Paramount Sub No. 33 - FP H-2017-0030
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 33 – FP (H-25017-0030)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: APRIL 18, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FIVE (5)
BUILDING LOTS AND THREE (3)
COMMON/OTHER LOTS ON 1.85
ACRES OF LAND IN THE R-8
ZONING DISTRICT FOR
PARAMOUNT SUBDIVISION NO.
33.
BY: BRIGHTON LAND HOLDINGS
APPLICANT
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CASE NO. H-2017-0030
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on April 18, 2017 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. 33,
LOCATED IN THE NORTHWEST ONE QUARTER OF SECTION 25,
TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2017, HANDWRITTEN DATE:
3/8/2017, by JAMES R. WASHBURN, PLS, SHEET 1 OF 3,” is conditionally
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 33 – FP (H-25017-0030)
Page 2 of 3
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 April 18, 2017, 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.
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 the2�day of
//114 V )2017.
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Attest:
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City Clerk
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Tammy de ee
Mayor, City Meridian
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: �'Jl &- Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT SUBDIVISION NO. 33 — FP (H-25017-0030)
Page 3 of 3
EXHIBIT A
Paramount Sub No. 33 FP H-2017-0030 PAGE 1
STAFF REPORT
HEARING DATE: April 18, 2017 February 25, 2014
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Paramount Subdivision No. 33 - FP (H-2017-0030)
I. APPLICATION SUMMARY
The applicant, Brighton Land Holdings, has applied for final plat approval of 5 single-family
residential building lots and 3 common/other lots on 1.85 acres of land for Paramount Subdivision
No. 33. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential).
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Subdivision No. 33 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 H-2017-0030 as presented in the staff report for the hearing date of
April 18, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0030, as presented during the hearing on April 18, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0030 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, approximately ¼
mile south of W. Chinden Blvd. (SH 20/26), in the NE ¼ of Section 25, T. 4N., R. 1W.
Parcel No.’s S0425110455 and S0425110600
B. Applicant:
Brighton Land Holdings
12601 W. Explorer Dr., #200
Boise, Idaho 83713
C. Owner:
Same as applicant
EXHIBIT A
Paramount Sub No. 33 FP H-2017-0030 PAGE 2
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer, #200
Boise, Idaho 83713
V. HISTORY
In 2013, this property was annexed and zoned (AZ-13-005) and a preliminary plat (PP-13-008) was
approved for Paramount Northeast 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 Northeast subdivision and the 34 th phase of the
overall Paramount subdivision.
VI. STAFF ANALYSIS
The proposed final plat depicts 5 building lots and 3 common lots on 1.85 acres of land. The gross
density of the proposed subdivision is 1.32 dwelling units (d.u.) per acre with a net density of 4.27
d.u. per acre. The minimum lot size is 8,037 square feet (s.f.) and the average lot size 10,177 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 for the R-8 zoning district.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
found there to be an increase of one building lot in Block 64 on the proposed final plat. Because the
number of buildable lots decreased by 4 lots in the previous phase and the amount of common open
space is the same, 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 approved annexation and preliminary plat [AZ-03-006 (DA
#103137116); AZ-13-005; PP-13-008; MDA-13-010, DA #113083665] 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 11-6B-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, stamped on March 8, 2017 by James R. Washburn
shall be revised as follows:
a. Note #15: Include the recorded instrument number
b. A 35-foot wide street buffer is required along N. Meridian Road, an entryway corridor, in
accord with the standards listed in UDC 11-3B-7C, measured from back of curb.
5. The landscape plan prepared by The Land Group, dated March 7, 2017, shall be revised as
follows:
a. A 35-foot wide street buffer is required along N. Meridian Road, an entryway corridor, in
accord with the standards listed in UDC 11-3B-7C, measured from back of curb.
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
EXHIBIT A
Paramount Sub No. 33 FP H-2017-0030 PAGE 3
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.
