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Application
Hearing Date: June 1, 2017 File No.: H-2017-0064 Project Name: Paramount Director Request: Request for a modification to the existing Development Agreement to accommodate the proposed development and update the conceptual development plan; Preliminary Plat consisting of 196 building lots and 24 common lots on 35.64 acres of land; and Planned Unit Development, by Brighton Investments, LLC. Location: The site is located at the southwest corner of N. Meridian Road and W. Chinden Blvd., in the NE ¼ of Section 25, Township 4N., Range 1W. Note: The DA modification only requires review by Council. cm�?. IDIAN.-- STAFF USE ONLY: t n / Project name: �GtPG w►o wv7 K/ - Pe coo r File number(s): a—JD/---Q Assigned Planner: e ott:j& A (fern Type of Review Requested (check all that ❑ Accessory Use ❑ Administrative Design Review Alternative Compliance ❑ Annexation and Zoning ❑ Certificate of Zoning Compliance ❑ City Council Review ❑ Comprehensive Plan Map Amendment ❑ Comprehensive Plan Text Amendment ❑ Conditional Use Permit ❑ Conditional Use Modification Aerector/Convnission (circle one) evelopment Agreement Modification ❑ Final Plat ❑ Final Plat Modification Planning Division DEVELOPMENT REVIEW APPLICATION files: Planned Unit Development reliminary Plat tfXrivate Street ❑ Property Boundary Adjustment ❑ Rezone ❑ Short Plat ❑ Time Extension: Director/ Commission/Council (circle one) ❑ UDC Text Amendment ❑ Vacation: Director/ Council (circle one) ❑ Variance ❑ Other Applicant Information Applicant name: Brighton Investments LLC Phone: 378-4000 Applicant address: 12601 W. Explorer Dr. #200 City: Boise Email: State: ID Zip: 83713 Applicant's interest in property: ® Own ❑ Rent ❑ Optioned ❑ Other Owner name: Owner address: City: Phone: Email: State: Zip: _ Agent/Contact name (e.g., architect, engineer, developer, representative): Michael D. Wardle Firm name: Brighton Corporation Phone: 287-0512 Agent address: 12601 W. Explorer Dr. #200 Email: mwardle@brightoncorp.com City: Boise State: ID Zip; 83713 Primary contact is: ❑ Applicant ❑ Owner ❑ Agent/Contact Subject Property Information Location/street address: SW Chinden/Meridian Township, range, section: 4N 1 W S25 Assessor's parcel number(s): SO425110302 Total acreage: 35.64 Zoning district: R-15 SO425110150 SO4251104�5 Conununity Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning -1- (Reis. 06/12/20/4) Project/subdivision name: Paramount Director General description of proposed project/request: 196 Unit Single Family attached and detached project Proposed zoning district(s): No change to existing R-15 zoning Acres of each zone proposed: Type of use proposed (check all that apply): residential EJ Office EJ Commercial EJ Employment 13Industrial 130ther Who will own & maintain the pressurized irrigation system in this development? Paramount HOA Which irrigation district does this property lie within? Settlers Primary irrigation source: Surface Secondary: Well Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): Residential Project Summary (if applicable) Number of residential units: 196 Number of building lots: 196 Number of common lots: 24 Number of other lots: 0 Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: Minimum square footage of structure (excl. garage): Minimum property size (s.f): 2307 Gross density (Per UDC 11-1A-1): 5.50 4 or more bedrooms: Maximum building height: Code Average property size (s.f.): 3670 Net density (Per UDC 11-1A-1): 11.87 Acreage of qualified open space: 7.46 Percentage of qualified open space: 20.94 Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): Common lots, parkway strip minus common drives, landscape buffer along Chinden Blvd, Meridian Rd, and Director St. Amenities provided with this development (if applicable): Club house, pool, regional pathway and green space Type of dwelling(s) proposed: O Single-family Detached (ESingle-family Attached GTownhouse ® Duplex [3Multi-family 0 Vertically Integrated E3 Other Non-residential Project Summary (if applicable) Number of building lots: Gross floor area proposed: Hours of operation (days and hours): Total number of parking spaces provided: Authorization Print applicant name: Michael D. Applicant signature: Common lots: Other lots: Existing (if applicable): Building height: Number of compact spaces provided: Date: . Z r • I Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 ww\v.meridiancity.org/plannine -2- (Rena 00'/12/2014) t, BRIGHTON CORPORATION April 27, 2017 Caleb Hood, Planning Manager City of Meridian Planning Department Meridian City Hall Re: Paramount Director Subdivision – Revised Preliminary Plat, Planned Unit Development, Development Agreement Modification, Private Street, and Alternative Compliance Applications Dear Mr. Hood, Enclosed are applications for the revision of Paramount Director Subdivision—revised from the proposed demographics and residential product types approved by the Meridian City Council in late 2016. The City Council adopted the Paramount Director Findings of Fact, Conclusions of Lavv, and Decision and Order on December 6, 2016. The 3rd Addendum to the Development Agreement was recorded January 12, 2017 as Instrument #2017-003462. Project files H-2016-0104 (Paramount Director rezone/pre-plat/DA Mod) H-2015-0022 (Paramount MDA) AZ-13-005/PP-13-008 (ParantountNortheast) Related Files H-2015-008 (Paramount Northeast Assisted Living) CUP H-2015-008 (Pa►•amount Northeast Assisted Living) H-2015-0034 (Paramount North Forty Subdivision) AZ -03-006 (original Paramount) PP -03-004 (original Parantouttt) CUP -03-008 (original Paramount) MDA -08-001 / MDA -13-010 The originally -approved Paramount Director project featured two distinctly different single-family attached townhome products: • Encore (98 units), age -qualified 55+, single -story, paired townhomes configured in "quads" with central access, garages and parking; and, • Cadence (also 98 units), family-oriented two-story, paired townhomes with side -entry garages, accessed from shared driveways. Subsequent to approval of the project late last year, consideration has been given to the opportunity for a more focused Encore senior living experience. Thus, as revised, Paramount Director will be an all -age -qualified, gated community encompassed by arterial and collector roadways. The 196 -unit 12601 W. Explorer Drive, Suite 200, Boise, ID 83713 1 www.BrightonCorp.com 1 208.378.4000 1 Fax: 208.377.8962 project will feature attached and detached single-family units and Independent -Living rental units with services provided by Veranda, the adjoining assisted -living complex. Amenities and security important and unique to "seniors" will be provided at a more efficient scale than possible with the previously -approved smaller senior project. The accompanying pages of analysis, with supporting documentation, provide the basis for the proposed project changes. We look forward to presenting this " nevv" project to the Planning and Zoning Commission and City Council—and for the opportunity to build it. Please let me know if you have questions or require additional information. ;Foil Br' ha ton D. Wardle Director of Planning FA The Proposed Applications in Brief First Preliminary Plat for a 196 residential -unit subdivision; for 24 common lots, including landscaped commons and arterial and collector street buffers; and for private streets and alleys and common driveways. Second Planned Unit Development to enable a variety of age -qualified 55+ units, including attached, detached, and