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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Meeting Date: TO: FROM: September 28, 2010 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN IDAHO Scott Steckline, Land Development Supervisor 208-887-2211 SUBJECT: FP-10-007 -Commercial North Subdivision I. APPLICATION SUMMARY The applicant, Brighton Properties, LLC, has applied for final plat approval of 1 commercial building lot on 1.48 acres of land for the Commercial North Subdivision. The proposed subdivision is currently zoned C-G (General Retail and Service Commercial District). The property is located on the east side of Linder Road, north of McMillan Road in SW '/ of T. 4N., R. 1 W., Section 25. This is the second final plat proposed for Paramount Commercial Southwest Subdivision. As part of this phase, the applicant is proposing to plat one commercial lot and extend W. Deer Crest Street to create local street access for the proposed commercial lot and the adjoining developing 3.49 acre parcel (approved for a self service facility) located north and east of the proposed subdivision. The proposed roadway also stubs along the eastern boundary and provides future connectivity to the residential development planned for the property east of the proposed subdivision. The City Council approved the preliminary plat for Paramount Commercial Southwest Subdivision on September 25, 2007. The plat contained 18 commercial lots on 18.5 acres of land in a C-G zoning district. The first phase platted with four (4) commercial lots on 3.77 acres and is not contiguous with the subsequent phase. Per UDC 11-6B-3C, a final plat should be reviewed for substantial compliance with the approved preliminary plat. The following changes are allowed by UDC to grant approval of a final plat in order to determine substantial compliance with the approved preliminary plat: • The number of buildable lots is the same or fewer; • The amount of common open space has increased; • The amount of open space is relocated with no reduction in the total amount; • The number of open space lots has increased and • The transportation authority has required minor changes. Based on the aforementioned criteria, Staff finds the proposed final plat to be in substantial conformance per UDC 11-6B-3C and the approved preliminary plat attached as Exhibit B as no substantive changes. are proposed with this phase. The applicant has until June 20, 2011 to obtain the City Engineer's signature on the final plat or apply for another time extension in accord with UDC 11-6B-7. IL STAFF RECOMMENDATION Staff recommends approval of the Commercial North Subdivision final plat subject to the conditions noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. Commercial North Subdivision FP.doc PAGE 1 III. SITE SPECIFIC CONDITIONS Applicant is to meet all terms of the approved Paramount development agreement (instrument # 103137116), annexation (AZ-03-006), conditional use permit (CUP-03-008), Paramount Commercial Southwest modified development agreement (instrument # 107145935), preliminary plat (PP-07-011) and time extension (TE-09-023) applications for this subdivision. 2. If the City Engineer's signature has not been obtained by 06/20/2011, the Final Plat approval for this subject phase shall expire. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. Revise or add the following note(s) on the face of the plat prepared by Mason & Stanfield, Inc. stamped on 08/10/10 by Darin Holzhey, prior to signature of the final plat by the City Engineer: 1.) Add note to the face of the plat, This plat is subject to the development agreements recorded as instrument numbers 107145935 and 103137116 of Ada County Records. 2.) Add a note to the face of the plat that addresses the maintenance responsibilities for the landscape buffers along N. Linder Road and W. Deer Crest Street. 3.) Graphically depict on the face of the plat the required 10-foot wide landscape buffer on the north side of W. Deer Crest Street. 4.) Graphically depict on the face of the plat the required 25-foot wide landscape buffer, removing the word easement, on the east side of N. Linder Road; not a 23-foot wide buffer as proposed. 5.) Graphically depict on the face of the plat a 10-foot public utility, drainage and irrigation easement along the south side of Lot 1, Block 1. The landscape plan, prepared by Brooks Design Group, and dated 08/12/10 is approved with the following changes: a. Provide a 25-foot wide landscape buffer adjacent to N. Linder Road, as proposed. The landscape buffer adjacent to N. Linder Road is a subdivision improvement and shall be installed prior to occupancy of the first building. b. Submit a plan stamped and signed approved for construction. c. Provide a 10-foot wide landscape buffer adjacent to W. Deer Crest Street. This buffer maybe constructed at the time of lot development in accord with UDC 11-6C-3H. Submit three copies of a revised landscape plan to the Planning Department prior to signature of the final plat by the City Engineer. Said plan shall be consistent with the changes listed above. A cross-access/cross-parking easement/agreement shall be recorded for all the commercial lots. All lots within the subdivision shall have access to the access points to Linder Road and W. Deer Crest Street. This agreement shall be recorded and a copy of said agreement 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 said cross-access. Prior to signature of the final plat by the City Engineer, the applicant shall submit a recorded document to the Planning Department stating the maintenance and ownership responsibilities for the management of the development. Including but not limited to structures, parking, common areas, private streets, and other development features. Commercial North Subdivision FP.doc PAGE 2 Include instrument numbers for the following easements on the face of the plat: ACRD sidewalk and ACHD storm drainage. Temporary construction fencing to contain debris shall be installed at the subdivision boundary where permanent fencing does not exist prior to issuance of a building permit. 10. Prior to signature of the fmal 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. 11. 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. 12. 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 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 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, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 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. Commercial North Subdivision FP.doc PAGE 3 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 signature on the final plat. 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. 9. Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 10. Applicant shall be responsible for application and compliance with and NPDES Permitting that maybe required by the Environmental Protection Agency. 11. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 12. 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. 13. 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. 14. 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. 15. 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. 16. 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. 17. 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 Commercial North Subdivision FP.doc PAGE 4 approved prior to the issuance of a certification of occupancy for any structures within the project. V. EXHIIBITS A. Zoning/Vicinity Map B. Approved Preliminary Plat C. Proposed Final Plat D. 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