Loading...
HomeMy WebLinkAboutSparrowhawk Subdivision FP-01-023BEFORE THE MERIDIAN CITY COUNCIL C/C 01/15/02 IN THE MATTER OF THE APPLICATION OF S1TZLAR REAL ESTATE DEVELOMENT, LLC, FOR APPROVAL OF FINAL PLAT FOR SPARROWHAWK SUBDIVISION, LOCATED AT THE NORTHEAST CORNER OF NORTH NOLA ROAD AND EAST FRANKLIN ROAD, MERIDIAN, IDAHO CASE NO. FP-Ol-023 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council for Final Plat approval pursuant to Meridian City Code § 12-3-7 on January 15, 2002, and the Council finding that the Administrative Review is complete which has included certain comments and conditions as stated in a letter to the Mayor and Coundl from Bruce Frecldeton, Engineering Technician III, and Brad Hawkins-Clark, Planner for the Planning and Zoning Department, lis~ing 6 General Requirements and 15 Site Specific Comments, which are herein found fair and reasonable, and at the January 15, 2002 meeting, Shari Stiles, Planning and Zoning Administrator, Gary Smith, Public Works Director, and Bob Unger for the Applicant, commented at the hearing, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SPARROWHAWK SUBDIVISION (FP-O1-023) -1 and no one appeared in opposition, and the Council having considered the requirements of the preliminary plat the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Plat of "SPARROWHAWK SUBDIVISION" as evidenced in Plat bearing the "PLAT SHOWING SPARROWHAWK SUBDIVISION LOCATED IN THE S 1/2 OF THE SW 1/2 OF SECTION 8, T.3N., R. 1E., B.M., ADA COUNTY, IDAHO 2001, HUBBLE ENGINEERING, INC., MERIDIAN, IDAHO, 00-235-01, SHEET 1 OF 2, STAMP DATED: NOV 16 2001," and SITZLAR REAL ESTATE DEVELOPMENT, LLC, is Conditionally Approved subject to those conditions of Staff comments as set forth in the Memorandum to the Mayor and City Coundl from Bruce Frecldeton, Engineering Technician III, and Brad Hawkins-Clark, Planner for the Planning and Zoning Department, dated January` 10, 2002, listing 6 General Requirements and 15 Site Specific Comments, a true and correct copies are attached hereto marked Exhibit "A", and consisting of five pages, and by this reference incorporated herein, with the additional requirements as follows, to-wit: 1.I Deputy Fire Chief, Joseph Silva, requires that a fire-flow of 1,000 gallons per minute shall be available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III.A. 1.2 Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 90.1.3. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SPARROWHAWK SUBDMSION (FP-01-023) -2 1.3 Acceptance of the water supply for fire protection shall be by the Meridian Water Department. 1.4 Final approval of the fire hydrant locations shall be by the Meridian Fire Department. 1.5 All radii shall be 28' inside and 48' outside radius. 1.6 Insure all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the UFC. 1.7 The roadways shall be built to Ada County Highway Standards. UFC 902.2.1. 1.8 All access roads within the project shall have a clear driving surface with a minimum width of 20'. 1.9 The Nampa & Meridian Irrigation District has concerns over the storm drainage, as long as it is retained on site no further review would be necessary but if it leaves the site the District shall require a Land Use Change application. 1.10 The Central District Health Department's requirements shall be complied with as addressed in the District's Environmental Health Division letter dated December 12, 2001. Additionally, the applicant shall comply with the requirements of the action of the City Council taken at their January 15, 2002 meeting as follows: 1.11 Pertaining to the Requested Preliminary Plat Modifications nt~mber 2.2 it shall read as follows: "Due to the intermittent flow of irrigation water, to the property, the Nampa & Meridian Irrigation District is considering some ldnd of a pump station for this general area, down near the proposed Tamura & Berry project. Additionally, pertaining to the estimated water pressure for the project, the solution to providing more pressure to this site is to connect to the high pressure zone, ~vhich is several thousand feet to the east. The water line ~vould have to be ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SPARROWHAWK SUBDIVISION (FP-01-023) -3 extended from Eagle Road on Franklin to the west across the frontage of the project." 1.12 Pertaining to the Requested Preliminauf Plat Modifications number 2.10 is shall read as follows: The landscaping shall be maintained by the property owner's association through the CC&R's." 1.13 Site Specific Comment number 3 shall read as follows: "All perimeter fencing shall be cedar fencing with metal posts, and no wooden posts shall be allowed." 1.14 Site Specific Comment number 8 shall read as follows: "The applicant shall obtain approval of the Landscape Plan prior to signature on the Final Plat." 1.15 Site Specific Comment number 9 shall read as follmvs: "Pertaining to the other remaining trees on the site, particularly surrounding the current house, the applicant shall mitigate for any trees to be removed in that area. The Locust trees that have already been removed will not have to be mitigated': 1.16 Site Specific Comment number 4.6) shall now read as follows:" I. 17 Site Specific Comment number 7 shall be deleted.. 