HomeMy WebLinkAboutStaff Report CCSTAFF REPORT
Hearing Date:
TO:
FROM:
May 21, 2014
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-020 — Knighthill Center
I. APPLICATION SUMMARY
E IDIAN�
IDAHO
The applicant has applied for approval of a final plat consisting of 5 commercial lots on approximately
9.11 acres of land in the C -G zoning district.
II. STAFF RECOMMENDATION
Staff recommends approval of the proposed final plat subject to the conditions noted in Sections VI and
VII below. These conditions shall be considered in full, unless expressly modified or deleted by motion of
the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -14-020 as presented in the staff report for the hearing date of May
21, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-020 as presented during the hearing on May 21, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-020 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the southwest corner of W. Chinden Boulevard and N. Linder Road in NE
'/4 of Section 26, Township 4 North, Range 1 West. (Parcel #SO426110057)
B. Owner:
James Wylie
1676 N. Clarendon Way
Eagle, Idaho 83616
C. Applicant:
Scott Stanfield, Mason & Stanfield Inc.
8263 rd Street
South Nampa, Idaho 83651
Knighthill Center — FP -14-020 PAGE 1
V. STAFF ANALYSIS
The proposed final plat depicts five (5) commercial lots on 9.11 acres of land in the C -G zoning
district. The only landscaping required with the development are the 35 -foot wide landscape buffers
adjacent to Linder Road and Chinden Boulevard. The submitted final plat depicts the 35 -foot wide
landscape buffer along Chinden Boulevard and Linder Road as an easement rather than a common lot
as approved with the preliminary plat.
Because the number of commercial buildable lots is the same and the UDC (UDC 11-3B-7C.2b.)
allows the landscape buffer to be dedicated as a permanent easement, staff finds the final plat to be in
substantial compliance with the approved preliminary plat as required by UDC 11 -6B -3C.2.
VI. SITE SPECIFIC CONDITIONS
Applicant shall meet all terms of the approved preliminary plat (PP -13-031) and recorded
development agreement (Instrument No. 114014784) for this subdivision.
2. The applicant has until February 4, 2016, to obtain City Engineer's signature on the final plat or
apply for a time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Revise the notes on the face of the plat prepared by Mason & Stanfield Inc., stamped by Darin
Holzhey on March 26, 2014, prior to signature on the final plat by the City Engineer, as follows:
• Add a note that references the recorded development agreement (Instrument #114014784).
• Note #1: Insert the instrument number and provide a copy of the recorded cross
access/shared parking agreement.
• Note #8: Insert the instrument number.
• Revise Note #10 to include the recording instrument number for the sanitary sewer and
water easement. (See General Requirement #19)
• Add a note to the plat that states the responsible party for the maintenance of the 35 -foot
wide landscape buffer easement across Lots 1, 3, 4, 5, Block 1. All street buffers shall be
maintained by the property owner or business owner's association as set forth in UDC 1I-
3B-7C.2b.
The applicant shall submit submitted landscape plan prepared by a landscape architect with the
following changes:
• Any fencing proposed for the site shall be installed in accordance with UDC 11-3A-7.
• Construct a 35 -foot wide landscape buffer along Linder Road and Chinden Boulevard.
These buffers shall be designed to include a mix of trees, lawn, shrubs and other vegetative
groundcover in accordance with the standards listed in UDC 11 -3B -7C. The landscape
buffer must be designed to complement the surrounding developments.
• Construct a10 -foot wide multi -use pathway along W. Chinden Boulevard in accord with
UDC 11 -3H -4C.4. The pathway shall terminate at the Chinden/Linder intersection. Prior to
signature on the final plat, a public pedestrian easement for the multi -use pathway along
Chinden Boulevard shall be submitted to the Planning Division of the Community
Development Department, approved by the City Council and recorded.
• If the unimproved street right-of-way along W. Chinden Boulevard and N. Linder Road is
10 feet or greater from the edge of pavement to edge of sidewalk or property line, and street
Knighthill Center — FP -14-020 PAGE 2
widening project is not in the transportation authority's five year funded plan, the developer
is required to maintain a 10 -foot wide compacted gravel shoulder meeting the construction
standards of the transportation authority and landscape the remainder with lawn or other
vegetative ground cover in accord with UDC 11 -3B -7C.5.
• Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
Provide two (2) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information.
Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
9. The applicant shall record the final plat and obtain the Planning Division's approval of a
certificate of zoning compliance and design review application prior to the issuance of a building
permit.
10. Prior to signature on the final plat, the applicant must provide written documentation that ITD has
accepted the dedicated Chinden Boulevard right of way (ROW).
11. The applicant shall comply with all ITD's road improvement standards for the construction of the
right-in/right-out access to Chinden Boulevard.
12. The applicant shall provide a looped water system through the project site from the existing main
in W. Everest Lane to the main the existing driveway near the southeast corner of the site.
VII. GENERAL REQUIREMENTS
Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
Knighthill Center — FP -14-020 PAGE 3
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior
to final plat signature. This surety will be verified by a line item cost estimate provided by the
owner to the City. The applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Please contact Land Development Service for more information at 887-
2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, and
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-5C-1.
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1 -foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
17. At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
18. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of
Knighthill Center — FP -14-020 PAGE 4
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description, which must include the
area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface 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 will be responsible for the payment of assessments for the common areas prior to
development plan approval.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP -13-031)
C. Proposed Final Plat
D. Proposed Landscape Plan
Knighthill Center — FP -14-020 PAGE 5
Exhibit A — Vicinity Map
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Exhibit B — Approved Preliminary Plat (PP -13-031)
Knighthill Center — FP -14-020 PAGE 7
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Exhibit C — Proposed Final Plat
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Exhibit D. — Proposed Landscape Plan
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Knighthill Center — FP -14-020 PAGE 9