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Staff ReportSTAFF REPORT Hearing Date: August 21, 2012 TO: Mayor & City Council FROM: Sonya Wafters, Associate City Planner 208-884-5533 E IDIAN~-- 1DAH0 Scott Steckline, Land Development Supervisor 208-887-2211 SUBJECT: FP-12-017 -Paramount Subdivision No. 21 I. APPLICATION SUMMARY The applicant, Brighton Development Inc., has applied for final plat approval of 38 single-family residential building lots and 4 common/other lots on 12.48 acres of land for Paramount Subdivision No. 21. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential). The gross density of the proposed subdivision is 3.04 dwelling units per acre; the net density is 4.32 dwelling units per acre. The average lot size is 10,174 square feet. A Conditional Use Permit (CUP) for a Planned Development (PD) was approved for Paramount Subdivision that allowed for a reduction in the minimum lot size from 6,500 s.f. to 3,960 s.f. for detached units and from 6,500 s.f to 3,159 s.f. for attached units; a reduction in the minimum dwelling size from 1,301 s.f. to 1,101 s.f for the detached units; a reduction in the front setbacks for living areas from 15' to 10' for both the detached and attached units; a reduction in the street side setbacks from 20' to 10' for both the detached and attached units; and a reduction in street frontage for each lot from 65' to 36' for the detached units and from 65' to 27' for the attached units. All of the homes proposed for this phase are single-family detached. The CUP/PD and development agreement only applies to the portion of the site that was annexed with AZ-03-006. Paramount Subdivision No. 21 is located northwest of the N. Meridian Road/W. Producer Drive intersection, in the NE '/4 of T. 4N., R. 1 W., Section 25. Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found there to be the same number of building lots and common area as shown on the preliminary plat. Because the number of buildable lots has not increased and the amount of common open space has not decreased, staff finds the proposed plat to be in substantial compliance with the approved preliminary plat as required by UDC11-6B-3C.2. II. STAFF RECOMMENDATION Staff recommends approval of the Paramount Subdivision No. 21 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 Applicant shall meet all terms of the approved annexations (AZ-03-006, AZ-12-002), development agreement (instrument # 103137116), or as may be modified by the City Council and the approved preliminary plat (PP-03-004, PP-12-006) and conditional use permit (CUP-03- 008) applications for this subdivision. Paramount Subdivision No. 21 - FP-12-017 PAGE 1 2. The applicant has until February 15, 2013 (or 2 years from the date the City Engineer signed the most recent plat) to obtain City Engineer's signature on the final plat or apply for another time extension 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 Engineering Northwest, LLC, stamped on August 1, 2012 by James R. Washburn shall be revised as follows: a. Note #4: Include Lots #'s and Block #'s; b. Note #5: Include Lot 18, Block 48 as a common lot; c. Note # 12: Revise note to clarify that CUP-03-008 is only applicable to portion of plat annexed with AZ-03-006; d. Note # 13: Revise note to clarify that the development agreement is only applicable to portion of plat annexed with AZ-03-006; e. Note # 14: Include instrument # for license agreement. 5. The applicant shall comply with the submitted landscape plan prepared by The Land Group, dated August 2, 2012 with the following comments: • The 6-foot parkways may be installed at the time of lot development as set forth in UDC 11-6C-3H. • Include in the project calculations table the amount of linear street frontage minus the area for curb cuts to each residential lot or common driveway for the parkways and the number of required trees (1 per 35 linear feet) vs. the amount proposed. If an ACHD seepage bed exists where a tree is to be placed, the tree(s) shall be relocated elsewhere on the site. • The street trees depicted on the landscape plan must be planted a minimum of five feet from any water service. Prior to signature of the final plat by the City Engineer, the applicant shall coordinate with Land Development to determine the location of trees located near a water service. • All pathways through internal common areas are required to be illuminated with afour-foot tall bollard style or other appropriate lighting source as set forth in UDC 11-3A-8H. Such lighting shall be shielded from adjoining residences. Revise plan accordingly to depict lighting. 6. Prior to City Engineer signature on the final plat, the applicant shall obtain City Council approval of and record a public pedestrian easement for the 10-foot wide multi-use pathways shown on the plat. 7. 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. 8. 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. 9. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. Paramount Subdivision No. 21 - FP-12-017 PAGE 2 10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. IV. GENERAL REQUIREMENTS Street signs are to be in place, water system shall be approved and activated, sewer line shall be installed and passed air test and video inspection and final plat recorded prior to applying for building permits. 2. All development improvements, including but not limited to water and sewer, shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11- SC-1. 3. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat. 4. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 5. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 6. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 7. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 8. 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 signature on the final plat by the City Engineer. 9. 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. 10. The applicant's 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 the 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. 11. 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. 12. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 13. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of Meridian Department of Public Works Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted to the Public Works Department for approved. The street light contractor shall obtain the approved design on file and an electrical permit from the Public Works Department prior to commencing Paramount Subdivision No. 21 - FP-12-017 PAGE 3 installations. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. V. EXHIBITS A. Vicinity Map B. Approved Preliminary Plat (PP-12-006) C. Proposed Final Plat (dated: 8/1/12) D. Proposed Landscape Plan (dated: 8/3/12) Paramount Subdivision No. 21 - FP-12-017 PAGE 4 Exhibit A -Vicinity Map ~_ --ti.. _~~ _ :{ s~$ ;1n T SITE ~ ~. ~. i~~ _ , ~.~-. 3 r _ , Paramount Subdivision No. 21 - FP-12-017 PAGE 5 Exhibit B -Approved Preliminary Plat (PP-12-006) + ,:a. .. _ ~ ~ ~ .. O -. ~. _ ~. 3 _......_ I~ .~ ~~~. 1 _ .. ~ ~ ~ , ~ ~ 1 # --~ - - -..._.. ..,,;ems .~ u_...~ .._..M,- ~.. .- -_. _ _ _- ~ - ~' i ~ ~ _~ _ - .~ . . ,, ~ _~ _._ --~ - -- . „ ,.. >.s -- ''Till . l ~ ~ - '.k .. ........ 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Paramount Subdivision No. 21 - FP-12-017 PAGE 8