HomeMy WebLinkAboutEl Dorado Business Campus PP-01-020
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 03!l9/02
Revised 04/02/02
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT FOR EL DORADO )
BUSINESS CAMPUS, LOCATED )
AT THE SOUTHWEST )
CORNER OF E. OVERLAND )
ROAD AND S. EAGLE ROAD, )
MERIDIAN, IDAHO )
)
BY: W.H. MQORE COMPANY, )
APPLICANT )
)
Case No. PP-OI-020
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entitled matter coming on regularly for public hearing before the
City Council on March 19,2002, and Shari Stiles, Planning and Zoning
Administrator, and Jonathan Seal, Joseph Waters, Frank Harron, Chris McMasters,
and Cornell Larsen, appeared and testified, and the City Council having received a
report from Brad Hawkins-Clark, Planner for Planning an,d Zoning, and Bruce
Freckleton, Engineering Technician III, and the City Council having received as part
of the record ,of this matter the recommendation to City Council of the Planning and
Zoning Commission and the applicant having submitted the "PRELIMINARY PLAT,
EL DORADO BUSINESS CAMPUS SUBDIVISION, PRELIMINARY PLAT - W.H.
MOORE COMPANY, PROJECT NO. 212-02, DAY STAMP: PREPLAT.dwg 81401
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
'OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
El DORADO BUSINESS COMPANY / (PP-OI-020) I
(
114840, DESIGNED BY: CEC, PLOT DATE: 3/6/02, SHEET C-I, QUADRANT
CONSULTING, INC.", submitted for preliminary plat approval and which
preliminary plat for approval application is herein received and adjudged by the City
Council pursuant to Meridian City Code S 12-3-3. Therefore the City Council makes
the follovving findings:
FINDINGS OF FACT
I. That the proposed development is in conformance with the
Comprehensiv~ Plan by reason of the fact that it lies within the existing Urban Area
as definedin the Meridian Comprehensive Plan Generalized Land Use Map,
Infrastructure Planning Analysis Comprehensive Plan and Map, adopted December
21, 1993, and the property is presently zoned Community Business District (C-C)
and General Retail and Service Commercial District (C-G), and requires connection
to the Municipal Water and Sewer System. [Meridian City Code S 11-7-2 I and KJ
2. The preliminary plat is in conformance with the Comprehensive Plan
City of Meridian adopted December 21, 1993, Ordinance No. 629.
3. It is determined that Urban Services can be made available to
accommodate the proposed development if the plat complies with the requirements
and conditions hereinafter set forth as conditions of preliminary plat approval.
4. The proposed development is a continuity of the proposed development
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS! (PP-OI-020) 2
vvithin the City's Capital Improvement Program and if the conditions which are
requested by the Planning and Zoning Administrator and the Engineering Technician
III and as proposed by the developer as stated on the preliminary plat there will be
public financial capability of supporting services for the proposed development.
5. The development if built in accordance with the conditions and as
proposed, vvill not create health, safety or environmental problems and there have
been no specifics of any s,-:ch concerns brought to the Council's attention.
6. It. is found that the Recommendation To City Council of the Planning
and Zoning Commission is reasonable and appropriate for the conditions of approval
of the preliminmy plat as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing
of the preliminary plat herein designated as: "PRELIMINARY PLAT, EL DORADO
BUSINESS CAMPUS SUBDIVISION, PRELIMINARY PLAT - W.H. MOORE
COMPANY, PROJECT NO. 212-02, DAY STAMP: PREPLAT.dwg 81401 114840,
DESIGNED BY: CEC, PLOT DATE: 3/6/02, SHEET C-'l, QUADRANT
CONSULTING, INC.".
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City
Code S 12-3-5 and based upon the above and foregoing Findings of Fact which are
. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-O 1-020) 3
herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
1. The Preliminary Plat of the applicant as evidenced by "
PRELIMINARY PLAT, EL DORADO BUSINESS CAMPUS SUBDIVISION,
PRELIMINARY PLAT - W.H. MOORE COMPANY, PROJECT NO. 212-02, DAY
STAMP: PREPLAT.dwg 81401 114840, DESIGNED BY: CEC, PLOT DATE:
3/6/02, SHEET C-I, QU~RANT CONSULTING, INC.", DEVELOPER is hereby
conditionally ~pproved; and
2. The conditions of approval are as follows to-wit:
Adopt the Recommendations of the Planning and Zoning and Engineering
staff as follows:
1. SanitalY sewer and water service to this site shall be via existing and
new service lines from the existing mains adjacent to the property. The
applicant shall be responsible to construct lateral sewer mains to and
through this proposed development. Subdivision designer to coordinate
main sizing and routing "vith the Public Works Department. Water and
Sewer mains will not be allowed within landscape areas or beneath
landscape islands. Payment of the latecomer's fee is required prior to
signature on the final plat map by the City Engineer.
