Spurwing Greens Subdivision PP-10-001 VAR-10-001CITY OF MERIDIAN ~ I~I~11~',~,,,,
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND I D A H O
DECISION & ORDER
In the Matter of the Request for a Preliminary Plat Consisting of 214 Single-Family
Residential Building Lots and 16 Common Lots in the R-2, R-4, and R-15 Zoning Districts
and a Variance to Exceed the Maximum Cul-de-Sac Length Allowed in Residential
Districts for Block 24, for Spurwing Greens Subdivision, by Spurwing Greens, LLC.
Case No(s). PP-10-001 and VAR-10-001
For the City Council Hearing Date of: September 28, 2010 (Findings on the October 12,
2010 City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of September 28, 2010
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of September 28, 2010,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
September 28, 2010, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of September 28, 2010, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-10-001 and VAR-10-001
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4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Preliminary Plat and the Conditions of Approval all in
the attached Staff Report for the hearing date of September 28, 2010, incorporated by
reference. The conditions are concluded to be reasonable and the applicant shall meet
such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated 7/10 as shown in Exhibit A of the attached Staff Report for the hearing date of
September 28, 2010, incorporated by reference, is hereby conditionally approved;
2. The applicant's request for a Variance is hereby approved; and
3. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of September 28, 2010, incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to obtain the city
engineer's signature on the final plat within two (2) years of the approval of the
preliminary plat or one (1) year of the combined preliminary and final plat or short plat.
In the event that the development of the preliminary plat is made in successive phases
in an orderly and reasonable manner, and conforms substantially to the approved
preliminary plat, such segments, if submitted within successive intervals of eighteen
(18) months, maybe considered for final approval without resubmission for
preliminary plat approval. Upon written request and filed by the applicant prior to the
termination of the period in accord with 11-6B-7.A, the Director may authorize a single
extension of time to record the final plat not to exceed eighteen (18) months. Additional
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-10-001 and VAR-10-001
-2-
time extensions up to eighteen (18) months as determined and approved by the City
Council maybe granted. With all extensions, the Director or City Council may require
the preliminary plat, combined preliminary and final plat or short plat to comply with
the current provisions of Meridian City Code Title 11. If the above timetable is not met
and the applicant does not receive a time extension, the property shall be required to go
through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to 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 maybe filed.
2. 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 maybe adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of September 28, 2010.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-10-001 and VAR-10-001
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By action of the City Council at its regular meeting held on the day of
2010.
COUNCIL MEMBER DAVID ZAREMBA VOTED
COUNCIL MEMBER BRAD HOAGLUN VOTED
COUNCIL MEMBER CHARLIE ROUNTREE VOTED
COUNCIL MEMBER KEITH BIRD VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Mayor Tammy de Weerd
Attest:
Jaycee Holman, City Clerk
Copy served upon Applicant, The Planning Department, Public Works Department and City
Attorney.
By:
City Clerk's Office
Dated:
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-10-001 and VAR-10-001
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STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
September 28, 2010
Mayor and City Council
Bill Parsons, Associate City Planner
(208) 884-5533
E IDIAN~
IDAHO
PP-10-001 and VAR-10-001 - Spurwing Greens
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Spurwing Greens, LLC, has applied for preliminary plat approval of 214 single-family
residential building lots and 16 common lots located in R-2, R-8 and R-15 zoning districts.
The applicant also request a variance to exceed the 450 foot cul-de-sac length allowed in the
residential districts. While the variance request has been included with the project analysis, action on
the request is by the City Council. The Commission may or may not comment on the request.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed preliminary plat subject to the conditions listed in Exhibit
B, based on the Findings of Fact and Conclusions of Law in Exhibit C. Staff recommends to City
Council denial of the variance request. Meridian Planning & Zoning Commission heard this item
on August 19, 2010. At the public hearing the Commission moved to recommend approval of the
subiect PP request. The Commission did not take action on the requested variance.
a. Summary of Commission Public Hearing:
i. In favor: Rod Blackstead. David Turnbull
ii. In opposition: None
iii. Commenting: Rod Blackstead and David Turnbull
iv. Written testimony: Mike Wardle
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Pete Friedman
b. Key Issue(s) of Discussion by Commission:
i. Timing for the community center.
ii. Lot frontage requirements of the UDC.
iii. Open space and amenities existing and planned for the development.
c. Key Commission Change(s) to Staff Recommendation:
i. The Commission modified condition 1.1.1 to allow the alternative for common
driveways.
ii. The Commission modified condition 1.1.6 requiring the community center be
constructed and ready for occupancy prior the issuance of the 325`h building permit.
d. Outstanding Issue(s) for City Council:
i. The variance request to allow a 650-foot dead end cul-de-sac for Block 24.
ii. ACHD's site specific conditions of approval were unavailable at the time of the
Commission hearing. ACHD has conditioned the applicant to relocate the southern stub
street (N. Summer Glen) 471 feet to the east to align with the private street (N. Double
Eagle Lane) that serves the Westwind Estates Subdivision in the County. The
Commission's recommendation was based on the current location of the stub street. If
the stub is realigned as conditioned by ACHD this would cause the block face to exceed
the 750-foot block face length required by ordinance. Where the block lengths exceed
Spurwing Greens Subdivision - 1 -
the 750-foot block length requirement, the Council may approve a pedestrian
connection to help breakup the block length. Staff is recommending a pedestrian
connection if the Council supports ACHD in the relocation of the stub street.
