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HomeMy WebLinkAboutSmitchger Subdivision PP RECEIVED NOV 2 3 2004 City Of Meridian City Clerk Office STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Date of Recommendation: November 23,2004 Project Name: Smitchger Subdivision (a.k.a. Market Square) Case No(s): PP-04-037 Applicant: Ustick Marketplace, LLC P&Z Commission Hearing Date: November 4, 2004 A. Recommendation: Approve with conditions (all ayes) B. Summary of Public Hearing: 1. In favor: Matt Smith 2. In opposition: Richard Beck, representing Providence Place Sub HOA 3. Commenting: None 4. Staff presenting application: Brad Hawkins-Clark C. Key Issues of Discussion by Commission: 1. Right-iniRight-out intersection control to Eagle Road/SH 55 2. General traffic flow and improvements in the area D. Key Commission Changes to Staff Recommendation: 1. Include "Special Consideration" #2 reo right-inlright-out as condition of approval E. Outstanding Issue(s) for City Council: 1. W. Broadleaf Street: Site Specific Condition #2 required the applicant to submit a written statement from ACHD that approves of the pedestrian connection to W. Broadleaf from "East Street" in lieu of a vehicular connection. This. confirmation was provided in the ACHD staff report (para. #7, page 9). Also, theP&Z Department did receive a letter, dated November 18, 2004, from Darrin Carroll of ACHD stating that the District plans to enter into an agreement with Smith Brighton for landscaping within the unopened right-of-way. Therefore, Site Specific condition #2 can be deleted bv the Citv Council. 2. Revised Preliminary Plat: Site Specific Condition #3 required the applicant to revise the preliminary plat and submit copies prior to the City Council hearing. The applicant's engineer, Scot Stanfield, submitted a revised plat that incorporates all required changes. Therefore, Site Specific condition #3 can be deleted bv the Citv Council. F. Preliminary Plat 1. Date of Original Preliminary Plat: September 13, 2004 2. Date of Revised Preliminary Plat: November 10, 2004 G. Recommended Conditions of Approval (as amended by Commission, if applicable) Exhibit A - Preliminary Plat (City staff) Exhibit B - ACHD Conditions Exhibit C - Central District Health Department Conditions EXHIBIT A Preliminary Plat Smitchger Subdivision (File PP-O4-037) [P&z Commission approved additions shown as underline. Deletions shown as ~.J Site Specific Conditions of Approval (as modified bv P&Z Commission) 1. All conditions of the recorded Development Agreement (Instrument No. 104107404) shall also be considered conditions of the Preliminary Plat (PP-04-037). 2. Prior to the City Council hearing for this application, applicant shall submit a written statement from ACHD to the P&Z Department that approves of the pedestrian connection to W. Broadleaf Street from "East Street" in lieu of a vehicular connection. 3. Applicant shall make the following modifications to the preliminary plat and submit 10 full-size copies and one reduced copy to the City Clerk at least 10 days prior to the City Council hearing for this application: a. Graphically depict a minimum 10-foot wide landscape buffer/easement along the west side of "New Road" AND the south side of Baldcypress Road. b. Graphically depict a minimum 35-foot wide landscape buffer/easement along Ustick Road. c. Graphically depict the new easement for the relocated Leighton Lateral on the face of the plat. d. Either extend Lots 12 and 13, Block 1 at the W. Broadleaf Street access point to reduce the right-of-way to 10 feet (to match the landscape plan) OR submit a copy of a License Agreement with ACHD allowing landscaping within their right-of-way. e. Modify Note #6 to read as follows: "Joint ingress/egress easements shall be provided at J:1!a!;tiftg with the final plat to all buildable lots within the subdivision." 4. Applicant shall submit a revised, detailed Landscape Plan with the final plat application that includes the 10-foot street buffer details on Baldcypress and the "New Road." Said improvements shall be made by the developer/subdivider as part of the final plat phase that includes these buffers/street improvements. 5. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517. Wells may be used for non-domestic purposes such as landscape irrigation Smitchger Subdivision - PP-O4-037 - Exhibit A Page 1 of5 6. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that are removed. 7. A detailed fencing plan must be submitted upon application of the final plat. Said plan should show the location and construction details of the sound wall required in the DA along the east boundary. Unless otherwise approved by the City, all fencing shall be constructed in accordance with MCC 12-4-10. 8. In accordance with Meridian City Code, all irrigation ditches, laterals or canals that cross, intersect or lie adjacent to the subject site shall be covered or tiled. Any ditch, canal or lateral to be piped shall be shown on plans, which shall be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 9. 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. The applicant proposes Settlers Irrigation District to own and maintain the pressurized irrigation system. 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. 10. 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. Cover over the sanitary sewer shall be no less that three-feet from finish grade to the top of pipe. Each building lot within this development shall be subject to paying sanitary sewer and water latecomer fees at the time of building permit issuance. 11. Other than the access points that have specifically been approved with this application by ACHD, direct lot access to Eagle Road/SH 55 and Ustick Road is prohibited. The developer shall work with ITD and Citv staff to design the most suitable right- in/right-out traffic control device for the intersection of the center drivewav and Eagle Road/SH 55. 12. 