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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
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Sonya Watters, Assistant City Planner ~ "" .,r.'L~SAÕ1 ~O06
Michael Cole, Development Services Coordinator (V\ C
Hearing Date: June 6, 2006
Transmittal Date: May 31, 2006
TO:
Mayor & City Council
FROM:
SUBJECT:
Sommersby Subdivision No.2
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Sommersby Subdivision No.2 Consisting of
36 Multi-family Residential Building Lots and 5 Common/other Lots on 8.02
Acres in an R-15 Zone by Engineering Solutions, LLP (File# FP-06-024).
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, Engineering Solutions, LLP, has applied for [mal plat approval of 36 multi-family
residential building lots and 5 common/other lots on 8.02 acres in an R-15 zone for Sommersby
Subdivision No.2. The proposed gross density of the subdivision is 12.47 dwelling units per acre. The
proposed net density of this subdivision is 19.27 dwelling units per acre.
Sommersby Subdivision is located on the northeast comer ofW. Pine Avenue and N. Ten Mile Road, in
the northwest ~ of Section 11, T.3N., R.1 W. This property has not been previously platted.
A conditional use permit/planned development was approved for this subdivision that allowed for
reductions to the following dimensional standards: minimum lot area (752.50 sq. ft. per dwelling unit),
minimum street frontage (28 feet for one four-plex lot and 0' frontage on a public street), front setback (5
feet for multi-family units), rear setback (15 feet for all perimeter lots except rear patios may be allowed a
3 foot encroachment, if necessary; 5 feet for interior lots), and street side setback (20 feet), fence setback
from Gray Cloud (10 feet).
The submitted final plat substantially complies with the approved preliminary plat for this subdivision.
Staff recommends approval of the final plat for Sommersby Subdivision No.2 with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
1.
Applicant is to meet all terms of the approved development agreement (Instrument # 105184653),
preliminary plat (PP-04-035) and conditional use permit/planned development (CUP-04-040) 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 Irrigation 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 perimeter boundary
of this phase unless permanent perimeter fencing already exists at the subdivision boundary, prior
to release of building permits.
5.
No fencing shall be permitted on the interior lot lines between the multi-family buildings or
around the perimeter of Lot 47.
6.
Sanitary sewer service to this site is being proposed from existing mains in Pine Avenue. At this
time these mains flow to the private Moshers Farm Lift Station. Prior to signature on the fmal
plat by the City Engineer the applicant shall submit documentation that they have permission to
use this lift station, or they will have to wait for the lift station to be de-commissioned to receive
certificates of occupancy.
7.
The applicant shall be responsible to install sewer mains to and through this development and to
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.
8.
Water service to this site will be from main line extensions from existing water mains Pine
Avenue. 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 forms of easements, for any
mains that are required to provide service.
9.
Either dedicate a blanket sewer and water easement over Lot 27 Block 1 via a plat note or supply
a 20-foot wide sewer and water easement on the City of Meridian's standard forms for any mains
not located in a public right-of-way.
10.
Prior to the flfst Certificate of Occupancy for any multi-family unit, the developer shall construct
a free-standing sign at each of the main entrances that graphically depicts the building layout of
the subdivision and the approved addresses shall be clearly labeled on each building.
11.
All of the multi-family units within this development shall be addressed off of W. Pine Avenue
with a sequential numbering, or as otherwise determined by the Meridian Fire Department and
Ada County Street Name Committee.
12.
Provide an easement to ACHD on the plat for all portions of the detached sidewalk along W. Pine
Avenue that are outside of the public right-of-way.
13.
Complete the recorded instrument number for the temporary turnaround easement located on Lot
13, Block 1.
14.
Complete the recorded instrument number of the existing telephone easement shown along Pine
Avenue on the face of the plat.
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20.
21.
22.
23.
24.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
15.
Add minimum 5-foot wide pedestrian easements between Lots 37 & 38, Lots 39 & 40, and Lots
42 & 43, Block 1 to accommodate the pathways leading to the park on Lot 47.
16.
Provide a cross-access and cross-parking easement for all of the lots within the subdivision to use
the drive aisles and parking on Lot 27, Block 1 as access to N. Ten Mile Road and W. Pine
Avenue.
17.
A Certificate of Zoning Compliance is required prior to issuance of a building permit for all
multi-family units. (NOTE: A CZC application mav include multiple/all multi-family units.)
18.
The bearing along the northern boundary of this development does not appear to match the
bearing of record. The applicant shall confirm this information and include bearing of records on
the plat.
19.
Revise the face of the plat to the east of this project to indicate Lyndhurst Grove as opposed to
unplatted.
No more than nine attached single family dwelling units and eight multi-family dwelling units
shall be occupied on the site until the N. Ten Mile Road widening project and Ten MileIPine
Avenue intersection projects are complete.
The garages shown on Lots 17-19,21-23,28,29, and 30-34 shall be required to receive building
permits prior to construction.
Graphically depict an 8.foot wide Public Utilities, Drainage and Irrigation easement in the
following locations. The extra width is needed to accommodate an irrigation main being
installed.
a) The eastern boundary of Lots 35 and 25, Block 1.
Revise or add the following note(s) on the face of the plat dated 5/5/06, prepared by Engineering
Solutions, prior to signature on the final plat by the City Engineer:
(8.)
(10.)
(11.)
(12.)
"Lots 20, 27, & 47, Block 1 are non-buildable/common lots to be. . ."
Delete note (there is no Lot 5, Block 20).
" . ..is prohibited 1:1nless agreed to in ìVriting by Ada Ünmty High-way Distriet al'ld the
City of:Meridiafl."
Remove this note or submit documentation from ACHD that they are going to own and
maintain the storm water disposal systems associated with the private streets.
Complete recorded instrument number.
Add note regarding ownership and maintenance of Lots 31 & 22.
Add note stating that Lots 17-19, 21-23, 28, 29, and 30-34 are not approved for
dwellings.
(13.)
(*.)
(*.)
The landscape plan, prepared by Harvest Design and dated 4/25/06 shall be revised as follows:
a.
Replace at least three of the W. Pine Avenue buffer deciduous trees with evergreen trees
to enhance sound buffering year round for the four-plex units backing up to W. Pine Ave.
Relocate the pedestrian pathway shown between Lots 35, 36, & 37 to be between Lots 37
& 38 per requirement of the preliminary plat.
Complete note #13d. regarding mitigation for existing trees that are 4 inch caliper or
greater in size that are removed from the site in compliance with UDC 11- 3B-1 OC5. Also
call out on the landscape plan, which new trees on the site are counting toward the
b.
c.
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CITY OF MERiDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
d.
mitigation requirement.
Include an activity court in the common area on Lot 47 as shown on the approved
preliminary plat landscape plan.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer
25.
Complete the Certificate of Owners and accompanying acknowledgement.
26.
Staffs failure to cite specific ordinance provisions or terms of the approved annexation,
development agreement, preliminary plat, or conditional use permit/planned development 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
reviewed and approved by the meridian City Engineer prior to final plat signature.
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 final 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 fmal plat.
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 materia1.
9.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
10.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11.
AU 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.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. 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 to
commencing installations.
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 ll-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 Sommersby Subdivision (FP-06.024) with the above
stated comments and conditions.
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