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HomeMy WebLinkAboutGardner-Ahlquist Subdivision No. 1 FP-07-027BEFORE THE MERIDIAN CITY COUNCIL C/C September 11, 2007 IN THE MATTER OF THE APPLICATION OF AHLQUIST DEVELOPMENT, LLC FOR FINAL PLAT APPROVAL OF 11 COMMERCIAL BUILDING LOTS ON 18.47 ACRES IN A C-G ZONE LOCATED ON THE SOUTHEAST CORNER OF EAGLE ROAD AND FRANKLIN ROAD IN A PORTION OF MONTVUE SUBDIVISION BOOK 17 PAGE 1107- 1108 LOCATED IN THE NW 1/ OF THE NW 1/ OF SECTION 16, T. 3N., lE. CASE NO. FP-07-027 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council for Final Plat approval pursuant to Unified Development Code 11-6B-3 on September 11, 2007, and the Council finding that the Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning Department, and Scott Steckline, Development Services Coordinator for the Public Works Department, dated: Hearing Date: September 11, 2007, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of "PLAT SHOWING GARDNER-AHLQUIST GATEWAY SUBDIVISION NO. 1 1N A PORTION OF MONTVUE SUBDIVISION BOOK 17 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR GARDNER -AHLQUIST SUBDIVISION NO. 1 / (FP-07-027) Page 1 of 5 PAGE 1107-1108 LOCATED IN THE NW '/ OF THE NW '/ OF SECTION 16, T. 3N., R. 1 E., BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2007, HANDWRITTEN DATE: 08/30/07, SHEET 1 OF 4, TIMBERLINE SURVEYING", AHLQUIST DEVELOPEMNT, LLC, Developer, is ConditionallyApproved subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council from Kristy Vigil, Assistant City Planner for the Planning and Zoning Department and Scott Steckline, Development Services Coordinator for the Public Works Department, dated: Hearing Date: September 11, 2007, listing 22 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 13 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 6 pages, and by this reference incorporated herein, and the response letter from the Meridian Fire Department, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 1 page, and by this reference incorporated herein, and the response letter from Ada County Highway District, a true and correct copy of which is attached hereto marked Exhibit "C" and consisting of 1 page, and by this reference incorporated herein, and the additional requirements of the Council taken at their September 11, 2007 meeting as follows, to-wit: 1.1 Adopt the action of the City Council taken at their September 11, 2007 meeting, and specifically pertaining to the Staff Report, under Site Specific Conditions, number 5, number 6, number 7, number 11, and number 12, such that they are deleted or now read as follows: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR GARDNER -AHLQUIST SUBDIVISION NO. 1 / (FP-07-027) Page 2 of 5 SITE SPECIFIC CONDITIONS 5. ;red--alter~ti~~desig~ few „+o,....,1 ~...oo+~ (deleted). 6. ...transportation authority (Wade Christiansen or his successor at ITD), and construct a 35-foot wide landscape buffer along Eagle Road ... . The applicant shall construct a detaskecl 10-foot wide sidewalk (with a public use easement for any portion of the pathway located outside of the right-of- way where applicable) at the edge of the right hand lane, and install street lights and landscaping along Eagle Road that is consistent with the Eagle Road Corridor Study. 11. .;.>,;,, .l,o .. ,.,.,+ ,,~ ..,.,., (deleted). 12. Graphically depict on the face of the plat a 35-foot wide landscape buffer (unless otherwise approved by Council through a variance application) easement along Eagle Road, where applicable. 2. The final plat upon which there is contained the Certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 1. The Plat dimensions are approved by the City Engineer; and 2. The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR GARDNER - AHLQUIST SUBDIVISION NO. 1 / (FP-07-027) Page 3 of 5 AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty-eight (28) days after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. '1'!, By action of the City Council at its regular meeting held on the ~ ~ day of ~~rrri~C~ , 2007. \~ ~ti~l G~ ~ ~Yi'QR T MY de WEERD ATTEST: ~ C~ ~,~;=;a .. ,..; ~,~r ~, ~~ ' ~~ `~ -. ° , - ~..w_._ . WILLIAM G. BERG, J , CI Y ALE ~/ ,; y __ p ' Copy served upon: Apph~~~ C, ~ ~ .~sy~\e`,~` Plannin~~I~j~~iTe~it ,,~~~~ Public Works~~~ar'tment / City Attorney ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR GARDNER - AHLQUIST SUBDIVISION NO. 1 / (FP-07-027) Page 4 of 5 By: ity Clerk's Office Dated: ~ ~"' 22 ~~~ ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR GARDNER - AHLQUIST SUBDIVISION NO. 1 / (FP-07-027) Page 5 of 5 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT r;~rv STAFF REPORT: Hearing Date: September 4, 2007 "~ Transmittal Date: August 31, 2007 ~',~1' y u~~wo TO: Mayor and City Council FROM: Kristy Vigil, Assistant City Planner ~ ~ 208-884-5533 Scott Steckline, Development Services Coordinator -S~ 208-898-5500 SUBJECT: 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 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 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 fmal 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.) ACHD 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 ACHD 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- Exhibit "A" 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 TTD 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. Exhibit "A" FP-07-027 Gardener -Ahlquist Subdivision No. 1 FP.doc PAG): 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. 