HomeMy WebLinkAboutParamount Subdivision No. 15 FP-07-004
BEFORE THE MERIDIAN CITY COUNCIL
C/C March 13, 2007
IN THE MATTER OF THE )
APPLICATION OF PARAMOUNT )
DEVELOPMENT, INC., FOR FINAL )
PLAT APPROVAL OF 10 SINGLE- )
FAMILY RESIDENTIAL BUILDING )
LOTS AND 11 COMMON LOTS ON )
5.22 ACRES IN AN R-8 ZONE )
LOCATED WEST OF MERIDIAN )
ROAD AND NORTH OF )
MCMILLAN ROAD IN THE SE % )
OF T. 4N., R. lW., SECTION 25 )
)
)
CASE NO. FP-07-004
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 March 13, 2007, and the Council finding that the
Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning
Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: March 13, 2007 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. 15
LOCATED IN THE SE ~ OF T. 4N., R. IW., SECTION 25, BOISE MERIDIAN,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 15 / (FP-07-004)
Page 1 of 4
MERIDIAN, ADA COUNTY, IDAHO 2007, HANDWRITTEN DATE: 01/30/07,
SHEET 1 OF 4, ENGINEERING NORTHWEST, LLC", PARAMOUNT
DEVELOPMENT, 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 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: March 13, 2007, listing 14 SITE
SPECIFIC REQUIREMENTSIFINAL PLAT and 11 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 Brighton Corporation, a true and correct copy of which is attached hereto
marked Exhibit "B" and consisting of 1 page, and by this reference incorporated
herein, and the additional requirements of the Council taken at their March 13, 2007
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-offis 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 15 / (FP-07 -004)
Page 2 of 4
obtain 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 [mal 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. 15 / (FP-07-004)
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.
By action of the City Council at its regular meeting held on the I ~ -fiL day
of
c/m 0Jl C l~
, 2007.
By:
Attest:
Tammy d
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Copy served upon Applicant, the p~~~r ~~ment, Public Works Department, and
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By:
Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 15 / (FP-07-004)
Page 4 of 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
J
STAFF REPORT:
Hearing Date: March 13, 2007
Transmittal Date: March 8, 2007
TO:
Mayor and City Council
Kristy Vigil, Assistant City Planner '{.JI
208-884-5533 fY\ C
Michael Cole, Development Services Coordinator
208-898-5500
FROM:
SUBJECT:
Paramount Subdivision No. 15
Request for Final Plat Approval of Paramount Subdivision No. 15 Consisting of
10 Single-Family Residential Building Lots and 11 Connnon Area Lots on 5.22
Acres in an R-8 Zone by Paramount Development, Inc (File# FP-07-004).
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, me, has applied for [mal plat approval of 10 single-family
residential building lots and 11 common area lots on 5.22 acres of land for Paramount Subdivision No.
15. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential). The gross
density of the proposed subdivision is 1.91 dwelling units per acre; the net density is 3.9 dwelling units
per acre.
Paramount Subdivision No. 15 is located 1/2 mile south of Chinden and on the west side of North
Meridian Road in the SE ~ ofT. 4N., R. 1 W., Section 25. This property has not been previously platted.
Staff is requiring a special setback on lots fronting infiltration trenches, to comply with the Department of
Envirolll11ental Qualities Catalog of Stomwater Best Management Practices for Cities and Counties, of
20-feet of separation between an infiltration trench and a building foundation. While staff generally
doesn't provide much analysis of conditions in the sunnnary of a Final Plat Staff Report, it has come to
staff s attention that this may be a discussion item for Council as the applicant is attempting to vacate a
similar condition on a previous phase of Paramount Subdivision and may wish remove this condition of
approval. See site specific condition # 9.
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 minimum dwelling size from 1,301 s.f. to 1,101 s.ffor the
detached units; a reduction in the front setbacks for living areas from 15' to 10' for both the detached and
attached units; a reduction in the street side setbacks from 20' to 10' for both the detached and attached
units; and a reduction in street frontage for each lot 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 Subdivision on June 24, 2003 and the
submitted fmal plat substantially complies with the approved preliminary plat
Exhibit "A"
FP-07-004 Paramount Subdivision No. 15 FP.doc
PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
Staff recommends approval of Paramount Subdivision No.15 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
pennit (CUP-03-008) and development agreement (Inst. No. 103137116).
2. The Final Plat approval for this subject phase shall expire if it is not signed within 18-months
from the signature of the City Engineer of phase 14.
3. The applicant has indicated that the Homeowners Association will own and operate the required
pressurized irrigation system in this development. Therefore plans and specifications will be
reviewed and approved by the Public Works Department during the construction plan approval
process.
4. 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 [mal plat by the
Meridian City Engineer.
5. 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 pennits for this subdivision.
6. Sanitary sewer and water service to this site is being proposed via extensions of existing mains
installed 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 Warks Department. Applicant shall execute City of Meridian standard
forms of easements, for any mains that are required to provide service.
7. The water main in W. Producer Drive shall be 12-inch.
8. The applicant shall dedicate additional Public Utilities, Drainage and Irrigation Easement along
interior lot lines where the pressurized irrigation system is being installed. The width needs to be
sufficient to ensure 5-feet past the centerline of pipe.
9. Graphically depict a special setback on the following lots. The setback needs to be sufficient to
ensure the 20-foot separation between an infiltration trench and a building foundation as required
by The Department of Environmental Qualities Best Management Practices.
a) The northwest boundary of Lots 3 and 4 Block 40.
b) The northwest boundary of Lots 2-4 Block 41.
10. Revise or add the following note(s) on the face of the plat prepared by Engineering Northwest,
LLC., stamped on 01/30107 by James Washburn, prior to signature of the fmal plat by the City
Engineer:
2.) Revise to include a dedicated 10- foot wide Public Utilities, Drainage and Irrigation
Easement, centered on interior lot lines.
Exhibit "A"
FP-07-004 Paramount Subdivision No. 15 FP.doc
PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TMENTS STAFF REPORT
11. The landscape plan, prepared by The Land Group, and dated 03/01/07 is approved with no
changes.
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 pennitted under UDC 11-3B-l1.
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.
14. Staffs failure to cite specific ordinance provisions or conditions from 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 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.
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 fmal 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.
Exhibit "A"
FP-07-004 Paramount Subdivision No. 15 FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
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.
STAFF RECOM1\1ENDATION
Staff recommends approval of the final plat for Paramount Subdivision No. 15 (FP-07-004) with the
above stated comments and conditions.
Exhibit "A"
FP-07-004 Paramount Subdivision No. 15 FP.doc
PAGE 4