HomeMy WebLinkAboutParamount No. 1 FP 03-047 OrderBEFORE THE MERIDIAN CITY COUNCIL
C/C 09/09/03
IN THE MATTER OF THE
APPLICATION OF PARAMOUNT,
LLC FOR APPROVAL OF 37
SINGLE FAMILY LOTS AND 2
OTHER BUILDING LOTS AND 12
COMMON LOTS ON 26.39 ACRES
IN AN R-8 AND L-O ZONES FOR
PARAMOUNT SUBDIVISION NO. 1,
LOCATED ON THE EAST SIDE OF
N. CINDER ROAD,
APPROXIMATELY `/: MILE
NORTH OF McMILLAN ROAD,
MERIDIAN, IDAHO
CASE NO. FP-03-047
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on September 9, 2003, and the Council finding that the
Administrative Review is complete from Sonya Allen, Planner I for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, dated: Hearing Date: September
9, 2003, to the Mayor and Council, and that Anna Powell Planning Director for the Planning and
Zoning Department, and David Turnbull, commented at the hearing, and the Council having
considered the requirements of the preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
The Final Plat of "PLAT SHOWING PARAMOUNT SUBDIVISION NO. 1,
LOCATED IN THE NW 1/4 OF SECTION 25, T.4N., R.1 W., B.M., MERIDIAN, ADA
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-047)
Page 1 of 5
COUNTY, IDAHO 2003, ENGINEERING NORTHWEST, LLC BOISE, IDAHO, 02-037-00,
SHEET 1 OF 4, HANDWRITTEN DATE: 6-12-03,
J:\PARAMOUNT_SUB1_02037\Drawings\00_PARAMl_PLATldwg 6/11/2003,
NORTHWEST, LLC", PARAMOUNT, LLC, Developer, is Conditionally
Approved subject to those conditions of Staff comments as set forth in the Memorandum to the
Mayor and City Council from Bruce Freckleton, Engineering Technician III, and Sonya Allen
Planner I for the Planning and Zoning Department, dated: Hearing Date: September 9, 2003,
lisfing 13 SITE SPECIFIC COMMENTS/FINAL PLAT and 7 GENERAL REQUIREMENTS, a
true and correct copy of which is attached hereto marked Exhibit "A", and consisting of four
pages, and by this reference incorporated herein, and the additional requirements from the action
of the Council taken at their September 9, 2003 meefing as follows, to-wit:
1.1 Comply with the conditions of the Meridian Fire Department as
follows:
The project which comprised of single family dwellings
will require a fire flow of 1,000 gallons per minute be
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.
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. The area in front of the fire hydrants will be
painted red 10' to each side of the fire hydrant.
4. All roads and fire lanes shall have a fuming radius of 28'
inside and 48' outside.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-047)
Page 2 of 5
5. Operational fire hydrants and temporary or permanent street
signs are required before combustible construction begins.
UFC 901.4.2 and 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 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 may be required to maintain a clear
emergency access which is 20' wide. The landscape island
adjacent to Block 8, Lot 16 will be required to have a red
painted curb. 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 an approved tum around.
11. The developer shall be responsible for the cost of the
installation of Opticom for any future signalization that
may occur as a result of this development.
1.2 Adopt the Recommendations of the Central District Health
Department as follows:
The Central District Health Department requires after written
approval from the appropriate entities are submitted, they can
approve this proposal for central sewage and central water; that
plans must be submitted to and approved by the Idaho Department
of Health and Welfare, Division of Environmental Quality for
central sewage and central water; that run-off is not to create a
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-047)
Page 3 of 5
mosquito breeding problem; and it is suggested that stormwater be
pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water
quality; that engineers and architects should obtain current best
management practices for stormwater disposal and design a
stormwater management system that is preventing groundwater and
surface water degradation. Manuals for guidance:
1. State of Idaho Catalog Of Stormwater Best Management
Practices For Idaho Cities And Counties. Prepazed by the Idaho
Division Of Environmental Quality, July 1997.
2. Stormwater Best Management Practices Guidebook. Prepared
by City of Boise Public Works Department, May 2000.
2. The final plat upon which there is contained the Certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be
signed only at such time as:
The Plat dimensions are approved by the City Engineer; and
2. The City Engineer has verified that all off-site improvements aze
completed and/or the appropriate letter of credit or cash has been issued
guaranteeing the completion ofoff--site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAHINGS ANALYSIS
The Applicant is hereby nofified that pursuant to Idaho Code 67-8003, the Owner
may request a regulatory taking analysis. Such request must be in writing, and must be filed with
the City Clerk not more than twenty-eight (28) days after the final decision concerrring the matter
ORDER OF CONDITIONAL APPROVAL OF-FINAL PLAT / (FP-03-047)
Page 4 of 5
at issue. A request for a regulatory takings analysis will toll the time period within which a
Petition for Judicial Review maybe filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which maybe adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review as provided by
Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the ~ day of
S ~1~~R1~ ,2003.
Attest:
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William G. Berg, Jr., City
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Copy served upon Applicant, the
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City of Meridian
Department, Public Works Department,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-047)
Page 5 of 5
HUB OF TREASURE VALLEY
MAYOR A Good Place (o Llve LEGAL DEPARTMENT
Rnbert D. Ceere CITY OF MERIDIAN (208)
X05
CITY COUNCIL MEMBERS PUBLIC WORKS
Tammy deweerd 33 EAST IDAHO Bu~LD~NG DEPARTMENT
(208) 898-5500 ~ Fax 887-1297
xeith Bird MERIDIAN, IDAHO 83642
Cherie McCandless (208) 888433 ~ FAX (208) 887813 PLANNING AND ZONING
William L.M. Nary City Clerk Office Fax (208) 888-4218 DEPARTMENT
(208)884-5533 FAX 88fl-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-03-0477.
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 SUMIVIARY
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 '/z 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.
FP-mA47
EXIIIBIT "A" 1 OF 4 s~~r~,on
Planning & Zoning Commission/Mayor & City Council
Hearing Date: September 9, 2003
Page 2
LOCATION
This phase of Paramount Subdivision is located on the east side of N. Linder Road,
approximately''/z 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
Applicant is to meet all terms of the approved preliminary plat (PP-03-004), conditional
use pernut (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, 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 areas prior to signature on
the final plat by the Meridian City Engineer.
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).
Fe-o3-oa~ EXHIBIT "A" 2 OF 4 s~~r,~n
Planning & Zoning Commission/Mayor & City Council
Hearing Date: September 9, 2003
Page 3
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.
Add record bearings, as noted in the legal descripfion of the Certificate of Owner's, to the
face of the plat.
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 (detenfion/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 hots 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
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
FP~03-04'1 EXHIBIT "A" 3 of 4 s~~r«an
Planning & Zoning Commission/Mayor & City Council
Hearing Date: September 9, 2003
Page 4
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.
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 aze at street intersections and/or fire hydrants.
Final design locations and quantity aze determined after power designs aze 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.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations aze 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 Pazamount Subdivision No. 1 with the above
stated comments and conditions.
Fr-o3-oar EXHIBIT "A" 4 OF 4 s~~r~man