HomeMy WebLinkAboutSilverstone Corporate Center PP-01-001BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 04/03/0
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR SILVERSTONE
CORPORATE CENTER,
LOCATED ON THE SOUTH
EAST CORNER AND EAGLE
ROADS, MERIDIAN, IDAHO
BY: SUNDANCE
INVESTMENTS LIMITED
PARTNERSHIP OR ASSIGNS,
OWENRS
)
)
)
)
)
)
)
)
)
)
)
)
)
Case No. PP-Oi-O01
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 20, 2001 and continued until April 3, 2001, and Shari Stiles,
Planning and Zoning Administrator, appeared and testified, and appearing on behalf
of the Applicant were Cornel Larson and Roger Anderson, and no one appeared in
opposition, and the City Council hav~ng received a report from Shari Stiles, Planning
and Zoning Administrator, 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, SILVERSTONE CORPORTE CENTER
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
(PP-OI-OO1)
- 1
SUBDIVISION PRELIMINARY PLAT THE SUNDANCE COMPANY, PROJECT
NO. 201-02, DRAWING FILE NAME: prelim plat.dwg 12-14-00 4:25 pm, SHEET
1 OF 1, SURVEYED BY: LFC~PWL\WJS, DRAWN BY: PWL/WJS, QUADRANT
CONSULTING, INC.", SUNDANCE INVESTMENTS LIMITED PARTNERSHIP
OR ASSIGNS, DEVELOPERS/OWNERS", 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 § 12-3-3. Therefore the City
Council makes the following findings:
FINDINGS OF FACT
1. That the proposed development is in conformance with the
Comprehensive Plan by reason of the fact that it lies within the existing Urban Area
as defined in 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 reqnires connection
to the Municipal Water and Sewer System. [Meridian City Code § 11-7-2 I and K.]
2. The preliminary plat is in conformance with the Comprehensive Plan
City of Meridian adopted December 21, 1993, Ordinance No. 629.
3. Iris determined that Urban Services can be made available to
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
(PP-01-001)
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
within the City's Capital Improvement Program and if the conditions which are
requested by the Planning and Zoning Administrator and the Assistant City Engineer
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, will not create health, safety or environmental problems and there have
been no specifics of any such 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 preliminary 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, SILVERSTONE
CORPORTE CENTER SUBDIVISION PRELIMINARY PLAT THE SUNDANCE
COMPANY, PROJECT NO. 201-02, DRAWING FILE NAME: prelim plat.dwg
12-14-00 4:25 pm, SHEET I OF 1, SURVEYED BY: LFCSPWL\WJS, DRAWN BY:
PWL/WJS, QUADRANT CONSULTING, INC.", SUNDANCE INVESTMENTS
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
( PP-01-001 )
- 3
LIMITED PARTNERSHIP OR ASSIGNS, DEVELOPERS/OWNERS".
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City
Code § 12-3-5 and based upon the above and foregoing Findings of Fact which are
herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
1. The Preliminary Plat of the applicant as evidenced by "PRELIMINARY
PLAT, SILVERSTONE CORPORTE CENTER SUBDIVISION PRELIMINARY
PLAT THE SUNDANCE COMPANY, PROJECT NO. 201-02, DRAWING FILE
NAME: prelim~plat.dwg 12-14-00 4:25 pm, SHEET 1 OF 1, SURVEYED BY:
LFCSPWL\WJS, DRAWN BY: PWL/WJS, QUADRANT CONSULTING, INC.",
SUNDANCE INVESTMENTS LIMITED PARTNERSHIP OR ASSIGNS,
DEVELOPERS/OWNERS," is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
Adopt the Planning and Zoning Administrator and Engineering Technician III
Recommendations as follows:
2. I Applicant shall submit letter from the Ada County Street Name
Conunittee, approving the subdivision and street names. Make any
corrections necessary to conform.
2.2 Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
(PP-01-001)
4
2.3
Assessment fees for water and sewer service shall be determined during
the building plan review process.
2.4
Sanitary sewer service to this site shall be via extensions from the Five
Mile Trunk that has recently been constructed under the freeway and
south to Overland Road. Applicant shall be responsible to construct the
sewer mains to and through this proposed development. Subdivision
designer to coordinate main sizing and routing with the Public Works
Department. Sewer manholes are to be provided to keep the sewer lines
on the south and west sides of the centefline. This site shall be subject
to latecomers' fees to reimburse those developers responsible for
extending sewer service under the freeway. Latecomers' fees are based
on total land area of the plat and shall be paid prior to signature on the
final plat.
