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STAFF REPORT:
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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Hearing Date: April 24, 2007
Transmittal Date: April 19, 2007
TO:
Mayor and City Council
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FROM:
Kristy Vigil, Assistant City Planner '{JI
208-884-5533
Michael Cole, Development Services Coordinator rY\ c..
208-898-5500
SUBJECT:
Cairns Crossing Subdivision
Request for Final Plat Approval of Cairns Crossing Subdivision Consisting of 11
Commercial Building Lots on 9.16 Acres in a C-C Zone by Landmark
Engineering & Planning, me. (File# FP-07-009).
We have reviewed this submittal and offer the following comments and 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, Landmark Engineering & Planning, me, has applied for final plat approval of 11
commercial building lots on 9.16 acres of land for Cairns Crossing Subdivision. The zoning district for
the proposed subdivision is C-C (Community Business District).
Cairns Crossing Subdivision is located on the south side of Cherry Lane, and the east side of N. Linder
Road in the NW 1/4 T. 3N., R. 1 W., Section 12. This property has not been previously platted.
The City Council approved the preliminary plat for Cairns Crossing Subdivision on November 23, 2004,
and had a time extension approved on December 1, 2005 for 18-months. The submitted fmal plat
substantially complies with the approved preliminary plat.
Staff recommends approval of Cairns Crossing Subdivision with the comments and conditions
stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (RZ-04-11), development agreement
(mst. #106088998), and preliminary plat (PP-04-033) for this subdivision.
2. The Final Plat approval for this subject phase shall expire on 12-1-07, if City Engineer's signature
has not been obtained.
3. Prior to submittal for signature, have the Certificate of Owners and the accompanymg
acknow ledgement signed and notarized.
4. Sanitary sewer and water service to this site is being proposed via extensions of existing mains
adjacent to the site. Applicant will be responsible to construct the sewer and water mains to and
through this proposed development. Subdivision designer to coordinate main sizing and routing
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
with the Public Works Department. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
5. The applicant shall be required to have two water connections.
6. A 20-foot landscape buffer is required adjacent to the eastern boundary. Depict a 20-foot
landscape easement on the plat for the required buffer.
7. Graphically depict on the face of the plat the emergency access easement to the 13th Street stub,
which was required in the development agreement.
8. All lots adjacent to Cherry Lane (Lots 1-6, Block 1) shall have at least 40% glass, and floors
above the main floor shall have a minimum of 20% glass. Also, on the aforementioned lots, one
or more of the following shall be incorporated into all building walls facing Cherry Lane:
awnings, modulated/articulated walls, parapets, eave overhangs or similar design features.
9. All HV AC units located on the roofs of buildings must be screened.
10. All lots adjacent to the south property line (Lots 8-11, Block 1) shall have a restriction that any
use that is not consistent with a standard Limited Office zone use shall be restricted to hours of
operation between 6:00 a.m. and 11 :00 p.m. every day of the week.
11. The applicant has indicated that the Business Owner's Association will own and operate the
required pressurized irrigation system in this development. Therefore plans and specifications
will be reviewed by the Public Works Department during the construction plan review with a
"draft' operations and maintenance manual being required prior to plan approval and a "final"
draft being required prior to signature on the final plat.
12. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection is used, the developer shall be responsible for the
payment of assessments for the irrigable common areas prior to signature on the final plat by the
Meridian City Engineer.
13. The bearings depicted on the face of the plat do not match the bearings of record shown on
existing subdivisions. Please include bearings of record.
14. Staff recommends, but does not require striking note #5 due to the fact that commercial building
lots lines often move, but that does not move the dedicated easement which then has to be
vacated.
15. Revise or add the following note(s) on the face of the plat prepared by Landmark Engineering,
stamped on 3/27/07 by Stephen Lee, prior to signature of the final plat by the City Engineer:
6.) Delete note.
10.) Revise to include Lot 7.
11.) This note reads a cross access must be established, revise to read how the cross access
easement has been established, and include any instrument numbers of recorded
documents if applicable.
*.) Add note, "This plat is subi ect to a development acreement recorded as instrument
number 10608898 of Ada County Records."
16. All fencing installed on the site must be in compliance with UDC 11-3A-6 -and 11-3A-7, and as
proposed on the landscape plan. Temporary construction fencing to contain debris shall be
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
installed at the subdivision boundary where permanent fencing does not exist. Perimeter fencing
shall be installed prior to release of building permits for this subdivision.
17. The landscape plan, prepared by Landmark Engineering & Planning, me., and dated 03/23/07
shall be revised as follows:
a.) The landscape limit line is not approved as proposed. The required buffers, including
along Cherry Lane shall be constructed with the subdivision (UDC 11-3B-14-Bl and
UDC 11-3B-14.B3).
b.) mclude the tree class on the plan.
c.) mclude the calculations table on the plan.
d.) Show the clear vision triangles on the plan.
e.) mclude the CMU fencing details on the face of the plan (i.e. construction materials, &
picture/sketch).
f.) Label the CMU fencing along the southern boundary.
g.) Depict the pedestrian connection to Cherry Lane at the western driveway.
h.) Revise the pedestrian access points to the south to be 5 feet, not the 4- foot shown.
The internal landscaping for the individuallots/buildings shall be reviewed with each individual
CZC.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
18. The south perimeter block wall shall be designed such that the top of the wall matches the top of
the existing wall in Linder Crossing, allowing for overall wall height to exceed six feet if the
ground contours demand.
19. Submit a copy of the Ada County Street Name Committee's "Final" letter for the street names
and lot & block numbering. Make all corrections necessary to comply.
20. Prior to signature of the [mal plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information.
21. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B.11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-ll.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the
time of final construction.
22. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
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 prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
sewer line shall be installed and passed air test and video inspection, and road base shall be
approved prior to applying for building permits.
3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the fmal plat.
4. 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.
5. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
6. 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.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Cairns Crossing Subdivision (FP-07-007) with the
above stated comments and conditions.
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