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HomeMy WebLinkAboutSeven Gates Industrial Subdivision P/FP-01-001BEFORE THE CITY cOUNCIL OF THE CITY OF MERIDIAN C/C 08-08-01 IN THE MATTER OF THE REQUEST FOR PRELIMINARY/FINAL PLAT FOR SEVEN GATES INDUSTRIAL SUBDIVISION TO MAKE FOUR LOTS OUT OF THREE EXISTING LOTS ON 4.94 ACRES IN THE LAYNE INDUSTRIAL PARK (I-L ZONE), TO BE KNOWN AS SEVEN GATES INDUSTRIAL SUBDIVISION, LOCATED AT THE SOUTHWEST CORNER OF COMMERCIAL AND MACHINE AVENUE - EAST OF NOLA ROAD, MERIDIAN, IDAHO BY: DAKOTA COMPANY Case No. P/FP-01-001 FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT The above entitled matter coming on regularly for public hearing before the City Council on August 8, 2001, and Shari Stiles, Planning and Zoning Administrator, appeared and testified at the hearing, and appearing and testifying on behalf of the Applicant was John Paulson, and the City Council having received a report from Shari Stiles, the Planning and Zoning Administrator, and the City FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - SEVEN GATES INDUSTRIAL SUBDWISION / BY DAKOTA COMPANY (PFP-01-001) - ! Council having received as part of the record of this matter the recommendation to City Council of the Planning and Zoning Commission and the applicant having submitted the Plat Drawing described as follows, "Preliminary Plat of Seven Gates Industrial Subdivision, a Replat of Lots 8, 9, and 10 of LAYNE INDUSTRIAL PARK SUBDIVISION including Proposed Parldng and Landscaping Layout being a portion of NE 1/4 SW I/4 of Section 8, Township 3 North, Range 1 East, B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO 1999, LOCUST GROVE INDUSTRIAL PARK BOOK 41, PAGES 3391 & 3392, DATE SEALED: 9/29/99, Designed By: RGH, Drawn By: RGH, Approved By: DKC, Date: 3/12/2001, Job No. SI-99122, DWG No. SI99122B, Book 1- 30, Page 3, EDWARDS & CUMMINGS LLC, ENGINEER, SHEET 1 OF 1, DWG No. C-748-C, PRELIMINARY PLAT OF SEVEN GATES INDUSTRIAL SUBDIVISION MERIDIAN, IDAHO FOR JOHN FORSYTHE," submitted for preliminary/final plat approval and which preliminary/final plat application is herein received and adjudged by the City Council pursuant to Meridian City Code, Section 12-3. Therefore the City Council makes the following findings: FINDINGS OF FACT 1. That the proposed development is in conformance with the Comprehensive Plan by reason of the fact that it lies within the existing Urban Area FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - SEVEN GATES INDUSTRIAL SUBDIVISION / BY DAKOTA COMPANY (PFP-01-001) -2 as defined in the Meridian Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis Comprehensive Plan and Map, adopted December 21, 1993, and the property is presently zoned I-L Light Industrial District, and requires connection to the Municipal Water and Sewer System. [see Meridian City Code, Section 11-7-2 I.] 2. The preliminary plat is in conformance with the Comprehensive Plan City of Meridian adopted December 21, 1993, Ordinance No. 629. 3. It is determined that Urban Services can be made available to accommodate the proposed development if the plat complies with the requirements and conditions hereinafter set forth as conditions of preliminary plat approval. 4. The proposed development is a continuity of the proposed development within the City's Capital Improvement Program and if the conditions which are requested by the Planning and Zoning Administrator and the Engineering Technician III are met there will be public financial capability of supporting services for the proposed development. 5. The development, if built in accordance with the conditions and as proposed, will not create health, safety or environmental problems and there have been no specifics of any such concerns brought to the Council's attention. 6. It is found that the Reconunendation to City Council of the Planning FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - SEVEN GATES INDUSTRIAL SUBDIVI SION/BY DAKOTA COMPANY (PFP-01-001) -3 and Zoning Commission is reasonable and appropriate for the conditions of approval of the preliminary plat as hereinafter set forth. 7. Some existing land uses on the property are out of compliance with existing land use regulations or previously granted approvals, specifically an illegal building and landscaping not in conformity with applicable landscape requirements· DECISION AND ORDER Pursuant to the City Council's authority as provided in Meridian City Code, Section 12-3-5 and based upon the above and foregoing Findings of Fact which are herein adopted: IT IS HEREBY ORDERED AND THIS DOES ORDER The Final Plat of the applicant as evidenced by "Preliminary Plat of Seven Gates Industrial Subdivision, a Replat of Lots 8, 9, and 10 of LAYNE INDUSTRIAL PARI( SUBDIVISION including Proposed Parking and Landscaping Layout being a portion of NE 1/4 SW 1/4 of Section 8, Township 3 North, Range 1 East, B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO 1999, LOCUST GROVE INDUSTRIAL PARK BOOK 41, PAGES 3391 & 3392, DATE SEALED: 9/29/99, Designed By: RGH, Drawn By: RGH, Approved By: DI(C, Date: 3/12/2001, Job No. SI-99122, DWG No. SI99122B, Book 1- 30, Page 3, EDWARDS & CUMMINGS LLC, ENGINEER, SHEET 1 OF 1, DWG No. C-748-C, PRELIMINARY PLAT OF FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - SEVEN GATES INDUSTRIAL SUBDIVISION / BY DAKOTA COMPANY (PFP-01-001 ) - 4 SEVEN GATES INDUSTRIAL SUBDIVISION