HomeMy WebLinkAboutParamount Sub No. 2 FP OrderBEFORE THE MERIDIAN CITY COUNCIL
C/C 11/25/03
IN THE MATTER OF THE )
APPLICATION OF PARAMOUNT, )
LLC FOR APPROVAL OF 42 )
BUILDING LOTS AND 1 OTHER )
LOTS ON 12.06 ACRES IN AN R-8 )
ZONE FOR PARAMOUNT )
SUBDIVISION N0.2, LOCATED )
EAST OF NORTH CINDER ROAD )
AND SOUTH OF WEST CHINDEN )
BOULEVARD, MERIDIAN, IDAHO )
CASE NO. FP-03-063
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 November 25, 2003, and the Council finding that the
Administrative Review is complete from Sonya Allen, Planner for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, dated: Hearing Date: November
25, 2003, to the Mayor and Council; and that Anna Powell Planning Director for the Planning
and Zoning Department, 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 N0.2,
LOCATED IN THE NW 1/4 OF SECTION 25, T.4N., R. 1 W., B.M., MERIDIAN, ADA
COUNTY, IDAHO 2004 ENGINEERING NORTHWEST, LLC BOISE, IDAHO,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-063)
Page 1 of 5
HANDWRITTEN DATE: 10-24-2003, 03-019-00, SHEET 1 OF 3,
J:IPARAMOUNT_SUB2_03019\Drawings\00_PARAM2_PLATl.dwg 10/24/2003",
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 for the Planning and Zoning
Department, dated: Hearing Date: November 25, 2003, listing 13 SITE SPECIFIC COMMENTS
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 November 25, 2003 meeting
as follows, to-wit:
1.1 Comply with the conditions of the Meridian Fire Department as
follows:
The project which is 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.
2. Operational fire hydrants and temporary or permanent street
signs are required before combustible construction begins.
3. Acceptance of water supply for fire protection will be by
the Meridian Water Department.
4. All roads and fire lanes shall have a turning radius of 28'
inside and 48' outside.
5. 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-063)
Page 2 of 5
6. 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 Comply with the conditions 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
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:
State of Idaho Catalog Of stormwater Best Management
Practices For Idaho Cities And Counties. Prepared 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 are
completed and/or the appropriate letter of credit or cash has been issued
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-063)
Page 3 of 5
guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAHINGS ANALYSIS
The Applicant is hereby notified 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 concerning the matter
at issue. A request for a regulatory takings analysis will toll the time period within which a
Petition for Judicial Review may be 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 Z S ~~ day of
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-03-063)
Page 4 of 5
Copy served upon Applicant, the Planning and Zoning Department, Public
and City torney.
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Page 5 of 5
HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT'
Robert D. Corrie
CITY OF MERIDIAN (208) 466-9272 • Fax 466-0405
CITY CDDNCIL MEMBERS PDBLIC WGRICS
Tammy deWeerd 33 EAST IDAHO BU[LD7NG DEPARTMENT
(208)898-5500 Fax 887-1297
Keith Bird MERIDIAN, H)AHO 83642
Cherie McCandleae (208) SS8-4433 ~ FAX (208) 887-4813 PLANNING AND ZONMG
City Clerk Office Fu (208) 888-4218 DEPARTMENT
William L.M. Nary (208) 884-5533 FAX 888-6854
STAFF REPORT: Hearing Date: November 25, 2003
To: Mayor, City Council and Planning & Z{~oning Commission
From: Sonya Allen, Assistant City Planner <,t ~
Bruce Freckleton, Senior Engineering Tech
Re: Paramount Subdivision No. 2
• Final Plat approval of Forty-Two (42) Single-Family Residential Building
Lots and One (1) Common Lot on 12.06 Acres in an R-8 (P.D.) Zone, by
Paramount, LLC (File No. FP-03-063).
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 42 single-family
residential building lots and 1 common lot on 12.06 acres of land for Paramount Subdivision
No. 2. The zoning designation for the proposed subdivision is R-8 (Medium Density
Residential). This phase of the subdivision will have a gross density of .28 d.u./acre and a net
density of .23 d.u./acre.
The common area lot within the subdivision contains a pond. The landscaping around the pond
adjacent to W. Paramount Drive was approved with Phase I. The pressurized irrigation system
within this development is to be owned and maintained by the Paramount Homeowners
Association.
A Conditional Use Permit (Planned Development) was approved for this subdivisioh that
allowed for a reduction in the minimum lot size from 6,500 s.f. to 5,500 s.f.; front setbacks
reduced from 15' for living areas to 10'; street side setbacks reduced from 20' to 10'; and a
reduction in street frontage from 65' to 50'.
The submitted final plat is in compliance with the approved preliminary plat.
Staff recommends approval of the final plat for Paramount Subdivision No. 2 with the comments
and conditions stated in this report.
EXHIBIT "A"
PAGE 1 OF 4
Planning & Zoning Commission/Mayor & City Council
Hearing Date: November 25, 2003
Page 2
LOCATION
This phase of Pazamount Subdivision is located approximately '/4 mile east of N. Linder Road
and '/z mile south of W. Chinden Blvd. in the NW '/ of Section 25, T.4N., R.1 W.
SURROUNDING PROPERTIES
Phase II is surrounded on all sides by other phases of Paramount Subdivision. The parcels of
land outside the boundazies of the proposed subdivision are rural residential/agricultural
properties, zoned RUT (Ada County).
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, 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. A landscape plan was not included or required with this phase of Paramount Subdivision.
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
EXHIBIT "A"
PAGE 2 OF 4
Planning & Zoning Commission/Mayor & City Council
Hearing Date: November 25, 2003
Page 3
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. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
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
signature on the final plat per Resolution 02-374.
8. Revise or add the following notes to the face of the plat:
(11.) Delete note pertaining to min. house size (no longer required on plat).
(15.) Add Development Agreement Instrument No. 103137116.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. Remove the graphical representation of the "special" storm drain easements across Lots
10-13, Block 4, and Lots 15-16, Block 5, and Lot 13, Block 11, 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.
11. Any drainage areas (detention/retention basins) must be designed to ensure that water
will percolate or discharge within a period of time not to exceed 24 hours for all storms
up to and including a 100-year storm event.
12. Change the year of the plat, sheets one and two, to "2004," as this plat won't be recording
this year.
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
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
EXHIBIT "A"
PAGE 3 OF 4
Planning & Zoning Commission/Mayor & City Council
Hearing Date: November 25, 2003
Page 4
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. 2 with the above
stated comments and conditions.
EXHIBIT "A"
PAGE 4 OF 4