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CC - Eagle Commons at Overland Memo from Staff - 1/12�E IDIAN --- January 12, 2016 MEMORANDUM TO: Mayor and City Council FROM: Sonya Watters, Associate City Planner CC: City Clerk, City Attorney, Bruce Chatterton RE: Eagle Commons at Overland — MDA (H-2015-0024) Mayor Tammy de Weerd City Council Members: Keith Bird Joe Borton Luke Cavener Genesis Milam Charlie Rountree David Zaremba This project was continued at the request of City Council from the January 5h hearing to the January 12`s meeting in order for Staff and the Applicant to meet with ACRD to discuss an access plan for the site that is acceptable to all parties. Staff, the Applicant and ACED met on January 8`s. Based on that meeting, Staff recommends the following revisions to the provisions in Exhibit A.5 of the staff report (shown in strike-out/underline format): CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 1. The subject property shall develop in substantial compliance with the conceptual development plan included in Exhibit A.4 and the provisions in this agreement. 2. A 35 -foot wide street buffer is required to be constructed along the frontage of the site along E. Overland Road, an entryway corridor; a 2810 -foot wide street buffer is required along the future eelleeter local commercial street (,Silverstone Wayy)and a 10 -foot wide street buffer is required to be constructed along S. Rackham Way, a local street, per UDC Table 11-2B-3 and shall be landscaped in accord with the standards listed in UDC 11 -3B -7C. These buffers shall be 3. A 25 -foot wide landscape buffer shall be provided along the east boundary of the site adjacent to abuttingthe residential uses in Jewell Subdivision, per UDC Table 11-2B-3 and shall be landscaped in accord with the standards listed in UDC 11 -3B -9C if the cafe -ter street is net required te be eens4ftteted by City Go unless such width is otherwise modified by City Council at a public hearing with notice to surrounding property owners per UDC 11 -3B -9C.2. 4. A 10 -foot wide multi -use pathway shall be constructed along the north side of the Fivemile Creek from the west to the east boundary of the site as set forth in the Pathways Master Plan. A pathway connection to the south to E. Overland Road shall also be provided along the east west side of the driveway Silverstone Way to the E. Overland Rd. Sil ersteiie ixr.,., intersecAien. This segment of the pathway, if constructed of concrete within the right -of -wady, be attached to the curb and will be maintained by ACRD. Landscaping is required to be installed on each side of the pathway along the creek in accord with the standards listed in UDC 11 -3B -12C. A public pedestrian easement is required to be submitted to the City, approved by City Council and recorded for the multi -use pathway along the creek with the first phase of development. 5. All pathways through common areas that are not visible from a public street shall be illuminated with a 4 -foot tall bollard style or other appropriate lighting source, unless otherwise waived by the Director, per UDC 11-3A-811 6. Minimum five-foot wide pedestrian walkways shall be provided internally within the site from the multi -use pathway connecting to the sidewalk along E. Overland Road to the building entrances with each phase of development as set forth in UDC 11-3A-19A.4a. 7. The Fivemile Creek shall remain open as a natural amenity and shall not be piped or otherwise covered and shall be protected during construction. Fencing along the waterway shall not prevent access to the waterway, unless Council deems fencing should be required in the interest of public safety in accord with UDC 11 -3A -6B. 8. Prior to issuance of any permits for the development of the second phase (depicted on the concept plan as Lot 1, Major A), the applicant shall subdivide the property: and Silverstone Way shall be constructed to the north property line as a minimum half of a 40 foot local commercial street plus 12 feet of pavement on the east side in a minimum 50 foot right-of-way. Right-of-way for Silverstone Way shall abut the east property line. Additional right-of-way is required between Overland Road and the creek to ensure parcels east and west of Silverstone WU have access to the public street; pedestrian improvements are required, including additional right-of-way and/or easements to accommodate such. 9. A cross-access/ingress-egress easement shall be provided to the property to the east (Zamzow's, parcel #R4626240051, where the driveway stub is currently located) via a note on the final pW e a separate reeorded agreement. 