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HomeMy WebLinkAboutStaff ReportSTAFF REPORT Hearing Date: TO: FROM: July 19, 2011 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~-~- lDAHO Scott Steckline, Land Development Supervisor 208-887-2211 SUBJECT: FP-11-006 - Spurwing Grove Final Plat I. APPLICATION SUMMARY The applicant, SWG Brighton, LLC, has applied for final plat approval for three (3) building lots and one (1) common lot on approximately 0.80 acres of land. This is the first final plat proposed for the Spurwing Greens Subdivision. The proposed subdivision is currently zoned R-8 (Medium-density Residential District). The gross density proposed with this phase is 3.75 dwelling units to the acre. The site is located on the north side of W. Greenspire Drive; midway between N. Tree Haven Way and N. Moon Drummer Way in the southwest % of Section 22, Township 4 North, Range 1 West. The City Council approved the Spurwing Greens preliminary plat (PP-10-001) on October 12, 2010. The approved preliminary plat consists of 214 buildable lots and 16 common lots on 86.66 acres. A vacation application is scheduled in conjunction with the final plat to vacate a portion of the platted pubic right-of--way (ROW) approved with Jayker Subdivision No. 1. The ROW is to become part of the buildable lots being proposed with the final plat (see Jayker ROW vacation staff report [File #VAC-11- 002J for more information). Per UDC 11-6B-3C, a final plat should be reviewed for substantial compliance with the approved preliminary plat. The following changes are allowed by UDC to grant approval of a final plat in order to determine substantial compliance with the approved preliminary plat: • The number of buildable lots is the same or fewer; • The amount of common open space has increased; • The amount of open space is relocated with no reduction in the total amount; • The number of open space lots has increased and • The transportation authority has required minor changes. Based on the aforementioned criteria, Staff finds the proposed final plat to be in substantial conformance per UDC 11-6B-3C and the approved preliminary plat attached as Exhibit B as no substantive changes are proposed with this phase. The applicant has until October 12, 2012 to obtain the City Engineer's signature on the final plat or apply for another time extension in accord with UDC 11-6B-7. II. STAFF RECOMMENDATION Staff recommends approval of the Spurwing Grove 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. Spurwing Grove Subdivision - FP-11-006 PAGE 1 III. SITE SPECIFIC CONDITIONS Applicant shall meet all terms of the approved annexations (AZ-06-004), development agreement (instrument # 106151218 and 110059432), or as may be modified by the City Council and the approved preliminary plat (PP-10-001) for this subdivision. 2. The applicant has until October 12, 2012 to obtain City Engineer's signature on the final plat or apply for another time extension in accord with UDC 11-6B-7. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. Revise the notes on the face of the plat prepared by Engineering Northwest, LLC, stamped on June 10, 2011 by James R. Washburn, prior to signature of the final plat by the City Engineer, as follows: • Revise Note 1. to include a 5-foot wide interior lot line public utility, drainage and irrigation easements. • Add note that references DA instrument numbers 106151218 and 110059432. 5. The applicant shall comply with the submitted landscape plan prepared by The Land Group, dated June 20, 2011 with the following comment: • The parkway along W. Greenspire Drive shall be installed at the time of lot development as set forth in UDC 11-6C-3H. 6. 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. 7. 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. 8. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 10. Prior to City Engineer's signature on the final plat, the applicant shall provide a copy of ACHD's approval of the public right-of--way (ROW) vacation as described and shown in the legal description and exhibit map, prepared by James R. Washburn, dated June 6, 2011, attached as Exhibit A.2 in the Jayker Right-of--Way staff report (file #VAC-11-002). 11. A hold will be placed on block 1 lot 4 for any building permit until the applicant resolves the sewer service issue with the City of Meridian Engineer. This condition is a result of the 8 inch sewer main stubbed to the lot and not an approved 4 inch service line. IV. GENERAL REQUIREMENTS 1. Street signs are to be in place, water system shall be approved and activated, sewer line shall be installed and passed air test and video inspection and final plat recorded prior to applying for building permits. 2. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted sanitary sewer prior to signature on the final plat. Spurwing Grove Subdivision - FP-11-006 PAGE 2 3. All development improvements, including but not limited to water and sewer, shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11- SC-1. 4. 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. 5. 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. 6. 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. 7. Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 8. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 9. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 10. 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. 11. 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. 12. 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. 13. 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. 14. The applicant's 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 the 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. 15. 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 Spurwing Grove Subdivision - FP-11-006 PAGE 3 approved prior to the issuance of a certification of occupancy for any structures within the project. V. EXHIBITS A. Vicinity Map B. Spurwing Greens Subdivision (PP-10-001) C. Proposed Final Plat D. Proposed Landscape Plan Spurwing Grove Subdivision - FP-11-006 PAGE 4 Exhibit A -Vicinity Map SPURWING GROVE SuBDIViS[ON NO. 1 vi r iU ~-rv M e a z Spurwing Grove Subdivision - FP-11-006 PAGE 5 W_ Exhibit B - Spurwing Greens Subdivision (PP-10-001) -- .r _._ _. --., - .er -..- ..~ ... 6 w O .. ... ~ .~.. ~ .__ ~ .._ v.r ® ~' o __ 1v __ _ _. _.~ _...~ ._ -...._ ._ _. _ ~ .. .~ J ~ © 1 n .u. ' 1 i o r ~.. ~:~ ~ ., _, p ~ r ___ '~ ® q ® ~ ~ ~ ~ tl b ; p ~ ;~ p ITT 0 ~ 6 ~t 0 .O ~ v,® i ~ ~~! _ p . .© Q _ O-,.. ~~ r. / \ ~ / r' r O @ ~~ ~ ~~ ' r~ r i •O i tix -t ~ A LiR € d ,,:a _ ~. - : ~ . ~it~i,~.., , ~~ ;~ +~~ _ ~ „, , m ~; Rte; i ' , --- . `° ~ ®° ® ''~` © Location of ~ _ ~' _ -- r o _ ® ~ :~~ - Proposed Lots _ a~ ~ ® 6 r fa* ~ ~ .w ~ c r per - ~~ ~ ; a O O w .. ~. - arm+p rurr~aa r ow -- .. ~ ~` f~ 7 . fu''.~ -`~-u ` ~ . -..,. ~ ~ ~ ~ ~ ~ ' ~ L ~~ ~~--r. M ... ! ~ 1 { .. CJY / ..... _. ~_~jy~ ~ wGl~r..'S.O~~' ~ .. i~eaM X 1l~ LLB S LOCA7FD N SEC710N 22, r.~N.. R.iw., e. u.. SPURIINIC GREENS SUBOIVISIOfI ~-a,-. ao ~ ~e ra~a+, ~o~ cbuan, aM+o uer r Spurwing Grove Subdivision - FP-11-006 PAGE 6 Exhibit C -Proposed Final Plat SPiTi~WIN6r CdtOVE SUBDIVISION NO. 1 BENJG A RESU~IVISION OF A PORTION OF LOT 4, BLOCK 4 OF JAYKER SUBDIVISiDN -PHASE 1, AND A PORTION OF THE NE 1/4 Of THE SW 1/4 OF SECTION 22, T.4N., R.iW., B.Y., MERIDIAN, ADA COUNTY, ~AHO 2011 worms IciuQ ~luiliC ,. ,.wwrrw a.wws wse-r. rs»...,.. 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