independent living; setbacks unique to unit and site design; gating for senior - community security; private streets, alleys and common driveways with convenience parking. Third Modification of the Paramount DA last amended in January of 2017. Fourth Private Street Application for approval of the proposed privately -owned and maintained internal street system, alleys, and for common driveways which take access therefrom. Fifth. Alternative Compliance for approval of a gated, single-family attached, detached, and rental independent -living community with more than 50 units—in this specific case, 196 senior age - qualified 55+ units; for common drives taking access from private streets; and for alleys not fully visible the entire length from the street. The Applications in Detail Preliminary Plat Application for Paramount Director, a gated 196 -unit age -qualified 55+ subdivision. Access. Two gated accesses to the subdivision are provided. The first is from Fox Run Way via W. Boulder Bar Lane; it also serves as the second entrance to the Veranda assisted -living facility. The second is by N. Garbo Lane, a connection from Director Street. Both entrances are from 3 public streets to the project's private street system which will be built to ACHD and Fire Department standards. • A single -purpose access is proposed from Director Street to Common Lot 86 located at the northeast corner of the Fox Run and Director intersection. It will provide access to a fourth Paramount community pool which is subject to design and approval in the future through the CZC process. • Because Fox Run and Director are both designated collector roadways, and no other means of local street access is available to the site, a waiver of UDC 11-3A-3 is requested. Density. Gross density for the 35.63 -acre project is 5.5 units per acre; with a net density of 11.87 units per acre. Qualified Open Space. 7.46 acres (20.94%) of qualified open space is provided within the project. (Total common area is 8.25 acres, or 23.15 percent) • Amenities Ten (10) foot -wide regional pathways will be constructed along the project's three frontages: Chinden Blvd., Meridian Road, and Director. The latter, and a portion of the Chinden pathway have been completed. The remainder of the Chinden pathway and the Meridian Road pathway will be phased, coincident with the abutting final plats in accordance with DA Requirement #9. An "early start" building permit will be requested, prior to platting, for construction of the Encore -only community pool, clubhouse and outdoor activity complex on Common Lot 179. The concept depicted in the application site plan is subject to change as the size, character, and components of that facility are detailed in subsequent CZC processing. • The portion of Common Lot 86 at the northeast corner of Fox Run and Director is reserved for a future, fourth Paramount community swimming pool as noted above. Lot area and building height proposals conform to the R-15 zoning district standards. Building Setbacks are referenced the PUD application and specifically detailed in Exhibit A. Phasing Plan. A two-phase site development plan is provided as Exhibit D. Parking. While not deviating from UDC standards, parking is discussed in the PUD application which follows. 11 Planned Unit Development Application The unique character of the revised, all -age -qualified project necessitates, among other things, approval of setbacks specific to site design and the diverse building choices. The following analysis of the applicable UDC PUD Section 11-7-4 requirements includes the proposed "deviations from the development standards andlor area requirements of the [underlying R-15] district.... " (Only those UDC Sections directly -applicable to this submittal, or requiring clarification, are addressed) A. General Use Standards: 1. Deviations From Underlying District Requirements: Deviations from. the development standards and/or area requirements of the district in accord with chapter 2, "District Regulations", of this title may be approved. The exception is that along the periphery of the planned development, the applicable setbacks as established by the district shall not be reduced. APPLICANT PROPOSALS Setback Standards. Paramount Director building setbacks deviate from the underlying R-15 standards and will vary by lot and building type as detailed in Exhibit A attached to this narrative. Parking. While the project doesn't deviate from the UDC's parking requirements, comments on the proposed concept are provided for clarity. Table 11-3C-6 requires one-half space for one -bedroom units and two (2) spaces for each two-bedroom unit for "age restricted elderly housing (attached or detached)." The project complies with that requirement. The one -bedroom dwellings feature one -car garages; two- bedroom units have two garage spaces. Convenience parking, in conformance with Fire Department standards, is provided on one side of the 29 foot -wide private streets; in 24 diagonal stalls—twelve on each side of Common Lot 179, the central activity area of the project; and 18 common -lot spaces in eight locations adjacent to the 20 foot -wide alleys. 3. Interconnected Uses: The uses within the planned unit development are interconnected through a system of roadways and/or pathways as appropriate. Private streets and service drives may be permitted, if designed and constructed to the transportation authority standards and in accord with chapter 3, article F, "Private Street Requirements", of this title. APPLICANT REQUEST: Approval of private ACHD-standard streets and alleys, and City -standard common driveways in accordance with the Private Street and Alternative Compliance applications found later in this narrative. 4. Building Clusters: Buildings shall be clustered to preserve scenic or environmentally sensitive areas in the natural state, or to consolidate small open spaces into larger, more usable areas for common use and enjoyment. APPLICANT COMMENT: Clustering of the proposed attached and detached units enables the creation of three large usable areas—two home -fronted passive greens (Lots 157 and 206) and the community center complex (Lot 179) facing the Director Street gated entrance. C. Residential Use Standards: 2. Housing Types: A variety of housing types shall be included within a single planned development, including attached units (townhouses, duplexes), detached units (patio homes), single-family and multi family units, regardless of the district classification of the site, provided that the overall density limit of the district is maintained. APPLICANT PROPOSAL: The required "variety" of housing types includes single-family attached and detached, and one -bedroom independent -living units; from front -loaded to alley -loaded, and common drive -accessed units; and from units with front -door access from shared green -way sidewalks to units facing the larger commons. (See Exhibit B. site/unit detail; and Exhibit C, Building Elevations) 5 DA Modification Application The following acknowledgements and/or modifications are requested for a 4'h Addendum to the Development Agreement, Section 6: Conditions Governing Development of Property: • Acknowledgement that the Y -d Addendum DA Requirements 1, 2, 3, 4, and 9 have been, or will be addressed by the applications associated with the development of Paramount Director Subdivision, as revised and proposed. An up -dated DA site plan is attached as Exhibit E. • Approval of the following DA Requirement text modifications: • Requirement #5 "A Certificate