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Staff ReportSTAFF REPORT Hearing Date: TO: FROM: May 7, 2013 Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 E IDIAN~ 1DAH4 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-13-014 -Spurwing Orchard No. 2 Final Plat I. APPLICATION SUMMARY The applicant, Brighton Development Inc., has applied for approval of a final plat consisting of fifty-four (54) residential lots and eight (8) common lots on approximately 14.05 acres of land. This is the seventh final plat proposed for the Spurwing Greens Subdivision (PP-10-001). The gross density of the proposed subdivision is 3.85 dwelling units per acre with a net density of 6.01 dwelling units per acre. The average lot size is 7,727 square feet and the minimum anticipated dwelling size is 1,400 square feet. All of the lots proposed for this phase of development are for single-family detached homes and a majority of the lots comply with the dimensional standards of the R-8 and R-15 zoning districts. The proposed open space consists of several passive open space lots and 8-foot wide parkways along a majority of the proposed local streets. The proposed open space totals 1.86 acres which is approximately 13.25% open space for this phase. NOTE: Common Lot 10, Block 2 and Common Lot 32, Block 1 of Spurwing Orchard Subdivision are being re-subdivided as part of this plat. Currently, both lots are developed as open space. The loss of the open space was evaluated and approved with the Spurwing Greens preliminary plat; there was no requirement to replace the open space. However, the applicant is proposing additional open space (common lots) to offset the loss of the two (2) common lots. Further, the addition of the open space has reduced the number of buildable lots (4 lots) approved with the preliminary plat. Since the number of buildable lots is fewer and the amount of common open space has increased, staff finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by UDC 11-6B-3 C.2. The site is located north of Chinden Boulevard and west of N. Ten Mile Road in the southeast '/a of Section 22, Township 4 North, Range 1 West. II. STAFF RECOMMENDATION Staff recommends approval of Spurwing Orchard Subdivision No.2 final plat subject to the conditions noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. III. SITE SPECIFIC CONDITIONS Applicant shall meet all terms of the approved annexation (AZ-06-004), development agreement (instrument # 106151218 and 110059432), and the approved preliminary plat (PP-10-001) for this subdivision. 2. The applicant has until December 21, 2014 (or 2 years from the date the City Engineer signs the most recent plat) to obtain City Engineer's signature on the final plat or apply for a time extension in accord with UDC 11-6B-7. Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 1 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by The Land Group, Inc., stamped on Apri13, 2013, by James R. Washburn, shall be revised prior to signature of the final plat by the City Engineer as follows: • Notes # 1 and #2: Remove the sentence "Said drainage and irrigation easements are reserved for the Spurwing Greens Master Association, Inc. or assigns. • Note # 14: insert instrument number for license agreement. The note must address who is to maintain those improvements. • Remove Lots 4, 39 and 46, Block 1 from note #4. • Lots 2, 3, 5, 38, 40, 45 and 48, Block 1 must comply with the street frontage requirements outlined in UDC 11-2A-3B. Provide exhibits that depict the setbacks, building envelope, orientation and structures for said lots in accord with UDC 11-6C-3D.7. The landscape plan prepared by The Land Group Inc., dated April 3, 2013 shall be revised as follows: The 8-foot parkways along W. Star Hollow Drive, W. Bay Oak Street, a portion of N. Moon Drummer Way and N. Albatross Avenue 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 several ACHD seepage beds. The required street trees must be installed within the adjacent buildable lot as indicated on the submitted landscape plan. • The street trees depicted on the landscape plan must be planted a minimum of five feet from any water service as indicated on the submitted landscape plan. • Common Lot 13, Block 5, Lots 10 and 21, Block 2, Lot 7, Block 4 and Lot 47, Block 1 must be landscaped as proposed. All landscape improvements proposed for said lots must be installed prior to releasing occupancy for any homes constructed within the subdivision. 