Staff Comments
MAYOR
Tammy de Weerd
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CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
STAFF REPORT:
City Council Date: December 14, 2004
To:
Mayor & City Council
Sonya Allen, Assistant City Planner ¿If. cd"
Bruce Freckleton, Development SCf\""'ð ,vlanager ~
RECEIVED
DEC 10 20(Jl¡
City Of Meridian
City Clerk Office
From:
Re:
Cedar Springs Subdivision No.6
Request for Final Plat Approval of Five (5) Commercial Building Lots and Four
(4) Common Lots on 5.13 Acres in a C-N Zone for Cedar Springs Subdivision
No.6, by Howell-Murdoch Development Corporation (File No. FP-O4-074)
We have reviewed the above-referenced submittal and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Howell-Murdoch Development Corporation, has requested final plat approval
for 5 commercial building lots and 4 common lots on 5.13 acres in a CoN zone for Cedar
Springs Subdivision No.6 (fka Cedar Springs Professional Center).
The proposed subdivision is located on the north-east comer of W. Ustick Road and N.
Venable Lane, in the SE 'A ofSectiori36, TAN., R.IW.
The submitted final plat complies with the approved preliminary plat.
Staff recommends approval of the final plat for Cedar Springs Subdivision No.6 with the
comments and conditions stated in this report.
Mayor & City Council
Hearing Date: December 14, 2004
Page 2 of 4
SITE SPECIFIC REOUIREMENTS
2.
1.
3.
4.
5.
FP-04-0674
Applicant is to meet all terms of the approved Rezone (RZ-03-013), Development
Agreement, Preliminary Plat (PP-03-044), and Conditional Use Permit (CUP-03-067)
for this subdivision.
Submit compaction test results to the Meridian Building Department for any building
pads within lots receiving engineered backfill.
Revise the landscape plan dated 3/8/04 and prepared by Jensen Belts Associates, as
follows:
a.
The detached sidewalk along W. Ustick Road must be constructed in
conformance with MCC 12-13-10-8 with a minimum landscaped parkway width
of 5-feet.
Landscaping must be shown for Lots 3 & 4 (future right-of-way). Developer
shall maintain a 10-ft. wide gravel shoulder and landscape the remainder with
lawn or other vegetative groundcover in compliance with MCC 12-13-10-9.
Street buffer along W. U stick Road (Lots 2 & 5) must be a minimum of 25-feet
wide beyond any future right-of-way.
Show 25-ft. wide access for property to the east (see condition #9).
There is a 20-foot wide sanitary sewer easement across Lot 7 (see plat for exact
location). Trees may not be planted within this easement, please replace with
bushes.
Landscape buffer along east boundary must be a minimum of 20-feet wide unless
property owner to east agrees in writing to proposed buffer (see condition #10)
b.
c.
d.
e.
f.
Revise or add the following notes to the face of the plat:
(3.) .. .public right-of-way. Lot 6. Block 25. and the exterior...
(8.) "...Uftless said aeeess is sfleeifieaRy IIpflra'ied by the .'\.4a CBlHlty Highway
Distriet, anti th6 City øfMeriàillfl.
(10.) Complete recording information.
(14.) The bottom elevation of structural footings shall be set a minimum of l2-inches
above the highest established normal groundwater elevation.
Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, and road base
approved by the Ada County Highway District prior to applying for building permits.
All development improvements shall be installed and approved prior to obtaining
certificates of occupancy. A letter of credit or cash surety in the amount of 110% will be
required for all fencing, pathways, landscaping, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
Cedar Springs Sub6 FP.doc
Transmittal Date: December 9, 2004
Mayor & City Council
Hearing Date: December 14, 2004
Page 3 of 4
6.
7.
8.
9.
Sanitary sewer service and municipal water to this development shall be via extensions
from existing mains. Applicant will be responsible to construct, or re-construct the sewer
and water mains to and through this proposed development, thereby making them
available to adjacent properties. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Applicant shall execute City of Meridian
standard form of easements, for any mains that are required to provide service.
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.
The Ada County Street Name Committee letter submitted with the application states that
the name of the development is to be "Cedar Springs Professional Center Subdivision."
Please correct the name, or provide evidence that the name has been approved as "Cedar
Springs Subdivision No.6."
The pressurized irrigation system within this development is to be owned and
maintained by Nampa Meridian Irrigation District. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. If a creek or
well source is not available, a single-point connection to the municipal 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 Meridian City Engineer.
10.
A 25-foot wide vehicular cross-access easement agreement shall be provided for the
property owner to the east (Ada Co. Parcel #S043643880l) located somewhere between
Buildings A & B.
11.
Landscape buffer must be widened to 20-feet along eastern property boundary unless the
owner of the property to the east (parcel #S043643880l) submits a written statement to
the City that the proposed buffer width is acceptable.
12.
Show landscape buffer easements on the face of the plat.
13.
Dimension the width of the Venable Lane right-of-way adjacent to Lots 1&10, Block 25.
14.
Complete the Certificate of Owners and accompanying Acknowledgment.
15.
Staffs failure to cite specific ordinance provisions or terms of the approved Rezone,
Development Agreement, Preliminary Plat or Conditional Use Permit does not relieve
Applicant of responsibility for compliance.
FP-04-0674
Cedar Springs Sub6 FP.doc
Transmittal Date: December 9, 2004
FP-04-0674
Mayor & City Council
Hearing Date: December 14, 2004
Page 4 of 4
GENERAL REOUIREMENTS
1.
Tile all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided per City
Ordinance 12-4-13. Submit written confirmation of plan approval from the appropriate
irrigation/drainage district, or lateral users association to the Public Works Department.
2.
Remove any existing domestic wells and/or septic systems within this project 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.)
3.
Install 250-watt, high-pressure sodium streetlights at locations designated by the Public
Works Department. Street light contractor shall obtain an approved design and permit
from the Public Works Department prior to commencing installations.
3.
Replace any tree over four (4) inch caliper that is removed from the property with an
equivalent number of caliper inches of trees. (Required landscape buffer trees will not
be considered as replacement trees for those trees that have to be removed.)
4.
Coordinate with the Meridian Public Works Department and the Meridian City/Rural
Fire Department to determine fire flow requirements. Provide a letter from the Fire
Department stating required fire flow requirements prior to final plat approval.
RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions.
Cedar Springs Sub6 FP.doc
Transmittal Date: December 9, 2004