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Canterbury Commons Subdivision FP13-024BEFORE THE MERIDIAN CITY COUNCIL HEARING DATE: JUNE 4, 2013 IN THE MATTER OF THE REQUEST FOR FINAL PLAT CONSISTING OF 47 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 8 COMMON LOTS ON 10.39 ACRES INAN R-15 ZONING DISTRICT BY: NORTHSIDE MANAGEMENT APPLICANT CASE NO. FP-13-024 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council on June 4, 2013 for final plat approval pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the Administrative Review is complete by the Planning Division and Public Works Department, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat, the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of "PLAT SHOWING CANTERBURY COMMONS SUBDIVISION, LOCATED IN THE SW'/4 of SECTION 11, T.3N., R.1W., MERIDIAN, ADA COUNTY, IDAHO, 2013, HANDWRITTEN DATE: 04/03/13, BY CLINTON W. HANSEN, PLS, SHEET 1 OF 3," is conditionally approved subject to those conditions set forth in the staff report to the Mayor and ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CANTERBURY COMMONS SUBDNISION (FP13-024) Page 1 of 3 City Council from the Planning Division and the Development Services Division of the Public Works Department dated June 4, 2013, a true and correct copy of which is attached hereto marked "Exhibit A" and by this reference incorporated herein, and the response letter from Scott Noriyuki, Northside Management, a true and correct copy of which is attached hereto marked "Exhibit B" and by this reference incorporated herein. 2. The final plat upon which there is contained the certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CANTERBURY COMMONS SUBDMSION (FP13-024) Page 2 of 3 Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty- eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho Code§ 67-52. By action of the City Council at its regular meeting held on the f 1, ~,:.~._ , 2013 . ~~~- day of By: ,~'" ~~?'~ ~'"~' Tammy eerd Mayor, C' of Meridian Attest: ~~«t'.z'~~~ Au~i;sr p~ 1 L ~~ U~ City of I1~1 N~ ce lman IDAHO City Clerk `F, SF.Ad ,~`` TF9~~/Ae TREp5~4~'~~ Copy served upon the Applicant, Planning Department, Public Works Department, and City Attorney. By: Dated: fa -19 • ~01~ ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CANTERBURY COMMONS SUBDNISION (FP13-024) Page 3 of 3 EXHIBIT A STAFF REPORT Hearing Date: TO: FROM: June 4, 2013 Mayor and City Council E IDIAN~-- 1DAH0 SUBJECT: Bill Parsons, Associate City Planner 208-884-5533 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 of forty-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 ofACHD. 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-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 '/4 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 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 EXHIBIT A 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. 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. This phase of development exceeds the maximum number of lots (25 lots) being served on a single connection to the water system, therefore an additional connection to Pine Avenue is 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 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 ACHD 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-11C. • The perimeter fencing along the boundary of Lot 6, 24, 25, 29 and 32, Block land 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 11-3G-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. 8. 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. Canterbury Commons Subdivision - FP-13-024 PAGE 2 EXHIBIT A 9. 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. 10. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does 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 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. 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. 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. 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 EXHIBIT A 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. 7. 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. 8. 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. 9. 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. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 11. 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. 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. 14. 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. 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 approved prior to the issuance of a certification of occupancy for any structures within the 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 EXHIBIT A 19. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 20. 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. 21. 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. 22. 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 Subdivision - FP-13-024 PAGE 5 EXHIBIT A r;xn,~a-t~A~- I ~=~'~tia R-15 ~~-u ~.-O Ica dv C-C a~ GN R l I"1' iu r~ .P....., ..~ ... I-L ,.., Rl r. lia Canterbury Commons Subdivision - FP-13-024 PAGE 6 EXHIBIT A Exhibit B -Approved Canterbury Commons Preliminary Plat (PP-12-005) -ftNM~~.r LT Hi~fi:, CANTERBURY COdf3fONS SUBDNISION '~~~ . °~? ~ ~~~'.TE F T1E M~! 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" L 1.2 tAIS. f.~lIDSCAlrI afD'P1r, A71D ~P~Q/ Ci. 2r` ~..• = =~C Canterbury Commons Subdivision - FP-13-024 PAGE 9 EXHIBIT A o • © ~ ~___ O ~ ® / ~ n. waec,N aR ~~ - ~~\. ~ ® ~ 1 E, Q O ~ ~+ ~Q ~~ it O ~ ~ O I O f ~ I © ~ O ~~ \ ~ _n .~ ® \ „~ _ W UNPCATT£O UN/ON PAGF/C RA/LROAO LAPDSCAPE PLAN ~ flmT L1.0 7'OS C~~iJ. ~iT~ N TL~lf ~ f~T LSA IOEi ElEdNT ............. rvr. i.aTTeEa~rs ~ri...xn ~ru. arm= ..ate S y~ ~~13 ~gB ~~~~~ [°jjY~r ~~9~ ~~ ~~ ,_ s~ ~ ~~ ruwr ~E _. rrss- ~~_ -~~ ~..... ...... ,.. rem '!~ °-s..~ m ..~.~.~.. ,~~ ~zz:. `,» w ::~ .`... sue' car-~- e • !i!!~~ ~~ ..._ rss f~~9 ^' 'rjy!f'Mt4~1MeM ~~ r •rr ~ IEAEIO «r.w.~~ ~ CLSSi 0 I~eYRI~~! ~~ ~~~~ ~/~N!lWplYN y~. W14w T~~M1~ ~ ~~w O ~O\MM •~rl Mf'Mlrnr. Y~i~7~MfW MY •w11rr ~ rliwr • Y -•- rr+.ws wn.wer ren.w ~'~„~~" ~ liTL"Irt'S ~a~ "~ • •••w~r LAtMCAP[ NOTES % ~."7y`73'S~~"•.xSSYi1R.....~ ..... .1L.. . n°°s.~.v"'~"~"eweri~'w~°.s~m a' TA"7..~ .~tC~"SL' ' f'"" .L _ ,.......'«.. ^~ • wi.uww~ra.o.wl.wr.w _ „~.~w`~sM'Y ~ ioEa agar rao s~oa~ or~urr. aas !~-~~ w..- _ nrx ann auras su ~rsE+T+ u.a swi ~,..~'~--~ ~ o aEanam r.~a~~ ~ 5::.. ~C« ~..~ . _..` Canterbury Commons Subdivision - FP-13-024 PAGE 10 Bill Parsons From: Scott Noriyuki <scott@northsidemgt.com> Sent: Monday, June 03, 2013 5:25 PM To: Bill Parsons Cc: Bruce Freckleton; Jacy Jones Subject: Canterbury Commons Phase I -Response to Staff Report Bill - Please consider this email as formal response and acceptance of the Canterbury Commons Final Plat Staff Report, Site Specific and General Conditions. Thank you and please feel free to call or email anytime with questions. Scott Noriyuki (208)230-1202 scott~northsidemat.com NORTHSIDE MANAGEMENT