HomeMy WebLinkAboutSilverstone Corporate Center No. 2 PP 01-025BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 02/19/02
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR SILVERSTONE
CORPORATE CENTER PHASE
Il, LOCATED AT THE
SOUTHEAST CORNER OF E.
OVERLAND ROAD AND S.
EAGLE ROAD, MERIDIAN,
IDAHO
BY: SUNDANCE
INVESTMENTS LIMITED
PARTNERSHIP OR
ASSIGNS,
APPLICANT
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Case No. PP-01-025
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entitled matter coining on regularly for public hearing before the
City Council on February 19, 2002, and and Shari Stiles, Planning and Zoning
Administrator, and Cornell Larsen, appeared and testified, and the City Council
having received a report from David McKinnon, Planner II for Planning and Zoning,
and Bruce Freckleton, Engineering Technician III, and the City Council 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II/(PP-01-025) 1
"PRELIMINARY PLAT, SILVERSTONE CORPORATE CENTER PHASE 2
SUBDIVISION, PRELIMINARY PLAT- W ~/2, NW ¥4 S. 21, T. 3. R. i, THE
SUNDANCE COMPANY, ADA COUNTY, IDAHO, PROJECT NO. 201-02,
DRAWING FILE NAME: prelim_plat.dwg 111401 114808, SURVEYED BY:
LFC~PWL\WJS, DRAWN BY: CEC, DATE: 11/14/01, HANDWRITTEN DATE:
11/15/01, QUADRANT CONSULTING, INC., OWNER- THE SUNDANCE
COMPANY, DEVELOPER - WILLOW BROOK DEVELOPMENT, INC.",
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 General Retail and Service Cmnmercial
District (C-G), and requires connection to the Municipal Water and Sewer System.
[Meridian City Code § 11-7-2 K]
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 PLAT
SILVERSTONE CORPORATE CENTER PHASE II/(ppo01-025) 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 and as proposed by the developer as stated on the prelimina~ 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 Council 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, SILVERSTONE
CORPORATE CENTER PHASE 2 SUBDIVISION, PRELIMINARY PLAT - W V2,
NW 1/4 S. 21, T. 3. R. 1, THE SUNDANCE COMPANY, ADA COUNTY, IDAHO,
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II / (PP-01-025) 3
PROJECT NO. 201-02, DRAWING FILE NAME: prelim_plat.dwg 111401
114808, SURVEYED BY: LFCXPWL\WJS, DRAWN BY: CEC, DATE: 11/14/01,
HANDWRITTEN DATE: 11/15/01, QUADRANT CONSULTING, INC., OWNER
- THE SUNDANCE COMPANY, DEVELOPER - WILLOW BROOK
DEVELOPMENT, INC.".
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, SILVERSTONE CORPORATE CENTER PHASE 2
SUBDIVISION, PRELIMINARY PLAT - W t/2, NW 1/4 S. 21, T. 3. R. 1, THE
SUNDANCE COMPANY, ADA COUNTY, IDAHO, PROJECT NO. 201-02,
DRAWING FILE NAME: prelim_plat.dwg 111401 114808, SURVEYED BY:
LFC~PWL\WJS, DRAWN BY: CEC, DATE: 11/14/01, HANDWRITTEN DATE:
11/15/01, QUADRANT CONSULTING, INC., OWNER- THE SUNDANCE
COMPANY, DEVELOPER - WILLOW BROOK DEVELOPMENT, INC." is hereby
conditionally approved; and
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II / (PP-01-025) 4
2. The conditions of approval are as follows to-wit:
Adopt the Recommendations of the Planning and Zoning and Engineering
staff as follows:
SanitaEf sewer service to this site shall be from an extension of the Five
Mile Trunk. The applicant shall be responsible to construct lateral sewer
mains to and through this proposed development. Subdivision designer
to coordinate main sizing and routing with the Public Works Department.
The Public Works Department has made major concessions by allo,Mng
modifications from the Sewer Master Plan, by permitting the sewer to be
placed inside the development instead of in or along Eagle Road. Sewer
mains shall not be allowed ~vithin landscape areas, beneath landscape
islands, and manholes shall not be allowed in parldng and loading areas.
The applicant shall be subject to latecomer's fee. Payment of the
latecomer's fee is required prior to signature on the final plat map by the
City Engineer.
Water service to this site shall be from an extension of existing ~vater
mains in Overland and Eagle Roads, as well as from a new City well
currently under construction on Lot 2, Block 2 of Silverstone Corporate
Center. The applicant shall be responsible to construct water mains to
and through this proposed development. Subdivision designer to
coordinate main sizing and routing with the Public Works Department.
