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HomeMy WebLinkAboutStaff ReportSTAFF REPORT: Hearing Date: TO: FROM: June 5, 2012 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~-- IDAHU Scott Steckline, Land Development Supervisor 208-887-2211 SUBJECT: FP-12-009 - Spurwing Greens No. 2 I. APPLICATION SUMMARY & LOCATION The applicant, Lion Land, LLC, has applied for final plat approval of 24 building lots and 2 common lots on approximately 16.87 acres of land. This is the fourth final plat proposed for the Spurwing Greens subdivision. The proposed subdivision is zoned R-2 (Low-density Residential District). The gross density proposed with this phase is 0.7 dwelling units to the acre with an average lot size of 22,483 square feet. The proposed open space (1.725 acres) consists of a 1.53 acre open space lot (lot 4, block 2) which includes a 5-foot wide meandering pathway and several sitting areas, 8-foot wide parkways adjacent to the public streets and a 20-foot wide landscape buffer (Lot 7, Block 3) adjacent to lots 6 and 8, block 3. The proposed open space for this phase is consistent with open space approved with the preliminary plat. NOTE: This area (20 foot wide landscape buffer) will become part of a larger open space with a future phase. This area is meant serve to provide a transition between the larger estate lots proposed with this phase and the smaller residential lots planned to the south. Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found it to be in substantial conformance per UDCl 1-6B-3C as the number of buildable lots is the same and there is not a reduction in the amount of open space. The site is located approximately a quarter mile north side of Chinden Boulevard; east of N. Jayker Way in the southeast'/4 of Section 22, Township 4 North, Range 1 West. II. HISTORY OF PREVIOUS ACTIONS • 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. • Spurwing Grove Subdivision (FP-11-006) was approved by City Council on July 19, 201. The first phase platted with 3 residential lots and 1 common lot on 0.80 acres. The City Engineer signed the plat on October 30, 2011. • Spurwing Grove Subdivision No. 2 (FP-11-008) was approved by City Council on October 4, 2011. The second phase platted with 10 residential lots and loommon lot on 3.03 acres. The City Engineer signed the plat on November 26, 2011. • Spurwing Grove Subdivision No. 3 (FP-12-001) was approved by City Council on February 7, 2012. The third phase platted with 21 residential lots and 3common lot on 6.58 acres. Currently, the plat has been submitted to the City for City Engineer's signature. III. STAFF RECOMMENDATION Staff recommends approval of the Spurwing Greens No. 2 Final Plat subject to the conditions noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council. Spurwing Greens No. 2 - FP-12-009 PAGE 1 IV. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved annexations (AZ-06-004), development agreement (instrument #'s 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 November 26, 2013 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 Bailey Engineering Inc., stamped by Gregory G. Carter, prior to signature of the final plat by the City Engineer, as follows: • Include a note on the plat that addresses the maintenance of the 8-foot wide parkways and the license agreement with ACHD for the parkways and the detached sidewalks. Additionally, the license agreement must include the portion of right-of--way that is being used for the extension of the pathway from W. Old Gold Drive. • Include the lot numbers on the face of the plat. 5. The landscape plan prepared by Designs by Kim, labeled Spurwing Greens Common Areas, dated Apri125, 2012, submitted with this application, is approved with the following modifications: • All landscape improvements proposed for Lot 7 Block 3 and Lot 4, Block 2 shall be completed prior to releasing occupancy for the subdivision. The 8-foot wide parkways along all the public streets may be installed at the time of lot development as set forth in UDC 11-6C-3H. Said parkways shall be planted in accord with UDC i 1-3A-17E and UDC 11-3B-7C. NOTE: Some of the street trees are unable to be installed within the proposed parkways due to the location of an ACHD seepage bed The street trees that are unable to be accommodated in the parkways shall be planted on the adjacent lots. • Revise the landscape plan to include the 8-foot wide parkways adjacent to the public streets and the landscaping proposed for Lot 7, Block 3. • The 5-foot wide pathway proposed for Lot 4, Block 2 must be constructed of asphaltic concrete as set forth in UDC 11-3B-12C.3. 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. 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. The internal road, W. Red Jade Court, shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 9. The applicant shall submit a final approval letter from the Street Naming Committee approving the street names for the proposed subdivision. 10. Coordinate with the Fire Department on an approved turnaround for N. Calcutta Avenue. 11. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. Spurwing Greens No. 2 - FP-12-009 PAGE 2 X. GENERAL REQUIItEMENTS 1. 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. 3. 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, etc., prior to signature on the final plat. 4. All development improvements, including but not limited to water, sewer, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 5. 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. 6. The applicant shall provide a 20-foot easement for all public sewer mains new or existing, outside of public right of way. 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. 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 construction plan approval. 8. 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 may be required by the Environmental Protection Agency. 11. 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. 12. 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. 13. 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 Spurwing Greens No. 2 - FP-12-009 PAGE 3 inspections (208) 375-5211. 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 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. 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 approved prior to the issuance of a certification of occupancy for any structures within the project. VI. EXHIBITS A. Vicinity Map B. Approved Preliminary Plat C. Proposed Final Plat D. Proposed Landscape Plan Spurwing Greens No. 2 - FP-12-009 PAGE 4 Exhibit A -Vicinity Map Spurwing Greens No. 2 - FP-12-009 PAGE 5 Exhibit B -Approved Spurwing Greens Preliminary Plat (PP-10-001) e n '7 ~ y; ~ ' fit, ~ + , y' -.~ ,: ` ~ ~ . - ~ ~~ ~ , ~. ~ r t+~4-s~f+-~ { . ~ r ~ ~ ~ - ( \ / \~~ i ~ j ~~ ; o . 1 ~ ~ ~ o ® :.... ~...bM+.~., ~..~ t ~ 7C~i4-- it. ~~ t ~,. ~ ~ !. ~ ~.1Nt- ----- M,~,MMiMr~.~. - _ _ __.--.-.~. - --_ - ~~~ ~8A~X8}~~~i LOCAiW IN SECTION 27. T.MI., R.1M.. 8.11. •NM'i ~ X011 ..o.w 1ERAUW. ADA COUIIT: 81A110 Spurwing Greens No. 2 - FP-12-009 PAGE 6 Exhibit C -Proposed Final Plat Spurwing Greens No. 2 - FP-12-009 PAGE 7 Exhibit D -Proposed Landscape Plan Spurwing Greens No. 2 - FP-12-009 PAGE 8