HomeMy WebLinkAboutSommersby Subdivision PP
RECEIVED
DEC 3 0 2004
City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
P & Z Commission Date of Recommendation:
November 18, 2004
Project Name:
Sommersby Subdivision
Case No(s):
PP-04-035, CUP-04-040
Applicant:
Confluence Management, LLC
Transmittal Date:
December 30, 2004
A. Recommendation:
Approve with conditions (all ayes - both applications)
B. Summary of Public Hearing: (1114/04 P&Z hearing continued to 11/18/04)
1. In favor: Becky McKay (Applicant's Representative)
2. In opposition: Steve Martin (resident of Thunder Creek Sub.)
3. Commenting: Bill Nary (noted letter in the record from Ms. Atkinson)
4. Staff presenting application: Brad Hawkins-Clark
C. Key Issues of Discussion by Commission:
1. Design and setbacks of units along Pine Ave.
2. Design/configuration of the 100 sq. ft. of private useable area per unit
3. Existing Development Agreement (DA) for Valeri Heights and the pending
Miscellaneous application to amend the DA
D. Key Commission Changes to Staff Recommendation:
1. Incorporate applicant's response (dated 11/16/04), except as .amended
2. Require a temporary fence on the east property line
3. Allow a 5-foot front setback for multi-family units only
E. Outstanding Issue(s) for City Council:
1. The P&Z Commission did not hold a hearing or provide a recommendation to the City
Council on File No. MI-04-011 (request to amend the DA). Since the recorded DA
includes several conditions which involve off-site improvements and since public
testimony was received at the Commission hearing about the DA conditions (from Mr.
Martin), staff recommends the City Council address this application before the
preliminary plat and CUP applications.
2. The P&Z Commission required the applicant to demonstrate how the minimum 100-
square feet of private useable area requirement will be met within the proposed units.
As shown, the units include approx. 57 square feet. To date, staff has not received any
revised floor plans showing how the 100 square foot requirement will be met. This
should be addressed at the City Council hearing.
3. As proposed, all of the office and multi-family units will be addressed off of N. Ten
Mile and W. Pine Ave. No private streets are proposed. However, the Public Works
Department staff has expressed some concern about this since there are multiple
driveways within the project. Staff and the Ada County Street Naming Committee
would prefer the project be addressed with new private street names. The applicant met
with Deputy Chief Silva who indicated that each building will be given an address
number and each unit will be identified with a letter (which is consistent with the
Paddington and Roundtree four-plex subdivisions). Staff recommends this issue be
addressed at the City Council hearing.
4. At the 11/18/04 hearing, the applicant and the P&Z Commission discussed a potential
pedestrian pathway between N. Gray Cloud Way and the internal driveway, in the
northeast comer of the site. However, the Commission did not include the pathway in
their motion nor did the revised drawings depict the pathway. The City Council may
want to revisit this issue. Staff supports the addition of a pathway in this location.
F. Preliminary Plat/CUP Site Plan
1. Date of Preliminary Plat reviewed by Commission: November 15, 2004
2. Date of CUP Site Plan reviewed by Commission: November 15, 2004
3. Date of Revised Preliminary Plat (for City Council): December 3, 2004
4. Date of Revised CUP site Plan (for City Council): December 9,2004
G. Recommended Conditions of Approval (as amended by Commission, if applicable)
Exhibit A - Preliminary Plat conditions
Exhibit B - Conditional Use PermitIPlanned Development conditions
EXHIBIT A
Preliminary Plat
Sommersby Subdivision
(File PP-O4-035)
[P&Z Commission approved additions shown as underline. Recommended deletions
shown as ~.}
SITE SPECIFIC CONDITIONS (PRELIMINARY PLAT)
1.
2.
3.
4-.
All applicable conditions of the Sommersby CUPIPD application (CUP-04-040)
shall also be considered conditions of the Preliminary Plat (PP-04-035).
