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HomeMy WebLinkAboutStaff Report CC Paramount Sub No. 26 FPSTAFF REPORT HEARING DATE: April 15, 2014 TO: Mayor & City Council FROM: Sonya Watters, Associate City Planner 208-884-5533 E IDIAN~--;, 2014 1DAHt3 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-14-014 -Paramount Subdivision No. 26 I. APPLICATION SUMMARY The applicant, SCS Brighton, LLC, has applied for final plat approval of 32 single-family residential building lots and 2 common lots on 8.39 acres of land for Paramount Subdivision No. 26. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential). II. STAFF RECOMMENDATION Staff recommends approval of the Paramount Subdivision No. 26 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-14-014 as presented in the staff report for the hearing date of April 15, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-14-014, as presented during the hearing on April 15, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-14-014 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 generally located northeast of the W. McMillan Road/N. Linder Road intersection, south of Rocky Mountain High School, in the SW '/4 of Section 25, T. 4N., R. 1 W. B. Applicant: SCS Brighton, LLC 12601 W. Explorer Dr., #200 Boise, Idaho 83713 C. Owner: Brighton Investments, LLC 12601 W. Explorer, #200 Boise, Idaho 83713 Paramount Sub No. 25 FP-14-011 PAGE 1 D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer, #200 Boise, Idaho 83713 V. HISTORY In 2006, this property was annexed and zoned (AZ-06-026) and a preliminary plat (PP-06-025) was approved for Paramount South 60 subdivision. This subdivision was allowed to integrate into the overall final plat phasing of Paramount Subdivision at the determination of the Planning Director. This is the second phase of development of Paramount South 60 subdivision and is the 26"' phase of the overall Paramount subdivision. VI. STAFF ANALYSIS The proposed final plat depicts 32 single-family residential building lots and 2 common lots on 8.39 acres of land. The gross density of the proposed subdivision is 3.81 dwelling units (d.u.) per acre with a net density of 5.12 d.u. per acre. The average lot size 8,494 square feet (s.f.). There are no amenities proposed with this phase of development. All of the proposed lots are for single-family detached homes and comply with the dimensional standards for the R-8 zoning district. Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found there to be 2 additional building lots and a small increase in common area on the proposed final plat. The increase in common area consists of a street buffer along W. Deer Crest Street. Because the number of buildable lots decreased by 6 in the previous phase and the amount of common open space has increased in both phases, staff finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by UDC11-6B-3C.2. VII. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved annexation and preliminary plat (AZ-06-026; PP- 06-025; TE-10-013) 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 final plat prepared by The Land Group, stamped on February 19, 2014 by James R. Washburn shall be revised as follows: a. Note #13: Include the recorded instrument number b. A 20-foot wide sanitary sewer easement shall be graphically depicted on the plat centrally within Lot 75, Block 8. The easement itself shall be dedicated per General Comment # 19. Paramount Sub No. 25 FP-14-011 PAGE 2 5. The landscape plan prepared by The Land Group, dated March 6, 2014 shall be revised as follows: a. A minimum 5-foot wide pathway is required within Lot 75, Block 8 with landscaping on both sides in accord with the standards listed in UDC 11-3B-12C. Trees should be placed outside of the sanitary sewer easement. b. Revise the fence height from 6 feet to 4 feet if closed vision fencing is proposed adjacent to the common area and pathway on Lot 75, Block 8 in accord with UDC11-3A-7A.7. Six foot tall open vision fencing is also allowed. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. If permanent fencing does not exist at the subdivision boundary, temporary construction fencing to contain debris shall be installed around this phase prior to release of building permits for this subdivision. 