PZ - Staff Report 07-16STAFF REPORT Hearing Date: July 16, 2013
TO: Mayor & City Council wl IDIAN 1—"�'
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: AZ-13-005; PP-13-008 — Paramount Northeast
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The property owner, Brighton Development, Inc., has applied for annexation and zoning (AZ) of total
of 53.57 acres of land with C-C (16.55 acres), TN-C (31.27 acres), and R-8 (5.74 acres) zoning
districts. A preliminary plat (PP) is also proposed consisting of 79 single-family detached residential
building lots and 4 common area lots on 27.23 acres of land in an R-8 zoning district for Paramount
Northeast subdivision. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard these items on June 6, 2013 At the public
hearing, the Commission moved to recommend approval of the subject CPAM, AZ and PP
req uests.
a. Summary of Commission Public Hearing:
i. In favor: Mike Wardle
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Mike Wardle
v. Staff presenting application: Sonva Watters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
L None
c. Key Commission Change(s) to Staff Recommendation:
i. Modify condition #1.1.1 to require the existing development agreement to be modified
prior to consideration of any commercial development proposals rather than prior to
annexation ordinance approval.
d. Outstanding Issue(s) for City Council:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-13-
005 & PP-13-008, as presented in the staff report for the hearing date of July 16, 2013, with the
following modifications: (Add any proposed modifications).
Paramount Northeast AZ-13-005; PP-013-008 PAGE ]
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-13-005
& PP-13-008, as presented during the hearing on July 16, 2013, for the following reasons: (You
should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ-13-005 & PP-13-008 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located west of N. Meridian Road midway between W. Chinden Boulevard & W.
McMillan Road, in Section 25, Township 4 North, Range 1 West. (Parcel #'s: SO425110400;
SO425131760;SO425417420;SO425142110; & SO425142225)
B. Owner(s):
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
C. Applicant:
Brighton Development, Inc.
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
D. Representative:
Michael D. Wardle, Brighton Development, Inc.
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
& Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: May 20, and June 3, 2013 (Commission); June 24, and
July 8, 2013 (City Council)
C. Radius notices mailed to properties within 300 feet on: May 10, 2013 (Commission); June 20,
2013 (City Council)
D. Applicant posted notice on site(s) on: May 24, 2013 (Commission); July 3, 2013 (City Council
VI. LAND USE
A. Existing Land Use(s) and Zoning: The portion of this site proposed to be annexed consists of
undeveloped land, zoned RUT in Ada County. The portion proposed to be platted is also
undeveloped land, zoned R-8.
Paramount Northeast AZ-13-005; PP-013-008 PAGE 2
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Chinden Blvd. and rural residential and commercial uses, zoned R1 & RUT and MU-
DA
2. East: Church, zoned RUT in Ada County
3. South: Existing & future residential properties in Paramount subdivision, zoned R-8
4. West: Vacant/undeveloped property, zoned RUT in Ada County; and N. Fox Run Way and
single-family residences, zoned R-8
C. History of Previous Actions: None for the subject property.
• In 2003, the following applications were approved for Paramount Subdivision which included
a portion of the property currently proposed to be platted:
➢ 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/planned development (CUP-03-008) which allowed block
lengths in excess of 1,000 feet; 5,500 square foot (s.f.) building lots; 1,301 s.f. dwelling
size, exclusive of garage; 50' minimum street frontage; and setbacks as follows: front —
10', rear — 15', side — 5', street side 10'.
• In 2007, a modification to the DA (MI-07-007, Paramount Commercial Southwest) was
approved and recorded as Instrument No. 107145935.
• In 2008, a modification to the DA (MDA-08-001) was approved and recorded as Instrument
No. 108108427.
An application for a modification to the DA (MDA-13-005) is currently in process and scheduled
to be heard by City Council on June 4, 2013.
D. Utilities:
I. Public Works:
a. Location of sewer: Currently under construction in N. Director Street as part of
Paramount Subdivision No. 22 along the west side of this development.
b. Location of water: Currently under construction in N. Director Street as part of
Paramount Subdivision No. 22 along the west side of this development, as well as an
existing main in N. Meridian Road.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The North Slough crosses this site as well as canals/ditches along
the west, east, and south boundaries of the area proposed to be platted.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within a floodplain.