of Zoning Compliance and subsequent building permit application is allowed to be submitted for approval prior to recordation of the first phase of the subdivision where the Encore community pool, clubhouse and activity center is proposed to develop. The first phase final plat shall be recorded prior to issuance of the Certificate of Occupancy for that facility. " Comment on Requirement #5. Assumption is that the DA modification will apply only to Paramount Director. Hence, the deletion of the previously -constructed Veranda assisted living reference and the addition of the project -specific facilities. • Requirement #6 "The Avo accesses via N. Fox Run Way and W. Director Street, a collector streets are allowed as depicted on the site plan. " Comment on Requirement #6. Modified to apply to Paramount Director DA per Exhibit E. • Requirement #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 AP4 [Exhibit error] of the Staff Report that was approved with the Findings of Fact and Conclusions of Law approved by Meridian City Council on December 6, 2016 attached hereto as Exhibit 4 _. " [Exhibit error] Comment on Requirement #7. Exhibit citations are incorrect; need to be corrected by the City. • Requirement #8 "A modification of the development agreement is required to include a conceptual development plan for the property located 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, and a mix of land use types. " Comment on Requirement #8. The strike out deletes the Paramount Director Subdivision site reference but retains the commercially -zoned C -C, property at the southwest corner of Chinden and Fox Run affording the opportunity for the desired "mix of land use types" beyond Veranda and Encore in the future. 10 Private Street AUplication Maintenance of the private streets, alleys, and common driveways will be the responsibility of the Paramount Director Owner's Association. The required Maintenance Agreement for those facilities, along with other project -specific implementation documents, including, resident -qualifications and dwellings and grounds maintenance, are being developed for submittal with the first -phase final plat. (Only those UDC Sections directly -applicable to this submittal, or requiring clarification, are addressed) UDC Private Street Section. 11-3F-4 requires adherence to the following standards: A. Design Standards: 4. Gates: Gates or other obstacles shall be allowed subject to the following standards: a. The proposed development shall be for residential uses. APPLICANT COMMENT: The project is all residential except for accessory recreational facilities. b. The proposed development shall have no more than fifty (50) dwelling units. APPLICANT COMMENT: See Alternative Compliance application. 6. Common Driveways: No common driveways shall be allowed off of a private street. APPLICANT COMMENT: See Alternative Compliance application. B. Construction Standards: 2. For All Other Private Streets: b. Street Width: The private street shall be constructed within the easement and shall have a travel lane width of twenty four feet (24') or twenty six feet (26') as determined by the fire marshal relative to the height and size of the proposed structures that adjoin the private street. APPLICANT COMMENT: Proposed street widths will be 29 feet to back of curb and will be constructed to ACHD standards. c. Sidewalks: A five foot (5') attached sidewalk or four foot (4') detached sidewalk shall be provided on one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. APPLICANT COMMENT: Five (5) foot sidewalks with 8 -foot planter strips abut all 29 -foot streets except where attached, adjacent to the diagonal parking spaces on either side of Lot 179. d. Fire Lanes: All drive aisles shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. APPLICANT COMMENT: Parking is allowed on one -side -only of the 29 -foot -wide streets. The opposite side of the streets, the 20 -foot wide alleys, and common driveways will all be posted for no parking; the sole exception being for the 18 parallel parking spaces abutting some of the alleys. VA Alternative Compliance Application UDC Alternative Compliance Section, 11-5B-5, provides a process to encourage creative solutions to typical development patterns and standards. Paramount Director conforms to the purpose, intent and objectives of the UDC, but the project's unique site and building designs require variations to several of its regulations. Specifically, strict adherence to the UDC imposes the following project limitations: • Gated communities "shall have no more than fifty (50) dwelling units." (11 -3F -4:4.b) • Common driveways are not "allowed off of a private street. " (11-3F-4:6) • Alley's designed such that "the entire length is visible from a public street." (11 -6C -3:5.e) One of the six "conditions" allowing for alternative compliance is UDC Section 11-5B-5:B.2.e: "The proposed design includes innovative design features based on `new urbanism', `neo -traditional design', or other architectural and/or site designs that promote walkable and mixed use neighborhoods; " We believe Paramount Director's unique site design of gated private streets, alleys, and common drives, and commons and pathway greens, in combination with the character and diversity of the proposed dwellings, not only achieves that objective—it will be the standard against which similar projects will be judged for the foreseeable future, just as was Brighton's Heritage Commons project a decade -and -a -half ago. We believe Alternative Compliance approval will provide the "superior means for meeting the requirements" of the UDC. Thus, we request approval based on the project's innovative design and demographics for: • 196 dwelling units rather than the gated -project restriction of 50; • Seven (7) common driveways taking access from the private street system; and • Alleys which, in some cases, are not fully visible for their entire length from a [private] street. Concluding Statement The applications detailed herein propose a new and unique neighborhood within the residential offerings of Paramount. "Encore" will be compatible in character and style with the surrounding community—it simply expands single family residential lifestyle options available to the "senior" community. Gating will provide additional security and control, and freedom to "lock -and -leave" with dwelling and grounds maintenance. In the case of independent -living residents, a level of care and vigilance for health and safety is available for those in need of such services. Exhibit Attachments Exhibit A - Site Plan: Unit types & Setbacks Exhibit B - Typical Site Detail Exhibit C - Building Elevations Exhibit D - Phasing Plan Exhibit E - DA Site Plan N. OVON NnImaaW 0 133a1S 31Vn18d 133a1s 3lvnlad O LU 2 'I ,/// 133a1S 31VNad r. w N f a W Z>- ce 0z Vaso Z � U W LO a� IL W O N 133a1S 31VAlad 133a1S 31VNad ! 4 4 l7 w r AVM Nnu XOd 'N U Q EXHIBIT - A Z J C6 W N I W ZF- � � oz c� � ♦ C Va�0 Z 19U W + aLO 0. EXHIBIT - B EXHIBIT D ..I 'atl NVIOItl3W'N l I 1 O Q ® 0 Q 'N13 N O W ® Q k) ® ® ° I T 0 3 3 r ® O Ir O *Ni wmiffl'N" 5 V Z o 'NI tlVJ'N 3AV OC9NV9'�N LU a ® 'NI00tlV9'N I A ® ®moo o O O U ® W © `` co s Z Z _ n ® U) o _ MM 3 Q D9 9 I a ° C 1?® (1)® ® ® Qa. 1 ease N111VJ39'N ® l l ®®®®®® a. © Ipsp Q o OOO ©® ©� ©� ® ©®®® 3 ® 3 \ . 