Applicant shall make the following modifications to the preliminary plat (Sheet 1
of I by Engineering Solutions) and submit ten (10) copies of a revised plat at least
ten (10) days prior to the next public hearing for this application:
a. Show the 25-foot wide N. Ten Mile and W. Pine Ave. street buffers
in a separate common lot and not an easement, adjacent to the
residential lots onlv.
b. Widen Lots 21 and 31, Block 1 to a minimum width of 25 feet;
e. Label all slIfIitary sewer lifles; (complied)
d. Add minimum 5-foot wide pedestrian easements between Lots 64 and
65, Lots 62 and 63 and Lots 59 and 60 to accommodate the pathways
shown on Sheet LS-Ileading to Lot 55;
e. Wiàefl the peffii!lfleHt eal àe sae witflifl N. Lightning Plaee aFlà the
tempel'lH)' æmare1:lfià witfiifl N. Gray CleDà Way ts a HlÌRÌim:Im 98
feet ',viele àial'fleter. (complied)
Provide a cross-access easement for all of the lots within the subdivision to utilize
the drive aisles (Lot 28, Block I) as access to N. Ten Mile Road and W. Pine
Ave..
Applicant shall include a temporary àeeà reslfietisfi emergencv turnaround with
the final plat on Lot 14, Block I and Lot 4, Block 2. that reforefløes the telHflerary
emerßeHey æmareliflà, lIfIà te flet aUe,,: buileliHg lifItil saeh åme that the rsaà is
8!lteflàeà.
5.
The preliminary Landscape Planting Plan (Sheet LS-l, dated 9fíWQ4 12/14/04 by
Harvest Design, P.C.) is approved with the following changes:
a. MCC 12-13-12-3 requires the 20-foot buffer between the multi-family
lots on the north boundary and the single family lots in Thunder Creek
be planted to result in an effective barrier within three (3) years and be
maintained such that 60% or more of the vertical surface is closed. The
landscape architect shall review the number and species of planting
Sommersby Subdivision - PP-O4-035 - Exhibit A
Page 1 of 10
materials within this buffer and revise accordingly with the final plat
application.
b. Revise the plan to replace at least three (3) of the W. Pine Ave. buffer
deciduous trees with evergreen trees to enhance sound buffering year
round for the four-plex units backing up to W. Pine Ave.
c. Revise the plan to show a non-combustible fence within the 30-foot
NMlD Eightrnile Lateral easement in the northeast comer. A
permanent fence shall also be constructed on the south easement line
of the Eightrnile Lateral.
d. Note #9. says all existing trees on the property are proposed for
removal. The detailed landscape plan submitted with the final plat
application shall include Note #13.D regarding mitigation and call-out
which new trees on the site are counting toward the tnitigation
requirement.
6.
A detailed fencing plan shall be submitted upon application of the final plat
(MCC l2-4-10.F.3). If no permanent fencing is provided on the perimeter of the
subdivision, temporary construction fencing to contain debris must be installed
around the perimeter prior to issuance of a building permit. All fencing shall be
installed in accordance with MCC 12-4-10.
7.
CC&R's shall be recorded for Sommersby Subdivision which outline
maintenance responsibilities for all common lots and establish minimum design,
construction and maintenance standards for the office and multi-family buildings.
Maintenance of all common areas shall be the responsibility of the Sommersby
Lot Owner's Association.
8.
With the exception of the Ten Mile Sub Drain (which will remain open until such
time as ACHD completes construction of the Ten MilelPine intersection
improvements) and the Eight Mile Lateral, the Applicant is required to tile or
cover any other irrigation ditches, laterals or canals that cross, intersect or lie
adjacent to the subject site. Any ditch, canal or lateral to be piped should be
shown on plans, which shall be approved by the appropriate irrigation/drainage
district, or lateral users association, with written confirmation of said approval
submitted to the Public Works Department. If lateral users association approval
can not be obtained, plans will be reviewed and approved by the City Engineer
prior to final plat signature.
