HomeMy WebLinkAboutBridgetower Gallery Sub PFPPFP 04-002
MERIDIAN PLANNING & ZONING MEETING April 1, 2004
APPLICANT Primeland Development, LLP ITEM NO. S
REQUEST Public Hearing — Request for Preliminary / Final Plat approval for the re -subdivision of Lot
3, Block 10, of Bridgetower Crossing Subdivision No. 2 into 3 building lots on 2.63 acres in an R-4 zone
for Bridgetower Crossing/Gallery Subdvision — northeast comer of W. Belltower Drive & N. Ten Mile Roo,
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See attached staff comments
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No Comment
No Comment
See attached Comments
See attached Comments
See attached Comments
1
1
MAYOR
Tammy de Weard
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
shauo Wardle
Charles M. Rountree
CITY OF MV
CUridifn
It IDAHO
CITY HALL
(208) 888-4433 —Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887.2211—Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 — FAX 4664405
STAFF REPORT: P & Z Hearing Date: April 1, 2004
Transmittal Date: March 26, 2004
To: Mayor, City Council and Planning & Zoning Commission`k
From: Craig Hood, Associate City Planner C „; 2 6 200
Bruce Freckleton, Senior Engineering Tech. City Of Meridian
Subject: Gallery Subdivision
City Clerk Office
Preliminary and Final Plat (PFP) Approval of Three (3) Buildable Lots on 2.63 Acres, for
Gallery Subdivision, by Primeland Development, LLP. (File No. PFP-04-002)
We have reviewed the aforementioned application and now offer the following comments, as conditions of the
applicant These conditions shall be considered in full, unless expressly modifted or deleted by motion of the
Meridian City Council.
APPLICATION SUMMARY & BACKGROUND
The applicant, Primeland Development, LLP, has applied for Preliminary/Final Plat (PFP) approval of three (3)
office lots on 2.63 acres. The site is located on the northeast comer of Ten We Road and Belltower Drive,
approximately 1/3 of a mile south of McMillan Road, in an R-4 (Low Density Residential) Zone. This property is
currently designated "Office" on the 2002 Comprehensive Plan Land Use Map.
The subject property is commonly known as Lot 3, Block 10, Bridgetower Crossing Subdivision #2. The
applicant is proposing to re -subdivide Lot 3, Block 10, into three new lots for Gallery Subdivision. The subject
development is eligible for a combined preliminary/final plat application because the proposed subdivision does
not exceed four lots, there are no new streets being dedicated or widened, and this development is not located
within a floodplain, hillside or the like (MCC 12-3-3).
Although this site is currently zoned R4, CUP -01-006 approved office -type uses for this property as a use -
exception. Approximately 20% of the land area within the Bridgetower Development has been set aside for
officelcommercW uses. The Development Agreement for Bridgetower Crossing outlines what uses are allowed,
conditionally allowed, and prohibited on the subject site. As part of the previous approval for office uses on this
site, all building setbacks are subject to the L -O zoning setbacks, and not the R-4 zoning setbacks. The applicant
is not requesting any modifications to setbacks or dimensional standards of the City.
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Planning & Zoning Commission/Mayor & City Council
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The applicant is proposing to provide access to all three lots via a 25 -foot wide drive to Belltower Drive. A
cross -access easement was platted with Bridgetower Crossing Subdivision #2 for Lots 1-3, Block 10, to use said
drive as access to the public roadway system. Other than this shared access point, no other access is proposed to
Ten Mile Road or Belltower Drive with the subject application. Staff is supportive of the proposed access to the
site. See Special Consideration "A" in the Preliminary/Final Plat Analysis below.
Staff has provided a detailed analysis and recommended conditions of approval for the requested preliminary/final
plat application below. Staff is recommending approval of the application, with the conditions outlined in
this report.
Primeland Development, LLP, is the current property owner, and Frank Varialle, who is an authorized agent, has
submitted notarized consent for Engineering Solutions, LLP, to submit the subject application.
LOCATION & SURROUNDING USES
The subject property is located on the northeast corner of Ten Mile Road and Belltower Drive, approadmately 1/3
of a mile south of McMullan Road, in Section 35, Township 4 North, Range 1 West.
