Staff ReportSTAFF REPORT
Meeting Date: July 23, 2013 E IDIAN'~-
TO: Mayor and City Council I D A H O
FROM: Bill Parsons, Associate City Planner
208-884-5533
Steve O'Brien, Development Analyst II
208-887-2211
SUBJECT: FP-13-032 -Paramount Commercial Southwest Subdivision No. 3
I. APPLICATION SUMMARY
The applicant, Brighton Investments, has applied for final plat approval of one (1) commercial building
lot on approximately 6.84 acres of land.
The subject final plat is consistent with the approved preliminary plat for this site.
IL STAFF RECOMMENDATION
Staff recommends approval of Paramount Commercial Southwest Subdivision No. 3 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 NumberFP-13-032 as presented in the staff report for the hearing date of July
23, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File NumberFP-13-032, as presented during the hearing on July 23, 2013, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-032 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 property is located near the northeast corner of N. Linder Road and W. McMillan Road in
SW '/4 of Section 25, T.4N., R.1 W.
B. Applicant/Owner:
Brighton Investments
12601 W. Explorer Drive, Suite #200
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat consists of one (1) buildable lot on approximately 6.84 acres in a C-G zoning
district. The proposed final plat is the fourth phase of the Paramount Commercial Southwest preliminary
plat approved by Council in 2007. The only landscape requirement for the plat is a 10-foot landscape
buffer adjacent to W. Deer Crest Street, (local street) and the required landscape easement has been
Paramount Commercial Southwest Subdivision No. 3 FP.doc _1_
depicted on the plat. The installation of landscape buffer is not required until the lot develops. The
Planning Division is currently processing a development application for the proposed lot. For this reason
the applicant has not submitted a landscape plan for review and approval.
The project was also conditioned to construct anorth/south private street that connects W. Deer Crest
Street and W. McMillan Road. At the time this conditioned was imposed, private streets were allowed to
connect to arterial streets. Now that private street section of the ordinance prohibits private streets from
connecting to arterial streets (W. McMillan Road), staff is of the opinion that this condition is no longer
warranted and directly contradicts the private street standards in the Unified Development Code (UDC).
The submitted plat depicts the recorded cross access agreement in effect for the proposed development.
Since cross access is being provided, staff finds that the requirement of the private street has been
satisfied.
Because the number of buildable lots is fewer as allowed by UDC11-6B-3C.2, staff finds the proposed
plat to be in substantial compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved Paramount development agreement (instrument #
103137116), annexation (AZ-03-006), conditional use permit (CUP-03-008), Paramount
Commercial Southwest modified development agreement (instrument #107145935), amended
DA approved with file MDA-13-010, preliminary plat (PP-07-011), final plats (FP-08-001, FP-
10-007 & FP-12-019), property boundary adjustment (PBA-13-014) and time extension (TE-09-
023)applications for this subdivision.
The applicant has until May 17, 2015 (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.
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 Tealey's Land Surveying, stamped on 06/25/13 by Patrick A. Tealey,
is approved with the following comments:
a. Include the amended development agreement instrument number in note #2.
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 and/or provide written documentation that
scheduled trash pick-up will occur during construction of the proposed development.
6. The subject property shall be subdivided prior to issuance of any building permits.
Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the applicant of responsibility for compliance.
VII. GENERAL REQUIREMENTS
Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
Paramount Commercial Southwest Subdivision No. 3 FP.doc _2_
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
sewer line shall be installed and passed air test and video inspection, final plat recorded and road
base shall be approved prior to applying for building permits.
3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-SC-1.
A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
6. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). 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, 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.
7. 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.
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.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
Paramount Commercial Southwest Subdivision No. 3 FP.doc _3_
13. 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 Engineering Department at
(208)898-5500 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
Contact Robert B. Whitney at (208)334-2190.
14. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
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.
16. 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.
17. At the completion of the project, the
per the City of Meridian AutoCAD
approved prior to the issuance of a
project.
applicant shall be responsible to submit record drawings
standards. These record drawings must be received and
certification of occupancy for any structures within the
V. EXHIIBITS
A. ZoningNicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
Paramount Commercial Southwest Subdivision No. 3 FP.doc _4_
Exhibit A -Zoning/Vicinity Map
~ ~~~---~
_.... -.o
--~_
~ ~ ^bti
r ~ ~
M O~ m e`
Q, ~ W uP'7 m N
~,. W LO 00 CD ''
i
~ S _ _ ____
___ _ „~ ~
_.
T- •-
c - _ _~ i
_ __
_ __
_--- ._-
~~~
~ Q~P
`~ ~ 1788
4$93
~ 1?5t~
w __ ~ ~
PLO ,~
672 ~ .~
___~.__
of 4d(ws-
RUT
,.-"""~ 512fl
51D0 i '-
5072
5038
5~4
49TH
44 3b
14mb
4ffi50 ~
•.
re
`+ 14Q2 do
1437
RUT
4650
tnl .. _'
4fiQ5
4472
~' ~'
1
943 RUT
St
Paramount Commercial Southwest Subdivision No. 3 FP.doc _5_
Exhibit B -Approved Preliminary Plat
~, nn llt'fi~01~9G.
~~
t.~.~.i
.~.~.