9.
Underground year-round pressurized irrigation must be provided to all lots within
this development. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. If the pressurized irrigation
system within this development is to remain a private association system,
complete plans and specifications shall be reviewed by the Public Works
Sommersby Subdivision - PP-O4-035 - Exhibit A
Page 2 of 10
Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual shall be submitted prior to plan
approval. The applicant shall be required to utilize 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 shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer.
10.
Staff finds that the applicants engineer has demonstrated that the project can be
provided sanitary sewer service to the existing mains adjacent to the project site.
The existing sewer mains in both W. Pine Ave and adjacent to the Nine Mile
Drain are quite shallow, however the applicants engineer has demonstrated that
minimum cover (3 feet from top of pipe to finish grade) can be achieved via
placing fill in the lower areas of the project.
Sewer and water service shall be via main line extension from the existing mains
adjacent to the subject site. The applicant shall be required to extend sewer and
water mains to and through the proposed development, thereby making them
available to adjacent properties. The subdivision designer to coordinate main
sizing and routing with the Public Works Department. The applicant shall execute
City of Meridian standard forms of easements, for any mains that are required to
provide service.
This applicant shall be subject to paying sanitary sewer latecomers fees for each
developed lot at the time of building permit issuance.
11.
A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all
off-street parking areas. Storm water treatment and disposal must be designed in
accordance with Department of Environmental Quality 1997 publication Catalog
of Storm Water Best Management Practices for Idaho Cities and Counties and
City of Meridian standards and policies. Off-site disposal into a surface water is
prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant
is responsible for filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells.
STANDARD CONDITIONS (PRELIMINARY PLAT)
2.
1.
Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
Prior to signature of the final plat(s) by the City Engineer, a letter of credit or cash
surety in the amount of 110% will be required for all fencing, landscaping,
pressurized irrigation, sanitary sewer, water, etc. that has not been completed.
Sommersby Subdivision - PP-04-035 - Exhibit A
Page3 of 10
3.
A detailed landscape plan, in compliance with the Landscape Ordinance, and in
accordance with the changes noted within this staff report, shall be subtnitted for
the subdivision with the final plat application.
4.
All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to
signature of the final plates), all sidewalks shall be constructed or a financial
guarantee that said improvements will be completed shall be provided (MCC 12-
5-3).
5.
Streetlights will be required at locations designated by the Public Works
Department. All streetlights shall be installed at the expense of the Applicant.
Typical locations are at street intersections and/or fire hydrants. Final design
locations and quantity are determined after power designs are completed by Idaho
Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
6.
Please subtnit groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate
or discharge with a period of time not to exceed 24-hours for all storms up to and
including a 100-year storm events. Side slopes within drainage areas shall not
exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or
other approved landscaping) shall not count towards the required open space area.
The project engineer should pay close attention to the results of field studies
determining the groundwater, soil type & and characteristics during the design
and construction phases. The engineer shall be required to certify that the street
centerline elevations are set a minimum of 3-feet above the highest established
normal groundwater elevation. This is to ensure that the bottom elevation of the
crawl spaces of homes is at least I-foot above groundwater.
7.
Developer shall coordinate mailbox locations with the Meridian Post Office.
8.
Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service per City Ordinance Section 9-1-4 and
9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation.
9.
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.
10.
Stafrs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the Applicant of responsibility for
compliance.
Sommer,by Subdivision - PP-O4-035 - Exhibit A
Page40flO
11.
Prelitninary plat approval shall be subject to the expiration provisions set forth in
MCC 12-2-4.
ADA COUNTY HIGHWAY DISTRICT
A.
1.
2.
3.
4.
5.
6.
Site Specific Conditions of Approval
Dedicate a total of 48-feet of right-of-way from the centerline ofTen Mile Road
abutting the parcel by means of a warranty deed. The right-of-way purchase and
sale agreement and deed must be completed and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building pertnit (or other required pertnits), whichever occurs first.
