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Home My WebLink AboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT TO: Anna Canning, Planning Director ; otGridi~ .\ \ Il1.\HO ~ \.}. ,) , -/ "I~~ 1 _ 11m STAFF REPORT: FROM: Kristy Vigil, Assistant City Planner '{.JI 208-884-5533 Michael Cole, Development Services Coordinator M c.. 208-898-5500 DATE: March 20, 2007 SUBJECT: Smitchger Subdivision North Short Plat Request for Short Plat Approval of Smitchger Subdivision North Consisting of 4 Commercial Building Lots on 11.07 Acres in a C-G Zone by Brighton Properties, LLC (File# SHP-07-002) We have reviewed this submittal and offer the following comments, as conditions of the applicant. APPLICATION SUMMARY & LOCATION The applicant, Brighton Properties, LLC, has applied for short plat approval of 4 commercial building lots on 11.07 acres in a C-G zone for Smitchger Subdivision North. Smitchger Subdivision North is located on the east side of Eagle Road and north of Ustick Road in the SW ~ of Section 33, TAN., R.IE. This property was previously platted as Lot 10, Block 1 of Smitchger Subdivision. 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 Smitchger Subdivision North 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 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-07-Q02 Smitchger Subdivision North SHP.doc PAGE I 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 ofthe developer. D. There is public financial capability of supporting services for the proposed development; Staff fmds 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. 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 finds 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 DEPARTMENTS - SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved annexation (AZ-04-009), development agreement (Inst. # 104107404), preliminary plat (PP -04-0 37), and final plat (FP -04-081) for this subdivision. 2. All lots are serviceable by water and therefore no new water main extensions shall be required with this application. 3. All lots are currently not serviceable by sewer and the applicant shall be responsible to extend water service to the proposed lot 4. 4. 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, 1O-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 plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 5. Temporary construction fencing to contain debris shall be installed around the perimeter of the subdivision. SHP-07-002 Smitchger Subdivision North SHP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 6. The landscape plan, prepared by Jensen Belts and dated February 15, 2007 is approved with no changes. 7. It does not appear that every lot is serviceable by the pressurized irrigation system. Per City Code underground year-round pressurized irrigation must be provided to all lots within this development. The applicant shall revise the construction plans to ensure all lots are serviceable by the pressurized irrigation system. 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. Complete the Certificate of Owners. 10. Comply with all conditions ofthe Ada County Highway District as they relate to this short plat. 11. Staffs failure to cite specific ordinance provisions of the Unified Development Code does not relieve the applicant of responsibility for compliance. GENERAL CONDITIONS 1. 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. 2. 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. 3. 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. 4. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 5. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 6. Plat approval shall be subj ect to the expiration provisions set forth in UDC 11-6B-7. 7. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 8. 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 SHP-07-002 Smitchger Subdivision North SHP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 1. Acceptance of the water supply for fIre protection will be by the Meridian Fire Department and water quality by the Meridian Water Department 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 W' 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 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. Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 4. All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside radius. 5. For all Fire Lanes provide signage "No Parking Fire Lane". 6. 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. 7. Commercial and office occupancies will require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 8. The 4 office/commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 9. Maintain a separation of 5' from the building to the dumpster enclosure. 10. Provide a Knox box entry system for the complex prior to occupancy. 11. 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 ). 12. All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 13. 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). SHP~07-002 Smitchger Subdivision North SHP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT a. For Group R-3 and Group U occupancies, the distance requirement 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). 14. There shall be a fire hydrant within 100' of all fire department connections. 15. Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 16. Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line. 17. Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) STAFF RECOMMENDATION Staff recommends approval of the short plat for Smitchger Subdivision North Short Plat (SHP-07- 002) with the above stated comments and conditions. SHP-07-002 Smitchger Subdivision North SHP.doc PAGE 5 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Exhibits 1. Submitted Short Plat , "---l r VN~L;," tlto ~.3 BASIS Of B["ARING _ ~ ~~ ~~ -~-~-"'r~;~i~:~ji~~-I~~""" ' ~:,-~-::-~r=-~--~--~-~- :: ~- -~ 'U_ "t::F l~~~~ 'I ~~i:, ~ -q-~!f~~J'- ~__~_.III0'5_IF___ _=:!-'L - - -if I~Egt=~ ~: ; : I .t ~iS ~: ~ I . "I - $.. l~ i:~' 8 ' ~E , I ~ '!:" ' i ~ I :i ;:1 Iii :16 i( id"~ ! > ~ ~H' I . ~q ~. i~ ~. : ._~ ; i Ihii1 ~ "q ~ ~'8 ~ .g ~ ~ ! ~ i fll ""'....0 ~~;:~ . 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