The following uses surround the subject property:
North — Future office lots in Bridgetower Crossing, zoned R-4 / Future Meridian City well site, zoned R-4
South — Future officelcommercial in Bridgetower Crossing
East — Un -platted residential phase in Bridgetower Crossing & waterfall, zoned R4
West — Drawbridge Subdivision, zoned R-3 / Single-family residential on large lots, zoned RUT (Ada County)
PRELIMINARY/FINAL PLAT ANALYSIS
Sections 12-3-3.7.2 and 12-3-5.13 of Meridian City Code read as follows: In determining the acceptance of a
proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
This site is currently designated as "Office" on the Comprehensive Plan Future Land Use Map
and zoned R4. In Chapter VII of the Comprehensive Plan, "Office" areas are anticipated to
provide opportunities for low -impact businesses. These businesses include offices, technology and
resource centers; ancillary commercial uses may be considered.
Staff finds the following Goals, Objectives, and Action items contained in the 2002
Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy):
• "Require that development projects have planned for the provision of all public services."
(Chapter VII, Goal III, Objective A, Action item 1)
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Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
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The developer provided water and sewer services to the site as a condition of the
Bridgetower Crossing approval. The planning process has also included emergency
services far this area.
• "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII,
Goal IV, Objective D, Action item 2)
"Develop methods, such as cross -access agreements, frontage roads, to reduce the
number of existing access points onto arterial streets." (Chapter VI, Goal II, Objective A,
Action item 12)
No new access points to Ten Mile Road are proposed with this application. The
previously approved access point to Belhower Drive will be shared by all of the lots in
the development. A cross -access easement is currently in effect for the lots to use the
same access point.
"Require appropriate landscape and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 5)
A 35 foot wide landscape buffer easement wasplatted along Ten Mile Roads, an arterial
street, with the Bridgetower Crossing Subddivision #2.
• "Consider `Accommodating Bicycle and Pedestrian Travel: A Recommended Approach'
from the National Center for Bicycling and Walking in all land use decisions." (Chapter
VI, Goal II, Objective A, Action item 3)
This publication encourages jurisdictions to establish bikeway and walk"W facilities
in new construction and reconstruction projects, in a manner that is safe, accessible
and convenient. There is currently sidewalk on both Ten Mile Road and Belhower
Drive abutting the site.
Staff finds that if the applicant complies with the conditions included in this report, the lot
configuration and overall design of the subdivision will be in general conformance with the City of
Meridian Comprehensive Plan.
B. The availability of public services to accommodate the proposed development;
If approved, the developer will be financing the extension of sewer, water, utilities and irrigation
services needed to serve the project. The primary public costs to serve the future residents will be
fire and police services. The existing Lot 3, Block 10 is currently serviceable by city water and
sewer. The applicant shall bear the cost of extending mains/service lines to each of the individual
proposed lots.
On March 12, 2004, a joint agency/department comments meeting was held with representatives
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Hearing Date: April 1, 2004
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of key service providers to this property. The Meridian Fire and Police Departments have
submitted comments and conditions, which are listed at the end of this report. Staff finds that
public services can be made available to accommodate the proposed development.
Staff recommends that the Commission and Council reference the comments and conditions from
the various agencies and departments, regarding their ability to adequately service this project.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost,
staff finds that the subdivision will not conflict with the capital improvement program.
D. The public financial capability of supporting services for the proposed development;
Staff finds that the City and its related services are capable of servicing the proposed
development. The development will not require major expenditures for providing supporting
services. Staff recommends that the Commission and Council reference any written and/or verbal
testimony submitted by the Meridian Police and Fire Departments with regard to their capability
to serve the proposed development.
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with this subdivision
that should be brought to the Council or Commission's attention. Staff has not identified any
environmental problems that may be associated with the development of this site. ACHD
considers road safety issues in their analysis, and ACRD staff has recommended, with conditions,
approval ofthe subject subdivision. Staff recommends that the Commission and Council reference
any public testimony that may be presented to determine whether or not the proposed subdivision
may cause health, safety or environmental problems of which staff is unaware.
SPECIAL CONSIDERATIONS (PRELEVIINARY/FINAL PLAT)
A. Access and Parking: As part of the CUP/PD application (CUP -01-006) for Bridgetower Crossing, the
developer provided a 25 -foot wide cross -access easement for the office lots north of Belltower Drive.