Allow up to 30 business days to process the right-of-way dedication after receipt
of all requested material. The owner will be paid the fair market value of the
right-of-way dedicated which is an addition to existing ACHD right-of-way if the
owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time
(currently Ordinance #198), if funds are available.
Dedicate the right-of-way triangle at the northeast comer of the intersection of
Ten Mile Road and Pine Road abutting the site to accommodate the intersection
radius and pedestrian ramp.
Dedicate 35-feet of right-of-way from the centerline of Pine A venue abutting the
parcel by means of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way
dedication after receipt of all requested material. The owner will not be
compensated for this additional right-of-way because Pine Avenue is classified as
a collector roadway and is to be brought to adopted standards by the developers of
abutting properties.
Construct a 5-foot wide detached concrete sidewalk abutting the site on Ten Mile
Road located outside of the ultimate right-of-way (48-feet from centerline), as
proposed. Provide an easement to the District for all portions of the sidewalk that
are outside of the public right-of-way.
Construct a 5-foot wide detached concrete sidewalk abutting the site on Pine
Avenue located outside of the ultimate right-of-way (35-feet from centerline), as
proposed. Provide an easement to the District for all portions of the sidewalk that
are outside of the public right-of-way.
Provide the District with a road trust deposit for the required improvements
abutting the site on Pine Avenue, including pavement widening, curb, and gutter,
in the amount of $24,000.
Sommersby Subdivision - PP-04-035 - Exhibit A
Page50f10
7.
8.
9.
B.
2.
Extend Lightning Place into the site from the north property line and cul-de-sac
the roadway, as proposed. Construct that roadway as a 36-foot street section with
curb, gutter, and 5-foot concrete sidewalks, and a minimum cul-de-sac radius of
45-feet. Provide a pedestrian pathway from the internal private road to the
Lightning Place cul-de-sac, as proposed.
Construct a private road intersecting Pine Avenue in alignment with an approved
roadway for the Courtyards Subdivision on the south side of Pine Avenue
(approximately 420-feet east of the intersection). Pave the private roadway a
minimum of20 to 24-feet wide and at least 30-feet into the site beyond the edge
of pavement of Pine Avenue and install pavement tapers with 15-foot curb radii
abutting the existing roadway edge. The applicant should provide a plan showing
how the private road grade meets the public road. District Policy requires a
design approach speed of 20 MPH and a maximum intersection approach grade of
2% for at least 40-feet.
Construct a private road intersecting Ten Mile Road in alignment with Acarrera
Court. This proposal meets District policy and should be approved with this
application. Pave the private roadway a minimum of20 to 24-feet wide and at
least 30-feet into the site beyond the edge of pavement ofTen Mile Road and
install pavement tapers with 15-foot curb radii abutting the existing roadway
edge. The applicant should provide a plan showing how the private road grade
meets the public road. District Policy requires a design approach speed of 20
MPH and a maximum intersection approach grade of2% for at least 40-feet.
10.
Extend Gray Cloud Way into the site from the north property line and construct it
over to the east property as a stub street. Install a sign at the eastern terminus of
Gray Cloud Way that states, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE." Provide a pedestrian pathway from the internal private road to Gray
Cloud Way. Only Lots 1-4, Block 2 shall have access to Gray Cloud Way.
11.
Other than the access that is specifically approved with this application, direct lot
access to Ten Mile Road and Pine Avenue is prohibited and shall be noted on the
final plat.
12.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
Sommersby Subdivision - PP-04-035 - Exhibit A
Page 6 of 10
3.
4.
5.
6.
Replace any existing damaged curb, gutter and sidewalk and any that may be
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
Utility street cuts in pavement less than five years old are not allowed unless
approved in writing by the District. Contact the District's Utility Coordinator at
387-6258 (with file numbers) for details.
