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RECOMMENDATION TO CITY COUNCIL
Project Name: Gallery Subdivision
Case No(s).: PFP-04-002
Applicant: Primeland Development, LLP.
P&Z Commission Hearing Date: April 1, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
The applicant's representative, Becky McKay, testified in favor of the application.
No members of the public testified about the proposed development.
Key issues of discussion and questioning by the Commission included:
• Access to City well site
• Building elevations
Key Commission Additions/Modifications to Staff Recommendation:
The Commission made no modifications to the staff recommendation.
Outstanding Issues for City Council:
• None
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
AND FINAL PLAT APPROVAL OF
THREE (3) OFFICE LOTS ON 2.63
ACRES IN A R-4 ZONE FOR
GALLERY SUBDIVISION
Case No. PFP-04-002
RECOMMENDATION TO CITY
COUNCIL
PRIMELAND DEVELOPMENT, LLP,
Applicant
The subject property is approximately 2.63 acres in size and is located on the
northeast corner of Ten Mile Road and Belltower Drive, approximately 1/3 of a
mile south of McMillan Road, in Section 35, Township 4 North, Range 1 West.
2. Primeland Development, LLP, is the current property owner, and Frank Varialle,
a registered agent, has provided notarized consent for the subject application.
The Applicant is Primeland Development, LLP.
4. The subject property is currently zoned R-4. The zoning of R-4 is defined within
the City of Meridian Zoning and Development Ordinance Section 11-7-2.
The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner:
A three-lot office subdivision.
There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY AND FINAL PLAT APPROVAL OF
A THREE LOT OFFICE SUBDIVISION ON 2.63 ACRES IN A R-4 ZONE FOR GALLERY
SUBDIVISION, BY PRIMELAND DEVELOPMENT, LLP -PFP-04-002 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Preliminary and Final
Plat as requested by the Applicant for the property described in the application, subject to
the following:
A. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departrnents as follows:
SITE SPECIFIC CONDITIONS (PRELIMINARY/FINAL PLATT
1. Applicant shall meet all of the requirements of PFP-04-002, CUP-O1-006, and
Bridgetower Crossing Subdivision #2, as a condition of the subject application.
2. Lots 1, 2, and 3, Block 1, shall utilize a common drive aisle, as proposed. Prior to
issuance of a Certificate of Zoning Compliance (CZC), the drive aisle, from
Belltower Drive into the site, shall be constructed in accordance with Meridian
City Code.
3. Consistent with previous approvals for the Bridgetower Development, no on-
streetparking is allowed on Ten Mile Road or Belltower Drive.
4. Maintenance of all common areas, including but not limited to: drive aisles,
parking areas, landscaping, etc., shall be the responsibility of the Gallery Business
Owners' Association.
5. Underground year-round pressurized irrigation must be provided to all lots within
this development (MCC 12-5-2.N). 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 utilize any existing surface or well water for the
primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system shall be installed to all
landscape areas per the approved specifications and in accordance with MCC 12-
13-8 and MCC 9-1-2.
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 MCC 12-4-13. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners),
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY AND FINAL PLAT APPROVAL OF
A THREE LOT OFFICE SUBDIVISION ON 2.63 ACRES IN A R-4 ZONE FOR GALLERY
SUBDIVISION, BY PRIMELAND DEVELOPMENT, LLP -PFP-04-002 -Page 2
with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can not be obtained, plans will be reviewed
and approved by the City Engineer prior to final plat signature.
SITE SPECIFIC CONDITIONS (FINAL PLATT
1. The applicant shall meet all of the requirements of PFP-04-002, CUP-O1-006, and
Bridgetower Crossing Subdivision #2, as a condition of the subject final plat.
2. Prior to issuance of a Certificate of Zoning Compliance (CZC) permit, the drive
aisle from Belltower Drive, as well as the internal drive aisle, shall be constructed
in accordance with Meridian City Code.
Prior to issuance of a Certificate of Zoning Compliance (CZC) permit, parking in
accordance with Meridian City Codes shall be provide for each individual
building.
