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HomeMy WebLinkAboutParamount Subdivision No. 11 FP-05-061 BEFORE THE MERIDIAN CITY COUNCIL C/C September 27, 2005 IN THE MATTER OF THE ) APPLICA TION OF PARAMOUNT ) DEVELOPMENT, INC. FOR FINAL ) PLAT APPROVAL OF 39 SINGLE- ) F AMIL Y RESIDENTIAL BUIDLING ) LOTS AND 1 COMMON LOT ON ) 9.45 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. lW., ) SECTION 25 ) ) CASE NO. FP~05-061 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT r- 1'- This matter coming before the City Council for Pinal Plat approval pursuant to Meridian City Code S 12-3-7 on September 27, 2005, and the Council finding that the Administrative Review is complete from Sonya Watters, Assistant City P1mmer for the Planning and Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: September 27,2005, 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 Pinal Plat of "PLAT SHOWING PARAMOUNT SUBDIVISION NO. 11 LOCATED IN A PORTION OP T. 4N., R. 1W., SECTION 25, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2005, HANDWRITTEN ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR PARAMOUNT SUBDIVISION NO. 11/ (FP-05-061) Page I of 4 DATE: 08/29/05, SHEET 1 OF 3, ENGINEERING NORTHWEST, LLC",PARAMOUNT DEVELOPEMNT, 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 Watters, Assistant City Planner for the Plmming and Zoning Department and Michael Cole, Development Services Coordinator for the Public Works Department, dated: Hearing Date: September 27, 2005, listing 14 SITE SPECIFIC REQUIREMENTSIFINAL PLAT and 16 GENERAL REQUIREMENTS, a true and conect copy of which is attached hereto marked Exhibit "A", and consisting of 4 pages, and by this reference incorporated herein, and the additional requirements from the action of the Council taken at their September 27,2005 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 current best management practices for stonnwater disposal and design a stormwater management system that is preventing groundwater and surface water degradation. Manuals for guidance: ORDER OF CONDITIONAL APPRO V AL OF FINAL PLAT FOR PARAMOUNT SUBDIVISION NO. 1]/ (FP-05-061) Page 2 of 4 1. State of Idaho Catalog of Storm water 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 that pursuant to 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. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code S 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR PARAMOUNT SUBDIVISION NO. 11/ (FP-05-06l) Page 3 of 4 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 ;2'fl. ~ day of S ~#m b-uv ,2005. Attest: By: 8haAlY1~J Dated: ! 0 -/ n -(Jf) ORDER OF CONDITIONAL APPRO V AL OF FINAL PLAT FOR PARAMOUNT SUBDIVISION NO. J 11 (FP-05-06l) Page 4 of 4 CITY OF MERIDIAN PLANNING AND PUBLiC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: September 27,2005 Transmittal Date: September 22, 2005 olfe~l;dian ID,\I-IO FROM: Mayor & City Council Sonya Watters, Assistant City Planner ~ Michael Cole, Development Services Coordinator fY\ C TO: SUBJECT: Paramount Subdivision No, II Request for a Final Plat Approval of Paramount Subdivision No. 1 I Consisting of 39 Single-family Residential Building Lots and I Common Lot on 9.45 Acres in an R-8 Zone by Paramount Development, Inc. (File# FP-05-061) 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 eleventh phase of Paramount Subdivision. This phase includes 39 single-family residential building lots and I common lot on 9.45 acres in an R-8 zone. The gross density of this phase is 4.12 dwelling units per acre and the net density is 4.89 dwelling units per acre. This phase is located approximately Yz mile west of N. Meridian Road and Vz mile north of W. McMillan Road, in a portion of Section 25, TAN., R.lW. 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 (Planned Development) was approved for this subdivision that allowed for a reduction in the minimum lot size from 6,500 sJ. 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. 11 with the comments and conditions stated in this repOlt. SITE SPECIFIC REQUIREMENTS 1. Applicant is to meet all terms of the approved preliminary plat (PP-03-0D4), conditional use permit (CUP-D3-008) and development agreement (Inst. No. 103137116). 2. The applicant has indicated that the Paramount Homeowners Association will own and maintain the pressure itTigation system within this development. Plans and specifications for the irrigation system shall be reviewed by the Public Works Department as part of the Exhibit "A" FP.05.061 Paramount Sub 11 FP.doc PAGE I CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT development plan review process, and a draft copy of the pressurized irrigation system Operations and Maintenance manual must 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 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. 