Staff Report CCSTAFF REPORT
HEARING DATE: April 1, 2014
TO: Mayor & City Council
FROM: Sonya Wafters, Associate City Planner
208-884-5533
E IDIAN~-~-;, 2014
1dAH0
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-14-011 -Paramount Subdivision No. 25
I. APPLICATION SUMMARY
The applicant, Brighton Development, has applied for final plat approval of 50 single-family
residential building lots and 1 common/other lot on 9.17 acres of land for Paramount Subdivision No.
25. The zoning district for the proposed subdivision is R-8 (Medium-Density Residential).
II. STAFF RECOMMENDATION
Staff recommends approval of the Paramount Subdivision No. 25 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 FP-14-011 as presented in the staff report for the hearing date of
April 1, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-14-011, as presented during the hearing on April 1, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-14-O1 l to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
lV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is generally located west of N. Meridian Road and south of Producer Drive,
north of W. McMillan Road, in the NE'/4 of Section 25, T. 4N., R. 1 W.
B. Applicant:
Brighton Development
12601 W. Explorer, #200
Boise, Idaho 83713
C. Owner:
Brighton Investments, LLC
12601 W. Explorer, #200
Boise, Idaho 83713
Paramount Sub No. 25 FP-14-011 PAGE 1
D. Representative:
Mike Wardle, Brighton Corporation
12601 W. Explorer, #200
Boise, Idaho 83713
V. HISTORY
In 2003, this property was annexed and zoned (AZ-03-006) and preliminary platted (PP-03-0004)
with the original Paramount Subdivision.
A Conditional Use Permit for a Planned Development (CUP-03-008) was also approved that allowed
for a reduction in the minimum lot size from 6,500 square feet (s.£) 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.
The street sections shown on the preliminary plat and approved by ACRD depicted 5-foot wide
parkways with detached 4-foot wide sidewalks.
VI. STAFF ANALYSIS
The proposed final plat depicts 50 single-family residential building lots and 1 common/other lot on
9.17 acres of land. The gross density of the proposed subdivision is 5.45 dwelling units (d.u.) per acre
with a net density of 7.46 d.u. per acre. The average lot size 5,898 square feet (s.f.).
There are no amenities proposed with this phase of development. All of the proposed lots are for
single-family detached homes and comply with the dimensional standards approved with CUP-03-
008. The lots in Block 65 are alley loaded; the lots in Block 66 are "greens" (or mew) lots; and the
remaining lots are conventional single-family lots. The lots in Block 66 were previously proposed to
be alley loaded.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
found there to be 2 fewer building lots and an increase in common area consisting of the mew in
Block 66 on the proposed final plat. Because the number of buildable lots has decreased and the
amount of common open space has increased, staff finds the proposed plat to be in substantial
compliance with the approved preliminary plat as required by UDC11-6B-3C.2.
VII. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation and preliminary plat (AZ-03-006; PP-
03-004; CUP-03-008) applications for this subdivision.
2. The applicant shall obtain the City Engineer's signature on the final plat within two years of the
City Engineer's signature on a previous final plat, 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 The Land Group, stamped on February 12, 2014 by James R.
Washburn shall be revised as follows:
a. Note # 13: Include the recorded instrument number
Paramount Sub No. 25 FP-14-011 PAGE 2
5. The landscape plan prepared by The Land Group, dated January 28, 2014 is approved as
submitted.
6. All fencing installed on the site must be in compliance with the provisions in CUP-03-008, 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.
7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
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. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
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. 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. Please contact Land Development Service for more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, and
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-SC-1.
Paramount Sub No. 25 FP-14-011 PAGE 3
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.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
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 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.
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. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. 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.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. 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, 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.
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 Engineering Department at
Paramount Sub No. 25 FP-14-011 PAGE 4
(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.
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 Central District Health for abandonment procedures and
inspections (208)375-5211.
23. 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
development plan approval.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 5/1/03)
C. Proposed Final Plat (dated: 2/12/14)
D. Proposed Landscape Plan (dated: 3/6/14)
Paramount Sub No. 25 FP-14-011 PAGE 5
Exhibit A -Vicinity Map
Paramount Sub No. 25 FP-14-011 PAGE 6
Exhibit B -Approved Preliminary Plat (dated: 5/01/03)
Paramount Sub No. 25 FP-14-O1 I PAGE 7
Exhibit C -Proposed Final Plat (dated: 2/12/14)
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FINAL PLAT
PARAMOUNT SUBDIVISION N0.25
A RESUBDIVISION OF WEST KINGSLEY STREET AS DEDICATED ON
PARAMOUNT SUBDIVISION N0.20, AND A PORTION OF THE SE 1r4 OF
SECTION 25, T.4 N., R.1 W., B.M.
MERIDIAN, ADA COUNTY, IDAHO
2014
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Paramount Sub No. 25 FP-14-O1 1
PAGE 8
Exhibit D. -Proposed Landscape Plan (dated: 3/6/14)
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Paramount Sub No. 25 FP-14-O1 1 PAGE 9