Staff ReportSTAFF REPORT
Hearing Date: July 24, 2012
TO: Mayor and City Council
FROM: Sonya Wafters, Associate City Planner
208-884-5533
E IDIAN
IDAHO
Scott Steckline, Land Development Supervisor
208-887-2211
SUBJECT: FP-12-013 -Paramount No. 20
I. APPLICATION SUMMARY
The applicant, Brighton Development Inc., has applied for final plat approval of 4single-family
residential building lots on 1.34 acres of land for Paramount Subdivision No. 20. The zoning district for
the proposed subdivision is R-8 (Medium-Density Residential). The gross density of the proposed
subdivision is 2.98 dwelling units per acre; the net density is 5.71 dwelling units per acre. The average lot
size is 7,625 square feet.
A Conditional Use Permit for a Planned Development was approved for 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 are
single-family detached.
Paramount Subdivision No. 20 is located northwest of the N. Meridian Road/W. McMillan Road
intersection, in the SE '/4 of T. 4N., R. 1 W., Section 25.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found
there to be the same number of building lots as shown on the preliminary plat; no open space is proposed
within this phase. Because the number of buildable lots has not increased and the amount of common
open space has not decreased, staff finds the proposed plat to be in substantial compliance with the
approved preliminary plat as required by UDC11-6B-3C.2.
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Subdivision No. 20 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
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 15, 2013 (or 2 years from the date the City Engineer signed the
most recent plat) to obtain City Engineer's signature on the final plat or apply for another time
extension in accord with UDC 11-6B-7.
Paramount Subdivision No. 20 - FP-12-013 PAGE 1
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 Engineering Northwest, LLC, stamped on June 13, 2012 by James R.
Washburn, is approved as submitted.
5. The applicant shall comply with the submitted landscape plan prepared by The Land Group,
dated June 18, 2012 with the following comments:
• The 6-foot parkway along W. Kingsley Street may be installed at the time of lot
development as set forth in UDC 11-6C-3H. NOTE: One of the street trees is unable to be
installed within the proposed parkway due to ACHD seepage beds. The required street
tree(s) (one per lot) must be installed within the adjacent buildable lot. Add a note on the
revised landscape plan stating this requirement.
• 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.
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. 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.
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 REQUIItEMENTS
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.
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.
Paramount Subdivision No. 20 - FP-12-013 PAGE 2
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 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.
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. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
13. 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.
V. EXHIBITS
A. Vicinity Map
B. Paramount Subdivision (PP-03-001)
C. Proposed Final Plat (dated: 6/8/12)
D. Proposed Landscape Plan (dated: 6/18/12)
Paramount Subdivision No. 20 - FP-12-013 PAGE 3
Exhibit A -Vicinity Map
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Exhibit B -Paramount Subdivision (PP-03-001)
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Paramount SuUdivision No. 20 - FP-12-013 PAGE 5
Exhibit C -Proposed Final Plat (dated: 6/8/12)
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Paramount Subdivision No. 20 - FP-12-013 PAGE 6
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Paramount Subdivision No. 20 - FP-12-013 PAGE 7