City Council: i. Staff requests a new condition is added that requires a water main to be installed under the micropath in Lot 8, Block 3. This main will connect into the water main being required in the nronosed Biltmore Subdivision to the south. Revolution Ridge Sub AZ-14-002; PP-13-040 PAGE 1 III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-14- 002 & PP-13-040, as presented in the staff report for the hearing date of April 15, 2014, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-14-002 & PP-13-040, as presented during the hearing on April 15, 2014, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers AZ-14-002 & PP-13-040 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 at 1100 W. Riodosa Drive, in the NW '/4 of Section 25, Township 3 North, Range 1 West. (Parcel #: 84882810600) B. Owner(s): Jim Conger 1627 S. Orchard St. Boise, Idaho 83705 C. Applicant: C 13, LLC 1627 S. Orchard St. Boise, Idaho 83705 D. Representative: Laren Bailey, LEI Engineers & Surveyors 3023 E. Copperpoint Drive, Ste. 201 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 annexation and zoning and 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: February 17, and March 3, 2014 (Commission); March 24, and April 7, 2014 (City Council) C. Radius notices mailed to properties within 300 feet on: February 14, 2014 (Commission); March 20, 2014 (City Council D. Applicant posted notice on site(s) on: February 24, 2014 (Commission); April 7, 2014 (City Council VI. LAND USE Revolution Ridge Sub AZ-14-002; PP-13-040 PAGE 2 A. Existing Land Use(s) and Zoning: This site consists of rural residential property, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: W. Victory Road and rural residential properties, zoned R1 in Ada County 2. East: Residential properties in Kentucky Ridge Estates, zoned R-4 3. South: Rural residentiaUagricultural property, zoned RUT in Ada County 4. West: Rural residential/agricultural property, zoned RUT in Ada County C. History of Previous Actions: This land was previously platted as Lot 3, Block 3, Kentucky Ridge Estates Subdivision. D. Utilities: 1. Location of sewer: A sanitary sewer main intended to provide service to the subject property currently exists in S. Stoddard Road at the intersection of S. Silvertip Lane. 2. Location of water: A water main intended to provide service to the subject property currently exists at the intersection of W. Victory Road and S. Stoddard Road. Issues or concerns: The applicant shall be responsible for the construction of water and sewer mains from their current points of terminus to and through the proposed development. Due to limitation of the ability to provide fire flows above elevation 2706.00, development will be limited to the northern portion of the proposed preliminary plat, roughly north of the lots fronting both sides of Riodosa, assuming that Riodosa will be constructed at a finish grade elevation 2706.00 or lower. In this case, Lots 2-4, Block 4, Lots 23-31, Block 2, and all of Block 3 would not be able to be developed until such time that an additional water supply source is available to the south in Pressure Zone 5, and a Pressure Reducing (PRV) station is in place separating the Pressure Zones. E. Physical Features: 1. Canals/Ditches Irrigation: There is a ditch that runs along the southern boundary of the site as well as across the southwest corner of the site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 4. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District. VII. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated Low Density Residential (LDR) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The LDR designation allows for the development ofsingle-family homes on large lots where urban services are provided. Uses may include single-family homes at gross densities of three dwelling units or less per acre. The applicant proposes annex the subject property with an R-4 zoning district and develop 64 single- family residential detached homes on the site. The gross density is 3.2 dwelling units (d.u.) per acre. 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): • "Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities." (3.07.01 E) Revolution Ridge Sub AZ-14-002; PP-13-040 PAGE 3 The proposed medium-low density residential development should add variety to the low density residential uses that exist in this area. • "Require new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.0X) Street buffer landscaping is required adjacent to S. Kentucky Way, a residential collector street, and W. Victory Road, an arterial street, in accord with the standards listed in UDC 11-3B-7C. Separate permits shall be obtained for signage and fencing. Fencing shall comply with the standards listed in UDC 11-3A-7. • "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.O1F) The proposed medium low-density residential development should be compatible with existing adjacent residential and agricultural uses. • "Require common area in all subdivisions." (3.07.02F) The