HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy da Weard
CrrY COUNCII. MEMBRRC
Keith Bvd
William L.M. Nary
Shaun Wardle
Charles M. Rouutrea
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LEGAL DEPARTMENT
(205)466-9272 •Fax 466.4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 8845533 ~ FAX 888.6854
STAFF REPORT: City Council Date: March 23, 2004
To: Mayor, City Council and Planning & Zoning Commission
MAR i g Z00~
From: Brad Hawkins-Clark, Principal City Planner tizty Of Meridian
Bruce Freckleton, Senior Engineering Tech ~ C:ty Clerk Office
Re: SDverstone Campus Subdivision
• Final Plat Approval of Thirly-five (35) Commercial Building Lots and Four
(4) Common Lots on 80.5 I Acres in a C-G Zone, by Pinnacle Engineers (File
No. FP-04-016).
We have reviewed the above referenced submittals and offer 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 & BACKGROUND
The applicant, Pinnacle Engineers, has applied for Final Plat approval of Silverstone Campus
Subdivision, athirty-nine (39) lot commercial subdivision on 80.51 acres of land, located
approximately '/4 mile east of S, Eagle Road on the south side of Overland Road. The
preliminary plat (PP-03-018) was approved on 09/23/03 and a Conditional Use Permit for a
Planned Development {CUP-03-044) was approved on 11/25/03, which allowed for a broad mix
of uses and included three (3) different site plan options. The CUP/PD requires the developer to
construct amulti-use pathway along the Eight Mile Drain and at least one (1) other amenity
within the subdivision. (See the "Special Consideration" discussion below.)
On February 19, 2004, Mayor De Weerd, Councilman Nary and several City staff met with the
applicant and other representatives of the subdivision developer, Sundance Company. The
purpose of the meeting was to discuss modifications to the approved preliminary plat in order to
accommodate the CitiGroup call center facility on Lot 1, Block 6. (A height variance was
approved by City Council for this lot on February 24, 2004.) There was general consensus at
this meeting that extending Copper Point Way along the south boundary (shared with
Sutherland Farm Subdivision) and shifting the location of the Pewter Falls St. stub street to the
east (Bienapfl parcel) were modifications that could be supported without submitting a new
FP-04-016 Silverstone Campus Sub.FP.doc
preliminary plat. There was also discussion about altering the alignment of S. Jade Way south
of Overland Road. The subject plat substantially reflects modifications that were agreed upon at
the 2/19/04 meeting.
Below is a summary of the proposed modifications to the approved preliminary plat:
A roved Prelimina Ptat Pro osed Final Ptat
No. of Buildin Lots 48 35
No. of Common Lots & 6 3
Total Acreage (8.05 acres req.) (approx. 7.20 acres)
(Removed the two, 125-foot long
landscape medians at the
Overland Rd. entrance and two
other lots adjacent to the Eight
Mile athwa .)
Copper Point Way Straight, east-west, approx. 300' Jogs south and extends east on
Ali nment north of the south bound the south boon
Knapp Ave. Alignment Anorth-south, half-street section, Removed
approx. 300' long (in lieu of Copper Point Way
modification)
S. Jade Way Straight, north-south, intersecting Anew "T" intersection was
Alignment with Copper Point Way added approx. 400' south of
Overland Rd.
*Note: The application states there are four (4) common lots. However, only three (3) common
lots are depicted on the final plat.
There are two main modifications which impact adjacern properties: the Copper Point Way
alignment and the Knapp Ave. alignment. Both Bienapfl (to east) and Sutherland Farm, Tnc. (to
south) have submitted written statements that they approve of the proposed modifications.
However the developer of Sutherland Farm delivered afollow-up letter that conveyed their
disapproval of the proposed utiiity stubs in Copper Point Way.
Staff recommends approval of Silverstone Campus Subdivision with the comments and
conditions stated in this report.
LOCATION
The property is located on the south side of Overland Road, approximately a '/o mile east of
Eagle Road. The property extends south to the half mile between Overland and Victory Roads
The subject property is designated as "Mixed Use- Regional" in the Future Land Use Map of the
2002 Comprehensive Plan.
SURROUNDING PROPERTIES
North -Jewell Subdivision, zoned R-1 (Ada Co.)
South -Future commercial lots within Sutherland Farm Subdivision, zoned C-G (preliminary
plat approved July 2002)
FP-04-016 Silverstone Campus Sub.FP.doc
East -Rural residential and agricultural land, zoned RUT (Ada Co.); future Medium Density
Residential on Meridian's Future Land Use Map
West -Silverstone Corporate Center, zoned C-G
SPECIAL CONSIDERATION
The Silverstone Business Campus CUP/PD application (condition #6, pg. 20) requires Sundance
Company to provide either ten percent (10%) of the gross land area as open space or another
amenity "to be approved by the P&Z Commission and City Council" (this is in addition to the
multi-use pathway). The final plat does not designate the 10% open space (8.05 ac.) as one of
the two amenities and, therefore, a second amenity will be required. The Landscape Plan (Sheet
L-3) shows a picnic shelter on Lot 14, Block 2 as the second amenity. While this amenity issue
is technically a condition of file CUP-03-044, it impacts the final plat design because of the
common lot area and configurations.
