HomeMy WebLinkAboutParamount Sub PP 03-004BEFORE THE CITY COUNCIL OF THE CITY OF MERH)IAN
C/C 05/20/03
Revised 06/03/03
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR PARAMOUNT
FOR 764 BUILDING
LOTS AND 37 OTHER LOTS ON
397.11 ACRES LOCATED WITHIN
THE SQUARE MILE OF CHINDEN
ROAD, MERIDIAN ROAD,
McMII,LAN ROAD, AND CINDER
ROAD, MERIDIAN, IDAHO
Case No. PP-03-004
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
BY: PARAMOUNT, LLC,
APPLICANT
The above entitled matter coming on regularly for public hearing before the City Council
on May 20, 2003 and continued until June 3, 2003, and Anna Powell Planning Director for the
Planning and Zoning Department, Brad Watson of the Pubic Works Department, Mike Wardle,
JoAnn Butler, Brian McColl, Ken Aschenbrenner, Becky McKay, Greg Johnson, David Turnbull,
and Bruce Mills, appeared and testified, and the City Council having received a report from
Wendy Kirkpatrick Planner II and David McKinnon Planner II for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, and the City Council having
received as part of the record of this matter the recommendation to City Council of the Planning
and Zoning Commission and the applicant having submitted the "PARAMOUNT
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDNISION / (PP-03-004) page 1 of 24
SUBDIVISION PRELIMINARY PLAT DECEMBER 2002, REVISED AND HANDWRITTEN
DATE: 05/19/2003, PLANNED UNIT DEVELOPMENT (CONCEPTUAL SITE PLAN), JOB
NO. 02-037-01, SHEET NO. 1 OF 3, LOCATED IN PORTIONS OF SETION 25, T. 4N., R.
1 W., B.M., ADA COUNTY, IDAHO,
J:/PARAMOUNT_0203701~Drawings~PARAM_PREPLAT SHT2345.dwg, ENGINEERING
NORTHWEST, LLC", Pazamount, LLC, Developer, submitted for preliminary plat approval and
which preliminary plat for approval application is herein received and adjudged by the City
Council pursuant to Meridian City Code § 12-3-3. Therefore the City Council makes the
following findings:
FINDINGS OF FACT
That the proposed development is in conformance with the Amended
Comprehensive Plan by reason of the fact that it lies within the existing Urban Area as defined in
the Meridian Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis
Amended Comprehensive Plan Map, adopted August 6, 2002, Resolution No. 02-382, and the
property is presently zoned RUT by Ada County, however, an application for annexation and
zoning to R-8, R-40, L-O and C-G is before the Council, and requires connection to the
Municipal Water and Sewer System. [Meridian City Code § 11-7-2 D, F, G and K]
2. The preliminary plat is in conformance with the Amended Comprehensive Plan
City of Meridian adopted August 6, 2002, Resolution No. 02-382.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 2 of 24
3. It is determined that Urban Services can be made available to accommodate the
proposed development if the plat complies with the requirements and conditions hereinafter set
forth as conditions of preliminary plat approval.
4. The proposed development is a continuity of the proposed development within the
City's Capital Improvement Program and if the conditions, which are requested by the Planning
and Zoning Administrator and the Engineering Technician III, and as proposed by the developer
as stated on the preliminary plat, there will be public financial capability of supporting services
for the proposed development.
5. The development if built in accordance with the conditions and as proposed, will
not create health, safety or environmental problems and there have been no specifics of any such
concerns brought to the Council's attention.
6. It is found that the Recommendation To City Council of the Planning and Zoning
Commission is reasonable and appropriate for the conditions of approval of the preliminary plat
as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing of the
preliminary plat herein designated as: "PARAMOUNT SUBDIVISION PRELIMINARY PLAT
DECEMBER 2002, REVISED AND HANDWRITTEN DATE: 05/19/2003, PLANNED UNIT
DEVELOPMENT (CONCEPTUAL SITE PLAN), JOB NO. 02-037-O1, SHEET NO. 1 OF 3,
LOCATED IN PORTIONS OF SETION 25, T. 4N., R. 1 W., B.M., ADA COUNTY, IDAHO,
J:/PARAMOUNT 0203701~Drawings~PARAM PREPLAT_SHT2345.dwg, ENGINEERING
NORTHWEST, LLC".
