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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: oU'e;ìdl~~ 'C. ,..." :"""""'~ ,,-" - """" ",.. "" ,""""""""", " " , """,, I/) ,\Ii< " ~ Mayor & City Council' ""'" k~;f,,~~,:"- ~>;"I.J',,";~-~-~':;:;/Þ Sonya Watters, Assistant City Planner ~ ,):; m ': -;~'.m ",',,¡- Michael Cole, Development Services Coordinator fV\-Ç';.;;~ - :-"':'-'--"':!~::::c":: Hearing Date: September 27,2005 Transmittal Date: September 23, 2005 TO: FROM: SUBJECT: Dorado Subdivision ,,-",,':,/ .J" ?::"..": ,,- Request for a Final Plat Approval of Dorado Subdivision Consisting of 16 Commercial Building Lots on 10.9 Acres in a C-G Zone by Kimball Properties, LLC (File# FP-O5-057) We have reviewed this submittal and offer the following comments as conditions of the applicant These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Kimball Properties, LLC, has applied for fmal plat approval of Dorado Subdivision. This subdivision consists of 16 commercial building lots on 10.9 acres in an C-G zone. This subdivision is located on the north-west comer of S, Eagle Road and E. Overland Road, in the SE 1/4 of Section 17, T.3N., RIE. The submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Dorado Subdivision with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all tenns of the approved annexation (AZ-05-019), preliminary plat (PP-05- 024), conditional use pennit/planned development (CUP-05.031) and development agreement (Inst. No. 105127512). 2. The applicant has indicated that Nampa Meridian Irrigation District will own and maintain the pressure irrigation system within this development. Evidence of a License Agreement with Nampa and Meridian Irrigation District shall be submitted prior to a pre-construction meeting. 3. The City of Meridian requires that pressurized iITigation 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 utilized, the developer shall be responsible for the payment of assessments for the irrigable common areas prior to signature on the fmal plat by the Meridian City Engineer. FP-05-057 Dorado Sub FP,doc PAGEl 4. Fencing must be in compliance with MCC 12-4-10 and 12-13-15-9. Temporary construction fencing to contain debris shall be installed along the boundaries of this subdivision prior to issuance of building pennits. ...- CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 9. 10. 5. 6. 7. 8. Sanitary sewer service and municipal water to this site shall be via extensions from Overland Road. 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 ~ublic Works Department Applicant shall execute City of Meridian standard fonns of easements, for any mains that are required to provide service. Provide a 20' easement for all public water/sewer main outside of public right of way (include all water services and hydrants). The description shall be consistent with the graphically depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. The landscape plan, prepared by The Land Group and dated 8/17/05, shall be revised as follows: a. CoITect the calculations table to accurately reflect the dimensions as shown on the plat along with the required and provided number of trees according to the revised dimensions. Prior to signature on the final plat, get approval for two amenities from the Planning Director that are suitable to the size, scale, and character of the proposed project Reflect the two amenities on the landscape plan. b. Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on the final plat by the City Engineer, Revise or add the following notes on the face of the plat dated 9/15/05, prepared by Stanley Consultants: Replace with the following note, "A pemetual vehicular cross access easement is hereby dedicated to all lots within this subdivision." "The Düraagø Dorado lot owner's association.. .." Add a note that cross-references the instrument number for the City's sewer and water easements. Add a note dedicating an hrigation easement on the perimeter of the development sufficient in size to accommodate the pressurized irrigation system. Submit 3 copies of the revised plat to the Planning Department prior to signature on the final plat by the City Engineer, As each lot develops, 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 and improved roadways. Stonn water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Stonn Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a 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. FP-05-057 Dorado Sub FP.doc PAGE 2 (2.) (7.) (*.) (*.) Graphically depict the "Real Point of Beginning" on the face ofthe plat. 16. 17. 18. 19. 20. ~ CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 11. On the southern boundary of this development the sum of the lot dimensions does not equal the overall distance shown on the plat. Please confinn this infonnation and make the necessary adjustments to COrrect this. 12. All future buildings on Lots 1, 2, 4, 16, and 17 shall require approval of a detailed conditional use permit prior to submittal of any Certificate of Zoning Compliance application and/or building permit. If the property within Overland Way Subdivision adjoining these lots to the north and west ceases to be used for residential purposes, this requirement shall be waived. 13. All areas approved as open space shall be free of wet ponds or other such nuisances. All stonnwater 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 preliminary 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 comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. 14. Complete the Certificate of Owners. 15. 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 MCC 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, alternative plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. The easement being depicted on the plat suggests that the large ditch being rerouted with this development as being a Nampa and Meridian Irrigation District facility. However it has been indicated to staff that it may be owned and maintained by a user's lateral association. The applicant shall submit documentation proving ownership, and approval of the rerouting prior to signature on the final plat. The pump house to be constructed on Lot 3, Block I shall be located outside of the 5-ft. landscape buffer easement along the northern property boundary. All required landscape buffer easements must be shown on the plat. All landscape buffers shall be constructed prior to the issuance of any Certificate of Occupancy within the subdivision. Surety may be provided for required perimeter landscaping on Lots 1, 2, 3, 4, 16, & 17. Staff s failure to cite specific ordinance provisions or tenus of the approved development agreement, preliminary plat or conditional use permit does not relieve the Applicant of responsibility for compliance. FP-05-057 Dorado Sub FP.doc PAGE 3 9. 10. 11. 12. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT GENERAL REQUIREMENTS 1. A letter of credit or cash surety in the arnount of 110% shall be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 3. 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. 4. 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 nonMdomestic purposes such as landscape irrigation. 5. All grading of the site shall be preformed in conformance with MCC 11-12-3H. 6. 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. 7. 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. 8. Coordinate fire hydrant placement with the city of Meridian Public Works department. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Anny Corps of Engineers. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 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. STAFF RECOMMENDATION Staff recommends approval of the final plat for Dorado Subdivision with the above stated comments and conditions. FP-05-057 Dorado Sub FP.doc PAGE 4