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~'1~1C"/l~~l~l1l 1' `~ STAFF SUMMARY `~YC1erl.tlf~ico
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=`~ ~r~ PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Strickland Subdivision (RZ, PFP, CUP)
Case No(s).: RZ-03-012, PFP-03-006, CUP-03-063
Applicant: Roy Stricldand
P&7 Commission Hearing Date: .ianuary 15, 2004
R~TOmmendation: Approve with conditions (All Ayes)
Summary of Public Hearing:
• The applicant's representative, Charles Eldridge, Testified in favor of the application.
• No other testimony was given.
• Key questions/discussion were regarding the proposed signage, the width oFt9~e
parkway, the location of the trash enclosure, and the in~igation system.
Key Commission Changes to Staff Report:
• CUP condition #3 was clarified to state that only one freestanding sign will be
allowed along Meridian Road.
• CUP condition #13 was modified to require al] signage to conform to L-O standards.
Outstanding Issues for City Council:
• None.
BEFORE THE PLANNING AND ZONING COMMISSION
[N THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
AND FINAL PLAT FOR )
STRICKLAND SUBDIVISION )
ROY STRICKLAND, )
Applicant )
Case No. PFP -03-006
RECOMMENDATION TO CITY
COUNCIL
I . The property is approximately .85 acre in size and is located at 122 Main Streei,
Meridian.
2. The owner ofrecord of the subject property is Lynn Hamilton, 122 N. Main Street,
Meridian.
3. Applicant is Roy Strickland, 2716 Pine Flats, Meridian.
4. The subject property is currently zoned R-15. There is, however, an application for
rezone to O-T before the City Council. The zoning of O-T 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.
The Applicant proposes to develop the subjecC property as a medical off ce building.
8. There are no significant or scenic features of major importance Chat 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 followhrg:
RL-'COMMGNU.A'1'ION TO CITY COUNCIL OF.APPROVAL OF PREL[MINARI' AND FINAL PLAT POR
S'I"RICKLAND SU6DIV]SION -PFP-03-006 -Page 1
A. Adopt the Recommendations of [he Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS -PRELIMINARY/FINAL PLAT
1. All landscaping will be required per the landscape plans submitted with Che
application, with modifications as noted in the CUP section of this report.
2. All conditions of the accompanying Conditional Use Permit application shall also
be considered conditions of the Preliminary Plat.
3. Sanitary sewer and water service to this development shall be via service line
extensions from the existing City of Meridian mains adjacent to the project.
d. CoiTect the year of platting on the final plat map to "?004."
5. Correct Che bearing tie to the RPOB (N89°35'4A 34" Wj.
6. The applicant has requested a variance to the pressurized irrigation ordinance. IF
the variance is granted, the applicant shall be subject to paying welt development fees in
lieu of providing a pressurized irrigation system to serve this development.
7. Add or revise the following final plat notes:
(8.) The bottom elevation of structural footings shall be set a minimum of 12-
inches above the highest established normal ground water elevation.
GENERAL COMMENTS-PRELIMINARYiFINAL PLAT
1. Please submit a copy of the Ada County Street Name Committee's approval letter
for the subdivision name. Malce 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
fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc.,
prior to signature on the final plat.
4. Sidewalks within the proposed subdivision shall be built in accordance with
MCCl2-13-10-8.
5. 100-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. Any streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
RL^COMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
ST,RICKLAND SUBDIVISION - PFP-03-006 -Page 2
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.
6. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous Co 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 Worlcs Deparhneut. 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.
7. A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all new ofF
street parking areas. All drainage water is to be maintained on-site. Storm water
treatment and disposal must be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management
Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off
site disposal into surface water is prohibited unless the jurisdiction which has authority
over the receiving stream provides written authorization prior to development plan
approval The applicant is responsible for filing all necessary applications with. the Idaho
Department of Water Resources regarding Shallow Injection Wells-
Please submit all updated groundwater/soils reports to the Public Worlcs Department for
review. Any drainage areas (detention/retention basins) 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 even[. Side slopes within drainage areas
shall not exceed 3:1.
8. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing a dditional trees, b eing the e quivalent n umber o f c aliper i nches o f t Tees t hat
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that are removed.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. 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.
1 ]. 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.
B. Adopt the Recommendations ofthe ACHD as follows:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
STRICKLAND SUBDIVISION - PFP-03-006 -Page 3
Site Specific Conditions of Approval
1. Construct a 5-foot wide detached concrete sidewalk on Meridian Road located 2-
feet within the right-of--way. Coordinate the location and elevation of the sidewalk with
District staff. If the sidewalk meanders outside of the right-of--way, provide an easement
for the sidewal]<. The District will require a license agreement for the landscape strip with
the detached sidewalk. An agreement must be approved prior to the issuance of a
building permit (or any other required permits). Please contact the Right-of--Way
Division at 387-3271 for guidelines.
2. Replace unused curb cut on Main Street with standard curb, gutter and concrete
sidewalk to match existing improvements.
3. The applicant shall be required to provide access to thz two lots internally from
the improved alley.
4. Dedicate additional right-of--way to provide 10-feet from centerline of the alley.
5. Provide additional pavement to the alley with the dedication ofright-of-way.
6. Other than the access point(s) specifically approved with this application, direct
lot or parcel access to Main Street and Meridian Road is prohibited. Lot access
restrictions, as required with this application, shall be stated on the final plat.
7. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside ofthe tight-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.
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 357-
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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY AND FINAL PLAT FOR
STRfCKLAND SUBDIVISION - PFP-03-006 -Page 4
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 airy 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
hnpact Fee Ordinance.
9. [t i s the responsibility o fthe 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 DIGLTNE (L-800-342-] 58~) 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 fro,tn 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 legaLrestrictionsinforceatthe
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 Che time the
change in use is sought.
C. Adopt the Recommendations of the Meridian Fire Deparhnent as follows:
1. Provide afire-flow per the International Fire Code Appendix D to service the
project. Fire hydrants shall be placed an average of 400' apart.
2. All internal roads shall have a turning radius of 28' inside and 48' outside.
RECOMMENDATION TO C1TY COL`NCIL OF APPROV"AL OF PRELIMINARY AND FIN:\L PLAT FOR
S"fRICKI,:AND SUBD[v'1SION - PFP-03-006 -Page 5
3. All access roads within the project shall have a clear driving surface with a
minimum width of 20' available at all times. Provide a 20' driving surface in the alley for
building access.
D. Adopt the Recommendations of Central District Health Depl 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
Qualify.
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 c~uYent best management practices for stormwater disposal and design a
stonnwater management system t11at prevents groundwater and surface water
degradation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY ,4ND FINAL: PLA"1' FOR
STRICKL.4ND SUBDIVISION - PFP-03-006 - Paee 6