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HomeMy WebLinkAboutParamount Sub PPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION PARAMOUNT, LLC, Applicant ) ) ) ) ) ) ) Case No. PP-03-004 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 392.17 acres in size and is generally located within the square mile of Chinden Rd., Meridian Rd., McMillan Rd. and Linder Rd., Meridian. 2. The owner(s) of record of the subject property is Paramount, LLC, 12426 W. Explorer Drive, Suite 220, Boise, Idaho 83704. 3. Applicant is same as owner. 4. The subject property is currently zoned RUT & R1 (Ada County). There is, however, an application for annexation and zoning to R-8, R-40, L-O and C-G before the City Council. These zoning districts are defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the city limits of the City of Meridian. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: Planned Development consisting of 764 single family building lots, 73 townhouse lots, 270 apartments, 4 mixed-use areas with approximately 577,606 s.f. of office and retail space, and 32 common lots on 392.17 acres in proposed R-8, R-40, L- O, and C-G zones. 8. There are no significant or scenic features of major importance that affect the consideration of this application. 9. The Planning and Zoning Commission recognized the concerns of Capt. Bill Musser, Meridian Police Department in a memo dated March 19, 2003 and Wendel Bigham, Joint School District No. 2, expressed in his letter dated February 12, 2003. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 2 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. Clarification- Lot 57, Block 3 has been removed from this plat pursuant to the annexation recommendation for File No AZ-03-005. B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as follows: SITE SPECIFIC CONDITIONS OF APPROVAL / PRELIMINARY PLAT 1. Sanitary sewer and water service to this site shall be via main line extensions from mains being installed as part of the Lochsa Falls project. The applicant will be responsible for constructing the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. The subdivision designer is responsible for coordinating main sizing and routing with the Public Works Department. This development shall be subject to latecomer fees, to reimburse those responsible for bringing sanitary sewer and water service to the area, when and if the Latecomers Fee Agreement is established. Latecomer’s fees shall be due and payable prior to signature on the final plat for each phase. The applicant shall be required to dedicate a permanent easement, and a temporary construction easement, through the project to Meridian Road for the North Slough Sewer Trunk after preliminary plat approval by the Meridian City Council, and prior to submittal of the application for the final plat of phase one. 2. The applicant has indicated that a pressurized irrigation system will be provided within this development, but has not indicated who will own and maintain the system. If the system is being proposed as a private system, 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 O&M manual must be submitted prior to plan approval, and be the applicant shall be subject to irrigation plan review fees. Please revise the plat to show how the system is going to be served (i.e. connection to an existing system, or independent pumping facilities) Underground year-round RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 3 pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 3. A detailed fencing plan shall be submitted upon application of the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. Fencing adjacent to pathways are to be a maximum of 4 feet in height if solid sight obscuring material is used for fence construction, with the allowance for an additional 2 feet of lattice work to be placed on top of the solid fence.. 4. A detailed landscape plan shall be submitted with the final plat application. The detailed landscape plan shall include a 15’ landscape buffer, (pursuant to the applicants request for reduced buffers between land uses), with the appropriate number of trees as required by the Landscape Ordinance, between all residential uses bordering the commercial/office (Village Center) uses on Block 40. 5. Please revise the preliminary plat map to show how all existing irrigation/drainage ditches are to be treated. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12- 4-13. 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. If lateral users association approval can’t be obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. A revised plat shall be submitted to the Public Works Department for review at least ten (10) days prior to the City Council meeting for this project. 6. Detached sidewalks shall be required along the entire subdivision frontages of McMillan Road, N. Meridian Road, Chinden Boulevard, and Linder Road and adjacent to the designated collector roadways. 7. A circulation pump/aerator or other means of preventing the irrigation ponds from becoming stagnant shall be required. 8. Re-align the collector roadway on Chinden Blvd. to align with N. Fox Run to the north. If this cannot be accomplished the plat shall be RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 4 revised in accordance with new ITD and ACHD recommendations. 9. Add stub streets in the following locations: A. Through Lot 20, Block 25 extending to the west, (this stub may be moved to the south, applicant to discuss with staff). B. Along the southern boundary of Lot 19, Block 7, extending to the west, (this stub may be moved to the south, applicant to discuss with staff). C. Provide an access easement or curb cut though Lot 1, Block 43, west of Lot 1 Block 42, lining up with N. Mitchum Avenue. D. Provide an access easement or a curb cut within Lot 1, Block 26, in alignment with the proposed driveway access on N. Studio Way 10. Add a micro-path in the following location: • In between Lots 10 and 11, Block 11. (All micro-paths shall be constructed in compliance with the Landscape Ordinance, and shall be the responsibility of the developer.) 