HomeMy WebLinkAboutStaff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
SUBJECT:
Paramount Subdivision No. 12
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City Of Meridian
City Clerk Office
STAFF REPORT:
Hearing Date: February 2 I, 2006
Transmittal Date: February 16, 2006
TO:
Mayor & City Council
Kristy Vigil, Assistant City Planner '{J
Michael Cole, Development Services Coordinator
FROM:
Request for Final Plat Approval of Paramount Subdivision No. 12 Consisting of
45 Single-family Residential Building Lots and 1 Common Lot on 14.75 Acres in
an R-8 Zone by Paramount Development, Inc. (File# FP-O6-003)
We have reviewed this submittal and offer the following comments and 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 twelfth phase of
Paramount Subdivision. The su~ject final plat consists of 45 single-family residential building lots and 1
common lot on 14.75 acres in an R-8 zone. The gross density for this phase of the subdivision is 3.05
dwelling units per acre. The net density is 3.74 dwelling units per acre.
This phase is located on the east side ofN. Meridian Road and north ofN. McMillan Road, in the SW 1,4
of Section 25, TAN., R.1 W. The site has not been previously platted.
The common lot proposed within this phase of Paramount Subdivision will consist of common area open
space. The pressurized irrigation system within this development is to be owned and maintained by the
Paramount Homeowners Association.
A Conditional Use Permit for a Planned Development was approved for this subdivision that allowed for
a reduction in the minimum lot size from 6,500 s.t. to 5,500 s.f.; front setbacks for living area reduced
from 15' to 10'; street side setbacks reduced from 20' to 10'; and a reduction in street frontage trom 65'
to 50'.
The final plat submitted for this phase depicts two lots fewer than were approved on the preliminary plat;
however, the proposed density is within the range of a medium density development, as depicted on the
Comprehensive Plan Future Land Use Map. Even with the change in density, staff believes that the
proposed final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Paramount Subdivision No. 12 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-06-003 Paramount Sub12 FP.doc
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2.
3.
4.
5.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
The applicant has indicated that the Paramount Homeowners Association will own and maintain
the pressure irrigation 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 irrigation system Operations and Maintenance manual
must be submitted prior to plan approval.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. Since earlier phases of Paramount have installed a single-point connection, 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.
All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
where permanent fencing does not exist.
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.
6.
Lot 16, Block 30 does not meet the required 50-feet of street frontage, please revise the plat so
this lot meets the required street frontage.
7.
The Certificate of Owner's appears to call out a government comer that is not denoted on the face
ofthe plat. The applicant shall confirm this information and make any necessary corrections.
8.
Include all CP&F numbers of government comers shown on the plat.
9.
The center ~ comer of section 25 is shown on the plat without a graphical representation of the
type of monument, revise the plat to include this.
10.
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.
b.
Western boundary of Lot 22, Block 15.
Western boundary of Lots 11 Block 25.
Western boundary of Lot 2, Block 26.
Northeastern boundary of Lot 5, Block 33.
c.
d.
11.
The landscape plan, prepared by The Land Group and dated 1/25/06, shall be revised as follows:
a.
Revise plan to reflect seed instead of sod in the drainage swales.
Submit 3 copies of the revised landscape plan to the Planning Department prior to signature on
the/mal plat by the City Engineer.
12.
Revise or add the following note(s) on the face of the plat prepared by Engineering Northwest,
stamped on 12/20/05 by James R. Washburn, prior to signature on the final plat by the City
Engineer:
2.)
Revise to read, ". . . property drainage, public utilities and property irrigation. . . "
FP-O6-003 Paramount SubJ2 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLiC WORKS DEPARTMENTS STAFF REPORT
3.)
*.)
Revise to read, "A portion ofthe following Lots; Lots ~, 3, 1, 8 . . ."
Add a note dedicating a 10-foot wide public utilities, drainage, and irrigation easement
centered along all interior lot lines.
13.
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.
14.
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 UDC 11-
3B-ll 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 UDC 11- 3B-
11. 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 of UDC 11-3B-ll, 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.
15.
Complete the Certificate of Owners, including the book and page number of recorded data, and
the accompanying acknowledgement.
16.
Staffs 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 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 UDC 11-3A-6.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non.approva1 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 shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building pennits.
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 but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5.
A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
FP-O6-003 Paramount Sub12 FP.doc
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6.
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
7.
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.
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 shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12.
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.
13.
Approval of the preliminary plat shall become null and void if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 11-6B- 7 A. ill the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B- 7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Paramount Subdivision No. 12 (FP-06-003) with the
above stated comments and conditions.
FP-O6-003 Paramount Sub 12 FP.doc
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