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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: February 7, 2006
Transmittal Date: January 27,2006
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner ~
Michael Cole, Development Services Coordinator (Y\ c.
FROM:
SUBJECT:
Weed and Pest Control Campus Subdivision
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Weed and Pest Control Campus Subdivision
Consisting of 3 Building Lots and 1 Common Lot on 12.01 Acres in an I-L Zone
by Ada County. (File#FP-O5-074)
We have reviewed this submittal and offer the following comments and 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, Ada County, has applied for final plat approval of Weed and Pest Control Campus
Subdivision consisting 00 building lots and 1 common lot on 12.01 acres in an I-L zone.
This subdivision is located on the south side ofE. Pine Avenue, approximately V4 mile west ofN. Locust
Grove Road., in the SE V4 of Section 7, T.3N., R.1E..
The applicant has submitted a request for alternative compliance to Unified Development Code (UDC)
11-2C-3, which requires a 25-foot wide landscape buffer adjacent to non~industrial uses. This requirement
applies to the west property boundary which borders residentially zoned property in Ada County. The
applicant proposes to install a 25-foot wide buffer; however, would like to locate it on the east side of the
driveway that runs along the western boundary of the subdivision connecting to E. Commercial Avenue
instead of at the west property line as required. The Director has approved this request for the 25-foot
wide landscape buffer to be located on the east side of the driveway.
The final plat submitted for this subdivision substantially complies with the approved preliminary plat.
Staff recommends approval of Weed and Pest Control Campus Subdivision with the comments and
conditions stated in this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved preliminary plat (PP-05-042) for this development.
2.
The applicant has not indicated who will own and operate the pressurized irrigation system in this
development. If it is to be maintained as a private system then a draft operations and maintenance
manual will be required prior to plan approval and will be reviewed by the City of Meridian. A
final operations and maintenance manual shall be required prior to signature on the plat by the
City Engineer.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
If it is to be owned and maintained by an irrigation district a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting. Prior to occupancy the applicant
shall submit a letter that the system has been fina1ed by the irrigation district.
3.
The City of Meridian requires that pressurized ilTigation 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 final plat by the Meridian City Engineer.
4.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed around the perimeter of this
subdivision unless permanent perimeter fencing already exists at the subdivision boundary.
5.
Sanitary sewer service to this site is being proposed from mains in E. Pine Avenue. The applicant
shall coordinate main size and routing with the Public Works Department. Cover over sanitary
sewer mains shall be no less than three feet from finish grade to the top of the pipe. If cover is
less than three feet from the sub-grade to the top of the pipe, alternated pipe materials shall be
used per the Meridian Public Work's Standard Specifications.
6.
Water service to this site will be from main line extensions from existing water mains in E. Pine
Avenue. The applicant will be responsible to construct all mains necessary to serve this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard forms of easements, for any
mains that are required to provide service.
7.
Public Works requires sewer and water mains be provided via our standard forms of easement
instead of being dedicated on the plat. 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 EXHffiIT A) and an 8 112" 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.
8.
A portion of Lot 1 Block 2 lies in a FEMA designated floodway, no buildings shall be allowed in
this floodway. Reference this in a note on the plat.
9.
A majority of this site lies within a FEMA categorized floodplain AE. All buildings will be
subject to applicable regulations found in Section 10-6-5 of Meridian City Code. Reference the
floodplain in a plat note.
10.
The sum ofthe lot dimensions along the western boundary of this property does not match the
length called out for the adjacent boundary. The applicant shall confirm this and make any
colTections necessary.
11.
Submit a copy of the Ada County Street Name Committee's "Final" letter for the street names
and lot & block numbering. Make all colTections necessary to comply.
12.
A perpetual vehicular cross access easement shall be provided to all lots within the subdivision to
use the one access drive location to Pine Avenue approved by ACHD. Said cross access shall be
depicted on the final plat.
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20.
21.
22.
23.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13.
All future uses on this property shall obtain conditional use approval.
14.
Correct the label shown on the plat for the Five Mile Ditch easement to read "Five Mile Creek"
15.
ColTect the label shown on the plat for the Gruber Ditch easement to read "Gruber Lateral."
16.
Depict, on the face of the [mal plat, a temporary turnaround easement near the western terminus
of E. Commercial Avenue.
17.
Depict, on the face of the [mal plat, a 10-foot wide landscape buffer easement along both sides of
Commercial Avenue.
18.
Depict, on the face of the [mal plat, a 25-foot wide landscape buffer easement along Pine Avenue.
The applicant shall provide a 25-foot wide common lot along the south side ofE. Pine Avenue.2!:
if the applicant would prefer, the landscape buffer may be contained within an easement on the
buildable lot. If said landscape buffer easement lies within a common lot, a Business Owners
Association shall be created for ownership (and maintenance, optional) purposes. Ifthe landscape
buffer is left within a common lot, as proposed, revise note #8 to reflect the Business Owners
Association as the owner and refer to the lot as a "landscape buffer easement" and a "common"
lot. If the 25-foot wide landscape buffer is provided within an easement on the adjacent buildable
lot, revise note #8 to reflect said easement and to state who is responsible for maintenance.
19.
Depict, on the face of the final plat, a 25-foot wide landscape buffer easement along the east side
of the driveway along the western boundary of the property. Also, include a note regarding who is
responsible for maintenance of the landscaping within this easement.
Revise or add the following note(s) on the face of the plat dated 11/7/05, prepared by J~U-B
Engineers, prior to signature on the final plat by the City Engineer:
(7.)
(9.)
Modify note according to condition # 18 above.
"Direct lot access to E. Pine Avenue is restricted to the one access point that was
specifically approved by Ada Countv Highwav District for this development."
Add a note referencing no buildings being allowed in the floodway.
Add a note referencing the existence of the flood plain on this site.
Add a note referencing who is responsible for maintenance of the landscape easements.
(10.)
(11.)
(12.)
The landscape plan, prepared by Jensen Belts Associates and dated 8/16/05, shall be revised as
follows:
a.
Provide a 10-foot wide landscape buffer in compliance with UDC 11-3B~7 along both
sides of E. Commercial Avenue.
Provide a 6~foot tall chain-link fence along the north and east boundary of the Five Mile
Creek Said fencing shall be located outside of the irrigation district's easement.
Remove the trees shown within the sewer easement along the south-east boundary of the
subdivision.
b.
c.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the.final plat by the City Engineer
Complete the Certificate of Owners and accompanying acknowledgement.
Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat does
not relieve the Applicant of responsibility for compliance.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
GENERAL REQUIREMENTS
1.
All irrigation ditches, laterals or canals, exclusive of natural waterways and the Five-Mile Drain,
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, alternative plans will be reviewed and approved by the meridian City Engineer
prior to final plat signature.
2.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
3.
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized ilTigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5.
A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
6.
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.
7.
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.
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.
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.
10.
Coordinate fire hydrant placement with the City of Meridian Public Works department.
11.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
14.
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.
15.
Approval of the preliminary plat shall become null and void if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 11-6B- 7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Weed and Pest Control Campus Subdivision with the
above stated comments and conditions.
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