HomeMy WebLinkAboutStaff Comments
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MAYOR
Tammy de Weerd
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PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 - Fax (208)898-9551
PLANNING AND ZONING
DEPARTMENT
(208)884-5533-FAX888-6854
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaon Wardle
Charles M- Rountree
IDAHO
STAFF REPORT:
Hearing Date: January 25,2005
To:
Mayor and City Council
Sonya Allen, Assistant City Planner ð~
John Boyd, Engineering Tech. II 9<6
Southern Springs Subdivision No.2
RECEIVED
JAN l¡ 2005
Prom:
Re:
City Of Meridian
City Clerk Office
Request for Pinal Plat approval of Eleven (11) Commercial Building Lots and
Two (2) Common Lots on 10.8 Acres in a CoG Zone by The Land Group, Inc.
(File No. FP-O4-082).
We have reviewed the above referenced submittals 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, The Land Group, Inc., has applied for Pinal Plat approval of 11 commercial
building lots and 2 common lots on 10.8 acres of land for Southern Springs Subdivision No.2.
The zoning designation for the proposed subdivision is CoG (General Retail and Service
Commercial).
Southern Springs Subdivision No.2 is located on the south-east comer of E. Overland Road and
S. Meridian Road, in the NW ;4 of Section 19, T.3N., RIE.
This subdivision was preliminary platted under the name of Southern Springs Subdivision No.1;
however, due to the fact that Southern Springs Subdivision No.1 had not received ITD approval
for access to Meridian Road, the applicant preceded this subdivision with Southern Springs
Subdivision No.1 which was preliminary platted as Southern Springs Subdivision No.2.
The Pinal Plat is proposing private streets which were not proposed as part of the Preliminary
Plat. MCC 11-2-2 states that all private street access must be approved by the City Council. The
proposed streets do connect to the private street that was approved for Southern Springs
Subdivision No.2. Council must make a decision of approval or denial for the proposed private
streets as part of this application.
FP-O4-082
Southern Springs Sub2 FP.doc
Mayor & City Council
Hearing Date: January 25,2005
Page 2
The submitted final plat substantially complies with the approved Preliminary Plat. Two
common lots were added along the eastern side of the property that were originally part of Lots 2
& 3. The applicant was unable to be reached regarding the reason for the addition of the common
lots. Staff doesn't necessarily have an objection to this change, but would like an explanation of
the reason for this change.
Staff recommends approval of Southern Springs Subdivision No.2 with the comments and
conditions stated in this report.
SITE SPECIFIC COMMENTS / FINAL PLAT
1.
Applicant is to meet all terms of the approved Annexation (Development Agreement) and
Preliminary Plat (PP-03-0l6).
2.
Fencing must be in compliance with MCC 12-4-10.
3.
Please change the date of platting to 2005.
4.
Place a note on the plat that references the FEMA flood plain boundary adjacent to the
Ten Mile Creek. Note restrictions associated with the flood zone on the face of the
preliminary plat.
5.
Revise or add the following notes on the face of the plat:
Revise this note to reflect the requirement of all PUDI easements to be a
minimum of five (5) feet past the outside of all improvements.
(9-17) These notes refer to easements that are not clearly depicted on the face of the plat.
The consultant may be able to define these by one of the methods noted below:
. Denote each easement on the face of the plat with a reference to the type of
easement, the benefactor of the easement and the recorded instrument number
with an arrow pointing to the individual easements. If this method is chosen,
please remove notes 9-17 on the plat (and renumber the notes to be added
below accordingly).
. Denote each easement on the face of the plat with a reference to the applicable
note that contains the above information "See Note #" and an arrow pointing
to the easement.
. Each easement may be dimensioned on the face of the plat with a reference to
the type of easement it refers to.
(ill Add a note that states that all lots within this subdivision and Southern Springs
Sub. No.1 to the east are subject to a vehicular cross-access agreement recorded
as Instrument No. for use of the private street.
O..2J Add a note calling out the non-buildable lots (Lots 12 &13, Block 1) as common
lots and address who will own and maintain them. Also include maintenance info
for the landscaping within the street buffers along S. Meridian Rd. & E. Overland
Rd.
(4)
FP-04-0S3
Southern Springs Suh2 FP.doc
Mayor & City Council
Hearing Date: January 25,2005
Page 3
6.
