Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
April 17, 2012
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
IDAHO
Scott Steckline, Land Development Supervisor
208-887-2211
FP-12-003 -Paramount No. 18
I. APPLICATION SUMMARY
The applicant, Brighton Development Inc., has applied for final plat approval of 19 single-family
residential building lots and 1 common lot on 5.66 acres of land for Paramount Subdivision No. 18. The
zoning district for the proposed subdivision is R-8 (Medium-Density Residential). The gross density of
the proposed subdivision is 3.36 dwelling units per acre; the net density is 5.08 dwelling units per acre.
The average lot size is 8,515 square feet.
A Conditional Use Permit for a Planned Development was approved for the Paramount Subdivision that
allowed for a reduction in the minimum lot size from 6,500 s.f. to 3,960 s.f. for detached units and from
6,500 s.f to 3,159 s.f. for attached units; a reduction in the minimum dwelling size from 1,301 s.f. to
1,101 s.f for the detached units; a reduction in the front setbacks for living areas from 15' to 10' for both
the detached and attached units; a reduction in the street side setbacks from 20' to 10' for both the
detached and attached units; "and a reduction in street frontage for each lot from 65' to 36' for the
detached units and from 65' to 27' for the attached units. All of the homes proposed for this phase of the
plat are single family detached.
Paramount Subdivision No. 18 is located on the west of N. Meridian Road, between W. Producer Way
and N. Fox Run Way in the NE '/a of T. 4N., R. 1 W., Section 25.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found it
to be in substantial conformance per UDC11-6B-3C as the number of buildable lots is the same and there
is not a reduction in the amount of open space proposed.
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Subdivision No.18 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. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexations (AZ-03-006), development agreement
(instrument # 103137116), or as may be modified by the City Council and the approved
preliminary plat (PP-03-004) and conditional use permit (CUP-03-008) applications for this
subdivision.
The applicant has until February 12, 2013 to obtain City Engineer's signature on the final plat or
apply for another 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.
Paramount Subdivision No. 18 - FP-12-003 PAGE 1
4. Revise the notes on the face of the plat prepared by Engineering Northwest, LLC, stamped on
March 15, 2012 by James R. Washburn, prior to signature of the final plat by the City Engineer,
as follows:
• Note # 14: include instrument number.
The applicant shall comply with the submitted landscape plan prepared by The Land Group,
dated March 19, 2012 with the following changes:
The 6-foot parkway along the southwest side of W. Gable Street may be installed at the
time of lot development as set forth in UDC 11-6C-3H. NOTE: Some of the street trees
are unable to be installed within the proposed parkway due ACHD seepage beds (Lots 7,
ll and I2, Block 53 and Lots ll, 19 and 20, Block 52). The six (6) required street trees
(one per lot) must be installed on the adjacent buildable lot. Add a note on the revised
landscape plan stating this requirement.
• Provide an 8-foot wide parkway along the entire northeast boundary of W. Gable Street.
• The street trees depicted on the landscape plan must be planted a minimum of five feet
from any water service. Prior to signature of the final plat by the City Engineer, the
applicant shall coordinate with Land Development to determine the location of trees
located near a water service.
• Add one (1) tree to lot 14, block 53.
• All landscape improvements proposed for Lot 14, Block 53 and the 8-foot wide parkway
along the northeast side of W. Gable Street must be installed prior to releasing occupancy
for any homes constructed within the subdivision.
Provide three (3) full size copies of landscape plan with the aforementioned changes prior to
obtaining City Engineer's signature on the final plat.
6. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information.
7. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
8. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
9. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
IV. GENERAL REQUIREMENTS
1. Street signs are to be in place, water system shall be approved and activated, sewer line shall be
installed and passed air test and video inspection and final plat recorded prior to applying for
building permits.
2. All development improvements, including but not limited to water and sewer, shall be installed
and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-
SC-1.
3. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
Paramount Subdivision No. 18 - FP-12-003 PAGE 2
4. Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
5. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
6. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
7. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
8. 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, asingle-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
signature on the final plat by the City Engineer.
9. 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.
10. The applicant's 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 the ACRD. 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.
11. 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.
12. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse 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 surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
13. 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, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate 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. Please contact Land Development Service for more information at 887-2211.
14. A letter of credit, cash surety or bond in the amount of 110% will be required for all uncompleted
non-life safety improvements (eg. fencing, landscaping, amenities, etc.), prior to signature on the
final plat.
15. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works Improvement Standards for Street Lighting. All street
lights shall be installed at developer's expense. Final design shall be submitted to the Public
Works Department for approved. The street light contractor shall obtain the approved design on
file and an electrical permit from the Public Works Department prior to commencing
installations. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
Paramount Subdivision No. 18 - FP-12-003 PAGE 3
V. EXHIBITS
A. Vicinity Map
B. Paramount Subdivision (PP-03-001)
C. Proposed Final Plat
D. Proposed Landscape Plan
Paramount Subdivision No. 18 - FP-12-003 PAGE 4
Exhibit A -Vicinity Map
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Paramount Subdivision No. 18 - FP-12-003 PAGE 5
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Paramount Subdivision No. 18 - FP-12-003 PAGE 6
Exhibit C -Proposed Final Plat
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Paramount Subdivision No. 18 - FP-12-003 PAGE 7
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Paramount Subdivision No. 18 - FP-12-003 PAGE 8