HomeMy WebLinkAboutBridgetower Crossing Subdivision No. 2 and No. 3 PFP-04-002
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE REQUEST )
FOR PRELIMINARYIFINAL PLAT FOR)
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 BRIDGE- )
TOWER CROSSINGIGALLERY )
SUBDIVISION, LOCATED ON THE NORTH- )
EAST CORNER OF TEN MILE ROAD AND)
BELL TOWER DRIVE, APPROXIMATELY 1/3)
OF A MILE SOUTH OF McMILLAN ROAD, )
IN SECTION 35, TOWNSHIP 4 NORTH, )
RANGE 1 WEST, MERIDIAN, IDAHO )
)
)
)
)
)
PRIMELAND DEVELOPMENT, LLP,
APPLICANT.
CIC 05/04/04
CASE NO. PFP-04-002
FINDINGS OF FACT
AND
CONCLUSIONS OF LAW
AND ORDER OF
CONDITIONAL APPROVAL
OF PRELIMINARY/FINAL
PLAT
The above entitled matter coming on regularly for public hearing before the City Council
on May 4, 2004, and Anna Powell Planning Director, and Becky McKay, appeared and testified
at the hearing, and the City Council having received a report from Craig Hood for the Planning
and Zoning Department and Bruce Freckleton, Engineering Technician III, and the City Council
having received as part of the record of this matter the recommendation to City Council of the
Planning and Zoning Commission and the applicant having submitted the Plat Drawing described
as follows, "GALLERY SUBDIVISION SECTION 35, TAN., RIW., B.M., MERIDIAN, ADA
COUNTY, IDHAO, PRELIMINARY PLAT, DWG.DATE 02/12/04, PROJ. NO. 40102, SHEET
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT -
BRIDGETOWER CROSSING SUBDIVISION NO.2 AND 3 - (PFP-O4-002)
PAGE 1 OF 7
1 OF I PRE, 140l02-PRE.DWG, 02/12/2004, PRIMELAND DEVELOPMENT, LLP-
OWNERS OF RECORD, PRIMELAND DEVELOPMENT, LLP - DEVELOPER, BECKY
McKAY - PLANNER/CONTACT - ENGINEERS SOLUTIONS, LLP", Primeland
Development, LLP submitted for preliminarylfinal plat approval, and which preliminarylfinal
plat application is herein received and adjudged by the City Council, pursuant to Meridian City
Code, Section 12-3. Therefore the City Council makes the following findings:
FINDINGS OF FACT
1.
That the proposed development is in conformance with the Comprehensive Plan
by reason of the fact that it lies within the existing Urban Area as defined in the Meridian
Amended Comprehensive Plan Generalized Land Use Map, In&astructure Planning Analysis
Comprehensive Plan and Map, adopted August 6, 2002, Resolution No. 02-382, and the property
is presently zoned R-4 (Low Density Residential District), and requires connection to the
Municipal Wat~r and Sewer System. [see Meridian City Code, Section 11-7-2 C]
2.
The preliminary plat is in conformance with the Amended Comprehensive Plan
City of Meridian adopted August 6, 2002, Resolution No. 02-382. It is found that the
subdivision to be in conformance with the Comprehensive Plan. The Future Land Use Map
designates the property as Office. 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.
The following Goals, Objectives, and Action items contained in the 2002 Comprehensive
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
BRIDGETOWER CROSSING SUBDIVISION NO.2 AND 3 - (PFP-O4-002)
PAGE 2 OF 7
Plan are applicable to this application as follows:
Chapter VII, Goal III, Objective A, Action item 1
Chapter VII, Goal IV, Objective D, Action item 2
Chapter VI, Goal II, Objective A, Action item 12
Chapter VII, Goal IV, Objective D, Action item 5
Chapter VI, Goal II, Objective A, Action item 3
It is found that if the applicant complies with the conditions included in these Findings,
the lot configuration and overall design of the subdivision will be in general conformance with
the City of Meridian Comprehensive Plan.
3.
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 mainslservice lines to each
of the individual proposed lots.
On March 12, 2004, a joint agencyldepartment comments meeting was held with
representatives of key service providers to this property. The Meridian Fire and Police
Departments have submitted comments and conditions, which are listed in the number 2.
hereinbelow. It is found that public services can be made available to accommodate the proposed
development.
4.
The developer is installing sewer, water, and utilities for the development at their
cost. It is found that the subdivision will not conflict with the capital improvement program.