0 - 'N79NINN—N / �'N19NINNVM'N ®® (1) I ? —� �i I.I rIYjb AVM NfItl %01'N I � I (�AVMNNtl% - OZ >- >- 1%Oz Vas Z goU W aLO CL EXHIBIT - E 61n 9233 WEST STATE STREET I BOISE, ID 83714 1 208.639.6939 1 FAX 208.639.6930 August 11, 2016 Project No.: 16-013 Paramount Director Subdivision Legal Description A parcel of land being a portion of the NE 1/4 of Section 25, Township 4 North, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho and being more particularly described as follows: Commencing at a found brass cap marking the East 1/4 corner of said Section 25, which bears S00°25'09"W a distance of 2,661.09 feet from a brass cap marking the Northeast corner of said Section 25, thence following the easterly line of the said Northeast 1/4 of Section 25, N00°25'09"E a distance of 1,879.57 feet to the POINT OF BEGINNING. Thence leaving said easterly line, N89°34'51"W a distance of 242.01 feet to a point; Thence 725.52 feet along the arc of a circular curve to the left, said curve having a radius of 500.00 feet, a delta angle of 08°18'38", a chord bearing of S86°15'50"W and a chord distance of 72.46 feet to a point; Thence 72.52 feet along the arc of a reverse cure to the right, said curve having a radius of 500.00 feet, a delta angle of 08°18'38", a chord bearing of S86°15'50"W and a chord distance of 72.46 feet to a point; Thence N89034'51"W a distance of 459.72 feet to a point; Thence 684.18 feet along the arc of a circular cure to the left, said cure having a radius of 1,538.50 feet, a delta angle of 25028'47", a chord bearing of S77°40'45"W and a chord distance of 678.55 feet to a point; Thence 70.11 feet along the arc of a reverse cure to the right, said cure having a radius of 239.34 feet, a delta angle of 16°47'02", a chord bearing of S70°53'23"W and a chord distance of 69.86 feet to a point; Thence S79°16'52"W a distance of 34.37 feet to a point; Thence 49.75 feet along the arc of a reverse cure to the right, said cure having a radius of 252.72 feet, a delta angle of 11016'45", a chord bearing of S84°4457"W and a chord distance of 49.67 feet to a point; Thence N89°36'40"W a distance of 332.66 feet to a point on the easterly right-of-way line of N. Fox Run Way; Thence following said easterly right-of-way line the following courses: 1. N00°33'16"E a distance of 153.00 feet to a point; 161.04 feet along the arc of a circular cure to the left, said cure having a radius of 206.50 feet, a delta angle of 44°40'57", a chord bearing of N21°47'15"W and a chord distance of 156.99 feet to a point; 3. N44°07'45"W a distance of 71.76 feet to a point; Thence leaving said easterly right-of-way line, N45°51'31"E a distance of 65.70 feet to a point; Thence 34.67 feet along the arc of a circular cure to the right, said cure having a radius of 45.00 feet, a delta angle of 44°08'41", a chord bearing of N6705546"E and a chord distance of 33.82 feet to a point; Thence S90°00'00"E a distance of 93.50 feet to a point; Thence 54.98 feet along the arc of a circular cure to the left, said cure having a radius of 35.00 feet, a delta angle of 90°00'21", a chord bearing of N45°00'00"E and a chord distance of 49.50 feet to a point; Thence N00°00'00"E a distance of 111.67 feet to a point; Thence 35.02 feet along the arc of a circular cure to the right, said cure having a radius of 43.00 feet, a delta angle of 46°39'45", a chord bearing of N23°19'51"E and a chord distance of 34.06 feet to a point; Thence N46039'41"E a distance of 43.95 feet to a point; ENGINEERS I SURVEYORS I PLANNERS www.l<mengllp.com Thence 46.42 feet along the arc of a circular curve to the left, said curve having a radius of 57.00 feet, a delta angle of 46039'48", a chord bearing of N23°19'51"E and a chord distance of 45.15 feet to a point; Thence N00°00'00"E a distance of 276.10 feet to a point on the southerly right-of-way line of W. Chinden Blvd.; Thence following said southerly right-of-way line, S89°37'01"E a distance of 1,833.04 feet to a point on the easterly line of said Northeast 1/4 of Section 25; Thence leaving said southerly right-of-way line and following the said easterly line, S00025'09"W a distance of 741.52 feet to the POINT OF BEGINNING. Said parcel contains 35.629 acres, more or less, and is subject to all existing easements and/or rights-of-way of record or implied. (t,�12459ij�� �9 OF ��' L 9 1It. 7-0((0 PAGE 12 1833 04 332.66 Title: Scale: 1 inch = 300 feet I File: Date: 08-11-2016 Tract 1: 35.629 Acres: 1552002 Sq Feet: Closure = n62.0847w 0.00 Feet: Precision >1/999999: Perimeter = 5740 Feet 001=n89.3451w 242.01 002: Lt, R=500.00, Del a--08.1838 Bns86.1550w,Chd=72.46 00 -R4 R=500.00 Delta --08.1838 Bng=s86.1550w, Chd=72.46 004=n89.3451w 459.72 005: Lt, R=1538.50, Delta=25.2847 Bng=s77A049.3Av, Chd=678.55 006: Rt, 8=234, Delta --16.4702 Bng=s70.5323Nv, Chd=69.86 007=s79.1652w 34.37 008: Rt, R=252.72, Delta= 11. 1645 009=n89.3640w 332.66 010=n00.3316e 153.00 011: Lt, R=206.50, Delta=44.4057 Bng=n21.4715w, Chd=156.99 0 1 2=n44.0745w 71.76 013=n45.5131 e 65.70 014: R4 R=}45.00, Delta=44.0841 Bng=n67.5546e, Chd=33.82 015=s90.0000e 93.50 017=n00.0000e 111.67 018: R4 R=43.00, Delta=46.3945 Bng=n23.195le,Chd=34.06 019=n46.3941 e 43.95 020: Lt. R=57.00, Delta=46.3948 Bng=n23.195le, Chd45.15 021=n00.0000e 276.10 022=s89.370le 1833.04 023=s00.2509w 741.52 ADA COUNTY RECORDER J. DAVID KAVARRO ANDURT 33.00 11 SON IDAHO 1?J26lOS 01:22 PM DEPUTY Vicki AIM ill Milli lillIlilll !II I Milli RECORDED -REQUEST OF 10813641 When recorded, please return to: 9rI0bltm Invulti it; Brighton Corporation Attn: Amanda K. Schaus, Esq. 12601 W. Explorer Drive #200 Boise, ID 83713 FOR VALUE RECEIVED, the receipt and sufficiency of which is hereby acknowledged, Paramount LLC, an Idaho limited liability company (the "Grantor"), whose address is 12601 W. Explorer Drive, Suite 200, Boise, Idaho 83713 does hereby grant, bargain, sell, and convey unto the Brighton Investments, LLC, an Idaho limited liability company, 12601 W Explorer Drive, Suite 200, Boise, Idaho 83713, ("Grantee„), all of Grantor's right, title and interest in and to that certain real property located in Ada County, Idaho, legally described on Exhibit A-1 and depicted on Exhibit A-2, attached hereto and incorporated herein (the "Premises"). TO HAVE AND TO HOLD the Premises, with its appurtenances unto Grantee, and Grantee's successors and assigns forever. Grantor does hereby covenant to and with Grantee, that Grantor is the owner in fee simple of the Premises; that the Premises are free from all encumbrances created or suffered by Grantor, except those made, suffered or done by Grantee, and except (a) general taxes and assessments, including utility .assessments for the current year, which are not yet due and payable, and will be prorated between Grantor and Grantee as of the date of execution of this deed; and (b) any easements, restrictions and conditions of record or shown on the recorded plat, if any, for the Premises or that may be determined by an inspection of the Premises, and that Grantor will warrant and defend the same forever from all other lawful claims. [end of text] GENERAL WARRANTY DEED -1 GlegaiDxmsny Twsactlons • fAscIPLLC- PDI BuyoutlTransaction 8- Dissolve PLLC and Transfer Assets b BILLCIGeneral Warranty Deed 12.22.06.doc IN WITNESS WHEREOF, Grantor has caused its name to be hereunto subscribed this day of December, 2008. PARAMOUNT LLC, an Idaho limited liability company By: Brighton Investments, LLC, an Idaho limited liability company, Member By: _ /""O� Blake R. Alder, Chief Financial & Operating Officer Authorized Agent State of Idaho ) ss. County of On this day of December, in the year of 2008, before me, a notary public for the State of Idaho, personally appeared Blake R. Alder, known or identified to me to be an Authorized Agent of Brighton Investments, LLC, the Member of Paramount LLC, .an Idaho limited liability company, the company that executed the instrument or the person who executed the instrument on behalf of said company, and acknowledged to me that Brighton Investments, LLC, executed the same. 