Staff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: October 2S, 200S
Transmittal Date: October 20 , 200S
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Sonya Watt;r~~-~ssistaht City Planner .ft/I/ '--?-"l.-'l)".,:,..,.,y",~;':'~ç'- '- '
Michael Cole, Development Services Coordinator (Y\ c' :: Q 2005
..; y Of MeridiaIc
. .. (;]erk OfSCf;
Paramount Village Center Subdivision (fka Julie Subdivision)
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FROM:
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Request for a Final Plat Approval of Paramount Village Center Subdivision
Consisting of 12 Commercial Building Lots and 2 Common Lots on 4.65 Acres
in an L-O Zone by Paramount Development, lnc, (File# FP-O5-062)
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, Engineering Northwest, LLC, has applied for final plat approval of Paramount Village
Center Subdivision fka Julie Subdivision, This subdivision consists of 12 commercial building lots and 2
common area lots on 4.6S acres in an L-O zone.
Paramount Village Center Subdivision is located on the east side of N. Linder Road, approximately 'li
mile north ofW, McMillan Road, in the NW ~ of Section 2S, TAN" RIW.
A Conditional Use Pennit (Planned Development) was approved for this subdivision that allowed for a
reduction to the minimum standards for the following: street frontage (from SO-ft. to O-ft.) and building
setbacks (side setback from S-ft. per story to S~ft and rear setbacks from 20-ft, to 2-ft.) measured from the
property line, The preliminary plat findings also required that a minimum lO-ft. wide rear building
setback be maintained for the two lots that abut the northern property boundary and allowed for reduced
rear setbacks for the rest of the building lots as shown on the approved preliminary plat.
The final plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Paramount Village Center Subdivision with the comments and conditions
stated in this report,
SITE SPECIFIC REQUIREMENTS
1.
Applicant is to meet all tenus of the approved development agreement (lnst. No. 103137116),
annexation (AZ-03-006), preliminary plat (PP-OS-Oll), and conditional use permits (CUP-03-008
& CUP-OS-O13).
2.
The applicant has indicated that the Paramount Homeowners Association will own and maintain
the pressure irrigation system within this development. However the construction plans show no
design for it. Plans and specifications for the iITigation system shall be reviewed by the Public
Works Department as part of the development plan review process, and a draft copy of the
FP-O5-062 Paramount Village Center Sub FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
pressurized irrigation system Operations and Maintenance manual must be submitted prior to plan
approval.
3,
If the pressurized irrigation system is going to be installed around the perimeter of this
development, then a to-foot wide public utilities, drainage and irrigation easement shall be
dedicated along the perimeter of this proj ect via plat note. If the pressurized irrigation system is
to be run internally than appropriate easements shall be shown on the face of the plat.
4,
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 coIillection 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.
5.
Fencing must be in compliance with UDC ] l-3A-6 and ll-3A-7,
6.
Sanitary sewer service and municipal water to this site shall be via stubs from existing mains in
W. Cayuse Creek Drive and Linder Road. 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 fonns of easements, for
any mains that are required to provide service,
7,
As each lot develops a drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord, 557, to-1-9]) for all off-street parking
areas. Stonn water treatment and disposal shall be designed in accordance with Department of
Environmental Quality] 997 publication Catalog of Stonn Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a
surface water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant is responsible
for filing all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells,
8.
Provide a 20' easement for all public water/sewer main outside of public right of way (include all
water services and hydrants). The description shall be consistent with the graphically depicted
easements on the plat. Submit an executed easement (supplied by Public Works), a legal
description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x
11" map with bearings and distances (marked EXHffiIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor, DO NOT RECORD, Add a note to the
plat referencing this document.
9.
The landscape plan, prepared by The Land Group and dated 2/4/05, shall be revised as follows:
a.
Correct the landscape buffer width along N, Linder Road (Lot 2, Block 1) to match the
plat (width should be 35-ft.)
Correct the width of the future right-of-way lot (Lot 1, Block 2) to match the plat (width
should be 23-ft.)
Sidewalk along N, Linder Road shall be constructed a minimum of 4l-ft, from the
centerline of the right-of-way, a minimum of 5-ft. wide and tie in with the existing
sidewalk on the south,
b.
c,
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the final plat by the City Engineer
FP-O5-062 Paramount Village Center Sub FP,doc
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2.
3,
4.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
10.
Revise or add the following note(s) on the face of the plat dated 9/1/05, prepared by Engineering
Northwest:
(2,)
"Lot ~ 1, Block 1 is a non-buildable lot to be owned by the developer or assigns for
possible right-of-way acquisition and maintained by the Paramount Neighborhood
Homeowner's Business Owner's Association."
"Direct lot access to N, Linder Road and W, Cayuse Creek Drive is prohibited uRless
spøeifieally allOìved by the Ada Couftty Highwél-Y Distriet and the City of Meridian."
Complete recorded instrument number
Add note: "Lot 2, Block I is a non-buildable common lot to be owned and maintained by
the Paramount Business Owner's Association,"
(8,)
(9,)
(12.)
11.
Please submit a copy of the Ada County Street Name Committee's "Final" letter for the street
names and lot & block numbering. Make all coITections necessary to comply.
12,
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater 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 pennitted 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 stonnwater 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 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.
13.
Complete the Certificate of Owners,
14,
Staff's failure to cite specific ordinance provisions or terms of the approved development
agreement, preliminary plat or conditional use pennit does not relieve the Applicant of
responsibility for compliance,
GENERAL REQUIREMENTS
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 l2~4-
13. Plans will need to be approved by the appropriate iITigationidrainage district, or lateral users
association (ditch owners), with written approval or nonwapproval 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.
Water system shall be approved and activated, fencing installed, and the Final Plat for this
subdivision shall be recorded, prior to applying for building pennits,
A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized iITigation, sanitary sewer, water, etc" prior to
signature on the final plat.
All development improvements, including sewer, fencing, micro-paths, pressurized inigation and
landscaping shall be installed and approved prior to obtaining certificates of occupancy,
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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 iITigation.
7.
All grading of the site shall be prefonned in confonnance with MCC 11-12-3H,
8.
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.
9.
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
nonnal groundwater elevation.
10.
Coordinate fire hydrant placement with the City of Meridian Public Works department.
11.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers,
12.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
13,
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
14,
Developer shall coordinate mailbox locations with the Meridian Post Office,
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 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 Village Center Subdivision with the above
stated comments and conditions,
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