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HomeMy WebLinkAboutHeartwood Subdivision P/FP-01-003BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN C/C 10-02-01 IN THE MATTER OF THE REQUEST FOR PRELIMINARY/FINAL PLAT FOR HEARTWOOD SUBDIVISION FOR 2 BUILDING LOTS ON 4.04 ACRES IN AN I-L ZONE, LOCATED AT THE NORTHWEST CORNER OF WEST FRANKLIN ROAD AND NORTH 10TM STREET, MERIDIAN, IDAHO BY: PINNACLE ENGINEERS, INC. Case No. P/FP-OI-003 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 October 2, 2001, and Shad Stiles, Planning and Zoning Administrator, appeared and testified at the hearing, and appearing and testifying on behalf of the Applicant were: Kirby Kirldqam and Ron Whitney of Pinnacle Engineers, Inc., and the City Council having received a report from Shari Stiles, the Planning and Zoning Administrator, and the City Council having received as part of the record of this matter the recommendation to City Council of the Planning and FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - HEARTWOOD SUBDIVISION/ BY PINNACLE ENGINEERS, INC. (PFP-01-003) - 1 Zoning Commission and the applicant having submitted the Plat Drawing described as follows, "PRELIMINARY PLAT FOR HEARTWOOD SUBDIVISION, A PORTION OF THE NE1/4 OF THE SE1/4 OF THE SE1/4 OF SECTION 17 TOWNSHIP 3 NORTH, RANGE i EAST, BOISE MERIDIAN ADA COUNTY, IDAHO 2001, DATE: 6/15/01, DRAWN BY: JGC, DESIGNED BY: JGC, CHECKZD BY: J.G. CARPENTER, P.E., PROJECT NO. C016089, SHEET PP-1, PINNACLE ENGINEERS, INC.", 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 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 N.] 2. The preliminary plat is in conformance with the Comprehensive Plan FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - HEARTWOOD SUBDIVISION / BY PINNACLE ENGINEERS, INC. (PFP-01-003) -2 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 Recommendation to City Council of the Planning and Zoning Commission is reasonable and appropriate for the conditions of approval of the preliminary plat as hereinafter set forth. 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: FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - HEARTWOOD SUBDIVISION / BY PINNACLE ENGINEERS, INC. (PFP-01-O03) -3 IT IS HEREBY ORDERED AND THIS DOES ORDER The Final Plat of the applicant as evidenced by" PRELIMINARY PLAT FOR HEARTWOOD SUBDIVISION, A PORTION OF THE NE1/4 OF THE SE1/4 OF THE SE1/4 OF SECTION 17 TOWNSHIP 3 NORTH, RANGE i EAST, BOISE MERIDIAN ADA COUNTY, IDAHO 2001, DATE: 6/15/01, DRAWN BY: JGC, DESIGNED BY: JGC, CHECKED BY: J.G. CARPENTER, P.E., PROJECT NO. CO 16089, SHEET PP-1, PINNACLE ENGINEERS, INC.", submitted for preliminary/final plat. 1. The conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council from David Mclrdnnon, Planner for Planning and Zoning, and Bruce Freckleton, Engineering Technician III, dated July 30, 2001, listing 3 Final Plat Site Specific Comments and 9 General Comments, a true and correct copy of which is attached hereto and marked Exhibit "A", and consisting of four pages, and by this reference incorporated herein, with the additional requirements from the City Council at their meeting of October 2,2001, and the requirements are as follows, to- 1.1 The City Council's action from their October 2, 2001 meeting, shall be the revision of number 7 on page 1 of the Recommendation presented to Council from Planning and Zoning, and which number 7 on page 1 shall now read as follows: 7. The Applicant proposes to develop the subject property in the FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - HEARTWOOD SUBDIVISION / BY PINNACLE ENGINEERS, INC. (PFP-01-003) 1.2 following manner: division of 1 lot into 2 lots to accommodate an already approved conditional use permitted development for two office/warehouse buildings. The City Council's action from their October 2, 2001 meeting, shall be the revision of number 2 on page 2 of the Recommendation presented to Council from Planning and Zoning, and which number 2 on page 2 shall now read as follows: 1.3 Per Ordinance 12-13-7.3, an additional common lot should be added along Franklin Road frontage to accommodate the required street landscape buffer. However, due to the fact that this project was previously approved as a CUP, the addition of a common lot for landscaping will not be required. Nevertheless, the landscaping shall be installed, at the time a lot begins construction, along Franldin prior to occupancy of either building, and all the landscaping along the western boundary. The City Council's action from their October 2, 2001 meeting, shall be the revision of number 11 on page 3 of the Reconunendation presented to Council from Planning and Zoning, and which nnmber 1 ! on page 3 shall now read as follows: i 1. Prior to the issuance of building permits on each individual lots a drainage 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 parldng areas. Storm water treatment and 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 jurisdication which has authority over the receiving stream 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. FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - HEARTWOOD SUBDIVISION / BY PINNACLE ENGINEERS, INC. (PFP-01-003) -5 1.4 The City Council's action from their October 2, 2001 meeting, shall be the deletion of number 34 on page 6 of the Recommendation. 1.5 Comply with the Nampa and Meridian Irrigation District as follows: 1.5.1 All laterals and waste ways must be protected and all municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. The developer must comply with Idaho Code §31-3805. 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; b. 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 reqtfired on-site improvements; and By action of the City Council at its regular meeting held on the /6~'%ay of ,2001. By: // .