9. Existing water main in Heston shall continue into the cul-de-sac to the terminating tee for the fire
hydrant.
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. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
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. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
EXHIBIT A
Paramount Sub No. 33 FP H-2017-0030 PAGE 4
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 11-1-4B.
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. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. 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 signature of the final plat by the City Engineer.
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 Water Department at
(208)888-5242 for inspections of disconnection of services. Wells may be used for non-domestic
EXHIBIT A
Paramount Sub No. 33 FP H-2017-0030 PAGE 5
purposes such as landscape irrigation if approved by Idaho Department of Water Resources.
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 the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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 (dated: 4/23/13)
C. Proposed Final Plat (dated: 3/8/17)
D. Proposed Landscape Plan (dated: 3/7/17)
EXHIBIT A
Paramount Sub No. 33 FP H-2017-0030 PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Paramount Sub No. 33 FP H-2017-0030 PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 4/23/13)
EXHIBIT A
Paramount Sub No. 33 FP H-2017-0030 PAGE 8
Exhibit C – Proposed Final Plat (dated: 3/8/17)
EXHIBIT A
Paramount Sub No. 33 FP H-2017-0030 PAGE 9
Exhibit D. – Proposed Landscape Plan (dated: 3/7/17)
EXHIBIT B
Sonya Allen
From: Mike Wardle <mwardle@brightoncorp.com>
Sent: Thursday, April 13, 2017 1:53 PM
To: Sonya Allen; Bill Nary; Ted Baird; Machelle Hill; C.Jay Coles; Andrea Pogue
Cc: Bill Parsons; David Turnbull; Jon Wardle; Kameron Nauahi
Subject: RE: Paramount No. 33 and Hill's Century Farms No. 6 Final Plat Staff Reports for
04/18/17 CC MTG
Yes, please; that was my unstated intent!
From: Sonya Allen [mailto:sallen@meridiancity.org]
Sent: Thursday, April 13, 2017 1:44 PM
To: Mike Wardle; Bill Nary; Ted Baird; Machelle Hill; C.Jay Coles; Andrea Pogue
Cc: Bill Parsons; David Turnbull; Jon Wardle; Kameron Nauahi
Subject: RE: Paramount No. 33 and Hill's Century Farms No. 6 Final Plat Staff Reports for 04/18/17 CC MTG
Thanks Mike.
I concur with your clarifying statements. Would you like these applications to be placed on the consent agenda?
From: Mike Wardle [mwardle@brightoncorp.com]
Sent: Thursday, April 13, 2017 11:59 AM
To: Bill Nary; Ted Baird; Machelle Hill; C.Jay Coles; Andrea Pogue
Cc: Bill Parsons; Sonya Allen; David Turnbull; Jon Wardle; Kameron Nauahi
Subject: RE: Paramount No. 33 and Hill's Century Farms No. 6 Final Plat Staff Reports for 04/18/17 CC MTG
.All.,
We have reviewed the staff reports for Paramount Subdivision No. 33 and Hill's Century Farm Subdivision No. 6
and concur with the recommended conditions of approval for both, subject to two clarifying statements:
- Paramount No. 33 – Conditions 4.b (plat) and 5.a (landscape plan) cite the requirement for a 35 -foot entryway
corridor landscape buffer "as measured from the back of curb." The 25 -foot common lot abutting Meridian
Road (Lot 9, Block 68)—in combination with landscaped area, detached sidewalk and future 8 -foot parkway strip
within the ROW—provides an actual buffer of 40 feet from back of the future Meridian Road curb.
- Hill's Century Farm No. 6 – Condition 3.a notes the requirement for 19 parkway trees to be placed "within the
adjacent building lot...." We agree with the requirement but, based on our calculations, the actual number of
trees should be 15, not 19. We will verify that number through administrative review with staff and trust that
compliance with the condition will reflect the result of that determination.
Respectfully,
Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer, Suite 200 1 Boise, Idaho 83713
Direct 208.287.0512 1 Cell 208.863.6150