HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
~~~~ ,,~~""-CITY OF
~.~YLBI'IG~1~'1? -
i( IDAHO
LEGAL DEPARTMENT
(208) 466 4272 Fax 486-44D5
PUBLIC WORKS
BUILDING DEPARTMENT
(ZOB) 887-227 7 ~ Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(ZOS) 884-5533 ~ FAX 888-6854
STAFF REPORT: Hearing Date: Tune 22, 2004
To: Mayor, City Council and Planning & Zoning Commission ~ ~ ~ ~ ~ ~ ~i'; ~'~'~j'',
p~ ~ ~ - . ~_.r.
From: Sonya Allen, Assistant CityPlanner o ,dt~~'~ ± ~` 204
John Boyd, Engineering Tech. II qq
Re: Paramoant Subdivision No. 4 Div I~aerk Of,'fice
Final Plat approval of Thirty-two (32) Single-Family Residential Building Lots
and Three (3) Common Lots on 10.09 Acres in an R-8 Zone, by Paramoum
Development, Inc. (Fite No. FP-04-033).
VVe have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless eapresaly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Paramount Development Inc., has applied for Final Plat approval of 32 single-
family residential building lots and 3 common lots on 10.09 acres of land for Paramount
Subdivision No. 4. The zoning designation for the proposed subdivision is R-8 (Medium
Density Residential). This phase of the subdivision will have a gross density of 3.17 d.u./acre
and a net density of 3.95 d.u./acre.
Paramount Subdivision No. 4 is located approximately '/z mile east of N. Linder Road and '/z
mile south of W. Chinden Blvd. in the center of Section 25, T.4N., R 1 W.
The common area lots within the subdivision consist of landscape, open space, and pathway
lots. The pressurized irrigation system within this development is to be owned and maintained
by the Paramount Homeowners Association.
A Conditional Use Permit (Planned Development) was approved for this subdivision that
allowed £or a reduction in the minimum lot size from 6,500 s.f. to 5,500 s.f.; front setbacks
reduced from 15' for living areas to 10'; street side setbacks reduced from 20' to 10'; and a
reduction in street frontage from 65' to SO'.
Mayor & City Council
Hearing Date: June 22, 2004
Page 2
The submitted final plat substantially complies with the approved preliminary plat. The final
plat shows four lots less than was approved on the preliminary plat; however, staff has no
objection to this change due to the increase in lot sizes.
Staff recommends approval of the final plat for Pazamount Subdivision No. 4 with the
comments and conditions stated in this report.
SITE SPECIFIC COMMENTS 1 FINAL PLAT
1. Applicant is to meet all terms of the approved preliminary plat (PP-03-004), conditional
use permit (CUP-03-008) and development agreement (last. No. 103137116).
2. The applicant has indicated that the Paramount Homeowners Association will own and
maintain the pressure irrigation system within this development. The City of Meridian
requires that pressurized irrigation systems be supplied by a yeaz-round source of water.
If a creek or well source is not available, asingle-poirrt connection to the culinary water
system shall be required. Plans and specifications for the irrigation system shall be
reviewed by the Public Works Departmem as part of the development plan review
process, and a draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval. If a single-point connection is utilized, the developer
shall be responsible for the paymern of assessmerns for the irrigable common azeas prior
to signature on the final plat by the Meridian City Engineer.
3. Fencing adjacern to pathways and internal open space/drainage lots is to be no more than
4' in height if solid material is used, with the allowance of a 2' lattice to be placed on top
of the solid fence.
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing already exists at the subdivision boundaries.
4. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, fencing installed,
and road base approved by the Ada County Highway District prior to applying for
building permits. All development improvemerns, including perimeter fencing,
irrigation, and landscaping shall be installed and approved prior to obtaining certificates
of occupancy. A letter of credit or cash surety in the amount of 110% will be required
for all fencing, landscaping, pressurized 'irrigation, amenities, sanitary sewer, water, etc,
prior to signature on the final plat.
5. Sanitary sewer service and municipal water to this site shall be via extensions from
existing mains. Applicarn will be responsible to construct the sewer and water mains to
and through this proposed development, thereby making them available to adjacent
properties. Subdivision designer to coordinate main sizing and routing with the Public
Works Department. Applicant shall execute City of Meridian standard forms of
FP-04-033 Paramount Sub4.FP.doc
Mayor & City Council
Hearing Date: dune 22, 2004
Page 3
easements, for any mains that are required to provide service.
6. 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 per Resolution 02-374.
7. Revise or add the following notes to the face of the plat:
a. 8.) Revise to read, "Building setbacks and dimensional standards in this
subdivision shall be in compliance with Title 11 and Title 12 of the Meridian
City Code unless otherwise modified by Conditional Use Permit (CUP-03-008)
which allowed for reduced setbacks, lot sizes, and lot frontages."
b. 13.) Add Development Agreement Instrument No. 103137116.
c. 14.) Add note: "Fencing ~jacent to the micropath on Lot 11. Block 6. shall be
no eseater than four-feet in height if solid sight obscuring material is used for
fence construction with the allowance of two ~1 feet of lattice work to be
permitted on top of the solid fence." (Per FF/CL #11)
4. Developer shall coordinate mailbox locations with the Meridian Post Office.
5. Any drainage azeas (detention/retention basins) must be designed to ensure that water
will percolate or discharge within a period of time not to exceed 24 hours for all storms
up to and including a 100-yeaz storm event. (All areas being counted toward the 10%
open space amenity shall be free of "wet ponds" or other such nuisances.)
6. Increase the width of the Public Utilities, Drainage and Irrigation Easement to (13')
thirteen-feet across the easterly side of Lot 8, Block 12. This area has pressurized
irrigation transmission mains within it.
7. There are several courses along the subdivision boundary that do not match either the
legal description in the Certificate of Owners or previously submitted Paramount phase
boundaries. Please revise these courses to match the Legal description and previous
subdivision boundaries.
Please add the side lot line dimensions to Lot 8, Block 12 (easterly), Lot 1, Block 20
(westerly) and Lot 4, Block 6 (easterly).
13. Staff's failure to cite specific ordinance provisions or terms of the approved preliminary
plat or conditional use permit does not relieve the Applicant of responsibility for
compliance.
FP-04-033 Pazamount Sub4.FP.doc
Mayor & City Council
Hearing Date: June 22, 2004
Page 4
GENERAL REOUIItEMENTS
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
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
3. One-hundred-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
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.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
6. Coordinate fire hydrant placement with the City of Meridian's Water Works
Superimendent.
Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees
for those trees that have to be removed.
STAFF RECOMIVI~NDATION
Staff recommends approval of the final plat for Paramount Subdivision No. 4 with the above
stated commems and conditions.
FP-04-033 Paramount Sub4.FP.doc