CC - Staff ReportParamount Subdivision – MDA H-2015-0022 1
STAFF REPORT
HEARING DATE: November 24, 2015
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: H-2015-0022 – Paramount Subdivision - MDA
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Brighton Investments, LLC, requests a modification to the existing development agreement
(MDA) for Paramount Subdivision to include the 53.57 acres of land annexed with AZ-13-005 (Paramount
Northeast); and a conceptual development plan for that area. See Section IX Analysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed MDA as requested by the applicant and as recommended by
staff per the provisions listed in Exhibit A.2.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2015-0022 as
presented in the staff report for the hearing date of November 24, 2015, with the following modifications:
(Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny H-2015-0022 as presented during
the hearing on November 24, 2015, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2015-0022 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:
Paramount Subdivision generally encompasses property that is located south of W. Chinden Boulevard,
east of N. Linder Road, west of N. Meridian Road and north of W. McMillan Road.
The property that is the subject of the MDA is located at the southeast corner of W. Chinden Blvd. (SH
20/26) and N. Fox Run Way, in the northeast ¼ of Section 25, Township 4N., Range 1W.
B. Owners:
Brighton Investments, LLC
12601 W. Explorer Drive., Ste. 200
Boise, ID 83713
C. Applicant:
Same as Owner
Paramount Subdivision – MDA H-2015-0022 2
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a development agreement modification. A public hearing is required
before the City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: November 2, and 16, 2015
C. Public Service Announcement broadcasted on: November 6, 2015
D. Applicant posted notice on site by: November 13, 2015
VI. LAND USE
A. Existing Land Use(s): The subject area of the MDA consists of property that was annexed into the City
but is not yet developed, zoned C-C and TN-C; the property is currently being farmed.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: W. Chinden Blvd. and rural residential, undeveloped, and commercial property, zoned R1 and
MU-DA in Ada County respectively
West: Agricultural/undeveloped land, zoned C-C
South: Single-family residential properties in Paramount Subdivision, zoned R-8
East: N. Meridian Road and a church, zoned RUT in Ada County
C. History of Previous Actions:
In 2003, the following applications were approved for the larger Paramount Subdivision which did
not include the portion of the property that is the subject of the MDA:
Annexation and zoning (AZ-03-006) of 397.11 acres of land with R-8, R-40, L-O and C-G
zones. A development agreement (DA) was required as a provision of annexation, recorded
as Instrument No. 103137116;
Preliminary plat (PP-03-004) consisting of 764 building lots on 397.11 acres of land; and
Conditional use permit for a planned development (CUP-03-008)
In 2007, a modification to the DA (MI-07-007, Paramount Commercial Southwest) was approved
and recorded as Instrument No. 107145935. The amendment removed the CUP requirement and
required design review approval instead for all commercial development in the C-G zoned portion
of the site located at the northeast corner of N. Linder Road and W. McMillan Road.
In 2008, a modification to the DA (MDA-08-001) was approved and recorded as Instrument No.
108108427. The amendment allowed a church and other specified uses to develop in the L-O zoned
portion of the site located at the southwest corner of W. Producer Drive and N. Meridian Road.
In 2013, the DA was modified (MDA-13-010) to update the DA to focus on allowed uses within the
subdivision rather than specific numbers of building lots, common lots, dwelling units, and square
footage of commercial space; specific numbers of each were removed (Instrument No. 113083665).
Paramount Subdivision – MDA H-2015-0022 3
Also in 2013, the majority of the property that is the subject of the MDA was annexed (AZ-13-005,
Paramount Northeast). A preliminary plat (PP-13-008) was also approved but it only included a
small portion of the land that was part of the annexation area along the south boundary.
VII. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
The applicant requests a modification to the existing development agreement (MDA) (Instrument No.
103137116, amended as Instrument No. 113083665) for Paramount Subdivision to include the 53.57
acres of land annexed with AZ-13-005 (Paramount Northeast); and a conceptual development plan for
the majority of that area.
Prior to annexation ordinance approval, the developer was required to amend the existing DA for
Paramount Subdivision to include the land annexed with Paramount Northeast and the following
provisions: (Note: The annexation ordinance was inadvertently approved without the DA being
amended; the subject application will finalize the requirements for the annexation.)
“A conceptual development plan that includes a circulation plan, for the area adjacent to Chinden
Boulevard proposed to be annexed with C-C and TN-C zoning. This provision is satisfied with the
conceptual use and circulation plan submitted with this application included in Exhibit A.4.
Direct access to W. Chinden Boulevard and N. Meridian Road is prohibited in accord with UDC
11-3A-3 and 11-3H-4B.
A minimum 35-foot wide street buffer is required along W. Chinden Boulevard, an entryway
corridor, on the C-C and TN-C zoned properties and shall be landscaped in accord with the
standards listed in UDC 11-3B-7C.