All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State ofIdaho shall
prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
7.
Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8.
Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, also known as Ada County Highway District
Road Impact Fee Ordinance.
9.
It is the responsibility of the applicant to verify all existing utilities within the
right-of-way. The applicant at no cost to ACHD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
10.
No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11.
Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use ofthe subject property unless a
Sommersby Subdivision - PP-04-O35 - Exhibit A
Page 7 oflO
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
SANITARY SERVICES COMPANY (SSC)
1. Applicant will need to provide additional trash enclosures within the office and multi-
family portion of the subdivision. Coordinate the size and locations with SSC prior to
a Certificate of Zoning Compliance being issued on the property.
2. Approaches to the trash enclosures shall allow SSC trucks to access the enclosure
without a vehicle parked in front of it.
3. Design the enclosures per the standard recommendations of SSC for access, gates,
floor/pad, container stopslbumpers, and dimensions. Coordinate the design with SSC.
Approval of the trash enclosure design will be required prior to submittal of a
Conditional Use Pertnit and issuance of a Certificate of Zoning Compliance.
MERIDIAN FIRE DEPARTMENT
1. The public street cul-de-sac (N. Lightning Place) shall provide a minimum 96-foot face-
to-face diameter to meet International Fire Code.
2. This development will likely need to comply with the 2003 International Fire Code in
effect at the time of building permit subtnission, which requires the 4-plex and 8-plex
structures to contain fire sprinklers in the buildings.
3. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart. International Fire Code Appendix D
4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
6. Provide a 20' wide Fire Lane for all internal & external roadways.
7. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
Sommersby Subdivision - PP-04-035 - Exhibit A
Page 8 of 10
8. The roadways shall be built to Ada County Highway Standards and shall have a clear
driving surface, available at all times, which is 20' wide.
9. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
10. Commercial and office occupancies will require a fire-flow consistent with the
Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an
average of300' apart.
II. The proposed multi-family development has an estimated 132 units with a total
estimated population of 352 residents at build out. The Meridian Fire Department has
experienced 2397 responses in the year 2004. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 2010.
12. The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer
13. Maintain a separation of 5' from the building to the dumpster enclosure.
14. Provide a Knoxbox entry system for the office complex (not reQuired for the residential
units).
15. The first digit of the Apartment/Office Suite shall correspond to the floor level.
16. All portions of the buildings located on this project must be within 150' of a paved
surface as measured around the perimeter of the building.
MERIDIAN POLICE DEPARTMENT
1. Prior to release of building permits, the applicant shall subtnit a parking plan for all
off-street parking in the multi-family development to the Planning and Zoning
Department. All parking spaces shall be assigned to a specific dwelling unit or for
guest use. The parking space identification shall use a different numbering system
than the dwelling units.
MERIDIAN PARKS & RECREATION DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
Sommersby Subdivision - PP-04-035 - Exhibit A
Page 9 of 10
CENTRAL DISTRICT IlEALTuDEPARTMENT
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2.
The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3.
Run-off is not to create a mosquito breeding problem.
4.
It is recommended that storm water be pre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality.
5.
The engineers and architects involved with the design of the subject project
should obtain current best management practices for stormwater disposal and
design a stormwater management system that prevents groundwater and surface
water degradation.
NAMPA MERIDIAN IRRIGATION DISTRICT CONDITIONS
1.
The Nampa & Meridian Irrigation District requires a Land Use Change
Application be filed for review prior to final platting. Please contact Donna
Moore at 466-7861 for further information.
2.
All laterals and waste ways must be protected. The District's Eight Mile Lateral
courses through this proposed project. This easement must be protected and any
encroachment without a signed License Agreement and approved plan, before any
construction is started, is unacceptable.
3.
All municipal surface drainage must be retained on site.
3.
The developer must comply with Idaho Code 31-3805.
4.
