HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
E IDIAN~--
HEARING DATE: December 4, 2007 I :D A H O
TO: Mayor & City Council
FROM: Jenny Veatch, Assistant City Planner
208-884-5533
Scott Steckline, Development Services Coordinator
208-.898-5500
SUBJECT: Newton's Nook Condominiums
Request for Short Plat Approval of Newton's Nook Condominiums consisting of 4
Commercial Condominium units within 1 building in an existing
C-G Zone by Penwood III, LLC (File# SHP-07-009)
We have reviewed this submittal and offer the following conditions of the applicant.
APPLICATION SUMMARY & LOCATION
The applicant, Penwood III, LLC, has applied for short plat approval of 4 condominium units within 1
building on 0.20 acres in a C-G zone for Newton's Nook Condominiums on Lot 4, Block 1 of Newton's
Nook Subdivision.
Newton's Nook Subdivision is located at 429 SW 5~' Avenue on the south side of W. Franklin Road just
west of S.W. 5"' Avenue, in the NE '/ of Section 13, T.3N., R.IE. This property was previously platted as
Lot 4, Block 1 of Newton's Nook Subdivision.
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 Newton's Nook Condominiums Short Plat with the comments and
conditions stated in this report.
PROCESS FACTS
a. The subject application will in fact constitute a short plat as determined by City Ordinance. By
reason of the provisions of UDC 11-SB-3, a public hearing is required before the City Council on
this matter.
b. Newspaper notifications published on: November 12, 2007 and November 26, 2007
c. Radius notices mailed to properties within 300 feet on: November 9, 2007
REQUIItED 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;
SHP-07-009 Newton's Nook Subdivision SHP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
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
1. Comply with all conditions of Newton's Nook Subdivision.
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 J.J. Howard
Engineering, and dated 10/26/07:
(*) Add a note stating, "The bottom elevation of house footings shall be set a minimum of 12
inches above the highest known normal ground water elevation."
SHP-07-009 Newton's Nook Subdivision SHP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. 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.
Staff s failure to cite specific ordinance provisions of the Unified Development Code does not relieve the
applicant of responsibility for compliance.
GENERAL REQUIItEMENTS
1. 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, 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.
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.
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.
SHP-07-009 Newton's Nook Subdivision SHP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
STAFF RECOMMENDATION
Staff recommends approval of the short plat for Newton's Nook Subdivision Short Plat (SHP-07-
009) with the above stated conditions.
SHP-07-009 Newton's Nook Subdivision SHP.doc PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Exhibits
1
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