Staff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: August 15,2006
Transmittal Date: August 10, 2006
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TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '(.Ji
Michael Cole, Development Services Coordinator
SUBJECT:
Paramount Subdivision No. 13
City Of Meridian
City Clerk Office
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Request for Final Plat Approval of Paramount Subdivision No.13 Consisting of
47 Single-Family Residential Building Lots and 1 Common Area Lot on 11.45
Acres in an R-8 Zone by Paramount Development, Inc. (File# FP-06-037).
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 47 single.family
residential building lots and 1 common area lot on 11.45 acres of land for Paramount Subdivision No. 13.
The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The gross
density of the proposed subdivisioll is 4.10 dwelling units per acre; the net density is 5.34 dwelling units
per acre.
Paramount Subdivision is located ~ mile north of McMillian and Y2 mile west of Linder in the W 1/2 of
the SE ~ of Section 25 T. 4N., R. 1 W. This property has not been previously platted.
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.f. 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 from 65'
to 50'.
The submitted final plat shows an additional 7 lots; however, phases 1 through 11 have lost 13 lots
overall. Also, the design of the 7 additional lots corresponds with the approved subdivision to the south,
Cedar Creek Subdivision. 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 tinal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Paramount Subdivision No. 13 with the comments and conditions stated in
this report.
SITE SPECIFIC CONDITIONS
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. Plans and specifications for the irrigation
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection is used, 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. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A~7.
Temporary constmction fencing to contain debris shall be installed at the subdivision boundary
where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
5. Sanitary sewer and water service to this site is being proposed via extensions of existing mains in
surrounding development. Applicant will be responsible to construct the sewer and water mains
to and through this proposed development. 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. Any existing domestic wells and/or septic systems within this projcct will havc to bc rcmovcd
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. Revise the plat to include a 10-foot public utilities, drainage and irrigation easement along the
westem boundary of Lot 14, Block 36. There is an irrigationl11ain being installed along that lot
line.
8. Graphically depict a special setback from the right-of-way in the following locations. The size of
the setback shall be sufficient to ensure the 20-foot separation requirement of the Department of
Environmental Qualities Best Management Practices between a seepage bed and building
foundation. Reference the setback in a plat note.
a) Eastem boundary of Lots 20-22, Block 26.
b) Northem boundary of Lots 16-19, Block 34.
c) Northern boundary of Lots 1-5, Block 5.
9. The landscape plan, prepared by The Land Group and dated 07/7/06 is approved as submitted.
10. 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.
11. 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 une 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 ofUDC 1l~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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12. Complete the Certificate of Owners and the accompanying acknowledgement.
13. Staff's failure to cite specific ordinance provisions or conditions of the preliminary plat does not
relieve the Applicant of responsibility [or compliance.
GENERAL REQUTRRMRNTS
1. Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. 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 prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
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 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 fmal plat.
4. All development improvements, including hut 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.
6. 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.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may bc rcquircd by thc Environmcntal Protcction Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11. 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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STArr REPORT
12. 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 ll-6B-7 A. In 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 ll-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Paramount Subdivision No. 13 (FP-06-037) with the
above stated comments and conditions_
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