Initial Point Subdivision PP,~: ra. ~ ~ ~a ~V.El~
,~,p ~ rnor
l./V[ EY1f~IG~'1?
~~ IDAHO
STAFF SUMMARY
OF
ra'+~ 3 ~' 2004
(~~-;~ Oflvleridian
i~ity Clerk Office
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Case No(s).:
Applicant:
Initial Point Subdivision
PP-04-012
Robnett Construction
P&Z Commission Hearing Date: May 20, 2004
Recommendation: Approve with conditions (All ayes)
Summary of Public Hearing:
• Chad Kinkela (Bailey Engineering), representing Robnett Construction, testified in favor of
the application. He discussed base flood elevation and fill issues in the northwest comer of
the site, phasing, the cross-access easement to the west and the outstanding Development
Agreement on the property. He confirmed CC&R's will be recorded for the subdivision.
Lucy Leavell, representing Creekside Arbour Apartments, testified with concerns about
how the drainage pond would be maintained. (Her concern was alleviated by the engineer.)
Rich Jones, JJ Auto, noted his willingness to work with the developer to provide a cross
connection through his property.
Key Commission Additions/Modifications to Staff Recommendation:
• The Commission voted to allow bonding for landscape buffer improvements on Lot 6 and
delay buffer construction until the southern lot buildings are constructed.
Outstanding Issues for City Council:
• As approved by the P&Z Commission, Site Specific Condition #7 will need to be deleted
since they support all landscape improvements within the subdivision being made with
individual lot/building construction. If the City Council also supports gadual phasing of
landscape improvements, this condition should be deleted.
• Meridian Parks Department conditions do not specify the timing of when the Five Mile
Creek pathway is to be constructed. It clarifies construction standards but not timing of
construction. Normally, all pathway improvements need to be made prior to issuance of the
first CO within a subdivision. This issue should be clarified at the hearing and the Parks
Department condition modified.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE REQUEST
FOR PRELIMINARY PLAT
APPROVAL OF SIX (6) BUILDABLE
LOTS AND ONE (1) COMMON LOT
ON 2.82 ACRES IN A C-G ZONE FOR
INITIAL POINT SUBDIVISION
Case No. PP-04-012
RECOMMENDATION TO CITY
COUNCIL
ROBNETT CONSTRUCTION,
Applicant
1. The subject property is approximately 2.82 acres in size and is located on the
south side of E. Fairview Avenue, between Main Street and Locust Grove Road,
in Section 7, Township 3 North, Range 1 East.
2. Lamont and Lynn Kouba are the current property owners, and Lamont Kouba has
submitted notarized consent for Robnett Construcfion to submit the subject
application.
3. The Applicant is Robnett Construction.
4. The subject property is currently zoned C-G. The zoning of C-G is defined within
the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5. The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner:
A six-lot commercial (office) subdivision with one (1) common lot.
8. The Five Mile Creek is a significant or scenic features of major importance that
affects the consideration of this application.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF SIX
BUILDABLE LOTS AND ONE COMMON LOT ON 2.82 ACRES IN A C-G ZONE FOR INITIAL
POINT SUBDIVISION, BY ROBNETT CONSTRUCTION - PP-04-012 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Preliminary Plat as
requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Special Recommendation of the Planning & Zoning Commission as
follows:
1. Add a new "Site Specific Condition" which states that all common areas (Lot
1) shall be maintained by a business owner's association.
B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS (P&Z DEPARTMENTI
1. The following conditions of the annexation ordinance for the subject property
(#736) shall be complied with as a condition of this plat:
a) Connect to Meridian water and sewer services
b) Development of the property shall be subject to and controlled by the
Zoning Ordinances, the Subdivision and Development Ordinance, and the
Meridian Comp Plan, adopted January 4, 1994
c) Enter into a Development Agreement with the City (see #2 below)
d) These conditions shall run with the land and bind the Applicant, the titled
owners, and their assigns
2. A signed and recorded copy of the DA must be completed prior to issuance of
a Certificate of Zoning Compliance for the subject property. The DA shall
address, among other things, the eleven (11) parking spaces designated for
Ultra Touch Carwash and which were required as part of their Conditional
Use Permit.
