Paramount Director Sub 1 - FP H-2017-0090ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT DIRECTOR SUBDIVISION NO. 1 FP H-2017-0090
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 18, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 126 SINGLE-
FAMILY ATTACHED &
DETACHED RESIDENTIAL
BUILDING LOTS AND 20
COMMON/OTHER LOTS ON 35.62
ACRES OF LAND IN THE R-15
ZONING DISTRICT FOR
PARAMOUNT DIRECTOR
SUBDIVISION NO. 1
BY: BRIGHTON INVESTMENTS,
LLC
APPLICANT
CASE NO. H-2017-0090
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 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 DIRECTOR
SUBDIVISION NO. 1, LOCATED IN A PORTION OF THE NORTHEAST ¼
OF SECTION 25, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT DIRECTOR SUBDIVISION NO. 1 FP H-2017-0090
Page 2 of 3
MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2017,
HANDWRITTEN DATE: 6/13/2017, by AARON L. BALLARD, PLS, SHEET 1
OF 7,” 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 July 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, Brighton Corporation, 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 the day of
APA , 2017.
By:
Tammy d erd
aPTE or, it of Meridian
Attest:
C.Ja-Cole
City Clerk
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Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: efZ)ee4"" Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT DIRECTOR SUBDIVISION NO.1 FP H-2017-0090
Page 3 of 3
EXHIBIT A
STAFF REPORT
HEARING DATE: July 18, 2017 February 25, 2014
TO: Mayor & City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Paramount Director Subdivision No. 1 - FP (H-2017-0090)
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for final plat approval of 126 single-family
attached and detached residential building lots and 20 common/other lots on 35.62 acres of land in the
R-15 zoning district for the first of two phases of Paramount Director Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Director Subdivision No. 1 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-2017-0090 as presented in the staff report for the hearing date of
July 18, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0090, as presented during the hearing on July 18, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0090 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 at the southwest corner of N. Meridian Road and W.
Chinden Blvd./SH 20-26, in the NE ¼ of Section 25, T. 4N., R. 1W.
Parcel No.’s: S0425110302; S0425110150; S0425110405
B. Applicant:
Brighton Investments, LLC
12601 W. Explorer Dr., #200
Boise, Idaho 83713
C. Owner:
Same as applicant
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 1
EXHIBIT A
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer, #200
Boise, Idaho 83713
V. HISTORY
In 2013, the subject property was annexed and zoned (AZ-13-005, Paramount Northeast).
A Development Agreement (DA) modification application (H-2015-0022) was approved in
2015 to include the annexation area in the existing DA (Inst. No. 1031317116, amended as Inst.
No. 113083665) for Paramount Subdivision, recorded as Instrument No. 2016-005060.
In January 2016, a preliminary plat (Paramount North Forty, H-2016-0034) was approved for
the subject property. A final plat was never submitted.
In December 2016, the property received the following approvals:
A modification to the development agreement (2nd addendum, recorded as Instrument
2015-005060) to amend certain provisions of the agreement and include a conceptual
development plan for the site (3rd addendum, recorded as Instrument #2017-003462);
A rezone of 37.31 acres of land from the C-C and TN-R zoning districts to the R-15
zoning district; and
A preliminary plat consisting of 196 building lots, 12 common area lots and 2 future
right-of-way lots on 35.63 acres of land in the R-15 zoning district. This development was
proposed to consist of (98) age-qualified (55+) 1-story townhomes configured in
quads” and (98) 2-story single-family attached homes.
In June 2017, the following applications were approved (H-2017-0064):
A modification to the Development Agreement to accommodate a new development plan
and update the conceptual development plan;
Preliminary Plat consisting of 196 building lots and 24 common lots on 35.64 acres of
land in the R-15 zoning district;
Planned Unit Development in the R-15 zoning district;
Private street for the internal access driveways; and
Alternative Compliance to the following sections of the UDC: 11-3F-4A.4, which limits
gated development to no more than 50 dwelling units; 11-3F-4A.6, which does not allow
common driveways to be off of private streets.
VI. STAFF ANALYSIS
The proposed final plat depicts 126 building lots and 20 common lots on 35.62 acres of land. The
gross density of the proposed subdivision is 5.39 dwelling units (d.u.) per acre with a net density of
12.03 d.u. per acre. The minimum lot size is 2,512 square feet (s.f.) and the average lot size 3,620 s.f.
