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Home My WebLink AboutStaff Comments CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: September 27,2005 Transmittal Date: September 22, 2005 ~~,~~ clfe;ì d/:~~ .~ \¿'~i~",. ~":~:~~,:::L~:í/ -.:T :,-' -,..-,- . .,) 1~-' ll.lJO5 TO: Mayor & City Council Sonya Watters, Assistant City Planner tSw Michael Cole, Development Services Coordinator Me =:~-'7 gf~l::i~:~~;~~N~~: FROM: SUBJECT: Paramount Subdivision No. 10 Request for a Final Plat Approval of Paramount Subdivision No. 10 Consisting of 43 Single-family Residential Building Lots, 1 school lot, and 1 Common Lot on 22.24 Acres in an R-8 Zone by Paramount Development, Inc. (File# FP-05- 060) We have reviewed this submittal and offer the following comments, as conditions of the applicant. 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 the tenth phase of Paramount Subdivision. This phase includes 43 single-family residential building lots, 1 school lot, and 1 common lot on 22.24 acres in an R-8 zone. The gross density ofthis phase is 1.93 dwelling units per acre and the net density is 2.35 dwelling units per acre. This phase is located approximately Y2 mile west ofN. Meridian Road and Y2 mile north ofW. McMillan Road, in a portion of Section 25, TAN., R.IW. The common area lot proposed within this phase of Paramount Subdivision will consist of a landscaped roundabout at the intersection of W. Cagney 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 Pennit (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 submitted for this phase substantially complies with the approved preliminary plat. Staff recommends approval of Paramount Subdivision No. 10 with the comments and conditions stated in this report. SITE SPECIFIC REQUIREMENTS 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). FP-O5-060 Paramount SublO FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 2. The applicant has indicated that the Paramount Homeowners Association will own and maintain the pressure ilTigation system within this development. 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 ilTigation system Operations and Maintenance manual shall be submitted prior to plan approval. 3. 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. 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. 4. Fencing must be in compliance with MCC 12-4-10 and 12-13-15-9. Temporary construction fencing to contain debris shall be installed along the boundaries of this phase unless fencing already exists at the subdivision boundaries. 5. Sanitary sewer service and municipal water to this site shall be via extensions :&om 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. 6. Revise or add the following notes on the face of the plat dated 8/26/05, prepared by Engineering Northwest: (4.) "...Block 30; Lots 2.3.8.9.12& 23, Block 31 Bfld Lots 2, 3,8, & 9, moek 32 or a portion of said lots...." (11.) "... ..shall be in compliance with the applicable zoning requirements of the City of Meridian or as otherwise approved with Conditional Use Permit (CUP-03-008) which allowed for reduced setbacks, lot sizes, and lot :&ontages." 7. Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot & block numbering. Make all con-ections necessary to comply. 8. Complete the Certificate of Owners. 9. The legal description in the Certificate of Owners is incongruous with the bearings and distances denoted on the face of the plat. The applicant shall make the necessary colTections to ensure the legal description and the plat, are both accurate and identical. 10. 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. FP-O5-060 Paramount SublO FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT GENERAL REQ UlREMENTS 1. All iITigation 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. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing, landscaping, amenities pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 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 of the site shall be preformed in conformance with MCC Il-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 Cotps of Engineers. 13. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. FP-O5-060 Paramount SublO FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 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. 10 with the above stated comments and conditions. FP-O5-060 Paramount SublO FP.doc PAGE 4