HomeMy WebLinkAboutREV Staff ReportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: Meeting Date: January 27, 2009
E IDIAN
TO: Mayor and City Council ~ ®~ ~ o
FROM: Kristy Vigil, Assistant City Planner
208-884-5533
Scott Steckline, Land Development Supervisor
208-898-5500
SUBJECT: FP-08-018
Pinebridge Subdivision No. 1
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Pinebridge Subdivision No. 1 (FP-08-018) with
the following comments and conditions of the applicant. These conditions shall be considered in
full, unless expressly modified or deleted by motion of the Meridian City Council.
APPLICATION SUMMARY & LOCATION
The applicant, Stanley Consultants, Inc., has applied for final plat approval of 5 commercial
building lots and 2 common lots on 19.18 acres of land for Pinebridge Subdivision No. 1. The
site is located in a C-G (General Retail and Service Commercial District) zone district.
Pinebridge Subdivision No. 1 is located north of Pine Avenue and approximately a '/2 mile west
of Eagle Road in Section 8, T. 3N., R. 1 E. This property has not been previously platted
The City Council approved the preliminary plat for Pinebridge Subdivision on November 7,
2007. The submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Pinebridge Subdivision No. 1 subject to the following
conditions and requirements.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved, development agreement (#108022893),
annexation (AZ-07-006), rezone (RZ-07-010), variance (VAR-07-007), and preliminary
plat (PP-07-008) applications for this subdivision.
2. If the City Engineer's signature has not been obtained by 11/07/09, the Final Plat
approval for this subject phase shall expire.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and
the accompanying acknowledgement signed and notarized.
FP-08-018 Pinebridge Subdivision No. 1 FP.doc PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. Prior to signature of the final plat by the City Engineer, all existing structures shall be
removed or relocated from the site.
5. A 10-foot wide easement for utilities, drainage, street lights, and irrigation is depicted on
each side of E. State Street. In addition, graphically depict on the face of the plat a
minimum 5-foot wide landscape buffer on each side of E. State Street for planting trees
and shrubs.
6. Graphically depict on the face of the plat a minimum 10-foot wide multi-use pathway and
associated landscaping public access easement. The easement shall be located on the
eastern boundary of the subdivision connecting Pine Avenue and the north boundary of
the subdivision.
7. The public access easement shall be recorded for the pathway prior to release of any
building occupancy.
8. The pathway shall be at least ten feet wide and constructed in accordance with the
specifications contained in the Master Plan, Chapter 3, Design Guidelines. Variations
from the specifications shall be reviewed on a case by case basis by the Parks Director.
9. The City will assume maintenance of pathways subject to the following: 1) The pathway
must connect from one major street to another. 2) The continuous pathway segment must
be at least 1/z mile long. 3) Public access must be granted.
10. At locations where the pathway crosses streets or drive aisles, the pathway surface shall
be delineated separate from the driving surface using scored concrete, pavers, or similar
treatment.
11. Prior to signature of the final plat by the City Engineer, the applicant shall submit a copy
of the signed license agreement with ACHD for roundabout landscaping located within
the right-of--way on N. Webb Way.
12. A cross-access agreement shall be recorded for all commercial lots within the
subdivision. This agreement shall be recorded and a copy of the recorded agreement shall
be submitted to the City prior to the City Engineer's signature on the final plat OR a note
shall be added to the face of the final plat granting cross-access.
13. Revise or add the following note(s) on the face of the plat prepared by Stanley
Consultants, Inc., stamped on 08/06/08 by Michael E. Marks, prior to signature of the
final plat by the City Engineer:
*.) Add a note addressing the maintenance responsibilities of the 10-foot wide
landscape buffer along each side of E. State Street.
*.) Add a note addressing the maintenance responsibilities of the 10-foot wide multi-
usepathway and associated landscaping public access easement.
*.) Add a note, "This plat is subject to the develo mp ent agreement recorded as
instrument number 108022893 of Ada County Records."
FP-08-018 Pinebridge Subdivision No. 1 FP.doc PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
*.) Add a note, "The bottom elevation of footings shall be set a minimum of 12
inches above the highest known normal ground water elevation."
14. The landscape plan, prepared by Stanley Consultants, Inc., and dated 08/05/08 is
approved with the following changes:
a. Include the tree class in the plant legend;
b. Include the quantity of each species in the plant legend;
c. Include planting and installation details as necessary to ensure conformance with
all required standards on the face of the plan;
d. Include a calculations table per the final plat checklist on the face of the plan;
e. The required landscape buffers shall be constructed per UDC 11-3B-7 (additional
trees required), revise plan accordingly;
f. Per UDC 11-3B-7C3, large shrubs, hedges, and conifers shall be used sparingly.