2.5
Water service to this site shall be via extensions from newly constructed
mains under the interstate, and from extensions of existing mains
installed in adjacent developments. Applicant shall be responsible to
construct the water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the
Public Worlcs Department. Provide the Public works department with
information on anticipated fire flow and domestic water requirements
for the proposed site. Water service to this development is contingent
upon positive results from a hydraulic analysis by the City computer
model. Flow and pressure from the existing mains shall be monitored
with the Meridian Water Department.
2.6
Extend sewer and water services through the development to the
property on the eastern side. The applicant shall connect to utilities;
however, no provision has been made in the preliminary plat. Location
and size of the mains for these connections shall be worked out with the
Public Works staff. Latecomer fees shall be applicable to this property.
2.7
Two-hundred-fifty- and 100-watt, high-pressure sodium streetlights shall
be required at locations designated by the Public Works Department.
Ali streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants.
2.8 Underground, year-round pressurized irrigation shall be provided to all
landscape areas on site. Submit hook-up and design details based on
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
( PP-O 1-001 )
- 5
2.9
2.10
2.11
2.12
the proposed landscaping. Due to the size of landscaped area, primary
water supply connection to the City's mains shall not be allowed.
Applicant shall be required to utilize any existing surface or well water
for the primary source. If City water is proposed as a secondary source,
developer shall be responsible to pay water assessments for the entire
common open area.
Applicant has not indicated whether the pressurized irrigation system
within this development is to be owned and maintained by an
association or the Nampa & Meridian Irrigation District. If the system
is being proposed as a private system, the Public Works Department as
part of the development plan review process shall review plans and
specifications for the irrigation system. A draft copy of the pressurized
irrigation system O&M manual shall be submitted prior to plan
approval. 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 City water is proposed as a secondary
source, developer shall be responsible to pay water assessments for all
landscaped areas.
Show all existing and proposed easements for irrigation/drainage
facilities located within the boundaries of this proposed development
(i.e., Eight Mile Creek easement).
Detailed landscape plans for the Overland Road and Eagle Road
landscape frontage buffers and for street landscaping along Goldstone
Way and Silverstone Way shall be submitted for review and approval
with submittal of the Final Plat application. This requirement does not
include interior lot landscaping. Interior landscaping shall be dealt with
on a site-by-site review basis. A letter of credit or cash surety shall be
required for all required improvements prior to signature on the Final
Plat.
Eagle Road and Overland Road landscape buffers shall be platted as
separate conunon lots within the subdivision and maintenance shall be
the responsibility of the Development Committee/Association. At a
minimum, the landscape buffers shall be placed within a permanent
landscape easement designated as such on the plat. No easements are
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
(PP-01-001)
6
2.13
2.14
2.15
2.16
2.17
2.18
2.19
currently shown. A variance shall be granted as they do not require a
common lot for this property.
Applicant shall provide the minimum required 35 feet of landscape
buffer along Overland Road and Eagle Road, both entryway corridors.
Landscape buffers are to be provided exclusive of required right-of-way.
Landscape buffers shall be completed prior to issuance of certificates of
occupancy for any building within the subdivision.
Applicant is proposing gated entries into the subdivision. Access into
the subdivision via gates is prohibited. Gateway features provided only
for beautification which do not restrict access is acceptable.
Revise Note 4 of the preliminary plat. The Nampa-Meridian Irrigation
District allows only pre-development nmoff into their system. All
drainage is to be retained on-site.
Four lots in the preliminary plat (induding the lot proposed for a City
well) are within the 100-year floodplain. Detail plans for reducing or
eliminating this boundary. Ail structures within the 100-year floodplain
shall be subject to all provisions of Title 12, Chapter 9 of Meridian City
Ordinance.
The legend needs to be revised to change the symbol for the section line
to match the plat.
Adequate right-of-way is not shown on the plat or the site plan. A
minimum of 48 feet from section line needs to be dedicated on both
Overland Road and Eagle Road. Ada County Highway District may
have additional right-of-way requirements near the intersection. The
35-foot-wide landscape setback shall be beyond required right-of-way.