The applicant is proposing to utilize this easement and provide access to each of the three new lots from
the shared access, not Ten Mile Road. See Site Specific Condition #2 in the Preliminary Plat section and
Site Specific Condition #5 in the Final Plat section below.
Drive Aisles and Parking Design: On the submitted preliminary plat, the applicant has depicted a cross -
access and parking easement. This easement runs across all of the buildable lots, and is centrally located
to all of the future building pads. No buildings are proposed in this development at this time. Prior to
issuance of a Certificate of Zoning Compliance (CZC) permit, the applicant will be required to provide
access and parking to the lot(s) in compliance with City Code. The drive aisle from Belltower Drive as
well as the internal drive aisles and parking stalls will need to be constructed in accordance with MCC 11-
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13. The drive aisles and parking area should include turnarounds, curbing, etc. consistent with the City's
requirements. Staff is supportive of the general design of the proposed driveway. See Site Specific
Conditions #2 & #3 in the Final Plat Section below.
Cross Access Agreement: As stated above, the applicant is proposing to utilize one access point onto
Belltower Drive to serve the development. ACHD staff has previously reviewed and approved the access
point for compliance with policy. The new lots in the development all share a driveway off the previously
approved cross -access drive aisle. The applicant is proposing to provide a new cross -access and parking
easement within the development. Therefore, the applicant should be required to delineate the cross -
access and parking easement on the face of the final plat, AND/OR record a cross-parking/cross-access
agreement for all of the lots within the subdivision. Maintenance of the parking and drive aisles should
also be provided for with a note on the plat, AND/OR a recorded document such as CCR's. See Site
Specific Condition #4 in the Final Plat section below.
Parking on Ten Mile and Belltower Drive: Consistent with previous approval for the Bridgetower
Development, no on -street parking is allowed on Ten Mile Road or Belltower Drive. See Site Specific
Condition #3 in the Preliminary Plat section below.
B. Buildinn Setbacks/Orientation: Although this site is currently zoned R4, CUP -01-006 approved
office -type uses for this property as a use -exception. The Development Agreement for Bridgetower
Crossing outlines what uses are allowed, conditionally allowed, and prohibited on the subject site. All
building setbacks are subject to the L -O zoning setbacks, and not the R-4 zoning setbacks (Note #19 on
the recorded plat for Bridgetower Crossing Subdivision #2). Further, Note 419 states that building
setbacks (rear) shall be measured from the westernmost cross -access easement line. The applicant has
carried the building setback note onto the subject plat (Final Plat Note #8). Because the applicant is
proposing a new cross -access easement, this note on the Gallery Subdivision Final Plat becomes
confusing. Staff recommends that this note be clarified that the rear setbacks for this development be
measured from the westernmost cross -access easement line coming offBelhower Drive, and not the new
cross -access easement internal to the subdivision. See Site Specific Condition #6 in the Final Plat section
below.
As noted in the Drive Aisle and Parking section above, there are no buildings proposed on this site at this
time. When a Certificate of Zoning Compliance (CZC) is issued for each building in this development,
staff will not only be verifying that the setbacks are in compliance, but also that the orientation and
construction of each building is consistent with the approved photos/elevations submitted for this site
with CUP -01-006. Even though there is no direct lot access to Ten We Road, staff believes that the
construction of the buildings should be attractive from Ten We Road and Belltower Drive. The intent of
this comment is to prevent the west and south elevations of the future buildings from being blank walls
and looking like the back of buildings. See Site Specific Condition #1 in the Preliminary and Final Plat
sections below.
C. Landscape Plan: The applicant has not submitted a landscape plan for this development. All of the
required landscaping and sidewalk improvements to Ten Mile Road and Belltower Drive have been
installed with the approval of Bridgetower Crossing Subdivision #2 in 2003. With each Certificate of
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Zoning Compliance (CZC) application, detailed landscape plans will be required for each lot. Said
landscape plans will be required to depict internal landscaping of the parking and drive aisles, as well as
any existing landscaping on the lot/site (including Ten Mile Road and Belltower Drive),
D. Covenants Codes and Restrictions: The applicant has submitted a copy of the CCW s for Primeland
Subdivision with the application. Staff recommends that for maintenance and operation purposes of the
common areas (landscape, drive aisles, parking, etc.), the applicant record CCR's for this development.