9 a sepaFate agreement is recorded, a eapy of sueh shall be _q11hmi#F,d with the final plat applioation for the first phase of developmefft (of the first Geffifieate of Zoning n,...,.,..lianee applie4iea, .A_i4evev oscura f4rgt, or, right-of-way for Silverstone Way may be dedicated where the driveway stub is located. Either an access easement shall be recorded and a copy submitted to the City; or, right-of-way shall be dedicated prior to issuance of Certificate of Occupancy for Norco. 10. All future structures on the site and the layout of the site shall comply with the design standards listed in UDC I 1-3A-19 and the guidelines listed in the Meridian Design Manual (or any updated versions thereof). 11. A gate that meets the Fire Department's requirements shall be installed across the emergency access driveways via S. Rackham Way to prevent access by the public until the portion of the site depicted on the concept plan as Lot 3 develops. Once said detop rtion is developed one (preferably the southern access) of the emergency accesses shall be converted to a public street access. 12. Business hours of operation in the C -G zoning district are restricted to 6:00 am to 11:00 pm when adjacent to residential uses unless modified through a conditional use permit, per UDC 11 -2B - 3A.4. 13. The building proposed in phase 2 (Lot 1) depicted on the conceptual development plan as "Major A" shall be restricted to a single -story in height as proposed by the applicant to better integrate with the residential properties to the east. 14. Prior to any development occurring in the Overlay District, a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the city and approved by the Floodplain Administrator, per MCC 10-6. 15. All lighting proposed on the site shall comply with the standards listed in UDC 11 -3A -11C. Light fixtures that have a maximum output of 1,800 lumens or more shall have an opaque top to prevent uplighting; the bulb shall not be visible and shall have a full cutoff shield; and shall be placed such that the effective zone of light (as documented by the photometric test report) shall not trespass on abutting residential properties. 16. With the first phase of development (Norco, depicted on the concept plan as Lot 2), the developer shall construct S. Silverstone Way north from E. Overland Road as a local commercial collecto street through the site to the nefth prepeizty beundat=y fer ftAHre extension with curb, gutter an' Bi d ew-a-1-IN ift -ae e R --rd with AGIR) standards. The applicant may deed the right of way of the eollertor- r-oad to AGHD prior- to subdividing the property so the roft&Way can be eonstrueted by the appheant with the first phase af development. R4gM of way shall be expanded at the east property boundafy adjaeent to 12afeel #R4 6-262 4 0075 to provide publie stfe frontage for that pareeI3 this will allow for the development of a stub stfeet iH that leeatien in 4hee ftAufe if the lsrepet:ty to the east redeveleps eammefeia4ly as street with a minimum 40 feet of pavement with 3 foot gravel shoulders within a minimum 60 foot right-of-way for approximately 100 feet, then tapering to a minimum 30 feet of pavement with 3 foot gravel shoulders within a minimum 50 foot right-of-way to just north of the creek. These improvements shall be complete prior to issuance of the first Certificate of Occupancy. 17. The developer shall dedicate additional right-of-way along the west property boundary to widen S. Rackham Way to local street standards with curb, gutter and sidewalk with the -first -phase -ef developfflen subdivision of the property. 18. The developer shall construct a 6 to 8 -foot tall fence/wall along the east boundary of the site adjacent to residential uses with the first phase of development. The applicant should work with the neighbors to determine an appropriate fencing height and material. 19. The applicant shall finalize the property boundary adjustment (PBA -14-008) for this property prior to issuance of the first building permit for this site. One building permit for Norco is allowed to be issued prior to subdivision of the property. 20. A street light plan will need to be included as part of the development plan submittal. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at hitp://www.meridiancity.org/public works.aspx?id=272 21. Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. 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. 22. Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. 23. Water modeling will be required prior to development plan submittal to determine the timing of completing the water main loop through the property from the existing 10 -inch main stub at E. Overland Road and S. Silverstone Way to the existing 16 -inch main adjacent to S. Rackham Way. 24. 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 prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXIIIBIT 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. All casements must be submitted, reviewed, and approved prior to development plan approval.