Staff ReportSTAFF REPORT
Meeting Date:
TO:
FROM:
SUBJECT:
June 7, 2011
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN
IDAHO
Scott Steckline, Land Development Supervisor
208-887-2211
FP-11-005 - Spurwing Orchard Final Plat
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for final plat approval for thirty-eight (38)
building lots and four (4) common lots on approximately 12.98 acres of land. The subject property is
currently zoned R-15 (Medium-high Density Residential District). The site is located on the north side of
Chinden Boulevard; east of N. Tree Farm Way in the southeast % of Section 22, Township 4 North,
Range 1 West.
The City Council approved the Jayker preliminary plat (PP-06-058) on March 27, 2007. The approved
preliminary plat consists of 277 buildable lots, 1 commercial lot and 27 common lots on 142.97 acres. A
final plat (FP-07-026) for the first phase was approved by City Council on October 26, 2007 and
consisted of 140 residential lots and 21 common lots on 89.70 acres.
This is the third final plat proposed for the Jayker Subdivision. The applicant is re-platting a potion of
Phase 1(39 residential lots and 2 common lots) to accommodate a revised subdivision design. Re-platting
the property was a simpler than processing multiple property boundary adjustments and vacation
applications to develop the lots as they exist now. To accommodate the new plat design, the open space
has been reduced by 7,575 square feet (0.17 acres) to 4.98 acres or 38.4% well in excess of the 10%
percent required by the Unified Development Code, and the reduction does not conflict with the open
space requirements originally approved with Phase 1.
A vacation application is scheduled in conjunction with the final plat to vacate a portion of the plat (39
lots and 2 common lots) and the associated easements that were approved with Phase 1. A new exhibit is
attached as Exhibit D with the final that depicts how services will be provided to accommodate the new
plat design.
Per UDC 11-3A-3, the applicant is also seeking a Council waiver for acurb-cut to N. Jayker Way, a
designated collector street. The proposed curb-cut connects to a planned common drive that serves four
(4) residential lots. The connection to the collector street is meant to serve as a circular driveway. Further,
the proposed residential lots front on a designated local street. Thus, Staff is of the opinion that the
proposed lots do not take direct access from the collector street. The applicant has provided
correspondence from ACRD supporting the curb-cut. Therefore, staff is supportive of the applicant's
request for the curb-cut to N. Jayker Way, as proposed.
Staff is also requesting Council reset the expiration date for the subject final plat. Staff is of the opinion
that this is a unique situation which the code did not contemplate. Because the applicant is vacating lots
from a recorded plat, the UDC does not define an expiration date for the subject fmal plat. Therefore,
Staff believes the timeline for signature on the subject plat should start from the date of Council action.
Staff recommends that the applicant have until June 7, 2013 to obtain the City Engineer's signature.
Spurwing Orchard Subdivision - FP-11-005.doc PAGE 1
II. STAFF RECOMMENDATION
Staff recommends approval of the Spurwing Orchard Subdivision final plat subject to the conditions
noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion
of the City Council.
III. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-004), development agreements
(instrument # 106151218 and 110059432), or as may be modified by the City Council for this
subdivision.
2. The applicant has until June 7, 2013 to obtain City Engineer's signature on the fmal plat or apply
for another time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Revise the notes on the face of the plat prepared by Engineering Northwest, LLC, stamped on
Apri120, 2011 by James R. Washburn, prior to signature of the final plat by the City Engineer, as
follows:
• Revise Note 1. to include a 5-foot wide interior lot line public utility, drainage and
irrigation easements.
• Revise Note 11 to include Lot 9, Block 2.
• Add note that references DA instruments numbers 1061 S 1218 and 110059432.
5. The applicant shall comply with the landscape plan submitted and approved with Jayker
Subdivision No. 1 final plat (FP-07-026), dated Apri128, 2009.
6. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 8$7-1620 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. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a
minimum of 20-feet wide with a surface capable of supporting 75,000 lbs. All properties that abut
a common driveway shall take access from the driveway. File a perpetual ingress/egress easement
for all lots that share a driveway. The applicant may record an easement and include the
instrument number on the face of the plat prior to signature of the City Engineer, OR dedicate
said easements via the plat. Graphically depict the common driveway easements for each
applicable lot on the face of the plat.
9. Prior to signature on the final plat by the City Engineer, the applicant shall provide exhibits for
each individual common drive quad lot configuration (four (4) in total) that depicts the setbacks,
building envelope, orientation and structures in accord with UDC 11-6C-3D.7.
10. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
11. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
Spurwing Orchard Subdivision - FP-1 I-OOS.doc PAGE 2
GENERAL REQUIREMENTS
Street signs are to be in place, water system shall. be approved and activated, sewer line shall be
installed and passed air test and video inspection and final plat recorded prior to applying for
building permits.
2. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
sanitary sewer prior to signature on the fmal plat.
3. All development improvements, including but not limited to water and sewer, shall be installed
and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-
SC-1.
4. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
The applicant shall provide sewer services to Spurwing Orchard Subdivision as depicted in
Exhibit D. Said improvements shall be reviewed and approved by the Public Works Department
prior to issuance of a building permit. The required improvements shall commence at the time the
lots are developed.
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 signature on the final plat.
Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backf`ill, where footing would sit atop fill material.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Applicant shall be responsible for application and compliance with and NPDES permitting that
maybe required by the Environmental Protection Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11. 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.
12. 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 Orchard Subdivision- FP-1I-OOS.doc PAGE 3
inspections (208)375-5211.
13. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
14. 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.
15. The applicant's design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or the ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required before
a certificate of occupancy is issued for any structures within the project.
16. 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.
V. EXHIBITS
A. Zoning/Vicinity Map
B. Jayker Subdivision No. 1
C. Proposed Final Plat
D. Sewer Service Plan
Spurwing Orchard Subdivision - FP-1 I-OOS.doc PAGE 4
Exhibit A - Zoning/Vicinity Map
w
4093 6856 A 'O ~ ~ ~ ~
o .o
N 0.~~~ 6835 6832 ~ ~ 6823 W SNOW CHERRY CT n ~~ ~b0 R-2
Z 6811 6808 6781 680p ~ M ~ ~~~
'~ 6784 M 00 °D °~ ~~
Am 6787 R-8 6770 ~, w ~.' M 2
m a
Y 6)3, N ~ ~
L
2
v~
R-15
6657
i
R-15
. _ _ . R-8!
C-N
4
W
W
~' W CHINDEN BLVD ~
I.-n
RUT
R-8
Spurwing Orchard Subdivision- FP-1I-OOS.doc PAGE 5
«,o.
JAYKER SUBDIVISION - PK4SE 1
1 Pmm. R IYm aIOIR~ M lL71011 m, r0A@ 1 IlCtti 111 t 11Ot, mmt Immf~N. @~ A Im®YII.
_ ~Ol NIRtT. a100.
~,~. ~/~4 ~,.
o ~,° "
``~ ~ J
\ O ~{ \ ~.~s~`
JS6 O `,~' ~ q, ~ '.
~ o*~.
~ O ® Si'
~ O ~
~ ~ ~
~~ ~~~\~~
~~~ ~~ ~~~~~~~ b I
,,, 1~
,,,~,
..t'"':. ..a."
`~
i i
_ O ~ •rl
f,... y ~
-- ~ ,-.
"" - ~ ®~ ar iF+ ~ ® O ~1
®® IY
- ® ® -+~ ~.
~' ~
'~ ,
~~
------ - ty--p----y------- - ------- ~ -----~-~I----- -'- -=--_~ =----
-- -- ------- --~-- -----_- ---=---- - ---r-==-~-- - - --- ----------------------_ r
~n _ __M-.._ ~____ __ __ ___________
"_--------~__7i7fld4Z3iT-------_L -~'------__~__
- _ _ amt! emnarra a r~eine ua
cry. ants mcear m/m p. crmm~ sw1 '
971sT NQ 9 Q/ !t
Spurwing Orchard Subdivision - FP-1 I-OOS.doc PAGE 6
Exhibit B - Jayker Subdivision No.l
Exhibit C -Proposed Final Plat
3PURWING ORCHARD SIIBDIVISION ,mw
BEING A RESUBOiwSWN OF A PORTION OF BLOgc 1S AND Au Of SOCK 18 ~..
AND BLOCK T7 OF JAYKER 51801wSION -PHASE 7 • i~
LOCATED IN THE S i/2 f1f THE SE T/k Of SECTION 22, T.IN.., R.iW., B.N. sv1Y.17iL
MERIDIAN, ADA CWN1Y, IDAHO _ _~
2011 -____
l~get~JeY/iM1,6IC ----- s
wISF. IDN,D -- - --
y~~
0
4 w r....wr
~~ ..•.a
R1vww 4` 'sue e+s--i-~~ "°m~
! aa[e r - ,ae
ue Pn isi°-~rtat. ,b ..a 8 ~
lN..Ar '~~ _.
fNP ~~~
--asrrrar-•-•-^°
s as a .°~~~,.~.r~.Tir...,-..w.~+
' ~~ 9 'ws `vyc$ ® ~'~eneuvioiv`mave~
•t.t~- ® ® ° of o
~ o® ® o o , o o f~ ^n:asa~evm+esua~e~+~syls..
