HomeMy WebLinkAboutTroutner Business Park No. 2 PPRECEIVED
JA~~ 't 2 2004
City Of Meridian.
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l..~V[PYIGt~I~'i1 V``t, STAFF SUMMARY
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OF
~~~"° `"° ~~"' " ,~ PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Troutner Business Park Subdivision #2
Vacation of 3'~ Avenue and a Portion of Pennwood Street
Case No(s).: PP-03-034 /VAC-03-007
Applicant: Troutner Business Park Development Corporation
P&Z Commission Hearing Date: December 4, 2003
Recommendation: Approve with conditions.
Summary of Public Hearing*:
• Mike Ballantyne and Ryan Adelman, representing the Applicant, testified in favor of
the application.
• Two members of the public testified, expressing concerns about the proposed
subdivision and future development of the site.
• Key issues of discussion and questioning by Commission included:
• A stub street to the south, including connectivity
• Clarification regarding Nampa Meridian Irrigation District comments
• Future development/uses and requiring Conditional Use Permit
approval
Key Commission Additions/Modifications to Staff Recommendation:
The Commission modified staff s recommendation by deleting comments and asite-
specific condition regarding a stub street to the undeveloped parcel to the south.
Outstanding Issues for City Council:
• Consenting to the requested vacation application as proposed, allowing ACHD to
complete vacation process.
* In accordance with Meridian City Code, no public hearing was held on the vacation
application.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY )
PLAT APPROVAL OF 6 )
BUILDABLE LOTS AND 1 )
COMMON LOT IN THE C-G ZONE )
FOR TROUTNER BUSINESS PARK )
SUBDIVISION #2
Case No. PP-03-034
RECOMMENDATION TO CITY
COUNCIL
Troutner Business Park Development
Corporation,
Applicant
The subject property is located approximately 200 feet south of Franklin Road and
approximately 500 feet west of Meridian Road, within Section 13, Township 3 North,
Range 1 West.
2. The owner of record of the subject property is the Troutner Business Park Development
Corporation.
The Applicant is the Troutner Business Park Development Corporation, Mary Ballantyne,
President.
4. The subject property is currently zoned C-G. The zoning district of C-G 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 pazcel is included within the Meridian Urban Service Planning Area as defined
in the Meridian Comprehensive Plan.
7. The Applicant requests preliminary plat approval of six buildable lots and one common
lot on 17.26 acres.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 6 BUILDABLE
LOTS AND 1 COMMON LOT IN THE C-G ZONE BY TROUTNER BUSINESS PARK DEVELOPMENT
CORPORATION, TROUTNER BUSINESS PARK SUBDIVISION #2, PP-03-034 Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the preliminary plat as requested by the Applicant for
the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning Commission as follows:
1. Delete Site Specific condition #1 on page 4 of the submitted staff report .
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC CONDITIONS
2. Sanitary sewer and water service to this site will be from main line extensions from the
phase one and from the future connection of Pennwood Street to the east. The Applicant
will be responsible to construct lateral 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.
3. Provide landscaping along Pennwood Street (and any other local/commercial street) in
accordance with MCC 12-13-10. Obtain a license agreement from ACHD for any
landscaping proposed in the right-of--way.
4. Where driveways intersect Pennwood Street, provide aclear-vision sight triangle in
accordance with MCC 12-13-9-5.
5. If Pennwood Street is not constructed from Meridian Road to the eastern boundary of the
plat, construct a temporary, Meridian Fire Department approved, vehicular turnaround for
Pennwood Street.
6. Building setbacks for structures and dimensional standards for the proposed lots shall be
in accordance with the applicable zoning regulations of the City of Meridian.
7. Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 6 BUILDABLE
LOTS AND 1 COMMON LOT IN THE C-G ZONE BY TROUTNER BUSINESS PARK DEVELOPMENT
CORPORATION, TROUTNER BUSINESS PARK SUBDIVISION #2, PP-03-034 Page 2
supplied by a year-round source of water. Applicant shall be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, asingle-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.
8. 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. Coordinate the proposed tree mitigation plan with
Elroy Huff in the Meridian Parks Department (888-3579).
9. Please submit any updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retentionhasins) must be designed
to ensure that water will percolate or discharge within a period of time not to exceed 24
hours for all storms up to and including a 100-year storm event. Side slopes within
drainage areas shall not exceed 3:1. The project engineer should pay close attention to
the results of field studies determining the groundwater, soil type & and characterisfics
during the design and construction phases.
