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CITY OF MERIDiAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: March 21,2006
Transmittal Date: March 16, 2006
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AR 1 ö 2006
TO:
Mayor and City Council
Kristy Vigil, Assistant City Planner '{JI
Michael Cole, Development Services Coordinator (Y\ C
City Of Meridian
City Clerk Office'
FROM:
SUBJECT:
Umbria Subdivision
Request for Final Plat Approval of Umbria Subdivision Consisting of 1 Multi-
family Residential Building Lot, 1 Commercial/Office Building lot, and 1
Common Lot on 28.646 Acres in the R-15 and L-O Zones by Conger
Management Group (File# FP-O6-011).
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, Conger Management Group, has applied for final plat approval of 1 multi-family
residential building lot, 1 commercial/office building lot, and 1 common area lot on 28.646 acres of land
for Umbria Subdivision. The zoning designation for the proposed subdivision is R-15 and L-O (Medium
High-Density Density Residential and Limited Office). The proposed gross density of the subdivision is
11.2 dwelling units per acre. The proposed net density is 16.4 dwelling units per acre.
Umbria Subdivision is located on the north side of West Franklin Road, west of North Ten Mile Road in
the SE 14 ofT. 3N., R. 1W., Section 10.
The common lot proposed, Lot 2, Block 2, is a required lot for a pump station for the Nampa & Meridian
Irrigation District.
A Conditional Use Pennit for a Planned Development (known as Silver Oaks) was approved for this
subdivision that allowed for 70 multi-family structures on a single lot with a private clubhouse, park, and
pathways.
The final plat submitted for this phase depicts one lot more than was approved on the preliminary plat for
Silver Oaks Subdivision; however, the additional lot is a common lot for a pump station for Nampa and
Meridian Irrigation District. Even with the added lot, staff believes that the proposed final plat
substantially complies with the approved preliminary plat.
Staff recommends approval of Umbria Subdivision with the comments and conditions stated in this
report. '
SPECIAL CONSIDERATION
The recorded development agreement requires the applicant to tile the Kennedy Lateral, however the
construction plans do not show it being tiled. The applicant has indicated the Kennedy Lateral is a large-
capacity facility. Per UDC 11-3A-6B the Council may waive the requirement to tile this ditch if it is
FP-O6-011 Umbria Subdivision (preliminary platted as Silver Oaks Subdivision) FP.doc
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CiTY OF MERIDIAN PLANNING AND PUBLiC WORKS DEPARTMENTS STAFF REPORT
found to be large-capacity. The applicant shall be required to pipe the Kennedy Lateral unless specifically
waived by City Council.
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all terms of the approved preliminary plat (PP-05-023), conditional use
permit (CUP-05-024) and development agreement (Inst. No. 106002636).
2.
The applicant has indicated that the Nampa and Meridian lITigation District will own and
maintain the pressure irrigation system within this development. Therefore, a letter of plan
approval shall be submitted prior to scheduling of a pre-construction meeting.
3.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection is used, 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 at the subdivision boundary
where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
5.
Sanitary sewer service to this site is being proposed via extensions of planned sewer mains from
the north of this project. Currently this project is not sewerable, and the City of Meridian does
not guarantee sewer service in the timelines outlined in the UDC.
6.
Applicant will be responsible to construct the sewer and water mains to and through this proposed
development including the trunk main, thereby making them available to adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works Department.
Applicant shall execute City of Meridian standard forms of easements, for any mains that are
required to provide service.
7.
To comply with the City of Meridian's to and through policy the applicant shall provide cash
surety (cost of work plus 10%) to extend water main to center of Kennedy Lateral at westerly side
of Silver Oaks Circle. Please submit bids for this work along with the surety prior to signature on
the final plat.
8.
The landscape plan, prepared by South Landscape Architecture and dated 02/24/06, is approved
as submitted, however if Council waives the requirement of the Kennedy Lateral to be tiled the
applicant shall revise the landscape plan to include landscaping in this area.
9.
Graphically depict the street buffer landscape easements adjacent to W. Silver Oaks Circle, S.
Silver Oaks Drive, and W. Franklin Road on the face of the plat.
10.
Revise or add the following note(s) on the face of the plat prepared by Idaho Survey Group,
stamped on 02/02/06 by Patrick J. Scheffler, prior to signature of the [mal plat by the City
Engineer:
*.)
*.)
Add a note, "Direct lot access to Franklin road is prohibited."
Add a note, "Maintenance of all common areas shall be the responsibility of the
Homeowners' Association."
Add a note referencing the recorded Development Agreement and instrument number.
*.)
FP-O6-0 11 Umbria Subdivision (preliminary platted as Silver Oaks Subdivision) FP .doc
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19.
20.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
11.
Graphically depict the "Real Point of Beginning" on the face of the plat.
12.
The recorded development agreement requires the applicant to tile the Kennedy Lateral, however
the construction plans do not show it being tiled. The applicant shall be required to pipe the
Kennedy Lateral, unless specifically waived by City Council.
13.
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 500'
apart. International Fire Code Appendix C.
14.
Operational Fire Hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
15.
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.
16.
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.
17.
New construction within this development shall require Certificate of Zoning Compliance
approval.
18.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-
11. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3B-ll, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
Complete the Certificate of Owners, including the book and page number of recorded data, and
the accompanying acknowledgement.
Staffs failure to cite specific ordinance provisions or terms of the approved 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 UDC 11-3A-6.
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
reyiewed and approved by the meridian City Engineer prior to final plat signature.
FP-O6-011 Umbria Subdivision (preliminary platted as Silver Oaks Subdivision) FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2.
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.
3.
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 [mal plat.
4.
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.
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 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 shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12.
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.
13.
Approval of the preliminary plat shall become null and void if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 11-6B- 7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Umbria Subdivision (FP-06-011) with the above stated
comments and conditions.
FP-O6-011 Umbria Subdivision (preliminary platted as Silver Oaks Subdivision) FP.doc
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