Staff ReportSTAFF REPORT
Hearing Date: September 24, 2013
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
~~E IDIAN:---
SUBJECT: SI-IP-13-003 -River Valley Retail Subdivision
I. APPLICATION SUMMARY
The applicant, North Eagle Road, LLC, has applied for short plat approval of River Valley Retail
Subdivision consisting of two (2) building lots on 1.14 awes of land in the C-G zoning district.
The subject property is located on the northeast corner of N. Eagle Road and E. River Valley Street at
3230 E. River Valley Street, in the northeast'/4 of Section 4, T.3N., R.lE.
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.
llI. 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 I 1-SB-3, a public hearing is required before the City Council on
this matter.
b. Newspaper notifications published on: September 2, 2012, and 16, 2013
c. Radius notices mailed to properties within 300 feet on: August 29, 2013
IV. SITE SPECIFIC CONDITIONS
1. The Applicant shall meet all terms of the approved annexation (AZ-012-010, Development
Agreement Instrument #113005608) and conditional use permit (CUP-12-008) approved for this
subdivision.
2. Complete the Certificate of Owners and accompanying acknowledgement.
3. If the City Engineer's signature has not been obtained within two (2) years of the approval of the
short plat, the short plat shall become null and void unless a time extension is obtained, per UDC
11-6B-7.
4. Please revise the final plat to graphically depict the existing 35-foot wide sanitary sewer and
water' easement crossing the southern portion of the parcel. The recording information for said
easement shall also be noted on the final plat.
5. Complete the recording instrument number for the Declaration of Easements and Agreements
noted in Plat note #7.
6. Staff's failure to cite specific ordinance provisions of the Unified Development Code does not
relieve the applicant of responsibility for compliance.
River Valley Retail Sub SHP-13-003 PAGE 1
V. GENERAL REQUIREMENTS
1. All development improvements, including but not limited to water, sewer, fencing, pressurized
irrigation and landscaphrg shall be installed and approved prior to obtaining certificates of
occupancy for any new structures.
2. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nm•seryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that al( landscape
hmprovements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
3. 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 ushrg the City of Meridian's standard forma 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 1 I" 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 conshuction
inspection fees, as determined during the plan review process, prior to conshuction plan approval.
5. Compaction test results mist 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 Secfion 404 Permitting
that may be required by the Army Corps of Engineers.
7. The applicant's design engineer shall be responsible for inspection of all irrigation and/or
drainage facility withhr this project that do not fall under the jurisdiction of an irrigation district
or the ACRD. The design engineer shall provide certification that the facilities have been
installed in acca•dance with the approved design plans. This certification will be requh•ed before
a certificate of occupancy is issued for any stt•uchu~es within the project.
8. At the completion of the project, the applicant shall be responsible to submit record drawings Fot•
any new public utilities 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
shuchu~es within the project.
9. 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.
10. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian hnprovement Standards for Sheet Lighting. All street lights
shall be installed at developet•'s expense. Pnal design shall be submitted as past of the
development plan set for approval. Sheet lighting is required at intersections, corners, cut-de-
sacs, and at a spacing that does not exceed that outline in the Standards. The contractor's work
and materials shall conform tp the ISPWC and the City of Meridian Supplemental Specifications
to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500
for information on the locations of existing sheet lighting.
River Valley Retail Sub SHP-13-003 PAGE 2
VI. EXHIBITS
A. Vicinity Map
B. Proposed Short Plat (dated: 8/16/13)
C. Required Findings from the UuiFed development Code
River Valley Retail Sub SHP-13-003 PAGE 3
EXHIBIT A -Vicinity Map
River Valley Retail Sub SHP-13-003 PAG1/ 4
EXHIBIT B -Proposed Short Plat (dated: 8/16/13)
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River Valley Retail Sub SHP-13-003 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 fiihn~e land use of this property as Commercial. The
current zoning disU•ict of the site is C-G. The proposed short plat complies with the
Comprehensive Plan and the dimensional standards in the UDC for the C-G disU•ict.
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 cmrformance with scheduled public improvements iu accord with the City's
capital improvements program;
Staff finds that the development will not require the expenditure of capital hnprovement funds.
All required utilities are being provided with the development of the ptopeiTy 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 expendihn•es 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 Che
fuhu•e 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 ri~affic and noise may increase with the approval of this subdivision;
however, staff does not believe that auy additional amowrt generated will be detrunental to the
general welfare of the public in the sm•roundu~g 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 natm•al, scenic or historic features.
Staff is not aware of auy significant nahu~al, scenic or historic features associated with the
development of this site.
River Valley Retail Sub SHP-13-003 PAGE 6