HomeMy WebLinkAboutParamount Subdivision No. 07 FP-05-030
BEFORE THE MERIDIAN CITY COUNCIL
CIC May 17, 2005
IN THE MATTER OF THE
APPLICATION OF PARAMOUNT
DEVELOPMENT, INc. FOR
APPROVAL OF 40 SINGLE-
FAMILY RESIDENTIAL BUILDING
LOTS ON 10.49 ACRES IN AN R-8
ZONE LOCATED EAST OF NORTH
LINDER ROAD AND NORTH OF
WEST MCMILLAN ROAD IN THE
NE ';4 OF THE SW ';4 OF T. 4N., R.
lW., SECTION 25.
CASE NO. FP-05-030
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 May 17, 2005, and the Council finding that the Administrative
Review is complete from Sonya Allen, Assistant City Planner for the Planning and Zoning
Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: May 17,2005, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1.
The Final Plat of "PLAT SHOWING PARAMOUNT SUBDIVISION NO.7
LOCATED IN TRE NE \4 OFTRE SW ';4 OF SECTIONT. 4N.,R. lW., SECTION
25,
BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005,
HANDWRITTEN DATE: 04/14/05, SHEET I OF 3, ENGINEERING
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUN SUBDIVISION NO.7 1 (FP-O5-030)
Page 1 00
NORTHWEST, LLC", 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 Sonya Allen, Assistant City
Planner for the Planning and Zoning Department and Michael Cole, Development
Services Coordinator for the Public Works Department, dated: Hearing Date: May
17,2005, listing 11 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 15
GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto
marked Exhibit "A", and consisting of 4 pages, and by this reference incorporated
herein, and the response letter from Paramount Development, Inc., a true and correct
copy of which is attached hereto marked Exhibit "Boo and consisting of I page, and
by this reference incorporated herein, and the response letter from Engineering
Northwest, LLC, a true and correct copy of which is attached hereto marked Exhibit
"Coo and consisting of 2 pages, and by this reference incorporated herein.
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUN SUBDIVISION NO.7 1 (FP-05-030)
Page 2 00
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 final 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-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 ofthe City Council at its regular meeting held on the
n~
day
of
H(hl
,2005.
By: .~ fIlMJ-
Dated: 0- ø -05
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUN SUBDIVISION NO.7 1 (FP-05-030)
Page 3 of3
MAYOR
T,mmyd,W",rd
ot(eridi~ ')
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PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898.5500. Fox (208)898-955]
CITY COUNCIL MEMBERS
K,ithBhd
Clui,tin, Donn,]]
Shoun Wordl,
Char]" M. Roun"",
PLANNING AND ZONING
DEPARTMENT
(208)884-5533 . FAX 888-6854
STAFF REPORT:
Hearing Date: May 17, 2005
To:
Mayor, City Council and Planning & Zoning Commission
Sonya Allen, Assistant City Planner J-f
Michael Cole, Development Services Coordinator M C.
From:
Re:
Paramount Subdivision No.7
Final Plat approval of Forty (40) Single-Family Residential Building Lots on
10.49 Acres in an R-8 Zone, by Paramount Development, Inc. (File No. FP-05-
030).
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 10.49 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.lacre and a net density of 4.92
d.u.lacre.
Paramount Subdivision No.7 is located approximately ';4 mile east ofN. Linder Rd. and \4 mile
south of Chin den Blvd., in the SW \4 of Section 25, T.4N., 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 eight (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 Exhibit "A" Paramount Sub7 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 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 [mal 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 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.
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-O5-0JO
Exhibit "A"
Paramount Sub7 FP.doc
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 groundwaterlsoils 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 IOO-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.
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.
2.
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.
3.
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.
All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
FP-O5-0JO
ExhibÜ"A"
Paramount Sub7 FP.doç
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, 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.
9.
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
highest 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 rernoved. 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 fmal plat for Paramount Subdivision No.7 with the above
stated comments and conditions.
FP-O5-OJO
Exhibit "A"
Paramount Sub7 FP.doc
~..' 05/16/05
.. 11-------.--
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II .
.
...
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n
17; 49 FAX 208 377 8962
--
-'-
P.ARÄM 0 U NT
May 16, 2005
Mayor Tammy DeWeerd
Meridian City Council
33 E. Idaho Ave.
Meridian, ill 83642
RE: Paramount Subdivision No.7
Dear Mayor and City Council:
I have reviewed the staff report for the final plat ofParamoWlt SubdivisionNo. 7. I am in
agreement with stairs recommended conditions and ask for your approval consistent
with those conditions.
~
David Turnbull
President
Cc:
Anna Powell
Bruce Freckleton
Pa,amounlDevelopmet.tlnc. - 11601 W,F:rplo..,D,I.e 8 Sullel00 . Boise. Idaho 83713
_w.Da'ømount-idøho.com - TeleplwII' (208) 378---4000 . Fax (108) 377-8961
hh,h"",,,"
~001
05-17-'0516:48 FRm1-Engineering N.W.
2083765556
T-041 P002/003 F-ll1
EnJ(ineerinl( NorthWest, LLC
" N.Ance'to! Place, Suite ]80 Boise, Idaho 83704
May 17,2005
(208) 376.5000 . Fax (208) 376-5556
Mayor and City Council
City of Meridian
660 E. Watertower, Suite 200
Meridian, ID 83642
Re:
File No. FP-05-030 ParamoWlt Subdivision No.7
I am writing on behave of our client, Paramount Development Inc., who have indicated to us their
acceptance of the conditions of approval as outlined by staff for the above referenced.
