Paramount Sub No 29 FP-15-016 Order Exhibit AEXHIBIT A
Paramount Sub No. 29 FP-15-016 PAGE 1
STAFF REPORT
HEARING DATE: May 26, 2015 February 25, 2014
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-016 – Paramount Subdivision No. 29
I. APPLICATION SUMMARY
The applicant, Brighton Land Holdings, LLC, has applied for final plat approval of 62 single-family
residential building lots, 12 common lots and 3 other lots 18.42 acres of land for Paramount
Subdivision No. 29. The zoning district for the proposed subdivision is R-8 (Medium-Density
Residential).
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Subdivision No. 29 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-15-016 as presented in the staff report for the hearing date of May
26, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-016, as presented during the hearing on May 26, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-016 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 on the west side of N. Meridian Road and the north side
of W. McMillan Road, in the SE ¼ of Section 24, T. 4N., R. 1W.
B. Applicant:
Brighton Land Holdings, LLC
12601 W. Explorer, #200
Boise, Idaho 83713
C. Owner:
Same as applicant
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D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer, #200
Boise, Idaho 83713
V. HISTORY
• In 2003, this property was annexed (AZ-03-006) with a development agreement (Inst.
#103137116) and included in the original preliminary plat (PP-03-004) for Paramount
Subdivision. A Conditional Use Permit for a Planned Development (CUP-03-008) was also
approved. Note: The street sections shown on the preliminary plat and approved by ACHD
depicted 5-foot wide parkways with detached 4-foot wide sidewalks.
• In 2012, a rezone (RZ-12-001) was approved for a portion of the site from L-O to R-8; and a new
preliminary plat (PP-12-002) was approved for the same area for Paramount East Subdivision.
• In 2013, a modification to the development agreement (MDA-13-010, Inst. No. 113083665) was
approved that removed the specific number of single-family residential building lots, townhouse
and apartment units, office and retail square footage and number of common lots and focused
instead on allowed uses within the subdivision.
VI. STAFF ANALYSIS
The proposed final plat depicts 62 single-family residential building lots and 12 common/other lot on
18.42 acres of land in the R-8 zoning district. The gross density of the proposed subdivision is 3.37
dwelling units (d.u.) per acre with a net density of 7.27 d.u. per acre. The average lot size 5,990
square feet (s.f.).
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 of the R-8 district per UDC
Table 11-2A-6.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat. The lots
in Blocks 55 and 66 were proposed on the preliminary plat to be alley accessed; a wider common area
is now proposed for mews in the areas where the alleys were planned with pathways to the mews at
the mid-block. There are 6 fewer building lots and an increase in common area than proposed on the
preliminary plat. Because the number of buildable lots has decreased and the amount of common
open space has increased, staff finds the proposed plat to be in substantial compliance with the
approved preliminary plat as required by UDC11-6B-3C.2.
VII. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the previous applications approved for this site (AZ-03-006; PP-
03-004; CUP-03-008; RZ-12-001; PP-12-002).
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 11-6B-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 Tealey’s Land Surveying, stamped on April 24, 2015 by Patrick A.
Tealey shall be revised as follows:
a. Note #13: Include the recorded instrument number.
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b. Properties abutting a common driveway that aren’t taking access from the common driveway
are required to be separated by a minimum 5-foot wide landscaped common lot.
5. The landscape plan prepared by KM Engineering, dated January 28, 2014 shall be revised as
follows:
a. Properties abutting a common driveway that aren’t taking access from the common driveway
are required to be separated by a minimum 5-foot wide landscaped common lot.
6. All fencing installed on the site must be in compliance with the provisions in CUP-03-008, 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. All common driveways on the site shall comply with the standards listed in UDC 11-6C-3D.
8. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
10. A Street Light Plan will be required with the submittal of the civil construction plans. Plan
requirements can be found in section 6-5 of the Improvement Standards for Street Lighting at
http://www.meridiancity.org/public_works.aspx?id=272
VII. GENERAL REQUIREMENTS
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 Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
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. Applicant must file an application for surety, which can be found on the
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Community Development Department website. 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. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, 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.
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 street lights 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
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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 prepared by an Idaho
Licensed Professional Land Surveyor, 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. All easements must be
submitted, reviewed, and approved prior to development plan approval.
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.
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.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plats (dated: 5/01/03 & 7/17/12)
C. Proposed Final Plat (dated: 4/24/15)
D. Proposed Landscape Plan (dated: April 2015)
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Exhibit A – Vicinity Map
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Exhibit B – Approved Preliminary Plats (dated: 5/01/03 & 7/17/12)
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Exhibit C – Proposed Final Plat (dated: 4/24/15)
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Exhibit D. – Proposed Landscape Plan (dated: April 2015)
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