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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd C/W'eridi ~~ - "", " '~. V '~ IDAHO } ~j O"""." " ~"'--V~ ! 'g¡ PUBLIC WORKS BUILDING DEPARTMENT (208) 898,5500 Fax (208)898,9551 PLANNING AND ZONING DEPARTMENT (208) 884,5533 FAX 888,6854 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M, Rountree STAFF REPORT: Hearing Date: March 15,2005 To: Mayor, City Council and Planning & Zoning Commission Sonya Allen, Assistant City Planner if" c-d Bruce Freckleton, Development Services Manager ~ Paramount Subdivision No.5 RECEIVED MAR 1 1 2005 From: City Of Meridian City Clerk Office Re: Final Plat approval of Forty-seven (47) Single-Family Residential Building Lots and Two (2) Common Lots on 17.53 Acres in an R-8 Zone, by Paramount Development, Inc. (File No. FP-05-017). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval. These conditions shall be considered in full, 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 47 single- family residential building lots and 2 common lots on 17.53 acres of land for Paramount Subdivision No, 5. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential), This phase of the subdivision will have a gross density of 2.68 d.u./acre and a net density of 4.10,d.u.lacre. Paramount Subdivision No.5 is located on the south side of Chinden Blvd., approximately Y, mile west ofN. Meridian, in the N. Y, of Section 25, TAN., R.IW. The common area lots within the subdivision consist of landscape 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 15' for living areas to 10'; street side setbacks reduced from 20' to 10'; and a reduction in street frontage from 65' to 50', The submitted final plat substantially complies with the approved preliminary plat. The final plat shows six lots less than was approved on the preliminary plat; however, staff has no objection to this change due to the increase in lot sizes, FP-O5,OI7 Paramount Sub5 FP.doc 7. 8. Mayor & City Council Hearing Date: March 15, 2005 Page 2 Staff recommends approval of the [mal plat for Paramount Subdivision No, 5 with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS / FINAL PLAT I. 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 com1ection 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. 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, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 5. All development improvements, inc1udingsewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, 6. A letter of credit or cash surety in the amount of 110% will be, required for all fencing, landscaping, amenities, pressurized irrigation, 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 easements, for any mains that are required to provide service. 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. FP,O5-017 Paramount SubS FP.doc Mayor & City Council Hearing Date: March 15, 2005 Page 3 14. 15. 16. 9. Revise the landscape plan prepared by The Land Group, dated 1/10/05 as follows: a. b. 10. Include landscaping for Lot I, Block 24. Include fencing along the rear lot lines of all lots that abut the common lot on Lot Lot 12, Block 21. Revise or add the following notes on the face of the plat dated 2/10/05, prepared by Engineering Northwest: (11.) (13,) (li,) (15.) II. "... Uflless speeifieally al!s',yeà 13) the I.cia Cslißty Higk,vay DistFiet !HId the City sfMeFiàiaH." Add Development Agreement Instrument No. 103137116. Add a note that states the ownership & maintenance responsibilities of the pressurized irrigation system within this development. Add a note referring to the public pedestrian easement on a portion of Lot 12, Block 21 and note the recorded instrument number of the agreement. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. The street frontage for Lots 17 & 18, Block 21 do not meet the min. requirements. Either adjust the frontage to meet the minimum 30-foot width, or if they are sharing a common drive, show a 30-foot wide common drive easement centered on the common lot line. 13. A permanent public pedestrian easement shall be created for the pathway within Lot 12, Block 21 and recorded prior to signature of the City Engineer on the final plat. The easement shall be sufficient width to cover the lO-foot wide pathway shown. The 10-foot wide hard surfaced pathway shall be constructed and fully improved prior to the issuance ofthe first Certificate of Occupancy for any building within this phase of the subdivision. Applicant shall work with the City Parks Dept. and conform to the Park's Dept. standards for construction of the pathway, The Homeowner's Association is responsible for maintenance of all landscaping adjacent to the pathway. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all corrections necessary to comply. Graphically depict 5-foot wide easement along the west side of Lot 8, Block 23, Lot 9, Block 12, and the southwesterly side of Lot 9, Block 20, and Lot 3, Block 21 as these are or will be side lot line against other phases of this development. Graphically depict an 8-foot wide public utilities, drainage and irrigation easement along the west side of Lot 16, Block 21. The extra width is required due to the location of an irrigation main. 17. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed FP,O5-017 Paramount Sub5 FP.doc 4. 5 Mayor & City Council Hearing Date: March 15, 2005 Page 4 to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: I. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping) shall not count towards the required open space area, The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. 18. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers, 19, Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 20. 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. GENERAL REOUIREMENTS I. 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. Two-hundred-fifty and One-hundred-wau, 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. 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 [mish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. FP-O5,OI7 Paramount Sub5 FP.doc Mayor & City Council Hearing Date: March 15, 2005 Page 5 6. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. 7. 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.5 with the above stated comments and conditions, FP,O5-017 Paramount Sub5 FP.doc