~_ y of City Council Public Hearinu:
L In favor Tim and Sherry~winp. Rod lac1 stead
ii: In opposition: None
ijj~ Commenting: David Turnbull and Mike Wardle
iy. Written testimony: Mike Wardle
y. , taff presenting annlication: Bill Parsons
yi, Other staff commenting on application• Anna Canning, Warren Stewart and i 1
~, Key Icsues of niscussion by Council:
i. Transitional lot sizes along the southern boundar_ v of the Teco One nronerty~
11. Timing for the community n r.
iii. Future sewer capgsily for the Tecn nne and Aldane properties.
iy, The extended cul-de-sac len h nronosed for Block 24.
~, Icy Council Changes to Staff/Commission Recommen atio
i. The Council approved the variance for the extended cul-de-sac length and annroved
the northwest stub to the Carnahan nronerty as nronosed on the submitted
preliminary plat.
ii< The ounc'1 modified condition of approval 2 2 to read no certificates of occupancy
will be released until cLCh time as the deficiencies are corrected to the satisfaction of
the Public Works Department.
iii. Comment added to AC D condition of approval 7.1.5 that states the Council
annroved the ou hern tub treet to the Henkel nronerty_ in the location shown on
the submitted preliminary plat.
iy. The Council modified condition of approval 1.1.6 requiring the community center
3. PROPOSED MOTION
Partial Approval/Partial Denial
After considering all staff, applicant and public testimony, I move to approve File Number PP-10-001
and to deny of the request for variance, associated with file number VAR-10-001, as presented in staff
report for the hearing date of September 28, 2010 with the following modifications: (Add any
proposed modifications.)
Approval
After considering all staff, applicant and public testimony, I move to approve File Number PP-10-001
and of VAR-10-001 as presented in staff report for the hearing date of September 28, 2010 with the
following modifications: (Add any proposed modifications.)
Denial
Spurwing Greens Subdivision - 2 -
After considering all staff, applicant and public testimony, I move to deny File Numbers PP-10-001
and VAR-10-001 as presented during the hearing on September 28, 2010 for the following reasons:
(You should state specific reasons for denial of the annexation and you must state specific reason(s)
for the denial of the plat.)
Continuance
I move to continue File Number PP-10-001 and VAR-10-001 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located on the north side of Chinden Boulevard; approximately % mile
east of Black Cat Road and west of Spurwing Subdivision in the south'`/2 of Section 22, Township
4 North, Range 1 West.
B. Owner/Applicant:
Spurwing Greens, LLC
3405 W. Overland Road
Meridian, ID 83642
C. Applicant's Statement/Justification: Please see applicant's narrative for this information.
5. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. The subject application is for a variance. A public hearing is required before the City Council on
this matter, consistent with Meridian City Code Title 11, Chapter 5.
C. Newspaper notifications published on: July 26, 2010 (Commission); September 13 and 20, 2010
(City Councip
D. Radius notices mailed to properties within 300 feet on: July 22, 2010 (Commission); September
2, 2010 (City Council)
E. Applicant posted notice on site by: August 9, 2010 (Commission); September 13, 2010 (City
Council
6. LAND USE
A. Existing Land Use(s): Majority of the subject property is vacant. Several single family residences
have been constructed and the tennis court facility and gated access driveway are currently under
construction.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural Residences, Agricultural Land and Phyllis Canal zoned R1 and RUT in Ada
County
2. East: Vacant Land and Single Family Residences in Spurwing Subdivision and Westwing
Estates, zoned RUT in Ada County
3. South: Vacant land and Single Family Residences in Westwing Estates Subdivision, zoned
R-15 and RUT in Ada County
4. West: Vacant land, zoned R-2 and R-8
C. History of Previous Actions:
Spurwing Greens Subdivision - 3 -
• In 2006, the subject property was annexed as the Tree Farm (AZ-06-004 and AZ-06-050) and
was granted approval with R-2, R-8, R-15, C-N and C-C zoning districts. A Development
Agreement (DA) (#106151218) was executed upon annexation of the property.
Several addendums to the DA have also been recorded (#107025555 and #107141993). The
first addendum modified the original DA to include the addition of a 4.64 acre outparcel. The
second addendum followed shortly and approved a new mobile office and temporary septic
system. Because the first addendum was still in process, the requirements for the mobile
office were recorded with the first addendum (#107025555).
• In 2007, a third addendum to the DA was approved and recorded (#107141993) that realigned
the zoning district boundaries consistent with the approved preliminary plat.
• The Jayker Subdivision preliminary plat (PP-06-058) was approved by Council on March 13,
2007. The preliminary plat consists of 277 residential lots, 1 commercial lot and 27 common
lots on 142.97 acres.
• The City Council approved the final plat (FP-07-026) for the first phase on October 26, 2007.
Phase 1 platted with 140 residential lots and 21 common lots on 89.70 acres.
• On December 18, 2009, an 18-month administrative time extension (TE-09-022) was granted
to obtain City Engineer's signature on a final plat for phase two of the plat. As a condition of
the time extension, the current DA is to be amended to include building elevations.
• In 2010, a development agreement modification (MDA-10-004) was approved that approved
building elevations and a new concept plan that included a tennis facility as an amenity
within a common lot contingent on the platting of the property.
• In 2010, Council approved a final plat (FP-10-004) for Phase 2 of the Jayker Subdivision that
consists of two buildable lots and two common lots per the requirements of the amended DA.
The common lot included the approved tennis facility and the gated driveway that connects
the Spurwing Subdivision to the east.