Paramount Northeast AZ-13-005; PP-013-008 PAGE 3
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The northern portion of this site (30 +/- acres) along Chinden Boulevard is designated "Mixed Use —
Community" (MU-C) and the southern portion of the site (41 +/- acres) is designated "Medium
Density Residential" (MDR) on the Comprehensive Plan Future Land Use Map (FLUM).
The MDR designation allows smaller lots for residential purposes within City limits. Uses may
include single-family homes at densities of 3 to 8 dwelling units per acre. Density bonuses may be
considered with the provision of public amenities such as open space, pathways, or land dedicated for
public services.
The portion of the site proposed to be platted consists of 27.23 acres in the existing & proposed R-8
zoning district. The plat contains 79 single-family residential building lots at a gross density of 2.9
dwelling units per acre which falls slightly below the low end of the desired density in MDR
designated areas of 3-8 units per acre.
A conceptual development plan has not been submitted for the northern portion of the site that is
designated MU-C and proposed to be zoned C-C and TN-C.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• "Support a variety of residential categories (low-, medium-, medium -high and high -density
single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01 E)
The proposed medium -low density residential development will be consistent with the
adjacent homes in Paramount Subdivision and will provide variety with the low density
residential developments across Chinden to the north.
• "Provide housing options close to employment and shopping centers." (3.07.02D)
The proposed residential development will provide housing opportunities in close proximity
to the new Fred Meyer shopping center at the northeast corner of Chinden & Linder and a
little further away to the Village at Meridian & Meridian Crossroads developments at
Fairview & Eagle and the shopping center at Ustick and Eagle.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
Street buffer landscaping is required adjacent to Director Street, a collector street, in accord
with the standards listed in UDC 11-3B-7C as shown on the landscape plan. Separate
permits shall be obtained for signage and fencing. Fencing shall comply with the standards
listed in UDC 11-3A-7.
"Require landscape street buffers for new development along all entryway corridors."
(2.01.02E)
A 35 foot wide landscape buffer will be required along Chinden Boulevard, an entryway
corridor in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along
Streets.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.0117)
The proposed single-family residential development should be compatible with existing
adjacent residential, agricultural, and church uses and future uses in the MU-C designated
area to the north.
Paramount Northeast AZ-13-005; PP-013-008 PAGE 4
"Require common area in all subdivisions." (3.07.02F)
The applicant is required to provide a minimum of 10% open space as setforth in UDC H-
3G-3. The plat depicts 11.44% (or 3.11 acres) of open space in compliance with this
requirement.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.0IF)
City services will be extended with the development of the site in accord with UDC 11-3A-21.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zones:
Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing
opportunities consistent with the Meridian comprehensive plan. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing types
that can be accommodated within the density range. The medium -density residential (R-8) district
allows a maximum gross density of 8 dwelling units per acre.
Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service
needs of the community in accord with the Meridian comprehensive plan. Allowed uses in the
Community Business (C-C) district are larger scale and broader mix of retail, office, and service
uses that typically have access to arterials or nonresidential collectors.
Per UDC 11-2D-1, the purpose of the traditional neighborhood districts is to encourage mixed
use, compact development that is sensitive to the environmental characteristics of the land and
facilitates the efficient use of services. The purpose of the Traditional Neighborhood Center (TN-
C) district is to serve as the focal point of a neighborhood center, containing retail, commercial,
and community services to meet the daily needs of the community residents within a one to two
mile radius. A TN-C is pedestrian oriented, and it is designed to encourage pedestrian connection
with a traditional neighborhood residential district. The TN-C district uses include small scale
retail, restaurants, recreational, personal services, public or quasi -public uses, churches, and
attached and multi -family dwellings.
B. Schedule of Use: Unified Development Code (UDC) Tables 11-2A-2, 11-2B-2, and 11-2D-2 lists
the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the R-8, C-C
and TN-C zoning districts respectively. Any use not explicitly listed, or listed as a prohibited use
is prohibited. The proposed use of a portion of the property for single-family detached dwellings
is a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-6 for the R-8 zoning district; 11-2B-3 for the C-C district;
and 11-2D-5 for the TN-C district.
D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the
standards listed in UDC Tables 11-2A-6 for the R-8 zoning district and 11-2B-3 for the C-C
district. The TN-C district does not require a street buffer.
E. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings and 11-3C-6B for commercial and traditional neighborhood districts.
Paramount Northeast AZ-13-005; PP-013-008 PAGE 5
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Annexation & Zoning
The applicant has applied to annex and zone a total of 53.57 acres of land with R-8 (5.74 acres),
C-C (16.55 acres), and TN-C (31.27 acres) zoning districts. As discussed above in Section VII,
the proposed zoning is consistent with the corresponding FLUM designations of MU-C and
MDR.
A conceptual development plan is not proposed with this application. Prior to annexation
ordinance approval, Staff recommends the developer amend the existing development agreement
(DA) (Inst. 103 13 7116) for Paramount Subdivision to include a conceptual development plan that
includes a circulation plan, for the area proposed to be annexed with C-C and TN-C zoning. With
this amendment, staff also recommends the provisions in Exhibit B, # 1.1.1 be added to the DA.
Preliminary Plat
A preliminary plat is proposed that consists of 79 building lots and 4 common area lots on 27.23
acres of land in the R-8 zoning district for Paramount Northeast Subdivision.
A portion of the property, 21.29 acres, was annexed with Paramount Subdivision in 2003; the
remainder of the property (5.74 acres) is proposed to be annexed with this application. The
portion that was annexed previously was included in the original preliminary plat for Paramount
as one large lot for future single-family residential lots.
A conditional use permit/planned development (CUP/PD) was approved for the annexed portion
of this site in 2003, which allowed block lengths in excess of 1,000 feet; 5,500 square foot (s.f.)
building lots; 1,301 s.f. dwelling size, exclusive of garage; 50' minimum street frontage; and
setbacks as follows: front — 10', rear — 15', side — 5', street side 10'.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A.6 for the R-8 district and the above noted
reduced standards approved with the CUP/PD. Lots 16-18, Block 3 do not depict a street frontage
dimension but appear to meet the minimum requirement; Lot 10, Block 2 does not meet the
minimum street frontage requirement of 30 feet and needs to be revised.
Access: Access to this site is proposed on the plat via Director Street from N. Meridian Road. A
stub street is proposed to the west to extend through Paramount Sub. 22 and extend to N. Fox
Run Way which connects to Chinden Boulevard to the north. Comments have not yet been
received from ACHD on this application.
Multi -Use Pathway: No multi -use pathways are planned or proposed for this site.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.3. Street buffer landscaping is required to be installed in accord
with UDC 11-3B-7C. The plan complies with the aforementioned standards. The Fire
Department requests that planter islands not be allowed in the cul-de-sacs.
Open Space & Site Amenities: A minimum of 10% of the site is required to consist of open
space in accord with UDC 11-3G-3A; qualified open space is defined in UDC 11-3G-3B. The
plat consists of 27.23 acres; therefore, a minimum of 2.72 acres of qualified open space is
required to be provided.
A total of 3.11 acres (or 11.44%) of open space is proposed with this plat, consisting of parkways
along the internal local streets and street buffers along the collector street (Director Street). The
Paramount Northeast AZ-13-005; PP-013-008 PAGE 6
applicant should provide calculations that demonstrate compliance with the qualified open space
requirements.
In accord with UDC 11-3G-3A.2, a minimum of one site amenity is required to be provided with
this development in accord with UDC 11-3G-3C.
Parkways: Landscaped parkways are depicted on the landscape plan along all roads in the
proposed subdivision in accord with UDC 11-3A-17.
Sidewalks: Sidewalks are required along all public streets as shown on the landscape plan, in
accord with UDC I 1-3A-17.
Waterways: The Knight Lateral crosses the southwest corner of this site and is proposed to be
relocated along the southern boundary. The North Slough crosses the northeast corner of the site.
Per UDC I 1-3A-6A, these waterways are required to be piped with development of the site.
An encroachment agreement with Settler's Irrigation District is required for the building lots that
encroach within any waterway easements on the site; or, the building lots should be reconfigured
so that they are outside of any irrigation district easements.
Building Elevations: The applicant has submitted conceptual building elevations for the future
homes in this development, included in Exhibit A.4. These elevations are consistent with existing
homes in Paramount Subdivision.