proposed plat depicts a total of 1.98 acres of qualified open space%ommon area to be provided on the site in accord with the standards listed in UDC I1-3G-3B. • "Review new development for appropriate opportunities to connect local roads and collectors to adjacent properties (stub streets). (3.03.020) The proposed plat depicts stub streets to the south and west for future extension and interconnectivity. Acouple of streets (Riodosa and Blue Downs) are also proposed to connect to existing stub streets in Kentucky Ridge Estates Subdivision. • "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) There are no pedestrian connections proposed to adjacent properties. In order to promote neighborhood connectivity, micro paths should be provided to the west and south and to the east to the sidewalk along S. Kentucky 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) City services will be extended with the development of the site in accord with UDC 11-3A-21. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: 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. The medium low-density residential (R-4) district allows a maximum gross density of 4 dwelling units per acre. 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 R-4 zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for single-family detached dwellings is a principal permitted use in the R-4 zoning district. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Tables 11-2A-5 for the R-4 zoning district. Revolution Ridge Sub AZ-14-002; PP-13-040 PAGE 4 D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Tables 11-2A-5 for the R-4 zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single- family dwellings. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. Annexation & Zoning The applicant has applied to annex and zone a total of 20.39 acres of land with an R-4 zoning district. As discussed above in Section VII, the proposed zoning is consistent with the corresponding FLUM designation of LDR. The applicant proposes to develop 64 single-family homes on the site as shown on the preliminary plat in Exhibit A.2. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed and rezoned. The property is contiguous to land that has been annexed into the City and is within the Area of City Impact boundary. The City may require a development agreement (DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this application, staff recommends a DA is required as a provision of annexation with the provisions included in Exhibit B. Because the FLUM designation for this property is LDR, which allows for densities of 3 dwelling units per acre or less and the proposed gross density is 3.2 dwelling units per acre, Staff believes the proposed R-4 zoning is appropriate for this property. 2. Preliminary Plat The proposed preliminary plat is a re-subdivision of Lot 3, Block 3, Kentucky Ridge Estates Subdivision. The proposed plat consists of 64 single-family residential building lots and 5 common area lots on 19.74 acres of land in a proposed R-4 zoning district. The average lot size in the proposed development is 9,400 square feet. Dimensional Standards: Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table 11-2A-5 for the R-4 district and found the plat in compliance with those standards. Block Length: The maximum block length standard is 750 feet without an intersecting street or alley (UDC 11-6C-3F). The length of the block face along the southern boundary of the site that includes Block 3 and the lots to the east in Kentucky Ridge Estates Subdivision measures approximately 1,140 feet. The UDC does allow for the block length to be extended to 1,000 feet when a pedestrian connection is provided. Because of the location of the Sundall Lateral, a stub street to the south on the west side of the lateral as proposed seems to be a better location than on the east side of the lateral and will provide access to the south on the west side of the lateral in the future. Therefore, staff recommends a micropath is provided to the south between Lots 7 and 8, Block 3 for future pedestrian interconnectivity between subdivisions in accord with the block length requirements. Existing Structure(s): There is an existing home on the site that is proposed to remain on Lot 14, Block 2. The existing home is required to comply with the building setbacks of the R-4 zoning district. The home appears to comply with all setbacks except for the rear setback which is 15 Revolution Ridge Sub AZ-14-002; PP-13-040 PAGE 5 feet; the south east property line adjacent to the common area on Lot 22, Block 2 should be shifted so that the house meets the minimum rear setback requirement. Access: Access to this site is proposed on the plat from two accesses via S. Kentucky Way by way of W. Victory Road. Stub streets are proposed to the west and south for future extension and interconnectivity. A direct access via W. Victory Road is also proposed for emergency access only across Lot 4, Block 1. The Fire Department