See Site Specific Condition #4 below.
E. Pressure Irri atg ion• Underground year-round pressurized irrigation must be provided to all lots within this
development (MCC 12-5-2.1). The applicant has indicated that the pressurized irrigation system within
this development will be owned and operate by the HOA of Bridgetower, Verona, and Gallery
Subdivisions. The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source ofwater (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, a single -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 9-1-28. See Site Specific
Condition #5 below.
F. Ditches Laterals and Canals: 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 124-13. Plans will need to 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 cannot be obtained, plans will be reviewed and
approved by the City Engineer prior to final plat signature. See Site Specific Condition #6 below.
1. Applicant shall meet all of the requirements of PFP-04-002, CUP -01-006, 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 -street parking 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.i). The City of Meridian requires that pressurized irrigation systems be supplied by a year-
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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, a single -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 inigation/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 not be obtained, plans will be reviewed and approved by the City Engineer prior
to final plat signature.
SITE SPECIFIC CONDMONS fFINAL PLAT)
1. The applicant shall meet all ofthe requirements of PFP-04-002, CUP -01-006, 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.
3. 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, a cross -
access and parking easement across Lots 1, 2, and 3, Block 1, AND/OR record a cross-
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 parcel 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.
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Planning & Zoning Commission/Mayor & City Council
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S. Any drainage areas (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 areas 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 Belhower Drive as such.
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. Staff s failure to cite specific ordinance provisions or terms of the approved Annexation, Conditional 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.
Down -shield or otherwise alter all exterior fighting, 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.
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
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Planning & Zoning Commission/Mayor & City Council
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storms up to and 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.K. 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.
Other AQenev/Denartment Comments & Conditions
SANITARY SERVICES COMPANY (SSC)
1. 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).
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Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
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MERIDIAN PARKS DEPARTMENT
1. The Parks Department has no concerns with the site design as submitted with the application.
MERIDIAN POLICE DEPARTMENT
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).
MERIDIAN FIRE DEPARTMENT
1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 �i/2" outlet face the main street or parking 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 comers.
f. 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 tum around.
3. 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.
T Commercial and office occupancies will require a fire -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 ofthis
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 home by the developer
9. Maintain a separation of 5' from the budding 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.
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Planning & Zoning Commission/Mayor & City Council
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12. The first digit of the Office Suite(s) shall correspond to the floor level.
13. All processes and storage practices shall be required to comply with the International Fire Code.
RECOMMENDATION
Staff recommends approval of the submitted Preliminary/Final Plat (PFP-04-002) application, with
the conditions listed herein.
PFP-04-002 Gallery Sub.]?Wdoc
ACHD Ada County Highway District
rliiir
Dave E. Wynkoop 1st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
March 16, 2004
To: Primeland Development
660 E. Franklin Rd., Suite 110
Meridian, Idaho 83642
Subject: MPFP04-002
Gallery Subdivision
Ten Mile Road and Belltower Drive
.11A Fact 17th .`'trPPt
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail:
On March 16, 2004, the Ada County Highway District staff acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6174.
Sincerel
4�'
Lori Den Hartog.
Senior Development Analyst
Right-of-way & Development Services
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Engineering Solutions, LLP
150 E. Aikens Street, Suite B
Eagle, Idaho 83616
ACHD
Ada County Highway District
Right -of -Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level as of March 16, 2004,
Tech Review for this item was held with the applicant on March 12, 2004. Please refer to the attachment for
appeal guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail: Idenhartog(DDachd.ade.id.us
File Numbers: Gallery Subdivision
Site address: n/e/c of West Belltower Drive and North Ten Mile Road
Applicant: Primeland Development
660 E. Franklin Rd., Suite 110
Meridian, Idaho 83642
Representative: Engineering Solutions, LLP
150 E. Aikens Street, Suite B
Eagle, Idaho 83616
Application Information:
The Ada County Highway District (ACRD) staff has received the above referenced application requesting
preliminary plat approval for the re -subdivision of Lot 3, Block 10 of Bridgetower Crossing Subdivision into 3
lots. The site is located at the northeast corner of W. Belltower Drive and N. Ten Mile Road.