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. Northwestern boundary of Lot 5, Block 15. b. Northwestern boundary of Lots 3, 22, Block 16. c. Northwestern boundary of Lot 20, Block 17. 7. The plat indicates a length of 589.00-feet on the southwestern boundary of this proposed development, however the sum of the lot lengths equal 653-feet. The applicants engineer or surveyor shall determine the COlTect lengths of the boundaries in question and make the necessary corrections to ensure the legal description and the plat, are both accurate and consistent. 8. No large landscaping is allowed within 5-feet of a meter tile, per City of Meridian Standard Specification 7.07(w) note 3. 9. The landscape plan, prepared by The Land Group and dated 8/23/05, shall be revised as follows: a. Correct the "AD" key symbol shown on the plan to read "AP" per the plant schedule. b. Fencing adjacent to Lot 11, Block 17 shall be limited to 4 feet in height if solid fencing material is used, with the allowance for an additional 2 feet of lattice work to be placed on top of the solid fence; revise plan accordingly. c. Public Works requires 5-feet of separation between meter tiles and large landscaping. Cross-reference the construction plans to ensure this separation is met. Exhibit "A" FP-OS-061 Paramount Sub)) FP.doc PAGE 2 CITY or MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 10. Revise or add the following note(s) on the face of the plat dated 8/29/05, prepared by Engineering Northwest: (12.) ".. ...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 frontages." 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 corrections necessary to comply. 12. 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 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 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 Depmtment. 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. Exhibit "A" FP-05-061 Paramount Sub] J FP.doc PAGE 3 ClTY 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 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 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. ro. 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. t 1. 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. J 4. 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. II with the above stated comments and conditions. Exhibit "A" FP-05-061 Paramount Subll FP.doc PAGE 4 Enf(ineerin~ North West, LLC 423 N. Ancestor Place, Suite 180 Boise, Idaho 83704 September 26, 2005 Mayor and City Council City of Meridian 660 E. Watertower, Suite 200 Meridian, ill 83642 (208) 376.5000 0 Fax (208) 376-5556 " ~ ,\ I , ~ ,/,\ I ,,\ \ \ " \1/ \\' .!,' (\ . ,,~\ Re: Pile No. FP~05~061 Paramount Subdivision No. 11 I am writing on behalf of our client, Paramount Development, Inc. who has indicated to us their acceptance of the conditions of approval as outlined by staff for the above referenced. OUf response to the City's Site Specific Comments for this project is as foHows: Site Specific Requirements 1) All terms ofthe approved Preliminary Plat (PP-03~004), Conditional Use Pennit (CUP-OJ-OOS) and Development Agreement (Inst. No. 103137116) have been met. 2) The Paramount Homeowner's Association win own and maintain the pressure irrigation system within this development. An irrigation well will be continued for use as a secondary source as in previous phases. 3) Agree. 4) Agree. 5) Sewer and water mains will be constructed through this phase of development by connecting to existing extensions from previous phases. 6) The plat has been revised to graphically depict a 5-foot wide Public Utilities, Drainage and [rrigation easement in the following lots. a. Northwestern boundary of Lot 5. Block 15. b. Northwestern boundary of1.ot5 3 and 22. Block 16. c. Northwestern boundary of Lot 20, Block 17. 7) The plat length along the southwestern boundary line has been corrected. The Certificate of Owner has been revised as well on the signature sheet. 8) Agree. 9) The comments for the landscaping plan have been forwarded to The Land Group for revisions. 10) Note 12; of the face ofthe plat has been revised to read: ".. .the applicable zoning requirements of the City of Meridian or as otherwise approved with..." per staff comments. II) The Ada County Street Name Committee Final letter will be submitted to the City of Meridian prior to signature by the City Engineer. 12) No open space is being used for wet ponds or other nuisances. 13) The Certificate of Owners will be completed prior to final plat signature. 14) Agree. Exhibit "l3" City of Meridian - General Requirements The developer agrees to all the general requirements contained in the staff report dated September 22, 2005. Should you have any questions or need anything else feel free to give me a call. Xc: Jay Walker. Brighton Development 2 Exhibit "Il"