STANDARD CONDITIONS
1. Submit a copy of the Ada County Street Name Committee's final approval letter for the
subdivision name, including lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110% will be required for all
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature of the
fmal plat.
4. Streetlights will be required at locations designated by the Public Works Department. All
streetlights shall be installed at the subdivider's expense. Typical locations are at street
intersections and/or fire hydrants.
5. A detailed landscape plan for the common areas, including pathways and types of
construction, shall be submitted for review and approval with the submittal of the final
plat applications. The plan must include sizes and species of trees, shrubs, berming/swale
details, and all proposed ground cover/treatment. A letter of credit or cash surety in the
amount of 110% will be required for all fencing, landscaping, pressurized irrigation,
sanitary sewer, water, etc., prior to signature on the Final Plat.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 6 BUILDABLE
LOTS AND 1 COMMON LOT IN THE C-G ZONE BY TROUTNER BUSINESS PARK DEVELOPMENT
CORPORATION, TROUTNER BUSINESS PARK SUBDIVISION #2, PP-03-034 Page 3
6. 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
MCC 12-4-13. The ditches to be piped should be shown on the site plans. Plans will
need to be approved by the appropriate irrigation/drainage district, or lateral users
association, with written confirmation of said approval submitted to the Public Works
Department.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per MCC 9-1-4 and 9-4-8. Wells maybe used for
non-domestic purposes such as landscape irrigation.
8. Developer shall coordinate mailbox locations with the Meridian Post Office.
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.
C. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. Construct a 5-foot wide concrete sidewalk on each side of Pennwood Street located 2-feet
within the right-of--way.
2. Provide an easement to the District for any portion of the constructed sidewalks that
extend outside of the right-of--way.
3. Construct Pennwood Street as a 40-foot street section with concrete curb and gutter.
4. Either vacate 3'a Avenue or construct it as a 40-foot street section with concrete curb,
gutter, and a 5-foot wide (minimum) sidewalk.
5. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside oftheright-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 (with file number) for details.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 6 BUILDABLE
LOTS AND 1 COMMON LOT IN THE C-G ZONE BY TROUTNER BUSINESS PARK DEVELOPMENT
CORPORATION, TROUTNER BUSINESS PARK SUBDIVISION #2, PP-03-034 Page 4
4. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
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 #198, 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. The applicant at no cost to ACHD shall repair existing utilities damaged by the
applicant. 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 othee 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 propertyunless awaiver/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 Meridian Fire Department Recommendations as follows:
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 6 BUILDABLE
LOTS AND 1 COMMON LOT IN THE C-G ZONE BY TROUTNER BUSINESS PARK DEVELOPMENT
CORPORATION, TROUTNER BUSINESS PARK SUBDIVISION #2, PP-03-034 Page 5
Commercial and office occupancies will require afire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be placed an
average of 400' apart.
2. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department
thrn the Public Works Department.
4. All roads shall have a minimum turning radius of 28' inside and 48' outside.
5. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
6. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have a turn around. Provide an approved turn-
around on the East end of Pennwood.
7. The fire deparhnent request that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer.
8. 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.
E. Adopt the Recommendations of the Central District Health Department 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 & Welfaze, 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 azchitects involved with the design of the subject project shall obtain
current best management practices for stormwater disposal.
F. Adopt the Recommendations of the Nampa & Meridian Irrigation District as follows:
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 6 BUILDABLE
LOTS AND 1 COMMON LOT IN THE C-G ZONE BY TROUTNER BUSINESS PARK DEVELOPMENT
CORPORATION, TROUTNER BUSINESS PARK SUBDIVISION #2, PP-03-034 Page 6
1. The Applicant shall file a Land Use Application prior to final platting.
2. All laterals and waste ways must be protected. The District's Eight-Mile Lateral courses
through this proposed project. This easement must be protected and any encroachment
without a signed License Agreement and approved plan, before any construction is
started, is unacceptable.
All municipal surface drainage must be retained on site. If any surface drainage leaves
the site, the Nampa & Meridian Irrigation District must review drainage plans.
4. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation
water be made available to all developments within the Nampa & Meridian Irrigation
District.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF 6 BUILDABLE
LOTS AND 1 COMMON LOT IN THE C-G ZONE BY TROUTNER BUSINESS PARK DEVELOPMENT
CORPORATION, TROUTNER BUSINESS PARK SUBDIVISION #2, PP-03-034 Page 7