Staff ReportSTAFF REPORT
MEETING DATE:
TO:
FROM:
January 7, 2014
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
~~E IDIAN;.--
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-046 -Spurwing Rim Subdivision
I. APPLICATION SUMMARY
The applicant, The Club at Spurwing, LLC, has applied for a final plat (FP) consisting of 17 single-
family residential detached building lots and 3 common lots on 12.24 acres of land in an R-8
(medium-density residential) zoning district.
II. STAFF RECOMMENDATION
Staff reco~mnends approval of the final plat subject to the conditions noted below. These conditions
shall be considered in fill], unless expressly modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-13-046 as presented in the staff report for the hearing date of
January 7, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-046, as presented during the hearing on January 7, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-046 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located north of W. Chinden Boulevard, east of N. Jaykers Way in the SE
'/4 of Section 22, T. 4N., R. 1 W.
B. Applicant/Owner:
The Club at Spurwing, LLC
3405 E. Overland Road, Suite 150
Meridian, Idaho 83642
C. Representative:
Becky McKay, Engineering Solutions, LLP
1029 W. Rosario Street
Meridian, Idaho 83642
Spurwing Rim Subdivision FP-13-046.doc PAGE 1
V. STAFF ANALYSIS
The applicant has applied for approval of a final plat consisting of seventeen (17) residential lots and
three (3) common lots on approximately 12.24 acres of land. The gross density of the proposed
subdivision is 1.39 dwelling traits per acre (net density of 1.58 acres d/u's per acre) with an average
lot size of 25,261 square feet. All of the lots proposed for this phase of development comply with the
dimensional standards of the R-8 zoning district.
Open space proposed with this phase consists of several passive open space lots and 8-foot wide
parkways along the local streets. The proposed open space with this phase totals 0.89 acres which is
approximately 7.3% open space for this phase. NOTE: A portion of Common Lot 1, Block II of
Jayker Subdivision (7,928 square feet) is being removed to construct the roadway that provides
access to dze proposed subdivision. The loss of the open space was evaluated and approved with the
Spurwing Greens preliminary plat; there was no requirement to replaee the open space. However,
the applicant is proposing additional open space in excess of die amount being removed (Common
Lots 1, I4 and 20, Block 1) to offset the loss of the open space. The proposed open space complies
with the UDC requirements and the approved preliminary plat.
Since the number of buildable lots is same and the amount of common open space has increased from
the approved preliminary plat, staff finds the proposed final plat to be in substantial compliance with
the approved preliminary plat as required by UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-004), development agreements
(instrument # 106151218, 107141993 and 110059432), and the approved preliminary plat (PP-
10-001) for this subdivision.
2. The applicant has until October 16, 2015 (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, the Certificate of Owners and the
accompanying acknowledgement shall be signed and notarized.
4. The final plat prepared by Engineering Solutions, LLP, stamped on Novemberl8, 2013 by Clint
W. Hansen shall be revised as follows:
a. Note # 12: Include the instrument number.
5. The landscape plan prepared by South Landscape Architecture, dated November 11, 2013 is
approved with the following comments:
• The 8-foot parkways along N. Spurwing Village Place may be installed at the time of lot
development as set forth in UDC 11-6C-3H. The parkways shall be planted in accord with
UDC 11-3A-17E and UDC 1 1-3B-7C. The street trees depicted on the landscape plan must
be planted a minimum of five (5) feet from any water service.
• Common Lots 1, 14, 20, Block 1 must be landscaped as proposed. All landscape
improvements proposed for the lots must be installed prior to releasing occupancy for any
homes constructed within the subdivision.
6. All fencing constructed on the site shall comply with the standards in accord with UDC 11-3A-7.
If permanent fencing has not yet been constructed at the subdivision bo~mdary at the time of
issuance of building permits, temporary construction fencing to contain debris during
construction shall be installed prior to release of building permits for this subdivision.
Spurwing Rim Subdivision FP-13-046.doc PAGE 2
7. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the final plat shall be recorded.
9. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
10. 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.
VII. GENERAL REQUIREMENTS
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 is being provided by United Water of Idaho. The applicant shall be
responsible to install water mains to and through this 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 (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, and prior to signature on the final plat.
6. 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.
7. 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.
8. 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.
9. 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.
l 0. 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.
Spurwing Rim Subdivision FP-13-046.doc PAGE 3
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. 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.
15. 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.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall Linder the jurisdiction of an irrigation district
or 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.
17. 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.
18. 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.
19. 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 Lrtility, 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 fore available from Public Works), a legal description, which must include the
area of the easement (marked EXHIBIT A) and an 81/2" x 1 l"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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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.
22. 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.
Spurwing Rim Subdivision FP-13-046.doc PAGE 4
23. 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
development plan approval.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat (dated: 11/18/13)
D. Proposed Landscape Plan (dated: 11/11/13)
Spurwing Rim Subdivision FP-13-046.doc PAGE 5
Exhibit A -Vicinity Map
Spurwing Rim Subdivision FP-13-046.doc PAGE 6
Spurwing Rim Subdivision FP-13-046.doc PAGE 7
Exhibit B -Approved Preliminary Plat
Exhibit C -Proposed Final Plat (dated: 11/18/13)
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Spurwing Rim Subdivision FP-13-046.doc PAGE 9