HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
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IDAHO
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500. Fax (208)898-9551
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 FAX 888-6854
STAFF REPORT:
Hearing Date: March 29, 2005
To:
RECEIVED
Mayor, City Council aDd Plauning & Zoning Commission
Sonya Allen, AssistaDt City Plauner ¿Ii M
Michael Cole, Development Services Coordinator I . \ G
MAR .2 ~ 2005
City Of Meridian
City Clerk Office
From:
Re:
Paramount Subdivision No.6
Final Plat approval of Thirty-three (33) Single-Family Residential Building Lots
aDd One (1) Common Lot on 7.69 Acres in an R-8 Zone, by Paramount
Development, Inc. (File No. FP-05-020).
We have reviewed the above referenced submittals aDd offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly modified
or deleted by motion of the MeridiaD City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Paramount Development Inc., has applied for Final Plat approval of 33 single-
family residential building lots aDd 1 common lot on 7.69 acres of laDd for Paramount
Subdivision No.6. The zoning designation for the proposed subdivision is R-8 (Medium Density
Residential). This phase of the subdivision will have a gross density of 4.29 d.u./acre and a net
density of 5.50 d.u./acre.
Paramount Subdivision No.6 is located approximately Y2 mile east ofN. Linder Rd. and Yo mile
northofW. McMillaD Rd., in the SW Yo of Section 25, TAN., R.IW.
The common area within this subdivision consists of a laDdscaped pathway lot. The pressurized
irrigation system within this development is to be owned aDd maintained by the Paramount
Homeowners Association.
A Conditional Use Permit (Plauned Development) was approved for this subdivision that
allowed for a reduction in the minimum lot size trom 6,500 s.f. to 5,500 s.f.; tront setbacks
reduced trom 15' for living areas to 10'; street side setbacks reducedtrom 20' to 10'; aDd a
reduction in street trontage trom 65' to 50'.
The submitted [mal plat substantially complies with the approved preliminary plat.
FP-O5-020
Paramount SuM FP.doc
Mayor & City Council
Hearing Date: March 29, 2005
Page 2
Staff recommends approval of the final plat for Paramount Subdivision No.6 with the comments
aDd conditions stated in this report.
SITE SPECIFIC COMMENTS I FINAL PLAT
1.
ApplicaDt is to meet all terms of the approved preliminary plat (PP-03-004), conditional
use permit (CUP-03-008) aDd 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 MeridiaD
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. PlaDS and specifications for the. irrigation system shall be
reviewed by the Public Works Department as part of the development plaD review
process, aDd 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 aDd the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
5.
All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation aDd landscaping shall be installed aDd approved prior to obtaining certificates
of OCCUPaDCY.
6.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
laDdscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
7.
Sanitary sewer service and municipal water to this site shall be via extensions trom
existing mains. ApplicaDt will be responsible to construct the sewer aDd water mains to
and through this proposed development, thereby malcing them available to adjacent
properties. Subdivision designer to coordinate main sizing aDd routing with the Public
Works Department. Applicant shall execute City of Meridian standard fonns of
easements, for any mains that are required to provide service.
8.
Applicant shall be required to pay Public Works development plan review, aDd
construction inspection fees, as determined during the plaD review process, prior to
signature on the final plat per Resolution 02-374.
FP-O5-020
Paramount Suh6 FP.doc
Mayor & City Council
Hearing Date: March 29, 2005
Page 3
9.
The laDdscape plan prepared by The Land Group, dated 1110/05 is approved as
submitted.
10.
Revise or add the following notes on the face of the plat dated 2/22/05, prepared by
Engineering Northwest:
(11.) Delete note.
(13.) Add Development Agreement Instrument No. 103137116.
(l1J Add a note that states the ownership & maintenaDce responsibilities of the
pressurized irrigation system within this development.
11.
Developer shall coordinate mailbox locations with the MeridiaD Post Office.
12.
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.
13.
Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water is retained only during 100-year stonn events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. Any
portion of a drainage area not improved with sod/grass seed (or other approved
laDdscaping) 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 aDd 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 nonnal groundwater elevation. This is to ensure that the
bottom elevation of the crawl spaces of homes is at least I-foot above.
14.
Graphically depict a 5-foot wide easement along the northeast lot line of Lot 37 Block 8;
and Lot 2, Block 2. They are or will be side lot lines against future or existing phases of
this development.
15.
Staff's failure to cite specific ordinaDce provisions or tenus of the approved preliminary
plat or conditional use pennit does not relieve the ApplicaDt of responsibility for
compliaDce.
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 OrdinaDce 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, plaDS will be reviewed aDd approved by the
meridian City Engineer prior to final plat signature
FP-O5-020
Paramount Suh6 FP.doc
Mayor & City Council
Hearing Date: March 29,2005
Page 4
2.
Any existing domestic wells aDd/or septic systems within this project will have to be
removed ITom their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as laDdscape 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 aDd/or fire hydraDts.
Final design locations aDd quantity are detennined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design aDd pennit ITom
the Public Works Department prior commencing installations.
4.
Compaction test results must be submitted to the MeridiaD Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
5
ApplicaDt'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 nonnal groundwater elevation.
6.
Coordinate fire hydrant placement with the City of MeridiaD's Public Works Department.
7.
Applicant shall be responsible for application and compliance with any Section 404
Pennitting that may be required by the Anny Corps of Engineers.
8.
ApplicaDt shall be responsible for application and compliaDce with and NPDES
Permitting that may be required by the Environmental Protection Agency.
9.
All development features shall comply with the AmericaDs with Disabilities Act and the
Fair Housing Act.
10.
Any tree over 4" in caliper that is removed ITom the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required laDdscaping 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.6 with the above
stated comments and conditions.
FP-O5-020
Paramount Suh6 FP.doc