The applicant shall be subject to applicable water main latecomer's fee.
Payment of the Latecomer's fee is required prior to signature on the final
plat map by the City Engineer.
The sidewalks shall be detached along Eagle Road and a nrinimum 5-foot-
wide landscaped parle/cay shall be installed bet~veen the edge of pavement
and sidewalk in accordance with the adopted Landscape Ordinance. A 5-
foot-wide sidewalk shall also be required along all public streets on the
interior of the subdivision.
The 35-foot wide landscape buffer shall be recorded as an easement and
not as a common lot.
A note shall be added to the face of the Plat indicating that all required
landscape easements be maintained by the Business Owners Association.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II / (PP-01-025) 5
I0.
11.
12.
13.
Applicant has indicated that the pressurized irrigation system ~vithin this
development is to remain private. The applicant shall be required to
provide a backup source to the pressurized irrigation system. The Public
Works Department as part of the development plan-review process shall
review plans and specifications for the irrigation system. A draft copy of
the pressurized irrigation system O&M manual must be submitted prior
to plan approval.
The applicant may build a single building on one or more lots or a
building on each individual lot.
Applicant shall comply with the requirements of the Sanitary. Services
Department for garbage disposal.
Submit letter from the Ada County Street Name Committee, approving
the subdivision and street names. Make any corrections necessary to
conform.
Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
Assessment fees for water and sewer service are determined during the
building plan review process.
Two-hundred-fifty- and 100-svatt, high-pressure sodium streetlights shall
be required at locations designated by the Public Worlcs Department. All
streetlights shall be instmlled 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 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 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 conunon open
area.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II / (PP-01-025) 6
I4.
Show all existing and proposed easements for irrigation/drainage
facilities located within the boundaries of this proposed development
(i.e., Ridenbaugh Canal easement).
15.
Elimination of the cul-de-sac north of Copperpoint Dr. is not
considered a significant change to the Preliminary Plat.
Adopt the Recommendations of ACHD as follows:
16.
Dedicate 48-feet of right-of-~vay from the centefline of Eagle Road
abutting the parcel by means of recordation of a final subdivision plat
or execution of a warranty deed prior to issuance of a building permit
(or other required permits), whichever occurs first. Allow up to 30
business days to process the right-of-way dedication after receipt of all
requested material. The owner will be paid the fair market value of the
right-of-way dedicated which is an addition to existing ACHD right-of-
way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with ACHD
Ordinance # 195. The right-of-way purchase agreement tnust be
completed and signed by the applicant prior to scheduling the final plat
for signature by the ACHD Commission.
17.
Construct a 5-foot wide detached concrete sidewalk on Eagle Road
located 2-feet within the new right-of-way. Coordinate the location
and elevation of the sidewalk with District staff. If the sidewalk
meanders outside of the right-of-way, provide an easement for the
sidewalk.
18.
Construct three public roadways extending off East CopperPoint Way,
as proposed. The roadways are Brookstone Way, Rolling Stone Way
and Cobblestone Way.
· Brookstone Way is located on East Copper Point Drive
approximately 360-feet east of Eagle Road.
· Rolling Stone Way is located on East Copper Point Drive
approximately 680-feet east of Eagle Road.
· Cobblestone Way is located on East Copper Point Drive
approximately 1,000 feet east of Eagle Road
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II / (PP-01-025) 7
19.
20.
21.
22.
23.
24.
25.
26.
Construct all public roads within the subdivision as 40-foot street
sections with curb, gutter, and 5-foot wide concrete sidewalks within
54-feet of right-of-way.
Construct an ACHD approved turnaround at the end of Cobblestone
Way, Rolling Stone Way and Brookstone Way. Submit a design of
the turnaround for review and approval by District staff.
The turnarounds shall be constructed to provide a minimum turning
radius of 55-feet.
Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District. Contact Construction
Services at 387-6280 (with file numbers) for details.
Any existing irrigation facilities shall be relocated outside of the right-
of-way.
All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
Other than the access points 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
the final plat.
Comply with all of ACHD's Standard Requirements in their report
dated January 9, 2002.
27. Additionally, comply with the Preliminary Plat report frmn ACHD
dated January 10, 2002 as follows:
a. Drainage plans shah be submitted and subject to revie~v and
approval by the District.
b. If public street improvements are required: Prior to any
construction within the existing or proposed public right-of-way, the
following shall be submitted and subject to review and approval by
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II / (PP-01-025) 8
the District:
1. Three complete sets of detailed street construction drawings
prepared by an Idaho registered professional Engineer.
2. Execute and Inspection Agreement between the Developer and
the District together with initial payment deposit for
inspection and/or testing services.