Acreage: 2.63 -acres
Current Zoning: R-4 (PD)
Buildable Lots: 3
Vicinit,
A. Findings of Fact
Trip Generation: This development is estimated to generate 126 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual. The total
vehicle trips for the office/commercial uses within Bridgetower Crossing Subdivision were calculated
with original traffic impact study.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site is currently vacant.
5. Description of Adjacent Surrounding Area:
Direction
Land Use
Zoning
North
Bridgetower Crossing Subdivision
R-4—City of Meridian
South
Office—Bridgetower Crossing Subdivision
R-4—City of Meridian
East
Single-family residential
R-4—City of Meridian
West
Single-family residential
RUT—Ada County
6. Impacted Roadways
Roadway
Frontage
Functional
Classification
Traffic Count
Level of
Service*
Ten Mile
350'
Minor Arterial
3,925 north of Ustick
Better
w/ bike lane
Road on 9/10/03
than
designation
"C"
Belltower
336'
Residential
No Counts Available
N/A
Collector
*Acceptable level of service for two-lane suburban arterial roadways is "E" (14,000 VTD).
7. Roadway Improvements Adjacent To and Near the Site
• Ten Mile Road is currently improved with 2 lanes (24 -feet of pavement) and no curb or gutter
abutting the site. The sidewalk was constructed with Bridgetower Crossing Subdivision.
• Belltower Drive is currently improved with one driving lane on each side of the center island
and curb, gutter and sidewalk abutting the site.
8. Existing Right -of -Way
• Ten Mile Road currently has 65 -feet of right-of-way (40 -feet from centerline).
• Belltower Road currently has 29 -feet of right-of-way on either side of the center island.
9. Existing Access to the Site
There is a 25 -foot cross -access easement on the eastern property line of the site from Belltower
Drive north into the site.
2
10. Site History
ACHD reviewed this site as part of Bridgetower Crossing Subdivision in November 2001.
Bridgetower Crossing Subdivision included 692 single family lots, 59 town home lots, 17 office lots,
10 commercial lots, and 58 common lots. The access point for the Lot 3, Block 10 was established
with the approval of Bridgetower Crossing, and it is noted on the final plat. Access to Ten Mile was
prohibited, and a 25 -foot cross access easement on the eastern boundary of the site is shown on the
plat.
11. Capital Improvements Plan/Five Year Work Program
Ten Mile Road is scheduled in the Five Year Work Program to be widened to 5 lanes from Franklin
Road to Cherry Lane in 2007. Signals at the intersections of Ten Mile/Pine and Ten Mile and
Franklin Road are also scheduled with the same roadway project. Ten Mile Road is scheduled in the
Five Year Work Program to be widened to 5 lanes from Cherry Lane to Ustick Road in 2008. The
intersection of Ten Mile and Ustick is also scheduled to be signalized with that project.
There are no roadways, bridges, or intersections in the general vicinity of the project that are currently
in the Capital Improvements Plan.
B. Findings for Consideration
Right -of -Way
Ten Mile Road
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks
and bike lanes.
With the development of Bridgetower Crossing Subdivision, 40 -feet of right-of-way from the centerline
of Ten Mile Road was dedicated to the public. The sidewalk was constructed approximately 65 -feet
from the centerline of Ten Mile Road. The existing right-of-way will accommodate the arterial street
section, and no additional right-of-way will be required to be dedicated with this application.
Belltower Drive
District policy 7204.4.1 and Figure 72-FlA requires 50 -feet of right-of-way on local streets. This right-
of-way allows for the construction of a 2 -lane roadway with curb, gutter and 5 -foot wide concrete
sidewalks.
The existing right-of-way for Belltower Drive; no additional right-of-way is required to be dedicated
with this application.
2. Driveways
Offsets
District policy 72-F4 (2) requires driveways located on collector roadways near a stop controlled
intersection to be located a minimum of 150 -feet from the intersection for a full -access driveway and a
minimum of 110 -feet from the intersection for a right-in/right-out only driveway.
The existing driveway (cross -access easement) on Belltower Drive was approved with Bridgetower
Crossing Subdivision and is located approximately 325 -feet from the intersection of Ten Mile Road
and Belltower Drive.
3
Widths
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35 -feet. Most commercial driveways will be constructed as curb -cut type
facilities if located on local streets. Curb return type driveways with 15 -foot radii will be required for
driveways accessing collector and arterial roadways.
