HomeMy WebLinkAboutSilverstone Campus Sub FP04-016BEFORE THE MERIDIAN CITY COUNCIL
C/C 03/23/04
IN THE MATTER OF THE
APPLICATION OF PINNACLE
ENGINEERS, INC. FOR
APPROVAL OF 35 COMMERCIAL
BUILDING LOTS AND 4 COMMON
LOTS ON 80.51 ACRES IN A C-G
ZONE FOR SILVERSTONE
CAMPUS SUBDIVISION,
LOCATED APPROXIMATELY %4
MILE EAST OF S. EAGLE ROAD
ON THE SOUTH SIDE OF
OVERLAND ROAD, MERIDIAN,
IDAHO
CASE NO. FP-04-016
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on March 23, 2004, and the Council finding that the Administrative
Review is complete from Brad Hawkins-Clark for the Planning and Zoning Department, and
Bruce Freckleton, Engineering Technician III, dated: City Council Date: March 23, 2004, to the
Mayor and Council, and that Anna Powell Planning Director for the Planning and Zoning
Department, Brad Watson of the Public Works Department, and David McKinnon, commented
at the hearing, and the Council having considered the requirements of the preliminary plat the
Council takes the following action:
IT IS HEREBY ORDERED THAT:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-04-016)
Page 1 of 5
The Final Plat of "FINAL PLAT SHOWING SILVERSTONE CAMPUS
SUBDIVISION, A PARCEL OF LAND LOCATED INTHE El/2 OF THE NWl/4 OF
SECTION 21, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO 2004, DRAWING NO. C036101 FP.DWG, SHEET 1
OF 5, HANDWRITTEN DATE: 10 MARCH 04, PINNACLE ENGINEERS, INC.", Sundance
Investments Limited Partnership, Developer, is Conditionally Approved subject to those
conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council
from Bruce Freckleton, Engineering Technician III, and Brad Hawkins-Clark for the Planning
and Zoning Department, dated: City Council Date: March 23, 2004, listing 22 CONDITIONS OF
APPROVAL -FINAL PLAT, a true and correct copy of which is attached hereto marked Exhibit
"A", and consisting of five pages, and by this reference incorporated herein, and the applicant's
representative at the March 23, 2004 meeting, David McKinnon, stated on record, and pertaining
to the Staff Report that "they would be making the changes as requested by staff', and he also
stated that "We will make those red lined corrections as requested", and the additional
requirements from the action of the Council taken at their March 23, 2004 meeting as follows, to-
wit:
1. Adopt the Recommendations of the Parks and Recreation
Department as follows:
1. A 10 foot wide pathway shall be constructed adjacent to the
south side of the Eight Mile Drain according to pathway
standards.
1.2 Adopt the action of the City Council taken at their March 23, 2004
meeting, and specifically pertaining to the Staff Report, under
Conditions of Approval -Final Plat, numbers 11 and 21, such that
they now read as follows:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-04-016)
Page 2 of 5
CONDITIONS OF APPROVAL -FINAL PLAT
11. Sanitary sewer service and municipal water to this site shall be
via extensions, from existing mains. Applicant will be
responsible to construct the sewer and water mains to and
through this proposed development (including Copper Point
Way -water only, and Overland Road -water and sewer.)
Subdivision designer to coordinate main sizing and routing
with the Public Works Department. (Per City Council meeting
March 23, 2004.)
21. There are numerous drafting issues on the final plat map as
submitted. The Public Works Department has transmitted a
redline markup of the issues to Pinnacle Engineers for
corrections. These issues shall be satisfied prior to signature on
the final plat by the City Engineer. (Per City Council meeting
March 23, 2004.)
1.3 Additional clarification from the City Council March 23, 2004
meeting from the applicant's representative:
1. The applicant has met with the Commuter Ride people
about the bus stop, and it has been agreed upon between the
two parties that the bus stop shall be incorporated into the
additional amenity of the centrally located open
picnic/sheltered area, and which is the triangular property
within the project.