All of the proposed lots are for single-family detached and attached homes and comply with the
dimensional standards for the R-15 zoning district.
Amenities proposed to be constructed with this phase include the following: 10-foot wide segment of
the City’s regional pathway system along W. Chinden Blvd. (phased), internal micro-paths, additional
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 2
EXHIBIT A
qualified open space above and beyond the required amount, and a centrally located swimming pool,
clubhouse, and activity center on Lot 111. The community swimming pool on Lot 124 is proposed to
be constructed next spring to open late summer of 2018. A minimum 35 -foot wide street buffer is
required to be constructed along W. Chinden Blvd./SH 20-26, an entryway corridor; a total of 80-feet
is proposed that will contain landscaping, a10-foot wide multi-use pathway, lighting and a berm.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
found there to be an increase of 2 building lots in the west block of lots (108-120) and a decrease of 2
building lots in the north block of lots (29-36) which result in the same number of overall lots
approved with the preliminary plat. The amount of common open space appears to be the same.
Therefore, staff finds the proposed plat to be in substantial compliance with the approved preliminary
plat as required by UDC11-6B-3C.2.
Note: The planned cross-section for the ultimate build-out of Chinden Blvd./SH 20-26 per the draft
Corridor Plan depicts a total of 200’ (100’ on each side) of right-of-way (ROW) with sidewalk,
landscaping and lighting within the ROW; however, ITD’s practice has been revised since the
corridor plan was developed and now allows 140’ (70’ on each side) of ROW if the sidewalk,
landscaping and lighting are outside the ROW.]
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; H-2017-0064, DA#. . .]
applications for this subdivision.
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of the
City Council approval of the Findings for the preliminary plat (July 5, 2019), 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 KM Engineering, stamped on June 13, 2017 by Aaron L. Ballard shall
be revised as follows:
a. Note #10: Include the easement width for interior lot lines. (Width should be 4-foot on each
side of the common interior lot lines).
b. Modify Note #16 to include Lot 37, which will have direct lot access via N. Fox Run Way
and W. Director Street.
c. Depict the location of the North Slough easement; if Lot 123 encroaches within the easement,
an encroachment agreement should be obtained from the irrigation district.
d. Include a lot number for the lot designated for Chinden Blvd. right-of-way and/or future
right-of-way and description for such.
e. If Lots 1 and 2 are both designated for landscaping and will be owned and maintained by the
Homeowner’s Association, they can be contained into one lot.
f. No deviations are allowed through the PUD to the required setbacks along the periphery of
the development (i.e. rear setback is 12 feet).The lots shall be increased in depth or the
building footprints shall be revised to comply with this requirement.
5. The landscape plan prepared by KM Engineers, dated June 12, 2017, shall be revised as follows:
a. A detached 10-foot wide multi-use pathway is required within the street buffer along W.
Chinden Blvd. in accord with UDC 11-3H-4C.4.
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 3
EXHIBIT A
b. Depict a concrete pad at the end of the common driveways no more than 5 feet behind the
sidewalk sufficient in area to accommodate the receptacles of the residences that take access
from the common driveway. Documentation should be submitted from Republic Services
verifying approval of the placement and size of the concrete pads.
6. A public use easement is required to be submitted for the multi-use pathway easement along W.
Chinden Blvd. in accord with UDC 11-3H-4C.4. Said easement shall be submitted to the City,
approved by City Council and recorded prior to City Engineer signature on the final plat.
7. A Design Review application is required to be submitted and approved for all single-family
attached structures prior to submittal of a building permit application. Design of the structures
shall comply with the residential standards listed in the Architectural Standards Manual and the
previously approved elevations included in the approved Findings. One Design Review
application may be submitted for the overall development.
8. On-street parking is only allowed on one side of the private streets; “No Parking” signs are
required to be installed on the opposite side of the streets. Where medians are proposed at the
entries to the development, no on-street parking is allowed and shall be signed accordingly.
9. A final plat shall be recorded for this property prior to applying for building permits, except for
those permits required to construct the Encore community pool, clubhouse and activity center.
Certificate of Occupancy for those structures will not be issued until the final plat is recorded.