MERIDIAN, IDAHO FOR JOHN FORSYTHE", submitted for preliminary/final plat. I. The conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council from David McKinnon, Assistant Planner for Planning and Zoning, and Bruce Frecldeton, Engineering Technician III, dated June 26, 2001 and June 4, 2001, listing 6 General Comments and 9 Site Specific Comments, and a Memorandum from David Mckinnon, Assistant Planner for Planning and Zoning, and Bruce Frecldeton, Enginerring Technician III, dated June 4, 2001 on the application background, true and correct copies of which are attached hereto marked Exhibit "A", and consisting of seven pages, and by this reference incorporated herein, with the additional requirements from the City Council at their meeting of August 8, 2001, and the requirements are as follows, to-wit: 2.1 The City Council's action from their August 8,2001 meeting, shall be the elimination of number 4 on page 3 of the Recommendation presented to Council from Planning and Zoning. 2.2 The applicant shall be required to remove all temporary buildings and structures from the property, and shall be required to meet all approved land use regulations pursuant to Meridian City Code or prior land use approvals before signature can be obtained on the preliminary/final plat. 2.3 The Nampa & Meridian Irrigation District's Snyder Lateral courses along the south boundary of the project. Any encroachments without a signed License Agreement and approved plans shall be unacceptable. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - SEVEN GATES INDUSTRIAL SUBDIVISION / BY DAKOTA COMPANY (PFP-01-001) -5 2.4 The Sanitary Services notes there are no waste enclosures or plans; applicant shall provide such plans as a condition of approval. 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: a. The Plat dimensions are approved by the City Engineer; By action of the City Council at its regular meeting held on the t~/27~¥~'°~ , 2001. 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; and of OBy: ° /.-'t~ERT D. CORRIE · .~or, City of Meridian Copy served upon Applicant, the Planning and Zoning Department, Public Works Department and City Attorney. City Clerk Z:\W o r kWi~Meridi an~Mer idian 15360IV~Seven Gates Industrial Sub PFPO 1-00 l~FinalPlatFfCls.doc FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - SEVEN GATES INDUSTRIAL SUBDIVISION / BY DAKOTA COMPANY (PFP-OI-O01) -6 MAYOR Robert D. Conic HUB OF TREASURE V.4 LL£y A Good Place re.Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 85642 (20s) 888-44~. t~xx (m~) 887-48~3 Oty ae~ Ot~ce Fax (208) 8884218 PUBLIC WOKK~ BUU-~ING DEPARTMENT (208) 887-22~.1. Fax 887-L297 PLANNING ~ ZOl'~qG DEPARTMENT lV[EMORANDUM: June 26, 2001June 4, 2001 To: Mayor, City Council, Planning & Zoning Brace Freckleton, Assistant to City Engineer David McKinnon, Assistant Planner Re: Request for Preliminary/Final Plat Approval to Make Four Lots out of Three Existing Lots in the Layne Industrial Park, to be known as Seven Gates Industrial Subdivision (File No. PP-0I-011). The applicant is requesting resubdivision of three existing lots within the Layne Industrial Park Subdivision to four lots. Three buildings currently exist on these lots, and two of the buildings were built over existing lot lines. We have reviewed this submittal and offer the following comments, as conditions of the application. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: GENERAL COMMENTS Any existing irtigation/dminage ditches crossing the property to be included in this project, shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. No variances have been requested for tiling of any ditches crossing this project Any existing domestic wells and/or septic systems w/thin this project will have to be removed from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-domestic purposes such as landscape irrigation. Provide 5' wide pedestrian walkways in accordance with City Ordinance Section 11-9-606.B. Please submit a copy of the Ada County Street Name Committee's final approval letter for the Subdiv/sion name, lot and block numbering. Make any corrections necessary to conform. Submit ten copies of the revised Preliminary and Final Plat Maps to the City Clerk's O_~ce a minim,_m of one week prior to the meeting before the Meridian City Council. ' '~~' Mayor, Council and P&Z June 4, 2001 Page 2 SITE SPECIFIC COMMENTS Sanitary sewer and water service to this site shall be via service lines from the existing mains in E. Commemial Street. The existing service locations shown on the preliminary plat map don't match the locations shown on the as-built drawings prepared at the time the subdivision was comte& Additional service information needs to be gathered by the applicant and submit~d 'to the Public Works Department for review. It is not clear whether the existing services will be adequate to serve the additional building being proposed on Lot 1. Submit detailed landscaping plans, including sizes and species of vegetation and details of walkways, for approval prior to signature on the final plat A letter of credit or cash will be required for these improvements prior to signature on the final plat. All landscaping is to be completed prior to obtaining certificates of occupancy. Ail landscaping shall meet the minimum requirements of the City's Landscape Ordinance. Minimum five-foot-wide planting strips are required on the south, east