Staff ReportSTAFF REPORT
Hearing Date:
T0:
FROM:
SUBJECT:
June 4, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
~.~Vl E IDIAN~---
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Bruce Freckleton, Development Services Manager
208-887-2211
FP-13 -024 -Canterbury Commons Final Plat
I. APPLICATION SUMMARY
The applicant, Northside Management, has applied for approval of a final plat consisting offorty-seven
(47) residential lots and eight (8) common lots on approximately 10.39 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. NOTE.• The previous approved final plat has been withdrawn by the applicant so
additional lots could be incorporated with phasel to satisfy the requirements of ACHD. Rather than
submitting a second phase of the proposed development, the applicant has elected to withdraw the
previous plat and submit a new final plat application. The land for the proposed subdivision is zoned R-
15. The gross density proposed with this phase is 4.59 dwelling units to the acre. 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, four (4) passive
open space lots (two drainage facilities, a10-foot wide multi-use pathway and future pathway lot) and two
(2) micropath lots. The proposed open space for this phase totals 1.82 acres which is approximately 8.5%
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-3 C 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 '/4 of
Section 1 1, 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) and recorded
development agreement (Instrument # 106187188) and amended development agreement (MDA-
12-002) for this subdivision.
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.
Canterbury Commons Subdivision - FP-13-024 PAGE 1
Per the recorded develo ment agreement, the applicant shall provide an easement for a public bus
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ulllout/bus stop along W. Pine Avenue. The applicant shall coordinate the location o t e
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easement with Valley Ride.
4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accom an in acknowledgement, and the certification of the Ada County Highway District
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signed and notarized.
5. This hase of development exceeds the maximum number of lots (25 lots) being served on a
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sin le connection to the water system, therefore an additional connection to Pine Avenue is
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required.
6. Revise the notes on the face of the plat prepared by Land Solutions, dated 04/03/13, 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.
• Add a note on the face of the plat that references the public use easement on Lots
7. 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 ACRD. 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.
• Lot 25, Block 1 and Lot 9, Block 3 shall be landscaped in accord with UDC 11-3A-8 and
UDC 11-3B-12.
• Lot 32, Block 1 must landscaped with Phase 3 per the amended DA.
• 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 and 29, Block 1 shall be designed in accord with UDC 11-3B-11 C.
• The perimeter fencing along the boundary of Lot 6, 24, 25, 29 and 32, Block 1 and Lot 9,
Block 3 shall be 4-foot solid vinyl or 6-foot open vision fencing as set forth in UDC 11-3A-
7A7b.
• All common open space and site amenities shall be maintained by a homeowner's
association as set forth in UDC 11-3 G-3 F 1.
Provide three (3) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
8. Prior to si ature 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.
Canterbury Commons Subdivision - FP-13-024 PAGE 2
All fencin installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
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Tem ora construction fencing to contain debris shall be installed at the subdivision boundary
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prior to release of building permits for this subdivision.
10. Staff's failure to cite s ecific ordinance provisions or conditions from the preliminary plat does
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not relieve the applicant of responsibility for compliance.
11. 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
a common driveway shall take access from the driveway. 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.
12. 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.
13. 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 (Lot 24, Block 1). Although a pathway is not required for Lot 32, Block 1, the applicant shall
provide the public pedestrian easement as required by the recorded development agreement.
14. Prior to the issuance of any new building permit, the property shall be subdivided in accord with
the UDC.
IV. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of mains in W Pine Ave. 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 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 mains in W Pine Ave. 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 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.
4. 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.
5. 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.
6. 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
Canterbury Commons Subdivision - FP-13-024 PAGE 3
the Ci .The sure can be osted in the form of an irrevocable letter of credit, cash
owner to ty tY p
sit or bond. Please contact Land Development Service for more information at 887-2211.
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elo ment im rovements, including but not limited to sewer, water, fencing, pressurized
7. All dev p p
irri anon and landsca in shall be installed and approved prior to obtaining certificates of
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occupancy, or as otherwise allowed by UDC 11-5 C-1.
8. A licant shall be re uired to pay Public Works development plan review, and construction
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ins ection fees as determined during the plan review process, prior to the issuance of a plan
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approval letter.
It shall be the res onsibili of the applicant to ensure that all development features comply with
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the Americans with Disabilities Act and the Fair Housing Act.
10. A licant shall be responsible for application and compliance with any Section 404 Permitting
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that maybe required by the Army Corps of Engineers.
1 1. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. All grading of the site shall be performed in conformance with MCC 11-12-3H.
13. Com action test results shall be submitted to the Meridian Building Department for all building
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pads receiving engineered backfill, where footing would sit atop fill material.
14. The en ineer shall be required to certify that the street centerline elevations are set a minimum of
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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.
15. 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 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.
16. 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
a roved rior to the issuance of a certification of occupancy for any structures within the
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project.
17. 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.
18. 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 prepared by an Idaho
Licensed Professional Land Surveyor, 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.
Canterbury Commons Subdivision - FP-13-024 PAGE 4
licant shall be res onsible for application and compliance with and NPDES permitting that
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may be required by the Environmental Protection Agency.
An existin domestic well system within this project shall be removed from domestic service per
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Ci Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
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208 898-5500 for ins ections of disconnection of services. Wells may be used for non-domestic
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u oses such as landscape irrigation if approved by Idaho Department of Water Resources
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Contact Robert B. Whitney at (208)334-2190.
21. An existin se tic systems within this project shall be removed from service per City Ordinance
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Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
22. The Ci of Meridian requires that pressurized irrigation systems be supplied by ayear-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 Subdivision - FP-13-024 PAGE 5
Exhibit A - Vicin~ lvla
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Canterbury Commons Subdivision - FP-13-024 PAGE 6
Exhibit B -Approved Canterbury Commons Preliminary Plat (PP-12-005)
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Canterbury Commons Subdivision - FP-13-024 PAGE 10