It is recommended that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
Sommersby Subdivision - PP-04-035 - Exhibit A
Page 10 of 10
EXHIBIT B
Conditional Use Permit
Sommersby Subdivision
(File CUP-O4-040)
[P&Z Commission approved additions shown as underline. Recommended deletions
shown as ~.]
SITE SPECIFIC CONDITIONS (CONDITIONAL USE)
1.
All conditions of the Preliminary Plat (PP-04-035) shall also be considered
conditions of the Conditional Use Permit (CUP-04-040).
2.
The multi-family and townhome structures shall conform to the following
standards:
R-15 Zone
Annroved Standard
Minimum Lot Area
752.50 s.f. per d.u.
Minimum Street Frontage
24 feet (1 townhome lot); 28 feet (1 four-plex lot);
0' frontage on a public street
Front Setback
5 feet (multi-familv units)
15 feet (sinlrle-familv units)
Rear Setback
15 feet (all perimeter lots)
5 feet (interior lots)
Interior Side Setback
5 feet per story, 0' for garages and attached units
Street Side Setback
20 feet
Fence Setback from Gray Cloud
10 feet
L-O
Minimum Lot Area
5,670 s.f.
Front Setback
5 feet (for purposes ofthis application, front setback
for the office buildings has been determined from
the internal streets)
Rear Setback
20 feet
25 feet per story
Interior Side Setback
5 feet per story
5 feet per story
Sommersby Subdivision - CUP-04-040 - Exhibit B
Page 1 of5
0
Construction materials used on the structures with modified
setbacks/separation must be approved by City of Meridian Building
Department and in accordance with the most recent International Building
Code.
3.
As Planned Development amenities, construct two (2) water features in the
roundabouts, an activity court, playground equipment and a hardscaped plaza as
proposed. Design details of each amenity must be submitted with the Certificate
of Zoning Compliance application.
4.
The development shall provide common open space that equals or exceeds ten
percent of the gross land area for the multi-family portion of the development,
exclusive of the N. Ten Mile and W. Pine Ave buffers and the 20-foot buffer
north of Lots 7-9, Block 1.
5.
Provide each dwelling unit with at least one hundred square feet of useable
private open space, such as a patio or deck. Present, at4e P&Z CsHtffiissiea prior
to the City Council public hearing, calculations and/or drawings that explain how
the required usable private open space requirement will be met for the multi-
family development.
6.
The building elevations for the multi-family structures shall be modified as
follows:
a. The trim bands, 6Ðmer aeeeflts and window trims shall be a
different but complimentary color than the stucco siding color on
each building;
b. The stucco siding color shall vary throughout the development to
avoid a monotone appearance.
c. These standards shall be included in the CC&R's for the
subdivision.
7.
Applicant shall subtnit detailed elevations (front and rear) of the office structures
on Lots 34 - 41 and the townhomes on Lots 1-3, Block 1 and Lots 1-4, Block 2 for
review and approval by the P &Z Cefftfflissiefl City Council.
8.
No fencing shall be permitted on the interior lot lines between the multi-family
buildings or around the perimeter of Lot 55.
9.
Either provide parking for each four-plex structure within each individual lot or
provide a cross-parking easement to accommodate the required parking. All
parking and areas of circulation should be paved, striped, and meet the minimum
dimensional requirements of Meridian City Code.
Sommersby Subdivision - CUP-04-040 - Exhibit B
Page 2 of5
10.
II.
12.
13.
The Applicant shall coordinate the location and design of trash dumpsters with
Sanitary Services Company (SSC) staff. Trash enclosures must be built in the
location and to the size approved by SSC. Prior to Certificate of Zoning
Compliance (CZC) submittal, the Applicant shall submit a revised site plan,
stamped approved by SSC, for the proposed trash enclosure location and design.
All dumpster(s) must be screened in accordance with MCC 11-12-1.C.
All internal sidewalks shall be constructed as submitted and in accordance with
MCC 12-5-2.K.