5.
It is found that the City and its related services are capable of servicing the
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
BRIDGETOWER CROSSING SUBDIVISION NO.2 AND 3 - (PFP-O4-002)
PAGE 3 OF 7
proposed development. The development will not require major expenditures for providing
supporting services.
6.
Staff is not aware of any health, safety or environmental problems associated with
this subdivision. There has not been identified any environmental problems that may be
associated with the development of this site. ACHD considers road safety issues in their
analysis, and ACHD staff has recommended, with conditions, approval ofthe subject
subdivision.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code,
Section 12-3-5 and based upon the above and foregoing Findings of Fact which are herein
adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
1.
The PreliminarylFinal Plat ofthe applicant as evidenced by "GALLERY
SUBDIVISION SECTION 35, TAN., R.lW., B.M., MERIDIAN, ADA COUNTY, IDHAO,
PRELIMINARY PLAT, DWG.DATE 02/12/04, PROJ. NO. 40102, SHEET 1 OF 1 PRE,
1401O2-PRE.DWG, 02/12/2004, PRIMELAND DEVELOPMENT, LLP - OWNERS OF
RECORD, PRIMELAND DEVELOPMENT, LLP - DEVELOPER, BECKY McKAY -
PLANNER/CONTACT - ENGINEERS SOLUTIONS, LLP", has been submitted for
preliminarylfinal plat.
2.
The conditions of Staff pertaining to the PreliminarylFinal Plat comments are as
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELThJINARYŒINALPLAT-
BRIDGETOWER CROSSING SUBDIVISION NO.2 AND 3 - (pFP-O4-002)
PAGE 4 OF 7
set forth in the Memorandum to the Mayor and City Council from Craig Hood for Planning and
Zoning Department, and Bruce Freckleton, Engineering Technician III, dated: P & Z Hearing
Date: April 1, 2004 Transmittal Date: March 26, 2004, listing 6 Site Specific Conditions -
Preliminary and 11 Site Specific Conditions - Final Plat, and 14 Standard Plat Conditions, a true
and correct copy of which is attached hereto and marked Exhibit "A", and consisting of eleven
pages, and by this reference incorporated herein, and the response letter &om Becky McKay of
Engineering Solutions dated April 30, 2004, a true and correct copy of which is attached hereto
and marked Exhibit "B", and consisting of four pages, and by this reference incorporated herein,
and with the additional requirements &om the City Council from their meeting of May 4, 2004,
and the requirements are as follows, to-wit:
2.1
Per the action of the City Council taken at their May 4,2004 meeting, and
specifically pertaining to the staff report under Site Specific Conditions-
Final Plat, numbers 2 and 3, they shall now read as follows:
SITE SPECIFIC CONDITIONS (FINAL PLAT)
2.
Prior to issuance of an Occupancy permit, the drive aisle from
Belltower Drive, as well as the internal drive aisle, shall be
constructed in accordance with Meridian City Code. (Per action of
the City Council taken at their May 4,3004 meeting.)
3.
Prior to issuance of an Occupancy permit, parking in accordance
with Meridian City Codes shall be provided for each individual
building. (Per action of the City Council taken at their May 4, 2004
meeting.)
3.
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
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
BRIDGETOWER CROSSING SUBDIVISION NO.2 AND 3 - (PFP-O4-002)
PAGE 5 OF 7
signed only at such time as:
a.
The Plat dimensions are approved by the City Engineer;
b.
The City Engineer has verified that all off-site improvements are completed
andlor the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements; and
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 ton the time period within which a Petition
for Judicial Review may be 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 may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review as provided by
Chapter 52, Title 67, Idaho Code.
I;z By action of the City Council at its regular meeting held on the Ir-dayof
, t/1 ,2004.