and Staff recommends the developer install a 20-foot wide gate with a Knox padlock to restrict access for emergency purposes only. The emergency access should be constructed with the first phase of development. The plat depicts 42-foot and 48-foot wide right-of--way sections. On the 42-foot wide street sections, parking is only allowed on one side of the street. Staff recommends "no parking" signs are installed at regular internals along the street. Utilities: Street lighting is required to be installed within the development in accord with the City's adopted standards, specifications and ordinances. All development is required to connect to the City water and sewer system unless otherwise approved by the City Engineer in accord with UDC 11-3A-21. Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in the subdivision as proposed in accord with UDC 11-3A-15. Storm Drainage: A storm drainage system is required for the development in accord with the City's adopted standards, specifications and ordinances. Design and construction shall follow best management practice as adopted by the City in accord with UDC 11-3A-18. Landscaping: A landscape plan was submitted with this application for the area proposed to be platted as shown in Exhibit A.3. A minimum 25-foot wide street buffer is required along W. Victory Road and a minimum 20-foot wide buffer is required along S. Kentucky Way as proposed. Landscaping within both street buffers is required to comply with the standards listed in UDC 11-3B-7C; a detailed plan demonstrating compliance with these standards is required to be submitted with the final plat application(s) for this subdivision. The landscape plan submitted with the final plat should incorporate the following revisions: 1) Where bark is proposed, the area is required to be at least 70% covered with vegetation at maturity in accord with UDC 11-3B-SN; and 2) Because the parkway along W. Victory Road is proposed to count toward the qualified open space requirement, one tree per 35 lineal feet is required to be planted within the parkway area in addition to the landscaping required within the street buffer area. Tree Mitigation: The landscape plan states there are 4 existing ornamental trees on the site that will be relocated. If there are any trees that are proposed to be removed, the applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. Open Space & Site Amenities: Based on the area of the preliminary plat (19.74 acres), a minimum of 10% of the site (or 1.97 acres) is required to consist of qualified open space as defined in UDC 11-3G-3B. The applicant proposes a total of 1.98 acres of qualified open space, consisting of a 1.39 acre park, the parkway and''/z the street buffer along W. Victory Road, the full street buffer along S. Kentucky Way, and a micropath/emergency access connection to Victory Road in compliance with this requirement. In accord with UDC 11-3G-3A.2, a minimum of one qualified site amenity is required to be provided with this development as set forth in UDC 11-3G-3C. The applicant proposes a fitness park that will feature 1.3 acres of open space for a play area, a 1/8 mile long pathway around the Revolution Ridge Sub AZ-14-002; PP-13-040 PAGE 6 perimeter of the park, and nearly a dozen workout stations as quality of life amenities in accord with UDC requirements. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A minimum 5-foot wide detached sidewalk is required along W. Victory Road and S. Kentucky Way. Five-foot wide attached sidewalks are proposed along internal streets within the subdivision. Pathways: There is not a regional pathway designated on the Master Pathways Plan for this site. There are no pathways proposed to adjacent properties. In order to promote neighborhood connectivity as detailed in the Comprehensive Plan, staff recommends micropath connections to the west (between Lots 11 and 12, Block 2) and to the south (between Lots 7 and 8, Block 3) boundaries of the subdivision. For topography reasons, staff is not recommending a pathway be provided to the east (between Lots 13 and 14, Block 1) to the sidewalk along S. Kentucky Way as there is a 5% grade in that area which would not comply with ADA standards. Landscaping should be provided adjacent to the pathways in accord with the standards listed in UDC 11-3B-12C. Waterways: The Sundall Lateral crosses the southwest corner of the site. All ditches on the site are required to be piped unless waived by City Council in accord with UDC 11-3A-6A. The applicant is requesting a waiver from City Council due to the large capacity of the lateral. The applicant anticipates that a 36-48" diameter pipe would be required to the the lateral. The final plat should depict the easement for the lateral on the face of the plat and label it as such. Floodplain: This site does not lie within the Meridian Floodplain Overlay District. Building Elevations: The applicant has submitted conceptual building elevations for the future homes in this development, included in