Paramount Subdivision No. 28 FP-14-042BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FORTY TWO (42)
RESIDENTIAL BUILDING LOTS
AND FIVE (5) COMMON/OTHER
LOTS ON 13.10 ACRES OF LAND
IN THE R-8 ZONING DISTRICT
FOR PARAMOUNT SUBDIVISION
NO. 28
BY: SCS BRIGHTON, LLC
APPLICANT
HEARING DATE: NOVEMBER 18, 2014
CASE NO. FP -14-042
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on November 18, 2014 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "PLAT SHOWING PARAMOUNT SUBDIVISION NO. 28
LOCATED IN THE S1/2 OF THE SWI/4 OF SECTION 25, TOWNSHIP 4
NORTH, RANGE 1 WEST, B.M., MERIDIAN, ADA COUNTY, IDAHO, 2014,
HANDWRITTEN DATE: 9/24/14, JAMES R. WASHBURN, PLS, SHEET 1 OF
4," is conditionally approved subject to those conditions of Staff as set forth in the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 28 FP -14-042
Page 1 of 3
staff report to the Mayor and City Council from the Planning and Development
Services divisions of the Community Development Department dated November
18, 2014, a true and correct copy of which is attached hereto marked "Exhibit A"
and by this reference incorporated herein, and the response letter from Mike
Wardle, a true and correct copy of which is attached hereto marked "Exhibit B"
and by this reference incorporated herein.
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:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 28 FP -14-042
Page 2 of 3
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 may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the day of
'2014.
Copy served upon the Applicant, Planning Department, Public Works Department, and City
Attorney.
By:4 Dated: a(a -
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 28 FP -14-042
Page 3 of 3
EXHIBIT A
STAFF REPORT
HEARING DATE: November 18, 2014
TO:
FROM:
SUBJECT:
Mayor & City Council
Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
FP -14-042 —Paramount Subdivision No. 28
I. APPLICATION SUMMARY
WEIIDIAN*--; 2014
f4SAHO
The applicant, SCS Brighton, LLC, has applied for final plat approval of 42 single-family residential
building lots and 5 common lots on 13.10 acres of land in the R-8 zoning district for Paramount
Subdivision No. 28.
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Subdivision No. 28 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. PROPOSED MOTION
Approval
I move to approve File Number FP -14-042 as presented in the staff report for the hearing date of
November 18, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-042, as presented during the hearing on November 18, 2014, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-042 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is generally located northeast of the W. McMillan Road/N. Linder Road
intersection, south of Rocky Mountain High School, in the SW '/a of Section 25, T. 4N., R. 1 W.
B. Applicant:
SCS Brighton, LLC
12601 W. Explorer Dr., #200
Boise, Idaho 83713
C. Owner:
Brighton Investments, LLC
12601 W. Explorer, #200
Boise, Idaho 83713
Paramount Sub No. 28 FP -14-042 PAGE 1
EXHIBIT A
D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer, 9200
Boise, Idaho 83713
V. HISTORY
In 2006, this property was annexed and zoned (AZ -06-026) and a preliminary plat (PP -06-025) was
approved for Paramount South 60 subdivision. This subdivision was allowed to integrate into the
overall final plat phasing of Paramount Subdivision at the determination of the Planning Director.
This is the third phase of development of Paramount South 60 subdivision and is the 28a' phase of the
overall Paramount subdivision.
Note: There were 4 fewer buildable lots depicted on the final plat for the I" phase (FP -14-005) of
Paramount South 60 and 2 additional buildable lots shown on the 2nd phase final plat (FP -14-014)
than were approved with the preliminary plat. Buildable lots in subsequent phase(s) should not
exceed the overall number of lots approved with the preliminary plat.
VI. STAFF ANALYSIS
The proposed final plat depicts 42 single-family residential building lots and 5 common lots on 13.10
acres of land in the R-8 zoning district. The gross density of the proposed subdivision is 3.21
dwelling units (d.u.) per acre with a net density of 5.5 d.u. per acre. The average lot size 7,810 square
feet (s.£).
There are no amenities proposed with this phase of development. All of the proposed lots are for
single-family detached homes and comply with the dimensional standards for the R-8 zoning district.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
found it to be consistent with the approved preliminary plat as required by UDC11-613-3C.2.
VII. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation and preliminary plat (AZ -06-026; PP -
06 -025; TE -10-013) applications for this subdivision.