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 3 of 24
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and
based upon the above and foregoing Findings of Fact which are herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
The Preliminary Plat of the applicant as evidenced by "PARAMOUNT
SUBDIVISION PRELIMINARY PLAT DECEMBER 2002, REVISED AND
HANDWRITTEN DATE: 05/19/2003, PLANNED UNIT DEVELOPMENT (CONCEPTUAL
SITE PLAN), JOB NO. 02-037-01, SHEET NO. 1 OF 3, LOCATED IN PORTIONS OF
SETION 25, T. 4N., R. 1 W., B.M., ADA COUNTY, IDAHO,
J:/PARAMOUNT_0203701~Drawings~PARAM PREPLAT SHT2345.dwg, ENGINEERING
NORTHWEST, LLC", Pazamount, LLC, Developer is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
A. 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
azea, 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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 4 of 24
The applicant shall negotiate with the City of Meridian as to the location of a
permanent easement and temporary construction easement through the project to
Meridian Road for the North Slough Sewer Trunk after the Preliminary Plat
approval. (Per the action of the City Council taken at their June 3, 2002
meeting.)
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 veaz-round
pressurized irrigation must be provided to all lots within this development. The City
of Meridian requires that pressurized irrigation systems besupplied by a yeaz-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, asingle-
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 azeas 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 adj acent 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 commerciaUoffice (Village Center) uses on Block 40.
5. 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, intersecfing, 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDTl'IONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDNISION / (PP-03-004) page 5 of 24
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 has been submitted to the Public Works Department for review for this
project. (Applicant has complied with revised Plat.)
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 revised in accordance with
new ITD and ACHD recommendations. (Applicant has complied with revised Plat.)
9. Add stub streets in the following locations: (Applicant has complied with
revised Plat.)
A. Through Lot 2Q, Block 25 extending to the west, (this stub maybe
moved to the south, applicant to discuss with staff).
B. Along the southern boundary of hot 19, Block 7, extending to the west,
(this stub maybe 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. Mitcham 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 amicro-path in the following location: (Applicant has compiled with
revised Plat.)
• 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.)
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 6 of 24
11. Revise the plat notes as follows: (Applicant will added Notes to the Final
Plat.)
•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. (Applicant has complied with revised Plat.)
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 the revised plat has been submitted to the City Clerk's Office
for this plat.
GENERAL COMMENTS
1. Written comments in response to the staffreport and Conditions ofApproval
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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 7 of 24
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, incompliance 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.
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 azeas (detention/retentionbasfns) must
be designed to ensure that water is retained only during 100-yeaz storm events, and
for a period of time not to exceed 24 hours. Side slopes within drainage areas shall
not exceed 3:1.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDTl'IONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 8 of 24
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.
B. 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:
a. Dedicate by donation an additional 10-feet ofright-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 oftheright-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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 9 of 24
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 bydonation an additiona123-feet ofright-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 ofright-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.
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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 10 of 24
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 Pazamount Drive approximately 2,420-feet south of
Chinden Boulevard to align with West Cayuse Avenue (amain 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 ofright-of--way.
11. Construct:
• West Paramount Drive (from North Arliss Avenue to North
Cinema Way),
• North Bergman Avenue (from West Pazamount 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)~
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 11 of 24
• 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 ofright-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 ofback-of--curb radius
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) .page 12 of 24
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.
Iimprove the alley its full width and provide a minimum ofback-of--curb radius
of I S-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 publicright-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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 13 of 24
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 publicright-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/Cinder Road intersection, as recommended by the submitted
traffic impact study. Prior to submittal of the final plat for the 2015` 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 tum 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 intersecfion, 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 fain lane analysis
PRIOR to submittal of the final plat, so that the platting process is not delayed, or
major revisions required. Further analysis maybe required with each additional
final plat, as determined by ACHD staff, to make certain the turn lanes are
constructed as needed.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 14 of 24
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, ACRD
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 tum 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 tum 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 fmal 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 tum lane analysis
PRIOR to submittal of the final plat, so that the platting process is not delayed, or
major revisions required. Further analysis maybe 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 tum 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 2015` 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 applicants 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDTI'IONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 15 of 24
included to be platted with that phase. The traffic engineer shall evaluate
wanants based on District policy in effect at that time of submittal of the turn
lane analysis. Staff encourages the applicant to submit the tum lane analysis
PRIOR to submittal of the final plat, so that the platting process is not delayed, or
major revisions required. Further analysis maybe 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 tum 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 2015` residential
lot, or the platfing of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional tum 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 tum
lane analysis. Staff encourages the applicant to submit the tum 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 StreeUMeridian Road intersection, as recommended by the submitted
traffic impact study. Prior to submittal of the final plat for the 2015` 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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 16 of 24
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 201 st 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 StreetlMeridian Road intersection, as recommended by the submitted
traffic impact study. Prior to submittal of the final plat for the 201 s` 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.
