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HomeMy WebLinkAboutBoise Valley Commons PP RECEIVED JAN 26 2005 City Of Meridian City Clerk Office STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Project Name: Boise Valley Commons Subdivision Case No(s).: PP-04-042 Applicants: Boise Valley Commons, LLC & Landstar NW, LLC P&Z Commission Hearing Date: January 6, 2005 Recommendation: Approve with conditions (all ayes) Summary of Public Hearings: . The Planning & Zoning Commission heard and took oral and written testimony, as reflected in the Clerk's record and the minutes and duly considered the evidence and the record in this matter. . Ray Hallett, a co-applicant, testified in favor of the application. . Gene Schaffer, the applicant's architect, testified in favor of the application. . Staff presenting application: Anna Canning presented the application. . No other public testimony was provided. . Commission discussion focused on the Fire Department's request for private streets, not drive aisles, OR providing monument signs so that emergency service providers can find future buildings within the development. Key Commission Changes to Staff Recommendation: . Added Site Specific Condition #12 to Page 8 that requires the applicant to provide monument signs at both ends of the 30-foot wide access drive loop. Because addresses on buildings that do not have frontage on a public or private street are difficult to see, this requirement will assist emergency service provides when called to one of the lots that does not have frontage on a public or private street. Preliminary Plat . Date of preliminary plat: November 10, 2004, prepared by CSHQA. Recommended Conditions of Approval (as amended by Commission, if applicable) Exhibit A - Preliminary Plat (all agencies) 4. EXHIBIT A Preliminary Plat Boise Valley Commons Subdivision (File PP-O4-042) [P&Z Commission approved additions shown as underline. Deletions shown as ~.] A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: l. Add Site Specific Condition #12 to page 8 of the staff report that states: "For addressing purDoses of buildings on Lots 6. 7. 8. 9. 10. and 13. the applicant shall provide Fire Department approved monument signs at both ends ofthe 30-foot wide access easement loop and at each curb cut where a given lot intersects the access drive." B. Adopt the Comments and Recommendations of the Meridian Planning & Zoning and Public Works Departments as follows: SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT) l. The preliminary plat prepared by CSHQA, labeled PP-I, dated 11-10-04, is approved with the changes listed herein. All lot, parcel and tract sizes shall meet the minimum dimensional standards as established in the zoning ordinance. All building setbacks shall conform to the applicable zoning regulations of the City of Meridian at the time of issuance of a building permit. 2. There is no frontage requirement for the lots within Boise Valley Commons Subdivision. Provide a recorded copy of a cross access agreement(s) for the lots within the subdivision to utilize the service drive aisles as access to the public street system. Maintenance of said drive aisles shall be provided for in a note on the face of the final plat, AND/OR in a document such as CCR's. The applicant shall provide the required document(s) prior to the City Engineer's signature of the final plat. 3. 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). The submitted landscape plan for the preliminary plat, prepared by CSHQA, and dated 11-10-04 is approved with the following changes/additions: a. Provide a IO-foot wide landscape buffer along both sides of Millennium Way, Celebration Avenue and the access road, a 25-foot wide buffer along Overland Road, and a 50-foot wide buffer along Interstate 84, as proposed. All landscaping should be in accordance with MCC 12-13-10 (Street Buffers) and be located beyond any street right-of-way. . In accordance with MCC 12-13-7, revise the landscape plan to include all details regarding tree species, size, location, and other information regarding landscape materials within the landscape areas. . 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. The applicant shall make the proceeding changes/additions and submit revised copies of the landscape plan with the submittal of the final plat application(s). Other than the changes listed above, the approved landscape plan is not to be altered without prior written approval of the Planning and Zoning Department. 5. Submit a vacation application(s) to the Planning and Zoning Department for any sewer, irrigation, power line, or any other public utility easements that are proposed to be vacated with this development. 6. 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. 7. The applicant has indicated that the pressurized irrigation service will be owned and operated by Boise Valley Commons. Underground vear-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, 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. 8. A detailed fencing plan shall be submitted upon application of the final plat (MCC 12-4- IO.F.3). All fencing shall be installed in accordance with MCC 12-4-10. If no permanent fencing is provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. 9. 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 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. 10. With the submittal of the final plat application, the applicant shall submit a copy of the Ada County Street Name Committee's final approval letter for the street names, subdivision name, and lot and block numbering. Make any other corrections necessary to conform. 11. Coordinate the extension of municipal water and sewer to this site with the Public Works Department. 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, for any mains that are required to provide service. 12. For addressing pumoses of buildings on Lots 6. 7. 8. 9. 10. and 13. the applicant shall provide Fire Department approved monument signs at both ends of the 30-foot wide access easement loop and at each curb cut where a given lot intersects the access drive. GENERAL CONDITIONS (PRELIMINARY PLAT) I. All grading of the site shall be performed in conformance with MCC 11-12-3.H. 2. 3. 4. 5. 6. 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., prior to signature on the final plat. A detailed landscape and fencing plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application. Coordinate fire hydrant placement with the City of Meridian Public Works Department. Two-hundred-fifty and one-hundred-watt, 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 from the Public Works Department prior commencing installations. 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 8. 9. C. were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. 7. Submit any up-dated 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 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 of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation ofthe crawl spaces of homes is at least I-foot above groundwater. The applicant shall coordinate mailbox locations with the Meridian Post Office. 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. 