A 10-foot wide multi-use pathway shall be provided within the street buffer along W. Chinden
Boulevard within a public use easement in accord with UDC 11-3H-4C.4. The public use easement
shall be submitted to the City, approved by City Council and recorded prior to issuance of any
Certificate of Zoning Compliance or, approval of any subsequent land use application for the C-C
and TN-C zoned properties.
Right-of-way (ROW) shall be dedicated in the amount required by the Idaho Transportation
Department for the expansion of W. Chinden Boulevard with development of the C-C and TN-C
zoned properties adjacent to Chinden Boulevard.”
The applicant submitted a conceptual development plan as required for the portion of the annexation
area at the southeast corner of W. Chinden Blvd. and N. Fox Run Way (see Exhibit A.4). The portion of
the annexation area at the southwest corner of Chinden/Fox Run was not included in the concept plan;
therefore, Staff recommends the DA is modified in the future to include a conceptual development plan
for that area prior to submittal of a Certificate of Zoning Compliance application.
The proposed concept plan includes a detailed plan for the C-C zoned area at the southeast corner of
Chinden/ Fox Run where a 56,543 square foot residential care facility is proposed; a conditional use
permit application is currently in process for this use. The plan for the remainder of the C-C and TN-C
zoned site to the east and south is very conceptual and only depicts “future residential” uses; the type of
residential use(s) is not specified. A circulation plan is shown that depicts two access points via N. Fox
Run Way to the portion of the site proposed to develop with a residential care facility and three other
accesses via Director Street with cross-access between the residential designated areas and the proposed
residential care facility. A phased 35-foot wide landscape buffer and 10-foot wide multi-use pathway is
also depicted along W. Chinden Blvd. with 30 feet for future right-of-way for a total of 70 feet from
centerline.
Paramount Subdivision – MDA H-2015-0022 4
The C-C zone only allows multi-family and vertically integrated residential uses; the portion of this
zone outside of the residential care facility site may need to be rezoned in the future if a different type
of residential use is proposed other than those allowed. The TN-C zone allows single-family,
townhouse, duplex, multi-family, and vertically integrated residential uses. This area is designated on
the Comprehensive Plan Future Land Use Map (FLUM) as MU-C (Mixed Use - Community) (25+/-
acres) and MDR (Medium Density Residential) (17+/- acres) as shown below.
XY""d""d
#1
#1
R-15
R-15
C-C
L-O
C-N
RUT
R-8 R-4
RUT
C-C
R-2
R-15
C-C
R-4
L-O
R-8
R-4
L-O
RUT
RUT
TN-C
RUT
R-2
R-15
R1
RUT
RUT
RUT
L-O
C-C
R-4
C-G
R-8
RUT
RUT
L-O
RUT
C-G
R-8
RUT
C-C
C-N
RUT
R-8R-15
R-4
R-4
R-8
R-8
C-G
R1
L-O
R-8
R-8
R-15
R-8
R-40
L-O
RUT
RUT
C-N
L-O
R-8
N
L
o
n
g
L
a
k
e
W
a
y
W McMillan Rd E McMillan Rd
E Chinden Blvd
N
GoddardCreek
Way
N
M
e
r
i
d
i
a
n
R
d
WCayuseCreekDr
N
L
o
c
u
s
t
G
r
o
v
e
R
d
W Chinden Blvd
N
L
i
n
d
e
r
R
d
WAnatoleDr
N
L
a
n
d
o
n
Cr
e
e
k
P
l
E SanPedroSt
WWolfRapidsDr
W
P
e
c
k
S
t
W D i r e c t o r S t
N
M i t c h u m
A v e
W Boulder Bar Dr
WDeerCrest
D
r
E Handel St
W
V
a
l
e
n
t
i
n
o
S
t
W
C
r
o
s
b
y
D
r
W
C
a
g
n
e
y
S
t
E YuccaCanyonSt
E BoulderBar St
W Pr
o
d
u
c
e
r
D
r
N
A
r
l
i
s
s
Av
e
E Meadow Creek Dr
W Ramsbrook St
W Heston Dr
N
S a g u a r o
H i l l s
A v e
N
R o s a
S p r i n g s
A v e
E Rio Col i n a s D r
W Tango Creek Dr
WBacall Dr
N
S e n i t a
H i l l s
A v e
W Kingsley S t
N
C h o p i n
A v e
N
Tango
Rapids
Way
E Strauss D r
W SelwayRapids Ln
E Everest St
E G r a nd Canyon Dr
N S t a r r y
N i g h t
A v e
W Br
o
d
e
r
i
c
k
D
r
E San Pedro St
W Root Creek St
N
S c h u m a n n
A v e
WRattlesnakeDr
E Quinte s s a D r
WDeerCrestSt
N
Penngrove
Way
WDivideCreekSt
W
G
a
b
l
e
S
t
N
Wild
Goose
Way
N
D o n a v a n
A v e
E E n s e n a d a D r
E Segundo St
WLadleRapidsSt
WMartenCreekDr
N
R e d
H i l l s
A v e
N
B
o
o
t
h
Av
e
WGladeCreekSt
W CedarGrove St
E Comisky St
N F o x R u n W a y
WEagleMountainDr
WDitchCreekDr