3. Complete all street improvements to the satisfaction of the
District, or execute a Surety Agreement between the Developer
and the District to guarantee the completion of the
construction of all required street improvements.
Furnish a copy of the Final Plat showing street names as approved
by the Local Government Agency having such authority together
with the payment of fee charged for the manufacturing and
installation of all street signs.
If Public Right-of-Way Trust Fund deposit is required, make the
deposit to the District in the form of cash or cashier's check for the
amount specified by the District.
e. Furnish easements, agreements and all other datum or documents as
required by the District.
Furnish Final Plat drawings together with the plat and plan reviexv
fees for District acceptance and endorsement. The final plat must
contain the signed endorsement of the Owner and the Land
Surveyor's certification.
g. All of the material must be submitted to District staff two-weeks
prior to Commission review of the final plat.
Approval of the plat is valid for one year. The Commission will
consider an extension of one year if requested within 15-days prior
to the expiration date.
Adopt the Meridian Fire Department Recommendations as follows:
28.
A fire-flow consistent with the Uniform Fire Code shall be provided to
service the entire project. Fire hydrants shall be placed an average of
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II / (PP-Ol-025) 9
400' apart.
29. Operation fire hydrants and temporary or permanent street signs are
required before combustible construction begins.
30. Acceptance of the water supply for fire protection shall be by the
Meridian Water Department.
31. Final Approval of the fire hydrant locations shall be by the Meridian
Fire Department.
32. All radii shall be 28' inside and 48' outside radius.
33. Insure that all yet undeveloped parcels are maintained free of
combustible vegetation.
34. The roadways shall be built to ACHD standards.
35. All processes and storage shall comply with the Uniform Fire Code.
Adopt the Recommendation of the Nampa & Meridian Irrigation District.
36. Applicant shall apply for a land use change/site application.
37. All laterals and waste ways shall be protected and all municipal surface
drainage shall be retained on site. If any surface drainage leaves the
site, the District must revie~v drainage plans. The developer must
comply with Idaho Code §31-3805. Irrigation water shall be made
available to all developments within the District.
Adopt the Recommendations of the Central District Health Department as
follows:
38.
The Applicant's central sewage and central water plans must be
submitted to and approved by the Idaho Department of Health
Welfare, Division of Environmental Quality.
39. Run-off is not to create a mosquito breeding problem.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II/(PP-01-025) 10
40.
Stormwater shall be pretreated through a grassy swale prior to
discharge to the subsurface to prevent impact to groundwater and
surface water quality.
41.
The Engineers and architects involved ~vith 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.
Adopt the Recommendations of the Sanitary Service as follows:
42. Expand the gate access for the dumpster enclosure at CopperPoint.
43.
If service is going to be for three buildings, then daily service on an 8
yard dumpster shall be required.
Additionally, adopt the action of the Council from their February 19, 2002
meeting as follows:
44.
Applicant shall have the option of eliminating the cul-de-sacs on the
south side of CopperPoint Way, to allow for flexibility to accommodate
the building sizes on the lots by any future tenants; if there will be a
building which will be built across the cul-de-sac rights-of-way as shown
on the preliminary plat.
45.
Applicant shall not be required to provide a micropath along the north
side of the Ridenbaugh Canal.
46.
That the Mayor shall correspond with the Ada County Highway
Commission to address the below issue. Additionally, if the Commission
does not agree, then it shall be requested as a topic for a joint meeting.
(The developers of Silverstone Corporate Center have proposed to
construct curb, gutter and sidewalk for the full half-mile stretch along
both sides of Eagle Road south of Overland. In return, they are requesting
an off-set to their impact fees. However, to date, ACHD has not been
supportive of allowing the curb and gutter installation. P&_Z and Public
Worlcs staff supports the developers' request and believe the curb and
gutter improvements should be made at the time of subdivision
development, assuming the ultimate right-of-way line is firm.)
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II / (PP-01-025) 11
day of
By action of the Citv Council at its regular meeting held on the
ROLL CALL
COUNCILMAN BIRD VOTED ~'-~
COUNCILWOMAN deWEERD
COUNCILWOMAN McCANDLESS
COUNCILMAN NARY
VOTED__~
VOTED__.~a--
VOTED_~--~t~
MAYOR ROBERT D. CORRIE VOTED
(TIE BREAKER) ~=::2. ~
Copy serced upon Applicant, The Planning and Zoning Department,
Public Works Department and City Attorney.
city Clerk
Z:\Work~VleridianhMeridian 15360M~Si[verstone Corp Cntr Phase II AZOl-025 PP01-025
043~FfClsOrdPP.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
SILVERSTONE CORPORATE CENTER PHASE II / (PP-01-025) 12