HomeMy WebLinkAboutStaff ReportSTAFF REPORT: Meeting Date: November 16, 2010
TO: Mayor & City Council E IDIAN~--
IDAHO
FROM: Kristy Vigil, Assistant City Planner
208-884-5533
Scott Steckline, Land Development Supervisor
208-898-5500
SUBJECT: FP-10-008 -Paramount Subdivision No. 17
I. APPLICATION SUMMARY & LOCATION
The applicant, Brighton Corporation, has applied for final plat approval of 28 single-family residential building
lots on 7.41 acres of land for Paramount Subdivision No. 17. The zoning district for the proposed subdivision is
R-8 (Medium-Density Residential). The gross density of the proposed subdivision is 3.77 dwelling units per acre;
the net density is 3.98 dwelling units per acre.
Paramount Subdivision No. 17 is located approximately 'h mile south of W. Chinden Boulevard and on the west
side of N. Meridian Road in the NE % of T. 4N., R. 1 W., Section 25. This property has not been previously
platted.
A Conditional Use Permit for a Planned Development was approved for the Paramount Subdivision that allowed
for a reduction in the minimum lot size from 6,500 s.f. to 3,960 s.f. for detached units and from 6,500 s.f to 3,159
s.f. for attached units; a reduction in the minimum dwelling size from 1,301 s.f. to 1,101 s.f for the detached units;
a reduction in the front setbacks for living areas from 15' to 10' for both the detached and attached units; a
reduction in the street side setbacks from 20' to 10' for both the detached and attached units; and a reduction in
street frontage for each lot from 65' to 36' for the detached units and from 65' to 27' for the attached units. The
minimum dimensions of the proposed lots are 7,848 s.f. and the maximum dimensions of the proposed lots are
8,200 s.f. and all the dwelling units are proposed as detached units.
The City Council approved the preliminary plat for Paramount Subdivision on June 24, 2003 and the submitted
final plat substantially complies with the approved preliminary plat. The preliminary plat is found to be in
substantial conformance per UDC11-6B-3C as the number of buildable lots is the same or fewer.
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Subdivision No. 17 final plat subject to the conditions noted below.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council.
III. SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved annexation (AZ-03-006), development agreement (Instrument
#103137116), preliminary plat (PP-03-004), and conditional use permit/planned development (CUP-03-008)
applications for this subdivision.
2. if the City Engineer's signature has not been obtained on this fmal plat by October 28, 201 1, the preliminary
plat shall become null and void unless a time extension is obtained in accordance with UDC 11-6B-7C.
3. The plat prepared by James R. Washburn, stamped on September 30, 2010, is approved with no changes.
4. The subject property shall be subdivided prior to issuance of any building permits.
~. Submit a copy of the Ada County Street Name Committee's "Final" letter for the street names and lot &
block numbering. Make all corrections necessary to comply.
Paramount Sub17 FP.doc PAGE 1
6. The landscape plan prepared by The Land Group, dated 10/22/2010, submitted with this application, is
approved with no changes.
7. The street trees depicted on the landscape plan must be planted a minimum of five feet from any water
service. Prior to signature of the final plat by the City Engineer, the applicant shall coordinate with the Public
Works Department to determine the location of trees located near a water service.
8. Prior to signature on the final plat by the City Engineer, the applicant shall submit a license agreement for the
landscaping within the right-of--way along Dreyfuss Street that is on ACRD property.
9. If permanent perimeter fencing is not installed around the perimeter of the site, temporary construction
fencing is required to be installed to contain debris during construction prior to issuance of building permits.
10. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from the United
States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact
the Meridian Postmaster, Ken Whitlock, at 887-1620 for more information.
11. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention
facilities incorporated into the approved open space are subject to UDC 11-3B-11 and shall be fully vegetated
with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space
lots, except as permitted under UDC 11-3B-11. If the stormwater detention facility cannot be incorporated
into the approved open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate
the facility. This may require losing a developable lot or developable area. It is the responsibility of the
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final
construction.
12. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the
Applicant of responsibility for compliance.
IV. GENERAL REQUIREMENTS
1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross
or lie within the area being subdivided shall be covered. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department prior to plan approval. If lateral users association approval can not
be obtained, alternate plans will be reviewed and approved by the City Engineer..
2. Street signs are to be in place, water system shall be approved and activated, fencing installed, sewer line shall
be installed and passed air test and video inspection, final plat recorded and road base shall be approved prior
to applying for building permits.
3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat.
4. All development improvements, including but not limited to water, sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as
otherwise allowed by UDC 11-SC-1.
5. A written certificate of completion shall be prepared by the landscape architect, landscape designer or
qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The
Certificate of Completion shall verify that all. landscape improvements, including plant materials and sprinkler
installation, are in substantial compliance wi~tlz the approved landscape plan.
6. The applicant shall provide a 20-foot easement for all public water/sewer mains (new or existing) outside of
public right of way (include all water services and hydrants). The easements shall not be dedicated via the
plat, but rather dedicated outside the plat process. using the City of Meridian's standard forms. The easement
shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form
available from Public Works), a legal description, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11"map with bearings and distances (marked EXHIBIT B) for review. Both
exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note
to the plat referencing this document.
Paramount Sub17 FP.doc PAGE 2
7. Applicant shall be required to pay Public Works development plan review, and construction inspection fees,
as determined during the plan review process, prior to any construction plan approval.
8. The applicant will be required to abandon any services that are not utilized with final construction. Contact
Meridian Public Works for requirements.
9. 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.
10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe
required by the Army Corps of Engineers.
11. Applicant shall be responsible for application and compliance with and NPDES Permitting that maybe
required by the Environmental Protection Agency.
12. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act.
13. 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.
14. Any existing domestic well system within this project shall be removed from domestic service per City
Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500
for inspections of disconnection of services. Wells maybe used for non-domestic purposes such as landscape
irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190.
15. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-
4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211.
16. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above
the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl
spaces of homes is at least 1-foot above.
17. The applicant's design engineer shall be responsible for inspection of all irrigation and/or drainage facility
within this project that do not fall under the jurisdiction of an irrigation district or the ACHD. The design
engineer shall provide certification that the facilities have been installed in accordance with the approved
design plans. This certification will be required before a certificate of occupancy is issued for any structures
within the project.
18. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of
Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of
a certification of occupancy for any structures within the project.
V. EXHIIBITS
A. ZoningNicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
Paramount Sub17 FP.doc PAGE 3
Exhibit A -Zoning/Vicinity Map
PARAMOUNT Sl1BDIVISION NO. 17
V~ C IN ITY MAP
SCALE:1" ~ 1000'
Paramount Sub17 FP.doc PAGE 4
Exhibit B -Approved Preliminary Plat
Paramount Sub17 FP.doc PAGE 5
Exhibit C -Proposed Final Plat
PLAT SHGWING
PARAMOUNT SUBDIVISION NO.
LOCATED IN THE SE 1/4 OF SECTION 25, T.4N., R.1 W., B.M.
MERIDIAN, ADA COUNTY, IDAHO
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Paramount Sub17 FP.doc PAGE 6
Exhibit D -Proposed Landscape Plan
Paramount Sub17 FP.doc PAGE 7
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