N
W y m a n
A v e
N D i e t r i c h A v e
E Tuttle St
N
R
e
d
Ho
r
s
e
W
a
y
N
S a g u a r o
H i l l s
A v e
WHamRapidsSt
WCayuseC r e e k D r
E Pasacana St
WApgarCreekDr
E Havasu Falls St
W Root Creek St
E Grand Canyon St
W Peach Springs St
N
Moose
Creek
Ave E I r o n s t o n e D r
E Handel St
N
Isla
A
v
e
N
T i m b e r l i n e W a y
EAzan S t
W Pachino St
N
S u m m i t
W a y
W Salerno St
W
D
r
e
y
f
u
s
s
S
t
N
P i n e r y
C a n y o n
A v e
E Bonita Canyon St
E Cholla
Hills St
W
G
ladeCreekDr
WAnatoleSt
W TidaSt
E GlasgowSt
WBalata
Ct
WKellyCreekDr
W RootCreek St
N
K
e
a
t
o
n
Av
e
E Handel
Ct
E Commander St
E Yucca
Canyon St
E GoldenOak Ct
E Senita Canyon St
W KingsleyDr
E ComiskySt
E PaintedHillsDr
W Bacall St
W Divide Creek St
E OcelotCt
W LosFlores Ct
N
Silver
Maple
Ave
E T h ree
C o r n er s D r
W Cedar Grove St
N
L
o
n
g
L
a
k
e
W
a
y
E ChollaHills St
N
S
p
u
r
w
i
n
g
W
a
y
E Silver Torch St
N
M
i
t
c
h
u
m
Av
e
N
S
p
a
n
g
l
e
Av
e
N
R o s a
S p r i n g s
A v e
N
S e n i t a
H i l l s
A v e
W
I
s
land
Gree
nDr
E SegundoSt
E Handel St
N
B e a h a m
A v e
N Mi
g
u
e
l
Ave
N
P
e
p
p
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r
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Av
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WLosFlor
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D
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N Te
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s
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t
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Ave
N
S
a
g
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Hi
l
l
s
P
l
E Ocelot St
WAstonteDr
E Pasacana St
N M i d n i g h t
H a z e
W a y
WBrandtLn
N
S c h u b e r t
A v e
W Barrymore D r
W V a l e ntinoDr
W SelwayRiver Ln
N
E
l
k
R
a
n
c
h
L
n
W Milazzo St
WHungry
CreekDr
W DitchCreek Dr
W Divide
Creek St
W Arnaz St
W Everest Ln
W
C
o
l
b
e
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t
S
t
W
P
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f
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S
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W
V
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e
n
t
i
n
o
S
t
W
C
a
g
n
e
y
S
t
W Grand Teton Dr
WCedarGroveSt
WPuzzleCreekDr
WHitchcock St
WRattlesnakeDr
WGladeCreekSt
WThreeLakesDr
N
D i a m o n d
C r e e k
A v e
N
Mink
Creek
Ave
N
R
i
o
V
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s
t
a
W
a
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N
F
l
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T
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W
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A
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k
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F
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s
W
a
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N
C
l
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n
e
y
Av
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N
C l a r e t
C u p
W a y
NDebussy
Way
N
R e d
H o
r
s
e
W a y
E
P
r
o
d
u
c
e
r
D
r
E Mozart St
N
Z
a
c
h
a
r
y
W
a
y
N
Silver
Elm
Way
N D e m i l l e
A v e
N
B
a
r
n
e
y
Ln
N F o x
R u n W a y
N
J
e
r
i
c
h
o
R
d
N
Lolo
Pass
Wa
y
NPenncross
Way
WQuintaleDr
N
L a n g e
A v e N
B
a
c
h
Av
e
N M o r n i n g
D e w
A v e
WWapootDr
W
R
e
dgrave D r N
B e a h a m
A v e
N
C
h
a
n
n
i
n
g
Wa
y
N
B
e
a
h
a
m
Av
e
N
Stanley
Creek
Ave N
Be
a
h
a
m
A
v
e
N
A l e s t e r
A v e
W
C
a
g
n
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y
D
r
NSpurwing
Way
N
S
u n
S h i m m e r
A v e
E D u n w o odyC
t
N L a r k w o o d
P l
N L a r k w o o d
P
l
XY""d""d
#1
#1
MEDIUM
DENSITY
RESIDENTIAL
MU-C
COMMERCIAL
CIVIC
MU-N
MU-N OFFICE
CIVIC
MU-C
MEDIUM
DENSITY
RESIDENTIAL
MEDIUM
DENSITY
RESIDENTIAL
LOW DENSITY
RESIDENTIAL
MU-C
MEDIUM DENSITY
RESIDENTIAL
MU-C
OFFICE
OFFICE
CIVIC
CIVIC
MU-C
MEDIUM
DENSITY
RESIDENTIAL
CIVIC
CIVIC
OFFICE
OFFICE
MU-N
MEDIUM
DENSITY
RESIDENTIAL
LOW DENSITY
RESIDENTIAL
CIVIC
LOW DENSITY
RESIDENTIAL
HIGH DENSITY
RESIDENTIAL
COMMERCIAL
MEDIUM DENSITY
RESIDENTIAL
MEDIUM DENSITY
RESIDENTIAL
MEDIUM DENSITY
RESIDENTIAL
CIVIC
MU-N
MU-N
N.C.