4. Prior to signature of the final plat by the City Engineer, delineate, on the face of
the final plat, across-access and parking easement across Lots 1, 2, and 3, Block
1, AND/ORrecord across-parking/cross-access agreement for all of the lots
within the subdivision to utilize a shared drive aisle. Maintenance of the parking
and drive aisles shall also be provided for with a note on the plat, AND/OR a
recorded document such as CCR's.
5. Access to this development shall be from the existing cross-access easement
recorded with Bridgetower Crossing Subdivision #2. No direct lot or pazcel access
to Ten Mile Road or Belltower Drive is approved with this application. Place a
note on the final plat restricting direct lot or parcel access to Ten Mile Road and
Belltower Drive.
6. Clarify the wording of Note #8 so that the rear setbacks for this development
should be measured from the westernmost cross-access easement line coming off
Belltower Drive, and not the new cross-access easement internal to the
subdivision.
7. Amend the following notes to read:
(2.) Remove note, or if known, specifically show where easements will be
necessary to provide utility services to each lot.
8. Any drainage azeas (detention/retention basins) must be designed to ensure that
water will percolate or discharge within a period of time not to exceed 24 hours
for all storms up to and including a 100-year storm event. (All azeas being
counted toward the 10% open space amenity shall be free of "wet ponds" or other
such nuisances.)
9. Label and dimension the existing landscape easement along Belltower Drive as
such.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY AND FINAL PLAT APPROVAL OF
A THREE LOT OFFICE SUBDIVISION ON 2.63 ACRES IN A R~ ZONE FOR GALLERY
SUBDIVISION, BY PRIMELAND DEVELOPMENT, LLP -PFP-04-002 -Page 3
10. A final plat shall be filed with the County Recorder within one year after written
approval by the Council (MCC 12-3-8). The Applicant shall have one year from
the approval date of the final plat, to begin construction of the public utilites and
one year thereafter to complete construction of those public facilities (MCC 12-2-
4).
11. Staffls failure to cite specific ordinance provisions or terms of the approved
Annexation, Condifional Use Permit, Bridgetower Crossing Subdivision #2 Final
Plat, or the recorded Development Agreement does not relieve the applicant of
responsibility for compliance.
STANDARD PLAT CONDITIONS:
1. Prior to signature of the final plat(s) by the City Engineer, 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. that has not been completed.
2. Streetlights may be required at locations designated by the Public Works
Department. All streetlights shall be installed at the expense of the applicant.
Typical locations are at street intersections and/or fire hydrants. Final design
locations and quantity are determined after power designs are completed by Idaho
Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
3. Down-shield or otherwise alter all exterior lighting, whether attached to the
building or located within the parking area, so that the light does not spill over
onto adjacent properties or rights-of--way. All parking lot lighting shall be in
accordance with Ordinance 11-14-4.C.
4. A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all
off-street parking areas. Storm water treatment and disposal must be designed in
accordance with Department of Environmental Quality 1997 publication Catalog
of Storm Water Best Management Practices for Idaho Cities and Counties and
City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant
is responsible for filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells. An operation and
maintenance agreement for joint drainage facilities shall be developed for
inclusion in the CCR's of the subdivision.
5. Please submit groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate
or discharge with a period of time not to exceed 24-hours for all storms up to and
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY AND FINAL PLAT APPROVAL OF
A THREE LOT OFFICE SUBDIVISION ON 2.63 ACRES IN A R-4 ZONE FOR GALLERY
SUBDIVISION, BY PRIMELAND DEVELOPMENT, LLP - PFP-04-002 -Page 4
including a 100-year storm events. Side slopes within drainage areas, shall not
exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or
other approved landscaping) shall not count towards the required open space area.
The project engineer should pay close attention to the results of field studies
determining the groundwater, soil type & and characteristics during the design
and construction phases. The engineer shall be required to certify that the street
centerline elevations are set a minimum of 3-feet above the highest established
normal groundwater elevation. This is to ensure that the bottom elevation of the
building footings are at least 1-foot above groundwater.
6. Coordinate mailbox locations with the Meridian Post Office.
7. All sidewalks shall be constructed as submitted and in accordance with MCC 12-
5-2.x. Prior to signature of the final plat by the City Engineer, all sidewalks shall
be constructed or a surety shall be provided in accordance with MCC 12-5.3.
8. Submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision name, including lot and block numbering. Make any
corrections necessary to conform.
