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CITY OF MERTDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: September 19, 2006
Transmittal Date: September 14,2006
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SEP 1 4 2006
TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '{JI
Michael Cole, Development Services Coordinator M C
SUBJECT:
Paramount Subdivision No. 14 City Of Meridian
City Clerk Office
Request for Final Plat Approval of Paramount Subdivision No.14 Consisting of
26 Single-Family Residential Building Lots on 4.17 Acres in an R-8 Zone by
Paramount Development, Inc. (File# FP-06-041).
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 26 single-family
residential building lots on 4.17 acres of land for Paramount Subdivision No. 14. The zoning designation
for the proposed subdivision is R-8 (Medium Density Residential). The gross density of this phase of the
proposed subdivision is 6.24 dwelling units per acre; the net density is 9.66 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 y,; 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 3,960 s.f. for detached units and from 6,500 s.f to
3,159 s.f. for attached units; a reduction in the minimrun dwelling size from 1,301 s.f. to 1,101 s.f for the
detached units; front setbacks for living area reduced from 15' to 10' for both the detached and attached
units; street side setbacks reduced from 20' to 10' for both the detached and attached units; and a
reduction in street frontage from 65' to 36' for the detached units and from 65' to 27' for the attached
units.
The City Council approved the preliminary plat for Paramount on June 24, 2003 and the submitted final
plat substantially complies with the approved preliminary plat.
The proposed density is within the range of a medium density development, as depicted on the
Comprehensive Plan Future Land Use Map.
It is anticipated that the oroposed phase will record prior to Phase 13. which the City Council approved on
August 15.2006. Therefore. Staff will internallv change the ParamOlUlt Subdivision No. 13 file (FP.06.
037) to be Paramount Subdivision No. 14 and Paramount Subdivision No. 14 (FP-06-04l) to Paramount
Subdivision No. 13 to coincide with the applicant's recordation timelines.
Staff recommends approval of Paramount Subdivision No. 14 (to record as Paramount Subdivision No.
13) with the comments and conditions stated in this report.
FP-06-041 Paramount Subdivision No. 14 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF 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
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. The applicant has indicated an on-site well will be the backup source, if,
however, 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 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
previous phases. 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. Include the instrument number for the center y,; shown on the face of the plat.
8. The sum or the rear lot line dimensions in Blocks 39 and 38 do not equal what is shown on the
face of the plat as an overall measurement. The applicant shall confl1TI1 this and make any
necessary adjustments to ensure that all measurements shown on the plat are accurate.
9. Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement along the
interior lot lines that are not spanned by an attached unit.
10. 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) Northeastern boundary of Lots 3-6, Block 39.
b) Northeastern boundary of Lots 4~7, Block 38.
c) Southwestern boundary of Lots 2-4, Block 38.
11. The landscape plan, prepared by The Land Group and dated 07/20/06, shall be revised as follows:
a. Include tree class information in the plant schedule.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
b. The plan does not appear to scale out correctly; revise plan accordingly.
c. Include a calculations table per the requirements specified in the [mal plat landscape plan
submittal checklist.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final plat by the City Engineer.
12. 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.
13. 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 ll-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 ll-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.
14. 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 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 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-06-041 Paramount Subdivision No. 14 FP.doc
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
II. 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.
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 ll-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Paramount Subdivision No. 14 (FP-06.04l) with the
above stated comments and conditions.
FP-06-041 Paramount Subdivision No. 14 FP.doc
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