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Home My WebLink AboutStaff Comments 8 ~ - x w ~ ~:., MAYOR ~,?~~_ "' " K; ,,~ Tanvny de Weerd Rl.~p~ „ ~ C:I'I`Y C)1~ ~~ .- _ PUBL[C wOI2ICS ' ' , . - 1 BIIiLDING I]~PAli 1 MCNT CITY COiJNC[T. M~MI3CRS ~ ~ 1 ~1 ~:" (208) 895-5500 •1 ax (208)898-J551 Keith Bird ~Y G ~72 ~~ PLANNING ANI) ZONING Cluistine Donnell 1C,3.~F-10 ~ AEPARTM~NT sham, Wardle ~ y • (208) 884-5533 • Fax 888-(85A Charles M. RounCree F r'x. AS[; R1i V. i`HF . 1 INCC 903 STAFF REPORT: Hearing Date: August 9, 2005 Transmittal. Date: August 4, 2005 To: Mayor and City Council k'~~,t4:,~.,. ~ ~..... ~. ~~.~.~ _`~ . ~ ..'„'~'.~ .'~.._ From: Sonya Allen, Assistant City Planner <~~ ~~~• ~,~ ~ `y ~~(~~~~ Michael Cole, Development Services Coordinator I'~ C _;.~-~- ~`1;. ~ti.y,`,~-y,~_~~~,,` Re: Verona Subdivision No. 3 Request for Final Plat approval of Six Commercial Building Lots on 4.G5 Acres in an L-O Zane by Prin~elalad Development, LLP (File No. FP-05-04~. We have reviewed the above referenced submittals and offer the fallowing comments as conditions of approval. These conditions shall be considered iu full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Prilneland Developixient, LLP, loos applied for fllaal plat approval of six commercial building lots on 4.65 acres of land for Verona Subdivision No. 3. The zolaing designation for the proposed subdivision is L-O (Limited Office). Verona Subdivisioia No. 3 is located off the north-east confer of W. McMillan Road acid W. Milano Drive, in t11e SW t/ of Section 2G, T.4N., R.1 W. The proposed subdivision is a re-subdivision of Lots 37, 38, and 39, Slock 3, of Verona Subdivison No. 2. The submitted final plat substantially con-Iplies with the approved preliminary plat. Staff recommends approval of Verona Subdivision No. 3 with the comments and conditions stated in this report. SPECIAL CONSIDERATIONS A. Lot Frontage Requirement: Lots 41-43, Block 3 (the three northern lots) da not have the required amount of street frontage. MCC 11-9-1 requires a minimum of 50 feet of frontage on a public or private street for all lots in the L-O zone. When the original Plaluled FP-OS-046 Verona SuU3 PP.doc Mayor & City Council l~ear-ing Date: August 9, 2005 Page 2 Development application for Verona Subdivision was approved (see 1~ile CUP-03-007), the applicant did not request (nor was approved) for any exception to t17is standard requirement. Tlae original Preliminary Plat (PP-03-003) showed only three lots aaad each of these had street frontage - so it was not an issue with the original application. However, when t17e second Prelimminary Plat (PP-04-044) was approved far six lots and showed three lots without frontage, neither the applicant nor staff recognized this issue. Staff did reconnnend a rezone to bring the base zone into conformance with the use (which was done), but the issue of street frontage was not addressed. The pending Unified Development Code (UDC) removes the street frontage requirement for L-O lots. So, assuixaing the UDC is approved by City Council, this will not be an issue. The other option is for the applicant to amend CUP-03-007 to allow a zero frontage for all office lots. Below, staff has provided tlae applicant with either of these options but one of them must occur prior to City Engineer signature of the final plat. B. Modification to Verona CUP and DA: Whew applications RZ-OS-006 and PP-04-044 were approved earlier this year for Phase 3, staff included the following statement in the staff report (see report for File #PP-04-044, dated January 2U, 2005): "Once the applicant rezones the property, staff feels it would be appropriate to modify the Development Ag~reexnent and original Plarn7ed Development approval to eliminate the requirement for individual conditional use pernits. Professional and sales offices are permitted uses in an L-O district." To date, the applicant has not filed for either the DA oz a PD modification. As such, a detailed CUP applications is required before aiay building pernits can be issued within this phase. While it does nat directly affect the subject final plat, staff continues to recommend the applicant file a modification to eliminate this requirement. SITE SPECIFIC COMMENTS /FINAL PLAT Applicant is to xmeet all terms of the approved annexation (AZ-03-005), Rezone (RZ-OS- 006), preliminary plats (PP~03-003 & PP-04-044), and conditional use pcxxnit/planned development (CUP-03-007) for this subdivision. 2. Prior to the City Engineer signature, at least one of the following actions Xnust occur before Lots 41-43 will be deexmed conforming lots: a) Amend CUP-03-007 (Planned Development for Verona Subdivision) to allow L- O zaned lots to be platted with no street frontage requirement; OR b) Anew ordinance (Unified Development Code) is approved and published which allows L-O zoned lots to be platted with no street frontage zequiremment. 