Paramount Director Subdivision No. 2 FP H-2018-0137
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT DIRECTOR SUB. 2 – FP H-2018-0137
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JANUARY 22, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 64 BUILDING
LOTS AND 8 COMMON LOTS ON
11.64 ACRES OF LAND IN THE R-
15 ZONING DISTRICT FOR
PARAMOUNT DIRECTOR
SUBDIVISION NO. 2
BY: BRIGHTON DEVELOPMENT,
INC.
APPLICANT
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CASE NO. H-2018-0137
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on January 22, 2019 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. 2, LOCATED IN A PORTION OF THE NORTHEAST ¼
OF THE NORTHEAST ¼ OF SECTION 25, TOWNSHIP 4 NORTH, RANGE 1
WEST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO,
Meridian City Council Meeting Agenda February 5, 2019 – Page 231 of 736
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT DIRECTOR SUB. 2 – FP H-2018-0137
Page 2 of 3
2018, HANDWRITTEN DATE: NOVEMBER 30, 2018, by AARON L.
BALLARD, PLS, SHEET 1 OF 6,” 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 January 22, 2019, a true and correct copy of
which is attached hereto marked “Exhibit A” and by this reference incorporated
herein, and the response letter from Kameron Nauahi, 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
Meridian City Council Meeting Agenda February 5, 2019 – Page 232 of 736
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 (2 8) 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 514" day of
F�e�ruo�� , 2019.
By:
Tamm e eerd
Mayor, Ci of Meridian
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Attest: owe pTEDAsT
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Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: ( Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR PARAMOUNT DIRECTOR SUB. 2 — FP H-2018-0137
Page 3 of 3
Page 1
HEARING
DATE:
1/22/2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0137
Paramount Director Subdivision No. 2
LOCATION: Southwest corner of E. Chinden Blvd.
and N. Meridian Rd. (NE ¼ of Section
25, T.4N., R.1W.)
I. PROJECT DESCRIPTION
Final plat consisting of 64 building lots and 8 common lots on 11.64 acres of land in the R-15 zoning
district for Paramount Director Subdivision No. 2.
II.APPLICANT INFORMATION
A. Applicant:
Brighton Development, Inc. – 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713
B. Owner:
Same as Applicant
C. Representative:
Kameron Nauahi, Brighton Corporation – 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713
III.STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (H-2017-0064) in accord with the requirements listed in UDC 11-6B-3C.2. Because the number
of buildable lots decreased by six (6) and the common area is the same as shown on the approved
preliminary plat, staff deems the final plat in substantial compliance with the approved preliminary
plat as required.
All development is required to comply with the dimensional standards approved with the Planned
Unit Development (H-2017-0064); the side and rear setbacks of buildings along the periphery of the
development are not allowed to be reduced beyond that required in the R-15 district per UDC 11-7-
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
EXHIBIT A
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4A.1.
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of
this report.
V. EXHIBITS
A. Preliminary Plat (date: 4/19/2017)
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B. Final Plat (date: 11/30/2018)
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C. Landscape Plan (dated: 12/3/2018)
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D. Common Driveway Exhibit
VI. City/Agency Comments & Conditions
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development [AZ-03-006 (DA #103137116); H-2017-0064 (Development Agreement #2017-
066052); AZ-13-005; PP-13-008; MDA-13-010 (DA #113083665); H-2017-0064, (DA
#2017-066052)].
2. The applicant shall obtain the City Engineer’s signature on the subject final plat within two
years of the City Engineer’s signature on the first phase final plat (on or before December 20,
2019), or apply for a time extension, 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 11/30/18 by Aaron L. Ballard,
included in Section V.B shall be revised as follows:
a. Note #1: “Minimum building setback lines shall conform to the applicable zoning
regulations of the City of Meridian at the time of issuance of a building permit those
approved with the Planned Unit Development (H-2017-0064) and as required by UDC
11-7-4A.1 per the standards listed in UDC Table 11-2A-7.”
b. Note #12: Include recorded instrument number.
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c. Include recorded instrument numbers for the gravity irrigation and pathway easements
graphically depicted on Sheets 2 and 3.
d. Provide a minimum 5-foot wide pedestrian pathway within Lots 158 (and through Lot
182) or within a common lot adjacent to Lot 158 (and through Lot 182) for access from
the sidewalk along W. Lockhart Ln. to the pathway along W. Director Street per
requirement of the preliminary plat (condition #1.2.3d). If provided within Lot 158 where
the common driveway is located, the pathway should be separated from the driveway by
a raised curb.
5. The landscape plan prepared by KM Engineering, dated 12/3/18 needs to be revised as follows:
a. Provide a minimum 5-foot wide pedestrian pathway within Lots 158 (and through Lot
182) or within a common lot adjacent to Lot 158 (and through Lot 182) for access from
the sidewalk along W. Lockhart Ln. to the pathway along W. Director Street per
requirement of the preliminary plat (condition #1.2.3d). If provided within Lot 158 where
the common driveway is located, the pathway should be separated from the driveway by
a raised curb.
