HomeMy WebLinkAboutElixir Subdivision PP-01-014BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C O9/O4/01
IN THE MATTER OF THE
REQUEST FOR pRELIMINARY
PLAT FOR 3 BUILDING LOTS,
A 5.69 AREA PARCEL, A 6.8
ACRE PARCEL AND A 1 ACRE
PARCEL, FOR ELIXIR
SUBDIVISION, LOCATED AT
521 N. EAGLE ROAD,
MERIDIAN, IDAHO
BY: ELIXIR INDUSTRIES,
APPLICANT
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Case No. PP-01-O14
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entided matter coming on regularly for public hearing before the
City Council on September 4, and Shari Stiles, Planning and Zoning Administrator,
appeared and testified, and appearing and testifying on behalf of the Applicant was
Paul Clayton, and appearing and testifying with comments or concerns ~vere: Brad
Miller and Becky Bowcutt, and no one appeared in opposition, and the City Council
having received a report from David McKinnon, Planner for the Planning and Zoning
Department, and Bruce FrecMeton, Engineering Technician III, and the City Council
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT ELIXIR SUBDIVISION / (pp-01-014 1
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 "PRELIMINARY PLAT FOR ELIXIR PROPERTIES SUBDIVISION, A
PORTION OF THE SE1/4 OF SECTION 8, TOWNSHIP 3 NORTH, RANGE 1
EAST, BOISE MERIDIAN MERIEILAN, ADA COUNTY, IDAHO, BERGEY LAND
SURVEYING PAYETTE AND HORSESHOE BEND, IDAHO, 2412--03.DWG,
SHEET 1 OF 1, DATE STAMPED: RECEIVED JUL 24 2001 CITY OF MERIDIAN
CITY CLERI( OFFICE, ELIXIR INDUSTRIES, DEVELOPER", submitted for
preliminary plat approval and which preliminary plat for approval application is
herein received and adjudged by the City Council pursuant to Meridian City Code §
12-3-3. 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
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 L-O Limited Office District (L-O), and
requires connection to the Municipal Water and Sewer System. [Meridian City Code
§ 11-7-2 G]
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT ELIXIR SUBDIVISION / (PP-OI.O14) - 2
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
accormnodate the proposed development if the plat complies with the requirements
and conditions hereinafter set forth as conditions of preliminary plat approval.
4. The proposed developl~aent 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 Assistant City Engineer
and as proposed by the developer as stated on the preliminary plat 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 Recommendation To City Com~cil of the Planning
and Zoning Commission is reasonable and appropriate for the conditions of approval
of the preliminary plat as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing
of the preliminary plat herein designated as: "PRELIMINARY PLAT FOR ELIXIR
PROPERTIES SUBDIVISION, A PORTION OF THE SE1/4 OF SECTION 8,
TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN MERIDIAN, ADA
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT ELIXIR SUBDIVISION / (PP.01-014) 3
COUNTY, IDAHO, BERGEY LAND SURVEYING PAYETTE AND HORSESHOE
BEND, IDAHO, 2412~03.DWG, SHEET i OF l, DATE STAMPED: RECEIVED
JUL 24 2001 CITY OF MERIDIAN CITY CLERI( OFFICE, ELIXiR INDUSTRIES,
DEVELOPER".
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City
Code § 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
1. The Preliminary Plat of the applicant as evidenced by" PRELIMINARY
PLAT FOR ELIXIR PROPERTIES SUBDIVISION, A PORTION OF THE SE1/4 OF
SECTION 8, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN
MERIDIAN, ADA COUNTY, IDAHO, BERGEY LAND SURVEYING PAYETTE
AND HORSESHOE BEND, IDAHO, 2412--03.DWG, SHEET 1 OF 1, DATE
STAMPED: RECEIVED JUL 24 2001 CITY OF MERIDIAN CITY CLERK OFFICE,
ELIXIR INDUSTRIES, DEVELOPER" is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
Adopt the Planning and Zoning Administrator and Engineering Technician, III
Recommendations as follows:
1. Sanitary sewer service to this site shall be via service extensions from an
existing main adjacent to the north of the proposed development.
Revise the preliminary plat map to show how services shall be provided
to each lot within the development. Subdivision designer to coordinate
sizing and routing with the Public Worlcs Department. Sewer manholes
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT ELIXIR SUBDIVISION / (PP-01-014) 4
are to be provided to keep the sewer lines on the south and west sides of
the centerline.
Water service to this site shall be via service extensions from an existing
main adjacent to the north of the proposed development. Revise the
preliminary plat map to show how services shall be provided to each lot
within the development. Subdivision designer to coordinate main sizing
and routing with the Public Works Department. Provide the Public
Works Department with information on anticipated fire flow and
domestic water requirements for the proposed site. Water service to
this development is contingent upon positive results from a hydraulic
analysis by our computer model. Flow and pressure from the existing
mains shall be monitored with the Meridian Water Department.
Two-hundred-fifty and 100-watt, high-pressure sodium streetlights shall
be required at locations designated by the Public Works Department.
All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants.
Underground year-round pressurized irrigation shall be provided to all
landscape areas on site. Submit revised plans showing source on
distribution details based on the proposed landscaping. Due to the size
of landscaped area, primary water supply connection to the City's mains
shall not be allowed. Applicant shall be required to utilize any existing
surface or well water for the primary source. If City water is proposed as
a secondary source, developer shall be responsible to pay water
assessments for the entire common open area.