Exhibit A.S. Because homes on lots that back up to W. Victory Road and S. Kentucky Way will be highly visible, staff recommends the rear or sides of structures on these lots incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. Fencing: A 6-foot tall vinyl fence is proposed along the perimeter boundary of the subdivision as depicted on the landscape plan; a 5-foot tall wrought iron fence is proposed around the common area on Lot 22, Block 2 and adjacent to the common area on Lot 4, Block 1 in compliance with the standards listed in UDC 11-3A7. If the Sundall Lateral will not be improved as part of the development to be a water amenity (as defined in 11-1A-1), the lateral is required to 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 the lateral. All fencing should comply with the standards listed in UDC 11-3A-6B and 11-3A-7. In summary, Staff recommends approval of the proposed annexation and preliminary plat request for this site with a development agreement and the recommended conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit C. X. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Proposed Preliminary Plat (dated: 1/28/14) -REVISED Revolution Ridge Sub AZ-14-002; PP-13-040 PAGE 7 3. Proposed Landscape Plan (dated: 1/25/13) 4. Site Plan (dated: January 2014) 5. Conceptual Building Elevations B. Agency & Department Comments/Conditions C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code Revolution Ridge Sub AZ-14-002; PP-13-040 PAGE 8 A. Drawings 1. Vicinity/Zoning Map Exhibit A Page ~ 2. Proposed Preliminary Plat (dated: 1/28/14) -REVISED REVOLUTION RIDGE SUBDIVISION ~ P~ a uxn ~u wc~rsn nt a Faarmrr or ras se t/~ ae sacrmn* z~, rsv. e~c, er., crrr or nix, ~ crotnvsr, twao rm~ ~~~, , ~ I + e' . ;a ~~ .t ~,i.:~ ~ .... ca~ari~asr..•.... ivisi-~---•-~- ~~ ~~ ~.~.. Z.. r ~rw w a E ..~.- ~~ ~- ~ ~ ! ^ ~ ~~ _ rw M i--= ~~~ ~ ~ ~~ ~~ • _ rte _ ~ ~ ~~ M ~ ~ T ~ I~ T _ ~~w Atr ~ ~n%r Exhibit A Page 1 3. Proposed Landscape Plan (dated:l/25/13) _._. _.__._.. _. _.___._~ l.. _. ~6', .F~~.. ~.~:. ..~,. ..~~~. a, I ~ puvr u tE R...- .~.~ •- k ..... ..... uwnn _ __ ' - .....: ,, ...*..., ... .. T.... .,__-. __ ...... .. Nilvnollt ,. _ ,_. .... ro.+w ~.. .. .... ., i~ ~ _ _ _~ CF~LR1 N '~ rW.... ..,, ~ TV Y' 5 J '4't.i S'." ' U I ~.~ t~ ,~' ~ i i ~~ .. 1 ~ .P, ~ ,- _ ~ .-' '--{Yl~i'.Y ___ N ~~ ~ N ~_. -ter ~ L rv i r~a~ ':k:. I La I N I N o N 7 ;•___~._ 1 ~ ~~ 1 I ~~r I b ___..._ :~, . ~ ns •. .. rr. ~r_ 1 1 a.. r ~ i~~ M F9~:K~i7~i .w..~~ L~.G ~ ro . ~ + ~ - 11 ~ 11 I I ~ I _ .,., a.ra N~ " I I I wa- .. ~ 1 _ .. ., I ~~ ~ M j I ~\` 1 .. ~ r. ; ~.. u„ I !ir A ' ~IIIIY1YNf _____ \` I !~. 1 L' ITu ax` ua na ~11MIMI N ~a'r ~ .~~~ ..,, r.. .. M~MMIM ~. I ~m v -~I I .~. ... ie~a. x ,,,~ f1 ~ ~ ____y ~ '~ v s'.RRj~ 1 ..~. ~~ \ 1 __ ____J ~ 1 1 ~ \ ~ I ~ I I ~ r .. ,,,~~.__ I .. ..~ I J i 1 1 ~ .___- r ,; ' a \~\, i i 1 j = .. # .____ i i I I 1 ,.~ ~ ~ ,,. .. _ ~ 1 1 ~~ r-' i-= ~_ ~* ` L1.1 Exhibit A Page 2 4. Site Plan (dated: January 2014) PLANNERS Revolution Ridge ~- -~-!-., M ..,, -2- 5. Conceptual Building Elevations ,~~~'~r~o~ 't°,~ ~- t~rrr,~l r~tt~e Elevc~t~o~2s ., ~ =, *~ ~. ~~ -3- Sarnpfe r-car- elci~ations that tt~otrld be alarc~ ib'. Victar~~ Road i ( C~ 1" ~~ ~~ ~ ~ __ i Chin Up ~ l ~t ouldcr< up,, r ~ ~cF. Li =F~., lats ~ ',`'i~ s~ and forearm: ~,~r ""~ 3 .~ T ~~2 Drip Station Sit IJ~~ °' Increri :~- ~~ i n s'renatf? any' flex;bil;h~ `. Push Up SVengthens taack c~hou(dcns, pew and triceps ~F- r- -4- B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior to the annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. The Applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed by the property owner and returned to the City within two (2) years of the City Council granting annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's office prior to commencement of the DA. The DA shall, at minimum, incorporate the following provisions: a. Direct lot access to W. Victory Road (except for the emergency access driveway on Lot 4, Block 1) and S. Kentucky Way is prohibited in accord with UDC 11-3A-3. b. The emergency access driveway via W. Victory Road on Lot 4, Block 1 shall be constructed with the first phase of development. The entrance to the driveway shall be-ga~tea ••~~o- ,.~ .,,:a° ,.°~° .,,:.~, ° Tr~,.., .,°a~,.°~, have bollards with a chain between them and shall have a paved 5-foot wide pathway around the gate bollards for pedestrian access. c. Future development of this site shall be generally consistent with the site plan and conceptual building elevations submitted with this application included in Exhibits A.4 and A.S. d. The rear or sides of homes on lots that back up to W. Victory Road and S. Kentucky Way shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines. e. The Sundall Lateral, which crosses the southwest corner of the site, is required to be piped in accord with UDC 11-3A-6A unless waived by City Council. 1.1.2 The revised preliminary plat included in Exhibit A.2 dated 1/28/14 ~'~°"''° -°•~~~°a °~ ~ "°•••°: is improved. &.