D. Utilities:
1. Public Works:
a. Location of water: United Water is the provider to this development.
b. Location of sewer: Sewer mains to this site were constructed with the Jaker project.
Issues or concerns: The proposed development's sanitary sewer effluent is being planned to
flow southwesterly into the existing Jayker Subdivision's sanitary sewer system. There are
currently deficiencies in the sanitary sewer system within the Jayker Subdivision that are
being addressed. No building permits will be issued until such time as the deficiencies are
corrected to the satisfaction of the Meridian Public Works Department.
E. Physical Features:
1. Canals/Ditches Irrigation: The Phyllis Canal transverses along the north boundary of the site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within the floodplain.
F. Summary of Proposed Streets and/or Access: The applicant is proposing to construct numerous
public streets and extend several stub streets as part of this project (see section 9 for further
analysis).
Spurwing Greens Subdivision - 4 -
7. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" and "Low Density Residential" on the
Comprehensive Plan Future Land Use Map. Medium density residential areas are anticipated to
contain between three and eight dwellings per acre (see Page 99 of the Comprehensive Plan.). Low
density residential areas are anticipated to contain up to three dwellings per acre (see Page 99 of the
Comprehensive Plan.) The proposed Preliminary Plat includes 214 single-family lots on 86.66 acres
for a total gross density of 2.46 dwelling units/acre.
Even though the 2.46 dwelling units per acre is below the Comprehensive Plan designation for the
"Medium Density Residential" portion, it is important to note that when this property was annexed, a
specific concept plan for this entire Tree Farm area was approved by the City Council. The proposed
preliminary plat is generally consistent with that concept plan for this portion of the overall annexation
area. Thus, staff is of the opinion that the application is compliant with the recommended density for
this area as shown on the conceptual plan. Furthermore, a step down in density is allowed by the
Future Land Use Map as long as the change is with in one "step" of the map designation (Medium to
Low in this instance).
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis in italics below policy):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for
the provision of all public services.
Currently the City is in negotiations to establish this area as part of the Area of City Impact. The
City of Meridian plans to provide municipal services to the lands in the following manner:
• Sanitary sewer service will be extended to the project at the developer's expense.
• Water service will be provided by United Water.
• The lands are under the jurisdiction of the Meridian City Fire Department, This service
will not change.
• The lands are serviced by the Meridian Police Department (MPD). This service will not
change.
• The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACH) and The Idaho Transportation Department (ITD).
This service will not change.
• The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
• The subject lands are currently serviced by the Meridian Library District. This service
will not change.
Municipal, fee-supported, services are provided by the Meridian Building Department, the Meridian
Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the
Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company.
• Chapter VI, Goal II, Objective A, Action 3 -Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient. Staff
believes that the subject application complies with the policies listed in the literature noted above.
• Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
Spurwing Greens Subdivision - 5 -
The applicant's proposed street lay-out is generally consistent with the approved preliminary plat.
The new street network provides interconnectivity with the existing streets constructed with Phase
1 of the Jayker Subdivision. The applicant has also provided stub streets to adjoining properties
for future connectivity. Staff is generally supportive of the proposed street design and connections
within this subdivision with the exception of the extended cul-de-sac length and the northwest stub
to the Carnahan property. More analysis on the location of the proposed stub streets is provided
in Section 9 below.
• Chapter VI, Goal II, Objective A, Action 5 -Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct S foot detached sidewalks along all of the proposed local
streets in the subdivision. N. Jayker Way, a collector street, will have a 10 foot multi-use pathway
constructed on the east side per the requirements of the previous plat. In addition, several micro-
paths are proposed within Blocks, 4, S and 6 to provide additional pedestrian connectivity to the
existing pathway system constructed with the Phase 1 of the Jayker Subdivision. The proposed
sidewalks and pathways will enhance pedestrian connectivity in this area.
• Chapter VII, Goal V, Objective B, Action 1 -Require common area for all subdivisions.
The applicant has provided an open space exhibit to depict the overall open space calculations
proposed with the plat and the existing open space that was approved with the Phase 1 of the
Jayker Subdivision. The plan indicates the amount of open space provided is 38.07 acres (21.06%)
which exceeds the ten percent required by the UDC.
Chapter VII, Goal N, Objective C, Action 1 -Protect existing residential properties from
incompatible land use development on adjacent parcels.
The approved concept plan for the site encourages a range and mix of housing densities. This was
taken under consideration with the annexation of the property. The zoning in place for the
proposed subdivision is R-2(low-density residential, R-8 (medium density residential) and R-IS
(medium-high density residential).
The R-2 portion of the proposed is located along the northern rim of the proposed subdivision
consistent with the City's Comprehensive Plan. In addition, estate lots are proposed along the east
boundary and are of comparable size as the lots in Spurwing Subdivision (Ada County
Subdivision). The R-8 portion is consistent with the medium density residential designated on the
Comprehensive Plan. In addition, the planned subdivisions to the south of the proposed plat are
also design medium density residential and zoned R-S.Stafffinds the proposed plat is compatible
with existing an planned residential development in the surrounding area.
After considering all of these factors staff believes that the proposed development is generally
consistent with comprehensive plan.
8. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2A-21ists single-family detached
homes as permitted uses in the R-2, R-8, and R-15 zoning district.
b. Purpose Statement of Zone: R-2, R-4 and R-15: The purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian Comprehensive
Plan. Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. Residential districts are distinguished by the allowable density of dwelling
units per acre and corresponding housing types that can be accommodated within the density
range.
