HomeMy WebLinkAboutStaff CommentsCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: Meeting Date: October 23, 2007
Transmittal Date: October 18, 2007
TO: Mayor and City Council E IDIAN~--
~~f IDAHO
FROM: I{risty Vigil, Assistant City Planner i'`a
208-884-5533
Scott Steckline, Development Services Coordinator S5
208-898-5500
SUBJECT: Gardner -Ahlquist Subdivision No. 2
Request for Final Plat Approval of Gardner -Ahlquist Subdivision No.2
Consisting of 5 Commercial Building Lots and 1 Common Lot on 6.67 Acres in a
C-G Zoning District by Ahlquist Development, LLC (File# FP-07-033).
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, Ahlquist Development, LLC, has applied for final plat approval of 5 commercial building
lots and 1 common lot on 6.67 acres of land for Gardner -Ahlquist Subdivision No. 2. The zoning district
for the proposed subdivision is C-G (General Retail and Service Commercial District).
Gardner -Ahlquist Subdivision No. 2 is located on the east side of Eagle Road, approximately % mile
south of Franklin Road in the NW % of Section 16, T. 3N., R. 1 E. This property was previously platted as
a portion of the Montvue Subdivision.
The City Council approved the preliminary plat for Gardner -Ahlquist Gateway Subdivision South on
August 28, 2007. The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Gardner -Ahlquist Subdivision No. 2 with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
Applicant is to meet all terms of the approved, annexation (AZ-07-010), amended development
agreement (MI-07-012), preliminary plat (PP-07-012), private street (PS-07-005), and vacation
(VAC-07-012) for this subdivision.
2. If the City Engineer's signature has not been obtained by 08128!09, the Final Plat approval for
this subject phase shall expire.
Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
FP-07-033 Gardner -Ahlquist Subdivision No. 2 FP.doc PAGF
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. Prior to signature of the fmal plat by the City Engineer, the applicant shall obtain a recorded
agreement which allows the Gardner-Ahlquist properties access to and through the private
property located at the southeast corner of the Montvue Park Subdivision (Lot 2, Block 5). The
agreement shall reciprocate access to said property to and through the Gardner-Ahlquist Gateway
Subdivisions.
The applicant shall construct a 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. Note: The
applicant may add an additional 5-feet of sidewalk with tree grates, to the existing sidewalk along
Eagle Road to make the 10-foot wide pathway.
Prior to signature of the fmal plat by the City Engineer all existing structures shall be removed
from the site.
7. Prior to signature of the final plat by the City Engineer the applicant shall vacate all utility and/or
drainage easements that do not coincide with the proposed final plat.
8. The applicant shall complete all required improvements prior to obtaining a Certificate of
Occupancy within the proposed development.
9. 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.
10. The applicant shall obtain Certificate of Zoning Compliance and Administrative Design Review
approval from the Planning Department for all new construction on the site.
11. Revise or add the following note(s) on the face of the plat prepared by Timberline Surveying,
LLC, stamped on 09/12/07 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 buffer adjacent
to N. Eagle Road (i.e. -either each adjacent lot owner or the BOA should be
responsible).
*.) Add note, "This plat is subject to a development agreement recorded as instrument
number XXXXXXXXX of Ada County Records." Include the instrument number from
the recorded amended development agreement.
(*) Add a note, "The bottom elevation of structural footings shall be set a minimum of 12
inches above the highest known normal ground water elevation."
12. The landscape plan, prepared by The Land Group and dated 10/10/07, shall be revised as follows:
a. Include the name and address of the developer on the plan.
b. Include the stamp and signature approved for construction.
c. The 35-foot wide landscape buffer along Eagle Road shall be exclusive of the public
right-of--way and impervious surfaces (sidewalks, parking areas, etc.).
d. Include the calculations table on the plan.
e. Include a plant list that shows the plant symbol, quantity, botanical name, common name,
minimum planting size and container, tree class, and comments (for spacing, staking, and
installation as appropriate).
FP-07-033 Gardner - Ahlquist Subdivision No. 2 FP.doc PAGF
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
f. Label the trees located within the tree grates along Eagle Road.
g. The parking areas shown on the plan are not approved with the fmal plat submittal (see
note below).
The landscape buffer adjacent to N. Eagle Road is a required subdivision improvement
and shall be installed prior to occupancy of the first building.
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 a revised landscape plan to the Planning Department prior to
signature of the final plat by the City Engineer. Said plan shall be consistent with the
changes listed above.
13. Prior to signature of the fmal 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.
14. 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
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.
15. 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.
16. The utilities easements for sewer and water on the final plat do not match the easements on the
construction drawings. The applicant shall work with the public works department to extend the
need easements to cover all sewer and water lines.
17. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
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 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, final plat recorded and road
base shall be approved prior to applying for building permits.
FP-07-033 Gardner - Ahlquist Subdivision No. 2 FP.doc PAGF
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
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.
?. 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.
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. 2 (FP-07-033)
with the above stated comments and conditions.
FP-07-033 Gardner -Ahlquist Subdivision No. 2 FP.doc PAGF