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HomeMy WebLinkAboutStaff Comments MAYOR Tammy de Weerd ~;; d¡i:£n IDAHO PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500' Fax (208)898-9551 CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree PLANNING AND ZONING DEPARTMENT (208) 884-5533 FAX 888-6854 STAFF REPORT: Hearing Date: May 17, 2005 Transmittal Date: May 12, 2005 To: From: RECEIVED MAY 2 2005 Paramount Subdivision No.7 C~ty Of Meridian Final Plat approval of Forty (40) Single-Family Residential BuifJti(gq1r~ QtPce 10049 Acres in an R-8 Zone, by Paramount Development, Inc. (File No. FP-05- 030). Mayor, City Council and Planning & Zoning Commission Sonya Allen, Assistant City Planner J" Michael Cole, Development Services Coordinator fY\ c.. Re: 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 40 single- family residential building lots on 10049 acres of land for Paramount Subdivision No.7. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). This phase of the subdivision will have a gross density of 3.81 d.u./acre and a net density of 4.92 d.u./acre. Paramount Subdivision No.7 is located approximately \<í mile east ofN. Linder Rd. and \<í mile south of Chin den Blvd., in the SW \<í of Section 25, TAN., R.IW. There is no common area proposed within this phase of Paramount Subdivision. 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 final plat for this phase shows a total of eiglIt (8) building lots fewer than was approved with the preliminary plat and the lots were subsequently made larger. Staff has no concerns with the proposed changes because the resulting density stills falls within the target density desired in the FP-O5-030 Paramount Sub? FP.doc Mayor & City Council Hearing Date: March 29, 2005 Page 2 Comprehensive Plan. The submitted final plat still substantially complies with the approved Preliminary Plat. Staff recommends approval of the final plat for Paramount Subdivision No.7 with the comments and conditions stated in this report. SITE SPECIFIC COMMENTS / 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 bya 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. Permanent perimeter fencing is required along the northern and western boundaries of this phase. Submit a fencing plan with a detail of the proposed fence. Temporary construction fencing to contain debris shall be installed along the eastern and southern boundaries of this phase unless fencing already exists at the subdivision boundaries. 4. Sanitary sewer service and municipal water to this site shall be via extensions from existing mains in previous phases. Applicant will be responsible to construct the sewer and water mains to and througlI 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. 5. Graphically depict a 14.5-foot wide Public Utilities, Drainage and Irrigation easement along the western property lines of Lots 16,17,18,19; Block 4. The extra width is necessary to accommodate an irrigation main shown on the construction to be installed 9.5 feet off of the property line. 6. The applicant shall depict on the face of the plat the "Real Point of Beginning." 7. Revise or add the following notes on the face of the plat dated 4/14/05, prepared by Engineering Northwest: FP-O5-030 Paramount Sub? FP.doc 2. 3. 4. Mayor & City Council Hearing Date: March 29,2005 Page 3 (11.) Include recorded instrument number 8. Developer shall coordinate mailbox locations with the Meridian Post Office. 9. 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. 10. 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 storm 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 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 higlIest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above. 11. Staffs failure to cite specific ordinance provisions or terms of the approved development agreement, preliminary plat or conditional use permit does not relieve the Applicant of responsibility for compliance. 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, alternative plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 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 HiglIway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 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 HiglIway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. FP-O5-030 Paramount Sub? FP.doc 9. Mayor & City Council Hearing Date: March 29, 2005 Page 4 5. 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. 6. 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. 7. All grading of the site shall be preformed in conformance with MCC 11-12-3H. 8. One-hundred-watt, higlI-pressure sodium streetliglIts will be required at locations designated by the Public Works Department. All streetliglIts 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 liglIt 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. 10. 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 higlIest established normal groundwater elevation. 11. Coordinate fire hydrant placement with the city of Meridian Public Works department. 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 13. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 14. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 15. 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.7 with the above stated comments and conditions. FP-O5-030 Paramount Sub? FP.doc