(2.QJ Add a note addressing the maintenance of the private roads within the
development.
(ill Add a note describing the public pedestrian access easement in favor of the City
of Meridian for the pathway along the Ten Mile Drain and include the recording
instrument number.
The landscape plan shall be revised as follows:
a.
In the plant schedule, increase the pot size of the Blue Chip Juniperus to 2 gal.
minimum per MCC 12-13-7-3.
Parkway area between the sidewalk and the edge of pavement of S. Meridian
Road shall be a minimum of 5-ft. wide in all areas.
Pedestrian pathway along the Ten Mile Drain must be constructed of a hard
surface material.
Red Maple trees are not allowed per The Tree Selection Guide and MCC 12-13-7-
1. Please replace with a species that is allowed.
Please replace the "mint julep juniper" and "ivory halo dogwood" shrubs shown
in the Plant Schedule with a species that does not grow over 2-} ft. high.
b.
c.
d.
e.
7.
The applicant has indicated that Nampa & Meridian Irrigati9n District will own and
maintain the pressure irrigation system within this development. 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 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 irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
8.
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
City Ordinance 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't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature.
9.
An annexation and preliminary plat application for Bengson's property to the south to re-
develop as Southern Springs Subdivision No.3 is scheduled before City Council on
January 25,2005 for approval of Findings of Fact and Conclusions of Law for approval
of the subdivision. This addition will provide Southern Springs Subdivision No.2 access
to E. Calderwood Drive if approved. In the case that Southern Springs Subdivision No.3
is denied by Council, a vehicular cross-access agreement shall be entered into with the
Bengson parcel to provide for a future connection to E. Calderwood Drive prior to
signature on the final plat.
10.
Submit a signed License Agreement with NMID for the landscaping/fencing/pathway
within the 50-ft. wide NMID easement along the Ten Mile Drain prior to signature on the
fmal plat.
FP-O4-0S3
Southern Springs Sub2 FP.doc
Mayor & City Council
Hearing Date: January 25,2005
Page 4
11.
12.
13.
14.
15.
16.
17.
20.
21.
Label the landscape easements shown on the face of the plat along E. Overland Rd. and
S. Kuna Meridian Road.
Landscaping adjacent to the pedestrian pathway along the Ten Mile Drain shall be
maintained so as not to obstruct the open vision of the pathway ITom the commercial
development. Trees must be pruned with a clear branching height of at least 8-ft. above
the path surface per MCC 12-13-15-5.
There appears to be parcels on the Northerly and Westerly boundaries that are not
addressed. If these are intended to be future/proposed rights-of-way, they will need to be
common lots. The consultant needs to appropriately address these parcels and their
purpose as well as who will be responsible for their ownership and maintenance.
Submit a Final signed Street Name Evaluation letter ITom Ada County.
The private street, left-turning bay and associated signage and improvements shall
comply with conditions #7 and #8 ofPP-03-036.
Street signs are to be in place, water system shall be approved and activated, fencing
installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
18.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
19.
Sanitary sewer and water service to this site shall be via existing mains. The applicant
will be responsible to 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 forms of easements, as well as License Agreements
with the appropriate jurisdiction 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.
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 lOa-year storm event. All storm drainage must be in compliance
with MCC 12-13-14, Stormwater Integration.
FP-O4-0S3
Southern Springs Sub2 FP.doc
Mayor & City Council
Hearing Date: January 25,2005
Page 5
22.
Staff's failure to cite specific ordinance provisions, or terms of the approved Annexation
or Preliminary Plat does not relieve the Applicant of responsibility for compliance.
GENERAL REOUIREMENTS
1.
Any tree over 4" in caliper that is removed ITom 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 have to be removed.
2.
Any existing domestic wells and/or septic systems within this project will have to be
removed ITom 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.
Two-hundred-fifty, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit ITom
the Public Works Department prior commencing installations.
4.
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.
5.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
6.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
7.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
8.
Developer shall coordinate mailbox locations with the Meridian Post Office.
STAFF RECOMMENDATION
Staff recommends approval of the final plat with the above stated comments and conditions and
the request for private streets within the development.
FP-O4-0S3
Southern Springs Sub2 FP.doc