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CITY OF MERlDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
TO:
Mayor and City Council
Anna Canning, Planning Director
Kristy Vigil, Assistant City Planner '01
Michael Cole, Development Services Coordinator fY\ c..
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STAFF REPORT:
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FROM:
DATE:
September 6, 2006
SUBJECT:
Sparrowhawk Subdivision No.3
Request for Short Plat Approval of Sparrowhawk Subdivision No. 3 Consisting of 4
Commercial Building Lots on 2.831 Acres in a C-G Zone by Sparrowhawk, LLC (File#
SHP~06-006)
We have reviewed this submittal and offer the following comments, as 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, Sparrowhawk, LLC, has applied for short plat approval of 4 commercial building lots on
2.831 acres in a C-G zone for Sparrowhawk Subdivision No.3.
Sparrowhawk Subdivision NO.3 is located on the east side of East Franklin road and north of North Nola
Road, in the SW 'l.4 of Section 8, T.3N., R.IE.
The subject property meets all of the applicability requirements as stated in UDC 11-6B-5A and is
eligible to be processed as a short plat.
Staff recommends approval of Sparrowhawk Subdivision No.3 with the comments and conditions stated
in this report.
REQUIRED FINDINGS FROM UDC 11-6B-6
In consideration of a short plat, the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
The Comprehensive Plan designates the future land use of this property as commercial. The
current zoning district of the proposed subdivision is C-G (General Retail and Service
Commercial). The proposed subdivision plat complies with the Comprehensive Plan.
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Staff finds that public services are available to accommodate the proposed development. Water
and sewer services are proposed to be extended into each lot from adjacent streets. Fire, police,
solid waste and irrigation services are all adequate. The adjacent public roadways have been
completed to the required design and approach standards.
SHP-06-006 Sparrowhawk Subdivision NO.3 SHP.doc
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CITY OF MERiDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
C. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvements program;
Staff finds that the subdivision will not require the expenditure of capital improvement funds. All
sewer and water extension for this area were planned to be developer driven. All required
utilities are either in place or will be the responsibility of the developer.
D. There is public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. The developer and/or future lot owners will finance the extension of sewer, water,
utilities and pressurized irrigation to serve the project. The primary public costs to serve the
future residents will be fire and police services.
E. The development will not be detrimental to the public health, safety or general welfare; and
Staff recognizes the fact that traffic and noise may increase with the approval of this subdivision;
however, staff does not believe that any additional amount generated will be detrimental to the
general welfare of the public in the surrounding area. Staff fmds that the development of this site
will not involve uses that will create nuisances that would be detrimental to the public health,
safety or general welfare.
F. The development preserves significant natural, scenic or historic features.
Staff is not aware of any significant natural, scenic or historic features associated with the
development of this site that the Director and City Engineer should be aware of.
PLANNING & PUBLIC WORKS DEPARTMENT - SITE SPECIFIC CONDITIONS
I. Water service to this site is being proposed via extension of mains in Sparrowhawk #2. Service to
each lot shall be required. Applicant shall coordinate main sizing and routing with City of
Meridian Public Works Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
2. A looped water system may be required during plan review to achieve adequate fire flows.
3. Sanitary sewer service to this site will be via main line extensions to an existing main adjacent to
the property. Service or main to each lot shall be required. The applicant shall coordinate main
sizing and routing with City of Meridian Public Works Department. Applicant shall execute City
of Meridian standard forms of easements, for any mains that are required to provide service.
4. Provide a 20' easement for all public water/sewer main outside of public right of way (include all
water services and hydrants).
5. For all private roadways, driveways, and as each lot develops 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, lOp 1-91) for all off-street parking areas. 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
SHP-06-006 Sparrowhawk Subdivision No.3 SHP.doc
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CITY OF MERiDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
plan approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
6. Revise the face of the plat to read, "Short Plat Showing".
7. Temporary construction fencing to contain debris shall be installed around the perimeter of the
subdivision.
8. There are easements depicted on the plat that are not labeled. Revise the plat to include
instrument numbers of existing easements, or reference in the notes to whom the newly created
easements are in favor of.
9. Underground year-round pressurized irrigation must be provided to all lots within this
development.
10. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3B-6-D). The applicant should be required to use any existing surface
or well water for the primary source. If a surface 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 will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
11. Submit documentation that the Ada County Surveyor has approved the name for this plat.
12. Complete the Certificate of Owners, sheet 2 of the plat.
13. Comply with all conditions of the Ada County Highway District as they relate to this short plat.
16. Staffs failure to cite specific ordinance provisions of the Unified Development Code does not
relieve the applicant of responsibility for compliance.
GENERAL CONDITIONS
I. 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 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 construction plan approval.
2. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, etc., prior to signature on the final plat.
3. 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.
4. 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.
5. 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.
SHP-06-006 Sparrowhawk Subdivision No.3 SHP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
6. 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.
7. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
8. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Envirorunental Protection Agency.
9. Plat approval shall be subj ect to the expiration provisions set forth in UDC ll-6B-7.
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.
FIRE DEPARTMENT COMMENTS
I. Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
2. Final Approval of the fITe hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFe Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
4. Private alleys and fITe lanes shall have a 20' wide improved surface capable of supporting and
imposed load of 75,000 Ibs. All roadways shall be marked in accordance with Appendix D
Section DI03.6 Signs.
5. Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature landscaping.
6. Operational fITe hydrants, temporary or permanent street signs and access roads with an all-
weather surface are required before combustible construction is brought on site.
7. Commercial and office occupancies will require a fITe-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
8. Maintain a separation of 5' from the building to the drnnpster enclosure.
SHP-06-006 Sparrowhawk Subdivision No.3 SHP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
9. Provide a Knoxbox entry system for the complex prior to occupancy.
10. The Fire Department has concerns about the ability to address the project and have the addresses
visible from the street which the project is addressed off of. Please contact Vicki HeugWy at 898-
5500 to address this concern prior to the public hearing.
II. All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
12. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
13. Provide exterior egress lighting as required by the International Building & Fire Codes.
14. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fIre apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fIre hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. F or Group R - 3 and Group U occupancies, the distance requirements shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
15. There shall be a fire hydrant within 100' of all fire department connections.
16. Buildings over 30' in height are required to have access roads in accordance with the
International Fire Code, Appendix D, Section D105.
STAFF RECOMMENDATION
Staff recommends approval of the short plat for Sparrowhawk Subdivision No.3 (SHP-06-006) with the
above stated comments and conditions.
EXHIBITS
1. Submitted Short Plat
SHP-06-006 Sparrowhawk Subdivision NO.3 SHP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. Submitted Short Plat
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