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Spurwing Orchard Subdivision No. 3 FP-14-007BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE REQUEST FOR FINAL PLAT CONSISTING OF 63 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 4 COMMON LOTS ON 25.85 ACRES INAN R-4 ZONING DISTRICT BY: BRIGHTON INVESTMENTS, LLC APPLICANT HEARING DATE: MARCH 18, 2014 CASE NO. FP-14-007 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council on March 18, 2014 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 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: The Final Plat of "PLAT SHOWING SPURWING ORCHARD SUBDIVISION NO. 3, LOCATED IN THE SE 1/4 OF SECTION 22, T.4N., R.lE., MERIDIAN, ADA COUNTY, IDAHO, 2014, DATED: 01/30/14, BY JAMES R. WASHBURN, PLS, SHEET 1 OF 4," is conditionally approved subject to those conditions set forth in the staff report to the Mayor and City Council from the ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SPURWING ORCHARD SUBDNISION NO. 3 (FP-I4-007) Page 1 of 3 Planning Division and the Development Services Division of the Public Works Department dated March 18, 2014, 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. 2. 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 2.2 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 improvements. 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 issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SPURWING ORCHARD SUBDIVISION NO. 3 (FP-14-007) 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. By action of the City Council at its regular meeting held on the 14~- -~~Y,\ , 2014. _.-.. ..,. _ ,~4 .~' By' __---.._. ~ __~ ~arn°rny:dc Wee~•d ~~*'~~~ n u~us Mayor, City of Meridian Attest: Go~~o` `'-,o~ 9 Jaycee olm n y~ S City Cleric ~Fn'T6 ~Q~°P r °~ the'IAE hS day of Copy served upon the Applicant, Planning Division, Public Works Department, and City Attorney. By: Dated: ~~~-~ \ ~ ~ ~e11 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR SPURWING ORCHARD SUBDIVISION NO. 3 (FP-14-007) Page 3 of 3 EXHIBIT A STAFF REPORT HEARING DATE: March 18, 2014 (Continued from March 4, 2014) TO: FROM: SUBJECT: Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 FP-14-007 -Spurwing Orchard No. 3 I. APPLICATION SUMMARY The applicant, Brighton Investments, LLC, has applied for final plat approval of sixty-three (63) single-family residential building lots and fom• (4) common/other lots on 25.85 acres of land in the R- 4 zoning district. II. STAFF RECOMMENDATION Staff recommends approval of the Spurwing Orchard 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. PROPOSED MOTION Approval I move to approve File Number FP-14-007 as presented in the staff report for the hearing date of March 18, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-14-007, as presented during the hearing on March 18, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-14-007 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 site is located on the north side of W. Chinden Boulevard, west of N. Ten Mile Road in southeast'/a of Section 22, Township 4 North, Range 1 West. B. Applicant/Owner: Brighrton Investments, LLC 12601 W. Explorer, #200 Boise, Idaho 83713 C. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer, #200 Boise, Idaho 83713 Spurwing Orchard No. 3 FP-14-007 PAGE 1 EXHIBIT A V. STAFF ANALYSIS The proposed final plat depicts sixty-three (63) single-family residential building lots and four (4) common/other lots on 25.85 acres of land. The gross density of the proposed subdivision is 2.43 dwelling units per acre with a net density of 3.67 dwelling units to the acre. The average lot size 11,844 square feet. All of the lots comply with the dimensional standards of the R-4 zoning district. The proposed open space consists of the Chinden Boulevard street buffer, 8-foot wide parkways adjacent to the local streets and two (2) passive open space lots. Overall open space totals 4.57 acres which is approximately 19.2%. The proposed open space is consistent with the overall project open space. Because the number of buildable lots is the same and the amount of common open space is the same, staff finds the proposed 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 and preliminary plat (AZ-13-009 and PP-13-021) applications for this subdivision. 2. The applicant shall obtain the City Engineer's signature on the final plat within two years of the City Engineer's signature on a previous final plat, 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 applicant shall a preserve Lot 77, Block 1 for the fiittue expansion of Chinden Boulevard (SH 20/26). 5. The final plat prepared by The Land Group, stamped on January 30, 2014 by James R. Washburn shall be revised as follows: a. Note #15: Insert recorded instrument number. 6. The landscape plan prepared by The Land Group, dated February 3, 2014, shall be revised as follows: a. Since the unimproved street right-of--way along Chinden Boulevard is 10 feet or greater from the edge of pavement to edge of sidewalk or property line, and street widening project is not in the transportation authority's five year funded plan, Lot 77, Block 1 shall consist of a 10- foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative ground cover in accord with UDC 11-3B-7C.5. Coordinate with ITD on the ROW landscape improvements. Prior to si~natm•e on the final plat, the applicant must obtain Plannin~Division approval of an alternative comnliance annlication to deviate from the landscape requirements noted above as set forth in UDC 11-SB-5. b. The perimeter fencing along the boundary of Lot 7, Block 6, and Lot 14, Block 7 shall be 4- foot solid vinyl or 6-foot open vision fencing as set forth in UDC 11-3A-7A7b. Submit a detail fence plan in compliance with this requirement. Provide three (3) fill size copies of landscape plan with the afore`nef2tioned clraizges prior to obtaining CitJ~ Engineer's signature on the final plat. 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 Spurwing Orchard No. 3 FP-14-007 PAGE 2 EXHIBIT A 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 permit, the property shall be subdivided in accordance with the UDC. 10. Prior to final plat signature, 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. 11. Prior to signature on the final plat, a public pedestrian easement for the multi-use pathway along Chinden Boulevard shall be submitted to the Planning Division of the Community Development Department and approved by the City Council and recorded. 12. The applicant shall comply with the submitted home elevations approved with the prelvninaiy plat. 13 . Prior to signattire on the final plat, the applicant shall submit a final approval letter fi•om the Street Naming Committee approving the street names for the proposed subdivision. VII. GENERAL REQUIItEMENTS 1. The applicant shall install sewer 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. The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of public right of way. The common lot shall be covered with a blanket easement to the City of Meridian. 