Staff commentsCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: Meeting Date: November 27, 2007
Transmittal Date: November 21, 2007 E IDIAN~'
LbAHO
TO: Mayor and City Council
FROM: Kristy Vigil, Assistant City Planner
208-884-5533
Scott Stecklne, Development Services Coordinator SS
208-898-5500
SUBJECT: Kelly Creek Commercial Subdivision
Request for Final Plat Approval of Kelly Creek Commercial Subdivision
Consisting of 4 Commercial Building Lots on 4.91 Acres in a C-G Zoning
District by Blackhawk/Meridian, LLC (File# FP-07-035).
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, Blackhawk/Meridian, LLC, has applied for final plat approval of 4 commercial building
lots on 4.91 acres of land for Kelly Creek Commercial Subdivision. The zoning district for the proposed
subdivision is C-G (General Retail and Service Commercial District).
Kelly Creek Commercial Subdivision is located on the northwest corner of Linder Road and McMillan
Road in Section 26, T. 4N., R. 1 W. This property has not been previously platted.
The City Council approved the preliminary plat for Kelly Creek Subdivision on August 19, 2003. The
submitted fmal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Kelly Creek Commercial Subdivision with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved, development agreement (103181095), annexation
(AZ-03-013), preliminary plat (PP-03-014), conditional use permit (CUP-03-028), and time
extension (TE-06-025) applications for this subdivision.
2. If the City Engineer's signature has not been obtained by 06/28/08, the Final Plat approval for
this subject phase shall expire.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Graphically depict the required 30-foot wide landscape buffer easement along Linder Road and
McMillan Road on the face of the plat.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5. The applicant shall apply for a conditional use permit for each lot prior to issuance of any
certificate of zoning compliance or building permits on this site.
A cross-access and cross-parking agreement shall be recorded prior to issuance of any certificate
of zoning compliance on this site.
7. Revise or add the following note(s) on the face of the plat prepared by EHM Engineers, Inc.,
stamped on 10/17/07 by Gerald Martens, prior to signature of the fmal plat by the City Engineer:
*.) Add a note, "This plat is subject to a development agreement recorded as instrument
number 103181095 of Ada County Records."
*.) Add a note addressing the maintenance responsibilities of the landscape buffers adjacent
to Linder Road and McMillan Road that are not within common lots.
*.) Add a note, "The bottom elevation of footings shall be set a minimum of 12 inches above
the highest known normal ground water elevation."
*.) Add a note, "Lot owners are responsible for maintenance of any irrigation/drainage pipe
or ditch crossing their lot unless such responsibility is assumed by an irrigation/drainage
entity."
Prior to signature of the final plat by the City Engineer, all existing structures shall be removed or
relocated from the site.
10. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7, and as
proposed on the landscape plan. 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.
11. The landscape plan, prepared by South Landscape, P.C., and dated 10/15/07 is approved with the
following changes:
a. Include fencing details for the fencing on the north and west boundaries of the proposed
subdivision (i.e. construction materials, & picture/sketch).
b. Submit a revised plan approved for construction.
c. The landscape buffer located on the southeast corner of the site and adjacent to Linder
Road does not meet the required 25-foot minimum in all areas. The 25-foot wide
landscape buffer shall be exclusive of the attached sidewalk in this area, revise
accordingly.
d. Unless otherwise approved with an alternative compliance application, depict a 25-foot
wide landscape buffer constructed per UDC 11-3B-8 on the north and west boundaries.
The landscape buffers adjacent to Linder Road and McMillan Road are subdivision
improvements and shall be installed prior to occupancy of the first building.
The internal landscaping for the individual lots buildings and parking areas not approved with
this final plat, they will be reviewed with each individual CZC.
The landscape buffers along the northern and western boundaries of the subdivision are not
approved with this final plat, they will be reviewed with each individual CUP.
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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12. 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.
13. 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.
14. 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 imgation/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.
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.
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.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
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.
14. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
15. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an imgation district or the
ACRD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Kelly Creek Commercial Subdivision (FP-07-035)
with the above stated comments and conditions.
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