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Home My WebLink AboutStaff Comments / PUBLIC WORKS BUlLDJNG DEPARTMENT (208) 898-5500 ' Fax (208)898-9551 MAYOR Tammy de Weerd -,wrr olfe;¡ dld~~C ~.; \ ': ~ lDAHO I ~(' .<!~ll '" - ~ ," smee , 1903 PLANNING AND ZONING DEPARTMENT (208) 884-5533 ' FAX 888-6854 CITY COUNCIL MEMBERS Keith Bird Christine Dannen Shaull Wardle Charles M, Rountree STAFF REPORT: Hearing Date: August 16, 2005 Transmittal Date: August 4, 2005 To: Mayor, City Council and Planning & Zoning Commission Sonya Allen, Assistant City Planner ¿II. I{]~ i(.J JE I-\lE iL:, Michael Cole, Development Services Coordinator ýY\ c.. From: Re: Paramount Subdivision No.9 1\ ¡I:"; () ¡ ')OOJ:: ,fo\ ':'" ,',i !: s.¡!- J :) tv Of Meri dia..Tl Cif)f Clerk Offic6 Final Plat approval of 39 Single-Family Residential Building Lots 'and 1 Common Area Lot on 8.75 Acres in an R-8 Zone, by Paramount Development, Inc. (File No. FP-05-051). 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 ofthe Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Paramount Development Inc., has applied for Final Plat approval of 39 single- family residential building lots and 1 common area lot on 8.75 acres of land for Paramount Subdivision No.9. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). This phase of the subdivision will have a gross density of 4046 d.u./acre and a net density of 5.99 d.u./acre. Paramount Subdivision No.9 is located east of Fox Run and south of Chin den Blvd., in a portion of Section 25, TAN., R.1 W. The common area lot proposed within this phase of Paramount Subdivision will consist of a landscaped roundabout at the intersection of W. Valentino Dr. and N. Dietrich Ave. 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 substantially complies with the approved preliminary plat. FP-05.051 Paramount Sub9 FP.doc Mayor & City Council Hearing Date: August 16, 2005 Page 2 Staff recommends approval of the final plat for Paramount Subdivision No.9 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 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. Sanitary sewer service and municipal water to this site shall be via extensions nom 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. Revise or add the following notes on the face of the plat dated 7/20/05, prepared by Engineering Northwest: (12.) Add a note calling out Lot 1, Block 31 as a common lot and state who will own and maintain this lot. 6. 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. 7. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under MCC 12-13-14. Where the applicant has 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 stormwater detention facility cannot be incorporated into the approved open space and still meet the standards FP-O5-051 Paramount Sub9 FP,doc 2. Mayor & City Council Hearing Date: August 16, 2005 Page 3 ofMCC 12-13-14, then the applicant shall relocate the facility. This may 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. 8. Label the "Real Point of Beginning" on the face ofthe plat. 9. Complete the Certificate of Owners. 10. Graphically depict a 20-foot wide special street side setback on the following lots. The setback is needed to comply with Idaho Department of Environmental Quality, Catalog of Best Management Practices that requires 20-feet of separation between underground storm drainage facilities and building foundations. A note on the plat shall be added that references this information. a) Lots 2, 3, 8 Block 17. b) Lots 4,5,6 Block 18. 11. Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement in the following locations. They will be interior lot lines to an existing phase. a) Northwest boundary of Lot 2, Block 17. b) Northwest boundary of Lots 22,23; Block 18. c) Northwest boundary of Lot 15, Block 19. 12. 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 REQUIREMENTS 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 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 FP-O5-051 Paramount Sub9 FP,doc Mayor & City Council Hearing Date: August 16, 2005 Page 4 District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 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 nom 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 nom 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. Developer shall coordinate mailbox locations with the Meridian Post Office. 16. Any tree over 4" in caliper that is removed nom the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that FP-O5-051 Paramount Sub9 FP,doc Mayor & City Council Hearing Date: August 16, 2005 Page 5 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.9 with the above stated comments and conditions. FP-OS-OSI Paramount Sub9 FP,doc