HomeMy WebLinkAboutStaff Comments ,~
~L r ,
MAYOR ~t-~n~'~ `
Tanuv
de Weerd C:17'Y OP' r'~~~r~'^ T'Li13L1C \~~ORKS
y -
"' ~• BUILDfT\G D);;I'Att"I'ML'NT
CITY COIJNCfL MCMBERS ~ ~, ~~,
.~+~
yq (208) $98-5500 • Pax (208)898-9551
Keith Bird
Ch
i
i
D
ll ~~
~~~
`
'~~ I'LANI~[NG AT\'D T_.OtrTING
x
st
ne
o,uie
Sh
W
dl l[],1,1-10 ~ DLPARTh~krl\''r
aun
ar
e ~ f (2q8) 584-5533 • PAS 888-G554
Charles M. RounCree ~~
~
Fk y
--~rR~ ~~; ~zF_ v.ti~~
s~~~E
_ 19U9
STAFF_REPORT:-- - Heat-ila.g Date: August 9, 2005
Transmittal Date: August 4, 2005
.~r,...,_,~ . ~ . w„
~.~, ._' 1.5 yl, a
To: Mayor, City Council and Plamling & Zoning Comfnissionr,~~o~~.~,.-i ~.u...-~M ~.:.,- .;~ '`~_a ~..,~~
FroTn: Sonya Allen, Assistaf7t City Planner ( ,°~ ~ ~- ~ ~ ~~:~.~
Mic17ae1 Cole, Development Services Coordinator -'1~ G -,~., ...~.. ;-,; ~~, „~.F.,.~,ti,;,,.._
Re: Paramount Subdivisian No. 8
. r, i.~~.: .:\~,r:,Y-a_ c9.~1
Final Plat approval of 10 Single-Fafxlily Residential Building Lots alid 3 Common
Area Lots on 2.48 Acres in an R-$ Zone, by Paralnoullt Developfa~el~t, Inc. (File
No. FP-OS-049).
We have reviewed t11e above referenced subfnittals and offer the following comments, as
conditions of approval. These conditions slaall be considered in full, unless expressly modified
or deleted by >notion of the Meridian City Coulacil:
APPLICATION SUMMARY & LOCATION
The applicant, Paramount Development Inc., has applied for Final Plat approval, of 10 single-
family residential building lots and 3 conunon area lots on 2.48 acres of land for Paramount
Subdivisian No. 8. The zoning designation for t17e proposed subdivision is R-8 (Medium Density
Residential). This phase of the subdivision will have a gross density of 4.03 d.u./acre and a net
density of 4.95 d.u./acre.
Paramount Subdivision No. 8 is located south of Chinden Blvd. and west of N. Meridian Road.,
in the NE x/a of Section 25, T.4N., R.1 W.
The common area lots proposed within this phase of Paramount Subdivision will consist of
landscape lots and a private road (W. Dreyfuss Street). The pressurized irrigation system within
this development is to be owned and maintained by tlae 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.£ 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 frafn GS' to 50'.
The final plat for this phase substantially complies with the approved preliminary plat.
FP-O5-049 Paramount Sub8 FP-doe
Mayor & City Council
I-I.eariz~g Date: August 9, 2005
Page 2
Staff recommends approval of the final plat for Paramount Subdivision No. $ with the comments
and co~aditians stated iii this report.
SITE SPECIFIC COMMENTS /FINAL PLAT
1. Applicant is to meet all tea-nns of the approved preliminary plat (PP-03-004), conditional.
use permit (CUP-03-U08 & MCU-OS-001) anal development agreement (last. 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 ayear-round source of water.
If a creek or well source is not available, asingle-point cormection 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 developznczlt plan review
process, and. a draft cagy of the pressurized irrigation system O&1V1 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 fenciiag already exists at the subdivision boundaries.
4. Sanitary sewer service and municipal water to this site shall be via exten.siox~s froze
existing mains in previous phases. Applicant will be responsible to construct the sewer
and water zx-ains to and through this proposed development, thereby making theln
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 a~~y mains that are required to provide service.
5. Submit three copies of a revised landscape plan, and an 8 '/~" x 11" reduction, prior to
signature on the final plat by the City Engineer that shows the entire open space for this
phase.
6. Revise or add the following notes on the face of the plat dated 7/6/05, prepared by
Engineering Northwest:
(1.) "All lot limes common to the Public Right-of--way 1t11e private street W.
Dre ss anal the exterior boundary of this...."
(12.) Include recorded instrument number.
(*.) Add a note that dedicates a blanket utility easement over all of Lot 8, Block 19; or
graphically depict an easement that shall. cover all City of Meridian owned sewer gild
water facilities in this lot.
FT'-OS-049 Paramount Sub8 PP.doc
Mayor & City Council
I4earing Date: August 9, 2005
Page 3
'7. Please submit a copy of the Ada County Street Naxa~e Coznax~ittec's "final" letter for the
street names and. lot & block numbering. Make all. corrections necessary to comply.
8. Complete the Certificate of Owners.
9. All areas approved as open space shall be flee of wet ponds or other such nuisances. All
storrnwater detention. facilities incorporated into the approved open space are subject to
MCC 12-1314 and shall be fully vegetated with grass and trees. Sand, gravel or other
non-vegetated surface aaaaterials shall not be used in open space lots, except as pe~-ta~ittcd
under MCC 12-13-14. Where t11e applicant leas submitted a preliminary landscape plan
and where staff has reviewed such plan, the landscaping shall be consistent with the
preliminary plan with modifications as proposed by staff. If the stoi7nwater detention
facility cannot be incorporated into the approved open space and still meet the standards
of MCC 12-13-14, then the applicant shall relocate the facility. This inlay require losing a
developable lot or developable area. It is the responsibility of the developer to comply
with ACHD, City of Meridian and all other regulatory requirements at the time of final
construction
10. Stafi's 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 REQUIREMENTS
1. A11 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 tl~.e Final Plat for this subdivision shall be recorded, prior to applying for
building pennits.
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 pennits.
4. All development improvements, including sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates
of occupancy.
FP-OS-049 Paramount SubR FP.doc
Mayor ~ City Council
Heaving Date: August 9, 2005
Page 4~
5. Applicant shall be required. to pay Public Works development plan review, and
construction i-aspection fees, as determined during the plan review pa-ocess, prior to
sigaaature on the final plat per Resolution 02-374.
6. Any existing doaxaestic wells and/or septic systems within this project will have to be
re~aaoved froaaa their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used foa- non-domestic purposes such as landscape irrigation.
7. All grading of the site shall be prefoixned 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 lacations are at street intersections and/or fire hydrants.
Fia1a1 design locations and quantity are determined after pawer desigaas are completed by
Idaho Power Company. The street light contractor shall obtain design and peraxa.it from
the Public Works Department prior cormrencing 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 Enviroiunental Protection Agency.
14. All development features shall comply with the Americans with Disabilities Act and the
Fair Housing Act.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. Away tree aver 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 recoininends approval of the final plat for Paraaaaount Subdivision No. 8 with the above
stated continents and conditions.
PP-OS-049 Paramount SuUB ]?'P.doc
Mayor & City Council
Heaving Date: August 9, 2005
Page S
FP-OS-049 Paramount Sub$ FP.doc