'aaaaa�ao®��® Notalry Public for Idaho tj7 ® My Commission expires _)Alf, j N s°® UB L 1 C es e A, j. some®..a®®00 ®�At GENERAL WARRANTY DEED ® 2 G ILegallCorMany Transactions - UsclPi LC - PD1 BuyouBTransac8on 8- Dissolve PLLC and Transfer Assets to BILLOGeneral Warranty Deed 12.2248.doc Exhibit Legal Description n�ir�eeia Noyth West I.I,C 423 N. Ancestor Place, Suite 180 Boise. Idaho 83704 (208) 376-5000 v Pax (208) 376-5556 Project No. 02-037-01 Date: December 3, 2008 t PARCEL A A parcel of land located in the E 1/2 of Section 25, T. 4 N., R. 1 W., B. M., Ada County, Idaho, more particularly described as follows: Commencing at the section corner common to Sections 24 and 25 of said T, 4 N., R..1 W., anal Sections 19 and 30, T. 4 N., R. 1 E., B.NI.; Thence South 00025109" West, 540.00 feet on the section fine common to said Sections 25 and 30 to the ILEAL POINT OF BEGINNING; Thence continuing South 00°25109" West, 648.95 feet on the section line common to said Sections 25 and 30 to the northeast comer of that parcel of land described in Deed Instrument Number 101127401 of Ada County Records; Thence North 71051'07" West, 342.31 feet (formerly described as 345.83 feet) on the northerly boundary line of said Deed Parcel; Thence South 00°24'33" West, 692.59 feet on the westerly boundary line of said Deed Parcel and the Parcels adjoining said Deed Parcel to the south, to an angle point in the northerly boundary line of that parcel of land described in Deed Instrument Number 97100966 of Ada County Records; Thence North 89°34'44" West, 94.1.4 feet on said northerly boundary line of said Deed Instrument Number 97100966 Parcel to the northwest comer of said Parcel; Thence North 78°2630" West, %2,67 feet on the northerly boundary line of that parcel of land as described in Deed instrument Number 103206801 of Ada County Records to the northwest corner of said Parcel; Thence South 0000230" East, 334.37 feet on the westerly boundary line of said Deed Instrument Number 103206801 Parcel, to the southwest corner of said Parcel, said point also being on the northerly boundary line of that parcel of land shown as 5.07 acres on Record -of Survey Number 5945 of Ada County Records; Thence South 70041113" East, 630.88 feet on the southerly boundary line of said Deed Instrument Number 103206801 Parcel to the northwestcorner of that parcel of land described in Deed Instrument Number 106011535 of Ada County Records; Paramount LLC Dmhoc Page 1 of 8 GENERAL WARRANTY DEED ® EXHIBIT A-1 G:\Ltgal\Company Transaction$ - MscWLLC - PDI Euyout\Transection fl -Dissolve PLLC and Transfer Assets to SILLOGeneral Warranty Deed 12-22-08.doe Thence South 00° 11132" West, 529.50 feet on the westerly boundary line of said Deed Instrument Number 106031535 Parcel to the southwest comer of said Parcel, said point also being on the east -west mid-section line of said Section 25; Thence North 89°27128" West, 574.54 feet on the east west mid-section line of said Section 25 to the Center -East 1/1 6th Section corner of said Section 25; Thence South 00027'49" West, 408.71 feet on the north -south 1/ 16 th section line of the SE I/4 of said Sections 25 to a point on the northerly boundary line of lot 11, Block 32 of Paramount Subdivision No. 15; Thence North 4401 lO I " West, 575.25 feet on the northerly boundary line of Paramount Subdivision No. 15 and Paramount Subdivision No. 10 to a point on the east -west mid-section line of said Section 25; Thence South 89027'28°' East, 296.79 feet on the east -west mid-section line of said Section 25 to the southwest comer of that 5.07 acre Parcel of land shown on Record -of -Survey Number 5945 of Ada County Records; Thence North 001111'32" East, 761.69 feet on the westerly boundary line of said 5.07 acre Parcel to the northwest corner of said Parcel; Thence North 70°44112" West, 430.16 feet; Thence North 89019'44" West, 284.06 feet to a point. on the easterly boundary line of Paramount. Subdivision No. 5, said point also being on the easterly right-of-way line of North Fox Run Way; Thence on the easterly boundary line of Paramount Subdivision No. 5 for the following courses and distances: Thence North 4548'59" East, 7.60 feet to a point of curve; Thence 31.42 feett on the arc of a curve to the right, said curve having a radius of 20.00 feet, a central angle of 90°00'00" and a chord distance of 28.28 feet which, bears South 89°11101" East to a point on the southerly right-of-way line of West Gable Street; Thence North 45°48'59" East, 55.00 feet to a point of curve on the northerly right-of-way line of West Gable Street; Thence 31.42 feet on the arc of a curve to the right, said curve haying a radius of 20.00 feet, a central angle of 90000'00" and a chord distance of 28.28 feet which bears North 00048`59" East to a point on the easterly right-of-way line of North Fox Run Way; Thence North 4504815911 East, 15.73 feet to a point of curve; Pmmaunc LLC Den -da Page 2 of S GENERAL WARRANTY DEED — EXHIBIT A-1 G:1LegalTompany Transections - Mise1PLLC - PDI Buyouffransaction 8 - Dissolve PLLC and Transfer Assets to BILLOGeneral Warranty Deed 12-22.0B.doe Thence 163.92 feet on the arc of a curve to the lett, said curve having a radius of 207.50 feet, a central angle of 45"1543" and a chord distance of 159.69 feet which bears North 23011'07" East; Thence North 00°33'16" East, 455.05 feet to a. point curve; Thence 31.36 feet on the arc of a curve to the right, said curve having a radius of 20.00 feet, a central angle of 89050'04" and a chord distance of 28.24 feet which bears North 45028'18" East; Thence North 02047151" East, 54.05 feet to a point curve; Thence 31.47 feet on the are of a curve to the right, skidcurve having a radius of 20.00 feet, a central angle of 90°09'56" and a chord distance of 28.33 feet which bears North 44°31'42" West; Thence North 00°33'16" East; 153.00 feet to a point curve; Thence 161.04 feet on the aro of a curve to the left, said curve having a radius of 206.50 feet, a central angle of 44°41101" and a chord distance of 156.99 feet which bears North 21 °47115" West; Thence Forth 44007145" West, 267.59 feet to a point of curve; Thence 93.95 feet on the are of a curve to the right, said curve having a radius of 120.50 feet, a centralmigle of 44°40'10" and a chord distance of 91.58 feet which bears North 21"47'40" West; Thence North 00032'251' East, 200.63 feet to a point curve; Thence 14.76 feet on the are of a curve to the right, said curve having a radius of 20.50 feet, a central angle of 41'0 1448" and a chord distance of 14.44 feet which bears North 21`09'49" East to a point of reverse curve; Thence .33.11 feet on the arc of a curve to the left, said curve having a radius of 46.00 feet, a central angle of 410141481' and a chord distance of 32.40 feet which bears North 21 °09'49" East; Thence North 00032125" East, 85.09 feet to a point curve, Thence 31.36 feet on the arc of a curve to the right, said curve having a radius of 20.00 feet, a central angle of 89°50`34" and a chord distance of 28.25 feet which bears North 45"27'42" East; Thence North 00122159" East, 1100 feet to a point on the southerly right-of-way line of Vilest Chinden Boulevard; Paramount LW DL AOC Pago 3 of GENERAL WARRANTY DEED ® EXHIBIT A-1 G:\Lepl\Compatry Transactions - Lfiac\PLLC -PD1 Buyout\Transaction 8 - Dissolve PLLC and Transfer Assets to BIL.LMemxal Wamanty Deed 12-22-0S.doc Thence leaving the easterly boundary line of said Paramount Subdivision No. 5, South 891137101" East, 1362.70 feet on the southerly right-of-way line of West. Chinden Boulevard, said line being 40.00 feet southerly of and parallel with the section line common to said Sections 24 and 25, to the northwest corner of that parcel of land described in Deed Instrument Number 105164930 of Ada County Records; Thence leaving said right-of-way line, South 00°25`09" West, 500.00 feet on the westerly boundary line of said Deed Instrument Number 105164930 Parcel to the southwest comer of said Parcel; Thence South 89°37101" Last; 871.20 feet on the southerly boundary line of said Deed Instrument Number 105164930 Parcel to the real point of beginning. Said parcel contains 78.97 acres more or less, AND ALSO INCLUDING: t A parcel of land located in the NW 1I4 of the NE 114 of Section 25, T. 4 N., R. 1 W., B.M., Meridian, Ada County, Idaho, more particularly desoribod as follows: Commencing at the section corner comimon to Sections 24 and 25 of said T. 4 N., R. I W. and Sections 19 and 30 of T. 4 N., R.. I E., B,M.; Thence North. 89°37'01" West, 2669.33 feet on the section line common to said Sections 24 and 25 to the 114 Section Comer common to said Sections 24 and 25; Thence South 00°32`25" West, 40.00 feet on the north -south mid-section line of said Section 25 to a point on the southerly right-of-way line of rest Chinden Boulevard (Highway 20126), said point being the REAL POPff OF BEGINNING; Thence South 89°37°01" East, 303.51 feet on said southerly right-of-way line, being 46.00 feet southerly of and parallel with the section line common to said Sections 24 and 25, to the northwest most corner ofParamount Subdivision Number 5; Thence on the exterior boundary line of said Paramount Subdivision No. 5 for the following courses and distances: Thence South 00022159" West,12.00 feet to a point of curve; Paramount LTC Dese.do o GENERAL WARRANTY DEED — EXHIBIT A-1 G:VAgSUkCompany Transections - WisoTLLC - PDI Buvaut\Trancarlinn A _ Tni..ni.,. nT T r ...a r--., ..._.._._ n,.........._ � . -_ — - — -- -- . Page 4 of 6 Thence 31.47 feet on the arc of a curve to the right, said curve having a radius of 20,00 feet, a central angle of 90°09'26" and a chord distance of 28.32 feet which bears South 44032118" East; Thence South 00°3225" West, 84.73 feet to a point of curve; Thence 33.11 feet on the arc of a curve to the left, said curve having a radius of 46.00 fed, a central angle of 41014'48" and a chord distance of 32.40 feet which bears South 20004'59" East to a point of reverse curve; Thence 14.76 feet on the are of a curve to the right, said curve having a radius of 20.50 feet, a central angle of41°14'48" and a chord distance of 14.44 feet which bears South 20P0459" East; Thence South 00032'25" West, 200.63 feet to a point of curve; Thence 1.39.94 feet on the arc of a curve to the left, said curve having a radius of 179.50 feet, a central angle of 44°4910" and a chord distance of 136.43 feet which bears South 2104T40" East; Thence South 44007145" East, 149,80 feet; Thence South 45052115" West, 25.00feet; Thence North 86015'58" West, 225.83 feet; Thence North 89026144" West, 254.00 feet to a point on the north -south mid-section line of said Section 25; Thence leaving the exterior boundary line of said Paramount Subdivision No. 5, North 00°3225" East, 598.03 feet on the north -south mid-section line of said Section 25 -to the real point of beginning. Said parcel contains 4,97 acres more or less. AND ALSO INCLUDING: A parcel of land located in the SE 114 of Section 25, T. 4 N., .R. 1 W., E. M., Ada. County, Idaho, more particularly described as follows: Commencing at the section comer common to Sections 24 and 25 of said T. 4 N., R.1 W., and Sections 19 and 30, T, 4 N., R., 1 E.,13.M.; Paramount LIC D=-doc GENERAL WARRANTY DEED ® ExWIBIT A-1 G:V.egahCompany Transections - Mise\PLLC - PDI BuyouNTransaction 8 - Dissolve PLLC and Transfer. Assets to BILLOGeneral Warranty Deed 12-22.OB.doc Page 5 of 8 Thence South 00°25'09" West, 2661.10 feet on the section lire common to said Sections 25 and 30 to the 1/4 Section Corner common to said Sections 25 and 30; Thence South 00°23'20" West, 600.51 feet on the section line common to said Sections 2.5 and 30 to the southeast corner of Paramount Church Subdivision, said point being the REAL POIl`TI' OF BEGINNING; Thence continuing South 00'23"20" West, 1791.15 feet on the section line common. to said Sections 25 and 30; Thence North 89'3040" West, 25.00 feet to a point on the westerly right-of-way line of North Meridian Road; Thence South 06°55'25" West, 96-65 feet on the westerly right-of-way line of North Meridian Road; Thence South 00023 "20" West, 79.22 feet on the westerly right-of-way line of North Meridian Road, said line being 36.00 feet westerly of and parallel with the section line common. to said Sections 25 and 30; Thence South 4404548" West, 63.32 feet on the right-of-way line of North Meridian Road to a point on the northerly right-of-way line of West McMillan Road; Thence North 89027'26" West, 418.44 feet on the northerly right-of-way line of West McMillan Road, said line being 27.75 feet northerly of and -parallel with the section line common to Sections 25 and 36 of said T. 4 N., R, 1 W.; Thence South 00'32'34" West, 27.75 feet to a point on the section line common to said Sections 25 and 36; Thence North 89027'26" West, 842.12 feet on the section line common to said Sections 25 and 36 to the East 1/16 th Section Comex common to said Sections 25 and 36; Thence leaving said section line, North 00027149" East, 660.02 feet (formerly described as North 00°00'55" East) on the north -south 1/16 th section line of the SE 1/4 of said Section 25 to the northeast corner of Cedarcreek Subdivision; Thence North 891127'28" West, 498.18 feet (formerly described as North 89°54'17"West) on the northerly boundary line of said Cedarcreek Subdivision to the southeast comer of Paramount Subdivision No. 14; Thence North 00037'50" East, 431.82 feet on the easterly boundary line of Paramount Subdivision No. 14; Thence South 89022110" East, 174.50 feet on the boundary line of Paramount Subdivision No. 1.4 to a point of curve; Paramount LLC D=Aots Page b of 8 GENERAL WARRANTY DEED -- EXHIBIT A -i G:V.egal\Compkny Transactions - MisOPLLC - PDI Buyouffransaction 8 - Dissolve PLLC and Transfer Assets to BILLOGeneral Warranty Deed 12-22-08.doc Thence 6.86 feet on the are of a curve to the left, said curve having a radius of 74.00 feet, a central angle of 05°18'36" and a chord distance of 6.86 feet which.bcars North 87058'32" East on the boundary line of Paramount Subdivision No. 14; Thence North 44°11'01" West, 498.10 feet on the northerly boundary line of Paramount Subdivision No. 14 and Paramount Subdivision No. 12 to the northwest corner of Lot 5, Block 33 of Paramount Subdivision No. 12; Thence North 45°48'59" East, 275.00 feet on the easterly boundary line of Paramount Subdivision No. 1.0 to the southwest corner of Paramount Subdivision No. 13; Thence South 44011'01" East, 567.00 feet on the southerly boundary line of Paramount Subdivision No. 13 to the southeast corner of said Subdivision; Thence North 45048'59" East, 114.00 feet on the easterly boundary line of Paramount Subdivision No. 13 to a point of curve; Thence 31.42 feet on the am of a curve to the right, said curve having a radius of 20.00 feet, a central angle of900OU00" and a chord distance of 2818 