Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
March 19, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
CVIEPIDIAN --
Bruce Freckleton, Development Services Manager
208-887-2211
FP- 13-010 — Spurwing Grove No. 5 Final Plat
I. APPLICATION SUMMARY
The applicant, Brighton Development Inc., has applied for approval of a final plat consisting of sixteen
(16) residential lots and four (4) common lots on 6.47 acres of land. This is the sixth final plat proposed
for the Spurwing Greens Subdivision (PP-10-001). The gross density of the proposed subdivision is 2.47
dwelling units (d.u.) per acre with a net density of 4.33 d.u. per acre. The average lot size is 10,062 square
feet (s.f.) and the minimum anticipated dwelling size is 1,400 s.f. All of the lots proposed for this phase of
development are for single-family detached homes and comply with the dimensional standards of the R-8
zoning district.
The open space proposed with the plat includes a micro -path lot, collector street buffers and 8-foot and 6-
foot wide parkways along the proposed local streets. The proposed open space totals 34,615 square feet
which is approximately 12.3% open space for this phase. The open space is consistent with the overall
project open space requirements of 21 % approved with the preliminary plat.
Because the number of buildable lots is the same and the amount of common open space is the same, staff
finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by
UDC 11-6B-3C.2.
The site is located north of Chinden Boulevard and west of N. Jayker Way in the southeast '/4 of Section
22, Township 4 North, Range 1 West.
II. STAFF RECOMMENDATION
Staff recommends approval of Spurwing Grove Subdivision No-5 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 annexation (AZ-06-004), development agreement
(instrument # 106151218 and 110059432), and the approved preliminary plat (PP-10-001) for this
subdivision.
2. The applicant has until December 21, 2014 to obtain City Engineer's signature on the final plat or
apply for a 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• The final plat prepared by The Land Group, Inc., stamped on February 18, 2013, by James R.
Washburn, shall be revised prior to signature of the final plat by the City Engineer as follows:
Spurwing Grove Subdivision No. 5 — FP-13-010
PAGE 1
Notes #1 and #2: Remove the sentence "Said drainage and irrigation easements are
reserved for the spurwing greens master association, inc. or assigns.
Note # 15: insert instrument number for license agreement.
• The applicant shall stub W. Sugar Tree Drive through Lot 1, Block 9 (east boundary of N.
Jayker Way) to the Teco One property (Parcel #SO422427960).
5. The landscape plan prepared by The Land Group Inc., dated February 19, 2013 shall be revised as
follows:
• The 8-foot parkways along W. Sugar Tree Drive and the 6-foot wide parkways adjacent to
N. Dornoch Place 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 11-3A-17E and UDC 11-3B-
7C. Provide four (4) additional trees along the north side of W. Sugar Tree Drive. NOTE. -
Some of the street trees are unable to be installed within the proposed parkways due
AC HD seepage beds (Lots 9,10 and 11, Block 3). The required street trees must be
installed within the adjacent buildable lot.
• The street trees depicted on the landscape plan must be planted a minimum of five feet
from any water service. Prior to signature of the final plat by the City Engineer, the
applicant shall coordinate with Land Development to determine the location of trees
located near a water service.
• Lot 8, Block 8 shall be a minimum of 20 feet wide and landscaped in accord with UDC 11-
3B-7C. This buffer shall include a portion of Lot 7 and Lot 9, Block 8 to ensure a
continuous 20-foot wide landscape buffer is provided along the west boundary of N. Jayker
Way. NOTE: A portion of the landscape buffer may lie within the confines of the
Teco One property. Since there is a pending preliminary plat application for the Teco
One property, the applicant shall coordinate with the property owner on the
installation of the landscape buffer to ensure a continuous 20-foot wide landscape
buffer is provided along N. Jayker Way. Prior to signature on the final plat the
applicant shall provide written documentation from the Teco One property owner
agreeing to the install his portion of the landscape buffer OR construct the entire 20-
foot wide landscape buffer within the confines of the plat boundary.
• Lot 1, Block 9 shall be a minimum of 20 feet wide and landscaped the entire width of the
buffer in accord with UDC 11-3B-7C; provide seven (7) additional trees.
• Modify the landscape plan to include the required stub street through Lot 1, Block 9 that
stubs to the Teco One property.
Provide three (3) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
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, Kimberly Cutler, 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. Applicant shall be responsible to construct all required development improvements to the
subdivision boundary within N. Jaker Way, including but limited to; sanitary sewer, water,
pressurized irrigation, sidewalks and paved roadway.
Spurwing Grove Subdivision No. 5 — FP- 13-010
PAGE
9. Staff failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Prior to the issuance of any new building permits, the property shall be subdivided in accordance
with the UDC.
IV. GENERAL REQUIREMENTS
1. Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District (ACHD) and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
2. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
3. 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.
4. 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
deposit or bond. Please contact Land Development Service for more informowner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
ation at 887-2211.
5. 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 11-5C-1.
6. 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.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
11. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfll, where footing would sit atop fill material.
12. 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.
13. 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 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.
SPurwing Grove Subdivision No. 5 — FP- 13-010
PAGE 3
14. 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.
15. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval. Street lighting is required at intersections, corners, cul-de-
sacs, and at a spacing that does not exceed that outline in the Standards. The contractor's work
and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications
to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500
for information on the locations of existing street lighting.
16. 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.
17. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
18. 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.
19. 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.
20. 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, a single -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. Spurwing Greens Subdivision (PP-10-001)
C. Proposed Final Plat
D. Proposed Landscape Plan
Spurwing Grove Subdivision No. 5 — FP-13-010
PAGE 4
SPurwing Grove Subdivision No. 5 — FP-13-010
PAGE 5
Exhibit B — Spurwing Greens Subdivision (PP-10-001)
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Spurwing Grove Subdivision No. 5 — FP-13-010
PAGE 6
Exhibit C — Proposed Final Plat
PLAT SHOVING
SPURWING GROVE SUBDIVISION NO. 5
LOCATED IN THE SOUTH 1/2 Of SECTION 22, T.4N., R.IW., B.M.,
MERIDIAN, ADA COUNTY, IDAHO
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Exhibit A — Proposed Landscape Plan
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SPurwing Grove Subdivision No. 5 — FP-13-010
PAGE 8