Revise the plan to include additional shade and ornamental trees located in the
buffers along Pine Avenue, State Street and Webb Avenue;
g. Relocate conifers in the landscape buffers along Pine Avenue, State Street, and
Webb Avenue to the center of the buffer per UDC 11-3BSC; and
h. Depict the required 10-foot wide multi-use pathway and associated landscaping
on the face of the plan.
The landscape buffers adjacent to Pine Avenue, State Street, and Webb Avenue are
subdivision improvements and shall be installed prior to occupancy of the first building.
Submit three copies of a revised landscape plan to the Planning Department prior to
signature of the final plat by the City Engineer. The revised plan shall be consistent with
the changes listed above.
15. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7,
and as proposed on the landscape plan. Temporary construction fencing to contain debris
shall be installed at the subdivision boundary where permanent fencing does not exist.
Perimeter fencing shall be installed on the east side prior to release of building permits
for this subdivision.
16. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter
from the United States Postal Service stating that the applicant has received approval for
the location of mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-
1620 for more information.
17. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to
UDC 11-3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other
non-vegetated surface materials shall not be used in open space lots, except as permitted
under UDC 11-3B-11. If the stormwater detention facility cannot be incorporated into
the approved open space and still meet the standards of UDC 11-3B-11, then the
applicant shall relocate the facility. This may require losing a developable lot or
developable area. It is the responsibility of the developer to comply with ACHD, City of
Meridian and all other regulatory requirements at the time of final construction.
FP-08-018 Pinebridge Subdivision No. 1 FP.doc PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
18. Staff's failure to cite specific ordinance provisions or conditions from the preliminary
plat 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
and the Flume Canal, 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 system shall be approved and activated, fencing
installed, sewer line shall be installed and passed air test and video inspection, final plat
recorded 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 development improvements, including but not limited to water, sewer, fencing,
micro-paths, pressure irrigation and landscaping shall be installed and approved prior to
obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1.
5. A written certificate of completion shall be prepared by the landscape architect,
landscape designer or qualified nurseryman responsible for the landscape plan upon
completion of the landscape installation. The Certificate of Completion shall verify that
all landscape improvements, including plant materials and sprinkler installation, are in
substantial compliance with the approved landscape plan.
6. The applicant shall provide a 20-foot easement for all public water/sewer mains outside
of public right of way (include all water services and hydrants). The easements shall not
be dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian's standard forms. The easement shall be graphically depicted on the plat for
reference purposes. Submit an executed easement (on the form available from Public
Works), a legal description, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11"map with bearings and distances (marked EXHIBIT B)
for review. Both exhibits must be sealed, signed and dated by a Professional Land
Surveyor. DO NOT RECORD. Add a note to the plat referencing this document.
7. Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to plan
approval.
8. 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.
FP-08-018 Pinebridge Subdivision No. 1 FP.doc PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
9. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
11. 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.
12. Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian
Engineering Department at (208)898-5500 for inspections of disconnection of services.
Wells may be used for non-domestic purposes such as landscape irrigation if approved by
Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
13. Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
14. The engineer shall be required to certify that the street centerline elevations are set a
minimum of 3-feet above the highest established peak groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above.
15. The applicant's design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation
district or the ACHD. The design engineer shall provide certification that the
facilities have been installed in accordance with the approved design plans. This
certification will be required before a certificate of occupancy is issued for any structures
within the project.
16. At the completion of the project, the applicant shall be responsible to submit record
drawings per the City of Meridian AutoCAD standards. These record drawings must be
received and approved prior to the issuance of a certification of occupancy for any
structures within the project.
17. The applicants design engineer shall certify that all seepage beds out of the public right-
of-way are installed in accordance with the approved design plans. This certification must
be received by the City of Meridian Public Works Department prior to the project
receiving final approval
Exhibits
1. Final Plat
2. Landscape Plan
FP-08-018 Pinebridge Subdivision No. 1 FP.doc PAGE 5
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
1. Final Plat
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FP-08-018 Pinebridge Subdivision No. 1 FP.doc PAGE 6
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2. Landscape Plan
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FP-OS-018 Pinebridge Subdivision No. 1 FP.doc PAGE 7