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: 2.1 The Plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash has been ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SPARROWHAWK SUBDIVISION (FP-O 1-023) of issued guaranteeing the completion of off-site and required on- site improvements. By action of the City Council at its regular meeting held on the /~~''5/'A~ day J~."'r t-'~X ~-/vU~ ,2002. ~6~'RO~RT d. CO~E city Clerk Copy served upon Applicant, the Planning and Zoning Department and the Public W ksDp ' or e artment . ,. ,,~ ., ~ .... Dated: Z:\Work~Vl~leridian~Meridian 15360M~Sparrowhawk~FPOrder01.023.doc ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SPARROWHAWK SUBDMSION (FP-01-023) -5 A Good Phce to Iive CITY OF MERIDIAN 33 EAST IDAHO MERIDL~.N, ID~.IO 83642 ('zos) 88S-*~ - F~X (208) 887-4S~ M~MORANDUM: To' From: January 10, 2002 ,councilRECEIVED Planning & Zoning Commission/Mayor & CiB JAN 1 1 2002 Brace Frecldeton, Assi,ant to Ci~ceer City Of Meridi= Brad Hawkins-Clark, Planner City Clerk Re: Request for Final Plat approval of Three (3) Commercial Lots on 20.20 A~res for Proposed Sparrowhawk Subdivision (File #FP-01-023) by Sitzlar Real Estate Development, LLC Fire have reviewed this submittal and offer the follOWing comments, as conditions of the applicant. These conditions shall be considered in ful~ unless expressly modified or deleted by motion of the Men'dian City Council: APPLICATION SUMMARY The subject application plats two (2) existing parcels into :a new, three-lot commercial subdivision on East Franklin Road. An Annexation and Preliminary Plat application were approved in February 2001. The land is zoned C-G. The Applicant also currently has a planned DevelOpment application before the P&Z Commission for this same propew], including a 54- unit apartment complex on Lot I with a proposed mix of uses including fuel service station, bank and restaurant pads and office buildings on Lots 2 and 3. The Applicant has proposed three {3) modifications to the Preliminary Plat, which the Council will need to address as part of the 1-15-02 public hearing. LOCATION . The property address is 1960 B. Franklin Road, located at the NE comer of Nob Road and Franklin Road. The subject property has approximately 1,880 ~t of frontage on Franklin Road. SURROUNDDIG ~RO. PZRTI~S . ........ line North. SeVen (7) lots m L~cust Orove Industrial Park, zon.e.o l-L, aout me norm prope~ . All seven lots are built-ont. Some of the existing businesses include Tyco, NW Machine & Manufacturing, ABC0 and tho MSD Central Receiving Building. These lots are separated from the subject parcel by a combination ofbarbad wire and chain link fences. South - Nine (9)residential lots in G-reenhill Estnte~ Subdivision are on the south side of Franklin Road, zoned RI (Ada County). Three (3) other Ada County parcels, zoned RUT, are to the west of Greenhill Estates and have single-family residences. 2~yor and Council ./fan~ary 10, 2002 Page 2 · East - The Meridian School District owns a 12.5-acre parcel that abuts the east boundary of this parcel. The northern half of this parcel is the Merid!an Academy school site .and.the so.u. the~ ~_~o~n of the parcel is undeveloped. The Wooden Nlckle bar/restaurant occupms me sman out- parcel shown on the plat in the SE comer. west - A single family residence, zoned RUT (in Ada County), is situated on a 1.5-acre parcel at the NW comer of proposed subdivision. A:vacant, 8.5,acre parcel owned by Arthur Berry and Doug Tamura, zoned C-G (Meridian), is at the NWC of Nola and Franklin, directly west of subject site. REQUESTED PRELIMINARY PLAT MODIFICATIONS In Hubble Engineering's 11-15-01 application cover letter, three (3) modifications to the preliminary plat are requested. Staff will address each of these below for Council discussion and consideration: Condition 2.2 - The Applicant has stated extenuating problems with adequate water rights to thi.~ property to serve the amount of proposed landscaping: However, no solution to the problem has been proposed. Prior to the 1-15-02 Final Plat hearing, Staff recommends the Applicant provide an estimate of the total water demand necessary to adequately serve the proposed landscaped buffers shown on the Landscape Play_ The estimate should also take into account all landscape areas shown on the pending Planned Development Site Plan. Applicant should also clarify with NMID if any of the existing water rights could be effectively utilized to provide landscape watering, even if through a source other than pressurized irrigation. If a well source is not possible and potable water is the only viable source, Staffrecommends the Landscape Plan be modified to incorporate at least 50% of the plant material as drought wlerant species, or some other creative measure to incorporate water conservation into the required landscaped areas. The Nampa & Meridian Irrigation District has indicated to the applicant and staff that they would like to work with the property owner's to the west, Tamura & Berry parcel, on the design of a regional pressurized irrigation station on the Five Mile Creek. If Council: approves the variance/waiver, staff would recommend that the applicant be required to design, their irrigation system for the ease of future conversion to the proposed regional NMID system. Condition 2.10 - Previously, the Council has allowed a waiver of the common landscape lot requirement. As long as the Franklin Road and Nola Road landscaping is maintained by the business owner's association through CCR'S' Staff supports this modification. Condition 2.15 - When projects are constructed adjacent to ACHD roadway projects that are in their Five Year Work Program, the City has both waived our ordinance requirement for a sid~vcalk prior to oc. cupmmy and, in other instances, has'required a temporary asphalt path until the permanent concrete walkway can be constructed, Depending upon the timing of Sparrowhawk's developnmnt,' time could be pedestrian safety issues given the proposed apartment complex on Lot 1. If the apartment complex is approved and occupancy granted by 2003, it could be 18-20 months before the permanent' sidewalk is built. Staffrecommends Council grant the proposed modification, with the caveat that a temporary, off-street Council 10, 2002 walkway may be a condition of future CUP applications within the subdivision. The five-foot sidewalk should still be constructed along North Nola Road~ SITE SPECIFIC COMMENTS 1. Applicant is to meet all terms of the approved preliminary plat, except as otherwise modified by City Council (see above). : 2. Street signs are to be in place, water system shall be approved and a~tivated, pressurized irrigation system approved and activated, fencing installed, and road base approved by the Ada County Highway District prior to applying for building permits. 