3. 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 shall be required to use any existing surface or well water for the pr>lnaiy source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. Applicant shall coordinate the connection with United Water of Idaho. 4. All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. 5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval ornon-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 6. Any existing domestic well system within this project shall be removed fiom 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. Spurwing Orchard No. 3 FP-14-007 PAGE 3 EXHIBIT A 7. 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. 8. 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 and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 9. A letter of credit or cash sm•ety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat. 10. All development improvements, including but not limited to sanitary sewer and water, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 11. 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. 12. 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. 13. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 14. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 15. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. All grading of the site shall be performed in conformance with MCC 11-12-3H. 17. Compaction test results shall be submitted to the Meridian Building Department far• all building pads receiving engineered bacl~ll, where footing would sit atop fill material. 18. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peals groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 19. The applicants design engineer shall be responsible for inspection of all irrigation andlor drainage facility within this project that do not fall under 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. 20. 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. 21. 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 existuig 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. Spurwing Orchard No. 3 FP-14-007 PAGE 4 EXHIBIT A 22. 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. 23. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total consh•uction cost for all completed sewer, water and reuse infiastruchu•e 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. 24. 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. VIIL EXHIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 4/23/13) C. Proposed Final Plat (dated: 01/30/14) D. Proposed Landscape Plan (dated: 02/03/14) Spurwing Orchard No. 3 FP-14-007 PAGE 5 EXHIBIT A Exhibit A -Vicinity Map N., `Q t, ~ o ~~~ ~= m ~ L ~l~•luU~, __ ~j ~`~\1111 f~~~LTI'~~~_ i ~ ~1' l ~ / '~~ ,~~of ~ =< __ ~~~ =a~~ ~ ~~~ ~. ~ `I -- - I _ ~ r ~ L_ ~ ~ ~- ~' - -~ ~ ~. { .'1 ~'-- ~~ ;~ m '_ ~ _ _ _ _ ~ ~ ~~ ~~~ - ~ ~ ®~ - ~' ~ ~~ 'l-bra. _ ~i~i. _ ® ~!~ ~~ 1 ~ ~ ~~ r ~{{~' i ~,~ ~ ~~, r ~ r~~E ~. ~~~~~ ~ ~ ~; IMF`-~ r~rr~~~-~ ~~ ~-r_,~~ -- Spurwing Orchard No. 3 FP-14-007 PAGE 6 EXHIBIT A Exhibit B -Approved Preliminary Plat (dated: 4/23/13) ~~ ~TpicaI ACRD Street Section ! i ~ t I~ j ~ i ~'~` e Soep •~S ov •n ~ 50 . O Ei KS O O ©,O, O ~ ~. : \ ~ ~' ~~ _ ~ < `°~ c ~ ~ ~ ~ <, ol ~~ ', o'~o o ~o 0 0 o Ee.. ( _J ~~ ~ ~~ O B[OCN B y - © o - - J ~ o .