Staff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
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Heanng Date: Apnl4, 2006 .. ~'"" "- "'"
Transmittal Date: March 30, 2006 ~rldl áfl ¡,#" ~
Mayor & City Council '\(~",J~~G ~ WE r
Sonya Watters, Assistant City Planner ~ --~1...hM,~'y!",!;1;3 D-~:::3
Michael Cole, Development Services Coordinator (Y\ C
Cíty Of Meridian
City Clerk OfficE
TO:
FROM:
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SUBJECT:
Touchmark Center Subdivision
Request for Final Plat Approval of Touchmark Center Subdivision No.1
Consisting of 22 Commercial Office Building Lots and 1 Common/other Lot on
15.55 Acres in an L-O Zone by Touchmark of the Treasure Valley (File# FP-06~
012).
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, Touchmark of the Treasure Valley, has applied for final plat approval of Touchmark
Center Subdivision No.1, which consists of 22 commercial office building lots and 1 common/other lot
on 15.55 acres in an L-O zone.
Touchmark Center Subdivision No.1 is located on the south side of E. Franklin Road, approximately 1/3
mile east of Eagle Road, in the NW ~ of Section 16, T.3N., R.IE. This property is a re-subdivision of a
portion of Block 2, Touchmark Living Center Subdivision No.1.
The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Touchmark Center Subdivision No.1 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-05M054) and conditional use
permits (CUP-03-00S, CUP-03-014, CUP-05-043 & CUP-05-050) approved for this
development.
2.
The applicant has indicated that the Business Owner's Association will own and maintain the
pressure irrigation system within this development. Plans and specifications for the irrigation
system shall be reviewed by the Public Works Department as part of the development plan review
process, and a draft copy of the pressurized irrigation system Operations and Maintenance manual
must be submitted prior to plan approval, with the final draft being submitted prior to signature
on the plat on the final phase of this development
3.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant is proposing a well source as the main source, therefore a single-
point cOIUlection to the culinary water system is not being proposed. If, in the future, a single-
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
point connection is used, the developer shall be responsible for the payment of assessments for
the irrigable COllU110n 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.
5.
Sanitary sewer service to this site is being proposed via extension of mains extended from
Franklin Road. 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 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.
If the easement line being shown on the plat is proposed to be a sewer and water easement it
needs to be labeled as such with bearings and distances shown.
7.
Water service is being proposed to this development via extension of mains adjacent to this site.
The applicant will be responsible to construct water mains to and through 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.
8.
Any existing domestic wells and/or septic systems within this project shall be removed from
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.
9.
Revise the plat name on the face of the plat to read "Touchmark Center Subdivision No.1" since
this is phase 1 of 2 of this subdivision.
10.
The lot configuration on the plat does not match the lot configuration in the construction plans.
Prior to construction plan approval the applicant shall revise either the plat or construction plans
to ensure that they match.
11.
The pressure irrigation mains that are being installed need to be protected by easements. The
applicant shall ensure the appropriate easements are in place to protect these facilities.
12.
Remove the old parcel lines that are being shown from the face of the plat.
13.
Remove the existing fence being shown on the face of the plat.
14.
It appears as if the applicant is attempting to dedicate an easement through block 2 of Touchmark
Living Center #1 which is outside the bounds ofthis plat. If this is an existing easement or a new
easement include the instrument number.
15.
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 areas and
improved private roadways. Storm water treatment and disposal shall be designed in accordance
with Department of Environmental Quality 1997 publication Catalog of Storm 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.
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22.
23.
24.
25.
26.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
16.
All structures along E. Franklin Road will be subject to Administrative Design Review per UDC
11-3A-] 9.
17.
All future buildings on the site shall obtain Certificate of Zoning Compliance approval prior to
issuance of building permits.
18.
Any structures which do not comply with Meridian City Code must be removed prior to signature
by the City Engineer on the fmal plat for the property. This includes, but is not limited to, the
existing home and outbuildings on the property.
19.
The existing driveway access to E. Franklin Road shall be eliminated prior to signature by the
City Engineer on the final plat for the property.
20.
Setbacks on the proposed private street shall be measured from the back of curb if no sidewalk
exists, and from back of sidewalk if a sidewalk exists.
21.
Development on all lots within the subdivision will require individual detailed conditional use
permit approval.
The access drive to Lots 2 and 6 shall be paved a minimum of 20 feet wide with a surface capable
of supporting 75,000 Ibs. with a turning radius of 28' inside and 48' outside for fITe vehicles and
equipment.
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-ll 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-Il, 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
Depict separate easements for the common access and utility easement shown as one on the plat.
The landscape plan, prepared by South Landscape Architecture and dated 1/11/06, shall be
revised as follows:
a.
b.
Scale shown is not correct; revise accordingly.
Notes, plant schedule, Planner/Developer/Owner information, planting details, and
calculations table are ghosted out on sheet L1.0; unghost.
Include tree class in Plant Schedule.
c.
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 note(s) on the face of the plat dated 2/10/06, prepared by Briggs
Engineering, Inc., prior to signature on the final plat by the City Engineer:
(3.)
(4.)
". . . is not allowed 1:H1:l1!188 spøeifieally pl!lrFHittøå by "^.:CHD and thl!l City øfMøridiafl."
". . . above the highest mO\vH. søa8øflal established normal ground water elevation."
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
(9.)
(*.)
Strike note; this property does not lie within a flood plain.
Add note stating that the private street within this development shall be subject to a
perpetual ingress/egress easement that provides access to all applicable properties.
Lot 2, Block 14 is prohibited from having access to S. Touchmark Way.
(*.)
27.
Complete the Certificate of Owners and accompanying acknowledgement.
28.
Staffs failure to cite specific ordinance provisions or terms of the approved preliminary plat or
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 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 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 Army Corps of Engineers.
9.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
10.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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
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 Touchmark Center Subdivision No.1 (FP-06-012) with
the above stated comments and conditions.
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