B~
Tamm e eerd
Mayor, ltyofMeridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
BRIDGETOWER CROSSING SUBDIVISION NO.2 AND 3 - (PFP-O4-002)
PAGE 6 OF 7
""""""""'1"1///
", -, or M¡::",^ III
" ~, "-'T/UL II
o$-:i-'c} O",PO~h '11-~;~
~. . . g ~(j <'" ~
.. ~6~9Æ- ~
Wilham G. Berg, Jr., City C rk ::: '? [?::
~ <i'Q ,~ g
~"Yó Usr 151. .¡> $
~~ "'I a §>'t' ",~
Copy served upon Applicant, the Planni¡{g'W.~Jígo ~~ent, Public Works Department
and City Attorney. /J11i;IIIII"ìI"
Attest:
BY:l~o.~~
City Clerk
Dated:
!ì1n~ 7l,2(V~"1
Z:\WorklMlMoridianlMoridian 15360MlBridgetowerCrossing-Gallery Sub PF1'-O4-002\PFP FfCkdoc
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT-
BRIDGETOWER CROSSING SUBDIVISION NO.2 AND 3 - (PFP-O4-002)
PAGE 7 OF 7
MAYOR
TammydeWeerd
clfe~;dl~n
IDAHO
CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bkd
William LM. Nary
Shaun Wardle
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
P & Z Hearing Date: April 1, 2004
Transmittal Date: March 26, 2004
To:
Mayor, City Council and Planning & Zoning Commission
Craig Hood, Associate City Planner (III
Bruce Freckleton, Senior Engineering Tech.
j(.
From:
Subject:
Gallery Subdivision
.
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-O4-002)
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 modified or deleted by motion of the
Meridian City Council.
APPLICATION SUMMARY & BACKGROUND
The applicant, Primeland Development, LLP, has applied for PreliminarylFinai Plat (PFP) approval ofthree (3)
office lots on 2.63 acres. The site is located on the northeast corner of Ten. Mile 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 preliminarylfinal 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 R-4, CUP-OI-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
office/commercial uses. The Development Agreement for Bridgetower Crossing outlines what uses are allowed,
conditionally allowed, and prohibited on the subject site. As part ofthe 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.
EXHIBIT "A" 1 0[11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 2
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. Staffis supportive ofthe proposed access to the
site. See Special Consideration "A" in the PreliminarylFinal Plat Analysis below.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
preliminary/ftnal plat application below. Staff is recommending approval of the application, with the
conditions ontlined in this report.
CURRENT OWNERS OF RECORD
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 ofTen Mile Road and Belltower Drive, approximately
1/3 ofa mile south of McMillan 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 I Future Meridian City well site, zoned R-4
South - Future officelcommercial in Bridgetower Crossing
East - Un-platted residential phase in Bridgetower Crossing & waterfall, zoned R-4
West- Drawbridge Subdivision, zoned R-3 I Single-family residential on large lots, zoned RUT (Ada County)
PRELIMINARYIFINAL PLAT ANALYSIS
Sections 12-3-3.J.2 and 12-3-5.D 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 R-4. 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 I)
EXHIBIT "A" 2 of11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 3
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 for 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 Belltower 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 351'00t wide landscape buffer easement was platted along Ten Mile Road, an arterial
street, with the Bridgetower Crossing Subdivision #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 walkway facilities
in new construction and reconstruction projects, in a manner that is sajè, accessible
and convenient. There is currently sidewalk on both Ten Mile Road and Bel/tower
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 mainslservice lines to each of the
individual proposed lots.
EXHIBIT "A" 3 of11
Planning & Zoning CommissionlMayor & City Council
Hearing Date: April 1, 2004
Page 4
On March 12, 2004, a joint agencyldepartment comments meeting was held with representatives
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 Councilor 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 ACHD staff has recommended, with
conditions, approval of the 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 (PRELIMINARY/FINAL PLAT)
A. Access and Parking: As part of the CUPIPD application (CUP-OI-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
EXHIBIT "A" 4 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 5
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 (Czq 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
11-13. 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 staffhas 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, ANDIOR 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.
Building Setbacks/Orientation: Although this site is currently zoned R-4, CUP-OI-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 #19 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 offBelltower 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 (Czq 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-OI-006. Even though there is no direct lot access to Ten Mile Road, staffbelieves
that the construction ofthe buildings should be attractive from Ten Mile Road and Belltower Drive. The
intent of this comment is to prevent the west and south elevations of the future buildings &om being
blank walls and looking like the back of buildings. See Site Specific Condition # 1 in the Preliminary and
EXHIBIT "A" 5 of 11
Planning & Zoning CommissionlMayor & City Council
Hearing Date: April 1, 2004
Page 6
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
Zoning Compliance (Czq 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 BeUtower Drive).
D.