11. Revise the plat notes as follows: •Add a note to the plat requiring any re-subdivision of this plat to be in compliance with the most recently approved subdivision standards of the City of Meridian. •Add a note to the plat that restricts fencing adjacent to the pathways within the subdivision to no greater than four feet in height if solid sight- obscuring material is used for fence construction, with the allowance of two (2) feet of lattice work to be permitted on top of the solid fence. • Add a note to the plat that states the ownership and maintenance responsibilities of the pressurized irrigation system within the development. •Add a note to the plat regarding the ownership and maintenance of the common lots within the subdivision. •Add a note to the plat regarding the Right to Farm Act. 12. A revised phasing plan depicting the phasing for the retail/office, townhouses, and multi-family housing must be submitted prior to the next public hearing. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 5 13. Phasing for the overall project may be modified by staff level approval, provided written explanation of phasing changes are provided by the applicant and final plat approval request of said phases are contiguous to previously approved phases. 14. Ten (10) copies of a revised plat shall be submitted to the City Clerk’s Office at least ten days prior to the next public hearing for this plat. GENERAL COMMENTS 1. Written comments in response to the staff report and Conditions of Approval must be submitted the Meridian’s Planning and Zoning Department three days prior to public hearing. 2. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 3. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 4. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 5. All pathways within the proposed subdivision shall be designed in accordance with MCC 12-13-15 “Micropath Landscaping”. 6. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted for the subdivision with the final plat application, the landscape plan shall include the location and design of any proposed playground equipment. 7. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-10-8. 8. 250 and 100-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 6 9. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owner’s), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can’t be obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 10. Please submit up to date groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. 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. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. 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. 14. 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. 15. Applicant’s engineer will be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. C. Adopt the Recommendations of ACHD as follows: Site Specific Conditions of Approval 1. The applicant shall do one of the following requirements for Meridian Road: RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 7 a. Dedicate by donation an additional 10-feet of right-of-way along Meridian Road, and construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. The applicant shall do one of the following requirements for Linder Road: a. Dedicate by donation an additional 23-feet of right-of-way along Linder Road, and construct a minimum 5-foot wide concrete sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5- foot wide concrete sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5- foot wide concrete sidewalk along Linder Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 3. The applicant shall do one of the following requirements for McMillan Road: a. Dedicate by donation an additional 10-feet of right-of-way along McMillan Road, and construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 8 c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 4. Construct West Studio Drive to intersect North Meridian Road approximately 1,300-feet north of McMillan Road, as proposed. 5. Construct West Producer Street to intersect Meridian Road approximately 2,470-feet north of McMillan Road, as proposed. 6. Construct West Director Street to intersect Meridian Road approximately 960-feet south of Chinden Boulevard, as proposed. 7. Construct West Paramount Drive approximately 2,420-feet south of Chinden Boulevard to align with West Cayuse Avenue (a main entrance that was approved on May 22, 2002 as a part of Lochsa Falls Subdivision), as proposed. 8. Construct West Studio Drive to intersect McMillan Road approximately 1,260-feet west of Meridian Road, as proposed. 9. Relocate the intersections of West Dreyfus Street/Producer Avenue and the North Lange Avenue/Producer Avenue to provide a minimum offset of 125- feet (measured from centerline to centerline). 10. Construct:  North Cinema Way (from Chinden Boulevard to West Director Street),  West Director Street (from Meridian Road to North Cinema Way),  West Producer Street (from Meridian Road to North Mitchum Avenue),  West Studio Drive (from Meridian Road to McMillan Road) and  West Paramount Drive (from Linder Road to North Arliss Avenue) as 40-foot street sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54-feet of right-of-way. 11. Construct:  West Paramount Drive (from North Arliss Avenue to North Cinema Way),  North Bergman Avenue (from West Paramount Drive to the north property line),  North Cinema Way (from West Director Street to West Colbert Street),  North Chaplin Drive (from North Cinema Way to North Cinema Way), RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 9  West Gable Street (from North Cinema Way to West Producer Street) and  West Producer Street (from North Mitchum Avenue to North Hopkins Avenue) as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalk, as proposed. 