Idaho
Power
N
L
o
n
g
L
a
k
e
W
a
y
W McMillan Rd E McMillan Rd
E Chinden Blvd
N
GoddardCreek
Way
NCoppe r c l oud
Wa y
N
M
e
r
i
d
i
a
n
R
d
WCayuseCreekDr
N
L
o
c
u
s
t
G
r
o
v
e
R
d
W Chinden Blvd
N
L
i
n
d
e
r
R
d
WAnatoleDr
N
L
a
n
d
o
n
C
r
e
e
k
P
l
E SanPedroSt
WWolfRapidsDr
W
P
e
c
k
S
t
W D i r e c t o r S t
W Boulder Bar Dr
W HavasuFallsSt
WDeerCrest
D
r
N
D
y
v
e
r
Av
e
E Handel St
W
V
a
l
e
n
t
i
n
o
S
t
W
C
r
o
s
b
y
D
r
W WoodwardSt
W
C
a
g
n
e
y
S
t
E Boulder Bar St
W Pro
d
u
c
e
r
D
r
N
A
r
l
i
s
s
A
v
e
E Meadow Creek Dr
W Ramsbrook St
W Bird
Wing Dr
W Heston Dr
N
S a g u a r o
H i l l s
A v e
E Rio Col i n a s D r
WTangoCreekDr
W Laughton Dr
N
S e n i t a
H i l l s
A v e
N
D
o
v
e
R
i
d
g
e
P
l
W Kingsley S t
N
C h o p i n
A v e
N
Tango
Rapids
Way
N
Big
Cedar
Ave
E Comisky St
E Strauss D r
WSelwayRapidsLn
E Everest St
W Br
o
d
e
r
i
c
k
D
r
EBearSpringsDr
E San Pedro St
W Root Creek St
E Quinte s s a D r
W D e e r C r est St
N
P e n n g r o v e
W a y
E Joshua Tree Dr
N
Z a m o r a W a y
W
G
a
b
l
e
S
t
E StraussCt
E San Pedro St
N
Wild
Goose
Way
N
D o n a v a n
A v e
W PuzzleCreek Ct
N
B
r
i
g
h
t
An
g
e
l
P
l
E E n s e n a d a D r
E Segundo St
N
G e r t i e
P l
W Marten Creek Dr
N
B o o t h
A v e
W Glade Creek St
N
R
e
d
Hi
l
l
s
P
l
W CedarGrove St
E Comisky St
N
D u v a l l
A v e
E Three
Corners Dr
N Fo
x
R
u
n
W
a
y
NWild
Goose
Ave
WEagle Mountain Dr
WPo n d
Stone S t
N
Lolo
Pass
Ave
E Peach Springs St
E WhiteHawk St
N
W y m a n
A v e
W
Grand
T
eton Ct
E SwiftWater Dr
N D i e t r i c h A v e
E Tuttle St
N
S a g u a r o
H i l l s
A v e
N
H o p k i n s
A v e
W C a y u s e C r e e k D r
E Pasacana St
W Apgar Creek Dr
E Havasu Falls St
W Root Creek St
N
B r y n n e r
A v e
E Grand Canyon St
W Peach Springs St
E Almos St
N
C h i m n e y
P e a k
A v e
E Ir o n s t o n e D r
E Handel St
N Z i o n
P a r k A v e
N
Isl
a
A
v
e
W C aine St
E Tuttle Ct
E SanPedroCt
N
R a t h b o n e
A v e
N
T i m b e r l i n e W a y
W Pachino St
N S u m m i t
W a y
W Salerno St
E Territo
r
yDr
W
D
r
e
y
f
u
s
s
S
t
E RedwickCt
WApgarCreekLn
N
S c h u b e r t
A v e
N
P i n e r y
C a n y o n
A v e
E Bonita Canyon St
W
G
ladeCreekDr
E Martello Ln
WAnatoleSt
W Tida St
E Lockhart Ln
W Kelly Creek Dr
W RootCreek St
N
K e a t o n
A v e
E H andel Ct
E Commander St
ETownline Way
E YuccaCanyonSt
E Senita Canyon St
N
S c h u b e r t
A v e
WKingsley Dr
E Comisky St
EPaintedHillsDr
W Bacall St
WDivideCreekSt E Ocelot Ct
W LosFlores Ct
N
Silver
Maple
Ave
E T h r e e
C o r n e r s D r
W Cedar Grove St
N
L
o
n
g
L
a
k
e
W
a
y
E ChollaHills St
N
S
p
u
r
w
i
n
g
W
a
y
E Silver Torch St
N
M i t c h u m
A v e
N S p a n g l e
A v e
N
R o s a
S p r i n g s
A v e
W
I
s
l
a
n
d
G
r
e
e
n
D
r
E Segundo St
E Handel St
N
P
a
r
k
Cr
o
s
s
i
n
g
A
v
e
N
B e a h a m
A v e
N M i g u e l A v e
N
P e p p a r d
A v e
WLosFlor
e
s
D
r
N
S
a
g
u
a
r
o
H
i
l
l
s
P
l
E Ocelot St
WAstonteDr
E Pasacana St
N M i d n i g h t
H a z e
W a y
W BrandtLn
N
S c h u b e r t
A v e
W Barrymore D r
N
E
l
k
R
a
n
c
h
L
n
W Milazzo St
