Loading...
CC - Staff ReportBelltower Park Subdivision – H-2017-0053 PAGE 1 STAFF REPORT HEARING DATE: May 16, 2017 TO: Mayor and City Council FROM: Josh Beach, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Belltower Park Subdivision – H-2017-0053 I. APPLICATION SUMMARY The applicant, Quadrant Consulting, Inc., has applied for short plat (SHP) approval of four (4) commercial lots on approximately 1.64 acres of land in the L-O zoning district. II. STAFF RECOMMENDATION Based on the criteria noted in UDC 11-6B-5, Staff finds the proposed plat is eligible to be processed as a short plat. Therefore, Staff recommends approval of the proposed short plat with the conditions and Findings stated in this report. III. PROPOSED MOTION Approval I move to approve File Number H-2017-0053 as presented in the staff report for the hearing date of May 16, 2017, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number H-2017-0053, as presented during the hearing on May 16, 2017, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2017-0053 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. PROCESS FACTS a. The subject application will in fact constitute a short plat as determined by City Ordinance. By reason of the provisions of UDC 11-5B-3, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: April 28, 2017 c. Radius notices mailed to properties within 300 feet on: April 21, 2017 V. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located at 3140 & 3150 W. Belltower Drive, in the NW ¼ of Section 35, Township 4N., Range 1W. Belltower Park Subdivision – H-2017-0053 PAGE 2 B. Agent: Quadrant Consulting 1904 W. Overland Road Boise, ID 83705 C. Applicant/Owner: T3 Holdings, LLC Varriale Construction, Inc. 1301 Vista Ave. 2018 S. Pond Street Boise, ID 83705 Boise ID, 83705 D. History: In 2001, the property was annexed and granted preliminary plat approval as part of the Bridgetower Crossing Subdivision (AZ-01-003, PP-01-005). In 2002, the subject property was granted final plat approval. The section of W. Bridgetower Drive that provides access to this property was created with Bridgetower Crossing No. 2 (FP-02- 008). In 2004, the subject property received preliminary/final plat (PFP-07-003) approval for Bridgetower Gallery Subdivision. In 2006, Lot 1, Block 1 of the proposed subdivision received certificate of zoning compliance approval to construct a 2,272 square foot office building. VI. STAFF ANALYSIS The proposed short plat depicts four (4) commercial lots on approximately 1.64 acres of land in an L- O zoning district. The proposed plat is a re-subdivision of Lot 2 and Lot 3, Block 1 of Gallery Subdivision. The existing landscaping along the west (35 feet) boundary of the site was installed with the construction of the Bridgetower Crossing Subdivision No. 2, and meet current landscape standards. This area must remain protected during the construction on this site. Access to the proposed lots and the surrounding public streets are provided via reciprocal cross access agreements platted with Bridgtower Crossing No. 2 and the Gallery Subdivisions. Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in UDC 11-6B-5 and deems the final plat to be in substantial compliance with said requirements to recommend approval as proposed. VII. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved preliminary plat and final plat (PFP-07-003, FP- 02-008), and instrument numbers (101117652, 108059795, 101124464, 103062005, 108059800) for this subdivision. 2. Direct access to N. Ten Mile Road is prohibited. 3. The final plat prepared by Quadrant Consulting, Inc., stamped on April 5, 2017 by Peter W. Lounsbury, is approved as shown. 4. If the City Engineer’s signature has not been obtained within two (2) years of the City Council’s approval of the short plat, the short plat shall become null and void unless a time extension is obtained, per UDC 11-6B-7. Belltower Park Subdivision – H-2017-0053 PAGE 3 5. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 6. Prior to applying for a building permit for any lot within the proposed subdivision, the applicant shall obtain the Planning Division’s approval of a certificate of zoning compliance and design review application. Future development shall be consistent with the design standards listed in UDC 11-3A-19 and the guidelines contained in the City of Meridian Architectural Standards. 7. Applicant shall be responsible for the extension of sanitary sewer and/or water services to the newly created lots, as well as abandoning any services that are not being utilized. VIII. ONGOING CONDITIONS OF APPROVAL 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. The existing landscape buffer along the west boundary of the site that was installed with the construction of the Bridgetower Crossing Subdivision must remain protected during the construction on this site. 2. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 4. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 5. Comply with all bulk, use, and development standards of the applicable district (L-O) listed in UDC Chapter 2 District regulations. IX. GENERAL REQUIREMENTS 1. 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. 2. All development improvements, including but not limited to fencing, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-5C-1. 3. 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. 4. 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. 5. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 6. Developer shall coordinate mailbox locations with the Meridian Post Office. 7. All grading of the site shall be performed in conformance with MCC 11-12-3H. 8. 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. Belltower Park Subdivision – H-2017-0053 PAGE 4 9. 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. 10. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 11. 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. 12. 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. X. EXHIBITS A. Vicinity Map B. Proposed Short Plat (dated: 04/05/2017) C. Required Findings from the Unified Development Code Belltower Park Subdivision – H-2017-0053 PAGE 5 Exhibit A – Vicinity Map Belltower Park Subdivision – H-2017-0053 PAGE 6 Exhibit B – Proposed Short Plat (dated: 04/05/2017) Belltower Park Subdivision – H-2017-0053 PAGE 7 Exhibit C – Required Findings from the Unified Development Code In consideration of a short plat, the decision-making body shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified Development Code; The Comprehensive Plan designates the future land use of this property as Office. The current zoning district of the site is L-O. The proposed short plat complies with the Comprehensive Plan and the dimensional standards in the UDC for the L-O district. B. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are adequate to serve the site. C. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvements program; Staff finds that the development will not require the expenditure of capital improvement funds. All required utilities are being provided with the development of the property at the developer’s expense. D. There is public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. The developer and/or future lot owner(s) will finance the extension of sewer, water, utilities and pressurized irrigation to serve the project. The primary public costs to serve the future tenants will be fire and police services. E. The development will not be detrimental to the public health, safety or general welfare; and Staff recognizes the fact that traffic and noise may increase with the approval of this subdivision; however, staff does not believe that any additional amount generated will be detrimental to the general welfare of the public in the surrounding area. Staff finds that the development of this site will not involve uses that will create nuisances that would be detrimental to the public health, safety or general welfare. F. The development preserves significant natural, scenic or historic features. Staff is not aware of any significant natural, scenic or historic features associated with the development of this site.