12. Construct the remainder of the internal roadways as 33-foot street sections with curb, gutter, 5-foot attached concrete sidewalk and parking on both sides of the roadway within 50-feet of right-of-way, as proposed. Submit documentation showing the review and approval from the Meridian Fire Department. 13. Extend North Wayman Avenue as a stub street to the south property line approximately 1,900-feet west of Meridian Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 14. Extend North Cinema Way as a stub street to the south property line approximately 2,050-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 15. Extend North Bergman Avenue as a stub street to the north property line approximately 1,220-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". ***See Finding for Consideration B item #7. 16. Extend North Arliss Avenue as a stub street to the north property line approximately 820-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 17. Provide access to West Producer Street (by a stub street or by shifting the roadway to the north) for the undeveloped parcels located directly to the north (the Packard and Mastropaolo properties). 18. Construct a 16-foot wide residential alley between West Oliver Street and West Peck Street and West Studio Drive and West Producer Street, as proposed. Improve the alley its full width and provide a minimum of back-of-curb radius of 15-feet at all alley intersections. Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22- feet for perpendicular parking. Any access to an alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley is prohibited. 19. Construct a 16-foot wide residential alley between West Poitier Street and West Peck Street and West Studio Drive and West Producer Street, as proposed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 10 Iimprove the alley its full width and provide a minimum of back-of-curb radius of 15-feet at all alley intersections. Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22- feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley is prohibited. 20. Construct three roundabouts within the public right-of-way, as proposed.  On West Director Street (mid way between Meridian Road and North Cinema Way)  At the intersection of Chaplin Street and North Dietrich Avenue  At the intersection of Cagney Street and North Dietrich Avenue The roundabouts shall be designed with a minimum of a 21-foot street section on either side of the center islands. The applicant will be required to dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabouts with traffic services staff. 21. Do not construct a roundabout at the intersection of North Bergman Avenue and Bacall Street unless a temporary turnaround is constructed at the terminus of North Bergman Avenue or North Bergman Avenue will be extended at the time that this portion of the preliminary plat is final platted. 22. Construct one knuckle with an island in the center, as proposed. Construct the island to be a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island shall maintain a minimum of a 29-foot street section. The design shall be reviewed and approved by ACHD's Traffic Services staff. 23. When the District receives a formal application for the multi-family use and/or the commercial use, the District will review and approve driveway locations in accordance with the policies and guidelines that are in effect at that time. The District’s current policies are provided for informational purposes only and can be found in Findings for Consideration #9 on pages 13 and 14 of this report. 24. Construct a number of islands within the public right-of-way, as proposed. Maintain minimum of a 21-foot street section on either side of the center islands. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat 25. Construct a southbound left turn lane on Linder Road at the West Paramount Drive/Linder Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 11 traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 26. Construct a northbound right turn lane on Linder Road at the West Paramount Drive/Linder Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 27. Construct an eastbound left turn lane on McMillan Road at the West Studio Drive/McMillan Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 28. Construct a westbound right turn lane on McMillan Road at the West Studio Drive/McMillan Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 12 shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 29. Construct a northbound left turn lane on Meridian Road at the West Studio Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 30. Construct a southbound right turn lane on Meridian Road at the West Studio Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 31. Construct a northbound left turn lane on Meridian Road at the West Producer Street/Meridian Road intersection, as recommended by the submitted RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 13 traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 32. Construct a southbound right turn lane on Meridian Road at the West Producer Street/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 33. Construct a northbound left turn lane on Meridian Road at the West Director Street/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 14 34. Construct a southbound right turn lane on Meridian Road at the West Director Street/Meridian Road intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat for the 201st residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD staff shall determine the need for additional turn lane analysis to be provided by the applicant. As requested by ACHD, the applicant’s traffic engineer shall submit a traffic analysis, which analyzes the need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots, and those included to be platted with that phase. The traffic engineer shall evaluate warrants based on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting process is not delayed, or major revisions required. Further analysis may be required with each additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as needed. 