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STAFF REPORT: Hearing Date: August 9, 2005
Transmittal Date: August 4, 2005
To: Mayor and. _ ~~ ~~ i ` ~~-~
City Council .~~ ,.•i. ~ "~ _ ~ ~ ~~ '~~ ~-•~` ~; `,,
Froan: Sonya Allen, Assistant City Plaxuler {~ ~` ° f; ~ •~ ~~ .,~.....
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Michael Cole, Development Services Coordinator -'~'1 C
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Re: McNelis Subdivision ~~ '`~ `~1'`'' - ~ ~~~~•"~ ~'
Request for Final Plat approval of 1 G Cormmercial Building Lots and 4 Common
Area Lots on 34.03 Acres in I-L, LryO, and C-G Zones by Falcon Creek, LLC
(.File No. FP-0S-04~.
We have reviewed the above referenced submittals and offer the following commeuts 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, Falcon Creek, LLC, has applied for final plat approval of 16 co>n>nercial building
lots and 4 cornlnol~ area lots on 34.603 acres of land for McNelis Subdivision. The zoning
designation for the proposed subdivision is 1-L (Light Industrial), L-O (Limited Office), and C-G
(Genelral Retail and Service Commercial).
McNelis Subdivision is located at the north-west corner of W. Ustick Road anal N. Ten Mile
Road, in the SE r/ of Section 34, T.4N., R.1W.
The submitted final plat substantially complies witla the approved preliminary plat.
Staft'recommends approval of McNelis Subdivision with the comments and conditions stated in
this report.
SITE SPECIF>CC COMMENTS /FINAL PLAT
1. Applicant is to meet all teens of the approved annexation (AZ-04-004), development
agreement (Inst. No. 104093293) and preliminary plat (PP-04-004) for this subdivision..
FP-OS-047 McNelis Sub FP.doc
Mayor ~4c City Council
Heaz-ir~g Date: August 9, 2005
Page 2
2. The applicant leas izldicated that the 1V1cNelis Subdivision Business Owner's Association
will own a~~d maintain tl~e pressure irrigation system within this development, however
the plat indicates it will be owned by Nampa and Meridian Irrigation District. If it is to
be maintained as a private system plans acid specifications shall be reviewed by tlae
Public Works Department, with a draft copy of the Operations and Maintenance
submitted prior to plan. approval.
If it is to be owned and operated by Nampa and Meridian? :[rrigation District, a license
agreement shall be entered into prior to scheduling apse-construction zneeting.
3. 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, asingle-point connection
to the culinary water system shall be required. If a single-point comnection 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.
4. All irrigation ditches, laterals or canals, (excepting the Five Mile Creek and Nine Mile
Creek) exclusive of natural waterways intersecting, crossing or lying adjacent and
contiguous to the area being subdivided shall be tiled per City Ordinance 12-4~ l 3. 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, alte;rxaate plans
will be reviewed and approved by the Meridian City Engineer prior to final plat
signature.
5. Sanitary sewer service to this site shall be from service line extensions from existing
mains adjacent to the site. 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 from finish grade 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 Specificatio~~s. Applicant shall execute City of Meridian
standard fanns of easements for any mains that are required to provide service.
6. Water service to this site will be from main line extensions frown existing water mains
adjacent to the site. The applicant shall construct all water mains necessary to service
this project. Coordinate main size a~~d routing with Public Warlcs. Applicant shall
execute City of Meridian standard forms of easements, for any mains that are required to
pravide service.
7. Multi-use pathways shall include shoulders that give a total width of 14-ft. and be
designed to standards of HS~20 or as jointly agreed by Planning & Zoning staff, the
applicant, Public Works, and the Parks Department. The applicant shall confonx~ to the
Meridian Parks and Recreation Department standards for construction of the regional
pathway.
FP-OS-047 McNelis Sub FP.doc
Mayor & City Council
Ilearing Date: august 9, 2005
Page 3
8. Multi-use pathways must be fully improved prior to issuance of the first building pci-~~ai.t
in t11e developa~aent.
9. Tl~c Applicant shall contact Bryce Farris of Ringert Clark Cha~-tercd Lawyers (or the
cuxxent attorney for Nampa Meridian lt7-igation District) at 3~!~2-4591 to initiate tlae
License Agreement process for the public multi-use pathway located along the noi-tlaer~
& westeri boundaries of this subdivison. The License Agreeaaaent is required under tlae
Master Pathway Agreement between the City of Meridians and NMID, dated December
19, 2000. It is the developer's responsibility to initiate the License Agreement request
and provide all infornation required by NMID's attorney.