2. The sidewalks shall be detached along Eagle Road and a minimum 5-
, foot wide landscaped parkway shall be installed between the curb and
sidewalk in accordance with the adopted Landscape Ordinance. A 5-
foot wide sidewalk shall also be required along all public streets on the
interior of the subdivision.
3. The Applicant has requested that a single building permit for Building
# 1 (see CUP Site Plan) be granted for the legal parcel prior to the Final
Plat being recorded. If adequate fire flow and pressure is present prior
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-OI-020) 4
to the commissioning of the new City well currently being built in the
Silverstone Project, a condition shall be that a Certificate of Zoning
Compliance may not be applied for prior to the formal Annexation
ordinance being adopted. All Eagle and Overland Road landscaping
shall be installed prior to Certificates of Occupancy and any required
fencing shall be installed prior to issuance of the building permit.
4. All subdivision perimeter landscaping shall be installed or 110% surety
amount and bids submitted for required landscaping prior to City
signature of the Final Plat.
5. No fencing details were submitted with the application. If fencing is
proposed or, required by the City, Applicant shall submit detailed fencing
plans with the Final Plat application. In lieu of permanent fencing,
t,emporary construction fencing shall be installed during construction on
.' any lot to contain construction debris.
6. A detailed irrigation plan including performance specifications shall be
submitted as part of the required landscaping plan for the final plat. A
letter of credit or cash in the amount of 110% shall be required for these
improvements prior to signature on the final plat.
7. Applicant has indicated that the pressurized irrigation system within this
development is to remain private. The applicant shall be required to
provide a backup source to the pressurized irrigation system. Plans and
specifications for the irrigation system shall be reviewed by the Public
Works Department as part of the development plan review process. A
draft copy of the pressurized irrigation sy~tem O&M manual shall be
submitted prior to plan approval. .
8. If a well or surface source is not available, a single-point connection to the
,City of Meridian's domestic water system shall be allowed for the
development. In the event that domestic water is used as a backup
source, common areas within the development shall be subject to City of
Meridian water assessments. Payment of water assessment fees for the
common areas is required prior to city signatures on the final plat map
9. All of the required street buffer landscaping along Eagle and Overland
Roads shall be installed prior to the issuance of a Certificate of Occupancy
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-OI-020) 5
for any building on any lot created by the subdivision.
10. 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 shall
not be considered as replacement trees for those trees that have to be
removed.
II. 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. Storm water treatment and
disposal must be designed in accordance with Department of
Environmental Quality 1997 publication, "Catalog of Storm Water Best
Managelnent Practices for Idaho Cities and Counties" and City of
!y1eridian standards and policies. Off-site disposal into a surface water is
. prohibited unless the jurisdiction which has authority over the receiving
stream provides vvritten 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
on the final plat.
12. The "Outdoor Plaza" area shown on the CUP Site Plan shall be located
on a separate common lot within the subdivision and a note added that
this lot shall be owned and maintained by the EI Dorado Business
Owner's Association.
13. The stub street to the west property line is named Blue Horizon Drive.
Applicant shall include a proposed street n?-me on the face of a revised
Preliminary Plat. .
14. Applicant shall modify the "Common Area Lots" table on the face of the
, Preliminmy Plat to delete Lot 1, Block 20 and Lot 1, Block 21: These
common lots were removed from the original plat map. .
15. Applicant shall modify the Preliminary Plat and its legend to identify and
label the boundaries of the multi-use pathway easement required in the
CUP site specific conditions. Submit a revised Preliminary Plat.
16. Applicant shall add a note to the plat that all lots are restricted to 35' in
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-OI-020) 6
height on those lots on the southern boundary of the plat.
17. Only L-O shall be permitted uses along the south property line without
a separate CUP.
18. Any existing domestic wells and/or septic systems within this project
shall have to be removed from their domestic service per City
Ordinance Section 5-7-517. Wells may be used for non-domestic
purposes such as landscape irrigation.
19. Submit a copy of the Ada County Street Name Committee's final approval
letter for the subdivision name, lot and block numbering. Make any
corrections ~1ecessary to conform.
20. J\ssessment fees for water and sewer service are determined during the
" building plan review process. '
21. Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
Adopt the Recommendations of ACHD as follows:
1. In order to reduce trips to and from this development it is
recommended that tenants occupying the proposed building be
required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee
participation. Commuteride staff will coordinate the Alternative
Transportation Program with the applicant ,
2. In order to reduce trips to and from this development, the tenants
occupying the proposed building(s) should be required'to participate in
, any Transportation Management Association (TMA) or Transportation
Management Organization (TMO) that is formed with abouridary that
includes this site or is adjacent to this development.