feet which bears South 89°1101" East to a point on the southerly right-of-way line of West Peck Street; Thence North 45048'59" East, 52.00 feet to a point of curve on the northerly right-of-way line of West Peck Street; Thence 31.42 feet on the are of a curve to the right, said curve having a radius of 20.00 feet, a central angle of 90°00'00'° and a chord distance of 28.28 feet which bears North 00048'59" East to a point on the easterly right-of-way line of North Kingsley Street; Thence North 45°4859" East, 208.00 feet on the easterly boundary line of Paramount Subdivision No. 13 and Paramount Subdivision No. 16 to a point of curve; Thence 31.42 feet on the are of a curve to the right, said curve having a radius of 20.00 feet, a central angle of 90°00'00" and a chord distance of 28.28 feet which bears South 89°11'01" East to apoint on the southerly right-of-way line of West Valentino Street; Thence North 45048159" East, 52.00 feet to a point of curve on the northerly right-of-way line of West Valentino Street; Thence 31.42 feet on the arc of a curve to the right, said curve having a radius of 20.00 feet, a central angle of 90100100" and a chord distance of 28.28 feet which bears North 00048159" East to a point on the easterly right-of-way line of North Kingsley Street; Thence North 4548'59'" East, 36.94 feet on the easterly right-of-way line of West Kingsley Street to a point of curve; Aaramunt LLC Desc.doc Page'7 of 8 GENERAL VYARRANTY DEEB — EXHIBIT A-1 G:V-egallCompany Tmnsaaions - Misc1PLLC - PD1 BuyouMansaction 8 - Dissolve PLLC aad Transfer Assets to BILLC1General Warranty Deed 12-22-08.doe Thence 13. 10 feet on the arc of a curve to the left, said curve having a radius of 91.00 feet, a central angle of 08015103" and a chord distance of 13.09 feet which bears North 41°4128" East on said easterly right-of-way line; Thence South 44°11'01" East, 128.88 feet on the southerly boundary line of Paramount Subdivision No. 16 to the southeast most corner of said Subdivision; Thence North 25051'19" East, 86.16 feet on the easterly boundary line of Paramount Subdivision No. 16; Thence North 00°2370" East, 903.04 feet on the easterly boundary line of Paramount Subdivision No. 16 and Paramount Subdivision No. 15 to the northeast corner of Lot 2, Block 41 of Paramount Subdivision No. 15; Thence South 89°36'40" East, 438.00 feet on the southerly boundary line of Paramount Subdivision No. 15 to the northwest corner of Paramount Church Subdivision; Thence South 00°2320" Rest, 480.52 feet on the westerly boundary line ofParamount Church Subdivision to the southwest corner of said Subdivision; Thence South 89036140" East, 449.90 feet on the southerly boundary line of Paramount Church Subdivision to the real point of beginning. Said parcel contains 70.37 acres more or less. PREPARED BY: Engineering Northwest, LLC it Pammoult LLC: Descdoc GENERAL WARRANTY DEED m EXHIBIT A-1 G:1Legai\Company Transactions - Misc\PLLC - PDI Buyout\Transaction 8- Dissolve PLLC and Transfer Assets to BILLMeneml Warranty Deed 12-22-08.doc Page 8 of 8 Exhibit A-2 Depiction of Property GENERAL WARRANTY DEED - EXHIBIT A-2 QXLegal\Company Transactions - Misc\PLLC - PDI Buyouffransaction 8 - Dissolve PLLC and Transfer Assets to BILUMeneral Warranty Deed 12-22-0g.doc Order No.: A0545249 ST ) L 6!) ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 9,0p BOISE IDAHO 11/01/05 11:47 AM DEPUTY Neava—RE Haney Tie One ED—REQUEST OF I � -T- l �t.� l r.4 :+30 FOR VALUE RECEIVED, LORNA M. DENNETT, an unmarried woman and JAMES E. RISCH, a married man as his sole & separate property and JOHN R. INSINGER aka R. JOHN INSINGER, a married man as his sole & separate property the Grantors, do hereby grant, bargain sell and convey unto BRIGHTON INVESTMENTS, LLC, an Idaho limited liability company whose current address is 12601 W. Explorer Dr., Ste 200, Boise, Idaho 83713 the Grantee, the following described premises, in Ada County, Idaho, TO WIT: A parcel of land lying in the Northeast Quarter of the Northeast Quarter of Section 25, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the Northeast coiner of Section 25, Township 4 North, Range 1 West, Boise Meridian; thence South 00°24'52" West 40.00 feet along the East line of the Northeast Quarter of the Northeast Quarter of said Section 25 (also the centerline of Meridian Road) to the REAL POINT OF BEGINNING of this description; thence continuing South 00°24'52" West 500.00 feet along the East line of the Northeast Quarter of the Northeast Quarter (also said centerline) to a point; thence North 89°37'15" West 871.20 feet to a point; thence North 00°2452" East 500.00 feet to a point on the Southerly right-of-way of Chinden Boulevard; thence South 89037115" East 871.20 feet along said Southerly right-of-way to the REAL POINT OF BEGINNING of this description. TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee, heirs and assigns forever. And the said Grantors do hereby covenant to and with the said Grantee, that they are the owners in fee simple of said premises; that they are free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee; and subject to all existing patent reservations, easements, right(s) of way, protective covenants, zoning ordinances, and applicable building codes, laws and regulations, general taxes and assessments, including irrigation and utility assessments (if any) for the current year, which are not due and payable, and that Grantors will warrant and defend the same from all lawful claims whatsoever. Dated: 11/01/05 Susan M. Insinger State of Idaho) County of Ada) r On. this / of M 2005, before me, the undersigned, a notary public personally appeared, Lorna M. Dennett, known to me or proven to me on the basis of satisfactory evidence to be the person (s) 'whose name(s) are subscribed to the within instrument and acknowledged to me that he/she/they executed the same. 11 A R ��fiCiar Notary Public F Residing In: R Expires: .+} ri•.:ya+• ;.r +n- baa .q� '�eo�u;;m� .,�.,, �,�e. 4 enQ� State of Idaho) County of Ada) On this ATL" of O -CA v- , 2005, before me, the undersigned, a notary public personally appeared, James E. Kisch and Vicki L, Risch, known to me or proven to me on the basis of satisfactory evidence to be the person (s) whose name(s) are subscribed to the within instrument and acknowledged to me Haat he/she/they executed the same. _.e....._ Notary Public . 0 Residing in: 1. p Expires:/ -2;? State of Idaho) County of Ada) NO% 06 06 Wa ® Ic ID 6996 ,.0,441111e1 e00 On this a% 0 of _V�� 2005, before me, the undersigned, a notary public personally appeared,4J'ohn W Winger and Susan M. Insinger, known to me or proven to me on the basis of satisfactory evidence to be the person (s) whose name(s) are subscribed to the within instrument and acknowledged to me that he/she/they executed the same. N Public Residing In: y D"CJ QU Expires: j = q- o '®gees®t®®®q®®®®� OL CR NO7,®®0 � � e �® $LIC ®@ s IDN °®°6eee�t®eeeeeee STATE OF IDAHO ) COUNTY OF ADA ) AFFIDAVIT OF LEGAL IN, TEREST --r. mo u 1�, 1 `�.lo®I LTJ. �'SC g6epz- �-Zzo name (address) (city) (state) being first duly sworn upon, oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to: (name) 2XXeme:�- (address)��13 to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. 3. 1 hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this-3day of 20_Z_6 (Signature) SUBSCRIBED AND SWORN to before me the day and yearxlrstAove written. ERA VAXJ'0�01, '.(N° t3�Pu`blic for Idaho) L://KIOI .