In summary, Staff recommends approval of the proposed annexation and preliminary plat request
for this site with the recommended conditions listed in Exhibit B of this report in accord with the
findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 4/23/13)
3. Proposed Landscape Plan (dated: 4/24/13)
4. Proposed Building Elevations for Residential Homes
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation
D. Required Findings from Unified Development Code
Paramount Northeast AZ-13-005; PP-013-008 PAGE 7
A. Drawings
1. Vicinity Map
Exhibit A
Page 1
2. Proposed Preliminary Plat (dated: 4/23/13)
92A PRPI IMINAPV nI AT
Exhibit A
Page 1
3. Proposed Landscape Plan (dated: 4/24/13)
�
Ll
4. Proposed Building Elevations for Residential Homes
Exhibit B _ 2
Exhibit B _ 3 _
Exhibit B _ 4
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 Prior t consideration of commercial development proposals, Staff
recommends the developer amend the existing development agreement (DA) (Inst. 103137116)
for Paramount Subdivision to include the following:
a. 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.
b. Direct access to W. Chinden Boulevard and N. Meridian Road is prohibited in accord with
UDC 11-3A-3 and I1-3114B.
c. 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.
d. 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.
e. 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.
1.1.2 The preliminary plat shall be revised as follows:
a. Lot 10, Block 2 needs to be revised to meet the 30' minimum street frontage required in the
by UDC 11-2A-3B.
b. Include a street frontage dimension for Lots 16-18, Block 3 that is consistent with the
minimum 50-foot wide street frontage required in the R-8 district.
1.1.3 The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
1.1.4 The applicant shall provide a minimum of one (1) site amenity in accord with the standards listed
in UDC 11-3G-3C and a minimum of 2.72 acres 00%) of common open space that meets or
exceed the standards set forth in UDC 11-3G-3. The applicant should provide calculations that
demonstrate compliance with the qualified open space requirements with the final plat
application. The amenity for this subdivision is the 10 foot wide PathwU along Director Street
1.1.5 The applicant shall pipe the portion of the Knight Lateral and the North Slough that crosses this
site with development in accord with UDC 11-3A-6A.
1.1.6 An encroachment agreement with Settler's Irrigation District is required for the building lots that
encroach within any waterway easements on the site; or, the building lots should be reconfigured
so that they are outside of any irrigation district easements.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
11-2-A-6 unless otherwise approved by CUP-03-008.
Exhibit B _ 5
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct access to Director
Street is prohibited.
1.2.3 Construct on -street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-313-6 and MCC 9-1-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-313-5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11 -3C-6
for single-family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-313-
7C.
1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-313-
11 C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3135
and 11-313-7C.
1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.13 Protect any existing trees on the subject property that are greater than four -inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-313-10.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-313-6 and to install and maintain all landscaping as set forth
in UDC 11-313-5, UDC 11-313-13 and UDC 11-313-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3 G-3F 1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-03-006; CUP-03-008; MI-07-007; MDA-08-001;
Development Agreement Inst. No. 103137116 & 107145935 & MDA-13-005.
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
Exhibit B _ 6 _
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-313. A surety agreement may be accepted for other improvements in accord with
UDC 11-5C-3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B (if applicable).
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years or 2) gain approval of a time extension as
set forth in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is available via extension of mains in N Director
Street. The applicant shall install mains to and through this subdivision; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is available via extension of mains in N Director Street and N. Meridian
Road. The applicant shall be responsible to install two water connections to any phase containing
more than 30 lots. The applicant shall also be responsible to install water mains to and through
this development, coordinate main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
Exhibit B _ _
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
2.16 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.18 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.20 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.21 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
Exhibit B _ 8 _
2.22 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.23 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.24 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.25 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to this application
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire -flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
4.3 Requirements for dead-end fire apparatus access roads that are between 500'-750' in length are as
follows: 1) Roadways shall be built to Ada County Highway District cross section standards and
have a clear driving surface of 26-feet in width available at all times and shall have no parking; 2)
Streets less than 32-feet in width shall have no parking on one side; and 3) Streets more than 39-
feet in width shall be allowed to have parking on both sides. These measurements shall be based
on the drivable surface dimension. Special approval is required for access roads over 750' in
length per International Fire Code Table D103.6.1. and D103.6.2. The roadway shall be able to
accommodate an imposed load of 75,000 GVW.
