Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
February 7, 2012
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~
l~3AM4
Scott Steckline, Land Development Supervisor
208-887-2211
SUBJECT: FP-12-001 - Spurwing Grove No. 3 Final Plat
I. APPLICATION SUMMARY
The applicant, SWG Brighton, LLC, has applied for final plat consisting of twenty-one (21) residential
lots and three (3) common lots on approximately 6.58 acres of land. This is the third final plat proposed
for the Spurwing Greens Subdivision. The second phase received City Engineer's signature on November
26, 2011.
The site is located north of W. Greenspire Drive; approximately 600 feet west of N. Jayker Way in the
northeast % of southeast % of Section 22, Township 4 North, Range 1 West..
The proposed subdivision is zoned R-8 (Medium-density Residential District). The gross density
proposed with this phase is 3.65 dwelling units to the acre with an average lot size of 10;498 square feet.
The open space (0.13 acres) proposed with the plat includes three (3) micropath lots that provide internal
pedestrian connectivity with existing and future platted lots.
The applicant is also proposing to construct a planter island in the center of the proposed cul-de-sac. It is
ACHD's preference that the planter island remain as part of the right-of--way, not as a common lot,
approved with a license agreement. The proposed planter island was not a requirement of the preliminary
plat, thus staff is supportive of the planter island remaining part of the right-of--way for the home owners
association to maintain.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found it
to be in substantial conformance per UDC11-6B-3C as the number of buildable lots is the same and there
is not a reduction in the amount of open space proposed.
II. STAFF RECOMMENDATION
Staff recommends approval of the Spurwing Grove Subdivision No.3 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 annexations (AZ-06-004), development agreement
(instrument # 106151218 and 110059432), or as maybe modified by the City Council and the
approved preliminary plat (PP-10-001) for this subdivision.
2. The applicant has until November 26, 2013 to obtain City Engineer's signature on the final plat or
apply for another time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
Spurwing Grove Subdivision No. 3 - FP-12-001 PAGE 1
4. Revise the notes on the face of the plat prepared by Engineering Northwest, LLC, stamped on
December 14, 2011 by James R. Washburn, prior to signature of the final plat by the City
Engineer, as follows:
• Note #14: include instrument number.
5. The applicant shall comply with the submitted landscape plan prepared by The Land Group,
dated January 12, 2012 with the following changes:
The parkways along W. Highland Falls Court and N. Moon Drummer Way 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. NOTE: Some of the street
trees are unable to be installed within the proposed parkways due ACHD seepage bed.
The applicant shall include as many street trees within the proposed parkways as possible
along W. Highland Falls Court and N. Moon Drummer Way. The remaining street trees
that are unable to be accommodated in the parkways shall be planted on the adjacent
buildable lots.
• All landscape improvements proposed for Lot 8 and Lot 12, Block 3, Lot 3, Block 4 and
the cul-de-sac planter island shall be completed prior to releasing occupancy for the
subdivision.
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. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
10. The internal road, W. Highland Falls Court, shall have a turning radius of 28' inside and 48'
outside, per International Fire Code Section 503.2.4. All roadways shall be marked in accordance
with Appendix D Section D103.6 Signs.
IV. GENERAL REQUIREMENTS
1. Street signs are to be in place, water system shall be approved and activated, sewer line shall be
installed and passed air test and video inspection and final plat recorded prior to applying for
building permits.
2. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
sanitary sewer prior to signature on the final plat.
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
Spurwing Grove Subdivision No. 3 - FP-12-001 PAGE 2
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.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
6. Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
7. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
8. Applicant shall be responsible for application and compliance with and NPDES permitting that
maybe required by the Environmental Protection Agency.
9. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
10. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
11. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
12. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
13. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation.
14. The applicant's design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or the ACRD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required before
a certificate of occupancy is issued for any structures within the project.
15. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
V. EXHIBITS
A. Vicinity Map
Spurwing Grove Subdivision No. 3 - FP-12-001 PAGE 3
B. Spurwing Greens Subdivision (PP-10-001)
C. Proposed Final Plat
D. Proposed Landscape Plan
Spurwing Grove Subdivision No. 3 - FP-12-001 PAGE 4
Exhibit A -Vicinity Map
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Exhibit B - Spurwing Greens Subdivision (PP-10-001)
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Spurwing Grove Subdivision No. 3 - FP-12-001 PAGE 6
Exhibit C -Proposed Final Plat
PLAT 910MiY1G
SPURWINC GROVE SUBDIVISION NO. 3
BEING A RESUBDIVISION OF LOT 3, BLOCK 5, ANO RESUBDIVISION OF A PORTION OF
LOTS 2, 3 AND 4, SOCK 4, ALl OF JAYKER SUBDIVISION -PHASE 1, t~
AND A PORTION OF THE SOUTH 1/2 OF SECTION 22, T.4N., R.iW., B.M., o ~.
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Spurwing Grove Subdivision No. 3 - FP-12-001 PAGE 7
Exhibit D. -Proposed Landscape Plan
Spurwing Grove Subdivision No. 3 - FP-12-001 PAGE 8