HomeMy WebLinkAboutStaff Comments.MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
t~~
( ITY OF
i"~'.
C~!'eri~i~-n
11 Inaf~o
LEGAL DEPARTMENT
(208) 466-9272 Fax 466-4405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 ~ Fax 887-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 ~ FAX 888-6854
_ _ STAFF REPORT: Hearing Date: January 20, 2004
To: ' 3vlayor, City Council and Planning & Zoning Commission RECEIVED
R
From: Sonya Allen, Assistant City Planner ~~ ~,., i ~ ~G~4
Bruce Freckleton, Senior Engineering Tech C~N ~ ~~ID~~
Re: Paramount Subdivision No. 3 C~~ C«K ~F~CF
• Final Plat approval of Forty-two (42) Single-Family Residential Building
Lots and Three (3) Common Lots on 15.41 Acres in an R-8 (P.D.) Zone,
by Paramount Development Company, LLC (File No. FP-03-070).
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 Development Company, LLC, has applied for Final Plat approval
of 42 single-family residential building lots and 3 common lots on 15.41 acres of land for
Paramount Subdivision No. 3. The zoning designation for the proposed subdivision is R-8
(Medium Density Residential). This phase of the subdivision will have a gross density of .36
d.u./acre and a net density of .26 d.u./acre.
The common area lots within the subdivision consist of landscape/open space lots. 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 subdivision 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 fmal plat is in compliance with the approved preliminary plat.
Mayor & City Council
Hearing Date: Januazy 20, 2004
Page 2
Staff recommends approval of the final plat for Paramount Subdivision No. 3 with the
comments and conditions stated in this report.
LOCATION
This phase of Paramount Subdivision is located approximately 1/z mile east of N. Linder Road
and %z mile south of W. Chinden Blvd. in the center of Section 25, T.4N., R.1 W.
SURROUNDING PROPERTIES
_,-~hase~III, is surrounded on all sides by other phases of Paramount Subdivision. The parcels of
land- outside~e_ boundaries of the proposed subdivision are rural residential/agricultural
properties, zoned RUT (Ada County).
SITE SPECIFIC COMMENTS /FINAL PLAT
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. 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. 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/dtainage 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.
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing already exists at the subdivision boundaries.
4. 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
FP-03-070 Paramount Sub3.FP.doc
Mayor & City Council
Hearing Date: January 20, 2004
Page 3
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.
5. 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. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
6. 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.
7. Revise or add the following notes to the face of the plat:
(8 J Revise note to read: "Bufldin¢ setbacks and dimensional standards in this
subdivision shall be in compliance with Conditional Use Permit (CUP-03-008) which
allowed for reduced setbacks, lot sizes, and lot frontages "
(11.) Delete note pertaining to min. house size (no longer required on plat).
(15.) Add Development Agreement Instrument No. 103 1 371 1 6.
8. Developer shall coordinate mailbox locations with the Meridian Post Office.
9. 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. (All areas being counted toward the 10%
open space amenity shall be free of "wet ponds" or other such nuisances.)
10. Increase the width of the Public Utilities, Drainage and Irrigation Easements to (8')
eight-feet across the northeasterly side of Lot 1, Block 18, Lot 1, Block 17, and Lot 1,
Block 15, and the south westerly side of Lot 1, Block 14. These areas all have
pressurized irrigation transmission mains within them.
11. Graphically depict (5') five-foot wide Public Utilities, Drainage and Irrigation
Easements along the lots bordering the southeast subdivision boundary. These are side
lot lines against future phases.
12. Staffls failure to cite specific ordinance provisions or terms of the approved preliminary
plat or conditional use permit does not relieve the Applicant of responsibility for
compliance.
FP-03-070 Pazamount Sub3.FP.doc
Mayor & City Council
Hearing Date: 7anuazy 20, 2004
Page 4
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
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. One-hundred-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 locafions 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. 3 with the above
stated comments and conditions.
FP-03-070 Pazamount Su63.FP.doc