3. Provide a note on the plat granting future vehicular cross-access to the Yuan
Trust parcel to the west to utilize the northern drive aisle within Initial Point
Subdivision (Lot 1, Block 1). Maintenance of all drive aisles and parking
areas shall be provided for with a note on the plat, AND/OR a recorded
document such as an express easement or CCR's. The applicant shall provide
the required documents prior to the City Engineer's signature of the final plat.
4. To comply with MCC 12-13-11-2.B, the applicant must provide a minimum
five (5) foot-wide landscape strip along any portion of the north and west
RECOMMENDATION TO CITY COUNCIL FOR PRELIIVIINARY PLAT APPROVAL OF SIX
BUILDABLE LOTS AND ONE COMMON LOT ON 2.82 ACRES IN A C-G ZONE FOR INITIAL
POINT SUBDIVISION, BY ROBNETT CONSTRUCTION - PP-04-012 -Page 2
boundary that is adjacent to pavement (existing or future). Said strips shall be
shown on future detailed landscape plans for individual lots. Because of the
existing sewer easement, plant low-lying shrubs, not trees, within these
required landscape strips.
5. Remove the street name "N. Lakes Avenue" from the face of the plat. (To
date, the commercial driveway has not been approved as either a public or
private street.)
6. Comply with Ordinance 12-13-14-2, Design Guidelines for Stormwater Areas,
in the detailed design of the storm pond shown in the southwest comer.
Submit details with the Certificate of Zoning Compliance application.
7. The submitted landscape plan, prepared by The Land Group, Inc., dated 3-25-
04 is not approved and a detailed landscape plan shall be submitted with the
final plat application. If the buffer between land uses and the perimeter
landscape strips are approved to be delayed until individual lot permits, this
condition shall become null and void.
8. 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.
9. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per MCC 12-4-13. Plans will need to be approved by
the appropriate irrigation/drainage district, or lateral users association (ditch
owners), 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.
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 utilities and one year thereafter to complete construction of those
public facilities (MCC 12-2-4).
11. All common areas of the subdivision (shown as Lot 11 shall be maintained by
a business owner's association.
SITE SPECIFIC CONDITIONS (PUBLIC WORKS DEPARTMENTI
1. The applicant shall not be required to the or cover the Five Mile Creek. All
other ditches, canals or laterals to be piped shall be shown on plans, which
shall be approved by the appropriate irrigation drainage district, or lateral
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF SIX
BUILDABLE LOTS AND ONE COMMON LOT ON 2.82 ACRES IN A C-G ZONE FOR 1NITIAL
POINT SUBDIVISION, BY ROBNETT CONSTRUCTION - PP-04-012 -Page 3
users association, with written confirmation of said approval submitted to the
Public Works Department.
2. Underground year-round pressurized irrigation must be provided to all lots
within this development. The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water. If the
pressurized irrigation system within this development is to remain a private
association system, complete plans and specifications shall be reviewed by the
Public Works Department as part of the development plan review process. A
draft copy of the pressurized irrigation system O&M manual shall be
submitted prior to plan approval. The applicant shall be required to utilize any
existing surface or well water for the primary source. If a surface or well
source is not available, asingle-point connection to the culinary water system
shall be required. If a single-point connection is utilized, the developer shall
be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
3. Sanitary sewer and water service to this site shall be via main line extensions
from existing mains installed adjacent to the property. The applicant shall be
required to extend sewer and water mains to and through the proposed
development, thereby making them available to the adjacent properties. The
Applicant shall coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
STANDARD PRELIMINARY 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 aze at street intersections and/or fire hydrants. Final design
locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and
permit from the Public Works Department prior commencing installations.
3. Down-shield or otherwise alter all exterior lighting, whether attached to the
building or located within the parking azea, 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. 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
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF SIX
BUILDABLE LOTS AND ONE COMMON LOT ON 2.82 ACRES IN A C-G ZONE FOR INITIAL
POINT SUBDIVISION, BY ROBNETT CONSTRUCTION - PP-04-012 -Page 4
percolate or dischazge 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
towazds 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.
5. 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.
6. Coordinate mailbox locations with the Meridian Post Office.
7. 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.
8. 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.