-zriii:inr'crm-r~-iwr~v ~vrziiivivpucrr:r:rni~rivc=prv.:a .......... ....,,..,......,.,.. 1.1.3 The landscape plan included in Exhibit A.3 dated 1/25/13 shall be revised as follows: a. Depict a 20-foot wide gate across the emergency access driveway via W. Victory Road on Lot 4, Block 1. b. Minimum 15-foot wide common lots for micropaths shall be provided to the west between Lots 11 and 12, Block 2 and to the south between Lots 7 and 8, Block 3 and shall be landscaped in accord with the standards listed in UDC 11-3B-12C. c. If Council approves a waiver to allow the Sundall Lateral to remain open and not be piped and it's not improved as a water amenity, the lateral shall be fenced with an open vision fence -5- at least 6-feet in height having an l l-guage, 2-inch mesh or other construction, equivalent in ability to deter access to the lateral in accord with the standards listed in UDC 11-3A-6B. d. Where bark is proposed within required landscape areas, the area is required to be at least 70% covered with vegetation at maturity in accord with UDC 11-3B-SN. e. One tree per 35 lineal feet is required to be planted within the parkway area along W. Victory Road in addition to the landscaping required within the street buffer area. 1.1.4 The developer shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B. 1.1.5 The developer shall provide a minimum 10% qualified open space in accord with the standards listed in UDC 11-3G-3B. 1.1.6 The emergency access driveway via W. Victory Road shall be constructed in accord with Fire Department standards (see condition #4.8 below). 1.1.7 In accord with the site amenity requirements listed in UDC 11-3G-3, the developer shall provide exercise stations and a perimeter pathway within Lot 22, Block 2 as proposed in Exhibits A.4 and A.S. 1.2 General Conditions of Approval 1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC Table 11-2-A-5. 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to W. Victory Road and S. Kentucky Way is prohibited. 1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5. 1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UDC 11-3A-6. 1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A- 15, UDC 11-3B-6 and MCC 9-1-28. 1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17. 1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. 1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B- 7C. 1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.12 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. 1.2.13 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. 1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. -6- 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 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3 G-3 F 1. 1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site. 1.3.4 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. 1.3.5 The applicant shall have an ongoing obligation to maintain all pathways. 1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 1.3.7 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 (if applicable). 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 Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 2. PUBLIC WORKS DEPARTMENT 2.1 Site Specific Conditions of Approval 2.1.1 The applicant shall be responsible for the construction of water and sewer mains from their current points of terminus to and through the proposed development. Due to limitation of the ability to provide fire flows above elevation 2706.00, development will be limited to the northern portion of the proposed preliminary plat, roughly north of the lots fronting both sides of Riodosa, assuming that Riodosa will be constructed at a finish grade elevation 2706.00 or lower. In this case, Lots 2-4, Block 4, Lots 23-31, Block 2, and all of Block 3 would not be able to be -7- developed until such time that an additional water supply source is available to the south in Pressure Zone 5, and a Pressure Reducing (PRV) station is in place separating the Pressure Zones. 2.1.2 When additional water supply source is available to the south in Pressure Zone 5, and the developer proceeds with development of those lots restricted above, the developer will be responsible for the installation of a Pressure Reducing (PRV) station near the northeast corner of Lot 22, Block 2. The applicant shall provide an easement and install a pressure reducing station vault and conduits for the power lines and telemetry cable. The installation of the pressure reducing appurtenances shall be the responsibility of the Meridian Public Works Department. The applicant shall coordinate the vault and conduit design criteria with the Meridian Public Works Department as part of the development plan review process. 2.1.3 The terminus of the water main in the Riodosa cul-de-sac shall terminate with a fire hydrant between Lot 14 and the pathway connection. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of--way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and through this development. 