Covenants. Codes. and Restrictions: The applicant has submitted a copy of the CCR'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 Irrigation: Underground year-round pressurized irrigation must be provided to all lots within
this development (MCC 12-5-2.N). The applicant has indicated that the pressurized irrigation system
within this development will be owned and operate by the HOA of Bridgetower, Verona, and GaUery
Subdivisions. 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, 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 shan 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), 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.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1. Applicant shall meet all of the requirements ofPFP-04-002, CUP-OI-006, and Bridgetower Crossing
Subdivision #2, as a condition of the subject application.
2.
3.
Lots I, 2, and 3, Block 1, shall utilize a common drive aisle, as proposed. Prior to issuance of a
Certificate of Zoning Compliance (Czq, the drive aisle, from Belltower Drive into the site, shall be
constructed in accordance with Meridian City Code.
Consistent with previous approvals for the Bridgetower Development, no on-street parking is allowed on
Ten Mile Road or Belltower Drive.
EXHIBIT "A" 6 of 11
5.
Planning & Zoning CommissionlMayor & City Council
Hearing Date: April 1, 2004
Page 7
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, 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 perMCC 12-4-13. 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 can not be obtained, plans will be reviewed and approved by the City Engineer
prior to final plat signature.
SITE SPECIFIC CONDITIONS (FINAL PLAT)
I. The applicant shall meet all of the requirements ofPFP-04-002, CUP-OI-006, and Bridgetower Crossing
Subdivision #2, as a condition of the subject fmal plat.
2.
Prior to issuance of an Occupancy permit, the drive aisle from Belltower Drive, as well as the
internal drive aisle, shall be constructed in accordance with Meridian City Code. (Per action ofthe
City Council taken at their May 4, 2004 meeting.)
3.
Prior to issuance of an Occupancy permit, parking in accordance with Meridian City Codes shall be
provided for each individual building. (Per action of the City Council taken at their May 4,2004
meeting.)
4.
Prior to signature of the final plat by the City Engineer, delineate, on the face of the fmal plat, a
cross-access and parking easement across Lots I, 2, and 3, Block I, ANDIOR 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.
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.
EXHIBIT "A" 7 of11
2.
3.
4.
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 8
6.
Clarify the wording of Note #8 so that the rear setbacks for this development should be measured
&om the westernmost cross-access easement line coming offBelltower 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 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 Belltower 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 &om the approval date ofthe 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.
Staffs 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 plates) 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.
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 andlor 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 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 II-l4-4.C.
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
EXHIBIT "A" 8 of11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 9
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 groundwaterlsoils monitoring data, as collected and analyzed by a soils scientist, to the
Public Works Department forreview. 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 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 of3-feet above the highest established normal groundwater elevation. This is to ensure
that the bottom elevation of the building footings are at least I-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 ofthe 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 ofthe Ada County Street Name Committee's fmal 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 &om 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.
EXHIBIT "A" 9 0[11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April I, 2004
Page 10
13.
Anydumpster(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 A2encvIDeDartment 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).
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 Y>" 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.
Fire Hydrants shall be placed on corners.
Fire hydrants shall not have any vertical obstructions to outlets within 10'.
e.
f.
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 turn around.
3. All entrance and internal roads shall have a turning radius of28' 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.
EXHIBIT "A" 10 of 11
Planning & Zoning CommissionlMayor & City Council
Hearing Date: April I, 2004
Page 11
7. 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 ofthe 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 of5' 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 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/FinaI Plat (pFP-O4-002) application, with
the conditions listed herein.
EXHIBIT "A" 11 of 11
/
6.
-"""'~~' "'Iõ "u,u~.ons
ëUI:I 1:1380941
,..1
lNG/NEIR/NIl
'8 õi.iñ ÕÑŠ:
I SO But AiIœos Sbeet, Suite B
Eagle, ID 83616
Phone: (208) 938'()!l80
Fax: (208) 938-0941
E-mail; ~st.net
April 30, 2004
Mayor and City Council
City of Meridian
33 EutIdaho Avenue
Meridian. m 83642
RECEIVED
APR 3 0 2004
Re:
Gallery Su bdJvisioD (Fiual Plat)
File No. PFP"'4-002
City Of Meridian
City Clerk Office
Dear Mayor and CoWlCil:
We have zevIewed the recomm..nðatiOl1S for the May 4, 2004 City Council meeting and have the
followiug responses;
SlTESJ>EW'IC CONDITIONS fPRF.J.IM1NA.DYI.FJN,u. PL-\D
L
The applicant wiJl meet all the requirements of PFP -CJ4-002, CUP-O I -006, and
Bridgetower Crossing Subdivision No.2.