~,
i~~~
.__
y ~ ARwM1
~~
~wwyv W 11~/M~lf
.~ ..
..._.
~.....
•
• rrKrr
wrM'rr
~ ~ w
e ~.+
,.._
~=
a --~
~~
~....
. ~.~.
rr•r
~.--
--- rr.r
~ •rw r••~. rr.a
•I.wrrr
~•. r
.___. rrw~r
ww•/r.
~~ r
w•..rr.r
'~tSf~~f~Xl""'
1 ~ ~ ~ ' w~...~ ..r
a~~l ~
..
G_ ~ ~ ~ . ~~
~ ~~
w.ew arra wr•w
wsn wr •
L•3~3'ldTiiS•~'•.
~...'. ~~Tia'1~11'IQi7~~fP7+v
a.~. ~.»~.wr
.~.~.~.~
~ll~*~.r.wr•
•fo{~Wfi~SiL.r~
't1~N~lItP'••
• 1h~SfG1SSi7~A'~®~
pp~~~~~~ •~~Ti'lPSit~lf00
fifT~ii,~ ~fi1171w
Paramount Commercial Southwest Subdivision No. 3 FP.doc _6_
Exhibit C -Proposed Final Plat
3635 cvEr vc!a•.Iz
•m x. rer
auw
,~4. I;:, ...,_` .:...,, PLAT OF
-:r` f
: :
_ -
CDMM~;RCCAL SOI3THWES7"
'o
__ _,
~
_. __. _ .._._._.~.
~.
~
S[ZI3DI~ISION N0. 3
7. :, 9 E9'35 A` E
yE97 pEER LREST STREET
L
~'
~
a3 57 3R ,elute-
T ~
" A POR
1 AND
4SW
~2
T
~
~_~ ~
r "'': - , I ~ r .. ~
.
~.~.~
~ -h „
.
. K PORTION OT THE SW I/
1/4, SECIN1N
, R.tN, B.M.
5,
T./N
qtt OF 1~1gDiAN, ADA COIMTY, DAHO
i ' 1 . ..
,,.:.a.., ......., ,.d,, 1
....,., ...ate :. 2013
I r
~ I A'' .. .ac
us ; I
~
(~ ~: E M E i
. ( I ~
I
i ._ .. 1 i '~I~ ji 1
.t !n~ ;, i I LEGEND
~"ui~s , 1 aCiMARV LYE
~~ I.N~a I: ~ ~ .. . .. FA'RIEEErt •pPgARY
., i $la i~ 1 y raves BRASS uP
~~ I ~ .... .. ... .... T.. PC170 S/P' RCN PYI •/PLASM CN - RS 14747
J - 11 n.x ...~.. , :. x, ~ • YT 5/!• Y 90' RW PM •/CAP
r ~ I ~ 6 ~ FdplJ V2• RW PN •/R45rM: CAP - Ply P431)
O ~'~ 1.T ~_ 1 •c~ ..i. BLtlCY. 2 I • 5E1 v1' v 24' RCN PN •/CM
.•.
R 4 ~, 'j ucu ~v ,_~ O CAICLLAtCT POXi 11•tTM/G SEt)
~QC w .. ~. i l~ F~ ~ -..... ORICML LCTYPARW. LPE
111--- +L E ~~:
z
NV + rv
~_: \
D i L '~ 'h I K 6 T.
CR66K ORIYE ~ ~ ) Ct/~ E TABLE
II.70' Vij( 11 - ~ <
1 a 1".cu ..
1 r zow.c a a HGH.. •re
..ax.,..,,,, r e. I a E
°:.
1 ~
~~ i ~ xawc ws w
I Of
1~ i ~...~~~~.. -_t 1°11 ~: - ~ '~+D /1' '+X ~ IM.M:on ~Au
1 i I I ' ~ ~wN 4 rk. . 6 ar aP ra'~i 5r JY' :
I I _~
I p ~
~ ~~~ I ' .r. v.., 4rY .. to ~ .~.. wnra~ ~wsvtrm
I pI a ~I i . Ah4)
8 1
~ raw ~ T i
C nA Mk 1 EZ
a ~ ~ :.wrv.. 1 accMR4 .9 NSmLY1[4r M Plb eb+ a .5 aACN)PI' v0. -K i[ v Mrgy .
9s t 1
U--4 n a. ...... 1 f ^
;~N•e4 35 0~4'•W 1543 f ' t 5•
:
v~ _,3_-! ROC 21'56• E I IILW/T ~ A['dY7RN.
_-~'"
'~ St.53'
a c~, ~ f ~ ~yIN B9 3501` V 176.10, ar•+s+
r
I .. if .•.r~ N S
r- i
zu ` zs vsaT A4P,Y.EAN aaAC ~ ` ~ ~ TFALEY 8 LAND 8UW A.
e4r +w va 3376 4m .,~ 25 :-: , vvw nc ....__.
_._. -- moo.
eBAN x•a~. ew eo - -0~-. ~ __.,_~ -_B cv Er w>~tAya
SK OP' eEARP1G 16 Rtt vs- ass o nro
wey~l NC. neo sn..i >- d z
Paramount Commercial Southwest Subdivision No. 3 FP.doc -7_