3. The OverlandlEagle Road and Meridian/Overland Road intersections
operate at a Level of Service F (LOS F), and are listed as one of the 100
most critical intersections in Ada County. Access control within the
operating area of the intersection is vital to the safe operations of the
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-OI-020) 7
intersection. The subject site's additional traffic will exacerbate the
traffic problems at these intersections.
4. Based on development patterns in this area and the resulting traffic
generation, staff anticipates that the transportation system will not be
adequate to accommodate additional traffic generated by this proposed
development at accepted levels of service without modifications to
Eagle Road and Overland Road, and the intersection.
The following Site Specific Requirements and Standard Requirements
must be met or provided for prior to ACHD approval of the final plat:
Site Specific Requirements:
1. l!edicate 54 to 48-feet of right-of-way from the centerline of Overland
. Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
permit (or other required permits), whichever occurs first.
2. Dedicate 52 to 48-feet of right-of-way from the centerline of Eagle
Road abutting the parcel by means of recordation of a final subdivision
plat or execution of a warranty deed prior to issuance of a building
permit (or other requir~d permits), whichever occurs first.
3. Construct a 5-foot wide detached concrete sidewalk on Eagle Road
located 2-feet within the new right-of-way. Coordinate the location
and elevation of the sidewalk with District staff. If the sidewalk
meanders outside of the right-of-way, proviQ.e an easement for the
sidewalk .
4. Construct a 5-foot wide detached concrete sidewalk on" Overland Road
,located 2-feet within the new right-of-way. Coordinate the location
and elevation of the sidewalk with District staff. If the sidewalk
meanders outside of the right-of-way, provide an easement for the
sidewalk.
5. Construct the proposed driveway on Overland Road approximately
240-feet west of Eagle Road. This driveway meets District policy as a
right-in/right-out driveway only and is approved with this application.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-OI-020) 8
The applicant shall coordinate with the Districts Traffic Services
Division to determine a mean to restrict this driveway to a right-
in/right-out driveway only (Le. raised median, internal island, etc.).
6. Construct the proposed driveway on Overland Road approximately
SSO-feet west of Eagle Road as a full-access driveway. This driveway
meets District policy and is approved with this application.
7. Construct the proposed public roadway access point located on
Overland Road approximately 9S0-feet west of Eagle Road as a
collector roadway. This location is granted a modification of policy
and is approved with this application.
8. Construct the proposed public roadway on Eagle Road approximately
~OO-feet south of Overland Road as a full-access roadway. This
. roadway meets District policy and is approved with this application.
9. Construct the proposed driveway on Eagle Road located approximately
1,IS0-feet south of Overland Road. This driveway was granted as a
modification of policy by the District's Commission on January 16,
2002.
10. Construct the proposed public roadway on Eagle Road approximately
1,700-feet south of Overland Road. This roadway meets District policy
and is approved with this application.
II. Construct the proposed public roadway on Eagle Road approximately
2,400-feet south of Overland Road as a full.access roadway. This
roadway meets District policy and is approved with this application.
12. Construct the proposed spine road with connections at. Overland Road
, and Eagle Road, as proposed. This roadway shall be constructed .as a
46-foot street section with curbs, gutters and sidewalks within70-feet
of right-of-way, as proposed. Parldng shall be restricted on the
proposed street, and the applicant shall submit a signage plan prior to
final plat approval.
13. Construct the proposed roadway on Eagle Road located approximately
1,700-feet south of Overland Road to align with the roadway that was
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-OI-020) 9
approved with the Silverstone Corporate Center. This roadway shall be
constructed as a 46~foot street section with curbs, gutters and sidewalks
within 70-feet of right-of-way. Parking shall be restricted on the
proposed street, and the applicant shall submit a signage plan prior to
final plat approval.
14. Construct the proposed roadway on Eagle Road located approximately
700~feet south of Overland Road is proposed to offset a driveway that
was approved with the Silverstone Corporate Center. This roadway
shall be constructed as a 46-foot street section "vith curbs, gutters and
sidewalks within 70-feet of right-of-way. Parking shall be restricted on
the proposed street, and the applicant shall submit a signage plan prior
to final plat ,approval.
IS. ~onstruct center turn lanes on Overland Road and Eagle Road for the
. proposed public street intersections and for all of the full access
driveways.
16. Construct a left turn bay at the main entrance on Eagle Road.
17. Enter into a three way written agreement with the District for the cost
and specific location of the traffic signal on Eagle Road.
18. Any proposed landscape islands/medians within the public right~of~way
dedicated by this plat shall be owned and maintained by a homeowners
association. Notes of this shall be required on the final plat.