The City Council will need to review and aonrove the picnic shelter as an acceptable second
amenity before ap rte. ovine the final plat. ff more usable open space is desired, the final plat will
need to be amended.
CONDTIONS_OF APPROVAL -FINAL PLAT
1. Applicant shall meet all terms of the approved Preliminary Plat (PP-03-018),
Conditional Use Permit (CUP-03-044), and Development Agreement pertaining to this
development.
2. Applicant has indicated that the pressurized irrigation system within this development is
to remain private. The applicant shall be required to provide a backup source to the
pressurized irrigation system. Plans and specifications for the in•igation 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.
Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, and road base
approved by the Ada County Highway District prior to applying for building permits.
One building permit may be issued within the subdivision prior to these improvements
being approved. All development improvements (including the public pathway within
Lot 3, Block 1 and Lot 14, Block 2), irrigation, 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,
sanitary sewer, water, etc., prior to signature on the final plat.
The public pathway within Lot 15 and 16, Block 2 and Lot 8, Block 3 shall be
constructed prior to issuance of the tenth building permit within the subdivision.
4. The Landscape Plan, dated 3-11-04 (Sheets L-1 thru L-3), prepared by The Land Group,
needs to be revised as follows:
FP-04-016 Silverstone Campus Sub.FP.doc
a. If ACRD requires a maintenance access road to serve Lot 13, Block 2, please
show the road on Sheet L-2 and its relationship to any proposed trees.
b. Per MCC 12-13-12-9, amend Sheet L-2 to show at least one tree per thirty-five
(35) lineal feet of distance adjacent to the pathway along the Eight Mile Drain.
c. Design the slopes of the ACfID stormwater detention pond at no less than 3:1.
Please submit three (3) revised plans to the Planning & Zoning Department prior to
signature on the final plat.
5. Prior to the City Engineer signature on the final plat, submit a written statement from the
U.S. Corps of Engineers that the wetlands area adjacent to the west boundary of the
subdivision is in full compliance with their wetland mitigation requirements.
6. The subdivision entrance sign shown on Sheet U3 of the Landscape Plan is 14t
approved with this application. Separate commercial sign permit applications, prepared
in accordance with MCC I1-14, shall be submitted prior to any permanent signs being
constructed within the subdivision.
Prior to issuance of the second building permit within the subdivision, the developer
shall comply with condition #5 (pg. 6) of File #PP-03-018 regarding the recording of a
public pedestrian easemem for the pathway. Unless the entire pathway is located within
a separate common lot, a metes and bounds description of the pathway, prepared by a
licensed land surveyor, shall be submitted by the applicant for inclusion with the
pathway easement being prepared by the City Attorney. Said legal description shall be
recorded with the pathway easemem.
8. Amend the Certificate of Owners information on the signature sheet to provide the
correct property owner, parcel data, and accurate boundary description.
9. Amend Note #10 on Sheet 3 to delete Lot 3, Block 1, Lot 1, Block 5 and Lot 1, Block 6
as common lots within the subdivision. Also, correct Lot 12, Block 2 to be Lot 13 Block
2.
10. Amend Note #14 on Sheet 3 to add Lot 14, Block 2 and change Lot 17, Block 2 to be
Lot 16 Block 2.
11. Sanitary sewer service and municipal water to this site shall be via extensions from
existing mains. Applicant will he responsible to construct the sewer and water mains to
and through this proposed developmem (including Copper Point Way and Overland
Road.) Subdivision designer to wordinate main sizing and routing with the Public
Works Department.
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. Any drainage areas (detemion/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 event. Side slopes within drainage areas shall not
FP-04-016 Silverstone Campus Sub.FP.doc
exceed 3:1.
14. All irrigation ditches, laterals or canals, exclusive of natural waterways (including the
waterway bisecting Silverstone Campus Subdivision), 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, with written confirmation of said approval submitted to the
Public Works Department.
15. 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 inrigation.
16. Two-hundred-fifty watt (250w), 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. Street light contractor to obtain design and permit from the
Public Works Department prior commencing installations.
17. 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.
18. 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.
19. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
20. Provide sidewalks in accordance with MCC 12-13-10-8.
21. There are numerous drafting issues on the final plat map as submitted. The Public
Works Department will transmit a redline markup of the issues to Pinnacle Engineers for
corrections. These issues will be satisfied prior to signature on the final plat by the City
Engineer.
22. Staff s failure to cite specific ordinance provisions or terms of the approved preliminary
plat, conditional use permit or development agreement does not relieve Applicant of
responsibility for compliance.
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.
FP-04-016 Silverstone Canipus Sub.FP.doc