HomeMy WebLinkAboutStaff CommentsCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: E IDIAN~--
TO: Anna Canning, Planning Director I D A M O
FROM: Jenny Veatch, Assistant City Planner
208-884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
DATE: October 16, 2007
SUBJECT: Minert Plaza Subdivision Short Plat
Request for Approval of Minert Plaza Subdivision Short Plat Consisting of 3 Building
Lots on 0.98 Acres in a C-G Zone by Specialty Construction, LLC (File# SHP-07-006)
We have reviewed this submittal and offer the following conditions of the applicant.
APPLICATION SUMMARY & LOCATION
The applicant, Specialty Construction, LLC, has applied for short plat approval of 3 commercial building
lots on 0.98 acres in a C-G zone for Minert Plaza Subdivision.
Minert Plaza Subdivision is located at 623 E. Shiller Lane on the west side of S. Statford Drive, just south
of east Franklin Road in the NW % of Section 18, T.3N., R.IE. This property was previously platted as
Lot 10, Block 2 of Honor Park Subdivision No. 3.
The subject property meets all of the applicability requirements as stated in UDC 11-6B-SA and is
eligible to be processed as a short plat.
Staff recommends approval of Minert Plaza Subdivision 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-07-006 Minert Plaza Subdivision SHP.doc PAGE 1
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 put in as a requirement 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.
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 fmds 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
Applicant is to meet all terms of the approved preliminary and final plat for Honor Park
Subdivision Number 3.
2. This Short Plat shall become null and void if not recorded within one year of the approval date of
the Short Plat.
Revise or add the following plat notes on the face of the plat prepared by Bailey Engineering,
Inc., and dated 08/22/07:
7.) Revise to include instrument number.
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, 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 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.
The landscape plan, prepared by Bailey Engineering, Inc. and dated August 16, 2007 is approved
with the following changes:
a.) Revise to include calculations table.
SHP-07-006 Minert Plaza Subdivision SHP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
b.) Revise to include 1 tree in each landscape planter in front of the buildings on Lots 1 and
2, Block 1 (UDC 11-3B-8C.ld).
c.) Revise to include ground cover in the required street landscape buffer along E. Schiller
Lane and S. Stratford Drive, and the entire parking lot perimeter landscape buffer.
Shrubs, plants or grass must cover at least 70% of required planting area at maturity
(UDC 11-3B-SH).
6. 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, asingle-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.
7. Applicant is required to have two water connections due to fire flow requirements in S Stratford
Drive and E Schiller Lane with a future connection line stubbed to the south. The applicant shall
install mains to and through this subdivision; applicant shall coordinate main size and routing
with the Public Works Department, and execute standard forms of easements for any mains that
are required to provide service. Minimum cover over sewer mains is three feet, if cover from top
of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of
City of Meridian Public Works Departments Standard Specifications.
Staff's failure to cite specific ordinance provisions of the Unified Development Code does not relieve the
applicant of responsibility for compliance.
GENERAL CONDITIONS
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 fmal plat.
2. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
4. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
FIRE DEPARTMENT COMMENTS
1. All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
STAFF RECOMMENDATION
Staff recommends approval of the short plat for Minert Plaza Subdivision Short Plat (SHP-07-005)
with the above stated conditions.
SHP-07-006 Minert Plaza Subdivision SHP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Exhibits
1. Submitted Short Plat
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Exhibit 1
Requested Changes to the Agenda of 10/16/07:
Item 8 Jayker Subdivision: continue to 10/23/07 for applicant (trunk line agreements).
Item 11 Canterbury Commons Subdivision: continue to 10/23/07 for PW (lift station).
Items 12, 13, 14 and 15 Pinebridge: continue to 10/23 to respond to BCI request.
Final Plats:
RECEIVEp
Project: Baraya Subdivision No. 1
Outstanding Issues before Council: none known
Staff Recommendation: Approval; the final plat substantially complies with approved PP.
Applicant Provided Written Agreement with Conditions: Yes
Project: Baraya Subdivision No. 1
Outstanding Issues before Council: none known
Staff Recommendation: Approval; the final plat substantially complies with approved PP.
