Staff ReportSTAFF REPORT
Hearing Date:.
T0:
FROM:
SUBJECT:
June 4, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
(~E IDIAN;---
Bruce Freckleton, Development Services Manager
208-887-2211
FP-13-025 - Spurwing Grove No. 6 Final Plat
I. APPLICATION SUMMARY
The applicant, Brighton Development Inc., has applied for approval of a final plat consistin of twen -
g tY
nine (29) residential lots on approximately 9.52 acres of land. This is the seventh final plat ro osed for
the S urwin Greens Subdivision PP-1 - • p • p
p g ( 0 001). The gross density of the proposed subdivision is 3.05
dwelling units (d.u.) per acre with a net density of 4.13 d.u. per acre. The average lot size is 11,266 s uare
q
feet (s.f.) and the minimum anticipated dwelling size is 1,400 s.f. All of the lots proposed for this hase of
p
development are for single-family detached homes. With the exception of Lots 2-4, Block 6 all of the lots
comply with the dimensional standards of the R-8 zoning district. NOTE: Currently, several of the
proposed lots (Lots 2-4, Block 6) adjacent to the north boundary of the plat are zoned R-2. The
applicant is working with Planning staff to correct the zoning discrepancy so that the future zoning
boundary of the phase and Lot 1, Block 6 of Spurwing Grove Subdivision No. 4 will reflect the desired
R-8 zone. Staff anticipates the revised legal description and exhibit map to correct the zoning
discrepancy prior to City Engineer's signature on the final plat.
The open space proposed with the plat includes 8-foot wide parkways along the proposed local streets.
The proposed open space totals 0.48 which is approximately 5.04% open space for this phase. The open
space is consistent with the overall project open space requirements of 21% approved with the
preliminary plat.
Because the number of buildable lots is the same, staff finds the proposed plat to be in substantial
compliance with the approved preliminary plat as required by UDCI 1-6B-3C.2.
The site is located north of Chinden Boulevard and west of N. Jayker Way in the southeast 1/4 of Section
22, Township 4 North, Range 1 West.
II. STAFF RECOMMENDATION
Staff recommends approval of Spurwing Grove Subdivision No. 6 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 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 Grove Subdivision No. 6 - FP-13-025 PAGE 1
3. Prior to City Engineer's signature on the final plat, the a licant shall correct the z
pp onmg
discrepancy (new legal description and exhibit map) on Lots 2-4, Block 6 and Lot 1 Block
. , . 6 of
Spurwing Grove Subdivision No. 4. to reflect the R-8 district bounda OR these lots shall mee
the dimensional standards of the R- ~ t
2 zoning district.
4. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
5. The final plat prepared by The Land Grou ,Inc., stam ed on Ma 6 201
p p y 3, by James R.
Washburn, shall be revised prior to signature of the final plat by the City En ineer as follows:
g
• Notes # 1 and #2: Remove the sentence "Said drainage and irrigation easements are
reserved for the spurwing greens master association, inc. or assigns.
• Note # 13 : insert instrument number for license agreement.
6. The landscape plan prepared by The Land Group Inc., dated May 2, 2013 is a roved with the
pp
following comments:
• The 8-foot wide parkways along the proposed local streets maybe 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. If the street trees are unable to be installed
within the proposed parkways due ACHD seepage beds, the required street trees must be
installed within the adjacent buildable lot as noted 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 noted on the submitted landscape plan.
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.
IV. GENERAL REQUIREMENTS
1. Street signs are to be in place, 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.
2. 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.
3. 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.
4. 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
Spurwing Grove Subdivision No. 6 - FP-13-025 PAGE 2
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 887-22 '
11.
5. All development improvements, including but not limited to sewer water fencin r
. ~ g, p essurized
irrigation and landscaping shall be installed and approved prior to obtainin certificates of
occupancy, or as otherwise allowed b UD - - g
y C 11 5C 1.
6. Applicant shall be required to pay Public Works development lan review and construction
p
inspection fees, as determined during the plan review process, prior to the issuance of a lan
approval letter, p
7. It shall be the responsibility of the applicant to ensure that all development features com 1 with
pY
the Americans with Disabilities Act and the Fair Housing Act.
8. Applicant shall be responsible for application and compliance with any Section 404 Permittin
that maybe re uired b the Arm Cor s of En ine g
q Y Y p g ers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
1 1. Compaction test results shall be submitted to the Meridian Building Department for all buildin
g
pads receiving engineered backfill, where footing would sit atop fill material.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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 prepared by an Idaho
Licensed Professional Land Surveyor, 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.
Spurwing Grove Subdivision No. 6 - FP-13-025 PAGE 3
17. Applicant shall be responsible for application and compliance with and NPDES ermitti
p ng that
maybe required by the Environmental Protection Agency.
18. Any existing domestic well system within this project shall be removed from domestic service er
City Ordinance Section 9-1-4 and 9-4-8 contact the Ci p
ty 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.
19. Any existing septic systems within this project shall be removed from service er Ci Ordinance
p ~'
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
20. The City of Meridian requires that pressurized irrigation systems be supplied by a ear-round
Y
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.
V. EXHIBITS
A. Vicinity Map
B, Spurwing Greens Subdivision (PP-10-001)
C. Proposed Final Plat
D. Proposed Landscape Plan
Spurwing Grove Subdivision No. 6 - FP-13-025 PAGE 4
~:xhibit A - Vicinit 1Vla
,`~
~~
~~
R-~
:.
R-15 C-C
u
C-N f; ~,
~~ ~ ~
~l
~, f
L-V ~
I 1i
! I
ii
R-4
Spurwing Grove Subdivision No. 6 - FP-13-025 PAGE 5
Spurwing Grove Subdivision No. 6 - FP-13-025 PAGE 6
Exhibit B - Spurwing Greens Subdivision (PP-10-001)
Exhibit C -Proposed Final Plat
FINAL PLAT
SPUI~WING GROVE SUBDIVISION NO.6
BEINQ A PORTION OF THE EAST Ill OF THE SIN 1~4 OF SECTION 22, T.4N., R.IW., B.M.,
~~r,rtar;ra ~
MERIDIAN, ADA COUNTY, IDAHO
i~1 roukG 1W~,iS nr u,n~x~w C~' w,'-k~MA~;
~~~,p ~ ~ __ 2013
&d~: 1"~ 1INY
Pute~6uYeTib
wce urns mr'""`... .___
... .,.. ~. E ti 1 oar. I:isL ;~.~~,
t
~~.~,~
~~~
5.29 5.t2
571 St1
E
~~~
~~~
5,~~t
_~.~L~~_ ~m ~~as2 M91SOFiE+t~a~Kt
~H S1~ Yf ~MDF.-tO11111,'
i v9~
`777~1~ ~
822 523__
_._._~~._. .8t7 S26
~~
Spurwing Grove Subdivision No. 6 - FP-13-025 PAGE 7
Exhibit D. -Proposed Landscape Plan
,Y
of f
r,~~ .
~ ~~~~'
~:
4°, ~ ?'
Landscape Plan ~~~ ~~~
_~___w_ ~. _ .
^
~I
~On ~ I
V Z
~,Q
~~ '~ I
N I
~~ ~~
~I
C
a
~.
v
c
i
_.--._
.,~a.
;:d°vY~.
~~~.:
Spurwing Grove Subdivision No. 6 - FP-13-025 PAGE 8