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 2015` 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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 17 of 24
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 tum 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 tum 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.
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.
FIIVDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 18 of 24
43. Construct an exclusive northbound right turn lane on West Paramount
Drive at the West Paramount Drive/Cinder 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 regazding 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 Standazd Conditions of Approval.
Standazd Conditions of Approval
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 aze 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 Standazds 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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 19 of 24
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 ACRD. 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 ACRD 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.
C. Adopt the Meridian Fire Department Recommendations as follows:
1. The project which comprised of single family dwellings will require afire-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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 20 of 24
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
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 ofaccess will be required for the project or portions ofthe 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 afire-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 afire-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 maybe 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 azound.
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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 21 of 24
Consulting Group in February of 2000 our requests for service aze prof ected to reach
2800 in the year 2005 and 3800 by the year 2010.
12. The proposed project lies on the edge ofthefive-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 facilities that aze
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.
D. Adopt the Recommendation of Settlers' hrigation 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 agreement 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.
E. 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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 22 of 24
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.
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.
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 degradafion.
F. Adopt the Recommendations of The Idaho Transportation Deparhnent as
follows:
1. The US -26 has been designated a Principle Arterial. The Idaho
Transportation Department would like the City of Meridian to help preserve this
corridor by recognizing the following conditions. Future right of way widths will
be as follows:
a) 120 feet each side of centerline (240 feet total) to provide width
for a future frontage road, or
b) 70 feet each side of centerline (140 feet total) if the developer
provides an internal frontage road type system to feeder
roads.
Access to a Principle Arterial Type IV will be public road intersections only,
and spaced at one mile intervals in rural areas and one-half mile intervals in
urban areas. Approaches (other than public road intersections) maybe
permitted in special cases and on a temporary basis as follows:
b) Allowed until state highway system is improved by a
construction project at which time an access will be provided to
the property, which does not access the state highway system.
c) Shall be recorded at the County Recorder's Office.
d) Temporary access restrictions will be noted on the permit.
The access shown on the Preliminary Plat will be discussed with the developer
upon receipt of a traffic impact study for this location.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004) page 23 of 24
Building setbacks from the proposed right of way widths will allow for
expansion of the highway system. Noise abatement (berms, fences, etc.) will be
the responsibility of the developer and will be constructed off of the state right of
way.
G. Adopt the Recommendations of the Water Department as follows:
The City will likely need a well lot on the north end of this project.
By action of the City Council at its regular meeting held on the Z 4 ~R
day of ~jyy,,¢_ , 2003.
ROLL CALL
COUNCILMAN BIRD VOTED
COUNCILWOMAN deWEERD
COUNCILWOMAN McCANDLESS
COUNCILMAN NARY
MAYOR ROBERT D. CORRIE
(TIE BREAKER)
Attest: ,,,~~y OF ~®
,~ Ct~ pµPOt~,q
~~/~~ /~~SJ~ .~~ rF0
William G. Berg, Jr., Ciiy Clerk = 9 o~
Gov ~~
Copy served upon Applicant, The P3~~~~~ggSr ~s'to~~
Department and City Attorney. ~''~~„~,~UNTY ~\\\\~
Public Works ,,,,.,.
~ ~ !l1111l1111\
BY:. ,~~- Dated: ~_Z 6.0;
City Clerk U
Z:\WorkVNlMeridian~Meridian 15360M\Paramount Sub AZ 03 006 PP 03 004 CUP 03 00&FtClsOrdPP.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
PARAMOUNT SUBDIVISION / (PP-03-004)
VOTED__~C ~-
VOTED_.~~p~,~
VOTED
VOTED
D. Corrie
\I\I,,,~~ ,~u,,~..
.'`..t 04 MFJr'I~,~'%
i
F ..~~-'~. r~~y _''i
< Fo
,~ ~~cL r ,°~°~ `_
~~\\~
s 3s~ , O ,
/~''~ cO~UNTY . `~ .~`~'
page 24 of 24