~2t~ ~/; ~ D. COmUE Mayor, City of Meridian FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - HEARTWOOD SUBDIVISION/ BY PINNACLE ENGINEERS, INC. (PFP-0i-OO3) -6 Copy served upon Applicant, the Planning and Zoning Department, Public Works Department and City Attorney. City Clerk Dated: Z:\W o r k~/NM eridian~vleridian 15360ivl~e~rtwood Sub PFP01-003~inalPlatFfCls.doc FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY/FINAL PLAT - HEARTWOOD SUBDIVISION/ BY PINNACLE ENGINEERS, INC. (PFP-O 1-003) -7 MAYOR Robe~ D. Corfie 'ZITY COUNCIL iv~IVlBERS Pon Anderson Keith Bin:I Tammy deWee~ Cherie McCandless HUB OF TREAS~ VALLF, y A Good Place to Live CITY OF MER1DIAN 33 EAST IDAHO MERIDIAN, DAHO 83642 (208) 8.88-4433 · FAX (208) 887-4813 GW ClerkOffice F~x (208) 888-4218 DEPARTMENT (208) 884-5533 · FAX 888-6854 MEMORANDUM: July 30, 2001 To~ From: Re~ Mayor, City Council, Planning & Zoning Commission Freckleton, Assistant to City Engineer ~--- Bruce David McKinnon, Planner ~ Request for Preliminary/Final Plat Approval for Heartwood Subdivision By Heartwood LLC., c/o Pinnacle Engineers, Inc. (File No. PFP-OI-O03) We have reviewed this submittal and offer the following comments, as conditions of the application. These conditions shah be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATIONS SUMMARY Last year a conditional use permit (CUP) was requested, and approved, to allow the applicant to place two office/warehouse buildings on this property. When the CUP was approved both buildings were on the same lot. The applications before you now are a request to have the property divided into two separate parcels, with one building on each lot. The applicant is not proposing any changes to the previously approved landscaping, parking, or site plan design. There are no variances requested as part of this application. Because this is a subdivision request that contains less than 4 lots and it does not include any dedication of public right-of-way the applicant has applied for both a Preliminary Plat and Final Plat approval at this time (Ordinance 12-13-12C). Staff is recommending approval of the PreliminaE~/Final Plat applications. LOCATION & SURROUNDING USES The subject property is located on the northwest com,r of Franklin Road and W. l0th St. The lot is currently zoned I-L. The property is located in an area designated as Existing Urban in the Comprehensive Plan. The following are the zoning classification and uses that surround the subject property: North - Eight-Mile Lateral and existing Mini Storage. South - Franklin Road and Crestwood Estates Subdivision East - COntractor's Yard (Mortensen Construction) West - Vacant land, zoned RT in Ada County CoUncil and )UIRED FINDINGS Sections 12-3-3 J.2. and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision 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's services will be primarily funded by the private developer and will not require major public 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 subdivision should not create any health, safety or environmental problems that should be brought to the attention of the Council or Planning and Zoning Commissioners. PRELIMINARY PLAT SITE SPECIFIC COMMENTS 1. Sanitary sewer and water service to this site shall be via main extensions from the existing mains adjacent to the subdivision in Franklin Road. Per Ordinance 12-13-7.3, an additional common lot should be added along Franklin Road frontage to accommodate the required street landscape buffer. However, due to the fact that this project was previously approved as a CUP, the addition of a common lot for landscaping will not be required. Nevertheless all the landsc~aping (for both lots) shall be installed along prior to occupancy of either building. ( Franklin (/ Mayor, Council and P&Z July 30, 2001 Page 3 Two-hundred-fifty watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Under~ound year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size of landscaped area, primary water supply connection to the City's mains will 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. Detailed landscape plans for all landscape easements were submitted for review and approval with the subject applications. Staffrecommends approval of the Perimeter Landscape Plan Ail signage for the subdivision is subject to the requirements placed on the Conditional Use Permit for the H & W Inc., one single flee-standing 72 square foot monument sign in addition to the permitted wall signage. All signage shall be subject to design review and requires separate permits. 6. Five-foot wide sidewalks shall be installed as previously approved. GENERAL COMMENTS 1. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 21 Off-street parking shall be provided in accordance with City of Meridian Zoning and Development Ordinance 11-13. Paving and striping shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance 11-13-4 and in accordance with Americans with Disabilities Act (ADA) requirements. A drainage 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 areas. Storm water treatment and 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 jurisdiction which has authority over the receiving stream 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. Mayor, Council and P&Z July 30, 2001 Page 4 5. Outside lighting shall be designed and placed so as not to direct illumination on any nearby residential areas and in accordance with City Ordinance Sections 11-13-4.C. and 12-5-2.M. 6. All signage shall be in accordance with the standards set forth in the City of Meridian Zoning and Development Ordinance 11-14. No temporary signage, flags, banners or flashing signs will be permitted. 7. Provide five-foot-wide sidewalks in accordance with City Ordinance 12-5-2.K. 8. All construction shall conform to the requirements of the Americans with Disabilities Act. 9. 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 conform. FINAL PLAT SITE SPECIFIC COMMENTS 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 with the City of Meridian. In addition to these assessments, water and sewer "Late Comers" fees may also be charged against this parcel to help reimburse the parties responsible for installing the water and sewer mains to their current points. 2. Please execute the Certificate of Owners and its accompanying Acknowledgement. Please add or modify the following plat note(s): (8.) The bottom elevation of structural footings shall be set a minimum of 12 inches above the highest established normal ground water elevation. Recommendation Staff recommends approval of these applications with the above noted conditions.