Applicant has not indicated whether the pressurized irrigation system
within this development is to be owned and maintained by an
association or the Nampa & Meridian Irrigation District. If the system
is being proposed as a private system, plans and specifications for the
irrigation system shall be reviewed by the Public Works Department as
part of the development plan review process. A draft copy of the
pressurized irrigation system OSraM manual shall be submitted prior to
plan approval. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. If a creek or well
source is not available, a single-point connection to the culinary water
system shall be required. If a single-point connection is utilized, the
developer shall be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the Meridian City
Engineer. If City water is proposed as a secondary source, developer
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT ELIXIR SUBDIVISION / (PP-01.O14) - 5
shall be responsible to pay water assessments for the entire common
open area.
In compliance with Title 12-4-2(A) the proposed private street shall be
dedicated to public use as a local commercial street with a width of no
less than 50 feet. The right of way width shall comply with the
requirements of ACHD, and shall be improved according to ACHD
standards. The City Council requires that the road shall have dedication
through and to the.road, and that it shall be a public commercial road.
The City Council shall require the developer to provide a 4' masonry
wall and five foot buffer.
The Meridian Water Department recommend that the subdivision not be
permitted to proceed until the subdivision has been approved by the Water
Department.
Adopt the Meridian Fire Department Recommendations as follows:
Provide a fire-flow as required by the 1997 Uniform Fire Code Appendix
III-A. Show all proximity hydrants within 500' of the project.
9. All corners shall have 28' inside radius and 48' outside radius.
10.
The Primary Health Medical Building shall comply with the 1997
Uniform Fire Code for the storage of Medical Gases.
Adopt the ACHD Reconunendations as follows:
11.
Comply with requirements of ITD for Eagle Road. Submit to the
District a letter from ITD regarding said requirements prior to District
approval of the final plat or issuance of a building permit (or other
required permits), whichever occurs first. Contact District III Traffic
Engineer Michael Garz at 334-8340.
12.
ACHD does not make any assurances that the private road that is apart
of this application shall be accepted as a public road if such a request is
made in the future. Substantial redesign and reconstruction costs may
be necessary in order to qualify this road for public ownership and
maintenance.
13. Pave the private roadway a minimum of 24-feet wide and at least 30-
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT ELIXIR SUBDIVISION / (PP-01-014) 6
14.
15.
16.
17.
18.
19.
feet into the site beyond the edge of pavement of Eagle Road and install
pavement tapers with 15-foot radii abutting the existing roadway edge.
The applicant shall provide a plan showing how the private road grade
meets the public road. District Policy requires a design approach speed
of 20 MPH and a maximum intersection approach grade of 2% for at
least 40-feet.
The following requirements shall be met if the applicant wishes to
dedicate the roadway to ACHD:
a. Dedicate a minimum of 50-feet of right-of-way for the road.
b. Construct the roadway to the minimum ACHD requirements.
c. Street name and stop signs are required for the private road. The
signs may be ordered through the District at the cost of $240.
Verification of the correct, approved name of the road is required.
All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
Any existing irrigation facilities shall be relocated outside of the right-of-
way.
Construct a 5-foot wide concrete sidewalk on Eagle Road located 2-feet
within the right-of-way. Coordinate the location and elevation of the
sidewalk with District staff.
Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District.
In accordance with District policy, stub streets to the undeveloped
parcels abutting this site shall be required upon review of a future
application for this site.
20. The applicant shall provide the District with a copy of a recorded access
easement among the parcels for use of the private road for access to the
public street prior to final plat approval.
21. Other than the access point(s) specifically approved with this
application, direct lot or parcel access to Eagle Road is prohibited. Lot
access restrictions, as required with this application, shall be stated on
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT ELIXIR SUBDIVISION / (PP-01-014) 7
the final plat.
22.
The Applicant shall be required to comply with the Ada County
Highway District's letter dated July 18,2001, including the Special
Recommendations to the City of Meridian, Special Recommendations
to Idaho Transportation Department, Standard Requirements prior to
ACHD's approval of the final plat.
Adopt the Recommendations of the State of Idaho Transportation Department
as follows:
23.
The Department has no problems with the project at this time, but as
long as no work is done on the SH-55 right of way no permits shall be
needed from ITD.
Adopt the Recommendations of the Central District Health Department as
follows:
24.
The Applicant's central sewage and central water plans shall be
submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality.
25. Run-off is not to create a mosquito breeding problem.
26.
Stormwater shall be pretreated through a grassy swale prior to discharge
to the subsurface to prevent impact to groundwater and surface water
quality.
27.
The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for stormwater
disposal and design a stormwater management system that prevents
groundwater and surface water degradation.
The Applicant shall comply with the Meridian City Council's action taken at
their September 4, 2001 meeting, as follows:
28.
Items 7 and 8 of the Planning and Zoning Recommendations on page 3
are hereby eliminated per the corresponding CASE NO. VAR-01-012,
which pertained to the 10-foot wide and 20-foot wide landscape buffers.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT ELIXIR SUBDIVISION / (PP-01-014) - 8
By action of the City Council at its regular meeting held on the /~.day of
d /o ,2ooL
ROLL CALL
COUNCILMAN ANDERSON
COUNCILMAN BIRD
COUNCILWOMAN deWEERD
COUNCILWOMAN McCANDLESS
VOTED_~
VOTED
VOTED
VOTED
MAYOR ROBERT D. CORRIE VOTED
(TIE BREAKE~~--g)/
Copy served upon Applicari ,~he Planning and Zoning Department, Public Works
Department and City Attorney.
City Clerk
Z:\Work~VIWIeridiankMefidian 15360MXElixier Sub RZ01-006 PP01-014 VAR01-012~FfClsOrdPP01-014.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY PLAT ELIXIR SUBDIVISION / (PP-01-014) 9