4.4 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.6 To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project which serves more than 50 homes, as set forth in International Fire Code
Exhibit B _ 9 _
Section D 107.1. The two entrances should be separated by no less than '/2 the diagonal measurement
of the full development as set forth in International Fire Code Section D 104.3. The applicant shall
provide a stub street to the property to the (west/east/north/south).
4.7 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26' in width shall have no on -street parking; streets less
than 32' in width shall have parking only on one side. These measurements shall be based on the
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
13' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth
in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
4.8 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
5. REPUBLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. PARKS DEPARTMENT
6.1 The Parks Department did not submit comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Prior to signature on the first final plat dedicate all of the right-of-way necessary (on and off -site)
to accommodate the construction of the turn lanes and construct the dedicated right turn lane and
a center turn lane at the Meridian Road/Director Drive intersection. Coordinate the design and
the location of the dedicated right turn lane and the center turn lane with District Development
Review staff.
7.1.2 Construct a 5-foot wide detached sidewalk located a minimum of 29-feet from the centerline of
Meridian Road abutting the site. Provide a permanent right-of-way easement for any sidewalk
placed outside of the dedicated right-of-way.
7.1.3 Construct Director Drive as a Residential Collector Street, with a 33-foot street section, 8-foot
wide parkway strip on both sides of the street, a 5-foot wide sidewalk on the south side of the
street and a 10-foot wide pathway (regional) on the north side of the street, within 68.5-feet of
right-of-way, as proposed.
7.1.4 Construct a 12-foot wide by 200-foot long landscape median within 89.5-feet of right-of-way and
a 54-foot street section at the entrance to Director Drive and Meridian Road; with 21-foot wide
travel lanes on each side of the median and 8-foot wide parkway strip on both sides of the
entrance, a 5-foot wide sidewalk on the south side and a 10-foot wide pathway (regional) on the
north side of the entrance, as proposed.
7.1.5 Construct a 12-foot wide long landscape median extending east into the site 80-feet from the west
property line within 81-feet of right-of-way and a 33-foot street section at the stub street
connection to Paramount Subdivision 22; with 21-foot wide travel lanes on each side of the
Exhibit B - 10 -
median and 8-foot wide parkway strip on both sides of the street, a 5-foot wide sidewalk on the
south side and a 10-foot wide pathway (regional) on the north side of the street.
7.1.6 Dedicate all landscape medians as right-of-way owned by ACHD; and the Developer or
Homeowners Association should apply for a license agreement if landscaping is to be placed
within the medians.
7.1.7 Construct Finney Street approximately 210-feet into the site south from Director Drive as a 33-
foot street section with curb, gutter, 8-foot parkway strip, and 5-foot wide concrete detached
sidewalks within 81-feet of right-of-way.
7.1.8 Construct a 12-foot wide landscape median for the first 115-feet of Finney Street south of
Director Drive with 21-foot wide travel lanes on each side of the median.
7.1.9 Construct the internal local streets as 33-foot street sections (back of curb to back of curb) with
curb, gutter, 8-foot parkway strip, and 5-foot detached sidewalks, within 60-feet of right-of-way.
7.1.10 Construct one cul-de-sac turnaround with a 35-foot street section around a 30-foot circular
landscape median and a 55.5-foot turning radius, at the east terminus of Heston Street.
7.1.11 Construct one cul-de-sac turnaround with a 35-foot street section around a 30-foot circular
landscape median and a 55.5-foot turning radius, at the west terminus of Heston Street.
7.1.12 Construct a new collector roadway onto Meridian Road at approximately 834-feet south of SH-
20/26/Chinden Boulevard (centerline to centerline) and approximately 300-feet north of Rio Vista
Way.
7.1.13 Construct Finney Street onto Director Drive at approximately 1,644-feet west of Meridian Road,
as proposed.
7.1.14 Construct 1 stub street, Finney Street to the adjoining property to the south. The proposed stub
street is located approximately 620-feet west of Meridian Road and will extend approximately
135-feet south of Coburn Street (centerline to centerline) beyond the intersecting street. Install a
sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
7.1.15 The applicant should be required to provide written approval from the appropriate fire department
for use of all of the reduced street sections prior to plan approval.
7.1.16 Payment of impacts fees are due prior to issuance of a building permit.
7.1.17 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within the ACHD right-
of-way.
