HomeMy WebLinkAboutElliot Industrial Park Sub PP-00-015BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT FOR ELLIOT )
INDUSTRIAL PARK )
SUBDIVISION BY CHUCK )
ELLIOT/THE ELLIOT GROUP )
)
Case No. PP-00-015
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entitled matter coming on regularly for public hearing before the
City Council on September 19, and Shari Stiles, Planning and Zoning Administrator,
appeared at the hearing, and the applicant's representative, Shawn Nickel, appeared
at the hearing and testified, and the City Council having received a report from Bruce
Freckleton, Assistant City Engineer, 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 latest Preliminary Plat
Drawing Dated: 08-28-00, HUBBLE ENGINEERING, INC., ELLIOTT
INDUSTRIAL PARK SUBDIVISION, submitted for preliminary plat approval and
which preliminary plat for approval application is herein received and adjudged by
the City Council pursuant to Section 11-9-604, Municipal Code of the City of
Meridian. Therefore the City Council makes the following findings:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT -
INDUSTRIAL PARK SUBDIVISION -
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 I-L, and requires connection to the
Municipal Water and Sewer System. [see Section 11-2-408(B)(4), Municipal Code of
the City of Meridian.]
2. The preliminary plat is in conformance with the Comprehensive Plan
City of Meridian adopted December 2 l, 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 Assistant City Engineer
and as proposed by the developer as stated on the preliminary 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT -
INDUSTRIAL PARK SUBDIVISION - 2
proposed, will not create health, safety or environmental problems and there have
been no specifics of any such concems 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 hereinbove described.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Section 11-9-
604E of the Municipal Code of the City of Meridian 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 the Plat
hereinabove described, is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
Adopt the Planning and Zoning Administrator and Assistant City Engineer
Recommendations as follows:
2.1 Coordinate fire hydrant placement with the City of Meridian Public
Works Department.
2.2 Applicant shall be required to enter into a Re-Assessment Agreement
with the City of Meridian for all commercial uses.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT-
INDUSTRIAL PARK SUBDIVISION - 3
2.3
Sanitary sewer service to this site is proposed to be via an extension
from the existing main installed in Wilson Lane. Subdivision designer to
coordinate main sizing and routing with the Public Works Department.
Sewer manholes are to be provided to keep the sewer lines on the south
and west sides of the centerline.
2.4
2.5
2.6
2.7
2.8
Sanitary sewer service to Lot 2, Block 1 is questionable due to the
sanitary sewer depth and adverse slope towards the Settlers Canal. If a
single, private service line is proposed, the minimum slope requirement
would be 1% per the Uniform Plumbing Code.
Water service to this site is proposed to be via an extension from an
existing main installed in Wilson Lane. Applicant will be responsible to
construct the water main to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Please provide the Public works department
with information on anticipated fire flow and domestic water
requirements for the proposed site. Water service to this development is
contingent upon positive results from a hydraulic analysis by our
computer model. Flow and pressure from the existing mains should be
monitored with the Meridian Water Department.
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.
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. Due to the size of landscaped area,
primary water supply connection to the City's mains will not be allowed.
Applicant shall be required to utilize any eydsting 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
common open area.
Applicant has not indicated whether the pressurized irrigation system
within this development is to be owned and maintained by an
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT -
INDUSTRIAL PARK SUBDIVISION - 4
2.9
association or the Nampa & Meridian Irrigation District. If the system
is being proposed as a private system, plans and specifications for the
irrigation system shall be reviewed by the Public Works Department as
part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual must be submitted prior to
plan approval. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. If a creek or well
source is not available, a single-point connection to the culinary water
system shall be required, 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, If City water is proposed as a secondary source, developer shall
be responsible to pay water assessments for the entire common open
area. The Planning and Zoning Commission further recommend that
the pathway will be dealt with when Lot 2 is considered under a
conditional use permit.
Submit a revised plat showing all existing and any proposed easements.
No easements are currently shown for the Settlers Canal and Jackson
Drain.
2.10
2.11
The jackson Drain which courses the south of this parcel is such a
natural feature, providing a natural habitat, and must be preserved in
the design and development of Lot 2, Block 1. It should not be piped
and should become an open-space amenity for the subdivision, A
pathway should be constructed on the north side of Jackson drain, if it is
in the Pathway Plan, and the applicant will be responsible for
construction of such pathway.
Per item #3 under "Annexation & Zoning Requirements" above and
since a public park is designated on the subject parcel in the
Comprehensive Plan Land Use Map, Applicant must construct or
provide surety for 110% of the projected cost to construct a multi-use
pathway adjacent to the Jackson Drain prior to City signature on the
Final Plat. The Applicant should coordinate with the City Parks &
Recreation Director on pathway location and construction and design
standards. Upon future development and extension of the pathway on
adjacent parcels, the City may consider receiving conveyance of the
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT -
INDUSTRIAL PARK SUBDIVISION- 5
pathway and/or taldng on responsibility for future maintenance. These
details must also be worked out with the City Parks & Recreation
Department.
2.12
Meridian Subdivision & Development Ordinance # 12-4-7, "Planting
Strips and Reserve Strips," requires a minimum 20-foot wide screen
between incompatible development features, including commercial
adjacent to residential. The screening shall not be a part of the normal
street right of way or utility easement. The eastern property boundary
within the proposed plat proposes an industrial zone immediately
adjacent to existing residential property. This property boundary shall
be required to plant a 1 O-foot landscape strip abutting the entire
property line and should designate a permanent landscape easement for
the strip on the plat. The Landscape Plan (Sheet 2) submitted with the
CUP application proposes a 1 O-foot wide planting strip. A variance to
reduce this strip to 10' has been approved by City Council.
2.13 Detailed landscape plans for the eastern boundary landscape planting
strip shall be submitted for review and approval with the Final Plat
application. A letter of credit or cash surety will be required for the
improvements prior to City signature on the Final Plat.
By action of the City Council at its regular meeting held on the /T7'~day of
,2000.
~ERT D7 CORI~IE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Worlds
Department and City Attorney.
Byd~/~~ ~ Dated:
City Clerk - (/
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FINDINGS OF FACT AND CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT -
INDUSTRIAL PARK SUBDIVISION - 6