HomeMy WebLinkAboutParamount Subdivision No. 4 FP-04-033
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF PARAMOUNT
DEVELOPMENT, INC. FOR
APPROVAL FOR 32 SINGLE-
FAMILY RESIDENTIAL BUILDING
LOTS AND 3 COMMON LOTS ON
10.09 ACRES IN AN R-8 ZONE FOR
PARAMOUNT SUBDIVISION NO.4,
LOCATED APPROXIMATELY Yz
MILE EAST OF N. LINDER ROAD
AND Yz MILE SOUTH OF W.
CHINDEN BLVD. IN THE CENTER
OF SECTION 25, T.4N., R.IW.,
MERIDIAN, IDAHO
CIC 06/22/04
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CASE NO. FP-04-033
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on June 22,2004, and the Council finding that the Administrative
Review is complete from Sonya Allen for the Planning and Zoning Department, and John Boyd
Engineering Technician II, dated: Hearing Date: June 22, 2004, to the Mayor and Council, and that
Anna Powell Planning Director for the Planning and Zoning Department, and Jason Davies,
commented at the hearing, and the Council having considered the requirements ofthe preliminary
plat the Council takes the following action:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR
PARAMOUNT SUBDIVISION NO.4 I (FP-04-O33)
Page10f4
IT IS HEREBY ORDERED THAT:
1.
The Final Plat of "PLAT SHOWING PARAMOUNT SUBDIVISION NO.4
LOCATED IN THE NU2 OF SECTION 25, TAN., R.lW., B.M., MERIDIAN, ADA COUNTY,
IDAHO 2004 ENGINEERING NORTHWEST, LLC BOISE, IDAHO, 04-007-00, SHEET 1 OF
3, STAMPED: MAY 12 2004, J:
\PARAMOUNT - SUB4- 04007\Drawingsl00 _P ARAM4 _PLA Tl.dwg 5/7/2004,
HANDWRITTEN DATE: 5-10-2004", Paramount Development, Inc., Developer, is
Conditionally Approved subject to those conditions of Staff comments as set forth in the
Memorandum to the Mayor and City Council from John Boyd Engineering Technician II, and
Sonya Allen for the Planning and Zoning Department, dated: Hearing Date: June 22, 2004,
listing 13 SITE SPECIFIC REQUIREMENTS/FINAL PLAT, and 7 GENERAL
REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and
consisting of four pages, and by reference incorporated herein, and the additional requirements
from the action of the Council taken at their June 22, 2004 meeting as follows, to-wit:
1.1
Adopt the Recommendations of the Central District Health Department as
follows:
The Central District Health Department requires after written approval
from the appropriate entities are submitted, they can approve this proposal
for central sewage and central water; that plans must be submitted to and
approved by the Idaho Department of Health and Welfare, Division of
Environmental Quality for central sewage and central water; that run-off is
not to create a mosquito breeding problem; and it is suggested that
stormwater be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality;
that engineers and architects should obtain current best management
practices for stormwater disposal and design a stormwater management
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR
PARAMOUNT SUBDIVISION NO.4 I (FP-04-033)
Page 2 of 4
system that is preventing groundwater and surface water degradation.
Manuals for guidance:
1. State ofIdaho Catalog Of Stormwater Best Management
Practices For Idaho Cities And Counties. Prepared by the Idaho
Division Of Environmental Quality, July 1997.
2. Stormwater Best Management Practices Guidebook. Prepared
by City of Boise Public Works Department, May 2000.
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:
1.
The Plat dimensions are approved by the City Engineer; and
2.
The City Engineer has verified that all off-site improvements are completed
and/or the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS 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.
Please take notice that this is a ftnal 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-
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR
PARAMOUNT SUBDIVISION NO.4 / (FP-04-033)
Page 3 of 4
eight (28) days after the date of this decision and order, seek a judicial review as provided by
Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the 2Zr.d-
day of Iu....ne...
,2004.
By:
Attest:
BY:~'vL.À~ oM)
City Clerk's Office
Dated: :to c¡r -°1
Z:IWorklMlMeridianlMeridian 15J60MIParnmount Sub No.4 FP-04'{)JJIOrderFP.doc
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR
PARAMOUNT SUBDIVISION NO.4 I (FP-04-033)
Page 4 of 4
MAYOR
Tammy de Weerd
olfe;dldH
"\
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LEGAL DEPARTMENT
(208) 466-9272 ,Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887-1297
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M. Rountree
tDAHO
PLANNING AND ZONING
OEPARTMENT
(208) 884-5533 ' FAX 888-6854
STAFF REPORT:
Hearing Date: June 22, 2004
To:
Mayor, City Council and Planning & Zoning Commission
Sonya Allen, Assistant City Planner J.f
John Boyd, Engineering Tech. II 746
Paramount Subdivision No.4
From:
Re:
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 Paramount
Development, Inc. (File No. FP-O4-033).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in fnll, unless expressly
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.lacre
and a net density of 3.95 d.u.lacre.
Paramount Subdivision No.4 is located approximately Y> mile east of N. Linder Road and Y>
mile south ofW. Chinden Blvd. in the center of Section 25, TAN., R.l 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 for a reduction in the minimum lot size from 6,500 s.f. to 5,500 s.f.; front setbacks
reduced from IS' for living areas to 10'; street side setbacks reduced from 20' to 10'; and a
reduction in street frontage from 65' to 50'.
Exhibit "A" 1 of 4
5.
Mayor & City Council
Hearing Date: June 22, 2004
Page 2
The submitted fmal 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 Paramount Subdivision No.4 with the
comments and conditions stated in this report.
SITE SPECIFIC COMMENTS I 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 (Inst. 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 year-round source of water.
If a creek or well source is not available, a single-point connection to the culinary water
system shall be required. Plans and specifications for the irrigation system shall be
reviewed by the Public Works Department 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 payment of assessments for the irrigable common areas prior
to signature on the final plat by the Meridian City Engineer.
3.
Fencing adjacent to pathways and internal open spaceldrainage 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 improvements, 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.
Sanitary sewer service and municipal water to this site shall be via extensions from
existing mains. Applicant 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
Exhibit "A" 2 of 4
7.
8.
13.
Mayor & City Council
Hearing Date: June 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
Citv Code unless otherwise modified bv Conditional Use Permit (CUP-O3-008)
which allowed for reduced setbacks, lot sizes, and lot frontages."
13.) Add Development Agreement Instrument No. 103137116.
14.) Add note: "Fencing adjacent to the micropath on Lot 1 L Block 6. shall be
no greater than four-feet in height if solid sight obscuring material is used for
fence construction with the allowance of two (2) feet of lattice work to be
permitted on top of the solid fence." (Per FFICL #11)
b.
c.
4.
Developer shall coordinate mailbox locations with the Meridian Post Office.
5.
Any drainage areas (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-year 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.
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).
Staffs 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.
Exhibit "A" 3 of 4
5
6.
7.
Mayor & City Council
Hearing Date: June 22, 2004
Page 4
GENERAL REOUIREMENTS
1.
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 andlor 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 &om
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 t1!fee feet above the
highest established normal groundwater elevation.
Coordinate fire hydrant placement with the City of Meridian's Water Works
Superintendent.
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 RECOMMENDATION
Staff recommends approval of the final plat for Paramount Subdivision No.4 with the above
stated comments and conditions.
Exhibit "A" 4 of 4