W Ditch Creek Dr
W Divide Creek St W Arnaz St
W Everest Ln
W
C
o
l
b
e
r
t
S
t
W
P
i
c
k
f
o
r
d
S
t
W
V
a
l
e
n
t
i
n
o
S
t
W
C
a
g
n
e
y
S
t
W Grand Teton Dr
WCedarGroveSt
W P u z z l e Creek Dr
WHitchcock St
WRattlesnakeDr
WGladeCreekSt
WThreeLakesDr
N
P
e
p
p
a
r
d
A
v
e
N
D i a m o n d
C r e e k
A v e
N
M i n k
C r e e k
A v e
N
M o r p h e u s W a y
N
R
i
o
V
i
s
t
a
W
a
y
N
F
l
a
t
T
a
i
l
W
a
y
N
N
e
w
s
h
a
m
Av
e
N
Wild
Goose
Ave
N
A
r
l
i
s
s
A
v
e
N
R e d
H i l l s
A v e
N
T
e
e
k
e
m
F
a
l
l
s
W
a
y
N
C l a r e t
C u p
W a y
N
Debussy
W
a
y
N
W
h
i
t
e
C
a
p
L
n
NWild
Goos e W a y
N
D
u
s
t
o
d
Av
e
N
S w e e t
V a l l e y
A v e
N
B
a
c
h
Pl
N
R e d
H o
r
s
e
W a y
N
K
a
r
e
n
D
r
E
P
r
o
d
u
c
e
r
D
r
E Mozart St
N
Z
a
c
h
a
r
y
W
a
y
N
T i p t o n
A v e
N
K i l t
A v e
N
R e d
H i l l s
A v e
N S w e e t
V a l l e y
P l
N
A
b
r
u
z
z
o
A
v
e
N
S
i
l
v
e
r
El
m
W
a
y
N
R e d
H i l l s
A v e
N
S t a r r y
N i g h t
A v e
N C o u g a r
F l a t
A v e
N
S a g u a r o
H i l l s
A v e
N D e m i l l e
A v e
N B a r n e y
L n
N
Lolo
Pass
Ave
N F o x
R u n W a y
N
J
e
r
i
c
h
o
R
d
N
A
n
n
a
t
a
Av
e
N
Lolo
Pass
Wa
y
N
J u n t u r a
A v e
N
P o r t a g e
A v e
NPenncross
Way
N
M
a
x
i
m
u
s
W
a
y
N
B
a
l
l
i
n
g
e
r
W
a
y
N
L a r k w o o d
A v e
WQuintaleDr
N
L a n g e
A v e
N
B a c h
A v e
N
S u n
S h i m m e r
A v e
N
S
p
u
r
w
i
n
g
Ln
N
M o r n i n g
D e w
A v e
N S u n
S h i m m e r
W a y
WWapootDr
W
R
edgrav e D r
N
B
e
a
h
a
m
A
v
e
N
C
h
a
n
n
i
n
g
W
a
y
N
R i o
L o
m
a s
A v e
N
B e a h a m
A v e
N
Stanley
Creek
Ave
N
B e a h a m
A v e
N
A l e s t e r
A v e
W
C
a
g
n
e
y
D
r
N
M
o
o
s
e
C
r
e
e
k
W
a
y
NSpurwing
Way
N
S
u n
S h i m m e r
A v e
E D u n w oodyC
t
N L a r k w o o d
P l
N L a r k w o o d
P
l
The intent of the MU-C designation is to integrate a variety of uses, including residential, and to avoid
mainly single-use and strip commercial type buildings. Development should comply with the general
guidelines for development in all mixed use areas and have a mix of at least 3 land use types.
Residential uses should comprise a minimum of 20% of the development area at densities ranging from
6 to 15 units/acre. See pages 27-28 in the Comprehensive Plan for more information.
The intent of the MDR designation is to allow smaller lots for residential purposes within City limits.
Uses may include single-family homes at gross densities of 3 to 8 units/acre.
Because the proposed concept plan only depicts a general use of residential and does not include a site
plan of specific type or density of residential use(s), and does not incorporate a mix of uses as required
in MU-C designated areas, staff recommends the DA is modified prior to development of this area to
include a more detailed concept plan. This will ensure the site develops in accord with the MU-C and
MDR designations. If the site is intended to develop with all residential uses as shown, an amendment
to the Comprehensive Plan may be required if a mix of uses within the overall MU-C area can’t be
provided.