~ ~r RR.. ~¢t' ~°v ~ CLOCK l Qv c, \ 3 ~.. p O. O O d ~ ,~. .~ .. r ~ ~ ~ ' .,. , J ~i• .._ ~ ~ ~ aJ~ ._ ...___ te- __ _ _ r a~Li f sF4x1 \ '--- _- ,, ~~ Notes i tdr ~. ~ S ~f!' !{ s sa .-.av+es~~~ .a ~w r?axx~ ! t~i ~,~, , m ~, ~~.~u~~nxr~,< i!t ~ ~~r ~,,,uw,.~~ _. .. ~i i__ ~~ ~ ~ _ rm rc ~~B ' ~ c -~,_ =' m o K 1 -- ~ ~ ~ N e° \ ~ ~ ..u,a x. ., ~. /` T r. ~ ~ 1 .. i ~¢ N ~- ! m ~ ? 1- ~ dvrnerslMWkanto: ~ ®;, ~ a~ t ~ ~ ~ . ~ eerdca P~rovkfgrs, a~ i a r ,,, ' r ~ $k Pre5mtnarv Piat Oavelopment Featwes: ® ~ ~ a~ ~~% ~ ~eG'a ~C ' _ .... OV ~ ~ }_ " ~ ~~ E 5EO811d L r na d u ~ 4 i ~ ~ ~ ~._ ~ " d i. ~n aY ___ ___ ~i ~ f f ~ ~ X11 t - -- ~ _ w rwr _ mr ,3I, ~. _. ~`~_.__._ _ -- ._._ ,-.. tiff ~ ,.r fY.v':y SAYFihi _ _~- ~ -"6Z szl _ _ ~~ _ _ rm S~•t 6fl BR ° _ ~. c ¢ r,1 ~f ~~r yaf' ~, ,_ ,# Pre6minar Plat „, t ~~aao ~ ~ ~ >' - ~;~~ ~.~ Spurwing Orchard No. 3 FP-14-007 PAGE 7 EXHIBIT A Exhibit C -Proposed Final Plat (dated: 1/30/14) SPURWING ORCHARD SUBDIVISION N0.3 ~~~~ C18FMitR R1113J1'.a'3 lS2 !31 [1 u~nc~ d PUfrvINO GP[EPS SUB OIbI SIGN tl0. 2 1 ~ 1 SPUdH1YG' fRf E116 6U8i IlI51GN gO.IP ' c.Reuet: EL"1tP,T lE~itl &~ CStt,{ Gi/~t p11N f mr ,t !Viii IN. »' /iq Y tkrc~ u!^.: .v 't fl "z' 4YMi'R Utt U r }[FF N7 m cro ~ [rl N ZeYr 4'rts f ' KSr T Srn"r i ~ 3^.tA 1 t% Un P.'~tlq W'CiH Nrv Ba°tNt N'A W ilY !}~tY WYYit ilx tN N!t+ r3tlnl£ i[If UrR e.nv r.el. ~^Li 0$U NOTE: 1. Eft SM,EEt10F~piP FXIfESAhV lE6"[h'0 ti 8 _. ~E31r~`lalta _ _ _ _¢- _ _~ ~ _ _ _ _ - IsfIiSS'Nffifr:4 W.doff&RIl19.phlidlfl partrSrN t>n.as~ ~C. 7 +ar a~r c~•~y~ ////J/J'~ f"\ ~ ~w (/ dA 0 ~ /(3~~ C < .`~ ~~ THE LAND lGROUP 7 80 ~ ¢..~mn t-nn-wp~Y Eft fF ~' ._ f=5Y9fr, laaluc•~• S~Jr (0. ~Rb.N`~ a SI..1. It rn z r4xc o i ul,~elani,;raerlrr rt.-r Spurwing Orchard No. 3 FP-14-007 PAGE 8 EXHIBIT A N:xhibit 1). -Proposed I I ~~ Plan (dated: UZ/U3/14) _ B~a11 ~anK.~~ ,fi _ ., sa f e_ w r~~/ ~ i ~ - - ~~ ~~ _ ACNBt Ntt~a~laa Bassasy___ ~ 1 ~ ~ --. ~. ~~ ro O~ ~_ .P _. ~ c~ O I -- I ~BatwlacaaIIeen uaaa~yuka»a~q _ I ' Vic= InltyM==~--__ --- o A ®_ I I, ~ ~11 ( 0 1 I: I B I 1 _. o I _ 11: __ _~. 1'............ I', ~ I'. I' , I 1 is I' I I '_~_J _. r~ ~~~-t~( ff w' •1 y Y~ ~ -_~ _ , ~-~ 1 I ~ I ~1 taahcaOe Bulla(CE•wdaa Bk4 ~~i ~~ ~I ai r~. ,~ ~ sl -~6 ~. . j- ° - -~------- _ - ~~ W&saa a Bem ri [aA tahaM1Ca - o ~J.>..a. ~c~~ =~ ~~~ N N u) ~I a ~ b N ~~q G E N -'~~~' 1 54 _J I 55 - i I_„ ~~ lr ---- __ is Vicinity Map f~ ~ _ ~ - ~ ... 'E y ~ g ~ 1 ~ II ~ z= ~ ~ ~ 7 ~ ` ., '. N ~ I c~ ~~ ,1-; ~- 14 f, ~ , . ~ ~ '~ ~~ ..i ~D_J 10 ~~ ~~,, `~`~ L.`~ 13 - . ~ ~ r •~ ~' ~, ~~ F Csi) / i ~ ~1"''r 4- ~ . ~'~ -i , . ~_ , ~ 65 L r~ ~ ~~ r 1_ , ~_ , ~ ... ~ _ t ,_ fi f .'1 x 1 ~~~ ~ l .-~ - ~ ~ ,~Jl , i _ _. _ rti ~ "t ~ _ __ -- _. ~ \\\ \\ to ~ ~, W. Chinden Bivd. Hwy 20126 c' 1 N 'p M C om m~ a ;, e yy~ v# S A d ts~gq ~•E ~N .i~ Spurwing Orchard No. 3 FP-14-007 PAGE 9 EXHIBIT A ~~ _._~ _.. I ~ r eca j r a L ~ ~ ~~ ~~r .~~, ~.~ erg. "" - /.,1lete~Ga9 Po>m 60rU Easi Fada(r FleraVea Y't o ...: _- T i._u.._i. ~ -~-~ ~ n. ~ s {{'' ~n nJv ' grian.~:xef RP Ca `~'1 ~a0 SeeiMs ~~ 'p~ M .~ .r ~ to ~ e c C'~ O ~~ ~ ee' yHO V °m °a v~'i p6 ~ E N r Spurwing Orchard No. 3 FP-14-007 PAGE 10 ~1 Retsbbq Watl EBrlh FaaOa Fleratbr