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 and/or provide written documentation that scheduled trash pick-up will occur during construction of the proposed development. 8. Staffls 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 permits, the property shall be subdivided in accordance with the UDC. 10. 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. Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 2 11. The applicant shall submit a final approval letter from the Street Naming Committee approving the street names for the proposed subdivision. IV. GENERAL REQUIREMENTS 1. Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install 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. Water service to this site shall be via extension of United Water of Idaho's existing mains adjacent to the development. 3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat. 5. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 6. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-2211. 7. All development improvements, including but not limited to sewer, water, fencing, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 8. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 9. 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. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. All grading of the site shall be performed in conformance with MCC 11-12-3H. 13. 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. Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 3 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. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 15. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 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. 17. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. 18. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. 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. 19. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 20. 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. 21. 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. 22. 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. Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 4 V. EXHIBITS A. Vicinity Map B. Approved Spurwing Greens Subdivision (PP-10-001) C. Proposed Final Plat D. Proposed Landscape Plan Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 5 Exhibit A -Vicinity Map Spurwin~ Orchard Subdivision No. 2 - FP-13-014 PAGE 6 Exhibit B -Approved Spurwing Greens Subdivision (PP-10-001) ,~ -: ~~~r ,,. ;iS - ~ ~ ~; .m. ~ _: _ . N, ~ ~ ~~ ; ~ r4: ...~ _ _ ~ /. ~a, ~~'. ,-, ~ ® . mar i '~ `. %A^'• ® /~ .~ i ~, .` .. /~ ~ ' ~ ~~ ~ A 1 %~~ O ®®~ ' / © O O ~~ ..i i~~S4.. ~ p,C+7 R s ~ ~ , . i V i~ ! Ir ~~ O 6,~ n A ,~.... ~~ ~~'~ 'ti~ 9~ 1~ ~ ~ ~ ®• ® ~ ~ ® g - ---- -------- --- -----J "Y~ .L' 1,, ~~,' ;~® r+s-+~~ .eu r. r ~r,wirrr.rs,rwr i . _~~~ .~~ ~++.- ~laY- J _` ., .--~. ~A~~ °~"~~ 1ED M 3[C110lt Y2. LNL. R.1N., LM.. aru•~wowi craiws a~www~ ".-.. MERIpAN. ApA CWNT', DANO ur nor 1~ Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 7 Exhibit C -Proposed Final Plat FlNAL PU1T "` SPURWING ORCHARD SUBDIVISION N0.2 2013 !~ , "~ ~, „ a ama/aswtp.pwroRw ~~ °1R~'' ~~, ~'q. , ~" ~, N~~ ~ Y 1®`~,` SPUR NIkG GRECh3 SU R0I YI SION MQ T ' j ~ ~ +}k'p , °+>h b ~a `~\ 6 , Oj • i ' w.m ors I ._ ~/~~ ~ + t' OI 1Y q. ~4 1 a O ~ 111 ©* a ~~~ 8 .~ Owa ~~ 2 0-'' f ~ a~ ~` "° #O ~~~~~ ~ ~ ,. °©r *o B ~ ~°° v _ _ , p u 1 ~i< ~' ° ~O e ~ ~ ~ war oaR p~ 1 n • mod.,,,,,``- ~© ~* ~~ ®~ I ~ "d' a s II ~b. ~ 4. ~ O ~ cnnnucnGN FMAL PLAT SPURWING ORCHARD SUBDIVISION NO.2 ~ 2013 ~\ 'J /~ ~ ~ O s~/ /i _ ~ ~ ~ s~ ~~, O !1 M :~ ~ __ II .-~--4 N 0 If 'A V ecNr: r.n elr.l ~ a aN. EapMtl w IloleR O ~~_ ~f O w~ '~' s Nor roR ~'~ e 4 "° wenNNnnR a na w~s~uan ~:~r n ~uw sul>os Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 8 N;xritbit L. -Proposed Landscape Ylan Pam scn.dw ' ~ ;,,~,.~~ ,~~ iii ik ,.~...,. '- i ,7 ~. 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