Our response to the City's Site Specific Comments for this project are as follows:
City of Meridian - Site SÞecific Comments I Final Plat
I)
2)
All terms of the approved Preliminary Plat (PP-03-004), Conditional Use Permit (CUP-03.
008) and Development Agreement (Inst. No. 103137116) have been met.
The Paramount Homeowners Association will own and maintain the pressure irrigation
systern within this development. A single-point connection to culinary water as a
secondary supply was constructed in phases I and 3.
Temporary construction fencing will be provided as required.
Agree.
A IS.foot wide Public Utilities, Drainage and Irrigation easement along the western
property lines of Lots 16 through 19, Block 4 has been added to the plat.
The Real Point of Beginning has been added to the face of the plat.
Face of plat - Notes
a. (11.) Development Agreement Instrument No. 103137116 has been added.
Mailbox locations will be coordinated with the Meridian Po~t Office.
An Ada County Street Name Committee Final letter will be submitted to the City prior to
signature by the City Engineer.
No basins are being used in this phase.
Agree.
3)
4)
5)
6)
7)
8)
9)
10)
11)
General ReQuirements
I)
2)
3)
4)
5)
6)
Agree.
Agree.
Agree.
Agree.
All review fees will be paid by the developer prior t~ture of the final plat.
There are no known existing domestic wens and/oiseptic s:Ys"1:ems..t~e removed within
~~= "
Stteetlights will be installed at subdivider's expense per City of Meridian requirements.
No engineered backfill is required on this project.
See attached certification letter finished centerline elevations /3' ground water elevation.
7)
8)
9)
E\hd,,¡ "('"
05-17-'05 16:48 FROM-Engineering N.W.
2083765556
T-041 P003/003 F-111
10)
11)
Fire hydrant locations have been coordinated and approved with the City of Meridian
Public Works Superintendent
There are nO existing trees over 4" in caliper for this project.
Should you have any questions or need anyrhing else feel free to give me a can.
Thank you,
if!.~
Exhibit "(:"
2
~u' 05/16/05 17: 49 FAX 208 377 8962
"8_.____-
OM.
0
00
-:-
-"-
P.ARÄM auNT
May 16, 2005
Mayor Tammy DeWeerd.
Meridian City Council
33 E. Idaho Ave.
Meridian, ID 83642
RE; Paramount Subdivision No.7
Dear MaYOT and City Council:
~001
I have reviewed the slaffreport for the final plat of Paramount Subdivision No.7. I am in
agreement with staffs recommended conditions and ask for your apprQval consistent
with those conditions.
~
David Tumbull
President
Cc:
Anna Powell
Bruce Freckleton
Pa'amounrDevelopmentl".. . LZ601 w..&:pIo,.,D,¡.e . Suilel00 . Boise.ldoho 83713
"""".Da'Dmo"nt-idø/",.com . r.tep¡'ol" (208) 378-4000 . J'øx (108) 377-8962
hh;b;l"U"
05-17-'0516:48 FROM-Engineering N,W,
2083765556
T-041 PØ02/003 F-111
[inl[ineerinl[ NorthWest, LLC
,1-'1 N- Ancestor Place, Suire 180 Boise, Idaho 83704
May 17,2005
(208) 376.5000. Fax (208) 376-5556
Mayor and City Council
CityofMerídian
660 E. Watertower, Suite 200
Meridian, ID 83642
Re:
File No. FP-05-030 Paramount Subdivision No.7
I am writing on behave of our client, Paramount Development Inc., who have indicated to us their
acceptance of the conditions of approval as outlined by staff for the above referenced.
Our response to the City's Site Specific Comments for this project are as follows:
City of Meridian - Sitc SDcclûc Comments 1 Final Plat
I)
2)
All terms of the approved Preliminary Plat (pP-03-004), Conditional Use Permit (CUP-03-
008) and Development Agreement (Inst. No. 103137116) have been met.
The Paramount Homeowners Association will own and maintain the pressure irrigation
system within this development. A single-point connection to culinary water as a
secondary supply was constructed in phases I and 3.
Temporary construction fencing wìl1 be provided as required.
Agree.
A IS-foot wide Public Utilities, Drainage and Irrigation easement along the western
property lines of10ts 16 through 19, Block 4 has been added to the plat.
The Real Point of Beginning has been added to the face of the plat.
Face ofpiat - Notes
a. (11.) Developrnent Agreement Instrument No. 103137116 has been added.
Mailbox locations will be coordinated with the Meridian Post Office.
An Ada County Street Name Committee Fina11etter will be submitted to the City prior to
signature by the City Engineer.
No basins are being used in this phase.
Agree.
3)
4)
5)
6)
7)
8)
9)
10)
11)
General ReQuirements
I)
2)
3)
4)
5)
6)
7)
8)
9)
Agree.
Agree.
Agree.
Agree.
All review fees will be paid by the developer prior t~ureofthe final plat.
There are no known existing domestic wells andIolseptic sYSLems.t~e removed withi~
this project.
Streetlights will be installed at subdivider's expense per City of Meridian requirements.
No engineered backfill is required on this project.
See attached certification letter finished centerline elevations 13' ground water elevation.
E,h,b" "('"
05-17-'0516:48 FROM-Engineering N,W.
2083765556
T-041 P003/003 F-111
10)
11)
Fire hydrant locations have been coordinated and approved with the City of Meridian
Public Works Superintendent.
There are no existing trees over 4" in caliper for this project.
Should you have any questions or need anything else feel free to give me a call.
TI",ok yo, ~
tf&R
Exhibit "C"
2