9. Staff s failure to cite specific ordinance provisions or terms of the approved
annexation does not relieve the applicant of responsibility for compliance.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be home by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that maybe
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF SIX
BUILDABLE LOTS AND ONE COMMON LOT ON 2.82 ACRES IN A C-G ZONE FOR INITIAL
POINT SUBDIVISION, BY ROBNETT CONSTRUCTION- PP-04-012 -Page 5
4. Utility street cuts in pavement less than five years old aze 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
prepaze and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, also known as Ada County Highway District
Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the
right-of--way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spaze 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 fime 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.
D. Adopt the Meridian Fire Department Recommendations asfollows:
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF SIX
BUILDABLE LOTS AND ONE COMMON LOT ON 2.82 ACRES IN A C-G ZONE FOR INITIAL
POINT SUBDIVISION, BY ROBNETT CONSTRUCTION - PP-04-012 -Page 6
1. Afire hydrant will be required to serve this development. Final Approval of the
fire hydrant location shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ''/z" 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 corners.
£ Fire hydrants shall not have any vertical obstructions to outlets within 10'.
2. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside.
3. Provide a 20' wide Fire Lane for all internal & external roadways.
4. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
5. To increase emergency access to the site, a minimum of two points of access will
be required . The applicant shall provide a stub driveway to the property to the
west. The two entrances shall be separated by no less than 1/z the diagonal
measurement of the project.
6. Fire lanes and streets shall have a vertical clearance of 13'6". This includes
mature landscaping.
7. Commercial and office occupancies will require afire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be
placed an average of 300' apart.
8. Maintain a separation of 5' from the building to the dumpster enclosure.
9. Provide a Knoxbox entry system for the complex.
10. All portions of the buildings located on this project must be within 150' of a paved
surface.
11. Provide exterior egress lighting as required by the International Building & Fire
Codes.
E. Adopt the Recommendations of the Sanitary Services Company (SSC) as follows:
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF SIX
BUILDABLE LOTS AND ONE COMMON LOT ON 2.82 ACRES IN A C-G ZONE FOR INITIAL
POINT SUBDIVISION, BY ROBNETT CONSTRUCTION - PP-04-012 -Page 7
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your
proposal and submit stamped (approved) plans with your Certificate of Zoning
Compliance (CZC) application.
F. Adopt the Recommendations of the Meridian Police Department as follows:
To increase emergency access to the site, the applicant shall provide a stub
driveway to the property to the west.
G. Adopt the Recommendations of the Meridian Parks Department as follows:
1. Applicant shall contact Doug Strong, Meridian Parks & Recreation Director, to
identify the multi-use pathway location, easement language, etc.
2. Pathway and Trail standards: ,The proposed pathway and/or trail shall meet the
standards as set forth in the August 2003 Comprehensive Parks and Recreation
System Plan, pgs. 3-2 and 3-3, sections B & C.
3. Standard for City to assume Maintenance of a section of Pathway: The pathway
must connect from one major arterial to another, and either an easement or
ownership deed must be granted before the city will assume the maintenance of
any section of pathway.
H. Adopt the Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
I. Adopt the Recommendations of Nampa Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF SIX
BUILDABLE LOTS AND ONE COMMON LOT ON 2.82 ACRES IN A C-G ZONE FOR INITIAL
POINT SUBDIVISION, BY ROBNETT CONSTRUCTION - PP-04-012 -Page 8
2. All laterals and waste ways must be protected.
3. The District's Five-Mile Drain courses along the southwest corner of this
proposed project. This easement must be protected and any encroachment
without a signed License Agreement and approved plan, before any
construction is started, is unacceptable.
4. All municipal surface drainage must be retained on site. If any surface
drainage leaves the site, the Nampa & Meridian Irrigation District must
review drainage plans.
5. The Developer must comply with Idaho Code 31-3805.
6. NMID recommends that irrigation water be made available to all
developments within the Nampa & Meridian Irrigation District.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF SDC
BUILDABLE LOTS AND ONE COMMON LOT ON 2.82 ACRES IN A C-G ZONE FOR INITIAL
POINT SUBDIVISION, BY ROBNETT CONSTRUCTION - PP-04-012 -Page 9