Exhibit B - I 1 -
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any
existing non -compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The applicant's engineer should
provide documentation of ADA compliance to District Development Review staff for
review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for
all landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or
filled) are compromised during any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless a waiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
8. IDAHO TRANSPORTATION DEPARTMENT
8.1 The corridor plan calls for a desirable 100-foot half width of right-of-way for Chinden Boulevard
but a minimum 70-foot half width is allowed if the sidewalk, landscaping, and street lights are
located outside of the 70 feet. Please contact Dave Szplett at ITD for more information (208) 334-
8377.
Exhibit B - 12 -
C. Legal Description & Exhibit Map for Annexation
Date: May 21, 2013
Project No. 113901
THE LAND GROUP, t-4C.
PARAMOUNT NORTHEAST
ANNEXATION DESCRIPTION
A parcel of land located in the NE 1/4 of-Sec;;on 25, T. 4 N., R. 1 W,, B.M.,
Meridian, Ada County, Idaho, more particularly described as follows:
13FG1NNfNG at the Section corner common to Sections 24 and 25 of said
T. 4 N., R. l W., and Section., 19 and 30 of `1'. 4 N., R. 1 F , R.M., (from which point the
1I4 Section Comer common to said Section 24 and 25 bears North 89°37'01" West,
2669.33 feet distant);
Thence South 00� 25'09'° West, 975.74 feet on the section line common to said
Sections 25 and 30;
Thence North 89"36140" West, 1989.76 feet to a point on the easterly right-of-
way line of North Fox Run Way, said point also being on the easterly boundary line of
Paramount Subdivision No, 5, as stone is shown can the flat thereof recorded in Book 92
of Plats at Page 10969 of Ada County Records;
Thence on the easterly boundary line of said Paramount Subdivision No. 5 for the
following courses and distanm:
Thence North 00133' 16" East, 153.06 feet to a point of ctuve;
Thence 161,04 feet on this arc of a curve to the left, said curve having a radius of
206.50 feet, a central angle of 44141'01" and a chord distance of 156:99 feet which bears
North 21 °47' 15" West;
Thence North 44"07'45" West, 267.59 feet to a point of curve;
Thence 93.95 feet on the are of a curve to the hgh€, said curve having a radius of
120.50 feet, a central angle of 44°40' 10" and a chord distance of 91.58 feet which bears
North 21°4T40" West;
Thence North 00"37125" Fast, ?00,63 feet to a point of curve;
Ar
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Exhibit B - 13 -
THE LAND GROUP, 1W.-
Thence 14.76 feet on the arc of a curve to the right, said curve having a radius of
20.50 feet, a central angle of 41 ° 14`48" and a chord distance of 14.44 feet arltich bears
North 21 "W49" 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 41'14'48" and a chord distance of 37-4€1 feet which bears
:Forth 21'09'49" East;
Thence North 00"32'25" East, 85.09 feet to a point of curve;
Thence 31.36 feet on the arc of 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 29.25 feet which bears
North 4 5" 27'42" East;
Thence North 00'22'59" East, 52.00 feet to a point an die section line common to
said Sections 24 and 25;
Thence leaving the boundary line of said Parwnount Subdivision No. 5,
South 89'3701" Fast, 2233,93 feet on the section line common to said Sections 24 and
25 to the point of beginning. Said parcel contains 48.32 acres more or less.
Also including:
A parcel of land located in the NW 114 of the NE 114 of Section 25, T. 4 N., R. 1
W., R.M. Meridian, Ada County, Idaho, more particularly described Its follows.
Commencing at the section comer common to Sections 24 and 23 of "id T. 4 N„
R. I W., and Sections 19 and 30 of T. 4 N., R. 1 E., B.M.;
Thence North 89037'01 " West, 2669X feet on the section line common to said
Sections 24 tend 25 to the 114 Section Comer common to said Sections 24 and 25, said
point Ding the REAL POINT OF BEGINNING;
Thence reversing direction, South 89°37'01" East, 303.40 feet on the section line
common to said Sections 24 and 25;
Thence leaving said section line, South 00°22'59" West, 52,00 feet to a point of
curve on the westerly right-of-way line of North Fox Rum Way, said point also being on
The westerly boundary line of Paramount Subdivision No, 5, as same is shown an the Plat
thereof reo-irded in hook 92 of Plats at Page 10969 of Ada County Records;
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Exhibit B - 14 _
TttE LAND GROUP. INC:.
