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Home My WebLink AboutStaff REportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: - . : ; E IDIAN~- HEARING DATE: July 1, 2008 I D A'H O TO: Mayor and Ci.ty Council FROM: Kristy Vigil, Assistant City Planner 208-884-5533 Scott Steckline, Development Services Coordinator 208-898-5500 SUBJECT: Cammann Park Subdivision Short Plat Request for Approval of Cammann Park Subdivision Short Plat Consisting of 2 Building Lots on 1.05 Acres in an L-O Zoning District by Todd Meyers (File# SHP-08-OOS). We have reviewed this submittal and offer the following conditioas of the applicant. APPLICATION SUMMARY & LOCATION The applicant, Todd Meyers, has applied for short plat approval of 2 office building lots on 1.05 acres in an L-O zoning District for Cammann Park Subdivision. Camrnann Park Subdivision is located on the northeast corner of NW 8th Street and Cherry Lane in the SW '/o of Section 1, T.3N., R.1 W. It appears this property was previously split incorrectly in 1985 (the applicant did not have documentation that a legal split occurred prior to 1984). Therefore, the applicant is submitting a Short Plat application to legally divide the parcel into two lots. The subject property rneets all of the applicability requirements as stated in UDC 11-6B-SA. Staff recommends approval of Cammann Park Subdivision Short Plat with the comments and conditions stated in this repoa~t. 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: June 9, 2008 and June 23, 2008. c. Radius notices mailed to properties within 300 feet on: June 6, 2008. REQUIRED FINDINGS FROM UDC 11-6B-6 SHP-08-005 Cammann Park Subdivision SHP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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; The Comprehensive Plan designates the future land use of this property as Mixed Use - Regional. The current zoning district of the proposed subdivision is L-O (Limited Office district). Although, the Comprehensive Plan designation is cornmercial the L-O zone is a commercial zoning district. Therefore, the proposed subdivision plat complies with the Gomprehensive 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 and any easements shall be granted. ~ D. There is public fmancial 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 all lots is this 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 rnay 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 finds 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. SHP-08-005 Cammann Park Subdivision SHP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT PLANNING & PUBLIC WORKS DEPARTMENTS - SITE SPECIFIC CONDITIONS Comply with all applicable conditions of approval for CZC-08-007 (Dr. Lou Burhley Office) and dated March 13, 2008. 2. Complete the Certificate of Owners. 3. If the City Engineer's signature has not been obtaineci by 07/O1/09, the Short Plat approval for this subject project shall expire. 4. The proposed short plat shall be recorded prior to occupancy of the proposed office building located on Lot 2, Block 1. 5. Graphically depict on the face of the plat the required landscape buffers along the north boundary of the proposed subdivision, Cherry Lane and NW 8`h Street. 6. Revise or add the following note(s) on the face of the plat prepared by Arrow Land Surveying, Inc., starnped on 06/16/08 by Jeremiah B. Fielding, prior to signature of the short plat by the City Engineer: *.) Add a note addressing the maintenance of the landscape buffers along the north boundary of the site, Cherry Lane, ancl NW 8th Street. *.) Add a note stating, "The bottorn elevation of buildin footing shall be set a minimum of 12 inches above the highest known normal ground water elevation." 7. The landscape plan, prepared by Harvest Design, P.C., and dated 04/28/08 is approved with the following changes: a. Submit a revised landscape plan depicting the required landscaping for Lot 1, Block 1. The landscaping shall be design per the standards set forth in UDC 11- 3B. b. Submit a stamped/signed landscape plan approved by the landscape architect for construction. c. Add the quantity and tree class to the plant material legend. d. Include details for fencing on the plan (picture & description). e. Include a calculations table per the short plat checklist o,n the face of the plan. The landscaping located on Lot 2, Block 1 was approved with CZC-08-007 and has not been reviewed with this short plat submittal. The landscape buffers adjacent to the residential subdivision to the north (Meridian Manor Subdivision No. 1), Cherry Lane, and NW 8`h Street are subdivision improvements and shall be installed prior to occupancy. The internal landscaping for the individual lots/buildings and parking areas are not approved with this short plat, they will be reviewed with each individual CZC. SHP=08-005 Cammann Park Subdivision SHP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Submit three copies of a revised landscape plan to the Planning Department prior to signature of the short plat by the City Engineer. Said plan shall be consistent with the changes listed above. ~ 8. 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, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payrnent 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 REQUIREMENTS 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 systern 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. 3. 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 developrnent improvements, including but not limited to water, sewer, fencing, rnicro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 5. A written certificate of completion shall be prepared by tfie landscape architect, landscape designer or qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The Certificate of Cornpletion shall verify that all landscape improvements, including plant materials and sprinkler installation, are in substantial compliance with the approved landscape plan. 6. 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. 7. 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. SHP-08-005 Cammann Park Subdivision SHP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 8. Applicant shall be responsible for application and compliance with any Section 404 Perrnitting 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. 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 Cammann Park Subdivision (SHP-08-005) with the above stated conditions. Exhibits 1. 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