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. 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. 12. The 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. 13. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 14. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary plat does not relieve applicant of responsibility for compliance. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval 1. Construct Millenium Way to intersect the north side of Overland Road in aligrunent with Millenium Way on the south side of Overland Road, as proposed. 2. Construct Celebration A venue to intersect the north side of Overland Road in aligrunent with Celebration Avenue on the south side of Overland Road, as proposed. 3. Construct the internal roadways as 40-foot street sections with vertical curb, gutter and 5- foot concrete sidewalks within 50-feet of right-of-way, as proposed. 4. Construct a stub street to the east property line approximately 470-feet north of Overland Road, as proposed. Construct a temporary turnaround at the terminus of the stub street and install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 5. Submit the Overland Road and Millenium Way intersection design plans to the District's Traffic Services Staff for review and approval. Coordinate the exchange of the old signal equipment with the District's Traffic Services Staff. 6. Other than the two public streets that have specifically been approved with this application, direct lot access to Overland Road is prohibited. A note stating the access restrictions shall be required on the [mal plat. 7. 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 borne by the developer. 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 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are 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 prepare 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. 7; 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 (spare or f11led) 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 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 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 as follows: I. Provide fire hydrant locations per previous review letter from Rich Greene. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" 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. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 9. E. 2. 3. 4. 3. All entrance and internal roads shall have a turning radius of28' inside and 48' outside radius. 4. Provide a minimum 20' wide drive aisle for all internal & external roadways and drive aisles designated as Fire Lanes. 5. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 6. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 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. Maintain a separation of5' from the building to the dumpster enclosure(s). Provide a Knoxbox entry system for the complex. 10. Paint curbing red and provide signage "No Parking Fire Lane". 11. 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. 12. Fire Sprinklers may be required for any building associated with this project. 13. The Meridian Fire Department is concerned about the abilitv to address Lot 6. 7. 8. 9. 10. 13. These lots do not front a private or public street. a. Option 1 is to provide a private street on the 30' wide access drive for PUIDoses of addressing to minimize confusion during an emergency response. b. Option 2 is to provide monument signs at both ends of the 30' wide access easement and at each curb cut where a given lot intersects the access drive. Adopt the Recommendations of the Central District Health Department as follows: I. This proposal can be approved for central sewage and central water after written approval from appropriate entities is submitted. 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. Run-off is not to create a mosquito breeding problem. 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. F. Adopt the Recommendations ofNampa Meridian Irrigation District as follows: I. All storm water will be retained onsite. 2. You show the District's Cook Lateral and that it will be relocated and piped. I believe all the Cook needs to be is shortened and the easement re-described. The eighteen (18)-inch delivery, going to the north, can be pulled off of the end box of the Cook Lateral as it is at present. 3. The twenty (20)-foot easement shown is not acceptable. The easement is thirty (30)-feet. Nampa & Meridian Irrigation District does not reduce easements. We will, occasionally allow encroachments with approved plans and signed License Agreement. 4. Landscaping, with trees that will grow and put roots that get into our pipeline, over our pipeline is also unacceptable. Shrubs and grass are acceptable. Trees must be put outside the drip line so their roots can not get into the pipeline. 5. The PVC delivery, going to the north, must be approved by the Water Users on the north side ofthe freeway. They have a water user's association set up and their president or water master must accept this PVC pipe as it is beyond Nampa & Meridian Irrigation District's jurisdiction and responsibility once it crosses over the end weir. 6. Plans do not show any pressure irrigation. There has been talk about hooking up to the subdivision, Resolution, to the south and updating that pump station. This is acceptable however piping plan, services and an update must be shown before this can happen. 7. Also you will need an Urban Contract with Nampa & Meridian Irrigation District. This is in order for the District to bill the landowners of this project for operation and maintenance once it is completed. 8. Please contact the District's attorney, Bryce Farris at 342-4591 and ask that he prepare a License Agreement for the reduction of the Cook Lateral as well as encroachment on the District's easement. Once this agreement has been signed and returned it will be presented to the District's Board of Directors for their consideration at the next available board meeting. 9. If you are going to hook-up to the District's Urban Pressure System, please contact the District's attorney, Ms. Laura Burri at 342-4591 and ask that she prepare an Urban Contract. Once this agreement has been signed and returned it will be presented to the District's Board of Directors for their consideration at the next available board meeting. 1. G. Adopt the Recommendations of the Idaho Transportation Department as follows: 1. Noise abatement (berms, fences, etc.) will be the responsibility of the applicant and will be constructed off of the State Right of Way. H; Adopt the Recommendations of the Sanitary Services Company as follows: 1. Contact Bill Gregory at Sanitary Services Company (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application(s). Adopt the Recommendations of the Meridian Police Department as follows: I. The proposed plat promotes the possibility of high-speed collisions on Overland Road at Celebration Avenue due to left-turn movements. Due to the close proximity of Celebration Avenue to Millennium Way, a signalized intersection, the Police Department prefers that Celebration A venue be restricted to right-in/right-out only.