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Applicant Response to Staff Report and ExhibitsMachelle Hill From: Bill Parsons Sent: Thursday, August 16, 2012 9:41 AM To: Machelle Hill; Jaycee Holman; Jacy Jones Subject: FW: Canterbury Commons -Response to Staff Report Attachments: Pre-Plat 8-12-12 Phase Lines.pdf; EXHIBIT B FLAG.pdf; Exhibit B.pdf; Exhibit C.pdf Attached are revised. exhibits and the applicant's response to the Canterbury staff report. Thanks, Bill Parsons, AICP Associate City Planner Community Development Department 33 E. Broadway Avenue Meridian, Idaho 83642 PHONE: (208) 884-5533 FAX: (208) 888-6854 bparsons@meridiancity.org From: Scott Noriyuki [mailto:scott@northsidemgt.com] Sent: Wednesday, August 15, 2012 4:03 PM To: Bill Parsons Subject: Canterbury Commons -Response to Staff Report Bill - Please consider this email as formal response to the Canterbury Commons Staff Report in preparation for tomorrow evening's P&Z Hearing. I would like to first thank Staff for their time, efforts and commitment as relates to this Application. Further, their understanding of the Unified Development Code and Meridian Comprehensive Plan has created a fair and level environment which serves both the City and the Private Sector. Following several meetings with Staff as well as multiple design renditions I am pleased to attach our revised and well thought out Preliminary Plat. In summary the Preliminary Plat Development Features include: Total Acres 21.45 Total Lots 116 Common 12 Residential 104 Average Lot Size 5,765 Density 4.84 Zoning R -15 Total Open Space 13.5 Qualified 11.75 Key Changes following the original Application submittal include: Development Phasine; as a result of existing utility connection points, perimeter geographical constraints (Ten & Eight Mile Drains), fixed entrance Locations and constructabilityanatysis we have determined that Phase I of the project will now begin on the Northwestern portion of the property. „„ The driving factor is Sewer connection. Please see attachment A revised Preliminary P at. Right-Of-Way/Street Sections; following review of ACHD's Draft Staff Report, we have increased all project, internal street Right-Of-Way's to 48'. This will allow for all sidewalks to be wholly within the Public Right-Of- „„ Way. We have met with ACHD and they are supportive of this modification. Please see attachment A revise Preliminary Plat -Typical Street Section Detail. Revised Lavout of the Northwestern portion of the property; following review of ACHD's Draft Staff Report and meetings with ACHD Staff it was determined that the two dead end streets, although within ACRD Policy conformance, would not be supported by ACRD unless standard cut-de-sacks were provided. This would result in a substantial change of design to include loss of several buildable lots and/orsub-standard lots from aset-back and building perspective. The revised layout contemplates deletion of these dead-end roads and the use of "Flag Lots" with common drives. This layout is in conformance with City of Meridian Development Code, satisfies ACHD concerns as well as providing substantially larger lots and in-turn superior building/end-user product. Please see attachment "i3" Before and After detail. Revised Lavout of Internal Block 4; following review of the Staff Report and several meetings, we have revised this internal Block to provide the highest and best organization of Residential Lots and how they interact with the large central Common Open Space Park. These changes were a Collaboration with Staff. The layout provides for a very large and centrally located Park that is further connected to the future City Micro Path along the 10 Mile Drain via internal Pedestrian Pathways. The Community Park will also include a Children's Play structure, Large Lawn/Sod areas for open play and a variety of plantings such as trees, shrubs, ornamental grasses and flowers. Park perimeter fencing will be installed at the time of Phase specific development. Please see attachment "C" Zoom Detail of Block 4. Specific Responses to portions of Staff Report and/or Conditions Include: *Identification is consistent with Staff Report numbers & Letters for ease* 1.1.1 Development Agreement Modification: • Update the Parties-Agreed • Section 3.2 and 3.3 modifications-Agreed • Section 4.1 modifications -Agreed • Section 5: • 5.1.9 modifications -Agreed • 5.1.10 modifications -Agreed • 5.1.12 -Please Clarify • 5.1.13 modifications -Agreed • Added DA Provisions & Section 9 (6 Preliminary Plat, Phasing Plan: • Applicant to complete all Pine Street Improvements with first Phase -NOT Agreed ^ Pine Street Improvements will be constructed in a Phase Specific timeline. • This is consistent with historical City Development Conditions. • This is consistent with the Unified Development Code. • This condition would create an undue/unfair upfront cost to the Development creating a Hardship. Previous Developments in the area have been approved (including this one's prior entitlements) without such Condition. This would provide unfair financial advantage (via City Condition) to those other Projects/Properties/Individuals/Entities. • Lot 26, Block 1 to be held in perpetuity for City Pathway and Landscaped -Agreed Block Lengths -Agreed Street Network -Agreed • Attached Sidewalks-Agreed less Completion timeline along Pine-See above comments and agreement to complete in a Phase Specific timeline. • Open Space/Amenities -Revised in Collaboration with Staff • Multi-Use Pathway -Agreed • Ditches, Laterals and Canals -Agreed • Landscaping Requirements-Agreed 2. Public Works Department • 2.1-Agreed • 2.2 -Agreed provided this is constructed on a Phase Specific timeline • 2.3 -Agreed • 2.4 -Agreed • 2.5 -Agreed • 2.6 -Agreed • 2.7 -Agreed • 2.8 -Agreed • 2.9 -Agreed • 2.10 -Agreed • 2.11- An approved letter of credit can be utilized during the course of winter in the event Landscaping/Amenities cannot be placed due to temperatures while allowing Permits and Certificates of Occupancy to be issued. o This does not include any Fire, Life Safety or Health systems or facilities • 2.12 -Agreed • 2.13 -Agreed • 2.14 -Agreed • 2.15 -Agreed • 2.16 - Agreed • 2.17 - Agreed • 2.18 -Agreed • 2.19 -Agreed • 2.20 -Agreed • 2.21- Agreed • 2.22 -Agreed • 2.23 -Agreed • 2.24 -Agreed to be completed at a Phase Specific timeline -please note Attachment "A" which indicates revised Phases Lines. o This condition/connection does not effect this Projects Water/Fire Flow but rather conditioned for the benefit of future development and City system needs. • 2.25 -Agreed to be completed at a Phase Specific timeline -please note Attachment "A" which indicates revised Phases Lines. o NOTE -this condition will not be installed until Phase 2 of the aroiect o This condition/connection does not effect this Projects Water/Fire Flow but rather conditioned for the benefit of future development and City system needs. 3. Fire Department -All Agreed 4. Parks Department-All Agreed 5. Police Department-All Agreed 6. ACHD -Please see all comments and agreements discussed above within the Development Agreement and Planning Department Sections. All other Conditions are Agreed to 7. Nampa Meridian Irrigation District-All Agreed 8. Central District Health -All Agreed 3 In closing, I would once again like to thank Staff and am pleased to move forward with a very high quality project that is 100% in conformance of the City of Meridian's Unified Development Code and ACHD Policy. We look forward to moving forward on this project with the City of Meridian. Scott Noriyuki NC~RTHStDE MAIVAGEI~EfVT Scott Noriyuki (208) 230-1202 N(~~Tf"~~J~aE M,AIVAGENtENT m~ ° o~ 0650-698-90Z ZOZL-OfZ-80Z 9588-568-BOZ QI~d41 uNn~~ dQd 'NVIaRJ3W j0 J~ll~ a ~ s 9l9£9 01 '31Otl3 £OLE9 01 '35108 Z49£9 01 'Ntl101a3W 'W'8 NI { b ''N~'1 ' l l NO1~3S ° ~ d. 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