Applicant Provided Written Agreement with Conditions: Yes
Project: Minert Plaza
Location: 623 E. Shiller Lane on the west side of S. Statford Drive
OCT 16 2007
City ofMeridian
City Clerk Office
Application: Short Plat (this is the first time you've conducted a hearing for a short plat. Previous
you've seen these on your consent agenda. Recently we changed UDC to make them hearings
consistent with State Code. Planning Commission does not hear this item. Posting is not
required. The plat was noticed, however.)
Highlights of Proposed Development: 3 commercial building lots on 0.98 acres in a C-G zone.
This property was previously platted as Lot 10, Block 2 of Honor Park Subdivision No. 3.
Staff Recommendation: Approval; subject property meets all applicability requirements for a
short plat.
Written Testimony: none
Applicant Provided Written Agreement with Conditions: Yes; with deletion of Condition No. 1
(pertaining to previous PP and FP approvals)
Outstanding Issue(s) for City Council: Staff concurs that deleting Condition No. 1 is appropriate
given that there are no outstanding conditions of approval.
Notes:
10/16/2007
Project: Gardner Ahlquist
Location: SE corner of Eagle and Franklin
Applications: DA amendment, variance, and vacation
Highlights of Proposed Development:
Variance:
If approved, the landscape Variance would allow the Applicant to count up to 35 feet of the
adjacent Idaho Transportation Department (ITD) right-of-way (ROW) toward the required street
landscape buffer along N. Eagle Road, an entryway corridor. It would also allow for a reduction
in 5 feet for a limited portion of the required street buffer. Staff recommends approval.
Vacation:
The easements proposed to be vacated were created on the Montvue Park Subdivision plat and
include all utility, drainage, and irrigation easements for Montvue Park Subdivision under the
ownership of the applicant. The easements are no longer needed for the proposed commercial
subdivision. Staff recommends approval.
Development Agreement Modification
The Applicant requests to modify several provisions of the recorded Development Agreement
(DA) for Gardner-Ahlquist Gateway (Instrument # 107099628) and to consolidate that with the
provisions contained in the Gardner-Ahlquist Gateway South DA (Instrument #107134668). The
two existing DA's would be replaced with one agreement containing provisions that apply to the
overall development.
Staff has compared the two existing DAs and has made sure that all of the applicable provisions
of the Gardner-Ahlquist Gateway South DA have been included in the proposed modifications to
the Gardner-Ahlquist Gateway DA.
The Applicant has requested that Sections 1.1, 1.9, 3.2, 3.3, 3.4 and 16 be modified to reflect
Developer information instead of Owner information. The Ada County Tax Assessor's records
indicate that Meridian Medical Plaza, Gardner Kem C Family Partnership, Joseph Verska, and
Samuel Jorgenson all own lots within the development. Staff does not support. Because the DA
determines how the property will develop in the future and is tied to the land, all of the owners
of the property must sign the agreement.
The Applicant has requested that provision #5.1.6 be modified to allow between 300,000-
400,000 square feet of office space, 52,000-74,000 square feet of retail space and a 140,000-
200,000 square foot hotel consistent with the concept plan approved for this development with
Gardner-Ahlquist Gateway South; and be required to have a minimum of thirteen buildings
within the development, nine on phase 1 (Gardner-Ahlquist Gateway) and four on phase 2
(Gardner-Ahlquist Gateway South). Staff supports the requested changes previously
mentioned.
Additionally, the Applicant requests an increase to the maximum square footage allowed for
single buildings to 225,000 square feet. Staff supports this request with the added provision that
no building footprint shall exceed 75, 000 square feet.
10/ 16/2007
Staff does not support the Applicant's request to modify the proposed height of the hotel
through the DA process.
Elevations: Yes (previously tied to the DA)
Written Testimony since Staff Report: none
Outstanding Issue(s) for City Council: please see bold italic notes above for staff
recommendations.
Clarifications:
1) The existing elevations (as shown tonight) tied to the DA should remain in the DA.
2) The legal descriptions included in Exhibit A.7 of the staff report (which shows both the
northern and southern portions of the development) should be included in the DA to
replace the original legal description for the northern portion of the development
(Gardner-Ahlquist Gateway).
Notes:
10/16/2007