35. Construct a westbound right turn lane on West Studio Drive at the West Studio Drive/McMillan Road intersection, as recommended by the submitted traffic impact study. 36. Construct an exclusive eastbound left turn lane on West Studio Drive at the West Studio Drive/McMillan Road intersection, as recommended by the submitted traffic impact study. 37. Construct an exclusive northbound left turn lane on West Studio Drive at the West Studio Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. 38. Construct an exclusive southbound right turn lane on West Studio Drive at the West Studio Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. 39. Construct an exclusive northbound left turn lane on West Producer Street at the West Producer Street/Meridian Road intersection, as recommended by the submitted traffic impact study. 40. Construct an exclusive southbound right turn lane on West Producer Street at the West Producer Street/Meridian Road intersection, as recommended by the submitted traffic impact study. 41. Construct an exclusive northbound left turn lane on West Director Drive at the West Director Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 15 42. Construct an exclusive southbound right turn lane on West Director Drive at the West Director Drive/Meridian Road intersection, as recommended by the submitted traffic impact study. 43. Construct an exclusive northbound right turn lane on West Paramount Drive at the West Paramount Drive/Linder Road intersection, as recommended by the submitted traffic impact study. 44. Construct a combined through/southbound left turn lane on West Paramount Drive at the West Paramount Drive/Linder Road intersection, as recommended by the submitted traffic impact study. 45. Submit District a letter from ITD regarding the said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. 46. Other than the access points specifically approved with this application, direct lot access to Meridian Road, Linder Road and McMillan Road is prohibited unless otherwise approved by the Ada County Highway District. These restrictions shall be noted on the final plat. 47. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of- way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387- 6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 16 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. D. Adopt the Meridian Fire Department Recommendations as follows: 1. The project which comprised of single family dwellings will require a fire- flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 17 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. The proposed fire hydrant locations will be submitted to the Public Works for plan review. 4. All roads and fire lanes shall have a turning radius of 28’ inside and 48’ outside. 5. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 6. Two points of access will be required for the project or portions of the project that serve over 50 homes. This will be a concern the way the project is phased in the early stages of development. 7. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 8. Multi-family residential on the site will require a fire-flow of 1500 GPM plus the amount required by the fire sprinkler demand. 9. All access roads within the project shall have a clear driving surface with a minimum width of 20’ available at all times. Restricted parking on some streets and access points to fire lanes may be required to maintain a clear emergency access which is 20’ wide. UFC 902.2.2.1 10. The phasing plan may require that any roadway greater than 150’ in length that is not provided with an outlet shall be required to have a approved turn around. 11. The proposed 1107 unit subdivision with an estimated 2.9 residents per household would have a total estimated population of 3,210 residents at build out. This will generate an estimated 133 calls for service based on historical trends. The commercial, schools and churches will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for service in 2001. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 12. The proposed project lies on the edge of the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 18 facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 13. It is requested that building separations be maintained per the Building Code in Blocks 32, 33, 34, 35,30, 31, 36, 37 to reduce the possibility of fires being transmitted from house to house. E. Adopt the Recommendation of Settlers’ Irrigation District as follows: 1. That all irrigation/drainage facilities along with their easements be protected and continue to function as such. The laterals involved are the North Slough #2, North Slough, Knight, Lemp, Harrell, Wolf, and Bisby. 2. A license agreements will need to be signed and recorded prior to construction of any irrigation facilities. 3. All Storm drainage must be retained on-site. 4. Any changes to the existing irrigation system must be approved by Settlers Irrigation District. 5. The development must supply irrigation access to all lots within the above-mentioned subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and maintain the pressure irrigation system an agreements needs to be in place prior to the pre-construction meeting. F. Adopt the Recommendations of the Central District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. 2. The Applicant’s central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR PARAMOUNT SUBDIVISION BY PARAMOUNT, LLC – PP-03-004 - Page 19 5. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation.