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Home My WebLink AboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: April 4, 2006 Transmittal Date: March 28, 2006 cM'e;ìdi~ ~ \\;~ .RE~., ~ D (Y\ C -"-í~ro"""'-~-\AR. 2.?~OO6 City Of Meridian City Clerk Office TO: Mayor & City Council Sonya Watters, Assistant City Planner ~ Michael Cole, Development Services Coordinator FROM: SUBJECT: Devon Park Subdivision No.3 Request for Final Plat Approval of Devon Park Subdivision No.3 Consisting of 16 Commercial Building Lots and 1 Common/other Lot on 3.26 Acres in the C-G and R-40 Zoning Districts by Fairview Lakes, LLC. (File# FP~06-015). 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, Fairview Lakes, LLC, has applied for final plat approval of Devon Park Subdivision No.3 which consists of 16 commercial (office) building lots and 1 common/other lot on 3.26 acres in the C-G and R-40 zoning districts. The office use in the RAO zone was approved under conditional use permit CUP-03-014. Devon Park Subdivision is located on the north side of E. Fairview Avenue, midway between N. Meridian Road and N. Locust Grove Road, in the South 12 of Section 6, T.3N., R.1E.. This property is a re-subdivision of Lot 3, Block 1, Devon Park Subdivision No.2. The submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Devon Park Subdivision No.3 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-05-0 18) and conditional use permits (CUP-03-014 & CUP~05-023). 2. The applicant has indicated Nampa and Meridian Irrigation District will own the pressurized irrigations system in this proposed development. Since it is to be owned and operated by an lITigation District then a letter of plan approval shall be submitted prior to the scheduling of a pre- construction meeting. 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, a single-point connection to the culinary water system shall be required. If a singleApoint 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. FP-O6-015 Devon Park Sub3 FP.doc PAGEl 14. 15. CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 4. All fencing installed on the site must be in compliance with ODC 11-3A-6 and 11-3A-7. 5. Sanitary sewer service to this site is being proposed via extension of mains in N. Lakes Place installed in earlier phases of this development. The applicant shall install all sewer mains necessary to serve this development. 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 fmish 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 is being proposed to this development via extension of mains in N. Lakes Place installed in earlier phases of this development. The applicant will be responsible to construct all water 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. Provide a 20' easement for all public water/sewer main outside of public right of way (include all water services and hydrants). This may be done as a separate document on the City of Meridian's standard forms or dedicated via the plat. 8. Graphically depict an irrigation easement on the face of the plat where the pressurized irrigation mains are not protected by back lot line easements. 9. The applicant shall comply with the Idaho Department of Envirorunental Quality Catalog of Stormwater Best Management Practice's for Cities and Counties requirement of 20-feet of separation between infiltration trenches and building foundations. 10. Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1A and 9-4-8. Wells may be used for non- domestic purposes such as landscape irrigation. 11. 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 UDC 11- 3B-11 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 UDC 11-3B- 11. 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 stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3B-ll, 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. 12. The landscape plan, prepared by Tamura & Associates and dated 2/14/06, is approved as submitted. 13. Revise or add the following note(s) on the face of the plat dated 3/10/06, prepared by Anderson Survey Group., prior to signature on the final plat by the City Engineer: (10.) ". . . approved conditional use permitâ, file No.~ CUP-03-014 & CUP-05-023." Complete the Certificate of Owners and accompanying acknowledgement. Staff s failure to cite specific ordinance provisions or tenus of the approved preliminary plat or FP-O6-015 Devon Park Sub3 FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT conditional use permits does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. 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 UDC 11-3A~6. 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, 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 irrigation 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. 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. 8. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Anny Corps of Engineers. 9. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Envirorunental Protection Agency. 10. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 11. 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. 12. 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 FP-O6-015 Devon Park Sub3 FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT reasonable manner, and confonns 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 Devon Park Subdivision No.3 (FP-06-015) with the above stated comments and conditions. FP-O6-015 Devon Park Sub3 FP.doc PAGE 4