In regard to access, the UDC (11-3A-3) restricts access to collector streets when access to a local street
is available. Two access points are proposed on the concept plan to the assisted living facility site via N.
Fox Run Way, a collector street. Staff recommends only one access is allowed via Fox Run with other
access being provided via W. Director Street, a local street, at the southern boundary of the site.
Because this property is not an original parcel of record as defined by UDC 11-1A-1 and therefore is
not considered a legal parcel to build upon, staff recommends the property is subdivided prior to any
development occurring on the site. The concept plan shows a phased landscape buffer and multi-use
pathway along Chinden Blvd. Staff does not recommend approval of the proposed phasing of these
items as shown; typically, street buffers and sidewalks/pathways are required to be installed with the
first phase of development along arterial streets. Staff will evaluate the proposed phasing of these
improvements at the time of preliminary plat application; however, will most likely require the street
buffers and multi-use pathway/sidewalk along Chinden Blvd. and N. Meridian Road to W. Director
Street to be installed with the first phase of development. Note: In regard to the extension of W.
Director Street to N. Meridian Road, the applicant states that the North Slough will be piped prior to
the coming irrigation season and W. Director Street will be extended as soon as possible thereafter.
MU-C
MDR
Paramount Subdivision – MDA H-2015-0022 5
Based on the submitted concept plan and staff’s analysis thereof, staff recommends the following
provisions are added to the DA in addition to those listed above:
The property shall be subdivided prior to submittal of a Certificate of Zoning Compliance
application or issuance of a building permit (as applicable) for any development on the site.
Only one access via N. Fox Run Way, a collector street, is allowed for the property at the
southeast corner of W. Chinden Blvd. and N. Fox Run Way, north of W. Director Street.
Development of the property at the southeast corner of W. Chinden Blvd. and N. Fox Run Way
where the assisted living facility is proposed shall be generally consistent with the concept plan
shown in Exhibit A.4.
A modification of the development agreement is required to include a conceptual development
plan for the TN-C and C-C zoned property located at the southwest corner of W. Chinden Blvd.
and N. Meridian Road and at the southwest corner of W. Chinden Blvd. and N. Fox Run Way
prior to submittal of a Certificate of Zoning Compliance application (if required) or issuance of
any building permits.
The concept plan(s) should include a site plan showing access and circulation; a mix of at least
3 land use types; and residential densities ranging from 6 to 15 units/acre in the MU-C
designated area and 3 to 8 units/acre in the MDR designated area as required in the
Comprehensive Plan (pgs. 27-28 and pg. 20 respectively).
Staff recommends approval of the proposed MDA with the provisions listed above and in Exhibit A.2
and the concept plan in Exhibit A.4.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Modifications to the Development Agreement
3. Legal Description for Property Annexed with Paramount Northeast (AZ-13-005)
4. Proposed Conceptual Development Plan
Paramount Subdivision – MDA H-2015-0022 6
Exhibit A.1: Vicinity Map
Existing DA Boundary:
Paramount Subdivision – MDA H-2015-0022 7
Proposed Area to be Included in DA:
XY""d""d
#1
#1
N
L
o
n
g
L
a
k
e
W
a
y
W McMillan Rd E McMillan Rd
E Chinden Blvd
N
GoddardCreek
Way
NCoppercloud
Way
N
M
e
r
i
d
i
a
n
R
d
WCayuseCreekDr
N
L
o
c
u
s
t
G
r
o
v
e
R
d
W Chinden Blvd
N
L
i
n
d
e
r
R
d
WAnatoleDr
N
L
a
n
d
o
n
C
r
e
e
k
P
l
E SanPedroSt
WWolfRapidsDr