Spurwing Crreens Subdivision - 6 -
c. General Standards: All of the proposed lots must comply with the standard street frontage and
lot size requirements of the R-2, R-8 and R-15 zones established in the UDC. No dimensional
modifications are being requested for the proposed development.
d. Landscaping:
1. Width of street buffer(s): Per UDC 11-2A-6, a 20-foot wide street buffer is required
adjacent to N. Jayker Way, a collector street. The street buffers shall be constructed in
accord with the standards listed in UDC 11-3B-7C.
2. Percentage of site as open space: The applicant has provided an open space exhibit to
depict the overall open space calculations proposed with the proposed plat and the existing
open space that was approved with the Phase 1 of the Jayker Subdivision. The plan
indicates the amount of open space provided is 38.07 acres (21.06%).
3. The parkways proposed along the local streets shall be constructed in accord with UDC 11-
3A-17and UDC 11-3B-7C.
e. Common driveways: The applicant is proposing several common driveways. UDC 11-6C-3D
describes the standards for common driveways. All common drives proposed by the applicant
should meet the standards as described in the UDC.
9. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
PP Application: The applicant is requesting preliminary plat approval of 214 residential lots and
16 common lots for a total of 2301ots on 86.66 acres of land. The subject plat is bisected into two
quadrants due the platting of Phase 1 of the Jayker Subdivision. The new preliminary plat has,
within its boundaries, property that was preliminarily platted with the original Jayker preliminary
plat (PP-06-058). The previous plat consisted of 277 buildable lots and 27 common lots. The new
plat consists of 354 lots and 38 common lots. The overall increase in lots from the original
approved plat is 77 lots. The proposed plat has expanded the plat boundaries from the original
plat to include 29 more estate lots along the northern boundary and 38 more single family lots
along the western boundary. After reviewing the submitted plat, staff is generally supportive of
the lay-out as proposed by the applicant.
Phasing Plan: Due to the size and number of lots proposed with the subject plat, the applicant
has provided a phasing plan with the subject application. The applicant is proposing eight phases.
After reviewing the submitted plat, staff is supportive of the phasing plan as proposed.
Dimensional Standards: The property proposed to be platted is zoned R-2, R-8 and R-15,
respectively. All of the proposed lots must comply with the dimensional standards established in
the UDC. After reviewing the submitted application it appears that several lots do not meet the
frontage requirements of the UDC. The four lots staff is referencing are Lots 34, 35, 39 and 40,
Block 16. Per UDC-11-2A-3B, a minimum of 30 feet of street frontage is required for properties
with frontages on a ninety degree angle and street frontage for flag properties that do not share a
common driveway. The aforementioned lots do not comply with the 30 foot frontage
requirements. The plat should be revised to accommodate the 30 foot frontage requirement.
Access: The only public street access into this subdivision is provided from N. Tree Farm Way, a
collector street. Tree Farm Boulevard, which is the main entry into this development, intersects
with Chinden Boulevard at the half mile point between Ten Mile Road and Black Cat Road
consistent with the UDC. This roadway was constructed with Phase 1 of the Jayker Subdivision.
No other access points are approved or requested with the subject application.
In addition, the applicant processed a development agreement modification that approved a gated
Spurwing Greens Subdivision - 7 -
driveway connection with the Spurwing Subdivision located in Ada County to the east. The gated
drive is located along the eastern boundary of Block 27, south of the tennis facility. This gated
drive will serve as an emergency access for the Meridian Fire Department.
Stub Streets: Six public stub streets (as shown on the proposed plat in Exhibit A.2) are proposed
at regular intervals around the subdivision boundary for future connectivity between adjoining
properties. The proposed local street network provides connectivity with other stub streets
constructed with Phase 1 of the Jayker Subdivision. The stub streets to be extended into the site
with the subject plat include the following:
• N. Tree Haven Way
• N. Moon Drummer Way
• N. Jayker Way
• W. Pinemeadow (extension of N. Salvia Way)
• W. Star Hollow (extension of N. Sunset Maple Way)
In addition, a number of stub streets are proposed as part of this development. These stub streets
include: Jayker Way (stubs to the north, Teco One Property); W. Tira (stubs to the north, Teco
One property); N. Tree Haven Way (stubs to the northwest, Carnahan property), W. Ryder Cup
(stubs to the west), W. Bay Oak (stubs to the east, Henkel property) and N. Summer Glen (stubs
to the south, Henkel property.)
The stub streets to the Henkel property (W. Bay Oak and N. Summer Glen) were an issue during
the review of the previous plat. Staff was concerned that the proposed streets could create
excessive block lengths when that property develops. Staff had recommended the two stub streets
shift to the west and south with the support of ACRD. With the submitted plat the applicant has
corrected this issue and relocated the stub streets to the Henkel Property as previously
recommended.
Staff is generally supportive of the street system with the exception of the northwest stub to the
Carnahan property (parcel #50422315000) and the extended cul-de-sac length proposed with
Block 24 (N. Pinseeker). See variance analysis below.
Variance Application: The applicant is requesting a variance to exceed the 450 foot cul-de-sac
length standard outlined in the UDC. The proposed cul-de-sac is approximately 650 feet and
provides access to 12 estates lots proposed as lots 4-15, Block 24 on the subject plat. A portion of
the property to the west of Block 24, identified as the Carnahan property (parcel #50422315000),
is currently developed with a large single family residence. Due to the location of this home the
applicant believes it is not feasible to provide street connectivity to the property and has requested
a variance.
In order for a variance to be granted, certain findings need to be met in accord with UDC 11-SB-
4E. Staff believes that all of the findings cannot be met (see the findings attached in Exhibit D).