2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, 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 prior to receiving development plan approval. 2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.2.6 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. -8- 2.2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.2.9 Street signs are to be in place, sanitary sewer and 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. 2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro- paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.18 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. 2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not -9- exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-221 I. 2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an 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 has no concerns with this application. 4. FIRE DEPARTMENT 4.1 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 finished 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. 4.2 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. 4.3 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.4 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1. 4.5 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. 4.6 The applicant shall work with Public Works and Planning Deparhnent staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. -10- 4.7 The developer shall install bollards with a chain across the emergency access driveway via W. Victory Road on Lot 4, Block 1 to restrict access for emergency purposes only. 4.8 The emergency access driveway via W. Victory Road across Lot 4, Block 1 shall have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs. The driveway shall be marked in accordance with Appendix D Section D103.6 Signs. 4.9 Parking is only allowed on one side of the streets that are constructed as 42-foot wide street sections. "No parking" signs shall be installed at regular intervals along the street. 5. REPUBLIC SERVICES 5.1 Republic Services has no comments on this application. 6. PARKS DEPARTMENT 6.1 The applicant shall contact Elroy Huff, City Arborist, at 888-3579 to coordinate mitigation for existing trees on the site that are proposed to be removed, in accord with UDC 11-3B-1OC.5. 7. ADA COUNTY HIGHWAY DISTRICT -11- 7.1 Site Specific Conditions 7.1.1 Construct a detached 5-foot wide sidewalk parallel to Victory Road located a minimum of 36-feet from centerline of the road abutting the site. 7.1.2 Construct a 5-foot wide detached sidewalk on the west side, OR, on the east side; but not both. ACHD preference is the east side, if approved by the City. If not approved by the City, then west side of Kentucky Way. The sidewalk should be located a minimum of 24-feet from centerline along Kentucky Way abutting the site. 7.1.3 Provide permanent right-of--way easements for all public sidewalk placed outside of the dedicated right-of--way. The easement shall encompass the entire area between the right-of--way line and 2- feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of--way or wholly within an easement. 7.1.4 Install "NO PARKING" signs on Kentucky Way if not already there. 7.1.5 Construct Blue Downs Street into the site as a 34-foot street section with curb, gutter, and 5-foot wide concrete sidewalk within 48-feet ofright-of--way. 7.1.6 Construct Rebellion Street and Redup Street, as a 34-foot street section (back of curb to back of curb) with rolled curb, gutter, and 5-foot wide sidewalk within 48-feet ofright-of--way. 7.1.7 Construct the internal streets, Revolution, Riot, Riodosa, and Revolt Streets, as 29-foot street sections with rolled curb, gutter, and 5-foot wide concrete attached sidewalks within 42-feet of right-of--way. 7.1.8 Provide written approval from the appropriate fire department for the reduced street sections prior to final plat. 7.1.9 Install "NO PARKING" signs on one side of the 29-foot street sections in accordance with District policy and Fire Department specifications. 7.1.10 Construct 3 cul-de-sacs at the terminus of Riodosa Street, Riot Street and Rebellion Street with a minimum turning radius of 45-feet. 7.1.11 Construct Rebellion Street as a stub street to the west, between Block 1 Lots 1 & 2 and Block 2 Lot 1, located approximately 200-feet south of Victory Road (centerline to centerline). 7.1.12 Construct Redup Street as a stub street to the south, between Block 2 Lots 30 & 31 and Block 3 Lot 1, located approximately 150-feet east of the west property line. 7.1.13 Construct a 30-foot wide driveway 250-feet west of Kentucky Way and 240-feet east of an existing residential driveway onto Victory Road. 7.1.14 Pave the driveway 21-feet in width it entire length from Victory Road to Rebellion Street and coordinate with ACRD and the Meridian Fire Department on design and restricting the driveway for emergency purposes only. 7.1.15 Payment of impacts fees are due prior to issuance of a building permit. 