19. Construct a stub street to the west proper~y line. The applicant has
proposed that the stub street be located approximately 450 feet north
of the south property line. Staff is supportive of this location or any
location that is located south of the proposed Lot 11. The appli€ant
,shall construct the stub street and provide a paved temporary, ..
turnaround at the west end of the stub street with a temporary
easement provided to the District. The applicant shall be required to
install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTUREli. Coordinate the sign plan
for the stub street, and the design of the turnaround (if necessary) with
District staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-OI-020) 10
20. The turnarounds shall be constructed to provide a minimum turning
radius of 55-feet.
21. Any existing irrigation facilities shall be relocated outside of the right-
of-way.
22. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District.
23. If utility relocation is necessary to construct improvements required
with this development, then all utility relocation costs associated with
improving street frontages abutting the site shall be borne by the
developer.
24. Qther than the access points specifically approved with this
" application, direct lot or parcel access to Eagle Road and Overland
Road is prohibited. Lot access restrictions, as required with this
application, shall be stated on the final plat.
Adopt the Meridian Fire Department Recommendations as follows:
I. A fire-flow consistent with Appendix III-A of the Uniform Fire Code
shall be provided to service the entire project. Show all proximity fire
hydrants within 500' of the project on the resubmitted plat.
2. All corners shall have to have 28' inside radius and 48' outside radius.
3. The proposed buildings and uses shall comply with the 1997 Uniform
Fire Code. .
4. Acceptance of water supply for fire protection is contin:gent upon
, acceptance of the water system, by the City of Meridian for water
quality.
5. Final approval for fire hydrant locations shall be by the Meridian Fire
Department.
6. Insure that all yet undeveloped parcels are maintained free of
combustible vegetation.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-OI-020) 11
7. The roadways shall be built to Ada County Highway standards.
8. Provide an approved turnaround for any street, which exceeds 150' in
length as a result of the phasing of the project, and particularly the
street that extends to the west from IGng Salomon Way.
9. Block 1 Lots 5 & 6 may be required to have a second means of access
depending on the configuration of the project.
Adopt the Recommendation of the Nampa & Meridian Irrigation District.
I. Applicant sl:all apply for a land use change/site application.
Adopt the Recommendations of the Central District Health Department as
follows:
1. The Applicant's central sewage and central water plans must be
submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality.
2. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy swale prior to
discharge to the subsurface to prevent impact to groundwater and
surface water quality.
4. The Engineers and architects involved with ,the design of the subject
project shall obtain current best management practices for stormwater
disposal and design a stormwater management system that prevents
groundwater and surface water degradation.
Additionally, comply with the action of the Council from their meeting held
on Tuesday, March 19,2002, as follows:
1. The N ampa & Meridian Irrigation District requires if a pressure
urban irrigation system will be owned, operated and maintained
by the District, then a questionnaire shall be filled out and
returned in order to initiate the process of contractual
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS / (PP-OI-020) 12
agreements between the owner or developer and the District, for
the ownership, operation and maintenance of the pressure urban
irrigation system.
2. The Nampa & Meridian Irrigation District's Ridenbaugh Canal
courses along the south boundary of the project. The
Ridenbaugh Canal is high fill canal in this area and any
excavation could result in leakage. If any excavation is planned
within this area a License Agreement shall be in place.
3. All pressure irrigation lines shall be looped. All laterals and
waste ways shall be protected and all municipal surface drainage
shall be retained on site. Any encroachments without approved
plans'are unacceptable. If any surface drainage leaves the site,
the District must review drainage plans. The developer shall
comply with Idaho Code &31-3805.
4. The Parks Department requires that a 10' wide hard surface path
be required on the southern portion of EI Dorado Business
Campus, and constructed at the base of the Ridenbaugh Canal
bank with a 20' buffer between the edge of the path and nearest
building, with the landscaping to be maintained by the
developer.
5. The Meridian Police Department requires the site have a
comprehensive traffic analysis, and the analysis shall include
commitments from the Ada County Highway District and the
City to work to improve roadways. ,
6. The Sanitary Service notes there are no waste enclosure designs
provided for.
By action of lhe City Council at its regular meeting held on the
. day of ~ ,2002.
2 I-! /j
ROLL CALL
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS / (PP-OI-020) 13
COUNCILMW BIRD
VOTED ~'-'"
VOTED~U
COUNCILWOMW deWEERD
COUNCILWOMW McCANDLESS
VOTED -f/!:-Ct.......--
COUNCILMW NARY
VOTED~"-"
MAYOR ROBERT D. CORRIE
(TIE BREAI~R~.
Copy served upon Applicant, The Planning and Zoning Department,
PubHc Works Department and City Attorney.
VOTED --
ByJl~,fr~ ~
City Clerk
Dated:
.~
",,'9-
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EL DORADO BUSINESS CAMPUS 1 (PP-OI-020) 14