Staff is of the opinion that the stub street could extend into the site to provide future connectivity
to the Carnahan parcel.
When the Tree Farm property was originally annexed, the Carnahan property (parcel
#50422315000) was neither part of the annexation request nor part of the original concept plan.
Several months later, additional property was acquired and annexed; including the Carnahan
parcel. The recorded DA was amended and a new concept plan was approved depicting estate
housing is planned for the property.
Staff recommends one estate lot be removed from the western boundary to accommodate a
westerly street connection or a variance be obtained. If this change is made staff believes the
proposed street connection will enhance street connectivity between the two properties. In
Spurwing Greens Subdivision - 8 -
addition, the stub street proposed adjacent to lot 16, block 24 could be removed and additional
common open space could be provided.
Since future access to the Teco One property is adequate (two stub streets), staff is not
recommending an easterly stub street to serve the Teco One property. The variance request will
require action from the City Council. The Commission may or may not comment on the request.
Basco Lane: The previous plat approval required any easements associated with Basco Lane to
be vacated prior to the signature of the final plat. Our records indicate a vacation application was
never processed by the City and Phase 1 of the Jayker Subdivision is recorded. The applicant is
proposing to extend the public street system with this plat which also encroaches on the
remaining portion of Basco Lane that provides access to the Teco One property. Because this
process has not been completed, staff recommends any easements associated with Basco Lane
should be vacated prior to signature of the final plat by the City Engineer.
Micro-Pathways/Common Areas: The concept plan approved by the City Council at the time of
annexation shows various micro-pathway connections through out the proposed development. An
extensive micro pathway system was constructed with Phase 1 of the Jayker Subdivision. To
provide additional pedestrian connectivity, the applicant has included micro paths for Lot 10,
Block 4, Lot 14, Block 5 and Lot 23, Block 6. Staff believes that pathway connections are
generally consistent with the approved concept plan. Landscaping adjacent to all micro pathways
should be designed in accordance with UDC 11-3B-12.
Open Space/Amenities: UDC 11-3G-3 requires a minimum of ten percent open space for all
developments exceeding five acres. The UDC also requires one additional site amenity for each
additional 20 acres of development area. Using this standard, the applicant is required to provide
4 amenities for a development of this size (86.66 acres). The applicant is providing 38.07 acres of
common open space with this development which equals approximately 21 % of the total
development area (area includes the open space platted with Phase 1 of the Jayker Subdivision).
The previous plat was approved with 27% percent open space. The decrease to the open space is a
result of modifications to the platted open space abutting Chinden Boulevard and the expansion
of this plat over the previous approved Jayker plat.
For further clarification, the vast majority of open space has been platted and several
amenities/enhancements are constructed or under construction. Because the subject plat is an
expansion of the Phase 1 of the Jayker Subdivision, staff believes the applicant has provided
ample open space and amenities to serve future residents.
In addition, all of the local streets include 6' to 8' parkways that also count towards the open
space requirements. The proposed parkways should be constructed in accord with UDC 11-3A-17
and UDC 11-3B-7C. It is important to note the parkways may be installed at the time of lot
development and are not required at the time ofplat approval.
Along with the ample amount of open space, constructed pathways, tennis facility, enhanced
subdivision entrances, water features and future community center that will house various
amenities such as a swimming pool and other facilities, staff is confident that the applicant
exceeds the amenity requirements as described in the UDC.
Proposed Community Center: With previous approvals of the preliminary plat and final plat
Lot 1, Block 1 (common open space lot F on the open space exhibit) is the location of a future
community center that will serve the residents of this subdivision. The previous approvals
identified the community center as a 9,000 square foot building that will include a swimming
pool, outdoor play areas, kitchen, and exercise facilities.
The applicant indicated in their narrative that the community center and pool are still planned for
Spurwing Greens Subdivision - 9 -
the property. Since the timing for providing the amenity was a condition of approval in the
previous plat staff recommends the same condition of approval remain as part of this approval. As
conditioned, the amenity should be constructed and ready for occupancy prior to the 200'
building permit.
Common Drives: Numerous common driveways are proposed within this development. All of
the proposed common drives must be designed in accordance with UDC 11-6C-3D. The applicant
should include an exhibit that depicts the setbacks, building envelope and orientation of the lots
and structures with a future final plat application.
Landscaping: Staff has reviewed the landscape plan for conformance with the UDC and offers
the following analysis. For specific conditions of approval refer to the Planning Department
conditions of approval in Exhibit B.
Street Buffer: Per the UDC a 20-foot wide street buffer is required adjacent to the
proposed collector street, N. Jayker Way. Said buffers should be constructed in accordance
with UDC 11-3B-7C.
Multiuse Pathway: The street section for the collector road, N. Jayker Way, shows a
detached ten foot pathway on the east side of the street. With the approval of the Jayker
final plat and the previous preliminary plat, this road section was approved for a ten foot
multi-use pathway on one side that connects to the 10' multi-use pathway along Chinden
Boulevard, runs along N. Tree Farm Way and continues on the east side of N. Jayker Way.
Previous conditions of approval required the pathway to be extended along the entire
length of N. Jayker Way.
The previous preliminary plat had N. Jayker Way terminating at the western boundary of
the previous plat and not the north and southern boundary of the Teco One Property. Per
conversations with the applicant, ACHD prefers the new stub location of N. Jayker Way
as it will provide better connectivity across the Teco One Property and the Phyllis Canal in
the future. Although the proposed collector street has been shortened from the previous
approvals, staff is of the opinion the applicant has maintained the intent with the previous
approvals. Thus, staff is supportive of the pathway location as proposed.