3. 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. Prior to signature of the fmal 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 in compliance with the requirements of UDC 11-3B-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. Prior to signature of the fmal 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. 9. Prior to signature of the fmal plat by the City Engineer all existing structures shall be removed from the site. 10. Prior to signature of the fmal 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. 11. Graphically depict on the face of the plat a public use easement along Eagle Road for the multi- use pathway that is within the right-of--way. 12. Graphically depict on the face of the plat a 35-foot wide landscape buffer easement along Eagle Road. 13. The applicant shall complete all required improvements prior to obtaining a Certificate of Occupancy for the proposed development. 14. The access roads will have to be provided per IFC D105 for buildings over 30' in height. The road will 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. 15. All internal access fire roads will have to have a turning radius of 28' inside and 48' outside. Exhibit "A" FP-07-027 Gardener - Ahlquist Subdivision No. 1 FP.doc PAGE CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 16. 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. 17. The applicant shall obtain Certificate of Zoning Compliance and Administrative Design Review approval from the Planning Department for all new construction on the site. 18. 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 a~r~eement 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 hi~,hest known normal ground water elevation." 19. 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. 20. 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. 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-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 Exhibit "A" FP-07-027 Gardener - Ahlquist Subdivision No. 1 FP.doc PAGF 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 ACHD, City of Meridian and all other regulatory requirements at the time of final construction. 22. 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 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. 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-l. 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 maybe 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. Exhibit "A" 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. Exhibit "A" FP-07-027 Gardener -Ahlquist Subdivision No. 1 FP.doc PAGF Page 1 of 1 Kristy Vigil From: Joe Silva Sent: Friday, August 24, 2007 10:56 AM To: Sonya Watters; Kristy Vigil Subject: Gardner -Ahlquist Gateway FP 07-027 Gardner -Ahlquist Gateway FP 07-027 P&Z Staff ~, :~ All of the comments identified at the City Staff meeting held on 2/23/07 will apply to the Gardner -Ahlquist Gateway FP 07-027. Upon further review of the construction drawings for the project the following concerns need to be highlighted to the developer: 1. The access roads will have to be provided per IFC D105 for buildings over 30' in height. The road will 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. 2. All internal access fire roads will have to have an turning radius of 28' inside and 48' outside. Joseph Silva Fire Marshal Meridian Fire Department (208) 888- 9234 Joseph Silva Fire Marshal Meridian Fire Department (208) 888- 9 234 h Exhibit "B" 8/3 0/2007 ~~~~~ CHD (ioswrwr~`cs+!~o Svbrico May 23, 2007 To: City of Meridian Planning Department, Caleb Hood 660 E. Watertower Ln., Suite 202 Meridian, Idaho 83642 Subject: Meridian Gateway Project s/e/c Franklin and Eagle Roads John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner On April 27, 2007, the Ada County Highway District acted on the preliminary plat for the Meridian Gateway project. During the course of the City Council meeting at the City of Meridian, a condition was placed in the development agreement that a roundabout would be required to be constructed at the intersection of the two local streets internal to the development. The original site plan and traffic study that the District reviewed did not include a roundabout at this intersection. The District is willing to consider the construction of roundabout at this location, but would need additional traffic information and impacts to be submitted for review. In addition, the District would require that it be constructed as a full roundabout and not a traffic circle. The District==~~~~ respectfully requests that the City modify the development agreement to identify that the roundabout is subject to ACHD review and approval. The applicant should coordinate with the ~;. District's Planning Review staff and Traffic Services staff regarding the additional information and the roundabout design. If you have any questions, please feel free to contact me at {208) 387-6171. Sincerely, G~on Lo i e Hartog Planning Review Supervisor Right-of--Way & Deveiopment Services Ada County Highway District CC: Project file Ahlquist Development, LLC -Tom Ahlquist 1263 West Wickshire Eagle, ID 83616 Ada County Highway District • 3775 Adams Street • Garden Ciry, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us Exhibit "C"