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 1O0-year storm event. Side slopes within drainage areas shall not exceed 3: I. The project engineer should pay close attention to the results of Smitchger Subdivision - PP-O4-037 - Exhibit A Page 2 of 5 field studies determining the groundwater, soil type & and characteristics during the design and construction phases. 13. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 14. Streetlights will 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. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the final plat(s), all sidewalks shall be constructed or a financial guarantee that said improvements will be completed shall be provided 17. A note shall be placed on the final plat stating that unless otherwise approved, all bnilding setbacks shall meet the requirements of the zoning ordinance in effect at the time of building permit submittal. 18. 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. 19. A letter of credit or cash surety in the amount of 110% will be required for all landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature of the final plat. 20. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 21. Plat approval shall be subject to the expiration provisions set forth in MCC. 22. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary plat, conditional use permit or development agreement does not relieve Applicant of responsibility for compliance. AGENCY COMMENTS MERIDIAN FIRE DEPARTMENT CONDITIONS 1. The applicant is requested to coordinate with the Meridian Fire Marshall regarding the addressing of future buildings on Lots 5 and 7, Block I to ensure adequate emergency response to these lots from Eagle Road. Smitchger Subdivision - PP-O4-037 - Exhibit A Page 3 of 5 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Y2" 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'. 4. 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. 5. Provide a 20' wide Fire Lane for all internal & external roadways. 6. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside. 7. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 8. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 9. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 10. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. II. The 11 commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2397 responses in the year 2003. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 12. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer Smitchger Subdivision - PP-O4-037 - Exhibit A Page 4 of 5 13. Maintain a separation of5' from the building to the dumpster enclosure. 14. Provide a Knoxbox entry system for the complex. 15. Paint the curb red and provide signage "No Parking Fire Lane". 16. All processes & storage practices shall be required to comply with the International Fire Code. 17. All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 18. No Parking signs and painted curbs will be required for all Fire Lanes. 19. Provide exterior egress lighting as required by the International Building & Fire Codes. SANITARY SERVICE COMPANY 1. SSC has no comments related to this application. MERIDIAN PARKS DEPARTMENT 1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13-6) will be followed. 2. Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed. Smitchger Subdivision - PP-O4-037 - Exhibit A Page 5 of 5 EXHIBIT B ACHD Conditions of Approval Smitchger Subdivision (File PP-O4-037) (See attached - 3 pages) " .. .J needed right-of-way. The appNcant should enter into a development agreement with the District regarding lt1e proposed signal. C. Site Specific Conditions of Approval 1. Dedicate 50-feet of right-of-way from lt1e cente~ine of UeUck Road (from Eagle Road to 50o-feet east of Eagle RoadJ,abutting the pe~ by means of a warmnty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a buiiding permit (or other required permits), whichever occurs first Allow up to 30 business days to process the right-of-way dedication after receipt of ail requested material. The owner will be paid the fair market value of the right-of-way dedicated which Is an addition to existing ACHD right-of-way it the owner submits a leiter of application to the impact fee administrator p~or to breaking ground, In accordance with the ACHD Ordinance In effect at that time (currenity Ordinance #198), itfunds are available. Construct a 5-foot concrete sidewalk located a minimum of 53-feet from the canterüne of Ustick Road abutting the entire site. If the sidewalk meanders ouIeide of the right-of-way, provide the Dlst~ct with an eesement for the sidewalk. 2. 3. Dedicate 48-feet of right-of-way from the centerline of Ustick Roed (from SOO-feet east of Eagle Road to the east property line) abutting the percel by means of a waoranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduüng the final plat for signature by the ACHD Commission or prior to Issuanca of a building permit (or other required permits), whlchewr occurs first Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner win be paid the fair market value of the right-of-way dedicated which is an addition to exJsting ACHD right-of-way it the owner submlls a letter of appUcation to the Impact fee administrator prior to breaking ground, in accordence with the ACHD Ordinance in effect at that time (currently Ordinance #195). itfunds are available. Construct a 5-1oot concrete sidewalk located a minimum of 41-feet from the cente~ine of Usllck Road abutting the entire site. it the sidewalk meanders ouIelde of the right-of-way, provide the District with an easement lor the sidewalk. 4. 5. Construct a 26-loot wide ~ght-in right-out driveway ONLY that intersects Ustick Road approximately 392-1eet east of State Highway 55 (Eagle Road), as proposed. Construct a 5-inch raised median within Ustlck Road to resbict the driveways functions to right-ln/right-out ONLY. Coordinate the design and Installation of the raleed median with the District Staff. Conetruct a 36-1oot wide full access driveway that inte.... Ustk:k Road approximately 75O-feet east of Stete Highway 55 (Eagle Road), as proposed. 