Per UDC 11-3G-3E, all common open space areas shall be suitably improved for its
intended use. The submitted landscape plan does not depict landscaping for the several of
the common lots (Lot 2, Block 14 and Lot 5, Block 13). The submitted landscape plan has
indentified these areas as being developed common lots. However, after reviewing the
approved landscape plan for the Phase 1 of the Jayker Subdivision, these areas were not
included as part of that approval. Staff recommends the applicant revise to include areas
with a future final plat application. These areas should be designed in accord with UDC
11-3G-3.
Fencing: No fencing is shown on the submitted plans. A detailed fencing plan should be
submitted upon application for final plat approval. If permanent fencing is not provided before
issuance of a building permit, temporary construction fencing to contain debris must be installed
around the perimeter. Perimeter, common open space, and micro-path /multi-use pathway fencing
shall be designed according to UDC 11-3A-7.
Building Elevations: As mentioned earlier, the Tree Farm DA was amended to include building
elevations that depict the design of future homes planned for the subdivision. Staff analyzed the
proposed home designs with the previous DA modification and found the future homes
conformed to the residential guidelines in the Meridian Design Manual. Future homes should
substantially comply with these elevations.
Spurwing Greens Subdivision - 10 -
In summary staff is supportive of the proposed plat. After reviewing the concept plan approved
with the Tree Farm Annexation, staff believes the subject plat comports to concept plan and has
contributed to a mix of housing, enhanced pedestrian and vehicular connectivity within the
proposed subdivision and has provided abundance of open space.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat
3. Landscape Plan Overview and Landscape Plan
4. Open Space
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
9. Idaho Transportation Department
C. Required Findings from Unified Development Code
Spurwing Greens Subdivision - 11 -
A. Drawings
1. Vicinity Map
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B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled Sheets 1-3, prepared by Engineering Northwest, dated 07/10, is
approved, with the conditions listed herein:
• Lots 34, 35, 39 and 40, Block 16 shall meet the lot frontage standards in accord with
UDC-11-2A-3B or as an alternative, Lots 34 and 35, and Lots 39 and 40 shall be served
by common driveways allowing for a reduction in lot frontage to 15 feet.
1.1.2 The Applicant shall comply with all previous requirements of this site associated with AZ-06-
004, AZ-06-050, FP-07-026 as well as the Development Agreement (Instrument No. 106151218,
10702555, 107141993 and 110059432) in effect for The Tree Farm/Jayker development.
1.1.3 Provide the stub streets (see section 6F above) as proposed on the plat. ••~~''~ +''° °°°°~•~°~ °F'~•°
1.1.4 Any easement associated with the existing private road, Basco Lane, shall be vacated prior to
signature of the final plat by the City Engineer.
1.1.5 Provide 38.07 acres of common open space, as detailed on the open space exhibit attached in
Exhibit A. The open space evaluated within this development includes open space approved with
Phase 1 of the Jayker Subdivision.
1.1.6 Provide a community center amenity that includes the following: club house, swimming pools,
outdoor play areas, kitchen, and exercise facilities. All of these amenities shall be constructed and
ready for occupancy prior to issuance of the ~ ~ 354`" building permit for this development.
Maintain all existing amenities constructed with Phase 1 of the Jayker Subdivision.
1.1.7 Common drives shall be designed in accordance with UDC 11-6C-3D. An exhibit depicting the
setbacks, building envelope an orientation of lots and structures shall be submitted a future final
plat application.
1.1.8 The landscape plan prepared by The Land Group, dated 07/29/2010, is approved with the
following modifications/notes:
• Construct the street buffers along N. Jayker Way with a 10-foot wide pathway on the east
side as proposed.
• Provide micro pathway connections through Lots 10, 14, and 23, Blocks 4, 5 and 6 as
proposed. Landscaping adjacent to all micro pathways shall be designed in accordance
with UDC 11-3B-12.
• Include Lot 2, Block 14 and Lot 5, Block 13 as developed common lots with a revised
landscape plan. These lots shall be designed in accord with UDC 11-3G-3.
• Construct the six-foot and eight-foot wide parkways along the local streets throughout the
development as proposed. The proposed parkways shall be constructed in accord with
Exhibit B - 1 -
UDC 11-3A-17 and UDC 11-3B-7C. The parkways may be installed at the time of lot
development and are not required at the time ofplat approval.
A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should
apply as listed in UDC 11-3B-14.
1.1.9 A detailed fencing plan shall be submitted upon application of the final plat. If permanent fencing
is not provided before issuance of a building permit, temporary construction fencing to contain
debris must be installed around the perimeter. Perimeter, common open space, and micro-path
fencing shall be designed according to UDC 11-3A-7.
1.1.10 Maintenance of all common areas shall be the responsibility of the Spurwing Greens Subdivision
Home Owners' Association.
1.1.11 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway
(also excluding the Phyllis Canal), 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 construction plan approval. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
1.1.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize 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. An underground, pressurized irrigation system should be
installed to all landscape areas per the approved specifications and in accordance with UDC 11-
3A-15 and MCC 9-1-28.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 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-
3A-18 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.
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACRD, City of Meridian and all other regulatory requirements at
the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staff's failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
Exhibit B - 2 -
2. Public Works Department
2.1 Sanitary sewer service to this property is being proposed via extension mains that flow to the
North Black Cat Lift Station.
