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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: December 13, 2005
Transmittal Date: December 9, 2005
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner SII/
Michael Cole, Development Services Coordinator rY\ C
FROM:
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SUBJECT:
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Sommersby Cove Subdivision
Request for Final Plat Approval of Sommersby Cove Subdivision Consisting of
4 Residential Building Lots and 1 Common Lot on 1.05 Acres in an R-15 Zone
by Liberty Partners, mc. (File# FP-O5-072)
We have reviewed this submittal and offer the following comments and conditions of the applicant.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Liberty Partners, mc., has applied for final plat approval of 4 residential building lots
consisting of 1 townhouse with 4 dwelling units and 1 common area lot on 1.05 acres in an R-15 zone for
Sommersby Cove Subdivision. The gross density of this phase of the Sornmersby development is 3.81
dwelling units per acre. The net density is 5.8 dwelling units per acre.
Sommersby Cove Subdivision is located approximately 1/8 mile east of N. Ten Mile Road and 1/8 mile
north ofW. Pine Ave., in the NW ~ of Section 11, Township 3 North, Range 1 West.
A Conditional Use Permit/Planned Development was approved for the proposed subdivision which
allowed for reductions to the minimum requirements for: street frontage to 0 feet on a public street; rear
setbacks to 15 feet for all perimeter lots except, rear patios may be allowed a 3 foot encroachment if
necessary; interior side setbacks to 5 feet per story and 0 feet for garages and attached units; street side
setbacks to 20 feet; and fence setback from N. Gray Cloud Way to 10 feet. Amenities provided as part of
the Sommersby planned development are not contained within this phase.
The fmal plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Sommersby Cove Subdivision with the comments and conditions stated in
this report.
SPECIAL CONSIDERATION FOR CITY COUNCIL
As a condition of approval of the planned development approved for this subdivision, the applicant was
required to submit detailed front and rear elevations of the proposed townhouses for review and approval
by City Council. The applicant has submitted elevations as requested.
Staff has concerns as to the appearance of the rear elevation. City Council should determine whether this
is acceptable. If not, two possible options would be: I) continue this item and direct applicant to provide
different elevations; or 2) give staff specific direction as to changes in bulk, material, and/or general
appearance that you would like to see.
FP-O5-0n Sommersby Cove Sub FP.doc
PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tenus of the approved development agreement, preliminary plat (PP-04-
035) and conditional use permit (CUP-04-040) for this development.
2.
The applicant has indicated that the pressurized irrigation system in tlns development will be an
extension of a Nampa and Meridian Irrigation District system in Moshers Fann Subdivision. A
letter of plan approval shall be submitted prior to scheduling of a pre-construction meeting. Prior
to occupancy, the applicant shall submit a letter that Nampa and Meridian Irrigation District has
finaled the system.
3.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek or well source is not available, a single-point connection to the
culinary water system shall be required. If a singleøpoint connection is utilized, the developer
shall be responsible for the payment of assessments for the irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
4.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
5.
Sanitary sewer service to this site is being proposed from existing mains in N. Gray Cloud Way.
The applicant shall coordinate main size and routing with the Public Works Department. Cover
over sanitary sewer mains shall be no less than three feet from finish grade to the top of the pipe.
If cover is less than three feet from the sub-grade to the top of the pipe, alternated pipe materials
shall be used per the Meridian Public Work's Standard Specifications.
6.
Water service to this site will be from main line extensions from existing water mains N. Gray
Cloud Way. The applicant will be responsible to construct water mains to and through this
proposed development. Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall execute City of Meridian standard fonDS of
easements, for any mains that are required to provide service.
7.
The bearing shown on the northern boundary of this development does not appear to match the
bearing of record for Thunder Creek Subdivision. The applicant shall confinn this infonnation
and include any bearings of record on the plat.
8.
Construction materials used on the structures with modified setbacks/separation (as approved by
the CUP/PD) must be approved by City of Meridian Building Department in accordance with the
most recent mternational Building Code.
9.
The applicant's land surveyor, Terry Peugh, has stated that the north-eastern boundary of the
property is shown incorrectly on the plat. The boundary actually goes to the centerline of the
Eightmile Lateral as shown on the preliminary plat; revise plat accordingly.
10.
Revise the legal description on sheet 2 of the plat to reflect the boundary of the property
extending to the centerline of the Eightmile Lateral.
11.
A Certificate of Zoning Compliance is required prior to issuance of a building pennit for the
townhouse on Lots 1-4.
12.
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street
names and lot & block numbering. Make all corrections necessary to comply.
FP-O5-0n Sommersby Cove Sub FP.doc
PAGE 2
2.
3.
4.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13.
Revise or add the following note(s) on the face of the plat dated 11/11/05, prepared by
Engineering Solutions, prior to signature on the final plat by the City Engineer:
(10.)
Complete recorded instrwnent number.
14.
The landscape plan, prepared by Harvest Design and dated 10/24/05 shall be revised as follows:
a.