10. A minimum of 80 square feet of private usable open space is required to be provided for each unit
as set forth in UDC 11-7-4B. An exhibit shall be submitted with the Certificate of Zoning
Compliance application(s) demonstrating compliance with this requirement.
11. A Certificate of Zoning Compliance and subsequent building permit application is allowed to be
submitted for approval prior to recordation of the first phase of the subdivision where the Encore
community pool, clubhouse and activity center is proposed to develop. The first phase final plat
shall be recorded prior to issuance of the Certificate of Occupancy for these structures.
12. 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
contain debris shall be installed around this phase prior to release of building permits for this
subdivision.
13. The applicant shall the applicant coordinate with the Fire Department on placement of “No
Parking” signs and painting of the curbs red where no parking is allowed so that fire trucks can
maneuver the streets (and corners) in the event of an emergency.
14. As mitigation for the long block face lengths that run along the north side of Pavilion and the
south side of Lockhart, traffic calming devices shall be provided that meet ACHD standards.
15. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
16. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
17. Dead end water mains shall terminate with a fire hydrant.
18. Applicant shall create easements for the benefit of adjacent lots for the water services crossing the
lots in Block 1 north of W. Pavilion Lane.
19. Sanitary sewer and water services for the lots adjacent to Lot 38, Block, 1shall connect to the
mains in Channing and run perpendicular to the mains per City Design Standards.
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 4
EXHIBIT A
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.
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.
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 5
EXHIBIT A
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
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
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 6
EXHIBIT A
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: 4/19/2017)
C. Proposed Final Plat (dated: 6/13/2017)
D. Proposed Landscape Plan (dated: 6/12/2017)
E. Common Driveway Exhibit
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 7
EXHIBIT A
Exhibit A – Vicinity Map
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 8
EXHIBIT A
Exhibit B – Approved Preliminary Plat (dated: 4/19/2017)
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 9
EXHIBIT A
Exhibit C – Proposed Final Plat (dated: 6/13/2017)
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 10
EXHIBIT A
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 11
EXHIBIT A
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 12
EXHIBIT A
Exhibit D. – Proposed Landscape Plan (dated: 6/12/2017)
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 13
EXHIBIT A
Exhibit E: Common Driveway Exhibit
Paramount Director Sub No. 1 FP H-2017-0090 PAGE 14
ir
11 0#1 bo 8
Sonya Allen
From: Mike Wardle <mwardle@brightoncorp.com>
Sent: Thursday, July 13, 2017 11:22 AM
To: Sonya Allen; Barbara Shiffer; CJay Coles; Charlene Way; Machelle Hill
Cc: Jon Wardle; Kameron Nauahi; Bruce Freckleton; Bill Parsons; Lars Hansen; Lachlin
Kinsella (LKinsella@kmengllp.com); Aaron Ballard (ABallard@kmengllp.com); Kevin
McCarthy (Kevin@kmengllp.com)
Subject: RE: Paramount Director Sub. 1 - FP H-2017-0090 Staff Report for July 18th Council Mtg
Attachments: Paramount Director Sub 1 - FP H-2017-0090 Staff Report.pdf
All,
We are in agreement with the attached Paramount Director Subdivision No. 1 final plat staff report and the
recommended conditions of approval; and ask that the item be placed on the City Council's Tuesday, July
18th
consent agenda.
There is, however, an error in Site Specific Condition 5. We request correction of the error by changing the
Landscape Architect cited in that condition from "The Land Group"to "KM Engineers."
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
From: Sonya Allen [mailto:sallen@meridiancib org]
Sent: Tuesday, July 11, 2017 12:41 PM
To: Barbara ShifPer; CJay Coles; Charlene Way; Machelle Hill
Cc: Mike Wardle; Jon Wardle; Kameron Nauahi; Bruce Freckleton; Bill Parsons
Subject: Paramount Director Sub. 1 - FP H-2017-0090 Staff Report for July 18th Council Mtg
If you wish to be on the consent agenda and are in agreement with the staff report, please send a response in
agreement with the staff report to myself and clerk prior to 3:00 pm on Thursday.
Thanks,
Sonya
City of Meridian
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-888-4433
www.meridiancity. org
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in
regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.