7.1.16 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 All irrigation facilities shall be relocated outside of the ACHD right-of--way. 7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of--way. -12- 7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACRD right-of--way or easement areas. 7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACRD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during any phase of construction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless awaiver/variance of the requirements or other legal relief is granted by the ACHD Commission. -13- C. Legal Description & Exhibit Map for Annexation Boundary LLaAL pE3CRIPTION POR ANNEXATION A parcel of land faceted In the Northwest 114 of Section 25, Township 3 North, Range 1 West, Batse Meridian, Ada County, Idaho. tieing further described as Blows: BASIS OP BEARINC3$: The North line of the Northwest 114 of Section 25, Township 3 North, Range 1 Wesl, Boise Meridlan, derived from bund monuments and taken as South 89°20'30"' East with the distance between monuments found b be 2,640.21 feet. BEGINNING at a point on the North tine of the Northwest 114 of Section 25, Township 3 North, Range 1 West, Boise Meridlan, fran which the Northwest corner of said Section 2S bears North 89°20'30" West a distance of 1,620.02 feel; thence along said North one, South 89°20'30" East a distance of a distance of 478.19 feet to the centerUne of Kentucky Ridge Road; thence along said centerline the fopowing three(3) courses: South 00°28'22" West a distance of 191.58 feet; along a curve to the left with a radius of 228.00 feet and a central angle of 57°44'15" an arc length of 228.76 feet with a chard bearing of South 28°23'46" Cast, and a chord distance of 220.16 feet; South 57.15'83" East a distance of 65.36 feet; thence leaving sad centerline, South 32°44'07" West a distance 0130.00 feat; thence South 81°38'18" West a distance of 33.74 feet; thence South 10°47'18" West a distance of 339.91 feet; thence South 00°27'48" West a distance of 628.85 feet; tt-ence North 89'23'16" West a distance Of 835.02 feet; thence North 00°32'33" East a distance of 698.66 feet; thence South 89°20'30" East a distance of 300.00 feet; thence North 00°32'33" East a distance of 726.00 feet to the POINT OF BEGINNING. Said parcel containing 888,381 square feat or 20.38 acres, more or less. EN!) OP OESCRIPTiON Russell E. t3adgley, p,l..S. 12458 Tfmberii~e Surveying 847 park Centre Way, Suite 3 Nampa, Idaho 83651 (208) 485-5687 -14- sans o~seaMao see•zo~os • zeao.xr 23 2A~ ~~~ ass zoo e__ sa~• so' aoye• grs.~s' 2E 2b tszo.o~' I ~f s6a'so' aerE• aaa.oo' I I ~3 ~~ r~oroAr Ro~~ S89'2090'E•Sd2.OG w ti ,, ~' 9~'!! ~'r~ 66.50' 3x00' ss.rs' l4'EI/4LUT/ONR/D©ESUB. ~ ' aNivExarraN ~~ 888,381 sq.N. 20.38 ac. Curve TaOhr GURVE IFNOfl1 i+AU~ QELTA TANOHIT CHCRD 6F/1RIH(i Cf 22iJ4 220.07 6T'i4't6 121.70' Y10.IY i21.2Y 10'f b~ a I I I N66 sa ~6"w• 63a~os' ~° =zoo' ~_~ , ~ 2b -15- D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The Applicant is proposing to annex the subject property with an R-4 zoning district and proposes a gross density of 3.2 dwelling units per acre consistent with the FLUM designation of LDR. Therefore, the Commission finds that the proposed map amendment complies with the provisions of the Comprehensive Plan and should be compatible with adjacent residential uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The Commission finds that the proposed map amendment to the R-4 zoning district is consistent with the purpose statement for the residential districts as detailed in Section VIII above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. City utilities will be extended at the expense of the applicant. The Commission recommends the Council consider any oral or written testimony that may be provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Commission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-SB-3.E). The Commission finds annexing this property with an R-4 zoning district is in the best interest of the City. 2. 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; The Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. -16- b. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission finds that public services will be provided to the subject property upon development. (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 development at their own cost, the Commission 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; The Commission recommends the Council rely upon comments from the public service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B for more detail.) e. 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 that should be brought to the Council's attention. ACl-ID considers road safety issues in their analysis. The Commission recommends that the Council consider any public testimony that may be presented when determining whether or not the proposed subdivision may cause health, safety or environmental problems of which the Commission is unaware. -17-