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HomeMy WebLinkAboutStaff CommentsCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: TO: FROM: SUBJECT: Hearing Date: Septernber 4, 2007 Transmittal Date: August 31, 2007 Mayor and City Council Kristy Vigil, Assistant City Planner -`J' 208-.884-5533 ~. i~1Vtt°j'11~1G~Y' .. `" i~,nMO Scott Steckline, Development Services Coordinator -S 208-898-5500 Gardner - Ahlquist Subdivision No. 1 Request. for Final Plat Approval of Gardner - Ahlquist Subdivision No.l Consisting of 11 Commercial Lots on 18.47 Acres in a C-G Zone by Ahlquist Development, LLC (File# FP-07-027). We have reviewed this These conditions shall Meridian City Council: submittal and offer the following comments and conditions of the applicant. ~e considered in full, unless expressly modified or deleted by motion of the APPLICATION SUMMARY & LOCATION The applicant, Ahlquist Development, LLC, has applied for final plat approval of 11 commercial lots on 18.47 acres of land for Gardner - Ahlquist Subdivision No. 1. The zoning district for the proposed subdivision is C-G (General Retail and Service Commercial District). Gardner - Ahlquist Subdivision No. 1 is located on the southeast corner of Franklin Road and Eagle Road in the NW '/ of Section 16, T. 3N., R. lE. This property was previously platted as a portion of the Montvue Subdivision. The City Council approved the preliminary plat for Gardner - Ahlquist Subdivision on May 8, 2007. The submitted final plat substantially complies with the approved preliminary plat. OUTSTANDING ISSUES Roundabout: During the City Council hearing on Apri124, 2007 the applicant proposed to construct a roundabout to alleviate cut through traffic at the intersection of Louise Drive and Brooklyn Avenue. The City Council was supportive of this proposal and it was made a condition of approval. However, the applicant's traffic engineers (Horrocks) decided to design the internal street system without a roundabout. Horrocks Engineers believes that the intersection of Louise Drive and Brooklyn Avenue functions better without the roundabout (see attached memo from Horrocks.) ACRD reviewed the preliminary plat on Apri127, 2007 and was not generally supportive of the roundabout concept for this development (see attached memo from ACHD). Further, Staff spoke with Lori Den Hartog with ACRD on August 29, 2007 and ACRD staff is still not overly supportive of a roundabout constructed at this location. If approved, however, ACRD will require the roundabout to be constructed as a full roundabout and not traffic circle. The applicant may have additional information on how this requirement may impact development of the property. The development agreement in effect for this site requires the applicant to construct a roundabout OR provide acity-approved alternative design for the internal streets (see Site Specific Condition No. 5 below). Instead of the roundabout, the applicant is proposing to construct a T- FP-07-027 Gardener - Ahlquist Subdivision No. 1 FP.doc PAGF CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT intersection with an all-way-stop-control with a "STOP" sign and a supplementary "ALL WAY" sign posted at each intersection. Staff recommends that the City Council decide if the applicant's proposal for potential cut-through traffic mitigation is adequate to satisfy Site Specific Condition No. 5. Eagle Road: During the. Apri124, 2007 hearing the City Council required the applicant to vacate the "surplus" right-of--way adjacent to Eagle Road or to obtain a license agreement to construct landscaping in the required 35-foot wide landscape buffer along Eagle Road (see Site Specific Condition No. 6 below). At that time, it was anticipated that Eagle Road in front of this property was constructed to its ultimate section. Since then, ITD and the City have been contacted by a developer that is proposing to make additional capacity improvements to Eagle Road, including in front of this property. The main improvement would include the construction of a right turn lane on Eagle Road eastbound onto Franklin Road. The proposed landscape plans submitted with the fmal plat depict the 35-foot wide landscape buffer being constructed almost entirely within the ITD right-of--way, not anticipating the construction of the right hand turn lane. The western property boundary of the site is irregular and jagged; if the landscaping were constructed entirely on the applicant's property, the landscaping along Eagle Road would be correspondingly jagged in this location, providing an uneven and unattractive appearance. Therefore, the applicant has expressed to staff that a variance will be applied for to construct the Eagle Road landscape buffer within the ITD right-of--way. Staff is supportive of the idea of the applicant using some of ITD's right-of--way for landscaping, but has concerns with a variance proposal not preserving enough right-of--way for the future expansion of Eagle Road. Staff also has concerns about the pedestrian facilities along Eagle Road. If/When the right-turn lane is constructed along Eagle Road, the existing attached five-foot wide sidewalk will be removed. The applicant is proposing to add an additional five- foot of concrete sidewalk to the existing sidewalk. On August 14, 2007 the City Council was supportive of this design with the southern portion of the development. Given the possibility of the additional right hand turn lane, Staff is not supportive of this request for this phase. Instead, Staff believes that the applicant should construct aten-foot wide asphalt pathway that is detached from the future back of curb (after the right turn lane is constructed) for Eagle Road. This pathway can meander through the landscape buffer and count towards the landscape buffer width of 35 feet. To date, the exact width needed for the Eagle Road drive lanes has not been determined. Staff is updating the conditions of approval for the final plat to require the situation noted (see Site Specific Condition Nos. 6 and 7). Staff is mindful of the fact that this applicant should not be penalized because of the possible intersection widening. Therefore, we have tried to fashion the conditions with enough latitude to allow the applicant to move forward with this project while still preserving the best interests of the City. NOTE: The applicant is currently working with ITD to swap some properties on this site. Wade Christiansen, ITD Staff, has stated that the future back of curb, with a right turn lane will be approximately 71' from the centerline of Eagle Road. There will be an additional 15 to 20.5' needed for utilities and pedestrian facilities. However, unlike the Eagle Road/Ustick Road intersection, construction drawings have not been done for this area. Staff recommends approval of Gardner - Ahlquist Subdivision No. 1 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS Applicant is to meet all terms of the approved, annexation (AZ-06-065), development agreement (Inst. #107099628), preliminary plat (PP-07-007), and variance (VAR-07-006) for this subdivision. FP-07-027 Gardener - Ahlquist Subdivision No. 1 FP.doc PAGE CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 2. If the City Engineer's signature has not been obtained by 05!08/09, the Final Plat approval for this subject phase shall expire on 05/08/09. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. Per the approved development agreement, the applicant shall construct pedestrian crossings consistent with the concept plan submitted with the approved preliminary plat. The pedestrian crossings shall be differentiated from other driving surfaces by the use of brick, colored/scored concretes, pavers, or by other means approved by the transportation authority. 5. The applicant shall construct a roundabout at the intersection of Louise Drive and Brooklyn Avenue to alleviate potential cut through traffic or provide acity-approved alternative design for the internal streets. .6. Prior to signature of the final plat by the City Engineer, the applicant shall vacate/exchange/swap all portions of the public right-of--way adjacent to the western boundary of the subdivision that are beyond the required ultimate right-of--way necessary for Eagle Road, as defined by the by the transportation authority (Wade Christiansen at ITD), and construct a 35-foot wide landscape buffer along Eagle Road located outside of this right-of--way. The applicant may apply for a variance to construct portions of the landscape buffer that are located within the right-of--way. Landscape materials shall be installed incompliance with the requirements of UDC 11-3B-7. 7. The applicant shall construct a detached 10-foot wide multi-use pathway (with a public use easement for any portion of the pathway located outside of the right-of--way) and install street lights and landscaping along Eagle Road that is consistent with the Eagle Road Corridor Study. 5. Prior to signature of the final plat by the City Engineer, the applicant shall provide the appropriate documentation from County Surveyors Office that the usage of Gateway Marketplace is an approved subdivision name. 6. Prior to signature of the final plat by the City Engineer all existing structures shall be removed from the site. Prior to signature of the final plat by the City Engineer the applicant shall vacate all portions of the internal public streets and any public utility or drainage easements that do not coincide with the proposed final plat. 8. Graphically depict on the face of the plat a public use easement along Eagle Road for the multi- usepathway that is within the right-of--way. Graphically depict on the face of the plat a 35-foot wide landscape buffer easement along Eagle Road. 10. The applicant shall complete all required improvements prior to obtaining a Certificate of Occupancy for the proposed development. 11. The access roads will have to be provided per IFC D105 for buildings over 30' in height. The road wil'1 have to be 26' and be a minimum of 15' from the building and no more than 25' from the building as measured to the back of the parking stall. 12. All internal access fire roads will have to have a turning radius of 28' inside and 48' outside. FP-07-027 Gardener - Ahlquist Subdivision No. 1 FP.doc PAGE CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 18. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. Temporary construction fencing to contain debris shall be 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. 19. The applicant shall obtain Certificate of Zoning Compliance and Administrative Design Review approval from the Planning Department for all new construction on the site. 20. Revise or add the following note(s) on the face of the plat prepared by Timberline Surveying, LLC, stamped on 08/28/07 by Kenneth H. Cook, prior to signature of the final plat by the City Engineer: 7.) Delete note. *.) Add a note addressing the maintenance responsibilities of the landscape buffers adjacent to N. Eagle Road, E. Franklin Road, E. Louise Drive, and S. Brooklyn Avenue. *.) Add note, "This plat is subject to a development agreement recorded as instrument number 107099628 of Ada County Records " (*) Add a note stating, "The bottom elevation of footings shall be set a minimum of 12 inches above the highest known normal mound water elevation " 21. The landscape plan, prepared by Edwards Landscape Architecture and Garden Design and dated 07/02/07, shall be revised as follows: a. Depict the lawn symbol in the landscape buffers adjacent to N. Eagle Road, E. Franklin Road, E. Louise Drive, and S. Brooklyn Avenue. b. The landscape buffer along Eagle Road is primarily depicted in the ITD right-of--way. The landscape plan shall be revised per the direction of the City Council at the September 4, 2007 meeting. c. Include the calculations table on the plan. d. Remove the notes (all but note A) pertaining to the reduction of plants required on page L9 of the landscape plan. e. The parking areas shown on the plan are not approved with the fmal plat submittal (see note below). The landscape buffers adjacent to N. Eagle Road, E. Franklin Road, E. Louise Drive, and S. Brooklyn Avenue are required subdivision improvements. The internal landscaping for the individual lots/buildings and the parking areas are not approved with this final plat, they will 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. 22. Prior to signature of the final 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. 23. 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-11. 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 FP-07-027 Gardener - Ahlquist Subdivision No. 1 FP.doc PAGE CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACRD, City of Meridian and all other regulatory requirements at the time of final construction. 24. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIItEMENTS 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 approved by the appropriate ii-rigation/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. 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, final plat recorded 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 final 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, or as otherwise allowed by UDC 11-SC-1. 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. 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 maybe 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. FP-07-027 Gardener - Ahlquist Subdivision No. 1 FP.doc PAGE CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 12. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 13. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. STAFF RECOMMENDATION Staff recommends approval of the final plat for Gardner -Ahlquist Subdivision No. 1 (FP-07-027) with the above stated comments and conditions. FP-07-027 Gardener -Ahlquist Subdivision No. 1 FP.doc PAGE