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 property shall be subdivided in accordance with the UDC. VII. 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 is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 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. 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, prior to signature on the final plat. 6. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. 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, and water infrastructure for a duration Paramount Sub No. 25 FP-14-011 PAGE 3 of two years. This surety amount will be verified by a line item final cost invoicing 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, and 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. 10. 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. 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 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. 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. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 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 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 Paramount Sub No. 25 FP-14-011 PAGE 4 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 abandonment procedures and inspections (208)375-5211. 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. VIII. EXHIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 5/24/06) C. Proposed Final Plat (dated: 2/19/14) D. Proposed Landscape Plan (dated: 3/6/14) Paramount Sub No. 25 FP-14-011 PAGE 5 Exhibit A -Vicinity Map ® ~ i---~--'~ ~,~~ ^ a ~** ~i ~~ 'lI~ UND O1t+OUP ~""` ""'~"` • Paraa~t~t ~iv~~ 2i ar~e..atiw+w ~...,.~~. Y~f~itr limp ..... _ r +w..+~.rw.+rwrwr ~~(~ i~ ..+.....w+~..rr..r.,,..r. MMMM " IMb Paramount Sub No. 25 FP-14-011 PAGE 6 Exhibit B -Approved Preliminary Plat (dated: 5/24/06) wo,,..o~. ~.. ,,.. ,~wa . f ~ ~~~_~ i usu~nw_, ~ % - - - ~ - ~~i _ ~ . `~ -___ G C C' ) .~ ' Cd , O ~ ri I ~ c7 ®~ O ~' ... I 2+ ,. l o k; ~ ~; ... ~ '- -~ 7 u ~ o ~~ ~' V c ~r ~ ~ ~ L,i ~ c ~ o ~ ._ o T„i `` o f, o -/" o ` .' ` , 1 ~ c~ Jy' >i1y:~ C - I ~._ a......._ __ ~ a.j'°t C ~ C , U U s e~eu~--sue-'-, -- i ;~ / ~~ ~ G~ / ~~ o ~~ a _ _ ~ ~.. ~~/, ~ '~ , as j r ~ .. ~ ~ , ®-- _ . . C ~ ~ _ ~ _ l ~ _.~ ~ ~ ~ o.~ CJ .~ O O - OO ,~ _ ..// ~ .... .. JJ T ..... ... i JI ~~,' ,--.i- ~Ft L_I_ \ - I C,.,..,,...e.a G I ®'I ~ U C7.'., v CB .® ~.. r`a ~I C~. € ~ , . r ~ -' - _ - - -- _. .__ C1 . ...,>. _. - Englneerln Nof[h Wes LLC oYy 0. LOCATED IN THE 57 ~2 OF THE SW1 ~4 PARAMOUNT SOUTH 6C SUDDI VISION ,; ., r ~.. c...~ a~~~ __ g K i~~ e OF SECTION 25, T.4N., R.1 W., B.M., PRELIMINARY PLAT -" -~ FDA COUNTY, IDAh10 ` t~ Paramount Sub No. 25 FP-14-O1 1 PAGE 7 Exhibit C -Proposed Final Plat (dated: 2/19/14) 0 rtUO.NW rM aawrAY r f[i 1Ta [r nN.n %M P1r9tC tN, NS WN 11/Y[~lfAw wN rEwSC K W s ruroYC a~P. ~~ a ~ a iulx r~ mr aK ---- -~~ _ ,~~~ _.. __ _. wn-a-Nr[r[ _. ~ . rnmcal us . _ __ .. _ ® lO1 +U9ER ~ 6 1,0.15 V- "~ ~ ' ~~ [~ xN NN Na 1 ^ 1 ^ ema [fCtf ~. ~11 I sr. k s1 us'm' b [IIi7S'~}111 Nltp I ! ~,~,~* ~ ~ ~ INY33bQ`I/ I ~I I r ~I I as ana ADV 1 t ~ z ® 8 I N amanshr ~ Saf ~ r ~ ® k q i I ~ I asn'a'« IN ~ I ~ N.N' G ^. ~R aCtl t/. L.PI$ 7fd1, ^1.4C1[ ~ DEVIL I YCALE: 1'. f0' I ~F I eas ass axs ays - ____.._~.___ FNdAL PUT ~ PARAMOUNT SUBDIVISION N0.26 LOCATED IN THE S1/2 OF THE SW N4 OF SECTION 25. T.4N.. R.1 W.. 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YOaLLnN RPW ~.. _ _ - -•• - - - 1/1 uw...mrinn./a.ay+,n•....u. /^ Timm 51AL11 O 3 Paramount Sub No. 25 FP-14-011 PAGE 8 Exhibit D. -Proposed Landscape Plan (dated: 3/6/14) V M rr. :.,tl~ - - ~ e...,.m , ~ ~,~ -~ 4 ..~...~...~ _.___,_ _a. _.. __ _ ._ _,.. -°-~_~ ~ j + .._. _---r -c- -y -r -- z T ,. , .. '. - ~ ~ •.r~.rr~ ` ~ ~~ ~r .___ r ~ ~ <wna i s.~wi , _' I 1 F i trlr Yrr +~~ i ._ 1 'w.1w it ..~ - ~ 1~ 1 i ~ ~ ~ ~ , ~ O ~- - ~.e x r ,+ess. ~~ ~ _'s~-e_~ waoc ~ ~ ~ ~ , ~_ _. __ ~, ~ _.. IaMM~ Mr _rd ~~ ®- Irl-.. _. _.,._. .. ~~ ~ - -- 'j --~___/. ~~~ .` '" / •y/ ~~~~~ ~ ', , i~a u 4 ® 1 r r O /~,' ~ ~ O , ~ ~, +~ [ ~ ~ O _~ ' ~` ~~ ~~----- Paramount Sub No. 25 FP-14-011 PAGE 9