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HomeMy WebLinkAboutTreasure Valley Sub 3 PPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TREASURE VALLEY SUBDIVISON NO. 3 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR TREASURE VALLEY SUBDIVISION NO. 3 CLARK DEVELOPMENT, Applicant ) ) ) ) ) ) ) Case No. PP-02-024 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 17.83 acres in size and is generally located on the southwest corner of N. Eagle Road and E. Fairview Avenue. 2. The owner of record of the subject property is Gemtone, Inc., P.O. Box 2727, Boise, Idaho 83701. 3. Applicant is Clark Development, 479 Main Street, Boise, Idaho 83702. 4. The subject property is currently zoned I-L (Light Industrial). The zoning of I-L is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the city limits of the City of Meridian. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: multi-building office/restaurant complex. 8. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TREASURE VALLEY SUBDIVISON NO. 3 - Page 2 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: Site Specific Comments (Preliminary Plat) 1. In accordance with Ordinance 12-13-10-8, the applicant shall construct five foot (5’) wide detached sidewalks adjacent to Fairview Avenue. The minimum width of the parkway area between the curb and sidewalk is five (5) feet. Tree plantings within the parkways will be restricted to either Class I or Class II trees, as approved by the P&Z Department. No sidewalk will be required adjacent to Eagle Road. Five foot wide sidewalks (attached or detached) shall be installed adjacent to all other public right-of-ways lying adjacent to the proposed subdivision. 2. The western most subdivision access point onto Fairview Avenue shall be eliminated as per the applicant’s 10/29/02 memo to the Ada County Highway District. Ten (10) copies of the revised preliminary plat shall be submitted to the City Clerk’s office a minimum of ten days prior to the next public hearing regarding this application. 3. Landscaping shall be installed per the approved landscaping plan (a 35’buffer on Fairview Avenue and Eagle Road), and in accordance with the approved Certificate of Zoning Compliance for the Krispy Kreme’s building. All landscaping adjacent to Fairview Avenue and Eagle Road shall be completed prior to receiving occupancy for any of the lots created by this subdivision, other than the Krispy Kreme building. Landscaping adjacent to lots facing Hickory, Jewell and Olive Avenue shall be installed during construction of each individual lot, and shall be completed prior to occupancy. 4. The existing north/south sewer service lines located between Lots 22, 23 and Lots 18, 19 shall be abandoned, and new service lines shall be provided by this applicant to the existing adjacent businesses. 5. Sanitary sewer and water service to this site shall be via main line extensions from the existing mains adjacent to the property. Applicant will be responsible to construct the sewer and water mains through this RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TREASURE VALLEY SUBDIVISON NO. 3 - Page 3 proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 6. Any drainage areas (detension/retension basins) must be designed to ensure that water is retained only during 25-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. Please submit the final groundwater/soils report (monitoring results) to the Public Works Department for review. 7. The development of this property shall be in conformance with the recorded Development Agreement. General Comments (Preliminary Plat) 1. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 2. A letter of credit or cash surety in the amount of 110% will be required for all, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 3. One-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 4. Underground year-round pressurized irrigation must be provided to all lots within this development. If the pressurized irrigation system within this development is to remain a private owners association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize 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 shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 5. 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. The ditches to be piped should be shown on the site plans. Plans will need to be approved RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TREASURE VALLEY SUBDIVISON NO. 3 - Page 4 by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 6. Slopes within drainage areas are not to exceed a slope ratio of 3:1. Submit compaction test results to the Meridian Building Department for all building pads within lots receiving engineered backfill. B. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval 1. Comply with requirements of ITD for State Highway 55 (Eagle Road) frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. 2. Construct a 5-foot wide detached concrete sidewalk on Fairview Avenue located 2-feet within the 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. The District will require a license agreement for the landscape strip with the detached sidewalk. Please contact the Right-of-Way Division at 387-3271 for guidelines. 3. Construct a 5-foot wide detached concrete sidewalk on Hickory Avenue located 2-feet within the 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. The District will require a license agreement for the landscape strip with the detached sidewalk. Please contact the Right-of-Way Division at 387-3271 for guidelines. 4. Construct 5-foot wide concrete sidewalk on Jewell Street, Olive Avenue and Florence Street abutting the parcel. 5. Construct a maximum 35-foot wide driveway (not including the center median) on Fairview Avenue located a minimum of 500-feet west of the centerline of Eagle Road and a minimum of 440-feet west of Eagle Road (measured near edge of roadway to near edge of driveway). The applicant should provide a recorded cross access easement for the parcels to the south and west to use the one approved driveway to Fairview Avenue for access to the public streets. 6. Treasure Valley Business Center Phase #1, plat note # 5 states; Additional private access points (maximum of 4) will be allowed on Fairview RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TREASURE VALLEY SUBDIVISON NO. 3 - Page 5 Avenue at no less than 400-foot intervals from other access points. Other than the driveway approved in Condition #5 above, no additional driveways to Fairview Avenue are approved with this application. 7. Pave all proposed driveways on Jewel Street, Olive Avenue and Florence Street to their full-required width (maximum of 35-feet), a minimum of 50-feet (measured near edge to near edge) of any roadway and to a point 30-feet beyond the edge of pavement with 15-foot curb radii on Jewell Street, Olive Avenue and Florence Street as proposed. 8. No access to Hickory Avenue is approved with this application. 9. Other than the access point(s) specifically approved with this application, direct lot or parcel access to Fairview Avenue, Hickory Avenue and Eagle Road (ITD) is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 10. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of- way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb and gutter and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TREASURE VALLEY SUBDIVISON NO. 3 - Page 6 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. C. Adopt the Meridian Fire Department Recommendations as follows: 1. That a fire-flow as required by the Uniform Fire Code is provided to service the entire project. Fire hydrants shall be placed an average of 350’ apart. 1997 UFC Appendix III-A. 2. Acceptance of the water supply for fire protection will be by the Meridian Fire Department. 3. Final approval of the fire hydrant locations shall be by the Meridian Fire Department. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TREASURE VALLEY SUBDIVISON NO. 3 - Page 7 4. The phasing plan may require that any roadway greater than 150’ in length that is not provided with an outlet shall be required to have a turn around. 5. All roads shall have a turning radius of 28’ inside and 48’ outside. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. 7. Operational fire hydrants are required before combustible construction begins. UFC 901.4.2 & 901.3 8. The proposed subdivision will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2,800 in the year 2005 and 3,800 by the year 2010, this is up from 2,069 responses in the year 2000. 9. All building uses and processes to comply with the fire code in effect at the time of construction. 10. No vertical obstructions or mature landscaping which obstructs the outlets of the fire hydrant within 10’. 11. Vertical clearance for driveways shall be 13’ 6”, this may affect tree placement in landscaping areas. 12. The driveway shall have a clear driving surface which is 20’ wide available at all times. D. Adopt the Recommendation of the Nampa & Meridian Irrigation District as follows: 1. Applicant shall apply for a land use change/site application. E. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR TREASURE VALLEY SUBDIVISON NO. 3 - Page 8 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. F. Adopt the Recommendation of Sanitary Service as follows: 1. Please allow 20’ inside of the gate posts for a 2 dumpster enclosure (prefer 22’). 2. Enclosure location and placement need further review for “future” building designs and development.