No building or other structure shall be erected, moved, added to or structurally
altered, nor shall any building structure or land be established or change in use on
this site without first obtaining a Certificate of Zoning Compliance (CZC) from
the Meridian Planning and Zoning Department (MCC 11-19-1).
Prior to obtaining certificate(s) of occupancy, all development improvements,
including perimeter fencing, irrigation, and landscaping shall be installed, except
that townhouses (phase 1 and 2 on the Preliminarv Plat) mav be constructed prior
to the improvements being 100% complete for the entire subdivision. Prior to
signature of the final plates) by the City Engineer, a letter of credit or cash surety
in the amount of 110% will be required for all fencing, landscaping, pressurized
irrigation, amenities, sewer, water, etc.
l4.
8aÐmit 1 9 eepies ef a reviseà site plan 3flà Il1f1àsellfJe pillfl iH ~eflfeffilRfl~e with
tflis r6flert and the æreetisfi ef the Plar.niag & Z6aiHg CemmÎssisfi at least 1 9
àa.ys prier 16 the fl8!lt heaflag sa this apf'lieatiefl.
MERIDIAN FIRE DEPARTMENT
1. The public street cul-de-sac (N. Lightning Place) shall provide a minimum 96-foot face-
to-face diameter to meet International Fire Code.
2. This development will likely need to comply with the 2003 Intemational Fire Code in
effect at the time of building permit subtnission, which requires the 4-plex and 8-plex
structures to contain fire sprinklers in the buildings.
3. One and two family dwellings will require a fire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart. International Fire Code Appendix D
4. Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 y," outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire hydrant markers shall be provided per Public Works spec.
Sommersby Subdivision - CUP-04-040 - Exhibit B
Page 3 of5
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
5. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
6. Provide a 20' wide Fire Lane for all internal & external roadways.
7. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
8. The roadways shall be built to Ada County Highway Standards and shall have a clear
driving surface, available at all times, which is 20' wide.
9. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
10. Commercial and office occupancies will require a fire-flow consistent with the
Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an
average of300' apart.
11. The proposed multi-family development has an estimated 132 units with a total
estimated population of 352 residents at build out. The Meridian Fire Department has
experienced 2397 responses in the year 2004. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 2010.
12. The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer
13. Maintain a separation of 5' from the building to the dumpster enclosure.
14. Provide a Knoxbox entry system for the office complex (not required for the residential
units).
15. The first digit of the Apartment/Office Suite shall correspond to the floor level.
16. All portions of the buildings located on this project must be within 150' of a paved
surface as measured around the perimeter of the building.
Sommersby Subdivision - CUP-O4-040 - Exhibit B
Page4of5
MERIDIAN POLICE DEPARTMENT
I. Prior to release of building permits, the applicant shall submit a parking plan for all
off-street parking in the multi-family development to the Planning and Zoning
Department. All parking spaces shall be assigned to a specific dwelling unit or for
guest use. The parking space identification shall use a different numbering system
than the dwelling units.
MERIDIAN PARKS & RECREATION DEPARTMENT
1. Standard for Mitigation of trees: The standard established in .the City of Meridian
Landscape Ordinance will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in the City of Meridian Landscape Ordinance will be followed.
NAMPA MERIDIAN IRRIGATION DISTRICT CONDITIONS
1.
The Nampa & Meridian Irrigation District requires a Land Use Change
Application be filed for review prior to final platting. Please contact Donna
Moore at 466-7861 for further information.
2.
All laterals and waste ways must be protected. The District's Eight Mile Lateral
courses through this proposed project. This easement must be protected and any
encroachment without a signed License Agreement and approved plan, before any
construction is started, is unacceptable.
3.
All municipal surface drainage must be retained on site.
3.
The developer must comply with Idaho Code 31-3805.
4.
It is recommended that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
Sommersby Subdivision - CUP-04-040 - Exhibit B
Page 5 of5