Thence on the westerly and northerly boundary line of said Paramount
Subdivision No. 5 for the following courses and distances:
Thence 31,47 feet on the an: 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 44°32'18" East;
Thence South 00°32'25" West, 94.73 feet to a point of curve;
Thence 3111 feet on the arc o€ a curve to the le% said curve having; a radius of
46.00 feet, a central angle of 41° 14'48" and a chiord dista-wx of 32.40 feet which bears
South 20°04`59" East to a point of reverse curve;
Thence 14.76 feet on the arc of a curve to the right, said curve having a radius of
2{),'50 fleet, a central ankle of 41 *14`49" and a chord distaatce of 14.44 feet which hears
South 20004'59" East,
Thence South 00'32'25" West, 200.63 feet to a point of carve;
Thence 139.94 feel on the arc of a curve to the left, ,said curve having a radius of
179.50 feet, a central angle of 44°4010" and a clwrd distance of 136.43 feet which burs
South 21 t'47'40" East;
Thence South 44°07'45" East, 149.80 feet;
'I hence South 45s'52'15" West, 25.00 feet;
Thcnce North 86'15'58" West,'22,5.83 feet;
Thence Nardi 89'2644" Wusl, 254.00 fret to a point on the north -south niid-
section line of said Sextion 25;
Thence leaving the northerly boundary fine of said Paramount Subdivision No. 5,
North 00"32'25" East, 638.03 feet on the: north -south tnid-section lit.e of said Section 25
to the real point of beginning. Said parcel contains 5.25 acres more or lcss.
PREPARED BY: P�90VA1-
THE LAND GROUP,
James R. Washburn, P45 µAY 2 Z 2013
MERIDIAN
DEFT.
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Exhibit E - 15 -
Date: April; 25, 2013
Project No. 113901
wry
THE Lthb GROUP. INC.
PARAMOUMr NORTHEAST
7,Oi�E CC (1) DESCRIPTION
A parcel of land located in the NTW I l4 of the Nf,` 114 of Section 25, T. 4 N., R. I
W., B.M., Meridian, Ada County, Idaho, Inore particularly described as follows:
Cornmenc ng at the section corner common to Sections 24 and 25 of said
T. 4 N., R. I W., and Sections 19 and 30 of 1'. 4 N., R. I E_, B.M.;
Thence North 89°3701" West, 2669,33 feet on the section line common to said
Sections 24 and 25 to the 114 Section Cromer common to said Sections 24 and 25, said
point being the REAL POINT OF BEGINNING;
'Iltence reversing direction. South 8037'01" East, 303.40 feet on the section line
common to said Sections 24 and 25;
Thence leaving sitid section line, South 00'2259" West, 52,00 feet to a point of
curve on the westerly right-of-way lire of North Fox Run way, said point also being on
the western' boundary line of Paramount Subdivision No. 5, as same is shown on the flat
thereof recorded in Book 92 of Plats at Page 10969 of Ada County Records;
Thence on the westerly and northcriy boundary line of said Paramount
Subdivision No. 5 for the following courses and distances:
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 90'09'20" and a chord distance of 28.32 feet which bears
South 44'32'19" East;
Thence South 00'32'25" West, 84.73 feet to a point of curve;
`I'lience 33.11 feet on the arc of curve to the left, said curve having a radius of
46.00 feet, 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;
`llience 14.76 feet on the arc of a Carve to the right, said curve having a radius of
20.50 feet, a central angle of 41' l 4'49 " and a chord distance of 14.44 fc-e't whihch bears
South 20*04'59" 1= ast;
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Exhibit B - 1 6
TILL laND GROUP, INC..
Thence South M 32'25" %Vest, 200.63 feet to a point of curve;
licence 139.94 ket on the arc of a curve to the left, said curve having a radius of
179,50 feet, a central angle of 44040411" And a chard distance of 136.43 feet which bears
South 21'47'40" East;
Thence South 44"OT45" East, 149.80 fect;
Thence South 45°52'150 West, 25.00 feet;
Thence North 86'15'58" West, 225.83 feet;
Thence North 89'26144" XVest, 254.00 feet to a point on the north -south mid-
section line of said Section 2%
Thence leaving the northerly boundary tine of said Pa.rmnount Subdivision No. 5,
North 00"32'25" East, 638.03 feet on the north -south niWsection'line of said Section 25
to the real point of beginning. Said parcel contains 5.25 acres more or less.