9. 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.
10. 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.
11. All signage shall be in accordance with the standards set forth in Section 11-14 of
the City Zoning and Development Ordinance. All signage is subject to design
review and shall require separate permits. Temporary or portable signs shall be
prohibited, and will be removed upon three (3) days notice to the applicant.
12. All building and site improvement construction shall conform to the requirements
of the Americans with Disabilities Act.
13. Any dumpster(s) must be screened in accordance with MCC 11-12-1.C. Trash
enclosures must be built in the location and to the size approved by the Sanitary
Services Company (SSC).
14. No building or other structure shall be erected, moved, added to or structurally
altered, nor shall any building structure or land be established or change in use on
this site without first obtaining a Certificate of Zoning Compliance (CZC) from
the Meridian Planning and Zoning Department (MCC 11-19-1). A building permit
shall be obtained prior to the start of construction.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY AND FINAL PLAT APPROVAL OF
A THREE LOT OFFICE SUBDIVISION ON 2.63 ACRES IN A R-4 ZONE FOR GALLERY
SUBDIVISION, BY PRIMELAND DEVELOPMENT, LLP - PFP-04-002 -Page 5
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Direct lot or parcel access to Ten Mile Road and Belltower Drive is prohibited
and shall be noted on the final plat. The 25-foot cross-access easement at the east
property line is the only approved access point to Belltower Drive.
2. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that maybe
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. 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.
5. All design and construcfion shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, also known as Ada County Highway District
Road Impact Fee Ordinance.
9. 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-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY AND FINAL PLAT APPROVAL OF
A THREE LOT OFFICE SUBDIVISION ON 2.63 ACRES IN A R-4 ZONE FOR GALLERY
SUBDIVISION, BY PRIMELAND DEVELOPMENT, LLP - PFP-04-002 -Page 6
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10. 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 the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
C. Adopt the Meridian Fire Department Recommendations asfollows:
1. Afire hydrant will be required to serve this development. Final Approval of the
fire hydrant location shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %i" outlet face the main street or pazking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of
the hydrant location.
e. Fire Hydrants shall be placed on corners.
£ Fire hydrants shall not have any vertical obstructions to outlets within 10'.
2. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have an approved
turnaround.
All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
4. Provide a 20' wide Fire Lane for all internal & external roadways.
5. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
6. Fire lanes and streets shall have a vertical clearance of 13'6". This includes
mature landscaping.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY AND FINAL PLAT APPROVAL OF
A THREE LOT OFFICE SUBDIVISION ON 2.63 ACRES IN A R-4 ZONE FOR GALLERY
SUBDIVISION, BY PRIMELAND DEVELOPMENT, LLP - PFP-04-002 -Page 7
7. Commercial and office occupancies will require afire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be
placed an average of 300' apart.
8. The Fire Department requests that any future signalization installed as the result
of the development of this project be equipped with Opticom Sensors to ensure a
safe and efficient response by fire and emergency medical service vehicles. This
cost of this installation is to be borne by the developer
9. Maintain a separation of 5' from the building to the dumpster enclosure.
10. Provide a Knoxbox entry system for the complex if it is gated in the future.
11. Paint the curb red and provide signage "No Parking Fire Lane" at the entrance and
any turnaround areas.
12. The fast digit of the Office Suite(s) shall conespond to the floor level.
13. All processes and storage practices shall be required to comply with the
International Fire Code.
D. Adopt the Recommendations of the Sanitary Services Company (SSC) as follows:
Please contact Bill Gregory at SSC (888-3999) for detailed review of your
proposal and submitted stamped (approved) plans with your Certificate of Zoning
Compliance (CZC) application(s).
E. Adopt the Recommendations of the Meridian Police Department as follows:
1. The Police Department has no concerns related to the preliminary plat submitted.
Please contact Chief Bill Musser for detailed review of the future site design.
Submit a stamped (approved) plans with your Certificate of Zoning Compliance
(CZC) application(s).
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY AND FINAL PLAT APPROVAL OF
A THREE LOT OFFICE SUBDIVISION ON 2.63 ACRES IN A R-4 ZONE FOR GALLERY
SUBDIVISION, BY PRIMELAND DEVELOPMENT, LLP - PFP-04-002 -Page 8