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HomeMy WebLinkAboutStaff Comments MAYOR i .rt~'"" olfe;;dl~n~\; '\ ~l ,/ Ok TflEI\SUF\~ "1 SINCE ,1903 PUBLrc WOlUŒ BŒLDJNG DEPARTMENT (208) 898-5500 . Fax (208)898-9551 Tammy dc Wcerd CITY COUNCIL MEMBERS Keith Bird Christine Dunncll Shaull Wardle Charles M. Rountree IDAHO PLANNrNG AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 - STAFF REPORT: Hearing Date: August 9,2005 Transmittal Date: August 4,2005 To: Mayor and City Council Sonya Allen, Assistant City Planner Jif Michael Cole, Development Services Coordinator (Y\ c.. '::~": JS: ~r¡\/I~~ From: i'" .'" . ¡,j ":;. "'or]!"")" "', I,.; .J ",.:,:,'!.> Re: Wyndstone Place Subdivision :~t.g~ gE~~~e~~j~~~~~' Request for Final Plat approval of Eight Commercial Building Lots and Three Common Area Lots on 4.63 Acres in an L-O Zone by Quasar Development, LLC (File No. FP-O5-048). 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, Quasar Development, LLC, has applied for final plat approval of eight commercial building lots and three common area lots on 4.63 acres of land for Wyndstone Place Subdivision. The current zoning designation for the proposed subdivision is L-O (Limited Office). Wynd stone Place Subdivision is located at the southwest corner of Wells Street and Wells Circle, in the E 12 of Section 17, T.3N., R.IE. A conditional use pennit/planned development was approved for this subdivision that allowed for reductions to the minimum requirements for setbacks (front: 20~ft., side: 5-ft. per story, rear: lO-ft., and street side: 10-f1.) and street frontage (0 feet). Amenities proposed with the planned development are water features on Lots 10 & II and a sitting area on Lot 11. The submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Wyndstone Place Subdivision with the comments and conditions stated in this report. FP-O5-048 Wynd stone Plaee Sub FP.doe Mayor & City Council Hearing Date: August 9, 2005 Page 2 SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all tenTIS of the approved annexation (AZ-05-01 0), preliminary plat (PP~05-012), and conditional use penTIit/planned development (CUP-05-014) for this subdivision. 2. The applicant has indicated that the Wyndstone Place Business Owner's Association will own and maintain the pressure irrigation system within this development. The City of Meridian requires that pressurized inigation 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. 3. 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 PublicW orks Department. If lateral users association approval can't be obtained, altemate plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 4. Sanitary sewer service to this site shal1 be from service line extensions from existing mains adjacent to the site. The applicant shal1 be responsible to construct al1 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 110 less tha11 3-feet from finish grade to the top of the pipe. If cover is less than 3-feet [TOm the sub- grade to the top of pipe, altemate pipe materials shall be used per the Meridian Public Works Department's Standard Specifications. Applicant shal1 execute City of Meridian standard fonTIs of easements for any mains that are required to provide service. 5. Water service to this site will be from main line extensions [Tom existing water mains adjacent to the site. 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 fonTIs of easements, for any mains that are required to provide service. 6. City of Meridian Standard Specifications and Drawings do 110t al1ow any large landscaping within 5-feet of water meters, or 6-feet of fire hydrants. The applicant shall make the necessary adjustments to achieve this separation and comply with a111andscape ordinances. 7. Al1 areas approved as open space shal1 be free of wet ponds or other such nuisances. All stonTIwater 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 penTIitted under MCC 12-13-14. Where the applicant has submitted a preliminary landscape plan FP-O5-048 Wynd stone Place Sub FP.doc 14. 15. Mayor & City Council Hearing Date: August 9, 2005 Page 3 and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stormwater detention facility cannot be incorporated into the approved open space and sti11111eet the standards ofMCC 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 comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction 7. Idaho Statute 50-1304 requires the Point of Beginning to tie into two public land survey comer monuments. Graphically depict at least two public land survey comer monuments on the phase of the plat with the con-esponding CP and F filing numbers. 8. In the Certificate of Owners, please call out the "Real Point of Beginning". 9. Indicate all adjacent platted subdivision names. 10. Prior to signature on the final plat by the City Engineer, all existing structures on the site must be removed. 11. Prior to signature on the final plat by the City Engineer, a copy of a cross-parking/cross- access agreement for all of the new lots within the subdivision to utilize the driveways and parking areas shall be provided. Maintenance of the drive aisles and parking areas shall be provided for in a note on the face of the plat and/or in a document such as the CC&R's. 12. The landscape plan dated 6/30/05 shall be revised as follows: a. Relocate the three trees shown along the west boundary that are within the sewer easement. Add bushes, 1 every 35-ft. at a minimum, along the western boundary of the subdivision. b. 13. Add or revise the notes on the face of the plat dated 6/29/05 as follows: (1.) (10.) ".. .or as otherwise approved in CUP-05-014." Complete recording information. Prior to signature of the final plat by the City Engineer, a copy of a cross parking/cross access agreement for all of the new lots within the subdivision to utilize the driveways and parking areas shall be provided. Maintenance of the drive aisles and parking areas shall be provided for in a note on the face of the final plat, AND/OR in a document such as CCR's. Applicant agrees to reinstall the fencing removed at the end of Wells Circle. This is not a condition set forth by the city, but is agreed to by the applicant. Construct a 6- foot tall solid vinyl fence along the west and north property lines (adjacent to the existing residences), as proposed. If pennanent fencing is not provided around the entire FP-O5-048 Wyndstone Place Sub FP<doc Mayor & City Council Hearing Date: August 9,2005 Page 4 perimeter, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of building pennits. All fences shall taper down to 3-feet maximum within 20 feet of all right-of-way. All fencing shall be installed in accordance with MCC 12-4-10. 16. Maintenance of all common areas, including but not limited to: drive aisles, parking areas, landscaping, etc., shall be the responsibility of the Wyndstone Business Owners' Association. 17. 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 Melidian Planning and Zoning Department (MCC 11-19-1). 18. Staff s failure to cite specific ordinance provisions, or tenns of the approved annexation, conditional use pennit, or preliminary plat does not relieve the applicant of responsibility for compliance. GENERAL REO 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 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 detennined 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 FP-O5-048 Wynd stone Place Sub FP.doc Mayor & City Council Hearing Date: AubTlJst 9,2005 Page 5 Idaho Power Company. The street light contractor shall obtain design and pennit from the Public Works Department prior commencing installations. 7. Compaction test results must be submiited to the Meridian Building DepaIiment for all building pads receiving engineered backfill, where footing would sit atop fill material. 8. Applicant's engineer wil1 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 nonnal groundwater elevation. 9. Applicant shall be responsible for application and COmpliaIlce with any Section 404 Permitting that may be required by the Anny Corps of Engineers. 10. Applicant shall be responsible for application and compliaIlce with and NPDES Pennitting that may be required by the Environmental Protection Agency. 11. 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. 12. All grading of the site shall be perfonned in confonnance with MCC 11-12-3H. 13. 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 aIld conditions. FP-O5-048 Wyndstone Place Sub FP.doc