2.2 This proposed developments sanitary sewer effluent is being planned to flow southwesterly into
the existing Jayker Subdivision's sanitary sewer system. There are currently deficiencies in the
sanitary sewer system within the Jayker Subdivision that are being addressed.
'ts No certificate of occupancies will be issued until such time as the deficiencies are
corrected to the satisfaction of the Meridian Public Works Department.
2.3 The applicant shall install sewer main in the proposed unnamed stub street, which is in the
vicinity of Basco Lane.
2.4 Sewer mains shall be required to be installed in all stub streets to West Wing Estates.
2.5 The applicant shall install sewer 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.
2.6 Any off-site sewer through this property shall have at a minimum 14-foot wide all-weather access
road place over it. If this road is to double as a secondary emergency access road then it shall be
20-feet wide and built to the Fire Department's standards for emergency access.
2.7 No manholes shall be allowed within the landscape islands. If mains are routed under these
islands then they shall be sleeved per City of Meridian's standard details.
2.8 Water service to this site is being proposed via extension of water mains under the jurisdiction of
United Water. There maybe administrative issues arise once procedures for dealing with a
separate water agency are implemented. The applicant shall coordinate with the City of Meridian
during this process.
2.9 Though the City of Meridian will not own or maintain the water system in this development, final
hydrant location shall be coordinated with and receive approval from the Public Works
Department and Meridian Fire Department prior to construction plan approval.
2.10 Structures of 3600 square feet and larger, shall comply with the fire flow, and hydrant
requirements of appendix b and c of the 2003 International Fire Code.
2.11 Prior to construction plan submittal (which is concurrent with the final plat application) the
applicant's engineer shall have a joint meeting with Rich Greene, a representative from United
Water, and Bruce Freckleton, to discuss administrative procedures for construction plan review.
2.12 Prior to construction plan approval the applicant shall submit documentation from United Water
that they have approved the water plans.
2.13 Prior to scheduling of apre-construction meeting the applicant shall submit documentation from
United Water that all of their requirements have been met to be able to go to construction.
2.14 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.15 The applicant shall provide a 20-foot easement for all public sewer mains outside of public right
of way.
Exhibit B - 3 -
2.16 A pressurized irrigation system providing service to all lots shall be required with this
development. The applicant has indicated Settler's Irrigation District will own and operate the
pressure irrigation system in this proposed development. Prior to scheduling apre-construction
meeting the applicant shall submit a letter from Settlers that all their requirements have been met.
2.17 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source.
2.18 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.19 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.20 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of--way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.21 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells maybe used for non-
domestic purposes such as landscape irrigation.
2.22 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. 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.
2.23 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, 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.
2.24 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.25 All development improvements, including but not limited to sewer, water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.26 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.
2.27 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.
2.28 Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.29 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.30 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
Exhibit B - 4 -
requirements for unobstructed sidewalk access.
2.31 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.
2.32 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.
2.33 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works, Improvement Standards for Street Lighting. All street
lights shall be installed at sub divider's expense. Final design shall be submitted to the Public
Works Department for approved. 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.
3. Fire Department
3.1 Please contact the Deputy Fire Chief/Fire Prevention at 888-1234 to work out specific issues
associated with this project as soon as possible.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire Hydrants shall have the 4 %i" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn azound on streets
greater than 150' in length with no outlet.
3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
have a cleaz driving surface of 20' in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
3.6 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
3.7 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project, which serves more than 50 homes. The two entrances should be sepazated by
no less than''/z the diagonal measurement of the full development. The applicant shall provide a stub
street to the property to the (west/east/north/south).
3.8 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Exhibit B - 5 -
Streets with less than 33' shall have parking only on one side. These measurements shall be
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.9 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
3.10 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.11 One and two family dwellings not exceeding 3,600 square feet require afire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code. The Fire Department has concerns that United Water may not be able to
provide adequate fire flow to serve the larger homes proposed within the development.
4. Parks Department
4.1 Comments were not provided by the Parks Department on the subject application.
5. Police Department
5.1 Comments were not provided by the Police Department on the subject application.
6. Sanitary Service Company
6.1 SSC has no comments related to this application.
7. Ada County Highway District
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7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Continue N. Javker Wav to the north as a residential collector with no front-on housing and no
on-street parking. Construct the roadway as a 36-foot street section with vertical curb, gutter, and
an 10-foot concrete sidewalk on one side~easterl~) of the roadway. This roadwaymay
generally be constructed within 40-feet of right-of--way, except where it abuts the Teco One
property. The ri t-of--way for N. Jayker Way shall be extended adjacent to the northerly property
line (the southerlYproperty line for the Teco One properties) to allow for future access to the
Teco One property.
7.1.2 Construct those streets labeled as Street Section A-A on Attachment "A" as 33-foot street
sections with 2-travel lanes 8-foot planter strips vertical curb, gutter, and 5-foot wide detached
sidewalk within 62-feet ofright-of--way. Provide ACHD with written Fire Department approval
for use of the reduced street sections within the development.
Exhibit B - 6 -
7.1.3 Construct those streets labeled as Street Section B-B on Attachment "A" as 33-foot street sections
with 2-travel lanes 6-foot planter strips vertical curb gutter, and 5-foot wide detached sidewalk
within 58-feet of right-of--way. Provide ACHD with written Fire Department approval for use of
the reduced street sections within the development.
