HomeMy WebLinkAbout4-1 Staff ReportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT Meeting Date: April 1, 2008 -
E - IDIAN~~-
TO: Mayor & City Council
IDAHO
FROM: Jenny Veatch, Assistant City Planner -
884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
SUBJECT: Canterbury Commons Subdivision No. 1
• FP-07-03'2
Request for Final Plat Approval of 54 residential building lots (48 multi-
family condominium lots and 6single-family residential townhouse lots) 6
conunon lots, and 1 lot to be re-subdivided and developed in a future phase on
14.01 acres in an R-15 zoning district (FP-07-032).
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, Canterbury Commons, LLC, has applied for final plat approval of 54 residential
building lots in an R-15 zoning district for Canterbury Commons Subdivision No. 1. The current zoning
designation for the proposed subdivision is R-15 (Medium High-Density Residential). The gross density
of the proposed subdivision is 14.3 dwelling units per acre and the net density is 34.08 dwelling units
per acre.
Canterbury Commons No. 1Subdivision is located on the south side of W. Pine Avenue and east of
N.Ten Mile Road, in Section 11, Township 3 North, Range 1 West. This property has not been
previously platted.
The Meridian City Council approved the preliminary plat for Canterbury Commons Subdivision No. 1 on
October 3, 2006 and the submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Canterbury Commons Subdivision No. 1 with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all applicable terms of the approved annexation and zoning (AZ-06-013),
development agreement (Inst. #106187188), preliminary plat (PP-06-011), conditional use permit
(CUP-06-006) alternative compliance (ALT-07-006) and conditional use modification (MCU-07-
005).
2. If the City Engineer's signature is not obtained by 10/03/08, the Final Plat approval for this
subject phase shall expire.
FP-07-032 Canterbury Commons Subdivision No. 1 FP.doc
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Provide an easement for a public bus pullout bus stop along Pine Avenue. Coordinate the location
of the easement with Valley Ride staff.
4. The applicant shall align, where appropriate, the handicapped parking stalls as to provide an open
corridor for fire department gurney access to the multi-fatnily units.
Provide a copy of a recorded cross-access/ingress-egress and parking maintenance agreement for
Lot 6 (private streets).
6. The applicant shall be required to condo the 4-plex buildings, as proposed. The condo of each 4-
plex building shall be completed prior to occupancy.
A Certificate of Zoning Compliance (CZC) is required prior to issuance of building permits for
the multi-family units and the clubhouse building. The multi-family units may be combined in
one CZC or submitted separately for approval.
8. Lot 58 of Block 2 shall be anon-buildable lot until it is resubdivided in a future phase.
9. The subject final plat shall be recorded prior to issuance of Certificates of Zoning Compliance.
10. 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.
11. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection to the potable water system 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.
12. Prior to signature of the final plat by the City Engineer, all existing structures shall be removed or
relocated.
13. 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.
14. Revise or add the following plat notes on the face of the plat prepared by Engebritson Land
Surveys, Inc., stamped on 2/26/08 by Michael R. Engebritson:
3.) Revise to include instrument number.
4.) Revise to read, "Lots 1, 12, 13, X31, and 54 of Block 1 are common lots to be owned
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and maintained by the Homeowners' Association. ~~se-a° "'~"° "t?''.:*.:~~ `..-~
Lots 1 and 12 of Block 1 are for use as landscape buffers.
The club house facilities will be located on Lot 54 of Block 1.
6.) Revise to read, "Lots 1, 12, 39, 40, and 41 or a portion of said lots of block 1 are servient
to and contain the ACHD storm water drainage system. These lots are encumbered by
that certain Master Perpetual Storm Drain Easement recorded on June 1, 2004 as
instrument No. 104068411, official records of Ada County, and incorporated herein by
this reference as set forth in storm water drainage system are dedicated to ACRD
pursuant to section 40-2302 Idaho code. The Master Easement is for the operation and
FP-07-032 Canterbury Commons Subdivision No. 1 FP.doc
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
maintenance of the storm water drainage system." Depict this note where it applies on the
face of the plat.
*.) Add a note, "All common lots and landscape buffers to be owned and maintained by
Homeowners Association."
*.) Add a note, "Lots 1, 12, 13, 31, and 54 of Block 1 shall have a blanket easement for use
as drainage, public utilities and irrigation purposes."
*.) Add a note, "Common Lot 6 (private streets) shall provide for cross-access/ingress-egress
for all lots in Block 1 to gain access to W. Pine Avenue."
*.) Add a note, "Lot 58 of Block 2 shall benon-buildable until it is resubdivided in a
future phase."
*.) Add a note, "The bottom elevation of building footings shall be set a minimum of 12
inches above the highest known normal ground water elevation."
15. The landscape plan, prepared by Jensen Belts, Associates, and dated 11/8/07 is approved with the
following changes:
a. Include plant symbol and quantity in the Plant Schedule.
b. Include width of street buffers, lineal footage of street frontage, and number of street
trees in the Landscape Calculations.
c. Depict the required landscape buffer along W. Pine Avenue behind Lots 2-4, Block 1.
d. Add 16 additional trees to interior planters serving parking spaces in Block 1 (see
redlines).
16. The applicant shall provide a minimum of 5-feet of landscaping along the south property line. At
a minimum, the applicant shall also be required to plant 1 tree per every 35-lineal feet on the
south side of the buildings adjacent to the south property line.
17. The landscape buffer adjacent to W. Pine Avenue is a subdivision improvement and shall be
installed or surety provided for prior to signature on the final plat by the Meridian City Engineer.
Occupancy within the development shall not be granted until the Pine Avenue buffer is installed.
18. Prior to obtaining certificate(s) of occupancy for the first building, the required landscaping
(common lots and parking areas), irrigation systems, perimeter fencing and all other development
improvements and amenities shall be installed. Prior to signature of 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 imgation, amenities, sewer, water, etc.
19. The internal landscaping and parking areas for the individual lots/buldings are not approved with
this final plat, they will be reviewed with each individual CZC.
Submit three full-size copies of the revised landscape plan to the Planning Department prior to
signature of the final plat by the City Engineer.
20. 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 pemutted 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
FP-07-032 Canterbury Commons Subdivision No. 1 FP.doc
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
open space and still meet the standards of UDC 11-3B-11, 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.
21. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information.
22. Maintenance of all common areas shall be the responsibility of the Canterbury Commons
Subdivision No. 1 Homeowners' Association.
23. Staff s failure to cite specific ordinance provisions or conditions of the preliminary plat does not
relieve the Applicant of responsibility for compliance.
STANDARD CONDITIONS
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways
including the Creason Lateral, that intersect, cross or lie within the area being subdivided shall be
covered. 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 prior to plan approval. If lateral users association approval can not be
obtained, alternate plans will be reviewed and approved by the City Engineer.
2. Street signs are to be in place, water system shal'1 be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
base 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 imgation, 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.
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 sprinlder installation, are in substantial compliance
with the approved landscape plan.
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.
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.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
FP-07-032 Canterbury Commons Subdivision No. 1 FP.doc
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
9. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
. Housing Act.
11. 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.
12. Prior to any excavation or improvements within this development that applicant shall submit a
Flood Plain Development Permit and comply with all conditions of the same.
13. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
14. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
16. The applicant's design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or the ACRD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required before
a certificate of occupancy is issued for any structures within the project.
17. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Canterbury Commons No. 1 Subdivision (FP-07-
032) with the above stated conditions.
FP-07-032 Canterbury Commons Subdivision No. 1 FP.doc