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Paramount Subdivision No. 24 FP-14-005BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE REQUEST FOR FINAL PLAT FOR PARAMOUNT SUBDIVISION NO. 24 CONSISTING OF 32 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 4 COMMON/OTHER LOTS ON 12.36 ACRES OF LAND IN AN R-8 ZONING DISTRICT BY: BRIGHTON INVESTMENTS, LLC APPLICANT HEARING DATE: FEBRUARY 24, 2014 CASE NO. FP-14-005 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council on February 24, 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 and Development Services Divisions of the Community Development 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: 1. The Final Plat of "PLAT SHOWING PARAMOUNT SUBDIVISION NO. 24, LOCATED IN NE '/a OF SECTION 25, T.4N., R.1 W., B.M., MERIDIAN, ADA COUNTY, IDAHO, 2014, HANDWRITTEN DATE: 1/10/14, JAMES R. WASHBURN, PLS, SHEET 1 OF 3," is conditionally approved subject to those ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR PARAMOUNT SUBDIVISION N0.24 (FP-14-005) Page 1 of 3 conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning and Development Services divisions of the Community Development Department dated February 24, 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 Michael Wardle, 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 TAHINGS 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 PARAMOUNT SUBDNISION N0.24 (FP-14-005) 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 ~~ ~ day of 2014. ~elcWeercr• C{ICcrlie o r~ -lviayvr, City of Meridian ~COu,nu/ f~vr~idcr.-l- Copy served upon the Applicant, Planning Department, Public Works Department, and City Attorney. By: ~_ Dated: '~ /~ ~ ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR PARAMOUNT SUBDIVISION NO.24 (FP-14-005) Page 3 of 3 EXHIBIT A STAFF REPORT HEARING DATE: February 24, 2014 TO: FROM: SUBJECT: Mayor & City Council Sonya Watters, Associate City Planner 208-884-5533 E IDIAN~--;, 2014 IDAHO Bruce Freckleton, Development Services Manager 208-887-2211 FP-14-005 -Paramount Subdivision No. 24 I. APPLICATION SUMMARY The applicant, Brighton Investments, LLC, has applied for final plat approval of 32 single-family residential building lots and 4 common/other lots on 12.36 acres of land for Paramount Subdivision No. 24. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential). This is the first phase of development of the Paramount Northeast Subdivision preliminary plat (PP- 13-008). II. STAFF RECOMMENDATION Staff recommends approval of the Paramount Subdivision No. 24 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-14-005 as presented in the staff report for the hearing date of February 24, 2014, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-14-005, as presented during the hearing on February 24, 2014, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-14-005 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 southwest of the N. Meridian Road/W. Chinden Boulevard intersection and W. McMillan Road intersection on Director Street, east of Fox Run, in the NE '/4 of Section 25, T. 4N., R. 1 W. B. Applicant: Brighton Investments, LLC 12601 W. Explorer, #200 Boise, Idaho 83713 Paramount Sub No. 24 FP-14-005 PAGE 1 EXHIBIT A C. Owner: Same as applicant D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer, #200 Boise, Idaho 83713 V. STAFF ANALYSIS The proposed final plat depicts 32 single-family residential building lots and 4 common other lots on 12.36 acres of land. The gross density of the proposed subdivision is 2.58 dwelling units (d.u.) per acre with a net density of 3.78 d.u. per acre. The average lot size 10,346 square feet (s.f.) and the minimum dwelling size is 1,400 s.f. As an amenity for this subdivision, a 10=foot wide multi-use pathway is proposed along the north side of W. Director Street. All of the lots proposed for this phase of development are for single-family detached homes and comply with the dimensional standards of the R-8 zoning district. In 2003, a portion of this property was annexed and zoned (AZ-03-006) with the original Paramount Subdivision. In 2013, the remaining portion of the site was annexed and zoned (AZ-13-005) and a preliminary plat (PP-13-008) was approved for Paramount Northeast 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 first phase of development of Paramount Northeast Subdivision but is the 24th phase of the overall Paramount subdivision. Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found there to be 4 fewer building lots and an increase of 0.12 of an acre of common area. Because the number of buildable lots has decreased and the amount of common open space has increased, 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-03-006; AZ- 13-005; PP-13-008; MDA-13-010) 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 January 10, 2014 by James R. Washburn shall be revised as follows: a. Notes # 13 and 14: Include recorded instrument numbers 5. The landscape plan prepared by The Land Group, dated January 28, 2014 is approved as proposed. 