Paramount Square FP-15-020BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF TWENTY (20)
COMMERCIAL BUILDING LOTS
AND ONE (1) MULTI -FAMILY
RESIDENTIAL BUILDING LOT ON
APPROXIMATELY 31.95 ACRES
OF LAND IN THE C -G AND R-40
ZONING DISTRICTS FOR
PARAMOUNT SQUARE
SUBDIVISION
BY: BRIGHTON INVESTMENTS,
LLC
APPLICANT
HE, DATE: JUNE 23, 2015
CASE NO. FP -15-020
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on June 23, 2015 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 OF PARAMOUNT SQUARE SUBDIVISION,
LOCATED IN THE SE ''/a, SECTION 25, TAN., R.1 W., B.M., MERIDIAN,
ADA COUNTY, IDAHO, 2015, HANDWRITTEN DATE: 5/21/15, PATRICK
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SQUARE SUBDIVISION (FP -15-020)
Page I of 3
A. TEALEY, PLS, SHEET 1 OF 3," is conditionally approved subject to those
conditions of Staff as set forth in the staff report to the Mayor and City Council
from the Planning and Development Services Divisions of the Community
Development Department, dated June 23, 2015, a true and correct copy of which
is attached hereto marked "Exhibit A" and by this reference incorporated herein,
and the response letter from Michael Wardle, a true and correct copy of which is
attached hereto marked "Exhibit 13" 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 SQUARE SUBDIVISION (FP -I5-020)
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
2015.
Attest: qeo A uGpy
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City of
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City ClerkSEAL
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Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: �1_ Dated: _}-1 b''/ 1
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SQUARE SUBDIVISION (FP -15-020)
Page 3 of 3
EXHIBIT A
Paramount Square FP-15-020 PAGE 1
STAFF REPORT
HEARING DATE: June 23, 2015 February 25, 2014
TO: Mayor and City Council
FROM: Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-020 – Paramount Square
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for final plat approval consisting of twenty
(20) commercial building lots, one (1) multi-family residential lot on approximately 31.95 acres in the
C-G and R-40 zoning districts.
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Square Subdivision 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-15-020 as presented in the staff report for the hearing date of June
23, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-020, as presented during the hearing on June 23, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-020 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 site is located at the northwest corner of N. Meridian Road and W. McMillan Road, in the SE
¼ of Section 25, Township 4 North, Range 1 West. (Parcel No. S0425449800)
B. Applicant:
Brighton Investments, LLC
12601 W. Explorer Drive, Suite #200
Boise, ID 83713
C. Owner:
Same as applicant
EXHIBIT A
Paramount Square FP-15-020 PAGE 2
D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer Drive, Suite #200
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat depicts twenty (20) commercial building lots and one (1) multi-family
residential building lot on approximately 31.95 acres of land in the C-G and R-40 zoning districts. All
of the proposed lots comply with the dimensional standards of the C-G and R-40 zoning districts per
UDC Table 11-2B-3 and UDC Table 11-2A-8.
The only landscaping required as part of the development is the 20-foot wide landscape buffer
adjacent to N. Price Avenue and E. Ensenada Drive and the 25-foot wide landscape buffer adjacent to
N. Meridian Road and W. McMillan Road; the landscape buffers must be installed with the
subdivision improvements in accord with UDC 11-3B-14B.3.
The internal open space and site amenities proposed for Lot 1, Block 3 (file #CUP-15-002) will be
reviewed for conformance with a future certificate of zoning compliance and administrative design
review application.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat. The
submitted final plat has two (2) fewer commercial building lots than the approved preliminary plat.
Because the number of buildable lots are allowed to decrease and still remain in conformance with
the approved preliminary plat, staff finds the proposed plat to be in substantial compliance as required
by UDC11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the previous applications approved for this site (AZ-03-006;
CUP-03-008; RZ-15-001; PP-15-002; CUP-15-002 & DA #’s 103137116 and 113083665).
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of the
City Engineer’s signature on the final plat (April 22, 2017) 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 May 21, 2015 by Patrick A.
Tealey shall be revised as follows:
a. Note #9: Include recorded instrument number 113083665.
b. Notes #1, 2, 11, 12 &13: Insert instrument numbers.
c. The permanent landscape buffers depicted on the south and west boundary of Lot 1, Block 3
(multi-family lot) shall be on a common lot and maintained by an owner’s association in
accord with UDC 11-3B-7C2.a. Add a note to the plat that references the common lots and
the responsible party for maintenance of said lots.
5. The landscape plan prepared by KM Engineering, dated May 14, 2015, shall be revised as
follows:
a. The common lots as noted in site specific condition of approval 4c. above must be landscaped
in accord with UDC 11-3B-7C. The street buffers shall be measured from the back of curb.
