Paramount Sub 30 FP-15-033BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FIFTY-ONE (51)
SINGLE-FAMILY RESIDENTIAL
BUILDING LOTS AND TWO (2)
COMMON LOTS ON 16.49 ACRES
OF LAND IN AN R-8 ZONING
DISTRICT FOR PARAMOUNT
SUBDIVISION NO. 30
BY: SCS BRIGHTON, LLC
APPLICANT
HEARING DATE: OCTOBER 6, 2015
CASE NO. FP -15-033
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on October 6, 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 Set vices 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. 30,
LOCATED IN SOUTHEAST ''/a OF THE SOUTHWEST '/a OF SECTION 25,
TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, MERIDIAN,
ADA COUNTY, IDAHO 2015, HANDWRITTEN DATE: 8/27/15, JAMES R.
WASHBURN, PLS, SHEET 1 OF 4," is conditionally approved subject to those
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUB 30 (FP -15-033)
Page 1 of 3
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 October 6, 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 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 SUB 30 (FP -15-033)
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
�(
'2015.
By:
Tammy de eerd
DR,1D
? Mayor, City of Meridian
Attest:SN'�--
ROaycee olman �'vCity Clerk��
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: �A� Dated: 10 - Ql 1
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUB 30 (FP -15-033)
Page 3 of 3
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 1
STAFF REPORT
MEETING DATE: October 6, 2015
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-033 – Paramount Subdivision No. 30
I. APPLICATION SUMMARY
The applicant, SCS Brighton, LLC, has applied for final plat (FP) approval of 51 single-family
residential building lots and 2 common lots on 16.49 acres of land in an R-8 zoning district for the
thirtieth phase of Paramount Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Subdivision No. 30 final plat based on the analysis
provided below in Section VI.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-033 as presented in the staff report for the hearing date of
October 6, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-033, as presented during the hearing on October 6, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-033 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 located on the north side of W. McMillan Road, east of N. Linder Road,
in the southwest ¼ of Section 25, T. 4N., R. 1W.
B. Applicant:
SCS Brighton, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
C. Owners:
Same as Applicant
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 2
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer Drive, Ste. 200
Boise, ID 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 fourth phase of development of the Paramount South 60 preliminary plat and the 30th
phase of the overall Paramount subdivision.
Note: There were 4 fewer buildable lots depicted on the final plat for the 1st phase (FP-14-005); 2
additional buildable lots depicted on the 2nd phase final plat (FP-14-014); and the same amount of
buildable lots depicted on the 3rd phase final plat (FP-14-042) of Paramount South 60 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 51 new building lots and 2 common area lots on 16.49 acres of land in
the R-8 zoning district. All of the lots proposed in this subdivision are for single-family detached
homes and comply with the dimensional standards of the R-8 zoning district listed in UDC Table 11-
2A-6. There are no existing structures on this site.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements listed in UDC 11-6B-3C.2. There is one additional buildable lot
and an additional common area lot (Lot 1, Block 75) proposed on the final plat than were shown on
the approved preliminary plat. However, overall so far the total number of building lots is still one
fewer than that approved with the preliminary plat. Therefore, staff finds the proposed final plat in
substantial compliance with the approved preliminary plat.
VII. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-026) and preliminary plat (PP-
06-025).
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 The Land Group, dated August 27, 2015 by James R. Washburn shall
be revised as follows:
a. Note #13: Include the recorded instrument number of the license agreement.
5. The landscape plan prepared by The Land Group, stamp dated August 27, 2015, shall be revised
prior to signature on the final plat by the City Engineer as follows:
a. Depict the trees in the adjacent building lots where ACHD seepage beds are located and
parkway trees can’t be provided.
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 3
b. Correct the number of trees required within the common area listed in the Project
Calculations table under Acreage Dedicated for Common Area to reflect 4 instead of 3
(35,669 s.f./8,000=4).
c. Depict a 6-foot tall fence along the south property boundary adjacent to W. McMillan Road
and the east property boundary adjacent to the Parcel #S0425438410, as required with the
preliminary plat; include a detail of the fence.
6. All fencing installed on the site must comply with the fencing plan depicted on the landscape
plan, the conditions in this report, and with the standards listed in 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. A street light plan will need to be included with the Land Development Plan Submittal. Street
light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.
A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
The street light plan will need to include Type 1 lights along the frontage of Mc Millan Road
spaced at a maximum of 220 feet.
VIII. 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
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 4
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
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
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 5
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.
IX. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 4/12/06)
C. Proposed Final Plat (dated: 8/27/15)
D. Proposed Landscape Plan (dated: 8/27/15)
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 4/12/06)
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 8
Exhibit C – Proposed Final Plat (dated: 8/27/15)
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 9
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 10
Exhibit D –Proposed Landscape Plan (dated: 8/27/15)
EXHIBIT A
Paramount Sub 30 FP-15-033.doc PAGE 11
E I+1131T 5
Sonya Watters
From: Mike Wardle <mwardle@brightoncorp.com>
Sent: Wednesday, September 30, 2015 8:42 AM
To: Sonya Watters; Charlene Way; Jacy Jones; Jaycee Holman; Machelle Hill
Subject: RE: Paramount Sub. 30 FP -15-033 Staff Report for 10/6 CC Mtg
Aft)
We have reviewed the staff report for Paramount Subdivision No. 30 and concur with the recommended
conditions of approval.
Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer, Suite 200 1 Boise, Idaho 83713
Direct 208.287.0512 I Cell 208.863.6150
From: Sonya Watters[mailto:swatters@meridiancity.org]
Sent: Tuesday, September 29, 2015 1:58 PM
To: Charlene Way; Jacy Jones; Jaycee Holman; Machelle Hill
Cc: Mike Wardle
Subject: Paramount Sub. 30 FP -15-033 Staff Report for 10/6 CC Mtg
Attached is the staff report for the proposed final plat for Paramount Sub. 30. This item is scheduled to be
on the Council agenda on October 6th. 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@meridiancity.orp, mhill@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.
Thanks,
Associate Planner, Planning Division
City of Meridian - Community Development Department
33 E. Broadway Avenue, Suite 102
Meridian, ID 83642