2. The applicant shall obtain the City Engineer's signature on the final plat within two years of the
City Engineer's signature on a previous final plat, in accord with UDC 11-613-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by The Land Group, stamped on September 24, 2014 by James R.
Washburn shall be revised as follows:
a. Note #5: Add "Lot 9, Block 62" as a common lot.
b. Note #13: Include the recorded instrument number
5. The landscape plan prepared by The Land Group, dated March 6, 2014 shall be revised as
follows:
a. Depict 6 -foot tall solid fencing along the west boundary of the subdivision on Lots 2-5, Block
71 in accord with preliminary plat condition of approval #1.1.5.
Paramount Sub No. 28 FP -14-042 PAGE 2
EXHIBIT A
6. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, temporary construction fencing to
contain debris shall be installed around this phase prior to release of building permits for this
subdivision.
7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
VII. GENERAL RE, QUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
4. Upon installation of the landscaping and prior to inspection by the Planning division, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-I4A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior
to final plat signature. This surety will be verified by a line item cost estimate provided by the
owner to the City. The applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Please contact Land Development Service for more information at 887-
2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, and
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-5C-1.
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
Paramount Sub No. 28 FP -14-042 PAGE 3
EXHIBIT A
10. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
15. 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.
16. The applicants 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 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.
17. 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.
18. 100 Watt and 250 Watt, high-pressure sodium streetlights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. 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 1 I" 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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 may be 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.
Paramount Sub No. 28 FP -14-042 PAGE 4
EXHIBIT A
22. 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.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface 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 will be responsible for the payment of assessments for the common areas prior to
development plan approval.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 5/24/06)
C. Proposed Final Plat (dated: 9/24/14)
D. Proposed Landscape Plan (dated:l0/2/14)
Paramount Sub No. 28 FP -14-042 PAGE 5
EXHIBIT A
Exhibit B — Approved Preliminary Plat (dated: 5/24/06)
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Paramount Sub No. 28 FP -14-042 PAGE 7
EXHIBIT A
Exhibit C — Proposed Final Plat (dated: 9/24/14)
Final Plat
Paramount Subdivision No. 28
Located In the S1/2 of the SW1/4 of Section 25, TAN., R.1 W., B.M.,
Meridian, Ada County, Idaho
2014
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EXHIBIT A
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PAGE 10
Sonya Watters
From:
Mike Wardle <MWardle@brightoncorp.com>
Sent:
Thursday, November 13, 20148:50 AM
To:
Jaty Jones; Jaycee Holman; Machelle Hill
Cc:
Bruce Freckleton; Sonya Watters
Subject:
RE: Paramount Sub. 28 FP -14-042 Staff Report
We have reviewed the staff report for Paramount Subdivision No. 28 and concur with the recommendation for
City Council approval with the proposed Site Specific Conditions; and request that the matter be placed on the
consent agenda. I will attend the meeting to answer Council questions, if any.
Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer, Saute 200 1 Boise, Idaho 83713
Direct 208.287.0512 1 (A 208.863.6150
From: Sonya Watters[mallto:swatters@merldlancity.org]
Sent: Wednesday, November 12, 20142:45 PM
To: Holly Blnkiey; Jacy Jones; Jaycee Holman; Machelle Hill
Cc: Mike Wardle; Bruce Frecklewn
Subject: Paramount Sub. 28 FP -14-042 Staff Report
Attached is the staff report for the proposed final plat for Paramount Sub. 28. This item is scheduled to be
on the Council agenda on November 18th. The hearing will be held at City Hall, 33 E. Broadway Avenue,
beginning at 6:00 pm. Please call or e-mail with any questions.
Mike - Please submit a written response to the staff report to the City Clerk's office
(iholman@meridiancitv.ore, mhitl@meridiancitv.ortt, iiones@meridiancitv.ore) and myself (e-mail or fax) by
3:00 pm the Thursday prior to the hearing.
If you are in agreement with the conditions of approval contained in the staff report and you submit a
Written response accordingly by Thursday at 3;00 pm, your item will. be placed on the consent agenda;
consent agenda items are passed in one motion by the Council at the beginning of the meeting. Note: If you
are in agreement with the staff report, It is still recommended you attend the meeting in the event the
Item is pulled off of the consent agenda.
If you do not respond to the staff report by Thursday, or if you have concerns with the conditions of
approval, your project will be placed on the regular agenda,
Thanks,
Sonya