The applicant wiJl comply.
2.
3.
The applicant wiJJ <:omp1y.
The applicant wiJl comply.
4.
s.
The applicant wiJl comply.
The applicant wiJJ <:omply.
mE SPECIFIC CONDmONS lFINAL PLAD
1.
2.
The applicant will meet all the requirements ofPFP-O4-002. CUP-oI-006, and
Bridgelower Crossing Subdivision No.2.
The private drive from Bridgetower to. the lite is installed. The appJkaDt wm
improve the puking lot and drive ahlle after CODltruedon of the building and prior
to oeeapaney.
C:\2004\O1 \4~I~do.
E )r.ju' h " {- It 13 II / ð.p 'I
Ff'R 3121 '1214 11:11
-- ---. -'V_""
'""6' fleer 1 nc :;0 1 uta ons
208 838 0941
/
~
Mayor and City Council
April 30, 2004
Pilge 2
3.
p.2
The appHeaDt respeetfuBy nquestø that construction of the parkiDg 1011 be a
condition of oeeuPlIDq. oot prior to Dsuance of the Certificate of ZoIÙl1g
CompDanee. City OrdiDanee does Dot eoDtam a Provision reqldriDg parldng lot
Improvementl to be completed prior to Certificate Of ZoniDg Compliance. Heavy
equipment used in coutraction olthe building¡ eøuld PØ8úbly destroy the paved
SUrfaee.
4. The applicant will comply.
s. The applicant will COII:lply.
6. The applicant will comply.
7. The IIpp1iclnt will comply.
8. The applicant will comply.
9. The applicant will comply.
10. The applicant will comply.
II. Noted.
STANDARD PLAT CONDITlON§
L The applicant will comply.
2. The applicant will comply.
3- The applicant will comply.
4. The applicant will comply.
s. The applicant will comply.
6. The applkant will comply.
7. The applicant will comply.
8. The applicant will comply.
9. NJA
10. The applicant will comply.
C:12OQ4.\OlI4O1I12\RoooRc8poas....".
APR 30 '1i!4 11:11
/Ç)ÚL/b'1- "13 /I ¿;¿ of'!
"""'fleerIng :'OLU1aons
208 S38 0941
p.3
/ .'
't
Mayor aad City Council
April 30. 2004-
Page 3
11. The applicant will comply with the City's sign ordinance; the applicant would like to
reserve the right to piace temporary or portable signs in accordan.ce with the sign
ordinance.
12. The applicant will comply.
13. The appliclUlt will comply.
14. The appliclUlt will comply.
ACIID SITF. SPECIFlC CONDmONS OF APPROV 4L
I.
The applicant will comply.
The applicant will comply.
2.
ACHD ST4NDARD OONDmONS OF AP8>ROV At,
I. The applicant will comply.
2. The applicant will comply.
3. The applicant will comply-
4. The applicant will COD1ply.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant will comply.
8. The applicant will comply.
9. The applicant will comply.
10. The applicant will comply.
11. The applicant will comply.
MERIDIAN J'IRE DEPARTMENT RECOMMRNDATION§
1.
The applicant wiU comply.
The applicant will comply.
2.
C:\2004\O 1 1401 02\RccoR,,_doc
EJJt;h,'f /I B" 3 ð.p~
APR 30 '04 11:12
/
-".....çç, "'6 <>O!U'I\1ons
209 939 0941
p.4
. Mayor aa.d City Council
; .' April 30, 2004
Page 4
II.
12.
13.
3.
The øpp1icant will comply.
The applicant will comply.
4.
s.
The applicant will oomply.
The applicant will comply.
6-
7.
The applicant will comply.
No signalization will be required to be instaIled as part of this development.
8.
9.
The applicant will comply.
The applicant will comply.
10.
The applicant will comply.
The applicant will comply.
The applicant will comply.
SANITARY SERVICES COMPANY RECOMMRNnATIONS
1.
The applicant will oomply.
MERlBlAN POL{CE DEP AR'I'MENT RECOMMll'.NDATIONS
1.
The applicant will oomply; future design will meet approved Ordinances.
PJease feel ftee 10 caD me if you have additional commenœ or questions.
Sincerely,
~~
BM:ss
cc: Mr. Frank Vaniale
C: \2004\0 J \CO J 02lRocsJWpon".doc
BdtJ6;f "/3 If '-Ioff
¡:PR Jø '134 11: 12
::¡"'" =0 ~"