HomeMy WebLinkAboutParamount Subdivision No. 13 FP-06-037
BEFORE THE MERIDIAN CITY COUNCIL
C/C August 15, 2006
IN THE MATTER OF THE )
APPLICATION OF PARAMOUNT )
DEVELOPMENT, INC., FOR FINAL )
PLAT APPROVAL OF 47 SINGLE- )
FAMILY RESIDENTIAL BUILDING )
LOTS AND 1 COMMON LOT ON )
11.45 ACRES IN AN R-8 ZONE )
LOCATED WEST OF MERIDIAN )
ROAD AND NORTH OF )
MCMILLAN ROAD IN THE W Y2 )
OF THE SE ';4 OF SECTION 25, T. )
4N., R.IW. )
)
CASE NO. FP-06-037
ORDER OF CONDITIONAL
APPROVAL OF .FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Unified Development Code 11-6B-3 on August 15, 2006, and the Council finding that the
Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning and
Zoning Department, arId Michael Cole, Develupment Servi(,;e~ Cuunlinalur fur the Public Works
Department, dated: Hearing Date: August 15, 2006, 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 Final Plat of "PLAT SHOWING PARAMOUNT SUBDIVISION NO. 13
LOCATED IN THE W 12 OF THE SE ~ OF SECTION 25, T. 4N., R. 1 W., BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 13 / (FP-06-037)
Page 1 of 4
DATE: 06/28106, SHEET 1 OF 3, ENGINEERING NORTHWEST, LLC, BOISE,
IDAHO, PARAMOUNT DEVELOPMENT, INe., Developer, is Conditionally
Approved subject to those conditions of Staff comments as set forth in the
Memorandum to the Mayor and City Council from Kristy Vigil, Assistant City
Planner for the Planning and Zoning Department and Michael Cole, Development
Services Coordinator for the Public Works Department, dated: Hearing Date: August
15, 2006, listing 13 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 12
GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto
marked Exhibit "A", and consisting of 4 pages, and by this reference incorporated
herein, and the response letter from Engineering NorthWest, LLC, a true and correct
copy of which is attached hereto marked Exhibit "B" and consisting of2 pages, and
by this reference incorporated herein, and the additional requirements from the action
ofthe Council taken at their August 15, 2006 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 131 (FP-06-037)
Page 2 of 4
current best management practices for stormwater
disposal and design a stormwater management system
that is preventing groundwater and surface water
degradation. Manuals for guidance:
1. State of Idaho Catalog of Stormwater 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 13 1 (FP-06-037)
Page 3 of 4
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code 9 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
after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
15th
By action of the City Council at its regular meeting held on the
day
of Ai 'j--l~~ \
,2006.
ATTEST:
Copy served upon:
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Dated: <? .. J.5 -all>
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 13 1 (FP-06-037)
Page 4 of 4
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
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 ofland for Paramount Subdivision No. 13.
The zoning designation for the proposed subdivision is R-8 (Medium Density Residential). The gross
density of the proposed subdivision is 4.1 0 dwelling units per acre; the net density is 5.34 dwelling units
per acre.
Paramount Subdivision is located ~ mile north of McMillian and lh 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 Pennit 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 final 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
Exhibit "A"
FP-06-037 Paramount Subdivision No. 13 FP.doc
PAGEl
CITY OF MERIDIAN PLANNING AN 0 PUBLIC WORKS DEP AR TMENTS 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 irrigab1e 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 construction 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 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. Revise the plat to include a 10- foot public utilities, drainage and irrigation easement along the
western boundary of Lot 14, Block 36. There is an irrigation main 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) Eastern boundary of Lots 20-22, Block 26.
b) Northern boundary of Lots 16-19, Block 34.
c) Northem boundary of Lots 1-5, Block 5.
9. The landscape plan, prepared by The Land Group and dated 0717106 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 UDC 11-
3B-11 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.
Exhibit "A"
FP-06-037 Paramount Subdivision No. 13 FP.doc
PAGE 2
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 for compliance.
GENERAL REQUIREMENTS
1. Per UDC 11- 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 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.
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 be required by the Environmental Protection 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.
Exhibit "A"
FP-06-037 Paramount Subdivision No. 13 FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF 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 11-6B- 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 11-6B-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.
Exhibit "A"
FP-06-037 Paramount Subdivision No. 13 FP.doc
PAGE 4
EnKineel.,'~ NorthWest, LLC
423 N. Ancestor Place. Suile 180
Boise. Idaho 83104
(208) 316-5000 . Fax (208) 376-5556
August 14, 2006
Mayor and City COunciL~
City of Meridian
660 E. Watertower, Suite 200
Meridian. ID 83642
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Re: File No. FP-06-037 Paramount Subdivision No. 13
.-----..,..,....-..........
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. Our
response to the City's Site Specific Comments for this project is as follows:
". ---"'~':--..::::...:-~~...-----.-- ----:::...----------~.-........--- ~~---..
Site Specific Requirements
1) All terms of the approved Preliminary Plat (pP-03-004), Conditional Use Permit
(CUP-03-008) and Development Agreement (lost. No. 103137116) have been
met.
2) The Paramount Homeowner's Association will own and maintain the pressure
irrigation system within this development. An irrigation well will be continued for
use as a secondary source as in previ9us phases.
3) This project has a private well as a year round source of water supply for the
pressure irrigation.
4) Agree.
5) Sewer and water mains will be constructed through this phase of development by
cOJmecting to existing extensions from previous phases.
6) There are no domestic wells or septic systems located within this project.
7) Lot 14, Block 36 has been revised to include a 10-foot public utilities, drainage
and irrigation easement to accommodate the irrigation main to be installed along
the lot line.
8) The 20.foot setback requirement for DEQ Best Management Practices between
seepage bed and building foundation will be depicted on the plat for the following
lots:
a) Eastern boundary of Lots 2()"22, Block 26
b) Northern boundary of Lots 16-19, Block 34
c) Northern boundary of Lots 1-5, 11 and 12, Block 36
9) Agree
10) Agree
11) Agree
12) Certificate of Owners has been completed.
13) Agree.
Exhibit "fl"
City of Meridian - General Reauirements
The developer agrees to all the general requirements contained in the staff report dated
August 10,2006.
Should you have any questions or need anything else feel free to give me a call,
Thank you,
Xc: Jay Walker, Brighton Development
F~hib;t "W
2