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HomeMy WebLinkAboutStaff Report CCSTAFF REPORT Hearing Date: February 18, 2014 E IDIAN~-- (Continued from February 4, 2014) I D A H O TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-14-003 -Canterbury Commons No. 2 I. APPLICATION SUMMARY The applicant, Heartland Homes, LLC, has applied for approval of a final plat consisting of fifty-seven (57) residential lots and nine (9) common lots on approximately 10.67 acres of land in the R-15 zoning district. II. STAFF RECOMMENDATION Staff recommends approval of final plat (FP) application subject to the conditions noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. III. PROPOSED MOTION Approval I move to approve File Numbers FP-14-003 as presented in the staff report for the hearing date of February 18, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Numbers FP-14-003 as presented during the hearing on February 18, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Numbers FP-14-003 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located on the south side of W. Pine Avenue; east of N. Ten Mile Road in the southwest'/4 of Section 11, Township 3 North, Range 1 West. B, Applicant/Owner: Heartland Homes, LLC 2358 S. Titanium Place, Suite #150 Meridian, Idaho 83642 C. Representative: Chad Kinkela, CK Engineers 860 W. Headwaters Drive Eagle, Idaho 83616 Canterbury Commons No. 2 - FP-14-003 PAGE 1 V. STAFF ANALYSIS The proposed final plat consists of fifty-seven (57) residential lots and nine (9) common lots on approximately 10.67 acres of land. The average lot size is 5,623 square feet. The gross density of the development is 5.15 dwelling units per acre with a net density of 6.55 dwelling units per acre. NOTE: A portion of the right-of-way adjacent to W. Pine Avenue will be dedicated to ACHD through a warranty deed in order to commence with the culvert crossing over the Eight Mile Lateral before the irrigation season begins. A note has been added to the final plat the references the recorded document. Further, the applicant is no longer responsible for extending the water main through Common Lot 42, Block 1 to the Morning Glory Subdivision based on modeling by the Public Works Department. Because this common lot was not reviewed and approved as qual~ing open space with the preliminary plat, Staff is amenable to the removal of the lot. Open space proposed for this phase consists of the Pine Avenue street buffer, a micropath, passive open space and future pathway. Overall open space with this phase is 0.90 acres which totals approximately 8.4%. The open space proposed with this phase is consistent with the overall project open space. Because the number of buildable lots is the same and the amount of common open space is the same, staff finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by UDC 11-6B-3C.2. VI. SITE SPECIFIC CONDITIONS Applicant shall meet all terms of the approved preliminary plat (PP-12-005), final plat (FP-13- 024) and recorded development agreements (Instrument No.(s) 106187188 and 113062495) for this subdivision. 2. Previous conditions of approval required the applicant to extend an 8-inch diameter water main through common Lot 42, Block 1 and connect to the water main to the east installed with the Morning Glory Subdivision. However updated analysis indicates that this connection is not required to provide fire flow to this development. This lot may be removed from the submitted plat. The applicant has until October 16, 2015, to obtain City Engineer's signature on the final plat or apply for a time extension in accord with UDC 11-6B-7. 4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 5. Revise the notes on the face of the plat prepared by Land Solutions, dated 01/17/14, prepared by Clinton W. Hansen, prior to signature on the final plat by the City Engineer, as follows: • Add a note the references the recorded development agreements (Instrument # 106187188 and 113062495). • Revise Note #5 as follows: ...contiguous to the exterior boundary or rear lot line, for public... Graphically depict the common driveway easement for Lots land 8, Block 4 on the face of the plat or plat the common driveway as a 20-foot wide common lot. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a minimum of 20-feet wide with a surface capable of supporting 75,000 lbs. File a perpetual ingress/egress easement for all lots that share a driveway. The applicant may record an easement and include the instrument number on the face of the plat prior to signature of the City Engineer, OR dedicate said easements via the plat. Canterbury Commons No. 2 - FP-14-003 PAGE 2 • Notes # 14 and 16 add instrument numbers. • Remove Lot 62, Block lfrom note #8 and add to note #15. NMID is to own and maintain this lot. • Remove Lot 42, Block lfrom note #8. The applicant shall comply with the submitted landscape plan prepared by South Landscape Architecture, dated March 25, 2013, with the following changes: • Install the proposed landscape improvements within Lots 12, 61, 63 and 64, Block 1, Lot 26, Block 3 and Lot 1, Block 4 as proposed. The width of the Pine street buffer shall be measured from the ultimate curb location as anticipated by ACRD. • Lot 32, Block 1 of Canterbury Commons No. 1 and Lot 38, Block lof this plat shall be landscaped with sod and six (6) trees per the amended DA. • Since Lots 6 and Lot 9, Block 4 do not take access from the abutting common driveway; provide a minimum 5-foot wide landscape buffer within a common lot abutting southeast boundary of Lot 6 and the northwest boundary of Lot 9, Block 4 in accord with UDC 11- 6C-3D.5. The common lots shall be landscaped in accord with UDC 11-3B-7C. Maintenance of the common lots shall be included in plat note #8. • The perimeter fencing along the boundary of Lot 38, Block 1, Lot 1, Block 4 and Lot 26, Block 3 shall be 4-foot solid vinyl or 6-foot open vision fencing as set forth in UDC 11-3A- 7A7b. Coordinate fencing adjacent to Lot 62, Block 1 with the Nampa Meridian Irrigation District. • All common open space and site amenities shall be maintained by a homeowner's association as set forth in UDC 11-3G-3F1. Provide three (3) full size copies of landscape plan with the aforementioned changes prior to obtaining City Engineer's signature on the final plat. 7. 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, Kimberly Cutler, at 887-1620 for more information. 8. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant of responsibility for compliance. 9. Prior to the issuance of any new building permits, the property shall be subdivided in accordance with the UDC. 10. Prior to City Engineer signature on the final plat, the applicant shall obtain City Council approval of and record a public pedestrian easement encompassing Lot 32, Block lof Canterbury Commons No. 1 and Lot 38, Block 1, in accord with the recorded development agreement. 11. 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 prior to release of building permits for this subdivision. VII. GENERAL REQUIREMENTS 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate Canterbury Commons No. 2 - FP-14-003 PAGE 3 materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat. 6. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887- 2211. 7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 8. All development improvements, including but not limited to sewer, water, fencing, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 9. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 10. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-12-3H. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 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 applicants 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 Canterbury Commons No. 2 - FP-14-003 PAGE 4 or ACHD. 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. 18. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. 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. 22. 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. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. V. EXHIBITS A. Vicinity Map B. Approved Canterbury Commons Subdivision (PP-12-005) C. Proposed Final Plat D. Proposed Landscape Plan Canterbury Commons No. 2 - FP-14-003 PAGE 5 Exhibit A -Vicinity Map Vicinity Map Legend t l - /ave~~ ~ ~ .Area of Impact ~ ~~ I 0 o.o7s acs Miles ~ /? '. <~, J~ > ~' ~-, ./o a ~_ ~~ ~ /~ ~,~ - \ / ~ '~ ~ ~ ~~ ~ ~' l ~ ~ ~ ~~~ t ~ 'r bt/~ ~wa r~ ~ ~' y ~' R-4 1 .._~/., - ~ -~- The inbrmation shown on thin map is compiled 6 u vorious sources and is subject to constant revisron. The t .~ of Rleridian makes no warranty or guamnlee es lc t r ~ ~~_ content. accuracy Umeliness, a completeness of pny c t t r __ ~~ ~ data provided, and assumes no IagW responsiDiliry for tie ~ 1 ,1 informatim contained on this map. ~ ~ - ~ -{ ~y ~'~: .~ ~ ~ wcJardc. 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