The existing driveway on Belltower Drive was constructed as a curb -return type driveway.
Paving
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15 -foot radii abutting the existing roadway edge.
The existing driveway on Belltower Drive is paved its full width and approximately 360 -feet into the
site.
3. Other Access
Ten Mile Road is classified as a minor arterial and Belltower Drive functions as a residential collector.
Other than the access that is specifically approved with this application, direct lot access to Ten Mile
Road and Belltower Drive is prohibited.
C. Site Specific Conditions of Approval
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.
D. Standard Conditions of Approval
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 may be 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 construction 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.
12
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 387-6190 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.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
5
0
1" = 300'
GAMmvp ounD :tgi[
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
va
.4CITY OF
Crl�icni`___p
ti IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 - Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 ° Fax 887-1297
Keith Bird VN _ 19 a PLANNING &ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: March 25, 2004
Transmittal Date: March 1, 2004 Hearing Date: April 1, 2004
File No.: PFP 04-06-2—
Request: Preliminary/Final Plat approval for resubdivision of Lot 3 Block 10 of Bridgetower Crossing
Sub No. 2 into 3 budding lots on 2.63 acres in R-4 zone for Bridgetower Crossing/Gallery Sub
By:
Location of Property or Project:
northeast corner of West Belltower
David Zaremba, PIZ (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bind, C/C
Sha Wardle, C/C
er Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney Your COnc
City Engineer
City Planner
Parks Department
Remarks:
and North Ten
Meridian School District (No Fp)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/Pponly)
U.S. West (FP/PPowy)
Intermountain Gas (FP)PPonly)
Bureau of Reclamation (FP/PPo*)
Idaho Transportation Department (No Fp)
Ada County (Annexation only)
Ada County Land Records (FPRp onty)
Meridian Development Corporation
Historical Preservation Commission
Bim! R'4. J.EI
VPIT), R-WRiVED
MAR 0 5 2004
Gits,i1V City Oflvferidian
City Clerk Office
3`88 ') &EWR94 1E • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813
RECEIVED
MAR 12 2004
City of Meridian
City Clerk Office
9 March, 2004
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
William G. Berg Jr.
__CityCkerk-
- -- -
cat�d Moddian
33 East Idaho Ave.
Meridian, ID 83642
RE: PFP 04-002; Preliminary/Final Plat Bridgetower Crossing
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Preliminary/Final Plat for Bridgetower Crossing as it is out of our district.
Thank you,
/�"F/ 0�e'e-'C '
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
�CITYOF
Y1G�l�YI "
f1 IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Fu 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: March
Transmittal Date: March 1, 2004
File No.: PFP 04-002
Request: Preliminary/Fi
By:
2004
Hearing Date: April 1, 2004
Sub No. 2 into 3 building lots on 2.63 acres In R-4 zone for Bridgetower Crossing/Gallery Sub
Primeland Development, LLP
Location of Property or Project:
David Zaremba, P/Z (No VAR, VAC, FP)
David Moe, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Tammy de Weerd, Mayor
Bill Nary, C/C
Charlie Rountree, C/C
Keith Bird, C/C
Shaun Wardle, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
corner or West Belltower Drive and North TPn
Meridian School District (No Fp)
Meridian Post Office (F)PP ony)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPRponly)
U.S. West (Fp/pp only)
Intermountain Gas (FpRpon(y)
Bureau of Reclamation (FP/PPonly)
Idaho Transportation Department (No Fp)
Ada County (Annexation only)
Ada County Land Records (FP/Pp only)
Meridian Development Corporation
Historical Preservation Commission
9_:�l / �J
MAR t 1 Z -; Ii
City Of Meridian
City Clerk Office,
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813
Praporing 00
Todoy's
SWdenm For N
T°mleng= Joint School District No. 2
Qrollanges. �
S,�o
911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell RECEIVED
March 12, 2004 MAR 16 2W
City of Meridian
City Clerk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Bridgetower Crossing/Gallary Subdivision will have a significant impact on
school enrollments at Ponderosa ElementW, Eagle Middle and Eagle High School.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district. However, the developer has made
arrangements to comply with all requirements of the School District.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
Wendel Bigh
Supervisor of Facilities and Construction