5. 7. Construct a 36-100t wide fuJl access d~veway that Inler&elllB... proposed collector street that is located on the property's east property line, as proposed. Construct a 35-foot wide full access driveway that I~ proposed collector street that is locatad on the property's east property line, as proposed. .' '°' 5. 9. Construct a 36-loot wide driveway that intersects Bald ~d approximately 31 O-feet east of State Highway 55 (Eagle Roed). as proposed.' . 11 ..¡ ....; 10. ConslrUct a 36'foot wide driveway that intersects Bald Cypress Road approximateiy 300-feet west of the proposed commercial street that Is located on the property's east property line, as proposed. Construct a 36-foot wide driveway that intersects Bald Cypress Road approximately 670-feet west of the proposed commercial street that is located on the property's east property line. as proposed. ). 11. 12. Construct a ciJll!1ictor roadway that intersects Ustick Road approximately 30-feel west of the east properly line, as proposed. . Complete the existing street section of Baid Cypress Road to provide a 3S-foot street section to include vertical curb, gutter and 5-foot concrete sidewalk abutting the entire site and widen the street section at the intersection of State Highway 55 (Eagle Road) to a 5O-foot street section, as proposed, to accommodate for three traffic lanes. Dedicate the necessary right-of-way to accommodate for three traffic lanes on Bald Cypress Road. 13. 14. ConslrUct the proposed collector roadway as a :36-foot street section with vertical curb. gutter and 5- foot detached concrete sidewalk (or 7-foot attached) abutting the majority of the site; Iransltioning to a 50-foot etreet eection with vertical curb, gutter and sidewalk at the Intersections of Ustick Road and Bald Cypress Road. Dedicate the required right-of-way of the new collector roedway by means of recordation of a final $Ubdlvlsion pie! or execution of e warranty deed prlor to acceptance of the public roadways. 15. 16. Dedicate the rlght-of-way that is necessary to extend Broadleaf Street to the newiy proposed collector roadway. 17. Construct a pedaslrlan pathway ONLY from Broadleaf Street to the proposed collector street. as proposed. 16. ConslrUctthe center tum lane on Ustick Road to provide a tuming pocket for all three of the access points that are proposad to intersect Ustick Road. Coordinate the design of the tum lane with District staff. 19. Construct a right-turn lane on Ustick Road of at least 210 feet In length at the right-inlright-out driveway the! is proposed to Intersect Ustick Road approximately 392-feet east of State Highway 55 (Eagla Road). Coordinate the design of the turn lane with District staff. Construct a right-tum lane on Ustick Road of at least 210 feet In length ie warranted at the full access driveway that is proposed to intersect Ustlck Road approximateJy 750-feet east of State Highway 55 (Eagle Road). Coordinate the design of the tum lane with District staff. 20. 21. Enter into e development agreement with the District regen:Hng the proposed traffic signal at the intersection of Ustlck Road and the new collector roadway. 22. Comply with requirements of ITD for State Highway 55 (Eagle Road) frontage. Submit a letter from ITD regarding the seid requirements prior to District approval of the final plat or issuance of a building permit (or other required permits). whichever occurs flrel Contact The Idaho Transportation Department's District III Traffic Engineer Dan Coonce at 334-8300. Comply with all Standard Conditions of Approval. 23. 12 r 1. ..¡Ø ...; Standard Conditions of Approval 2. Any existing ilTigation facilities shall be relocated oulslde of the right-of-way. All utility relocation costs associated with improving straet frontages abutting the site shall be borne by the deveioper. 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 387-8280 (with file number) for details. Utility s!reet cuts in pavement less then five years old are not allowed unless approved In writing by the Dis1ricl. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 4. 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 unlese specifically waived heneln. An engineer registered in the State of Idaho shall prepare and certify all Improvement plans. 6. The applicant shall submit revised plens for staff approval, prior to issuance of building permll (or other required permits), which Incorporates any required design chenges. 7. Construction, use and property daveiopment shell 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 buHding construction in accordance with Ordlnence #19S, also known es Ada County Highway District Road Impact Fee Ordinance. It is the responsibility of the appNcant to verify all existing ulilllies within the right-of-way. The applicant at no caet to ACHD shaD 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 387-8190 in the event any ACHD conduits (epere or filled) are compromised during any phase of construction. g. 10. No change In the terms and conditions of this approval shell be valid unless they are in writing and signed by the appNcant or the applicant's aulhorlzed represerrtetive and an authorized representative of the Ada County Highway District. The burden shell be upon the applicant to obtain written confirmation of any chenge from the Ada County Highway District. Any change by the applicant In the planned use of the property which is lhe subject of this application, shall require tha applicant to comply with all rules, negulations, ordinances. plans, or other regulatory and legal resb1ct ons 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 waiverlvarlance of eaid requirements or other legal relief Is granted pursuant to the law in effect at the time the change In use Is sought. 11. 13 EXHIBIT C Central District Health Department 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.