10. Prior to occupancy of any building, a pei-ax~axaent pedestrian easement, in favor of the City
of Meridian, shall be recorded for the multi-use pathways. The easeincx~t shall be
sufficient width to cover the width of the pathway(s). Buildings are precluded fiom being
constructed within this easement.
11. Applicant shall submit a "FrNAL " street name approval letter fioin tl~e Ada County
Street Name Corrunittee prior to signature on the final plat by the 1Vleridian City
Engizaecr.
12. A 20-ft. wide landscape buffer is required on the south side of Lot 4, Block 2 where the
20-ft. wide sewer easement is proposed. Adjust the lot line common to Lots 3 & 4 so that
the sewer easement is contained in Lot 3 and the landscape buffer is contained in Lot 4.
Also, show the 20-ft. wide landscape buffer easement graphically on tl~e face of the plat.
13. Graphically depict the 20-ft. wide landscape buffers required on tl~e north and west side
of Lot 3, Block 1 and on the west side of Lot 4, Block l .
14. Complete the instrument numbers of all existing easements that are shown on the plat.
15. 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
and where staff has reviewed such plan, the landscaping shall be consistent with the
preliax~inary plan. with modifications as proposed by staff. If the stonnwater detention
facility cannot 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 may require losing a
developable lot or developable area. It is the responsibility of the developer to coax~ply
with ACHD, City of Meridian and all other regulatory requirements at the tiix~e of final
construction
16. Temporary construction fencing shall be installed prior to issuance of building permits
around the perimeter of the subdivision where permanent fencing is not proposed. Solid
fencing greater than 3-ft. in height is prohibited on the west side of the Nine Mile Creek
multi-use pathway. Solid fencing greater than. 3-ft. in height is prohibited on the north
FP-05-047 McNelis Sub FP.doc
Mayor & City Council.
I~earing Date: Aubnist 9, 2005
Page 4
side of the rive Mile Creek multi-use pathway. Fencing constructed. ova either side of a
aaaulti-use pathway should be a n~iniinuan of 5-ft. tioin tlae edge of pavement. All fencing
shall be constructed in accordance with MCC 12-d-] 0.
1.7. Provide the City with a copy of a recorded cross access agreement for the office and
coirunercial lots in Block 1, to use the d~-ivcways to Ustick Road and Teta. Mile Road as
access to the public street system prior to signature on the final plan by tlae City Engineer.
18. The applicant shall confirm that the pressure sewer easement shown on tlae face of the
plat conforans to the agreed upon easement that was signed on 7/27/05.
19. A detailed conditiotaal use permit will be required for any uses in the proposed C-G zone
per the development agreement. Through this process, conditions can be placed o;n tl~e
facilities to minimize impacts on residential properties.
20. Revise the landscape plan dated 6/17/OS as follows:
a. Reflect the requireanent in conditions #7 and #12 above.
21. Add or revise the notes on the face of the plat dated 6/28/05 as follows:
(4.) If the pressurized irrigation system is to be maintained by the McNelis Business
Owners, revise note to state the true owner.
(7.) Include in the note that the McNelis Business Owner's Association is also responsible
for maintenance of all landscaping adjacent to the pathways.
(*.)Add a note advising "Bottom elevation of structural footings shall be set a rninilnuin
of 12 inches above the highest established normal ground water elevations."
22. Staff's failure to cite specific ordinance provisions, or teens of the approved annexation,
or preliminary plat does not relieve the applicant of responsibility for compliance.
GENERAL RE UIREMENTS
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 replaceznerit trees for
those trees that have to be removed.
2. A letter of credit or cash surety in the arnount 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.
PP-OS-047 McNelis Sub FP.doc
Mayor & City Council
Heari~ag Date: August 9, 2005
Page S
4. Applicant shall be required to pay Public Works development plan review, and.
construction inspection fees, as deter-mined. during the plan a-evie~v process, prior to
signature on t11e 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-$. Wells
maybe used for non-domestic purposes such as landscape irrigation.
~. One lauaadred-watt, high pressure sodium streetlights will be required at locations
desigiaated 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 deter~ained after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit froxm
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.
S. 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.
9. Applicant shall be responsible for application and compliance wit17 any Section 404
Permitting that may be required by the Arny Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
11. It shall be the responsibility of the applicant to ensure that all devclopznent features
cozmply with the Americans with Disabilities Act and the Fair Housing Act.
12. All grading of the site shall be performed in conformance with MCC 11-12-3H.
13. Coordinate fire hydrant placement with the City of Meridian. Public Works Department.
STAFF RECOMMENDATICON
Staff recommends approval of the final plat with the above stated comments atad conditions.
FP-OS-047 McNelis Sub FP.doc