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CC - Staff Report Paramount Subdivision No. 32 – SHP H-2017-0014 PAGE 1 STAFF REPORT HEARING DATE: March 21, 2017 TO: Mayor and City Council FROM: Sonya Watters, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Paramount Subdivision No. 32 – H-2017-0014 I. APPLICATION SUMMARY The applicant, SCS Brighton, LLC, has applied for short plat (SHP) approval of 2 building lots and 1 common area lot on 0.71 of an acre of land in the R-8 zoning district. II. STAFF RECOMMENDATION Based on the criteria noted in UDC 11-6B-5, Staff finds the proposed plat is eligible to be processed as a short plat. Therefore, Staff recommends approval of the proposed short plat with the conditions and Findings stated in this report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number H-2017- 0014 as presented in the staff report for the hearing date of March 21, 2017, with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0014, as presented during the hearing on March 21, 2017, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number H-2017-0014 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. PROCESS FACTS a. The subject application will in fact constitute a short plat as determined by City Ordinance. By reason of the provisions of UDC 11-5B-3, a public hearing is required before the City Council on this matter. b. Newspaper notification published on: March 3, 2017 c. Radius notices mailed to properties within 300 feet on: February 24, 2017 V. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located approximately ¼ mile east of N. Linder Road on the north side of W. McMillan Road, in the SW ¼ of Section 25, Township 4N., Range 1W. Paramount Subdivision No. 32 – SHP H-2017-0014 PAGE 2 B. Applicant/Owner(s): SCS Brighton, LLC 12601 W. Explorer Dr., Ste. 200 Boise, ID 83713 C. History:  In 1989, a Record of Survey (#1387) was approved by Ada County (see letter from Ada County in application submittal dated December 19, 2016) that created the configuration of the subject property.  In 2006, this property was included in the annexation and zoning (AZ-06-026) and preliminary plat (PP-06-025) application for the larger Paramount South 60 Subdivision. VI. STAFF ANALYSIS The proposed short plat depicts two 2 residential building lots and 1 common area lot on 0.71 of an acre of land in an R-8 zoning district. Both of the lots in the proposed subdivision comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The common area lot consists of a 25-foot wide street buffer along W. McMillan Road which was landscaped and a detached sidewalk constructed with a previous phase of Paramount Subdivision. Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in UDC 11-6B-5 and deems the short plat to be in substantial compliance with said requirements to recommend approval as proposed. VII. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Short Plat (dated: 02/07/17) B. Agency Comments/Conditions of Approval C. Required Findings from Unified Development Code Paramount Subdivision No. 32 – SHP H-2017-0014 PAGE 3 Exhibit A.1 – Vicinity Map Paramount Subdivision No. 32 – SHP H-2017-0014 PAGE 4 Exhibit A.2 – Proposed Short Plat (dated: 01/24/2017) Paramount Subdivision No. 32 – SHP H-2017-0014 PAGE 5 Exhibit B. Conditions of Approval SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved annexation & zoning and preliminary plat (AZ-06- 026 and PP-06-025) for this subdivision. 2. The final plat prepared by The Land Group, stamped on 01/24/2017 by James R. Washburn, shall be revised as follows: a. Note #13: Include recorded instrument number. 3. If the City Engineer’s signature has not been obtained within two (2) years of the City Council’s approval of the short plat, the short plat shall become null and void unless a time extension is obtained, per UDC 11-6B-7. 4. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized, as well as the signatures of the Ada County Highway District and the Central District Health Department. ONGOING CONDITIONS OF APPROVAL 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. The existing landscape buffer to the south along W. McMillan Road shall remain and be protected during the construction on this site. 2. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 4. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. GENERAL REQUIREMENTS 1. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2. 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. 3. 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. 4. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C. Paramount Subdivision No. 32 – SHP H-2017-0014 PAGE 6 5. 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. 6. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 7. Developer shall coordinate mailbox locations with the Meridian Post Office. 8. All grading of the site shall be performed in conformance with MCC 11-1-4B. 9. 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. 10. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 11. 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 Water Department at (208)888-5242 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. 12. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment procedures and inspections. 13. 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. Paramount Subdivision No. 32 – SHP H-2017-0014 PAGE 7 Exhibit C – Required Findings from the Unified Development Code In consideration of a short plat, the decision-making body shall make the following findings: A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified Development Code; The Comprehensive Plan designates the future land use of this property as Medium Density Residential. The current zoning district of the site is R-8. The proposed short plat complies with the Comprehensive Plan and the dimensional standards in the UDC for the R-8 district. B. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services are adequate to serve the site. C. The plat is in conformance with scheduled public improvements in accord with the City’s capital improvements program; Staff finds that the development will not require the expenditure of capital improvement funds. All required utilities are being provided with the development of the property at the developer’s expense. D. There is public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. The developer and/or future lot owner(s) will finance the extension of sewer, water, utilities and pressurized irrigation to serve the project. E. The development will not be detrimental to the public health, safety or general welfare; and Staff recognizes the fact that traffic and noise may increase with the approval of this subdivision; however, staff does not believe that any additional amount generated will be detrimental to the general welfare of the public in the surrounding area. Staff finds that the development of this site will not involve uses that will create nuisances that would be detrimental to the public health, safety or general welfare. F. The development preserves significant natural, scenic or historic features. Staff is not aware of any significant natural, scenic or historic features associated with the development of this site.