3. There appears to be a missing monument marker depicted on the plat on tlae easterl boundary of Lot 44, Block 3. The applicant shall confirm this information and ensuxe all xmonument markers are depicted on the plat. FP-OS-04b Vero~aa. Sub3 FP.doc Mayor & City Council Hearing Date: August 9, 2005 Page 3 4. The applicant has i~adicated that tlae Bridgetawer Crossing & Verona IIomeo~xrners' Associations will own and maintain the pressure ii7-igation system. within dais developiaaent. The City of Meridian requires that pressurized ii7-igatioza systems be supplied by a year-round source of water. If a creek or well source is not available, a single-point comaection to the culinary water system shall be required. If a single-poizat connection is used, the developer shall be responsible for tlae paynacnt of assessments for the irrigable canatnon areas prior to signature on the final. plat by tlae Meridian. City Engineer. 5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing ar lying adjacent and contiguous to the area being subdivided slaall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate iri-igation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to tlac 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. 6. Sanitary sewer service to this site shall be from extension of mains stubbed ,into this site during construction of Verana #2. Tlae applicant shall be responsible to construct all necessary mains to service this project. Subdivisions designer to coordinate main sizing and routing with the Public Works Department. Cover over sanitary sewer mains slaall be no less than 3-feet from finish gradc to the top of the pipe. If cover is less than 3-feet from the sub-grade to the top of pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard Specificatioaas. Applicant shall execute City of Meridian standard farms of easements for any mains that are required to provide service. 7. Water service to this site will be from main line extensions from existing water stubs installed during construction of Verona #2. Tlie 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, fox any inai~as that are required to provide service. 8. Each lot must keep their waste water on site, 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. Stone water treatment and disposal. shall be designed in accordance with Department of Environaaaental Quality 1997 publication Catalog of Stone Water Sest Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 9. A Planned Sign Program shall be required for this phase of Verona Subdivision. 10. Complete the Certificate of Owners. FP-OS-046 Verona Sub3 FP.doc Mayo~~ & City Council Hearing Date: August 9, 2005 Page 4 11. Staff's failure to cite specific ordinance provisions, or terms of the approved alu~exation, rezone, conditional use permit, or preli~a~inary plats does not relieve tlae applicant of responsibility for compliance. GENERAL RE UIREMENTS Any tree over 4" in caliper that is removed fi-oin the property shall be replaced by installing additional trees, being the equivalent nuanber 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. Water system shall be approved and activated, fencing shall be installed, drainage lots constructed, road base shall be approve by the eaatity having jurisdiction., and the final plat recorded, prior to applying for building permits. 3. A letter of credit or cash surety in the axxxount of 110% will be required for all fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 5. Applicant s11a11 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. 6. 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 inay be used for non-domestic purposes such as landscape irrigation. 7. 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 Fower Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 8. 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. 9. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved. open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under MCC 12-13-14. Where the applicant has submitted a preliminary landscape plan FP-OS-046 Verona Sub3 FP.doc Mayor & City Couaacil I-Iearitag Date: August q, 2005 Page S and where staff has reviewed such plaza, tlae landscapi~~g shall be cozasistent with. the preliminary plan with n~odif cations as pa-oposed by staff If the storilawater detea~tion facility cazu~ot be incorporated into the approved open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the facility. This inay require losixag a developable lot or developable area. It is the responsibility of the developer to coaa~ply with ACHD, City of Meridian and all otlacr regulatory requirernetats at tl~e time of final construction. 10. Applicant's engineer will be required to submit a signed, stamped statez~aent certifyixag that all street finish centerline elevations are set a miniinuzn of three feet above the highest established normal groundwater elevation. 11. Applicant shall be responsible for application. and compliance with any Section 404 Permitting that x~nay be required by the Army Corps of Engineers. 12. Applicant shall be responsible for applicatio~a and compliance with and NPDES Permitting that inay be required by the Environmental Protection Agency. 13. 1t shall be the responsibility of the applicant to ensure tk-at all developxa~ent features comply with the Ar~nericans with Disabilities Act and the Fair Housing Act. 14. All grading of the site shall be perfon~ned in conformance with MCC 11-12-3H. 15. Coordinate fire hydrant place~aaent with t11e City of Meridian Fublic Works Department. STAFF RECOMMENDATION Staff recommends approval of the final plat with the above stated cornrnents and conditions. P'P-OS-04C Verona Sub3 FP.doc