HomeMy WebLinkAboutStaff Comments
MAYOR
Robert D. Corrie
HUB OF TREASURE VALLEY
A Good Place to Live
CITY COUNCIL MEMBERS
TammydeW_d
Keith Bird
Cherie MeC.mlless
William LM. Nary
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433' FAX (208) 887-4813
City ClerkOffiee F.. (208) 888-4218
LEGAL DEPARTMENT
(208) 466-9272 . Fax 466-4405
PUBUCWORKS
BillLDING DEPARTMENT
(208) 898-5500, Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533, FAX888-6854
STAFF REPORT:
Hearing Date: October 7, 2003
To:
Mayor, City Council and Planning & Zoning Commission
Sonya Allen, Planner I ¿4 ~
Bruce Freckleton, Senior Engineering Tech ~
From:
Re:
Baltic Place Subdivision No.1
RECEIVED
OCT 0 3 2003
City Of Meridian
City Clerk Office
Final Plat approval of Nine (9) Commercial Building Lots and Three (3)
Common Lots on 3.11 Acres in an C-G Zone, by L. C. Development, Inc.
(File No. FP-O3-054).
.
We have reviewed the above referenced submittals and otTer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, L. C. Development, Inc., has applied for Final Plat approval of 9 commercial
building lots and 3 common lots on 3.11 acres of land located at 1095 E. Franklin Road, south of
the Franklin Road and Baltic Place intersection. The zoning designation for the proposed
subdivision is CoG (General Retail and Service Commercial District).
The minimum lot square footage for the commercial lots is 5,940 s.f The other lots within the
subdivision consist of 3 common area lots containing landscaping and parking for the adjoining
commercial lots. These lots will be owned and maintained by the Business Owners Association
along with the pressurized irrigation system for this development. Irogation will be provided
from an existing well on the site.
The Preliminary Plat and Conditional Use Permit were approved for this project on October 2,
2001. A variance for a one-year time extension on the Preliminary Plat was approved on March
4,2003 and a time extension on the Conditional Use Permit was approved on April 15, 2003.
As part of the preliminary plat, the applicant was required by ACHD to provide a road trust
deposit in the amount of$9,700.00 for construction of the sidewalk on E. Franklin Road abutting
the parcel. ACHD will use that money to construct the sidewalk with the Franklin Road
widening project which is slated to be completed by the end of 2004. The applicant was also
required to construct a temporary sidewalk between the project site and Stratford Drive. Staff
FP-<>3-054
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Planning & Zoning CommissionlMayor & City Council
Hearing Date: October 7, 2003
Page 2
recommends that requirement be waived as ACHD will be constructing that portion along with
the road widening project (see site specific comment #11).
At the time of preliminary plat approval for this project, S. Baltic Place was proposed as a
private street. The applicant is now proposing that it be a public street which impacts the width
of the landscape buffer required adjacent to S. Baltic Place and also requires the landscape
buffers to be on common lots (see site specific comment #4 & #5). A revised site and landscape
plan will be required to reflect these changes.
Staff recommends approval of the final plat for Baltic Place Subdivision No. I with the
comments and conditions stated in this report.
LOCATION
The proposed Baltic Place Subdivision is located at 1095 E. Franklin Road, approximately V.
mile west ofS. Locust Grove Road, south of the Franklin Road and Baltic Place intersection.
SURROUNDING PROPERTJES
North: Meridian Business and Industrial Park (across Franklin Rd.), zoned I-VC-G.
West: Rural residentiallagricultural property, zoned RUT (Ada County).
East: Stonebridge (Medimont) Subdivision, zoned I-L.
South: Rural residentiallagricultural property, zoned RUT (Ada County).
Commercial property off the southern tip ofthe property, zoned CoG.
SITE SPECIFIC COMMENTS I FINAL PLAT
1.
Applicant is to meet all terms of the approved preliminary plat (pP-OI-009), Conditional
Use Permit (CUP-OI-015), and Development Agreement (Inst. No. 103012600).
2.
The applicant has indicated that the Business Owners Association will own and maintain
the pressure irogation system within this development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. Ifa creek or
well source is not available, a single-point connection to the municipal water system shall
be required. Plans and specifications for the irrigation system shall be reviewed by the
Public Works Department as part of the development plan review process, and a draft
copy of the pressurized irrigation system O&M manual must be submitted prior to plan
approval. If a single-point connection is utilized, the developer shall be responsible for
the payment of assessments for the common areas prior to signature on the final plat by
the Meridian City Engineer.
3.