2. Three letters should have been received into record and all
three should have been placed on file in the City Clerk's office.
One letter pertains to an agreement that is in place from
Sutherland to work with the applicant on the completion of the
road.
Another letter is from the adjacent property owner to the east,
Mr. Bienapfl, and which letter says that Mr. Bienapfl has no
issues, except the ditch he believes is not the Eight Mile.
The third letter was not addressed at the meeting.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-04-016)
Page 3 of 5
3. Landscape Plan submitted dated 3-12-4, and stamped:
RECEIVED MAR 15 2004 CITY OF MERIDIAN CITY
CLERK OFFICE, is hereby approved.
2. The final plat upon which there is contained the Certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be
signed only at such time as:
1. The Plat dimensions are approved by the City Engineer; and
2. The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash has been issued
guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner
may request a regulatory taking analysis. Such request must be in writing, and must be filed with
the City Clerk, not more than twenty-eight (28) days after the final decision concerning the matter
at issue. A request for a regulatory takings analysis will toll the time period within which a
Petition for Judicial Review maybe filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which maybe adversely affected by this decision may, within twenty-
ORDER OF CONDTIIONAL APPROVAL OF FINAL PLAT / (FP-04-016)
Page 4 of 5
eight (28) days after the date of this decision and order, seek a judicial review as provided by
Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the
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Attest:
William G. Berg, Jr., Ci Cle
Copy served upon Applicant, the
and City Attorney.
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-04-016)
Page 5 of 5
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 Fax 466.4405
PUBLIC WORKS
BUB,DING DEPARTMENT
(208) 887-221 I ~ Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 ~ FAX 888-6854
STAFF REPORT: City Council Date: March 23, 2004
To: Mayor, City Council and Planning & Zoning Conunission
From: Brad Hawkins-Clark, Principal City Planner
Bruce Freckleton, Senior Engineering Tech
Re: Silverstone Campus Subdivision
• Final Plat Approval of Thirty-five (35) Commercial Building Lots and Four
(4) Common Lots on 80.51 Acres in a C-G Zone, by Pinnacle Engineers (File
No. FP-04-016).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City CounciL•
APPLICATION SUMMARY & BACKGROUND
The applicant, Pinnacle Engineers, has applied for Final Plat approval of Silverstone Campus
Subdivision, athirty-nine (39) lot commercial subdivision on 80.51 acres of land, located
approximately '/o mile east of S. Eagle Road on the south side of Overland Road. The
preliminary plat (PP-03-018) was approved on 09/23/03 and a Conditional Use Permit for a
Planned Development (CUP-03-044) was approved on 11/25/03, which allowed for a broad
mix of uses and included three (3) different site plan options. The CUP/PD requires the
developer to construct amulti-use pathway along the Eight Mile Drairi and at least one (1)
other amenity within the subdivision. (See the "Special Consideration" discussion below.)
On February 19, 2004, Mayor De Weerd, Councilman Nary and several City staff met with
the applicant and other representatives of the subdivision developer, Sundance Company. The
purpose of the meeting was to discuss modificatioris to the approved preliminary plat in order
to accommodate the CitiGroup call center facility on Lot 1, Block 6. (A height variance was
approved by City Council for this lot on February 24, 2004.) There was general consensus at
this meeting that extending Copper Point Way along the south boundary (shared with
Sutherland Farm Subdivision) and shifting the location of the Pewter Falls St. stub street to
Exhibit "A" 1 of 5
the east (Bienapfl parcel) were modifications that could be supported without submitting a new
preliminary plat. There was also discussion about altering the alignment of S. Jade Way south
of Overland Road. The subject plat substantially reflects modifications that were agreed upon
at the 2/19/04 meeting.