7 1 4 Construct N. Moon Drummer Way as shown on Attachment "A" as a 29-foot street section with
two travel lanes parking on one side curb gutter 8-foot planter strips and 5-foot detached
sidewalks within 55-feet ofright-of--way. Provide ACHD with written Fire Department approval
for use of the reduced street sections within the development.
7 1 5 Shift the proposed stub street located between Lot 23 Block 14 and Lot 1 Block 27 (as shown on
the attached preliminary_plat) to the east a~proximate1~471-feet to be in general aligyriment of N.
Double Eagle Lane Provide a temporary turnaround at the terminus of the roadway, and install a
sign stating "THIS ROAD WILL BE EXTENDED IN THE FUTURE." The Council voted to
leave the stub street in the location shown on the submitted nreliminarv plat
7.1.6 Construct one stub street to the east located between Lot 11 Block 14 and Lot 49 Block 16 (as
shown on the attached preliminaryplat) located approximately 820-feet north of Chinden
Boulevard (measured centerline to centerline to the men space portion of Westwing Estates.
Install a si nag "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7 1 7 Construct one stub street to the west located between Lot 1 Block 21 and Lot 9 Block 23 (as
shown on the attached preliminaryplat) located approximately 1,475-feet north of Chinden
Boulevard (measured centerline to centerline). Install a sign s, tating, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
7 1.8 Construct one stub street to the northwest located between Lot 1 Block 23 and Lot 16 Block 24
(as shown on the attached preliminaryplat located approximatel~2 000-feet north of Chinden
Boulevard (measured centerline to centerline). Install a sign stating, "THIS ROAD WILL BE
EXTENDED 1N THE FUTURE."
7.1.9 Construct one stub street to the north, located between Lot 1 Block 24 and Lot 8 Block 25 (as
shown on the attached preliminaryplat located approximately 2,300-feet north of Chinden
Boulevard (measured centerline to centerline). Install a sign stating, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
7 1 10 Extend the right-of--way for N. Ja k~ay adjacent to the northerly property line to allow for
future access to the 6-acre and 3-acre Teco One properties. There shall be no lots between the
right-of--way boundary for Jayker Wav and the property line of the Teco One property. Enter into
a license agreement with the District for any required landscaping between the edge of the
roadway and the property line.
7 1 11 Submit a road trust deposit to the District for 69% of the total cost of constructing~a 36-foot
residential collector roadway (within 40-feet ofright-of--way) that could be constructed on the
gulch between the two Teco One properties. The dollar amount for the road trust deposit will be
determined by District Development Review staff during the construction plan review phase. The
amount will be based on the above identified percentage and the District's estimated cost of the
roadway at that time.
7 1.12 Coordinate the specific design of the turnarounds and parking within the islands with District
Development Review and Traffic Services staff. The non-standard turnaround design and the
proposed parking within the island are required to be specifically approved by the Fire
Department.
7 1 13 Direct lot access is prohibited to N. Tree Farm Boulevard and N. Jayker Wav. This access
restriction shall be noted on the final plat.
Exhibit B - 7 -
7.1.14 In the event that a left turn lane has not vet been constructed, the applicant shall construct a
dedicated left turn lane on N. Ten Mile Road at its intersection with US 20-26 (Chinden
Boulevard). Construction shall occur in conjunction with the fmal plat application in which the
threshold of 128 of the 214 residential lots of the SpurWing_Greens Preliminary Plat is proposed
for final platting. Construction of the left turn lane shall be completed prior to scheduling the said
final plat for signature by the ACRD Commission or prior to issuance of a building_permit (or
other required permits, for saidphase, whichever occurs first.
7.1.15 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACRD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
Exhibit B - 8 -
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Exhibit B - 9 -
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is in general conformance with the
comprehensive plan (please see Section 8 of the Staff Report for detailed analysis of
specific comprehensive plan action items that apply to this development).
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that services can be made available to accommodate the proposed
development.
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, the Commission fmds that the subdivision will not require the expenditure of capital
improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding.
E. The development will not be detrimental to the public health, safety or general
welfare; and
The Commission is not aware of any health, safety or environmental problems associated
with the development of this subdivision that should be brought to the Council or
Commission's attention. ACHD considers road safety issues in their analysis. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed subdivision may cause health,
safety or environmental problems of which staff is unaware.
F. The development preserves significant natural, scenic or historic features.
The Commission is unaware of any natural, scenic or historic features on this site.
Therefore, the Commission finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic feature(s) of major
importance. The Commission and Council should reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
2. Variance Findings:
The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings
listed in Section 11-SB-4.E of the UDC to review the variance request. In order to grant a
variance, the Council shall make the following findings:
A. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district:
Exhibit C - 1 -
The Council has reviewed these findings and believes that granting a variance for the
reason requested by the applicant would not grant a right or special privilege given the
fact the roadway serves a limited number of homes. the Meridian Fire Department has no
public safety concerns with the extended cul-de-sac and the topo~raphv of the land and
adiacent developed estate lot makes it impractical to extend the street network~e
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B. The variance relieves an undue hardship because of characteristics of the site;
The Council finds granting the variance would relieve the applicant from an undue
hardship because he configuration of the parcel to the west (developed portion of the
Carnahan property) and the topography alone the northern boundary would not make a
western stub street and northern stub street in Block 24 feasible. Thus. the Council finds
the northwest stub street proposed on the submitted preliminary plat is adequate to
provide future connectivity to the Carnahan property.
C. The variance shall not be detrimental to the public health, safety, and welfare.
The Council finds granting the variance would not be detrimental to the public health,
safety and welfare of the community for reasons stated above.
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Exhibit C - 2 -