and west boundaries of the proposed subdivision. Most of the existing landscap'mg is within ACHD fight-of-way. The site basil4,800 s.f of asphalt, according to the site plan. Gravel will be prohibited in all new landscape areas. All parking areas on the four lots must be paved, striped, and meet minimum dimension requirements as per City Ordinance. Handicapped parking must meet the standards of the Americans with Disabilities Act. Parking requirements are not met by the plan. Uses of the buildings have changed fi.om those proposed when building permits were obtained to those with more intensive parking requirements. Many cars are parking at the end of E. Commercial Street, either because of conveuience or because of inadequate parking on the site. The subdivision should not be approved unless a variance application for reduced parking is applied for and received. Please add the following final plat notes: (1.) Building setbacks and dimensional standards in this subdivision shall be in compliance with the applicable zoning regulations of the City of Meridian. (2.) Any re-subdivision of this plat shall comply with the applicable zoning regulations in effect at the time of re-subdivision. (3.) The owner of each lot, across which passes an irrigation/drainage ditch or pipe, is responsible for the maintenance thereof, unless such responsibility is assumed by (4.) The bottom elevation of stmct'ural footings shall be set a minimum of 12 inches above the highest normal groundwater elevation. Add "Block 1" to the face of the final plat " ' yor, Council and f Sune 4, 2001 Page 3 7. Add notations for the adjacent land stares (ie. "LrNPLATrED" "LrPRR") 8. Execute the Certificate of Owners and its accompanying Acknowledgement. Assessment fees for water and sewer service are determined during the building plan review process. Applicant shall be required to enter into an Assessment Agreement w/th the City of Meridiar~ In addition to these assessments, water and sewer "Late Comers" fees wiI1 also be charged aga/nst this parcel to help reimburse the parties responsible for installing the water and sewer mains to their current points. MAYOR Robert D. C. muie COUNCIl. MEIv~ERS Rort Ande~o~ Keida Bird Tammy deWeenl (2aerie McC. andess A Good Place to Live CITY OF MERIDIAN MERIDIAN, IDAHO 83~2 JUN - 2001 MEMORANDUM: CITY OF 1KERIDIAI~ June 4, 2001 To: Mayor, City Council, Phnning & Zoning From: Bruce Frecldeton, Assistant to City Engineer David McKinnon, Planner ~ Re: Request for Preilminary/Final Plat Approval to Make Four Lots Out of Three Existing Lots on 4.94 Acres in the Layne Industrial Park (I-L Zone), to be known as Seven Gates Industrial Subdivision, by Dakota Company, Inc. (File No. PP-01-011, FP-01-008). Application Background This application may look familiar to some of you, it was previously approved with conditions by the Commission and City Council. The reason that this application is back in front of you is because the Final Plat was not recorded w/thin the one-year time limk prescribed by the City Code for recordation. Tharefore, the owner of the property is required by City Code to begin the platting process anew (Section 12-24C.). This re-subdivision will create a new building lot within the Layne Industrial Park Subdivision, as well as realigning three existing lot 1/nes so that two of the three existing buildings will no longer sit atop lot lines. The previous application for this re-subdivision was accompanied by a request for a variance from the landscaping requirements. The variance request was denied. As the landscape ordinance ha~ been revised since their previ0us submittal, landscaping requirements are not as onerous as before, and the applicant has not requested a variance. Application Summary, The current configuration of the lots and the types of businesses located in the existing buildings have created a parking problem. For example, staff has made several visits to the site (as recently as May 14t~, 2001) and found that 18-20 employees of the business in the easternmost building have to park on Commercial Avenue, 5-6 employees park on an unimproved dirt lot directly east of the building and all of the required handicap parking is being parked on by 3-4 more employees. The businesses located in the other two buildings are plagued by similar parking woes; however, their problems stem from a high number of storage containers and outside storage rather than sheer number of employees. The westernmost building has had between 12-15 employee vehicles parked on the currently non-surfaced proposed lot in addition Mayor, Council and P&Z June 4, 2001 Page 2 to approximately 7 semi-trailers, 10 other vehicles (unlicensed vehicles, Chemlawn trucks, delivery trucks, etc.) and a large amount of outside storage. The rear of the westernmost building is somewhat overtaken with outside storage, eliminating the parking as shown on the site plan. Additionally, there is an existing temporary trailer on the site being used as office space, which is not perrrfitted. The three lots, once re-subdivided into four lots, will meet all of the minimum street fi:ontage and lot size requirements as listed in the Meridian City Code. Additionally, the right-of-way has already been improved with curb and gutter and City water and sewer services are readily available on site. Required Findings for Subdivisions Sections 12-3-3 J.2. and 12-3-5 D read as follows: "In determining the acceptance of a proposed sabdivision the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision is in conformance with the Comprehensive Plan b. The availability of public services to accommodate the proposed development; Staff finds the subdivision to have public services readily available on site, provided changes as may be required by the Public Works and Building Departments are made. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that the parking situation created by the sheer number of employees and storage material existing on site to be a safety problem as well as a nuisance for other businesses located in the area. The applicant should demonstrate that the parking situation can he controlled by the existing parking provided on site, prior to approval of Mayor, Council and P&Z June 4, 2001 Page 3 another building lot that may create additional parking inadequacies. As Commercial Court is expected to eventually extend to Eagle Road, on-street parking may have to be proba'bited in the future. Also, there is an existing trailer that is being utilized as an office (behind Lot 3, Block I) for which no permits were obtained. We have reviewed this submittal and offer the following comments, as conditions of the application. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: SITE SPECIFIC COMMENTS Sanitary sewer and water service to this site shall be via serv/ce lines from the existing rnalrt~ in E. Commemial Street. The existing service locations shown on the preliminary plat map don't match the locations shown on the as-built drawings prepared at the time the subdivision was constructed. Additional service information needs to be gathered by the applicant and submitted to the Public Works Department for review. It is not clear whether the existing services will be adequate to serve the additional building being proposed on Lot 1. Submit detailed landscaping plan~, including sizes and species of the proposed and existing vegetation for approval prior to signature on the final plat, to meet the requirements of the City's Landscape Ordinance. A detailed irrigation plan including performance specifications shall be submitted as part of the required landscaping plan. A letter of credit or cash in the mount of 110% will be required for these improvements prior to signature on the final plat. All landscaping is to he completed prior to obtzlnlng a certificate of occupancy for the new building to be built on the additional lot. All parking shall be retained on-site for all buildings and businesses within the subdivision. Prior to signature on the final plat, the applicant shall demonstrate to City staff that all of the existing businesses' employees can park on their respective property without the need to park in the street or the vacant lot. Code Enforcement shall continually monitor the site to ensure that all parking is being properly retained on site. 4 All storage and parking on the lot to be created shall he removed prior to signature on the final plat. The existing trailer that is being utilized as an office must be removed fi:om the site prior to signature on the plat All parking and areas of circulation on the four lots shall be paved, striped, and meet minimum dimension requirements and number of ~,11~ as per City Ordinance. Handicapped parking must meet the standards of the Americans with Disahilities Act. A drainnge 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 Mayor, Council and P&Z June 4, 2001 page 4 areas. Storm water treatment end disposal must 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 jur;sdietion which has authority over the receiving sat, am 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. This appiication proposes a common receiving pond for drainage water for the entire site; therefore, a drslnsge operations and maintenance agreement must be executed between all lot owners. The agreement must be reviewed end approved by the Public Works Department, and a fully executed copy returned prior signature on the final plat. 8. Revise the year of platting to "2001." 9. Include the subdivision name across the top of sheet 2 of 2 of the final plat map. 10. Execute the Certificate of Ownors and its accompanying Acknowledgement. 11. Assessment fees for water and sewer serv/ce are determined during the building plan review process. Applicant shall be required to enter into an Assessment Agreement with the City of Meridiam In addition to these assessments, water and sewer "Late Comers" fees will also be charged agalmt this parcel to help reimburse the parties responsible for instal~ng the water and sewer m~n~ to their current points. GENERAL COMMENTS Any existing irrigation/drainage ditches crossing the property to be included in this project, shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by the appropriate irrigation/draln~ge district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. No variances have been requested for tiling of any ditches crossing this project. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-domestic purposes such as l~nctscape irrigation Please submit a copy of the Ada County Street Name Committee's final approval letter for the subdivision name, lot and block numbering. Make any corrections necessary to confomz. Recommendation Staffrecommends approval of this application with the above noted conditions.