Fencing is approved as shown on the landscape plan. All fencing shall be reduced to three
feet in height within twenty feet of the right-of-way.
FP.o3-054
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Planning & Zoning CommissionlMayor & City Council
Hearing Date: October 7, 2003
Page 3
4.
5.
6.
7.
8.
9.
10.
11.
FP-<>3-054
Revise plat to include a 10-foot wide common lot for the S. Baltic Place landscape street
buffer on Lots 2 & 5, Block 2, and Lot 6, Block 1.
Revise project name on plat to read "Baltic Place Subdivision No. I".
The center line ofN. Baltic Place & S. Baltic Place does not appear to align per ACHD
standards. Please revise plat to align these two roadways or provide evidence of ACHD's
approval of the proposed alignment.
The proposed landscape plan (prepared by Designs by Kim, entitled
Sheet I ofl, dated 8-1-03) needs to be revised as follows:
a.
b.
c.
d.
Revise project name to read "Baltic Place Subdivision No. I"
Plant legend must be included on plan, not attached.
If no "Blue Atlas Cedar" trees are included on plan, delete from plant legend.
The symbol "BC" indicated on the plan is not included in the plant legend.
Replace conifers with deciduous trees in street buffer and within parking lot area.
Conifers are not allowed in commercial street buffers or within parking lots
(MCC 12-13-7-2).
Revise landscape plan to show the required lO-foot wide buffer adjacent to S.
Baltic Place (MCC 12-13-10-4).
Revise street name to "S. Baltic Place".
e.
f
g.
Street signs are to be in place, water system shall be approved and activated, pressurized
imgation system approved and activated, drainage lots constructed, fencing installed, and
road base approved by the Ada County Highway District prior to applying for building
permits. All development improvements, including perimeter fencing, imgation, and
landscaping shall be installed and approved prior to obtaining certificates of occupancy.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized imgation, amenities, sanitary sewer, water, etc., prior to
signature on the final plat.
Sanitary sewer service and municipal water to this site shall be via extensions from
existing mains. Applicant will be responsible to construct the sewer and water mains to
and through this proposed development, thereby making them available to adjacent
properties. Subdivision designer to coordinate main sizing and routing with the Public
Works Department.
Complete the Certificate of Owners and accompanying Acknowledgment prior to
signature on the final plat.
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 per Resolution 02-374.
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Planning & Zoning CommissionlMayor & City Council
Hearing Date: October 7,2003
Page 4
12.
13.
14.
15.
Staff recommends that a waiver be granted for the requirement (CUP Finding #25.a.,
page 17) to construct a 5-foot temporary sidewalk on the west side of Franklin Road to
Stratford Drive in the existing Franklin Road ROW due to the ACHD road widening
project on Franklin Road taking place in 2004, in which case ACHD would construct a
permanent sidewalk at that time. If Council does not grant this waiver, the applicant will
be required to submit a plan to the Planning & Zoning Department showing the sidewalk,
prior to signature on the final plat.
Correct the end of the "Basis of Bearing" call in the Certificate of Owners to reference
Section 18 instead of Section 8.
Revise the domestic water service origin statement to read "City of Meridian" instead of
Meridian Water Department.
Revise or add or revise the following notes to the face of the plat:
(1.) Revise to read: Adjacent to the subdivision boundary, lot lines common to a
public right-of-way, and centered on all interior lot lines is a ten (10) foot wide
permanent public utilities, property drainage, and irrigation easement, unless
otherwise shown.
(9.) Revise to read: ... Highway District and the Citv of Meridian.
@ Add note: The pressurized imgation system within this development is owned
and maintained by the Business Owners Association.
(ill Add note: No building permits shall be issued on anv lots in this subdivision until
the provisions of the recorded Development Agreement Instrument No.
103012600 and First Addendum Instrument No. 103012599 have been fulfilled as
determined by the City of Meridian.
16.
Staff's failure to cite specific ordinance provisions or terms of the approved preliminary
plat or conditional use permit does not relieve the Applicant of responsibility for
compliance.
GENERAL REOUIREMENTS
1.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. 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. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature
2.
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.
FP.O>-O54
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Planning & Zoning CommissionlMayor & City Council
Hearing Date: October 7, 2003
Page 5
3.
Two-hundred-fifty and 1O0-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
4.
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.
5
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
6.
Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
7.
Any tree over 4" in caliper that is removed ITom 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 final plat for Baltic Place Subdivision with the above stated
comments and conditions. A revised site plan and landscape plan shall be submitted and
approved prior to signature on the final plat.
FP.o3-054
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