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 per requirement of the preliminary plat (condition
#1.2.4c).
c. Solid fencing on Lots 157 and 161 is prohibited adjacent to the common driveway on Lot
158 unless separated by a minimum 5-foot wide landscaped buffer per UDC 11-6C-3D.5.
If fencing is proposed, depict landscaping.
d. Depict 6-foot tall cedar fencing around perimeter of the development as proposed.
e. Depict fencing around the internal common area as required by UDC 11 -3A-7A.7a to
distinguish common from private areas, unless otherwise approved through Alternative
Compliance.
6. The common driveway shall be paved with a surface with the capability of supporting fire
vehicles and equipment in accord with UDC 11-6C-3D.4.
7. A perpetual ingress-egress easement for the common driveway shall be filed with the Ada
County Recorder, which shall include a requirement for maintenance of a paved surface
capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.8. Submit a
recorded copy of the easement(s) to the Planning Division prior to or concurrent with the final
plat for City Engineer signature.
8. 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 Ar chitectural Standards Manual and
the elevations included in Exhibit A.4. One Design Review application may be submitted for
the overall development.
9. 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.
10. The developer shall meet with Terri Ricks, Land Development (208-884-5533), and Joe
Bongiorno, Fire Department (208-888-1234), to discuss wayfinding signage for this
development.
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11. The side and rear setbacks of buildings along the periphery of the development shall not be
reduced per UDC 11-7-4A.1.
12. Homes constructed on lots accessed by or adjacent to the common driveway on Lot 158 shall
be consistent with the layout and setbacks shown in Section V.D.
13. 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.
14. 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.
15. 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
per requirement of the preliminary plat (condition #1.2.17).
16. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat
and/or development agreement does not relieve the Applicant of responsibility for compliance.
B. Public Works
Site Specific Conditions:
1. The street light plan submitted appears to meet requirements based on a preliminary review. If
internal roads are private they are not required to have City of Meridian streetlights. Please
show existing streetlights on Chinden Blvd.
2. The existing water mainline stub off of Director Street into proposed lot 151 needs to be
abandoned at the main per City design standards if not used.
General Conditions:
3. Sanitary sewer service to this development is available via existing mains. 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.
4. Water service to this site is available via existing mains. The applicant shall be responsible to
install water mains to and through this development, coordinate main size and routing with
Public Works.
5. 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.
6. 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.
7. 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.
8. 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
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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.
9. 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.
10. 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/o r prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
17. 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.
18. 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.
19. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
20. Developer shall coordinate mailbox locations with the Meridian Post Office.
21. All grading of the site shall be performed in conformance with MCC 11-1-4B.
22. 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.
23. 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.
24. 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.
25. 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.
26. 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
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Utility Coordinator at 898-5500 for information on the locations of existing street lighting.
27. 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.
28. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
29. 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.
30. 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.
31. 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.
32. 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 addressed 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.
Meridian City Council Meeting Agenda February 5, 2019 – Page 244 of 736
1
Sonya Allen
From:Sonya Allen
Sent:Thursday, January 17, 2019 3:08 PM
To:Kameron Nauahi; C.Jay Coles; Charlene Way; Chris Johnson
Cc:Jon Wardle; Mike Wardle
Subject:RE: Paramount Director Sub. 2 - FP H-2018-0137 Staff Report for Jan. 22nd Council Mtg
Thank you
From: Kameron Nauahi [mailto:knauahi@brightoncorp.com]
Sent: Thursday, January 17, 2019 3:07 PM
To: Sonya Allen; C.Jay Coles; Charlene Way; Chris Johnson
Cc: Jon Wardle; Mike Wardle
Subject: RE: Paramount Director Sub. 2 - FP H-2018-0137 Staff Report for Jan. 22nd Council Mtg
All,
We have reviewed the attached staff report and analysis, and agree with the conditions of approval. We request that
this item be placed on City Council consent agenda on January 22 nd.
Thank you,
Kameron Nauahi | Assistant Project Manager
BRIGHTON CORPORATION
12601 W. Explorer, Suite 200 | Boise, ID 83713
Direct 208.287.0504 | Cell 208.830.3629
From: Sonya Allen <sallen@meridiancity.org>
Sent: Thursday, January 17, 2019 2:31 PM
To: C.Jay Coles <cjcoles@meridiancity.org>; Charlene Way <cway@meridiancity.org>; Chris Johnson
<cjohnson@meridiancity.org>
Cc: Kameron Nauahi <knauahi@brightoncorp.com>; Jon Wardle <jwardle@brightoncorp.com>
Subject: Paramount Director Sub. 2 - FP H-2018-0137 Staff Report for Jan. 22nd Council Mtg
Attached is the staff report for the proposed final plat for Paramount Director Sub. 2. This item is scheduled to be on the
City Council agenda on January 22nd. 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.
Kameron - Please submit a written response to the staff report to the City Clerk’s office (cityclerk@meridiancity.org) and
me 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, 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 for discussion.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the conditions of approval,
your project will be placed on the regular agenda.
Thanks,
EXHIBIT B
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Sonya Allen | Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Fax: 208-489-0578
Built for Business, Designed for Living
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.
Meridian City Council Meeting Agenda February 5, 2019 – Page 246 of 736