3. Applicant shall be responsible to construct permanent perimeter fencing as per the submitted LendscapefFencing Plan (Sheet L-l, dated 11-21-01). Applicant should clarify for the record that chain link fencing is proposed along the entire east boundary. Sheet L~ 1 is un, lear as to whether the east boundary will be split between cedar and chain link or all chain link..All required fencing is to be in place prior to applying for building permits. Revise and/or modify the following notes: 6) 7) d permanent cross access easement is in effect between Lots 1, 2 and 3, Block 1. A mcmimum of three (3) driveways shall be approved on E. Franklin Road for this subdivision. · 8) The bottom elvation of structural footings shall be set a minimum of 12-inches above the highest established normal ground water elevation. Add '~qPLATTED' notation to the plat along the east side of the subdivision. Landscaping shall be in~talled per tho approved Landscape Plan (Sheet L-I, dated 11-21- 01), on the condition that adequate and appropriate.' water supply is provided to the satisfaredon of the City. A letter of credit or cash sur~y in the mount of 110% will be required for all renting, landscaping, pressurized irrigation, sanitary sewer, water, etc. prior to City signature on the Final Plat. All required landscaping shall be constructed prior to issuance of ceffificates of, occupancy for future buildings. A revised Landscape Plan that calls out species and tree sizes shall be submitted to the P&Z Department prior t9 signature on the Final Plat. The Applicant shall verify in writing that the ditch ~hown on the Preliminary Plat at Fr, nklin Road, which accommodates Nampa Meridian Irrigation District's Barker Lateral, will remain intac~ and that the ditch tile is outside the required 35-foot landscape setback. It is unclear to Staff from the Landscape Plan if this is the case. Condition 2.9 of the Preliminary Plat Decision and Order required mitigation for all existing trees four (4) inch caliper or greater that are removed from the site. Since l~P.Ol.02~ & Spe~rowh~wk 8ubdivi~ion. FP 10, 2002 10. 11, approval of the Preliminary Plat, the property has been largely cleared of all vegetation, including trees. The Landscape Plan called out several existing trees but did not specify size or the need for any mitigation. The Applicant shall verify this with the landscape architect and address this item in writing prior to the Council meeting. Sanitary sewer service to this site will be via a new main extension from the existing Five Mile Trunk in Franklin Road. Applicant will be responsible to construct lateral sewer and water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Depa, hl~ent. Domestic water service to this site is proposed via an extensions of the existing main installed adjacent to this development. As proposed, the development would be served by a main that is expected to provide pressures in the 50-PSI range. This low pressure situation can be rectified by connection to the high pressere main which is approximately 0.4 miles east of the site. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 12. 13. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street finish ee, nterline elevations are set a minimum of three feet above the highest established normal groundwater elevation. This certification will be required prior to approval of the development plans. The subdivision boundary on the face of the plat should be drawn to the c~nteriines of Franklin and Nola Roads since they are the current lines of ownership. Please reference a "Real Point of Begipning~ that will be out of the future right-of-way, and add any information of record to the face of plat, and show in the Legend. 14. Change the date of Plat to 2002. 15. Staff's failure to cite specific ordinance provisions or.terms of the approved preliminary plat does not relieve Applicant of responsibility for compliance. GENERAL REQU-IREMENTS All irrigation ditches, laterals of canals, exclusive of natural waterways, interseeting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordlnn~.~e 12-4~.13; Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users associatior~ with written confirmation of said approval submitted to the Public Works Department. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 10, 2002 One hundred watt, high-pressure sodium i:sir~ghts:will be required at locations designated by the Public Works Department!:.,?~;~.l streetlights shall be installed at subdivider's expeose. Typical locations are at str~intersections and/or fire hydrants. Submit "Final" letter from the Ada County' Street Name Committe% approving tim subdivision and street names. Make any corrections necessary to conform. Coordinat~ fire hydrant placement with the City of Meridian's Water .Works Superintendent. Provide five-font-wide sideWalks in accordance with City Ordinance Section 12-5-2.K.