W
P
e
c
k
S
t
W D i r e c t o r S t
W Boulder Bar Dr
W HavasuFallsSt
W DeerCrest
D
r
N
D
y
v
e
r
Av
e
E Handel St
W
V
a
l
e
n
t
i
n
o
S
t
W
C
r
o
s
b
y
D
r
W WoodwardSt
W
C
a
g
n
e
y
S
t
E Boulder Bar St
W Pr
o
d
u
c
e
r
D
r
N
A
r
l
i
s
s
A
v
e
E Meadow Creek Dr
W Ramsbrook St
W Bird
Wing Dr
W Heston Dr
N
S a g u a r o
H i l l s
A v e
E Rio Col i n a s Dr
WTangoCreekDr
W Laughton Dr
N
S e n i t a
H i l l s
A v e
N
D
o
v
e
R
i
d
g
e
P
l
W Kingsley S t
N
C h o p i n
A v e
N
Tango
Rapids
Way
N
Big
Cedar
Ave
E Comisky St
E Strauss D r
WSelwayRapidsLn
E Everest St
W Br
o
d
e
r
i
c
k
D
r
EBearSpringsDr
E San Pedro St
W Root Creek St
E Quintes s a D r
W D e e r C r est St
N
P e n n g r o v e
W a y
E Joshua Tree Dr
N
Z a m o r a W a y
W
G
a
b
l
e
S
t
E StraussCt
E San Pedro St
N
Wild
Goose
Way
N
D o n a v a n
A v e
W PuzzleCreek Ct
N
B
r
i
g
h
t
An
g
e
l
P
l
E E n s e n a d a D r
E Segundo St
N
G e r t i e
P l
WMarten Creek Dr
N
B o o t h
A v e
W Glade Creek St
N
R
e
d
Hi
l
l
s
P
l
W CedarGrove St
E Comisky St
N
D u v a l l
A v e
E ThreeCorners Dr
N Fo
x
R
u
n
W
a
y
NWild
Goose
Ave
WEagle Mountain Dr
WPo n d
Stone S t
N
Lolo
Pass
Ave
E Peach Springs St
E WhiteHawk St
N
W y m a n
A v e
W
Grand
T
eton Ct
E SwiftWater Dr
N D i e t r i c h A v e
E Tuttle St
N
S a g u a r o
H i l l s
A v e
N
H o p k i n s
A v e
W C a y u s e C r e e k D r
E Pasacana St
WApgar Creek Dr
E Havasu Falls St
W Root Creek St
N
B r y n n e r
A v e
E Grand Canyon St
W Peach Springs St
E Almos St
N
C h i m n e y
P e a k
A v e
E Ir o n s t o n e D r
E Handel St
N Z i o n
P a r k A v e
N
Isla
A
v
e
W C aineSt
E Tuttle Ct
E SanPedroCt
N
R a t h b o n e
A v e
N
T i m b e r l i n e W a y
W Pachino St
N S u m m i t
W a y
W Salerno St
E Territo
r
yDr
W
D
r
e
y
f
u
s
s
S
t
E Redwick
Ct
WApgarCreekLn
N
S c h u b e r t
A v e
N
P i n e r y
C a n y o n
A v e
E Bonita Canyon St
W
G
ladeCreekDr
E Martello Ln
WAnatoleSt
W Tida St
E Lockhart Ln
WKelly Creek Dr
W RootCreek St
N
K e a t o n
A v e
E Handel Ct
E Commander St
ETownline Way
E YuccaCanyonSt
E Senita Canyon St
N
S c h u b e r t
A v e
WKingsley Dr
E Comisky St
EPaintedHillsDr
W Bacall St
WDivideCreekSt E Ocelot Ct
W LosFlores Ct
N
Silver
Maple
Ave
E T h r e e
C o r n e r s D r
W Cedar Grove St
N
L
o
n
g
L
a
k
e
W
a
y
E ChollaHills St
N
S
p
u
r
w
i
n
g
W
a
y
E Silver Torch St
N
M i t c h u m
A v e
N S p a n g l e
A v e
N
R o s a
S p r i n g s
A v e
W
I
s
l
a
n
d
G
r
e
e
n
D
r
E Segundo St
E Handel St
N
P
a
r
k
Cr
o
s
s
i
n
g
A
v
e
N
B e a h a m
A v e
N M i g u e l A v e
N
P e p p a r d
A v e
WLosFlore
s
D
r
N
S
a
g
u
a
r
o
H
i
l
l
s
P
l
E Ocelot St
WAstonteDr
E Pasacana St
N M i d n i g h t
H a z e
W a y
W BrandtLn
N
S c h u b e r t
A v e
W Barrymore D r
N
E
l
k
R
a
n
c
h
L
n
W Ditch Creek Dr
W Divide Creek St W Arnaz St
W Everest Ln
W
C
o
l
b
e
r
t
S
t
W
P
i
c
k
f
o
r
d
S
t
W
V
a
l
e
n
t
i
n
o
S
t
W
C
a
g
n
e
y
S
t
W Grand Teton Dr
WCedarGroveSt
WPuz z l e Creek Dr
WHitchcock St
WRattlesnakeDr
WGladeCreekSt
WThreeLakesDr
N
P
e
p
p
a
r
d
A
v
e
N
D i a m o n d
C r e e k
A v e
N
Mink
Creek
Ave
N
M o r p h e u s W a y
N
R
i
o
V
i
s
t
a
W
a
y
N
F
l
a
t
T
a
i
l
W
a
y
N
N
e
w
s
h
a
m
Av
e
N
Wild
Goose
Ave
N
A
r
l
i
s
s
A
v
e
N
R e d
H i l l s
A v e
N
T
e
e
k
e
m
F
a
l
l
s
W
a
y
N
C l a r e t
C u p
W a y
N
Debussy
W
a
y
N
W
h
i
t
e
C
a
p
L
n
NWild
GooseWay
N
D
u
s
t
o
d
Av
e
N
S w e e t
V a l l e y
A v e
N
B
a
c
h
Pl
N
R e d
H o
r
s
e
W a y
N
K
a
r
e
n
D
r
E
P
r
o
d
u
c
e
r
D
r
E Mozart St
N
Z
a
c
h
a
r
y
W
a
y
N
T i p t o n
A v e
N
K i l t
A v e
N
R e d
H i l l s
A v e
N S w e e t
V a l l e y
P l
N
A
b
r
u
z
z
o
A
v
e
N
S
i
l
v
e
r
El
m
W
a
y
N
R e d
H i l l s
A v e
N
S t a r r y
N i g h t
A v e
N C o u g a r
F l a t
A v e
N
S a g u a r o
H i l l s
A v e
N D e m i l l e
A v e
N B a r n e y
L n
N
Lolo
Pass
Ave
N F o x
R u n W a y
N
J
e
r
i
c
h
o
R
d
N
A
n
