Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
February 21, 2012
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
IDAH4
Scott Steckline, Land Development Supervisor
208-887-2211
SUBJECT: SHP-12-001 -Northpointe Commercial
L APPLICATION SUMMARY
The applicant, Blackhawk/Meridian LLC, has applied for short plat approval for two (2) commercial lots
on 1.40 acres of land in a C-G zoning district. The subject property is currently platted as Lot 4, Block 1
of the Northpointe Commercial Subdivision. Lot 1 of the proposed plat received conditional use permit
(CUP) approval for a bank with associated drive-through. Since the bank is planned to develop on a
portion of the platted lot (Lot 4, Block 1) and the bank wants to own the portion it plans to develop, a
condition of the CUP requires subdividing the property to convey ownership of the proposed lot (Lot 1,
Block 1) to the bank.
The subject property is located on the northwest corner of N. Linder Road and W. McMillan Road at
4853 N. Linder Road in the southeast % of the southeast % of Section 26, T.4N., R.1 W.
II. STAFF RECOMMENDATION
Staff finds the proposed plat is eligible to be processed as a short plat based on the following criteria:
1) the lot is part of a recorded subdivision;
2) the property is not part of a previous short plat;
3) the proposed plat does not exceed four (4) buildable lots;
4) no new street dedication is required and:
5) there are no impacts to health, safety of general welfare and the proposed subdivision is in the best
interest of the city.
Based on the aforementioned criteria, Staff recommends approval of the Northpointe Commercial Short
Plat with the conditions and Findings stated in this report.
III. 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-SB-3, a public hearing is required before the City Council on
this matter.
b. Newspaper notifications published on: January 30, 2012, and February 13, 2012
c. Radius notices mailed to properties within 300 feet on: January 26, 2012
Northpointe Commercial - SHP-12-001 PAGE 1
IV. SITE SPECIFIC CONDITIONS
1. The Applicant shall meet all terms of the approved annexation (AZ-03-013), development
agreement (instrument # 103181095), the preliminary plat (PP-03-014), conditional use permits
(CUP-03-028 and CUP-11-006) and final plat (FP-07-035) for this subdivision.
2. Revise or add the following note(s) on the face of the plat prepared by EHM Engineers, Inc., prior
to signature of the short plat by the City Engineer:
- The plat shall be stamped and signed by the surveyor.
- Revise note #11 on the face of the plat to include internal cross access between lotl and
lot 2, Block 1.
Complete the Certificate of Owners.
4. If the City Engineer's signature has not been obtained by 02/21/2014, the Short Plat approval for
this subject project shall expire.
5. The applicant shall comply with the landscape plan submitted and approved with Northpointe
Commercial final plat (FP-07-035), dated January 4, 2008.
6. Staff's failure to cite specific ordinance provisions of the Unified Development Code does not
relieve the applicant of responsibility for compliance.
V. GENERAL REQUIREMENTS
All development improvements, including but not limited to water, sewer, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy.
2. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
3. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). 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.
4. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to construction plan approval.
Northpointe Commercial - SHP-12-001 PAGE 2
5. 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.
6. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
7. 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 building is at least 1-foot above.
8. The applicant's 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 imgation district
or the ACRD. 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.
9. 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.
10. The applicants design engineer shall certify that all seepage beds out of the public right-of--way
are installed in accordance with the approved design plans. This certification must be received by
the City of Meridian Public Works Department prior to the project receiving final approval.
VI. EXHIBITS
A. Zoning/Vicinity Map
B. Proposed Short Plat
C. Required Findings from the Unified development Code
Northpointe Commercial - SHP-12-001 PAGE 3
EXHH;IT A -Zoning/Vicinity Map
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Northpointe Commercial - SHP-12-001
PAGE4
EXHIBIT B -Proposed Short Plat
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Northpointe Commercial - SHP-12-001 PAGE 5
EXHIBIT C -Required Findings from 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 Commercial. The
current zoning district of the proposed plat is C-G. Therefore, the proposed short plat complies
with the Comprehensive Plan and the UDC.
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 as evident by the approval of the
Northpointe Commercial Subdivision (aka Kelly Creek Commercial) (FP-07-035).
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 unit owners 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.
Northpointe Commercial - SHP-12-001 PAGE 6