6. 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. Paramount Sub No. 24 FP-14-005 PAGE 2 EXHIBIT A 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 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 (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, 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-l. 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. Paramount Sub No. 24 FP-14-005 PAGE 3 EXHIBIT A 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. Applicant shall also include the location of any existing street lights in the development plan set. 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 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 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 Paramount Sub No. 24 FP-14-005 PAGE 4 EXHIBIT A 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. VIII. EXHIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 4/23/13) C. Proposed Final Plat (dated: 1/10/14) D. Proposed Landscape Plan (dated: 1/28/14) Paramount Sub No. 24 FP-14-005 PAGE 5 EXHIBIT A Exhibit A -Vicinity Map yty MM ~ ~ , THE LAND CIRUUP ~'"•` """"` Poramount Subdfviaion 24 ~-~ ~~-~ Vicinity Map '~~ . . ~ =-`~'•-"~ Exhibit 1 Paramount Sub No. 24 FP-14-005 PAGE 6 EXHIBIT A Exhibit B -Approved Preliminary Plat (dated: 4/23/13) nN f b t9 nay Ibg6 .. ... .... <....~............~.. ...~., , ~ .,..u, w.... ~~'....... . ~ ~ ~ .e :.. ae ~.W,-..,. w.. ~,,..... . ~ . w . ... n,.~ to-an4 ,o.,..,o...r.v ;, ~. r~~ IS - w.~iw. ur Bv~_c;u1n_. w~yn ~pryn . -. ~. 0..'.r r /y~r.1lq. Prcl~m!Y7 PNtfmv~lcp~ax Feel __ ~~ ~~ ~,. 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""~ ~ ~ t - la P v v ~ ~ c- --7 ~ ~ i ldf 7880 Q „ \ P A a'. ~ . .. . -_ w ~ ~ 1 1 ar il trU M111! ~ M1 wnea eaei,aa Paramount Sub No. 24 FP-14-005 PAGE 8 EXHIBIT A Exhibit D. -Proposed Landscape Plan (dated: 1/28/14) q ~==° ~~ ~ ~ ~~~~ ~~ wrrw.m.~ryr~.~MiY i - V ~~ E 1+' -~1 i i U 1 ~ ..i. ~.--..... ..,~„.~.~ .,.M~..~.. --- . _a,..~w..y.-.,_, ~` ~ a ~~ _ . r -- ...~~.. -- ~ 1 r O .ai O 0' /? O ~' _ __ ~- -- __ a ~ I i ~- _w . , ~ F-.- _~.... _ r~ ' ~- ~ ..-- L ~a ~ _. ... ~ _ ~...--~. O .......... .~...... C ....-.-.0. ~ .....-.__ ~~~: I ~' ~-~' ~~ L~.~ _ _..__ ~ P ,., Y , v ... .... , -.. r.. _. ~ w _._- •~ w..e.e... .w.w.w... ...~..e.-r. - ~...-. - __ _ N i \f ~wwMM Mt Mme...... .._.~. ~\Ow-Il~r .,; -~- - --~;+~cr- _ - ----------- -~-- --- - F ~ ---------- ------ f i ~® ~ o o _.< .. ~. --~ ' ~~e ~ ,~ -- -____ _ ;; -- o n ~ _ ,I I ~~ ,. l' ~- ` - o ~, !, ; .~ _~ x .. __-___ r -_ ,~ / ~ ~ ~~ ~ O ------ .. a-- o ._ ~o ~__ ~ © ~ ~' _- if - ,___, _ ~~__ ,; . ~~~-=-_ ®wru.r. n.. a.®~ L1.~1 Paramount Sub No. 24 FP-14-005 PAGE 9 EXHIBIT B Sonva Watters From: Mike Wardle <MWardle@brightoncorp.com> Sent: Thursday, February 20, 2014 8:44 AM To: Jaycee Holman; Ivlachelle Hill; Jacy Jones Cc: Sonya Watters; Justin Lucas; Bruce Freckleton Subject: RE: Paramount Subdivision No, 24 Final Plat Staff Report for 2/25/14 CC Mtg. All, We have reviewed the staff report and are in agreement with the recommended conditions of approval. Michael Wardle. Director of Planning Brighton Corporation 12G01 W. Explorer, Suite 200 ~ Boise, Idaho $3713 Direct 208.287:0512 I Gell 208.$63.6150 From: Bruce Freckleton [mailto:bfreckeeton@meridiancity.org] Sent: Wednesday, February 19, 2014 3;44 PM To• Mike Wardle Cc: Ted Baird; Bill Nary; Machelle Hill; Jacy Jones; Jaycee Holman; Holly Binkley; Sonya Watters; Justin Lucas Subject: Paramount~Subdivision No. 24 final Plat Staff Report far 2/25/14 CC Mtg. Good afternoon all, Attached is the staff report for the proposed Paramount Subdivision No. 24 Final Plat (FP-14-005). This item is scheduled to be on the Council agenda on February 25, 2014. The public hearingwill be held at City Hall, 33 E. Broadway Avenue, beginning at 6;00 pm. Please call or a-mail wifh any questions. Mike -Please submit a written response to the staff report to the. City Clerk's office (jholman@meridiancitv.org, mhi11(u~meridiancty.are,liones@meridiancitv.ors; swattersCa~meridiancity.org) by 3:00 pm the Thursday prior to the hearing. if you are in agreement with the conditions of approval contained in the staff report and you submit a written response accordingly by Thursday at 3:00 pm, your item will be placed on the consent agenda; consent agenda items are passed in one motion by the Council at the beginning of the meeting. Note: If you are in agreement with the staff report, it is still recommended. you attend the meeting in the event the. item is pulled off of the consent. agenda. If you do not respond to the staff report by Thursday, or if you have concerns with the conditions of approval, your project will be :placed on the regular agenda. Thanks, $ruce ~~"'~ IL~II'~T~. :. Bruce Freckleton Development Services Manager