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HomeMy WebLinkAboutParamount Subdivision No. 09 FP-05-051 BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE APPLICATION OF PARAMOUNT DEVELOPMENT, INc. FOR APPROVAL OF 39 SINGLE- FAMIL Y RESIDENTIAL BUILDING LOTS AND 1 COMMON LOT ON 8.75 ACRES IN AN R-8 ZONE LOCATED NORTH OF EAST MCMILLAN ROAD AND WEST OF NORTH MERIDIAN ROAD IN A PORTION OF T. 4N., R.IW., SECTION 25 C/C August 16, 2005 ) ) ) ) ) ) ) ) ) ) ) ) ) CASE NO. FP-05-051 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 August 16,2005, 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: August 16, 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.9 LOCATED IN A PORTION OF T. 4N., R. 1 W., SECTION 25, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005, HANDWRITTEN DATE: 07/19/05, ORDER OF CONDITIONAL AFPROV AL OF FINAL PLAT FOR PARAMOUNT SUBDIVISION NO.9 / (FP-O5-051) Page 1 of 4 SHEET 1 OF 3, ENGINEERING 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: August 16, 2005, listing 12 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 16GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 5 pages, and by this reference incorporated herein, and the response letter from Engineering Northwest, LLC, a true and correct copy ofwhich is attached hereto marked Exhibit "B" and consisting of 2 pages, and by this reference incorporated herein, and the additional requirements from the action ofthe Council taken at their August 9,2005 meeting as follows, to-wit: 1.1 Adopt the recommendation of the Central District Health Department as follows: The Central District Health requires after written approval from the appropriate entities are submitted, they can approve this proposal for central sewage and central water; that plans must be submitted to and approved by the Idaho Department of Health and Welfare, Division of Environmental Quality for central sewage and central water; that run-off is not to create a mosquito breeding problem; and it is suggested that the stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality; that engineers and architects should obtain ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR PARAMOUNT SUBDNISIONNO. 9 / (FP~O5-051) Page 2 of 4 current best management practices for stormwater disposal and design a stonnwatermanagement system that is preventing groundwater and surface water degradation. Manuals for guidance: 1. State of Idaho Catalog of Stormwater Best Management Practices for Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. 2. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. 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 The Applicant is hereby notified thatpursuantto 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. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR PARAMOUNT SUBDIVISION NO.9 / (FP-O5-051) Page 3 of 4 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 of the City Council at its regular meeting held on the _I Loth day of ---'\\.\3 u::;t . ,2005. Attest: Dated: C\ - \ 2 -OS ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR PARAMOUNT SUBDIVISION NO. 9/ (FP-O5-051) Page 4 of 4 MAYOR Tammy dc Weerd " 'rl~' ,. 1\. I <.t J cM'e~;dl::-i~\ . I ~ IDAHO j ~. Os .~fiF . '."""'-:' III. rRE^-~,;RE V~ ,SINGf ~ i19œ PUBLIC WORKS BUfLDING DEPARTMENT (208) 898-5500 . Fax (208)898-9551 CITY COUNCIL MEMBERS Keith Bird Christine Donncll Shaun Wardle Charles M. Rountree PLANNING AND ZONING DEPARTMENT (208) 884-5533 - FAX 888-6854 STAFF REPORT: Hearing Date: August 16, 2005 Transmittal Date: August 4, 2005 To: Mayor, City Council and Planning & Zoning Commission fl1. Sonya Allen, Assistant City Planner L Michael Cole, Development Services Coordinator (Y\ C From: Re: Paramount Subdivision No.9 Final Plat approval of39 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 of the 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 4A6 d.u.lacre 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.l 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 Exhibit "A" 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 / 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 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. 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 Exhibit "A" 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 ofthe 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 Exhibit "A" Paramount Sub9 FP.doc 13. 14. 15. 16. 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 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 ofthe site shall be preformed in conformance with MCC ll-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. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. Developer shall coordinate mailbox locations with the Meridian Post Office. 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 FP-O5-051 Exhibit "A" 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-O5-051 Exhibit "A" Paramount Sub9 FP.doç EnRineerinR North West, LLC 423 N. Ancestor Place, Suite 180 Boise, Idaho 83704 August 16,2005 (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-05~051 Paramount Subdivision No.9 I am writing on behalf of our client, Paramount Development, Inc. who bas 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 is as follows: City of Meridian - Conditions of Åouroval All tenDS of the approved Preliminary Plat (pP~03-004), Conditional Use PeInÚt (CUP-03~OO8 & MCU-O5-OO1) and Development Agreement (Inst. No. 10313 7116) have been met The Paramount Homeowner's Association will own and maintain the pressure irrigation system within this development An irrigation wen will be continued for use as a secondary source as in previous phases. Agree Sewer and water mains will be constructed through this phase of development. Face of plat - Notes A note will be added to the plat calling out Lot 1, Block 31 as s common lot to be owned and maintained by the homeowner's association. - - - - - - ~- - _~Ada Cc;nmty S~ l'i¡yne çommLttee Finall&tt~ win ~_sJ.tbmiu~o th.<LCj~__.- -- prior to signature by the City Engineer. Storm Drainage is contained in the ACHD right of way and disposed of with infiltration trenches as approved be ACHD. The Real Point of Beginning has been included on the plat. The Certificate of Ownership has been completed; signed and notarized. A 20-foot wide easement has been added to the following lots: Lots 2, 3, 8 Block 17 and Lots 4, 5, 6 Block 18 per DEQ Best Management Practices concerning Wtderground storm drain facilities that require 2Q-foot separation between underground stonn facilities and building foW1dations. A note on the face of the plat has been added in reference to this easement. 11) A 5-foot wide PubJic Utilities, Drainage and Irrigation easement has been added to the following lots: Northwest boundary of Lot 2, Block 17, Northwest boundary of Lots 22 and 23, Block 18, and Northwest boundary of Lot 15, Block 19. 12) Agree 1) 2) 3) 4) 5) 7) 8) 9) 10) Exhibit "B" CitY of Meridian - General Reauirements 1) There are not any ditches that need to be relocated in this phase of the development. 2) Agree 3) Agree 4) Agree 5) Agree 6) There are no known wells or septic systems within this phase. 7) Agree 8) Street lights will be installed per the City of Meridian Public Works Department requirements and will be at the subdivider's expense. . 9) No engineered backfill is required on this phase of the project. 10) Please see attached letter regarding depth of groundwater. 11) Fire hydrant locations have been coordinated and approved with the City of Meridian Public Works Department. 12) There are no 404 issues with this phase of the development. 13) Agree. 14) Agree. 15) Mailbox locations will be coordinated with the Meridian Post Office. 16) There are no existing trees located with in this phase of the development. Should you have any questions or need anything else feel free to give me a call. 1hank you, -~~ - ..... - . - - - -_. -.. - - - --. - .- .- --. - . Xc: Jay WaJker, Brighton Development 2 Exhibit '.13"