Ail 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 City Ordinance 12-4-13. Plans shall be
approved by the appropriate irrigation/drainage district, or lateral users
association, with written confirmation of said approval submitted to the
Public Works Department.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
(PP-01-O01)
- 7
2.20
2.21
Any existing domestic wells and/or septic systems within this project
shall be removed from their domestic service per City Ordinance Section
9-1-4 and 9-4-8. Wells shall be used for non-domestic purposes such as
landscaping irrigation.
Streetlights shall be required at locations designated by the Public
Works Department. All streetlights shall be installed at subdivider's
expense. Typical locations are at stree{ intersections and/or fire
hydrants. Final design locations and quantity are determined after
Idaho Power Company completes power designs. Street light contractor
to obtain design and permit from the Public Works Department prior
commencing installations.
2.22 Compaction test results shall be submitted to the Meridian Building
Department for all lots receiving engineered backfill.
2.23 Off-street parking shall be provided in accordance with City of Meridian
Zoning and Development Ordinance and/or as detailed in site-specific
requirements.
2.24 Paving and striping shall be in accordance with the standards set forth
in the City of Meridian Zoning and Development Ordinance and in
accordance with Americans with Disabilities Act (ADA) requirements.
2.25
2.26
2.27
A drainage plan designed by a State of Idaho licensed architect or
engineer is required and shall be submitted to the City Engineer for all
off-street parking areas. Ail site drainage shall be contained and
disposed of on-site. An operation and maintenance agreement for joint
drainage facilities shall be developed for inclusion in the CC&R's of the
subdivision.
Outside lighting shall be designed and placed so as not to direct
illumination on any nearby residential areas and in accordance with
City Ordinance.
Ail signage shall be in accordance with the standards set forth in the
City of Meridian Zoning and Development Ordinance. No temporary
signage, flags, banners or flashing signs shall be permitted.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
(PP-OI.O01)
- 8
2.28 Provide five-foot-wide sidewallcs throughout development in accordance
with City Ordinance.
2.29 All construction shall conform to the requirements of the Americans
with Disabilities Act.
2.30
Applicant shall comply with ACHD requirements, and which
requirements are attached hereto as Exhibit "A" and dated March 14,
2001, and consisting of twelve (12) pages.
2.31 Applicant shall work with staff to connect utilities to the adjoining
properties on an as needed basis.
Adopt the Recommendations of the Meridian Fire Department as follows:
2.32 Applicant shall satisfy all fire code requirements including those
pertaining to water flow and fire hydrants.
2.33 All roads shall be installed before building is started with appropriate
street name signs.
Adopt the Central District Health Department's Recommendations as follows:
2.34
The Applicant's central sewage and central water plans shall be
submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality.
2.35 Run-off is not to create a mosquito breeding problem.
2.36
Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality, or if other means of pretreatment of storm water discharge is
provided, then Applicant shall furnish to the Public Works Department
a copy of the proposed Operation and Maintenance Manual, including a
schedule of regular maintenance for the drains. A commitment shall be
required that in the event the drains do not effectively work, either
through problems with design or maintenance, development of new
plans for a means to pretreat the storm water discharge shall be
required.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
( PP-01-001 )
2.37
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.
Adopt the Nampa & Meridian Irrigation District's Recommendations as follows:
2.38
The Nampa & Meridian Irrigation District's Eightmile Drain courses
along the southeast corner of the proposed project. Any encroachment
within the easement of the Eightmile Drain without written approval
shall be unacceptable.
Adopt the Sanitary Service Recommendations as follows:
2.39 The Sanitary Service shall analyze each phase of development for
specific waste needs per the specific tenants.
Additionally, Applicant shall comply with the requirements from the City Council
meeting of Tuesday, April 3, 2001, as follows:
2.40 The Plat shall contain up to 17 building lots, and the road requirements
shall be according to ACHD requirements.
By action of the City Council at its regular meeting held on the /7 day
of
ROLL CALL
COUNCILMAN ANDERSON
COUNCILMAN BIRD
COUNCILWOMAN deWEERD
COUNCILWOMAN McCANDLESS
VOTED ~'~
VOTED__~
VOTED
VOTED ~
MAYOR ROBERT D. CORRIE VOTED
(TIE BKEAKER) ~
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
(PP-01-001)
10
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
BY~e~ k r ~J/~~ ~(~2 Dated:
Z:\Work~l~MeridianLMe r idian 15360M~Silverstone Corp Centr AZ01-001 PP0
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT SILVERSTONE CORPORATE CENTER
(PP-01-001 )
li