-"V y-1t.iF� ILI Residing a STAT E= r'+. My Commission Expires:�� Community Development c; Planning Division ❑ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.org/planningg i ri "mm � � "�� � � �■� II 1� II Ilfllll IIII ■I .� "� • � '' iii' i 1111111 '�►• t* tit, � �,f� `"':: � � =� ��■ ■ i ■ I Sol �:�: i *` �,�♦t �' fir �C �� _I■■ • = �� t� ��� � :: ENGINEERING BOISE,9233 T STATE STREET 83714 PHONE (208) 639-6939 (208) 639-6930 PARAMOUNT DIRECTOR SUBDIVISION MERIDIAN,FAX IDAHO FIGURE 1 - VICINITY MAPOF CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: Paramount Director Sub. - Encore Date: 212 & 2/23/17 4/17/17 Applicant(s)/Contact(s): Jon Mike Lars Cameron David City Staff: Sonya Bill Bruce Erika Perry, Joe B. Location: SWC of Chinden/N. Meridian Rd. Size of Property: 35.62 Comprehensive Plan FLUM Designation: MU -C & MDR Existing Use: Vacant/undeveloped Existing Zoning: R-15 Proposed Use: SFR attached/detached - age restricted 55+ (196 units) Proposed Zoning: NA Surrounding Uses: Church SFR residential care facility Street Buffer(s) and/or Land Use Buffer(s): 35' buffer along Chinden & Meridian, entryway corridors per standards in UDC 11 -3B -7C Open Space/Amenities/Pathways: Min, 10% qualified open space & site amenities per UDC 11-3G-3:10' multi -use gathway req. aloncLChinden & Meridian Rd. per Pathways Master Plan (coordinate w/Jav Gibbons, Park's Dept.) Access/Stub Streets: Access via N. Fox Run Way & W. Director St.: no direct access via Chinden or Meridian Rd. Waterways/ Floodplain/Topography/Hazards: Pipe all open ditches or improve as a water amenity or linear open space (11-3A-6) History: AZ-13-005(DA #1031317116)• H-2015-0022 (amend DA#113083665)H-2016-0034: H-2016-0104 (amend DA#2017-003462) Additional Meeting Notes: • Amend DA to include a new concept development plan & elevations: modify any other provisions as necessary; restrict occupants of development to 55 and older due to limited parking. • Preliminary plat to subdivide property; comply with dimensional standards of R-15 district in UDC Table 11-2A-7: varkinq standards in UDC Table 11-3C-6: standards for alleys common driveways and block face in UDC 11-6C-3 • Apply for a Planned Unit Development with a reduced front setback: comply w/PUD standards in UDC 11-7-4 • Apply for private street approval of internal proposed private streets; comply with standards listed in UDC 11-3F-4. • Parking is only allowed on 1 side of 29' street sections: s/b signed. Provide additional spaces for quests where feasible. • Apply for alternative compliance for proposed gated entries, common driveways, etc. as set forth in UDC 11-58-5 Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100) units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: X Ada County Highway Dist. (ACHD) X Idaho Transportation Dept. (ITD) ❑ Republic Services ❑ Central District Health Department Application(s) Required: ❑ Administrative Design Review X Alternative Compliance ❑ Annexation ❑ City Council Review ❑ Comprehensive Plan Amendment - Map ❑ Comprehensive Plan Amendment - Text ❑ Conditional Use Permit ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Public Works Department ❑ Settler's Irrigation District ❑ Building Department ❑ Police Department X Parks Department ❑ Fire Department ❑ Other: ❑ Conditional Use Permit Modification/Transfer ❑ Rezone X Development Agreement Modification ❑ Short Plat ❑ Final Plat ❑ Time Extension - Council ❑ Final Plat Modification ❑ UDC Text Amendment X Planned Unit Development ❑ Vacation X Preliminary Plat ❑ Variance X Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. Page 1 of Neighborhood Meeting Sign -in Sheet Paramount Director — Pre -Plat /PUD /DA Mod February 22, 2017 — 6:30-7:30 PM NAME Tinted) ADDRESS TELEPHONE Sys 1 SS _.S--v�� IL,r1�✓i i h 2� 7 9 CS . Page Z -of Z-- Neighborhood iNeighborhood Meeting Sign -in Sheet Paramount Director — Pre -Plat /PUD /DA Mod February 22, 2017 — 6:30-7:30 PM A� NAME (printed) ADDRESS TELEPHONE COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. Applicant/agent signature Date Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 wwNv.meridiancity.orgiplanning E IDIAN -- Community Development Department Parcel Verification Date: 4/20/17 Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 208.887.2211 The parcel information below has been researched and verified as correct by the City of Meridian Community Development Department. Project Name: Paramount Director Subdivision Parcel Numbers: SO425110302 (15.3 Acres) 50425110150 (10.004 Acres) SO425110405 (10.32 Acres) T/R/S: 4N 1W 25 Property Owners: Brighton Investments, LLC (1St two parcels listed) 12601 W. Explorer Dr. #200 Boise, ID 83713 Brighton Land Holdings, LLC (3rd parcel listed) 12601 W. Explorer Dr. #200 Boise, ID 83713 Address Verification Rev: 04/23/12 Van Elg From: Sub Name Mail <subnamemail@adaweb.net> Sent: Wednesday, May 25, 2016 11:58 AM To: Van Elg Cc: Jim Washburn aim@thelandgroupinc.com) Subject: Paramount Director Sub Name Reservation Follow Up Flag: Follow up Flag Status: Completed May 25, 2016 Van Elg. Brighton Corp James Washburn, The Land Group RE: Subdivision Name Reservation: "Paramount Director Sub" NE 1/4 Sec. 25, T4N, R1W, BM At your request, I will reserve the name "Paramount Director Sub" for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. This reservation is available for the project as long as it is in the approval process unless the project is terminated by the client, the jurisdiction or the conditions of approval have not been met, in which case the name can be re -used by someone else. Sincerely, Ad -a %County !W 2 Ullaborarc% 11"n o ti ._iti" I`Wive ;rww,adacount} 2a2$,com From: Van Elg[mailto:velg()brightoncorp.com) Sent: Monday, May 23, 2016 4:55 PM To: Jerry Hastings Subject: RE: Sub Name Consideration Jerry L. Hastings, PLS 5359 County Surveyor Deputy Clerk Recorder Ada County Development Services 200 W. Front St., Boise, ID 83702 (208) 287-7912 office (208) 287-7909 fox Jerry, We would like to eliminate the Preliminary Plat name of Paramount East. All phases within were platted with the sequential phase numbers of the Paramount development. With this elimination, we would like to reserve Paramount Director. I've attached a vicinity map of the area. Mike Wardle WDA en Co4'%rma1ior-\ —TroC;C =M1OOtC,J 131 t4 From: Christy Little <Clittle@achdidaho.org> Sent: Friday, August 12, 2016 9:13 AM To: Mike Wardle Cc: Mindy Wallace Subject: RE: Paramount Director Hi Mike, As you know, we typically require traffic impact studies for developments of this size. However, previous phases have studied and determined improvements. As long as the necessary turn lanes are constructed on Meridian Road, you should be set. Christy From: Mike Wardle[mailto:mwardle0bbrig htoncorp.com] Sent: Thursday, August 11, 2016 3:40 PM To: Christy Little Cc: Mindy Wallace Subject: Paramount Director Christy, You would think that, given all of the discussions we have had concerning the interior street standards for the attached Paramount Director project, I would have had the forethought of asking the extremely important question prerequisite to pre -plat submittal to the City of Meridian: Will ACHD require a TIS for this 196 -unit, single-family attached project? Per our last meeting (2"d attachment), we will construct a 33 -foot street section as with our prior Paramount phases, and as approved by the Meridian Fire Department. Let me know if you need something more. Mike Wardle Direct 208.287.0512 Cell 208.863.6150 !SIG: 57ade782192451980514640! pix i MAw 0 Mx, 0 vP. U>2 w, mil < —aA z E52. 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