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Staff Report
STAFF REPORT Hearing Date: TO: FROM: March 5, 2013 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~- IDAHO Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-13-003 -Canterbury Commons Final Plat I. APPLICATION SUMMARY The applicant, Northside Management, has applied for approval of a final plat consisting of thirty-eight (38) residential lots and four (4) common lots on approximately 8.46 acres of land. This is the first final plat proposed for the Canterbury Commons Subdivision (PP-12-005) approved by City Council on October 2, 2012. The land for the proposed subdivision is zoned R-15. The gross density proposed with this phase is 4.49 dwelling units. All of the homes proposed for this phase are single-family detached. Open space planned for this phase consists of a portion of the Pine Avenue street buffer and two (2) passive open space lots that contain 1) a drainage facility and 2) a 10-foot multi-use pathway. The proposed open space for this phase totals 1.41 acres which is approximately 5% of the total open space approved with the preliminary plat. Although the open space proposed with this phase is less than the UDC required minimum, it is consistent with the overall project open space requirements. Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found it to be in substantial conformance per UDC-11-6B-3C as the number of buildable lots and open space lots are the same. The site is located on the south side of W. Pine Avenue; east of N. Ten Mile Road in the southwest'/a of Section 11, Township 3 North, Range 1 West. II. STAFF RECOMMENDATION Staff recommends approval of the Canterbury Commons Subdivision final plat 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. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved preliminary plat (PP-12-005), recorded development agreement (Instrument # 106187188) and amended development agreement (MDA- 12-002) for this subdivision. The amended development agreement must be signed and approved by City Council and recorded prior to the City Engineer's signature on the final plat. 2. The applicant has until October 2, 2014 to obtain City Engineer's signature on the final plat or apply for a time extension in accord with UDC 11-6B-7. 3. Per the recorded development agreement, the applicant shall provide an easement for a public bus pull/out/bus stop along W. Pine Avenue. The applicant shall coordinate the location of the easement with Valley Ride. Canterbury Commons Subdivision - FP-13-003 PAGE 1 4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement, and the certification of the Ada County Highway District signed and notarized. 5. Revise the notes on the face of the plat prepared by Land Solutions, 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 agreement (Instrument #106187188) and amended development agreement. • Graphically depict the common driveway easements for each applicable lot on the face of the plat. The applicant shall comply with the submitted landscape plan prepared by South Landscape Architecture, dated October 18, 2012, with the following changes: Install the proposed landscape improvements within Lots 1, Block 1, and Lot 1, Block 2 as proposed. The width of the buffer shall be measured from the ultimate curb location as anticipated by ACHD. Detached sidewalks shall have an average minimum separation of greater than four feet (4') to back of curb. The revised plan shall depict the ultimate right- of-way as anticipated ACRD to ensure the required 25-foot landscape buffer is being provided in accord with UDC 11-3B-7C. • The multi-use pathway lot (Lot 24, Block 1) shall be designed in accord with UDC 11-3A- 8 and UDC 11-3B-12. If trees are unable to be planted within the common lot because of the irrigation district easement, the applicant must submit an alternative compliance application to the Planning Division for review and approval prior to signature on the final plat. • Lot 6, Block 1 shall be designed in accord with UDC 11-3B-11C. • The perimeter fencing along the boundary of Lot 6 and Lot 24, Block 1 shall be 4-foot solid vinyl or 6-foot open vision fencing as set forth in UDC 11-3A-7A7b. • Provide a minimum 5-foot wide landscape buffer within a common lot adjacent to Lots 8 and 13, Block lin 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 the plat notes. • 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. 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. 9. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the applicant of responsibility for compliance. 10. 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. All properties that abut Canterbury Commons Subdivision - FP-13-003 PAGE 2 a common driveway shall take access from the driveway. File a perpetual ingess/egess 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. 11. Prior to signature on the final plat by the City Engineer, the applicant shall provide exhibits for each individual common drive quad lot configuration [two (2) in total] that depicts the setbacks, building envelope, orientation and structures in accord with UDC 11-6C-3D.7. 12. Prior to City Engineer signature on the final plat, the applicant shall obtain City Council approval of and record a public pedestrian easement for the 10-foot wide multi-use pathway shown on the plat. 13. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 14. The applicant shall submit a final approval letter from the Street Naming Committee approving the street names for the proposed subdivision. IV. GENERAL REQUIREMENTS 1. Street signs are to be in place, sanitary sewer and water systems shall be approved and activated, 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. 2. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, etc., prior to signature on the final plat. 3. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse 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 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. 4. 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, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate 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. 5. 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. 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 the issuance of a plan approval letter. 7. 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. 8. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 9. Developer shall coordinate mailbox locations with the Meridian Post Office. 10. All gading of the site shall be performed in conformance with MCC 11-12-3H. Canterbury Commons Subdivision - FP-13-003 PAGE 3 11. 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. 12. 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. 13. 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 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. 14. 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. 15. Applicant shall be required to install street lighting per the City of Meridian Department of Public Works, Improvement Standards for Street Lighting. All streetlights shall be installed at subdivider's expense. Final design shall be submitted to the Public Works Department for approval. The street light contractor shall obtain the approved design on file and an electrical permit from the Public Works Department prior to commencing installations. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 16. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 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. 17. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 18. 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. 19. 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. 20. 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. Canterbury Commons Subdivision - FP-13-003 PAGE 4 V. EXHIBITS A. Vicinity Map B. Approved Canterbury Commons Subdivision (PP-12-005) C. Proposed Final Plat D. Proposed Landscape Plan Canterbury Commons Subdivision - FP-13-003 PAGE 5 Exhibit A -Vicinity Ma Canterbury Commons Subdivision FP-13-003 PAGE 6 Exhibit B -Approved Canterbury Commons Preliminary Plat (PP-12-005) 3Wh~rr i T N -}vu CdNTERBURY CObf~lONS SUBDNISION ~S'.. F sir vs . aa. ~~~f .-~ .__y ___ SSS ' 11111'' ~~-.,. _w __r~' __ -.~ _ -,w __. • ~ _ _ _ 7Aa rC. _ ~ _~ _..1 1 r i-fi- l ~ ~ ~'+~ j i i I `. . 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