Spurwing Orchard Subdivision No. 2 FP-13-014BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 7, 2013
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 54 SINGLE-
FAMILY RESIDENTIAL
BUILDING LOTS AND 8 COMMON
LOTS ON 14.05 ACRES INAN R-8
AND R-15 ZONING DISTRICTS
CASE NO. FP-13-014
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
BY: BRIGHTON DEVELOPMENT
INC.
APPLICANT
This matter coming before the City Council on May 7, 2013 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning Division and the Public Works Department,
to the Mayor and Council, and the Council having considered the requirements of the
preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "PLAT SHOWING SPURWING ORCHARD SUBDIVISION
N0.2, LOCATED IN THE SE '/4 of SECTION 22, T.4N., R.1 W., BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2013, HANDWRITTEN
DATE: 04/03/13, JAMES R. WASHBURN, PLS, SHEET 1 OF 3," is
conditionally approved subject to those conditions set forth in the staff report to
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SPURWING ORCHARD SUBDNISION N0.2(FP-13-014)
Page 1 of 3
MERIDIAN, MERIDIAN. ADA COUNTY, IDAHO, 2013, HANDWRITTEN
DATE: 04/03/13, JAMES R. WASHBURN, PLS, SHEET 1 OF 3," is
conditionally approved subject to those conditions set forth in the staff report to
the Mayor and City Council from the Planning Division and the Development
Services Division of the Community Development Department dated May 7,
2013, a true and correct copy of which is attached hereto marked ``Exhibit A" and
by this reference incorporated herein, and the response letter from Mike Wardle,
Brighton Corporation, a true and correct copy of which is attached hereto marked
``Exhibit B" and by this reference incorporated herein.
The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
unprovements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003. the Owner may
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SPURWING ORCHARD SUBDIVISION NO. 2(FP-13-014)
Page 2 of 3
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 may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
ZZ"A'
day of
By action of the City Council at its regular meeting held on the
u"'~ , 2013.
BY: ~ L%36~'GLC~~~
Tammy de ~~ e~~ •d
Mayor, City`~t Meridian
Attest: ~gp'[conuCts
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0
City of
E ID1Z IAN,
aycee lman IUANO
d SEAL a
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W
City Clerk s,,, ~P`
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°~IAe'rne ~s~~
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
By: Dated: S' a3 " /3
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SPURWING ORCHARD SUBDNISION N0.2(FP-13-014)
Page 3 of 3
EXHIBIT A
STAFF REPORT
Hearing Date:
TO:
FROM:
May 7, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-221 1
(mil E IDR IAN,. ,
~~
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 Lo132, Block 1 of
Spurwing Orchard Subdivision «re being re-subdivided as part of this plat. Currently, bath lots are
developed «s open space. The loss of the open space was ev«luated rmd approved with the Spurwing
Greens preliminary plat; there was no requirement to repkrce tl:e open space. However, the «pplicruzt is
proposing additional open space (corrrmo-71ots) to offset the loss of the two (2) common lots. Further,
the addition of the open space has reduced the number of build«ble lots (4 lots) approved with the
prelinrirrary 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 1 ] -6B-3C.2.
The site is located north of Chinden Boulevard and west of N. Ten Mile Road in the southeast '/4 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 1 10059432), and the approved preliminary plat (PP-10-001) for this
subdivision.
Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 1
EXHIBIT A
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.
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 April 3, 2013, by James R.
Washburn, shall be revised prior to signature of the final plat by the C ity 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 39, 46 and 47, 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 1 1-6C-3D.7.
5. The landscape plan prepared by The Land Group 1nc., dated April 3, 2013 shall be revised as
follows:
• Tlie 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 1 1-6C-3H. Said parkways shall be planted in accord with
UDC 1 1-3A-17E and UDC 1 1-3B-7C. NOTE: Some of the street trees are uiuible to be
installed within the proposed parkwrrys 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. 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 permits, the property shall be subdivided in accordance
with the UDC.
10. All common driveways shall be constructed in accordance with UDC 11-6C-3 D, 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
Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 2
EXHIBIT A
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.
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 887-221 1.
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 887-221 1.
7. All development improvements, including but not limited to sewer, water, fencing, pressurised
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC- l .
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.
Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 3
EXHIBIT A
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.
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 1 1" 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 fi-om 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 abandomnent 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. }f a surface or well source is not available, asingle-point
Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 4
EXHIBIT A
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will he responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
V. EXHIBITS
A. Vicinity Map
B. 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
Exhibit A -Vicinity Map
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EXHIBIT A
Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 7
Exhibit B -Approved Spurwing Greens Subdivision (PP-10-001)
EXHIBIT A
Exhibit C -Proposed Fina! Plat
FINAL PLAT
SPURWING ORCHARD SUBDIVISION NO. 2
2013
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Spurwing Orchard Subdivision No. 2 - FP-13-014 PAGE 9
Bill Parsons
From: Mike Wardle <MWardle@brightoncorp.com>
Sent: Wednesday, May 01, 2013 10:53 AM
To: Bill Parsons; Machelle Hill; Jaycee Holman; Jacy Jones
Cc: Bill Nary; David Turnbull
Subject: RE: Spurwing Orchard Subdivison No. 2 final plat staff report for 05/07/13 CC MTG
We have reviewed the staff report for Spurwins Orchard Subdivision No. 4 and concur with the
recommendation for City Council approval with the proposed Site Specific Conditions; and request that the
matter be placed on the consent agenda. I will attend the meeting to answer Council questions, if any.
Mike Wardle
From: Bill Parsons [mailto:bparsons@meridiancity.org]
Sent: Tuesday, April 30, 2013 4:53 PM
To: Machelle Hill; Mike Wardle; Jaycee Holman; Jacy Jones; Bill Nary; Ted Baird
Cc: Caleb Hood; Bruce Freckleton
Subject: Spurwing Orchard Subdivison No. 2 final plat staff report for 05/07/13 CC MTG
Attached is the staff report for the proposed Spurwing Orchard Subdivision No. 2 final plat application (File
#FP-13-014). This item is scheduled to be on the City Council agenda on May 7, 2013. The public hearing will
be held at City Hall, 33 E. Broadway Avenue, beginning at 7:00 pm. Please call or a-mail with any questions.
Mike -Please submit a written response to the staff report to the City Clerk's office
(jholmanC~meridiancity.or~, mhillC~meridiancity.or~, 1]onesC~meridiancity.orQ) and myself (e-mail or fax) by
3:00 pm the Thursday prior to the hearing. If you are in agreement with the conditions of approval
contained in the staff report and you submit a written response accordingly by Thursday at 3:00 pm, your
item will be placed on the consent agenda; consent agenda items are passed in one motion by the Council at
the beginning of the meeting. Note: !f you are in agreement with the staff report, it is still recommended
you attend the meeting in the event the item is pulled off of the consent agenda.
If you do not respond to the staff report by Thursday, or if you have concerns with the conditions of
approval, your project will be placed on the regular agenda.
Bill Parsons, AICP
Associate City Planner
Community Development Department
33 E. Broadway Avenue
Meridian, Idaho 83642
PHONE: (208) 884-5533
FAX: (208) 888-6854
bparsonsLi),merid i ancity. org