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HomeMy WebLinkAboutStaff Comments --- i MAYOR Tammy de Weerd ,'rl ~:a olfe;;;¡ /;;¡--.; '\ IDAHO .1 ,À jl ~'C /; &", Y 1'F,'If -- -..¡ '!!-!RF.-..'l.SU~~ :r¡ $INC¡ , , 1903 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 .. Fax (208)898-9551 PLANNING AND ZONING DEPARTMENT (208) 884~5533 . FAX 888-6854 CrTY COUNCIL MEMBERS Keith Bird Christine Dom1ell Shaull Wardle Charles M. Rountree STAFF REPORT: Hearing Date: July 12, 2005 Transmittal Date: July 6, 2005 To: Mayor and City Council RE C E IVE D Sonya Allen, Assistant City Planner {Jtf Michael Cole, Development Services Coordinator Me JUL 0 6 2005 City Of Meridian Cíty Clerk Office From: Re: Bonito Subdivision No.3 Request for Final Plat approval of Nine Commercial Building Lots and One Common Lot on 4.98 Acres in a C-G Zone by Dave Evans Construction (File No. FP-O5-038). 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, Dave Evans Construction, has applied for final plat approval of nine commercial building lots and one common lot on 4.98 acres ofland for Bonito Subdivision No.3. The zoning designation for the proposed subdivision is C-G (General Retail and Service Commercial). Bonito Subdivision No.3 is located at 2967 E. Copper Point Drive, in the east Y2 of Section 20, T.3N., R.1E. The proposed subdivision is a re-subdivision of portions of Lots 2 and 6, and all of Lots 4 and 5 in Block 1 of Bonito Subdivision which is also parcels C, D, and E of Record of Survey No. 6671 and parcel F of Record of Survey No. 6786. The submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Bonito Subdivision No.3 with the comments and conditions stated in this report. ---------- --------------- FP-O5-038 -~~69iiito Sub3 FP.doe ~-------- --- ----- --", -- Mayor & City Council Hearing Date: July 12, 2005 Page 2 SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all terms of the approved annexation (AZ-Ol.O 18), development agreement (lnst. 103020829), preliminary plat (PP-01-020), and conditional use permit/planned development (CUP-01-037) for this subdivision. 2. Revise or add the following notes on the face of the plat dated 5/24/05: (8.) Correct spelling of "E. Co&QPer Point Drive". Add a sentence: "Buildings are precluded from constructing within this easement." Qbl Add a note stating that all lots on the southern boundary of the plat adjacent to Thousand Springs Subdivision are restricted to a 35-ft. tall building height measured at the top of roof. 3. The landscape plan, dated 2/2/05 shall be revised as follows: a. Show the lO-ft. wide hard surface public pedestrian pathway along the Ridenbaugh Canal within the pedestrian easement shown on the plat. Provide a minimum 5-ft. wide strip of landscaping or natural vegetation that creates a durable ground cover between the fence and the south edge of the pathway along the Ridenbaugh Canal. Said vegetation may be provided either within the pedestrian easement or within NMID's easement. An open vision fence (show location & detail) shall be constructed on the south side of the pathway along the Ridenbaugh Canal and north of the irrigation maintenance road, as close to the top of bank as will be permitted by NMID. b. c. Please submit three (3) copies of the revised landscape plan and an 8 Y2 " x 11 " reduction to the Planning & Zoning Department prior to signature on the final plat. 4. The applicant has indicated that the Bonito Subdivision Owners Association will own and maintain the pressure irrigation system within this development. The existing pressure irrigation system in EI Dorado is a NMID system, and the proposed system would be an extension of that system. Conversations with the applicants engineer have indicated that the system will be owned and operated by Nampa and Meridian Irrigation District, and not by the Bonito Subdivision Owners Association, as the application stated. 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 used, 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. 5. Place a deed restriction on Lots 12, 17, 19,20, and 21, Block 1 that said lots are subject to a permanent pedestrian easement in favor of the City of Meridian. Buildings are precluded from constructing within this easement. -- n- FP-O5-038 BOllito Sub3 FP.doc -- -- ---- --- ..- ,,~ 13. 14. 15. Mayor & City Council Hearing Date: July 12, 2005 Page 3 6. Buildings located on the properties adjacent to the Thousand Springs Subdivision (south property line) shall be restricted to a maximum of35-ft. to the top of the roof in height. 7. Only L-O uses shall be permitted along the south property line without approval of a new CUP. 8. The western property line of Lot 16, Block 1 does not have a length depicted. Please denote length of lot line on the face plat. 9. The northern property line of Lot 17, Block 1 does not have a bearing depicted. Please denote the bearing of the lot line on the face of the plat. 10. The arc length, in line "3.)" of the Certificate of owners, is missing a decimal point. Please make the necessary adjustments. 11. All irrigation ditches, laterals or canals, exclusive of natural waterways and the Ridenbaugh Canal, 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, alternate plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 12. Sanitary sewer service to this site shall be fÌ'om service line extensions fÌ'om existing mains stubbed to the project. The applicant shall be responsible to construct all necessary mains to service this project. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Cover over sanitary sewer mains shall be no less than 3-feet fÌ'om finish grade to the top of the pipe. If cover is less than 3-feet fÌ'om the sub- grade to the top of pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard Specifications. Applicant shall execute City of Meridian standard forms of easements for any mains that are required to provide service. Water service to this site will be from main line extensions fÌ'om existing water mains stubbed into this project. The applicant shall construct all water mains necessary to service this project. Coordinate main size and routing with Public Works. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. The 10- ft. wide hard surfaced pathway along the Ridenbaugh Canal shall be constructed and fully improved prior to the issuance of the first occupancy permit for any building. Staffs failure to cite specific ordinance provisions, or tenns of the approved annexation, conditional use permit, or preliminary plat does not relieve the applicant of responsibility for compliance. FP-O5-038 Bonito Sub3 FP.doc 9. Mayor & City Council Hearing Date: July 12, 2005 Page 4 GENERAL REQUIREMENTS 1. 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 have to be removed. 2. 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. 3. All development improvements, including sewer, fencing, micro~paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 4. 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. 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 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 6. 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. 7. 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. 8. Applicant shall submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 1O0~year storm events, and for a period of time not to exceed 24 hours. 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. 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. FP-O5.038 BOllito Sub3 FP.doc Mayor & City Council Hearing Date: July 12, 2005 Page 5 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. . 11. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 12. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 13. All grading of the site shall be performed in conformance with MCC 11-12.3H. 14. Coordinate fire hydrant placement with the City of Meridian Public Works Department. STAFF RECOMMENDATION Staff recommends approval of the final plat with the above stated comments and conditions. FP-O5-038 BOllito Sub3 FP.doc