Revise the fencing construction material shown on the northeast corner of the subdivision
to be non-combustible and relocate the fence to be on the south side of the Nampa
Meridian Irrigation District easement line or in lieu of relocating the fence, provide an
encroachment agreement with NMID approving the location and fencing type.
Correct the boundary of the property shown on the plan for the portion located in the
north-east corner adjacent to the Eightmile Lateral. The property line actually goes to the
centerline ofthe lateral. See note #9 above.
b.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer
15.
Complete the Certificate of Owners and accompanying acknowledgement.
16.
Prior to obtaining certificates of occupancies, all development improvements, including perimeter
fencing, irrigation, and landscaping shall be installed, except for that the townhouse on Lots 1-4
may be constructed prior to the improvements being 100% complete for the entire subdivision.
Prior to signature on the final plat 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.
17.
Staff's failure to cite specific ordinance provisions or tenus of the approved annexation,
development agreement, preliminary plat, or conditional use permit does not relieve the Applicant
of responsibility for compliance.
GENERAL REQUIREMENTS
1.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-
13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or nonwapproval submitted to the Public Works
Department. If lateral users association approval can't be obtained, alternative plans will be
reviewed and approved by the meridian City Engineer prior to fmal plat signature.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
FP-O5-0n Sommersby Cove Sub FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5.
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.
6.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the tìnal plat
per Resolution 02-374.
7.
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.
8.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fin material.
9.
Applicant's engineer will be required to submit a signed, stamped statement certifying that all
street tìnish centerline elevations are set a minimum of three feet above the highest established
nonnal groundwater elevation.
10.
Coordinate fire hydrant placement with the City of Meridian Public Works department.
11.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
12.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
13.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
14.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Sommersby Cove Subdivision with the above stated
comments and conditions.
Council should also address the matter of the rear townhouse elevation discussed above, in the motion.
FP-O5-0n Sommersby Cove Sub FP.doc
PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFf REPORT
STAFF REPORT:
Hearing Date: December 13, 2005
Transmittal Date: December 8, 2005
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TO:
Mayor & City Council
Sonya Watters, Assistant City Planner SII/
Michael Cole, Development Services Coordinator rY\ c.
FROM:
SUBJECT:
Larkspur Subdivision No.2
Request for Final Plat Approval of Larkspur Subdivision No.2 Consisting of 47
SingleHfamily Residential Building Lots and 5 Common Lots on 10.29 Acres in
an R-8 Zone by Larkspur, LLC (File# FP-O5-070)
We have reviewed this submittal and offer the following comments, as conditions of the applicant. These
conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian
City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Larkspur, LLC, has applied for final plat approval of 47 single-family residential building
lots and 5 common lots on 10.29 acres in an R-8 zone for Larkspur Subdivision No.2. The gross density
for this subdivision is 4.66 dwelling units per acre. The net density is 5.81 dwelling milts per acre.
Larkspur Subdivision No.2 is located approximately YJ mile south of E. Overland Road and Va mile east
of S. Kuna-Meridian Road, in the west YJ of Section 19, T.3N., RlE.
A conditional use permit/planned development was approved for the proposed subdivision which allowed
for reductions to the minimum requirements for lot size (from 6,500 s.f. to 4,108 s.f.), lot frontage (from
65 ft. to 42 ft.), interior side setbacks (from 5 ft. to 4 ft.), and rear setbacks (from 15 ft. to 12 ft.). The rear
setback for the lots on the east side of S. Blackspur Way (Lots 26~38, Block 4) was required to be 25 ft.
along the eastern boundary of the subdivision. Amenities approved as part of the planned development
consist of open space in excess of 10%, a gazebo and barbeque area for residents, and cOlmection to a
City of Meridian multi-use pathway system through a connection to Larkspur Subdivision No.1.
The final plat submitted for this subdivision substantially complies with the approved prelinlinary plat.
Staff recommends approval of Larkspur Subdivision No.2 with the comments and conditions stated in
this report.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tenus of the approved annexation (AZ-05-036), preliminary plat (PP-05-
035), and conditional use permit (CUP-05-038) for this development.
2.
The applicant has indicated that the pressurized irrigation system in this development will be an
extension of a Nampa and Meridian Irrigation District system in Larkspur #1. Plans shall be
approved by NMID prior to scheduling of a preØconstruction meeting, and a copy of a signed
Pressurized Urban Irrigation System Agreement being submitted prior to certificates of
occupancy being released.
FP-O5-070 Larkspur Subdivision No.2 FP.doc
PAGE 1
3.
4.
5.
6.
7.
9.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek 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 irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and ll-3A-7.
Temporary construction fencing to contain debris is required along the western and southern
boundaries of the subdivision prior to release of building permits for the subdivision.
