HomeMy WebLinkAboutNorco Sub PFP 02-004
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PFP –02-004
REQUEST FOR PRELIMINARY )
AND FINAL PLAT APPROVAL FOR ) RECOMMENDATION TO CITY
NORCO SUBDIVISION ) COUNCIL
)
PINNACLE ENGINEERS, INC., )
Applicant )
1.The property is approximately 5.5 acres in size and is generally located on the north side
of Fairview Avenue, approximately ¾ mile west of Eagle Road.
2.The owner of record of the subject property is: Jim A. Kissler, LLC, 1591 Sendero,
Boise, ID 83712.
3.Applicant is Pinnacle Engineers, Inc., 12522 W. Executive Dr., Suite B, Boise, ID 83713.
4.The subject property is currently zoned C-G. The zoning of C-G 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: A three
(3) lot commercial subdivision.
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 AND FINAL PLAT FOR
NORCO SUBDIVISION – PINNACLE ENGINEERS - Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the Preliminary and Final 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:
1.Complete the Certificate of owners and accompanying Acknowledgment.
2.Record the proposed cross access and ingress/egress easement with the declaration of
Covenants, Conditions, and Requirements prior to the City’s signature on the Final Plat.
3.Graphically depict all existing easements lying within the boundaries of this subdivision.
B. Adopt the Recommendations of the ACHD as follows:
Site Specific Conditions of Approval
1.Provide the District with a copy of a recorded cross access easement for all three of the
proposed lots within this development to access the public street via the two existing
driveways on Fairview Avenue, as proposed.
2.Utilize an existing 40 foot wide driveway on Fairview Avenue located 190 feet east of
the west property line.
3.Utilize an existing 30 to 35 foot wide driveway on Fairview Avenue located adjacent to
the east property line.
4.Other than the access points specifically approved with this application, direct lot or
parcel access to Fairview Avenue is prohibited.
5.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, gutter, and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
4.Utility street cuts in pavement less than five year old are not allowed unless approved in
writing by the District. Contact Construction Services at 387-6280 (with file numbers) for
details.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
NORCO SUBDIVISION – PINNACLE ENGINEERS - Page 2
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.
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 is 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 of 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 Recommendations of the Meridian Fire Department as follows:
1.Provide a fire flow as required by the 1997 Uniform Fire code Appendix III-A. Please
show all proximity hydrants within 500’ of the project on the resubmitted plat.
2.All entrances and internal roads shall have corners with a minimum of a 28’ inside radius
and 48’ outside radius.
3.The proposed buildings and uses shall comply with the 1997 Uniform Fire Code.
4.All occupancies will have to meet the separation requirements of the Uniform Building
Code.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
NORCO SUBDIVISION – PINNACLE ENGINEERS - Page 3
D. Adopt the Recommendations of Central District Health Dept 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.
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.
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RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
NORCO SUBDIVISION – PINNACLE ENGINEERS - Page 4