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HomeMy WebLinkAboutParamount Sub No1.FPFP-03-047 Paramount Sub No1.FP HUB OF TREASURE VALLEY MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 · FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 466-9272 ·Fax 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 · Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 · FAX 888-6854 STAFF REPORT: Hearing Date: September 9, 2003 To: Mayor, City Council and Planning & Zoning Commission From: Sonya Allen, Planner I Bruce Freckleton, Senior Engineering Tech Re: Paramount Subdivision No. 1  Final Plat approval of Thirty-Seven (37) Single-Family Residential Building Lots, One (1) Church Lot, One (1) Seminary Lot, and Twelve (12) Other Lots on 26.39 Acres in R-8 & L-O Zones, by Paramount, LLC (File No. FP-03-047). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Paramount, LLC, has applied for Final Plat approval of 37 single-family residential building lots, 1 church lot, 1 seminary lot, and 12 other lots on 26.39 acres of land located on the east side of N. Linder Road, approximately ½ mile north of McMillan Road. The zoning designation for the proposed subdivision is R-8 (Medium Density Residential) and L-O (Limited Office). This phase of the subdivision will have a gross density of 1.4 d.u./acre. The minimum square footage for single-family residential building lots within the R-8 zone is 6,500 s.f., with a minimum house size of 1,301 s.f., excluding garage(s). The other lots within the subdivision consist of 12 common area landscape/drainage lots. Total acreage of open space within the subdivision is approximately 3.86 acres. The pressurized irrigation system within this development is to be owned and maintained by the Paramount Subdivision Homeowners Association. The submitted final plat is in compliance with the approved preliminary plat. Staff recommends approval of the final plat for Paramount Subdivision No. 1 with the comments and conditions stated in this report. Planning & Zoning Commission/Mayor & City Council Hearing Date: September 9, 2003 Page 2 FP-03-047 Paramount Sub No1.FP LOCATION This phase of Paramount Subdivision is located on the east side of N. Linder Road, approximately ½ mile north of McMillan Road. SURROUNDING PROPERTIES North: Future phases of Paramount Subdivision, zoned R-8, rural-residential/agricultural property, zoned RUT (Ada County) West: Future phase of Paramount Subdivision, zoned L-O; proposed Lochsa Falls Subdivision (across Linder Rd.), zoned R-4. East: Future phases of Paramount Subdivision, zoned R-8. South:Future phases of Paramount Subdivision, zoned R-8. SITE SPECIFIC COMMENTS / FINAL PLAT 1. Applicant is to meet all terms of the approved preliminary plat (PP-03-004), conditional use permit (CUP-03-008) and Development Agreement (Inst. No. 103137116). 2. The applicant has indicated that the Paramount Homeowners Association will own and maintain the pressure irrigation system within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek 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. Fencing adjacent to pathways and internal open space/drainage lots is to be no more than 4’ in height if solid material is used, with the allowance of a 2’ lattice to be placed on top of the solid fence. All fencing shall be reduced to three feet in height within twenty feet of the right-of-way. 4. The proposed landscaping plan (prepared by The Land Group, entitled L-1 & L-2, dated 6/5/03) is approved as submitted with the following exceptions:  Revise the pathway in the micropath lot (Lot 9, Block 8) to be a minimum of 5 ft. in width.  Revise the landscape island at the entryway of W. Paramount Drive to match the plat (the plat shows two separate landscape islands). Planning & Zoning Commission/Mayor & City Council Hearing Date: September 9, 2003 Page 3 FP-03-047 Paramount Sub No1.FP 5. Street signs are to be in place, water system shall be approved and activated, pressurized irrigation system approved and activated, drainage lots constructed, fencing installed, and road base approved by the Ada County Highway District prior to applying for building permits. All development improvements, including perimeter fencing, irrigation, and landscaping shall be installed and approved prior to obtaining certificates of occupancy. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, amenities, sanitary sewer, water, etc., prior to signature on the final plat. 6. Sanitary sewer service and municipal water to this site shall be via extensions from existing mains. Applicant will be responsible to construct the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 7. Add record bearings, as noted in the legal description of the Certificate of Owner’s, to the face of the plat. 8. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 9. All 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 a 3:1 slope. 10. Revise or add the following notes to the face of the plat: (15.) Add Development Agreement Instrument No. 103137116. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. Remove the graphical representation of the “special” storm drain easements across lots 2- 7, Block 8 and Lots 2-4, Block 7, as by note number 1 provides for public utilities, drainage, and irrigation across the front of all lots within the development. As currently designed, no storm drain facilities fall within the special easement areas shown. 13. Staff’s failure to cite specific ordinance provisions or terms of the approved preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. 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 Planning & Zoning Commission/Mayor & City Council Hearing Date: September 9, 2003 Page 4 FP-03-047 Paramount Sub No1.FP 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 2. 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. 3. Two-hundred-fifty 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. 4. 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. 5 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. 6. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. 7. Any tree over 4” in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. STAFF RECOMMENDATION Staff recommends approval of the final plat for Paramount Subdivision No. 1 with the above stated comments and conditions.