Below is a summary of the proposed modifications to the approved preliminary plat:
A roved Preliminar Plat Pro osed Final Plat
No. of Buildin Lots 48 35
No. of Common Lots 6 3
& Total Acreage (8.05 acres req.) (approx. 7.20 acres)
(Removed the two, 125-foot long
landscape medians at the
Overland Rd. eritrance and two
other lots adjacent to the Eight
Mile athwa .)
Copper Point Way Straight, east-west, approx. 300 ' Jogs south and extends east on
Ali ent north of the south bounds the south bounds
Knapp Ave. Alignment Anorth-south, half-street section, Removed
approx. 300' long (in lieu of Copper Point Way
modification
S. Jade Way Straight, north-south, intersecting Anew "T" intersection was
Alignment with Copper Point Way added approx. 400 ' south of
Overland Rd.
*Note: The application states there are four (4) common lots. However, only three (3)
common lots are depicted on the final plat.
There are two main modifications which impact adjacent properties: the Copper Point Way
alignment and the Knapp Ave. alignment. Both Bienapfl (to east) and Sutherland Farm, Inc.
(to south) have submitted written statements that they approve of the proposed modifications.
However the developer of Sutherland Farm delivered afollow-up letter that conveyed their
disapproval of the proposed utility stubs in Copper Point Way.
Staff recommends approval of Silverstone Campus Subdivision with the comments and
conditions stated in this report.
LOCATION
The property is located on the south side of Overland Road, approximately a '/a mile east of
Eagle Road. The property extends south to the half mile between Overland and Victory Roads
The subject property is designated as "Mixed Use- Regional" in the Future Land Use Map of the
2002 Comprehensive Plan.
SURROUNDING PROPERTIES
Exhibit "A" 2 of 5
North -Jewell Subdivision, zoned R-1 (Ada Co.)
South -Future cornrnercial lots within Sutherland Farm Subdivision, zoned C-G (preliminary
plat approved July 2002)
East -Rural residential and agricultural land, zoned RUT (Ada Co.); future Medium Density
Residential on Meridian's Future Land Use Map
West - Silverstone Corporate Center, zoned C-G
SPECIAL CONSIDERATION
The Silverstone Business Campus CUP/PD application (condition #6, pg. 20) requires
Sundance Company to provide either ten percent (10%) of the gross land area as open space
or another amenity "to be approved by the P&Z Commission and City Council" (this is in
addition to the multi-use pathway). The fmal plat does not designate the 10% open space (8.05
ac.) as one of the two amenities and, therefore, a second amenity will be required. The
Landscape Plan (Sheet L-3) shows a picnic shelter on Lot 14, Block 2 as the second amenity.
While this amenity issue is technically a condition of file CUP-03-044, if impacts the final plat
design because of the common lot area and configurations.
The City Council will need to review and approve the picnic shelter as an acceptable second
amenity before approving the final plat. If more usable open space is desired, the fmal plat
will need to be amended.
CONDTIONS OF APPROVAL -FINAL PLAT
1. Applicant shall meet all terms of the approved Preliminary Plat (PP-03-018),
Conditional Use Permit (CUP-03-044), and Development Agreement pertaining to this
development.
2. Applicant has indicated that the pressurized irrigation system within this development is
to remain private. The applicant shall be required to provide a backup source to the
pressurized irrigation system. Plans and specifications for the irrigation system shall be
reviewed by the Public Works Department as part of the development plan review
process. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval.
3. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, and road base
approved by the Ada County Highway District prior to applying for building permits.
One building pernvt may be issued within the subdivision prior to these improvements
being approved. All development improvements (including the public pathway within
Lot 3, Block 1 and Lot 14, Block 2), irrigation, and landscaping shall be installed and
approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in
the amount of 110% will be required for all fencing, landscaping, pressurized irrigation,
sanitary sewer, water, etc., prior to signature on the final plat.
The public pathway within Lot 15 and 16, Block 2 and Lot 8, Block 3 shall be
constructed prior to issuance of the tenth building permit within the subdivision.
Exhibit "A" 3 of 5
4. The Landscape Plan, dated 3-I1-04 (Sheets L-1 thru L-3), prepazed by The Land Group,
needs to be revised as follows:
a. If ACfID requires a maintenance access road to serve Lot 13, Block 2, please
show the road on Sheet L-2 and its relationship to any proposed trees.
b. Per MCC 12-13-12-9, amend Sheet L-2 to show at least one tree per thirty-five
(35) lineal feet of distance adjacent to the pathway along the Eight Mile Drain.
c. Design the slopes of the ACRD stormwater detention pond at no less than 3:1.
Please submit three (3) revised plans to the Planning & Zoning Department prior to
signature on the final plat.
5. Prior to the City Engineer signature on the fmal plat, submit a written statement from the
U.S. Corps of Engineers that the wetlands azea adjacent to the west boundary of the
subdivision is in full compliance with their wetland mitigation requirements.
6. The subdivision entrance sign shown on Sheet L-3 of the Landscape Plan is not
approved with this application. Separate commercial sign permit applications, prepared
in accordance with MCC 11-14, shall be submitted prior to any permanent signs being
constructed within the subdivision.
Prior to issuance of the second building permit within the subdivision, the developer
shall comply with condition #5 (pg. 6) of File #PP-03-018 regarding the recording of a
public pedestrian easement for the pathway. Unless the entire pathway is located within
a separate common lot, a metes and bounds description of the pathway; prepared by a
licensed land surveyor, shall be submitted by the applicant for inclusion with the
pathway easement being prepazed by the City Attorney. Said legal description shall be
recorded with the pathway easement.
8. Amend the Certificate of Owners information on the signature sheet to provide the
correct property owner, parcel data, and accurate boundary description.
9. Amend Note #10 on Sheet 3 to delete Lot 3, Block 1, Lot 1, Block 5 and Lot 1, Block 6
as common lots within the subdivision. Also, conect Lot 12, Block 2 to be Lot 13, Block
2.
10. Amend Note #14 on Sheet 3 to add Lot 14, Block 2 and change Lot 17, Block 2 to be
Lot 16, Block 2.
11. Sanitary sewer service and municipal water to this site shall be via extensions from
existing mains. Applicant will be responsible to construct the sewer and water mains to
and through this proposed development (including Copper Point Way -water only, and
Overland Road water and sewer.) Subdivision designer to coordinate main sizing and
routing with the Public Works Department. (Per City Council meeting March 23, 2004.)
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
signature on the final plat per Resolution 02-374.
Exhibit "A" 4 of 5
13. Any drainage azeas (detenfion/retention basins) must be designed to ensure that water
will percolate or dischazge within a period of time not to exceed 24 hours for all storms
up to and including a 100-yeaz storm event. Side slopes within drainage areas shall not
exceed 3:1.
14. All irrigafion ditches, laterals or canals, exclusive of natural waterways (including the
waterway bisecting Silverstone Campus Subdivision), intersecting, crossing or lying
adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance
12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district,
or lateral users association, with written confirmation of said approval submitted to the
Public Works Department.
15. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
16. Two-hundred-fifty watt (250w), high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed
at subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity aze determined after power designs are completed by
Idaho Power Company. Street light contractor to obtain design and permit from the
Public Works Department prior commencing installations.
17. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
18. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
19. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
20. Provide sidewalks in accordance with MCC 12-13-10-8.
21. There are numerous drafting issues on the final plat map as submitted. The Public
Works Department has transmitted a redline markup of the issues to Pinnacle Engineers
for corrections. These issues shall be satisfied prior to signature on the final plat by the
City Engineer. (Per City Council meeting March 23, 2004.)
22. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary
plat, conditional use permit or development agreement does not relieve Applicant of
responsibility for compliance.
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.
Exhibit "A" 5 of 5