Sanitary sewer service to this site is being proposed from existing stubs from Larkspur #1. The
applicant shall install mains to and through this proposed development. The applicant shall
coordinate main size and routing with the Public Works Department. Cover over sanitary sewer
mains shall be no less than three feet from finish grade to the top of the pipe. If cover is less than
three feet from the sub-grade to the top of the pipe, alternated pipe materials shall be used per the
Meridian Public Work's Standard Specifications.
Water service to this site will be from main line extensions from existing water mains Larkspur
# I. The applicant will be responsible to construct water mains to and through this proposed
development. Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Applicant shall execute City of Meridian standard fOnDS of easements, for any
mains that are required to provide service.
8.
Remove all buildings that do not meet setbacks or the zoning ordinance prior to signature on the
final plat by the City Engineer.
The homes adjacent to Meridian Greens Subdivision shall be constructed USlllg 40 year
"architectural" shingles on the roofs.
10.
Prior to signature on the plat by the City Engineer, the applicant shall vacate the portion of the
cul-de-sac right-of-way that is being shown as a portion of Lots 13 & 14, Block 6; and Lot 9,
Block 7. Revise the plat and the "Certificate of Owners" to include the above-mentioned vacated
right-of~way in the legal description.
11.
It appears to staff that the legal description in the "Certificate of Owners" does not exactly match
the boundary of the plat. The applicant shall confinn this information and make any changes
necessary to confmn that the two are identical.
12.
The bearing of the eastern boundary of this subdivision does not appear to meet the bearing of
record for Meridian Greens Subdivision. The applicant shall confinn tIus infonnation and
include bearings of record.
13.
Revise the spelling ofthe word "not" to "note" that is depicted in Lot 37, Block 4.
14.
Graphically depict the "Real Point of Beginning" on the face of the plat.
15.
The seepage beds located in Lot 9, Block 6 appear that they may encroach into the Department of
Environmental Quality's required 20-foot separation requirement between seepage beds and
building foundations.
FP-O5-070 Larkspur Subdivision No.2 FP.doc
PAGE 2
20.
21.
22.
23.
24.
25.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
16.
Graphically depict an 8-foot wide Public Utilities, Drainage and Irrigation easement along the
south boundary of Lot 29, Block 4. The extra width is necessary to accOlmnodate an irrigation
main being installed.
17.
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street
names and lot & block numbering. Make all corrections necessary to comply.
18.
The landscape plan, prepared by Treasure Valley Engineers and dated 11/16/05, shall be revised
as follows:
a.
All evergreen trees shall be a minimum of 6-feet tall per UDC 11-3B-5; revise plan
accordingly.
Location, size, and species of all existing trees on site with trunks 4 inches or greater in
diameter, measured 6 inches above the ground. mdicate whether the tree will be retained
or removed.
Show location of replacement trees equivalent to 160 caliper inches that are being
removed from the site.
b.
c.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer.
19.
Revise or add the following note(s) on the face of the plat dated 11/9/05, prepared by Treasure
Valley Engineers, prior to signature on the final plat by the City Engineer:
(8.)
"Lots 12, 13, and 14 of Block 6 and Lot 9 of Block 7 wtH are not ße.-a part of the
proposed approved PUD."
". . . in compliance with Title II 8i'1d Title 12 of the MeffdiRR City Code City of Meridian
Unified Development Code..." Also, revise the conditional use permit file number
referenced as CUP-04-025 to read CUP~05-038.
Add note: "Lots 26-38. Block 4. shall have a 25-foot wide rear setback."
(9.)
(ß)
Label the Basis of Bearings on the face of the plat.
Provide a temporary turn around easement on the plat at or near the tenninus of E. Greenview PI.
per ACHD's requirements.
Revise the note on the plat on the north-east boundary of the subdivision to read, "Provide stem
wall ~ along eastern boundary as required."
Submit the revised plat on paper that is eighteen (18) inches by twenty-seven (27) inches in size,
with a three and one~half (3 1/2) inch margin at the left end for binding and a one-half (1/2) inch
margin on all other edges per § 50ø1304.
Complete the Certificate of Owners and accompanying acknowledgement.
Staff s failure to cite specific ordinance provisions or tenus of the approved annexation,
conditional use permit or preliminary plat does not relieve the applicant of responsibility for
compliance.
GENERAL REQUIREMENTS
1.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-
FP-O5-070 Larkspur Subdivision No.2 FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can't be obtained, alternative plans will be
reviewed and approved by the meridian City Engineer prior to final plat signature.
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. (UDC ll-3B-14)
3.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building pemnts.
4.
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
5.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
6.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
7.
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.
8.
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.
9.
Applicant's engineer will be required to submit a signed, stamped statement certifying that all
street [mish centerline elevations are set a minimum of three feet above the highest established
nonnal groundwater elevation.
10.
Coordinate fire hydrant placement with the City of Meridian Public Works department.
11.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
12.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
13.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
14.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
FP-O5-070 Larkspur Subdivision No.2 FP.doc
PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Larkspur Subdivision No.2 with the above stated
comments and conditions.
FP-O5-070 Larkspur Subdivision No.2 FP.doc
PAGE 5