n
a
t
a
Av
e
N
Cool
River
Ave
N
Lolo
Pass
Wa
y
N
J u n t u r a
A v e
N
P o r t a g e
A v e
NPenncross
Way
N
M
a
x
i
m
u
s
W
a
y
N
B
a
l
l
i
n
g
e
r
W
a
y
N
L a r k w o o d
A v e
WQuintaleDr
N
L a n g e
A v e
N
B a c h
A v e
N
S u n
S h i m m e r
A v e
N
S
p
u
r
w
i
n
g
Ln
N
M o r n i n g
D e w
A v e
N S u n
S h i m m e r
W a y
WWapootDr
W
R
e
d
grav e D r
N
B
e
a
h
a
m
A
v
e
N
C
h
a
n
n
i
n
g
W
a
y
N
R i o
L o m
a s
A v e
N
B e a h a m
A v e
N
Stanley
Creek
Ave
N
B e a h a m
A v e
N
A l e s t e r
A v e
W
C
a
g
n
e
y
D
r
N
M
o
o
s
e
C
r
e
e
k
W
a
y
NSpurwing
Way
N
S u n
S h i m m e r
A v e
E D u n w oody
C
t
N L a r k w o o d
P l
N L a r k w o o d
P
l
Paramount Subdivision – MDA H-2015-0022 8
Exhibit A.2: Proposed Modifications to the Development Agreement
Include the following provisions in the amended development agreement as required by City Council with AZ-
13-005:
1. Direct access to W. Chinden Boulevard and N. Meridian Road is prohibited in accord with UDC 11-
3A-3 and 11-3H-4B.
2. A minimum 35-foot wide street buffer is required along W. Chinden Boulevard, an entryway corridor,
on the C-C and TN-C zoned properties and shall be landscaped in accord with the standards listed in
UDC 11-3B-7C.
3. A 10-foot wide multi-use pathway shall be provided within the street buffer along W. Chinden
Boulevard within a public use easement in accord with UDC 11-3H-4C.4. The public use easement
shall be submitted to the City, approved by City Council and recorded prior to issuance of any
Certificate of Zoning Compliance or, approval of any subsequent land use application for the C-C and
TN-C zoned properties.
4. Right-of-way (ROW) shall be dedicated in the amount required by the Idaho Transportation
Department for the expansion of W. Chinden Boulevard with development of the C-C and TN-C zoned
properties adjacent to Chinden Boulevard.
Include the following additional provisions in the amended development agreement, as recommended by staff:
5. The property shall be subdivided prior to submittal of a Certificate of Zoning Compliance application or
issuance of a building permit (as applicable) for any development on the site.
6. Only one access via N. Fox Run Way, a collector street, is allowed for the property at the southeast
corner of W. Chinden Blvd. and N. Fox Run Way, north of W. Director Street.
7. Development of the property at the southeast corner of W. Chinden Blvd. and N. Fox Run Way where
the assisted living facility is proposed shall be generally consistent with the concept plan shown in
Exhibit A.4.
8. A modification of the development agreement is required to include a conceptual development plan for
the TN-C and C-C zoned property located at the southwest corner of W. Chinden Blvd. and N.
Meridian Road and at the southwest corner of W. Chinden Blvd. and N. Fox Run Way prior to
submittal of a Certificate of Zoning Compliance application (if required) or issuance of any building
permits.
The concept plan(s) should include a site plan showing access and circulation; a mix of at least 3 land
use types; and residential densities ranging from 6 to 15 units/acre in the MU-C designated area and 3
to 8 units/acre in the MDR designated area as required in the Comprehensive Plan (pgs. 27-28 and pg.
20 respectively).
Paramount Subdivision – MDA H-2015-0022 9
Exhibit A.3: Legal Description for Property Annexed with Paramount Northeast (AZ-13-005)
Paramount Subdivision – MDA H-2015-0022 10
Paramount Subdivision – MDA H-2015-0022 11
Paramount Subdivision – MDA H-2015-0022 12
Paramount Subdivision – MDA H-2015-0022 13
Exhibit A.4: Proposed Conceptual Development Plan
NOTE: The “phased” landscape buffer and multi-use pathway depicted on the concept plan is not
approved with this application. The proposed phasing will be evaluated with the preliminary plat
application.