® _,.
® ~ NNP[Ar,[t
® ® ® e ® ® ® e e ® "'t
•:
® ® ;.
tn[[r [ [ [[r s ,~~~-- .^
._ O ._,_.,., . ._. m _.. --
-
[ lAVM[~ AYN[111ttON 1mAWH [
~ tt
'~yg~~~~1 ,ter [ _-- a 10
f!{Pt~VSW bstt•lMi Nyt \ 7!
yQf 1 V
PLAT 9{O[NC
SPIIRWIN6 ORCHARD SUBDIVL9ION
BEING A RESUBDINSION OF A PORTION Oe BLQCK 15 AND ALL OF BLOCI( 18
AND BLOCK /7 OF JAYKER SUBOIwSION -PHASE 7
LOCATED IN T/1E S 1/2 OF THE SE 1/L OF SECTION 22, T.1N., R.1 W., B.M.
MERIDIAN, ADA COUNTY, K)AHO
~AncN awonaoN - PIMA , 2011
/ °~~~
eomr. c~ua
I Nt't,/ t
~ a _ , + ~ Q [ewe r - r
rr_°= ~ t
~ ~«
1 ~~. ~ ~
~ ~ _ I~
~+ r
d y~. 41 T6
f -
r I ~! O- O o .pC^
O n3 ~
s' ' ~ [
~ s '~
w CNgeWA eC
i IG 71~`SS. ~ - -~~°~ ~
4 ~ ~. a
- ---------- ---- -- --------~ -----~-----------~. , ------------------------- d----------- ~ t
, '--P.~PlPP T- ,
tmNn I
__^~-_~-_-!-__...-...-__-__-__x'Ufal,P+~R'4__-__--_--___..____-_
~ Mir A Pwir
-
___ ___ __.. NAl[WIMr m/MN OIIOOI w.VP.) ___ ___ ___ -
Spurwing Orchard Subdivision - PP-1 I-OOS.doc PAGE 7
j
4M //I
~+Y~~`
\7/ / ~
~' ~~ ~ <~ '
/°~/,~b
PLAT 9WYNC
SPURWING OSCHARD 5UBDiVISION
BEING A RESUBOIVISION ~ A PORTION OF BLOCK 15 AND ALL OF BLOCK 18
ANp BLOCK 17 OF JAYK£R SUBDIVISION - PNASE t
LOCATED IN lHE S 1/2 OF 1HE SE t/4 OF SECTION 22. T.4N., R.1 W., B.M.
MERIDIAN, AOA COUNTY, IDAHO
2011
an NaL'frt6tl
f~ , v
i
l'
---- d----------------- ~ ----------------~---------------
SPUBWIN6 ORCHARD SUBDIVISION
2011
~, ~~ / i/
'' / ~'~~
/ ~~~
I _ ~
+ + ___
r - -~~
''e~ ~ r
~ o o ~'`
,S,
€ ~~ ,
/+%f_ - _i
~, `~`~~
jy~ ~~M 31 13 ~ 1 B
~ p'(It~
//;L -I
o "'" a ~ 3
/,~~ 12 1 1 9
1
f ~ ~ ~e
' 0 0 0 0
I
+ __ ~_Y__~_.____..__-_ -__-___ -_r__ ___-__ __-__
~' I ~----
~C ----_.._.__~-_.__----
lMiCdLA.OP~t
~ ~ - ro'
~/rj+p
` /J
~'/ ~'°``
~' `~ ~
.\ ,,~ ~, 4
~~ ~~
... row L ac«~ nrn
yQ mr...u
^ ~ ~~
I° ``~ o~ o //'
~ o ~i"
o~ ~o i~
~~t1
•~ / ~10L
~'^ -e_~
Spurwing Orchard Subdivision-FP-1I-OOS.doc PAGE 8
D. Utility Exhibit
a
m
~"
a
W
- ~~~ --
' ~ r~
! - ~`
~an+ro 's
_ w...~.k -xs-~
r
- j ~ y
/~ O O O ~ d
. smseaffis's -~.+c"e~ttr'. Saar ~ ~ ~ it ~ O
d..
~ ~O ~~~ p-..-.~ d ~.Q r ~..
_.._ ,~ 1 ~
,, _
_-$~
O
i
m ~ ~\ taus f , --a ~ .~ly 1`..._..:,_..~.1.,_.i..,~ I i_:-r--~-°-'(~~ :$r
i
wee I i ~"
°~'~` I
-------------------------------
--
~~~ -~ ~ SPURWING ORCHARD
SUBDIVISION sewca ~ncE aµ
Spurwing Orchard Subdivision - FP-1 I-OOS.doc PAGE 9