HomeMy WebLinkAboutStaff comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
TO:
Anna Canning, Planning Director
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STAFF REPORT:
FROM:
Kristy Vigil, Assistant City Planner '(.i
Michael Cole, Development Services Coordinator M C
DATE:
December 12, 2006
DEe 0 6 2006
SUBJECT:
Salisbury Condominiums
City Of Meridian
City Clerk Office
Request for Short Plat Approval of Salisbury Condominiums Consisting of 8 office units
within 4 buildings, on 2 existing Lots in an existing L-O Zone by John Homan (File#
SHP-06-009)
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, John Homan, has applied for short plat approval of 8 condominium units within 4
buildings on 2 commercial building lots, on 1_04 acres in an L-O zone for Salisbury Condominiums.
Salisbury Condominiums is located on the west side of North Meridian Road and south of West Ustick
Road in Salisbury Lane Subdivision, Lots 2 and 3, Block 1 and in the NE ~ of Section 1, T.3N., R.IW.
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 Salisbury Condominiums Short Plat 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 medium density
residential. However, Chapter VII, Section I, has a provision which states "At the discretion of
City Council, areas with a Residential Comprehensive Plan designation may request office uses if
the property has frontage on an mterial street or a section line road mId is 3 acres or less in size. hI
this instance, no ancillary commercial uses shall be permitted." The City Council approved a
rezone to allow for office uses September 5. 2006 and the subject site is currently zoned L-O
(Limited Office). Therefore, the proposed short plat complies with the Comprehensive Plan.
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
SHP-06-009 Salisbury Condominiums SHP .doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
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.
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 does not believe that any additional traffic or noise will be generated with the approval of
this plat; the approval for the subject buildings was previously granted. This subdivision will not
be detrimental to the general welfare of the public in the surrounding area. Staff finds that the
subject subdivision will not involve u!';e!'; that will create nui!';ance!'; that would he 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
1. Water service to this site is being proposed via extension of service lines from mains in Meridian
Road. Service to each lot shall be required.
2. If fire hydrants are required by the Fire Department, the applicant shall coordinate main sizing
and routing with City of Meridian Public Works Department. Applicant shall execute City of
Meridian standard forms of cascmcnts, for any mains that are required to provide service.
3. A looped water system may be required during plan review to achieve adequate fire flows.
4. Sanitary sewer service to this site is being proposed via service extensions from mains m
Meridian Road. Service to each lot shall be required.
5. Provide a 20' easement for all public water/sewer main outside of public right of way (include all
water services and hydrants).
6. For all private roadways, driveways, and parking lot 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 shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water
8HP-06-009 Salisbury Condominiums SHP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
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.
7. Underground year-round pressurized irrigation must be provided to all lots within this
development.
8. 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.
9. Add a line for the City Engineer to sign on the signature sheet.
10. Revise "Final Plat of Salisbury Condominiums" to read "Short Plat of Salisbury Condominiums"
in the title box.
II. Depict, on the face of the plat, a 10-foot wide landscape buffer easement along the south side of
W. Sedgewick Drive, a 25-foot wide landscape buffer easement along N. Meridian Road, and a
20-foot wide landscape buffer easement along the west and south boundaries
12. Revise or add the following plat notes on the face of the plat prepared by Arrow Land Surveying,
Inc., and dated 09/05/06:
2.) Strike the portion ofthe note that reads, "or as allowed by conditional use."
7.) This note references Moffat Park, staff assumes that this should be changed to Salisbury
Condominiums.
9.) Strike this note.
*.) Add a note, "This property is subj ect a development agreement recorded as instnnnent number
106151216.
13. The metes and bounds of the boundary ofthis subdivision shown on the plat does not match what
is called out in the Certificate of Owners. The applicant shall make any necessary revisions to
ensure that the two are accurate and correspond.
14. The distance called out on the eastern boundary of this subdivision docs not cqual thc sum ofthc
distances called out on the interior of the plat.
15. Please revise the "Domestic Water Origin Statement" to reference the City of Meridian instead of
the Eagle Water.
16. Complete the Certificate of Owners, sheet 2 ofthe plat.
17. Comply with all conditions of the Ada County Highway District as they relate to this short plat.
18. Staf:fs failure to cite specific ordinance provisions of the Unified Development Code does not
relieve the applicant of responsibility for compliance.
GENERAL CONDITIONS
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 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 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.
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 Environmental Protection Agency.
9. Plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
II. 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 Watt:[ DqJartment for bacteria testing.
2. Final Approval of the fire 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'.
SHP-06.009 Salisbury Condominiums SHP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
f. Fire hydrants shall be placed 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC 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. Operational fire hydrants, temporary or permanent street signs and access roads with an all-
weather surface are required before combustible construction is brought on site.
4. Commercial and office occupancies will require a fIfe-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
5. Maintain a separation of 5' from the building to the dumpster enclosure.
6. Provide a Knoxbox entry system for the complex prior to occupancy.
7. The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
8. All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
9. Pruvidt: exterior egress lighting as required by the International Building & Fire Codes.
10. 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 fIfe 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 otlicial. 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. For 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).
11. This project will be required to provide a 20' wide swing or rolling emergency access gate. The gate
shall be equipped with a Knox box Padlock which has to be ordered thru the Meridian Fire
Department, or provide bollards on both sides of the access road with a chain and a 20-foot nct
opemng.
STAFF RECOMMENDATION
Staff recommends approval of the short plat for Salisbury Condominiums Short Plat (SHP-06-009)
with the above stated comments and conditions.
EXHIBITS
1.
Submitted Short Plat
SHP-06-009 Salisbury Condominiums SHP.doc
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