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Home My WebLink AboutStaff ReportC1TY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Meeting Date: April 1, 2008 E IDIAN~-- It)AHO TO: Mayor and City Council FROM: Jenny Veatch, Assistant City Planner 208-884-5533 Scott Steckline, Development Services Coordinator 208-898-5500 SUBJECT: Paramount Subdivision Number 16 Request for Final Plat Approval of Paramount Subdivision No. 16 Consisting of 33 Single-Family Residential Building Lots and 1 Common Area Lot on 7.61 Acres in an R-8 Zoning District by Paramount Development, Inc (File# FP-08- 005). 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 33 single-family residential building lots and 1 common area lot on 7.61 acres of land for Paramount Subdivision No. 16. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential). The gross density of the proposed subdivision is 4.34 dwelling units per acre; the net density is 5.64 dwelling units per acre. Paramount Subdivision No. 16 is located west of North Meridian Road and north of W. McMillan Road in the SE '/ of T. 4N., R. 1 W., Section 25. 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 minimum dwelling size from 1,301 s.f. to 1,101 s.f for 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 final plat substantially complies with the approved preliminary plat. Staff recommends approval of Paramount Subdivision No.16 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all applicable terms of the approved preliminary plat (PP-03-004), conditional use permit (CUP-03-008) and development agreement (Inst. No. 103137116). FP-08-005 Paramount Subdivision Number 16 FP.doc PAGF CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 2. The Final Plat approval for this subject phase shall expire if the City Engineer's signature is not obtained within 18-months from the Engineer's signature of phase 15. 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 final plat by the Meridian City Engineer. 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. 6. The plat prepared by Engineering Northwest, LLC., stamped on 02/15/08 by James Washburn, is approved with no changes. The landscape plan, prepared by The Land Group, and dated 01/18/08, stamped revised 3/25/08 is approved with no changes. 8. 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. 9. 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. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3B-11, 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. 10. Staff s failure to cite specific ordinance provisions or conditions from the prelinunary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIItEMENTS 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. FP-08-005 Pazamount Subdivision Number 16 FP.doc PAGE CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 azchitect, 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. 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. 12. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 13. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 14. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 15. The applicant's design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an imgation district or the ACRD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. FP-08-005 Paramount Subdivision Number 16 FP.doc PAGF CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 16. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. STAFF RECOMMENDATION Staff recommends approval of the final plat for Paramount Subdivision No. 16 (FP-08-005) with the above stated comments and conditions. FP-08-005 Paramount Subdivision Number 16 FP.doc PAGE