Staff ReportCITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT: Hearing Date: March 18, 2008, .y,
Transmittal Date: February 26, 2008 E IDIAN~
TO: Mayor and City Council 1'D A H O
FROM: Jenny Veatch, Assistant City Planner ~~
208-884-5533
Scott Steckline, Development Services Coordinator MAR 1 W 2008
208-898-5500
City Of Meridian
SUBJECT: Olivetree at Spurwing Subdivision City Clerk Office
Request for Final Plat Approval of Olivetree at Spurwing Subdivision Consisting
of 65 Single-Family Building Lots and 5 Conunon Lots on 20.51 Acres in the R-
4and R-8 Zoning Districts by Spurwing Limited Partnership, (File# FP-08-004).
We have reviewed this submittal and offer the following comments and conditions of the applicant.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Spurwing Limited Partnership, has applied for fmal plat approval of 65 single-family
building lots (35 detached and 30 attached) and 5 common lots on 20.51 acres of land for Olivetree at
Spurwing Subdivision (fka - Spurwing Patio Homes Subdivision). The zoning districts for the proposed
subdivision are R-4 (Medium Low-Density Residential District) and R-8 (Medium Density Residential
District).
Olivetree at Spurwing Subdivision is located on the north side of W. Chinden Boulevard and west of N.
Spurwing Way in the SW '/ of T. 4N., R. 1 W., Section 23. This property was previously platted as Lot 3
and portions of Lots 2 and 4, Block 1 of Spurwing Subdivision.
The City Council approved the preliminary plat for Spurwing Patio Homes Subdivision on February 20,
2007. If the conditions of approval below are complied with, the submitted final plat will substantially .-
complywith the approved ,preliminary plat.
Staff recommends approval of Olivetree at Spurwing Subdivision with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-06-043), preliminary plat (PP-06-
045) and variance (VAR-06-020) applications for this subdivision.
2. If the City Engineer's signature has not been obtained by 2/20/09, the Final Plat approval shall
expire.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
4. Prior to signature of the final plat by the City Engineer, all existing structures that span across
proposed lot lines or do not conform to the dimensional standards of the UDC shall be removed
from the site.
Prior to signature by the City Engineer, submit a revised final plat that includes an 1853 square
foot common open space lot; Lot 14, Block 1, as shown on the approved preliminary plat. Said
common open space lot shall contain 3.69 acres..
Revise or add the following note(s) on the face of the plat prepared by Engineering Solutions,
LLP, stamped on 1/31/08 by Patrick A. Tealey, prior to signature of the final plat by the City
Engineer:
*.) Revise to read from signature page, "... I, T °~~~a n "~.,a., D,~
*.) Graphically depict on the face of the plat a five (5) foot minimum utility easement along
the interior lot lines; ten (10) foot minimum utility easement along the rear lot lines.
*.) Graphically depict on the face of the plat a ten (10) foot minimum utility easement along
all right of ways.
7. The landscape plan, prepared by Brooks Design Group and dated 1/26/2008 is approved with the
following changes.
a.) Revise landscape plan to a scale no smaller than 1":50' (1":20' is preferred).
b.) Revise to include the required open space lot, Lot 14, Block 1 (see Condition 5 above).
c.) Revise Lots 20 and 43, Block 1, so that trees are not located in the ACRD storm drain
easements; relocate the trees.
d.) Provide graphic detail of picnic shelter in Lot 1, Block 2.
e.) Graphically depict the emergency access gate located in the southwest corner of Lot 20,
Block 1.
£) Provide the required calculations table on the landscape plan
g.) Include in the plant list table: quantity, minimum planting size and container, and tree
class (I, II, III).
Submit three copies of a revised landscape plan to the Planning Department prior to signature of
the final plat by the City Engineer. Said plan shall be consistent with the changes listed above.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7, and as
proposed on the landscape plan. Temporary construction fencing to contain debris shall be
installed at the subdivision boundary where permanent fencing does not exist. Perimeter fencing
shall be installed prior to release of building permits for this subdivision.
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, Richard Buttram, at 887-1620 for more information.
10. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-11.
If the stortnwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
developer to comply with ACRD, City of Meridian and all other regulatory requirements at the
time of final construction.
11. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL CONDITIONS
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
sewer line shall be installed and passed air test and video inspection, final plat recorded and road
base shall be approved prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
All development improvements, including but not limited to water, sewer, fencing, micro-paths,
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. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
7. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
11. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
13. 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 imgation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
14. 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.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Olivetree at Spurwing Subdivision (FP-08-004) with
the above stated comments and conditions.
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