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CITY OF MERIDIAN PLANNiNG AND PUBLiC WORKS DEPARTMENTS STAFF REPORT
TO:
Mayor & City Council
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Sonya Watters, Assistant City Planner ~ -. -~I~_!i,~~.,~ ."-" "'.I'fíI' ,.'
Michael Cole, Development Services Coordinator rv\ C
STAFF REPORT:
Hearing Date: December 13, 2005
Transmittal Date: December 8, 2005
FROM:
SUBJECT:
Sommersby Subdivision No.1
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Request for Final Plat Approval of Sommers by Subdivision No. ] Consisting of
5 Residential Building Lots and 1 Common Lot on 0.93 Acres in an R-15 Zone
by Liberty Partners, Inc. (File# FP-O5-07 1)
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, lnc., has applied for final plat approval of 5 residential building lots
consisting of I single-tàmily attached dwelling; I townhouse that contains 3 dwelling units, and 1
common lot on 0.93 acres in an R-I5 zone for Sommersby Subdivision No.1. The gross density of this
phase of the Sommersby development is 5.39 dwelling units per acre. The net density of this phase is 7.59
dwelling units per acre.
Sommersby Subdivision No. 1 is located on the east side ofN. Ten Mile Road, approximately 1/8 mile N.
ofW. Pine Ave., in the NW!j.¡ 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 24 feet for the townhouse lot;
front setbacks to 15 feet for single-family dwellings; rear setbacks to 15 feet for all perimeter lots except,
rear patios may be allowed a 3 foot encroachment if necessary and 5 feet for interior lots; interior side
setbacks to 5 feet per story and 0 feet for garages and attached units; and street side setbacks to 20 feet.
Amenities provided as part of the planned development are not contained within this phase.
The final plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Sommersby Subdivision No. I 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 detennine whether this
is acceptable. If not, two possible options would be: 1) 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-O5-071 Sommersby Subl FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved development agreement, preliminary plat (PP-04-
035) and conditional use pennit (CUP-O4-040) 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 hTigation District system in Moshers Farm Subdivision.
Prior to scheduling of a pre-construction meeting a letter of plan approval shall be submitted.
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 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.
4.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed along the eastern boundary of
this phase unless penuanent perimeter fencing already exists at the subdivision boundary.
5.
Sanitary sewer service to this site is being proposed from existing stubs from N. Lighting Place in
Thunder Creek Subdivision. 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 from N.
Lightning Avenue in Thunder Creek Subdivision. The applicant will be responsible to construct
all mains necessary to serve this proposed development. Subdivision designer to coordinate main
sizing and routing with the Public Works Department. Applicant shall execute City of Meridian
standard fonus of easements, for any mains that are required to provide service.
7.
Provide, on the plat, an easement to ACHD for all portions of the detached sidewalk along N. Ten
Mile Road that are outside of the public right-of-way.
8.
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.
9.
Construction materials used on the structures with modified setbacks/separation (as approved
with the Sommersby CUP/PD) must be approved by City of Meridian Building Department in
accordance with the most recent lntemational Building Code.
10.
A Certificate of Zoning Compliance is required prior to issuance of a building pennit for the
townhouses on Lots 1-3, Block 1. NOTE: A CZC application mav include multiple/all
townhouses.
11.
The bearing along the northern boundary of this development does not appear to match the
bearing of record. The applicant shall confinu this infonuation and include bearing of records on
the plat.
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2.
3.
4.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12.
Rcvise 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.)
Strike note (landscape plan shows 6 foot fencing adjacent to Lot 4, Block 1 and 4 foot
fencing is not required adjacent to tins lot)
". . .is prohibited l:1nless agreeà to in writiBg by Ada COWRY HigwHay Distriot and the City
of Meridiffii."
Complete recorded instrument number.
(11.)
(12.)
13.
The landscape plan, prepared by Harvest Design and dated 1 0/24/05 shall be revised as follows:
a.
b.
A 5-foot wide detached sidewalk is required along N. Ten Mile Road.
Relocate the proposed Type A fence along N. Ten Mile Road to the eastern lot line of Lot
4, Block 1.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
thefìnal plat by the City Engineer
14.
Complete the Certificate of Owners and accompanying acknowledgement.
15.
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 1-3
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.
16.
Staffs failure to cite specific ordinance provisions or terms 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 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.
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.
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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 detennined 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 finish centerline elevations are set a minimum of three feet above the highest established
normal groundwater elevation.
10.
Coordinate fITe 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 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 Subdivision No.1 with the above stated
comments and conditions.
Council should also address the matter of the rear townhouse elevation discussed above, in the motion.
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