CC - Applicant Response to Staff Report - 11/24November 24, 2015
APPLICANT RESPONSE TO STAFF RECOMMENDATION
H-2015-0022 – Paramount Subdivision – MDA
Recommendations from Page 4 of Staff Report (numbered for ease of reference)
● Item 1: “Staff recommends the DA is modified prior to development of this [unspecified] area
to include a more detailed concept plan.”
□ Applicant Concurs.
● Item 2: “Staff recommends only one access is allowed via Fox Run with other access being
provided via W. Director Street….”
□ Applicant Disagrees. Two access points are proposed for circulation and safety. In
the future, as the property to east develops, there will be a “backdoor” access to
Director Street—also a collector street—but that may not occur for some time.
▪ Requested Action: Delete this as a DA requirement and allow the CUP
determination to be based on the merits of the assisted living facility only.
● Item 3: “Staff recommends the property is subdivided prior to any development occurring on
the site.”
□ Applicant Concurs. Preliminary and final plat applications were filed this morning.
● Item 4: “Staff…will most likely require the street buffers and multi-use pathway/sidewalk
along Chinden Blvd. and N. Meridian Road to W. Director Street to be install with
the first phase of development.”
□ Applicant Disagrees. The requirement for all arterial buffer improvements with the
first phase is impractical and an infeasible burden on the assisted living complex.
▪ Requested Action: The first 675-foot phase of the Chinden 10-foot regional
pathway will be constructed within the existing landscaped buffer—some 255 feet
beyond the boundary of the assisted living; and with the remainder to be phased
with subsequent development.
Recommendations from Page 5 of Staff Report (numbered for ease of reference)
“Based on the submitted concept plan and staff’s analysis thereof, staff recommends the
following provisions are added to the DA in addition to those listed above”:
● Bullet 1: “The property shall be subdivided prior to submittal of a Certificate of Zoning
Compliance application or issuance of a building permit (as applicable) for any
development on the site.”
□ Applicant Disagrees—and requests that the assisted living project be allowed to
move forward while the single-use Paramount Veranda Subdivision final plat is
being processed and recorded.
▪ Requested Action: Modify Bullet 1 recommendation to read: The property shall
be subdivided prior to issuance of an occupancy permit for the assisted living
complex.
● Bullet 2: “Only one access via N. Fox Run Way, a collector street, is allowed for the property
at the southeast corner of W. Chinden Blvd. and N. Fox Run Way, north of W.
Director Street.”
□ Applicant Disagrees. Same issue and concern as Item 2, above.
● Bullet 3: “Development of the property at the southeast corner of W. Chinden Blvd. and N.
Fox Run Way where the assisted living facility is proposed shall be generally
consistent with the concept plan shown in Exhibit A.4.”
□ Applicant Concurs.
● Bullet 4: “A modification of the development agreement is required to include a conceptual
development plan for the TN-C and C-C zoned property located at the southwest
corner of W. Chinden Blvd. and N. Meridian Road and at the southwest corner of W.
Chinden Blvd. and N. Fox Run Way prior to submittal of a Certificate of Zoning
Compliance application (if required) or issuance of any building permits.”
“The concept plan(s) should include a site plan showing access and circulation; a
mix of at least 3 land use types; and residential densities ranging from 6 to 15
units/acre in the MU-C designated area and 3 to 8 units/acre in the MDR designated
area as required in the Comprehensive Plan (pgs. 27-28 and pg. 20, respectively).”
□ Applicant Concurs—assuming that the Paramount Veranda assisted living complex,
the first phase of the overall area will account for one of the “at least 3 land use
types.”