These buffers must be installed prior to the City Engineer’s signature on the final plat in
accord with UDC 11-3B-14B.3.
EXHIBIT A
Paramount Square FP-15-020 PAGE 3
b. Install the landscape buffers adjacent to N. Meridian Road and W. McMillan Road as
proposed. All street buffers shall be measured from the back of curb. Where ACHD is
anticipating future widening of the street, the width of the buffer shall be measured from the
ultimate curb location as anticipated by ACHD. Detached sidewalks shall have an average
minimum separation of greater than four feet (4’) to back of curb. The revised plan shall
depict the ultimate right-of-way (future curb location) as anticipated ACHD to ensure the
required 25-foot landscape buffer is being provided in accord with UDC 11-3B-7C.
c. Construct a 20-foot wide landscape buffer on the north boundary of Lots 1 and 6, Block 1 in
accord with UDC 11-3B-7C. The street buffer shall be measured from the back of curb.
d. Construct the landscape buffers adjacent to N. Dyver Avenue; W. Archerfield Street and N.
Elsinore Avenue as proposed. These buffers may be constructed at the time of lot
development in accord with UDC 11-3B-14B.3.
e. If the unimproved street right-of-way along N. Meridian Road and W. McMillan Road is 10
feet or greater from the edge of pavement to edge of sidewalk or property line, and street
widening project is not in the transportation authority’s five year funded plan, the developer
is required to maintain a 10-foot wide compacted gravel shoulder meeting the construction
standards of the transportation authority and landscape the remainder with lawn or other
vegetative ground cover in accord with UDC 11-3B-7C.5.
Submit two (2) full size copies of the revised landscape plans with the aforementioned changes
prior to City Engineer’s signature on the final plat.
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. The applicant shall obtain CZC and administrative design review approval and record the final
plat prior to applying for a building permit for any and all structures within this development.
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. 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 . The street light locations shown on the
development plan submitted with the Final Plat do not meet standards. The lights will need to be
located in front of the detached sidewalk per Improvement Standard Drawing 6G. Trees shall be
placed no closer than 10' from street lights per Drawing 6G. The light spacing along Meridian
and McMillan roads also does not meet requirements.
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.
EXHIBIT A
Paramount Square FP-15-020 PAGE 4
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
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.
EXHIBIT A
Paramount Square FP-15-020 PAGE 5
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
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 Plat (PP-15-002)
EXHIBIT A
Paramount Square FP-15-020 PAGE 6
C. Proposed Final Plat (dated: 05/21/2015)
D. Proposed Landscape Plan (dated: 05/14/2015)
EXHIBIT A
Paramount Square FP-15-020 PAGE 7
Exhibit A – Vicinity Map
EXHIBIT A
Paramount Square FP-15-020 PAGE 8
Exhibit B – Approved Preliminary Plat (PP-15-002)
EXHIBIT A
Paramount Square FP-15-020 PAGE 9
Exhibit C – Proposed Final Plat (dated: 05/21/2015)
EXHIBIT A
Paramount Square FP-15-020 PAGE 10
Exhibit D. – Proposed Landscape Plan (dated: 05/14/2015)
EXHIBIT A
Paramount Square FP-15-020 PAGE 11
EXHIBIT A
Paramount Square FP-15-020 PAGE 12
Bill Parsons
From: Mike Wardle <MWardle@brightoncorp.com>
Sent: Thursday, June 18, 2015 11:17 AM
To: Jaycee Holman; Jacy Jones; Machelle Hill
Cc: David Turnbull; Jon Wardle; Bill Parsons; Blake Alder; Amanda McCurry
Subject: Paramount Square final plat staff report for 06/23/2015 CC MTG
All,
We have reviewed the Paramount square (FP -15-020) final plat staff report, with its project analysis and
recommended conditions of approval. We concur with those conditions and recommendations, and request
City Council approval by "consent" at its June 23rd meeting. We will be in attendance to respond to Council
questions.
Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer, Suite 200 1 Boise, Idaho 83713
Direct 208287.0512 I Cell 208.863.6150
From: Bill Parsons[mailto:bparsons@meridiancity.org]
Sent: Wednesday, June 17, 2015 8:25 AM
To: Bill Nary; Ted Baird; Jacy Jones; Jaycee Holman; Machelle Hill; Mike Wardle; Jon Wardle
Subject: Paramount Square final plat staff report for 06/23/2015 CC MTG
Attached is the staff report for the proposed Paramount Square final plat application (FP -15-020). This item
is scheduled to be on the Council agenda on 06/23/15. The public 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
(jholman@meridiancity.orp, mhitt@meridiancity.orQ, jjones@meridiancity.orQ) and myself (e-mail or fax) by
3:00 pm the Thursday prior to the meeting.
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.
Bill Parsons, AICP
Planning Supervisor
Community Development Department
33 E. Broadway Avenue
1