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HomeMy WebLinkAboutOffice JetPrelimFinalPlat RecsRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR Office Jet Subdivision PFP-03-003 Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY AND FINAL PLAT FOR Office Jet SUBDIVISION Quasar Development, Applicant ) ) ) ) ) ) ) Case No. PFP –03-003 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 1.13 acres in size and is located at 1975 North Locust Grove Road. 2. The owners of record of the subject property is C-6 Development. 3. Applicant is Wardle and Associates. 4. The subject property is currently zoned R-6 by the City of Meridian. There is, however, an application for annexation and zoning to L-O before the City Council. The zoning of L-O is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the city limits of the City of Meridian. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: as four commercial building lots. 8. There are no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary and final plat as requested by the applicant for the property described in the application, subject to the following: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR Office Jet Subdivision PFP-03-003 Page 2 A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: 1. Sanitary sewer and water service to this subdivision will be from the existing mains in South Locust Grove Road. 2. Underground year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Primary water supply connection to the City’s mains will not be allowed without City Council approval. Applicant shall be required to utilize any existing surface or well water for the primary source. 3. Please remove the sanitary sewer and water mains from the face of the final plat map. Either add the baring and distance calls to the boundary of the easements, or dedicate the easements by separate document, available from the Public Works Department, prior to recordation of the final plat. The recording information then should be added to the face of the plat as an easement of record. 4. Add the CPF # to the E1/4 Corner. 5. Add “South” to the Locust Grove Road name, and “East” to the Fairview Avenue. 6. Identify the purpose and beneficiary of the easements that are shown on the final plat map. 7. Add the “36.00’” dimension to the Real Point of Beginning tie. 8. Please add or revise the following final plat notes: (1.) Revise to comply with condition 6 above (3.) Building setbacks and dimensional standards in this subdivision shall be in compliance with the applicable zoning regulations of the City of Meridian, Idaho. (4.) Any re-subdivision of this plat shall comply with the applicable zoning regulations in effect at the time of re-subdivision. (5.) The developer and/or owner shall comply with Idaho Code, Section 31-3805 or it’s provisions that apply to irrigation rights. (6.) The owner of each lot across which passes an irrigation/drainage ditch or pipe, is responsible for the maintenance thereof, unless such responsibility has been assumed by an irrigation/drainage district. (7.) The bottom elevation of structural footings shall be set a minimum of 12 inches above the highest established normal groundwater elevation. (8.) The pressurized irrigation system within this development is to be owned and maintained by the Office Jet Park Subdivision Business Owners Association. 9. Street signs are to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots constructed, fencing installed, and road base approved by the Ada County Highway District prior to applying for building RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR Office Jet Subdivision PFP-03-003 Page 3 permits. All development improvements, including perimeter fencing 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 irrigation, amenities, sanitary sewer, water, etc., prior to signature on the final plat. 10. Submit any updated groundwater/soils monitoring data to the Public Works Department for review. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the parking lot centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of structures are at least 1-foot above groundwater. 11. Complete the Certificate of Owners and accompanying Acknowledgment. 12. 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. 13. Off-street parking shall be provided in accordance with Section 11-13-5 of the City of Meridian Zoning and Development Ordinance. 14. Paving and striping shall be in accordance with the standards set forth in Sections 11-13- 4.D. and 11-13-4.E. of the City of Meridian Zoning and Development Ordinance and in accordance with Americans with Disabilities Act (ADA) requirements. 15. A drainage plan designed by an architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. All site drainage shall be contained and disposed of on-site. 16. Outside lighting shall be designed and placed so as to not direct illumination on any nearby residential areas and in accordance with City Ordinance Section 11-13-4.C. 17. All outdoor trash and/or garbage collection areas shall be enclosed on at least three (3) sides in accordance with City Ordinance Section 11-12-1.C. Coordinate trash enclosure locations and construction requirements with Sanitary Service Company (SSC) and provide a letter of approval from SSC to the Planning & Zoning Department prior to applying for building permits. 18. Revise the “Reference Line” in the final plat legend to show the line type of an easement, and label as an easement line. 19. Revise the section corner notation shown at the intersection of S. Locust Grove and E. Fairview Avenue to read sections 5, 6, 7, and 8. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR Office Jet Subdivision PFP-03-003 Page 4 20. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and Development Ordinance. 21. A pedestrian pathway shall be constructed between lot three of the proposed subdivision and Locust Grove Road to provide pedestrian access between the proposed subdivision and Locust Grove Road. 22. The landscape plan is approved with the exception of the pedestrian pathway to be added connecting lot three of the proposed subdivision and Locust Grove Road. 23. 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. 24. A cross-access parking agreement for shared parking between the subdivision lots must be submitted GENERAL REQUIREMENTS – Preliminary/Final Plat: 1. Submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Assessment fees for water and sewer service are determined during the building plan review process. 4. Two-hundred-fifty-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. 5. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. 6. Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development (i.e., Eight Mile Drain easement). 7. 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. 8. 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 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR Office Jet Subdivision PFP-03-003 Page 5 irrigation/drainage district, or lateral users association (ditch owner’s), 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. 9. 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. 10. All construction shall conform to the requirements of the Americans with Disabilities Act. C. Adopt the Recommendations of the ACHD as follows: Site Specific Conditions of Approval 1. Close the three (3) existing driveways to Locust Grove Road with curb, gutter and sidewalk to match into the existing improvements. 2. No access points to Locust Grove Road have been proposed and none are approved with this application. 3. Pave the proposed driveway on Willowbrook Court, located approximately 110-feet west of Locust Grove Road (minimum of 50-feet west of Locust Grove Road) to its full width (maximum 36-feet) and at least 30-feet into the site beyond the edge of pavement of the roadway, as proposed. 4. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 for details. 4. 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR Office Jet Subdivision PFP-03-003 Page 6 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of- way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. D. Adopt the Recommendations of the Meridian Fire Department as follows: 1. Provide a fire-flow per the Uniform Fire Code Appendix III-A to service the project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 2. All internal roads shall have a turning radius of 28’ inside and 48’ outside. 3. All access roads leading into and within the project shall have a clear driving surface with a minimum width of 20’ available at all times. UFC 902.2.2.1 RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR Office Jet Subdivision PFP-03-003 Page 7 E. Adopt the Recommendations of Central District Health Dept as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. 2. 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. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. The Engineers and architects involved with 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.