PREPARED BY:
THE LAND GROUP, INC.
,lames R. Washburn, PUS
13'
13E*IPROVAL
y
MAY 2 Z 205
MERIDIAN PUBLIC
WORKS DEPT
Exhibit B - 1 7 -
Date: A.prii 25, 2013
Prot No.11.3901
THE LAND CIIOUP,INC.
PARAMOUNT NORTHEAST
ZONE CC (2) DESCIUT 1'JION
A parcel of land located in the NW l M of the NE 1/4 of Section 25, T. 4 N.,
P_ 1 W., H.M_ Meridian, 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 of T. 4 N,, B, 1 E., B.M.;
Thence North 8913701" West, 2669.33 feet on the section line common to said
Sections 24 and 25 to the 114 Section Corner common to said Sections 24 and 25;
Thence reversing direction, South 89°3701" East, 43540 feet on the section line
common to said Scctiom. 24 and 25 to the REAL POINT OF BEGINNING;
Thence continuing South 8903701" Fast, 699.30 eet on the section line common
to said Sections 24 and 25;
Thence leaving said section line, South 00°32 x5" West, 725.59 feet;
Thence North 89'36'40" West, 477.1 S feet to a point on a eurvc on the easterly
right-of-way line of North, Fox Run Way, as samc is shown on the fiat thereof recorded
in Hook 92 of Plats at Page 10969 of Ada County Records.
"ence on. the easterly boundary line of said Paramount Suixlivision No. 5 for the
following courses and distances:
Thence 60.21feet on the arc: of a curve to the left, said curve having a radius of
206,50 feet; a central angle of 16'4222" and a chard distance of 60.00 feet which b.:ars
North 35'4034"'Vest;
Thence North 44"07'45" West, 267.59 feet to a point of carve;
Thence 93 t)5 feet can the arc: of a curve to the right, said cure having, a radius of
120.50 feet, a central angle of 44°40"10" and a chord distance of 91.5R feet which hears
North 214T40" West;
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Exhibit B - 18
THE LAND GYGUP. INC-
Thence North 00"3225" Fast, 200.63 feet to a point of curve;
Thence 14.76 feet on the arc of a curve to the right, said curve having a radius of
20-50 feet, a central angle of 41 *1448" and a chord distance of 14.44 feet which bears
North 2110V49" Fib to a poi nit 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 41 ° 14'48" and a chard distance of 32.40 feet which beads
North 21"09'49" East to a point of reverse curve;
Thence North W3225" East, 85.09 feet to a point of 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 8915934" and a chord distance of 2125 feet which bears
North 45"2742" East;
Thence North 00'22'59" Last, 52.00 feet to the real paint of beginning. Said
parcel contains 11.30 acres mare or less.
PREPARED BY:
THE 1,AND CROUP, INC.
AEVI PROVAL
BY
MAY 212013
MERIDIAN PU13LIC
WORKS DEPT,
Exhibit B - 1 9 -
Date: April 25, 2013
Project Nu_ 113005
THE LAND CRotf B. TNC
PARAMOUNT NORTHEAST"
k-S ZONE DESCRIPTION
A parcel of land located in the NE 1/4 of Section 25, T. 4 N., R.l W.. B. M., Meridian, Ada
County, Idaho, more particularly described as follows-.
Comirie-nein8 at the Section Corner common to Sections 24 and 25 of said T. 4 N., R. t W., and
Sections 19 and 30 of T. 4 N., R. 1 E., B_M-;
Thence South 00'25'09" West, 781.58 feet on the section line common to said Sections 25
and 30 to the REAL POINT OF BEGINNING;
Thence continuing South 00025'09" West, 194.16 feet on the section line corn-mon to said
Sections 25 and 30,
Thence North 89°36'40" West, 1673.76 feet;
Thence North 89'06'16" East a distance of 16.62 feet to a point of curve;
Theace 50,92 feet on the arc of a curve to the left, said curve having a radius of 253.00 feet, a
central angle of 1 1'31'57", a chord bearing of North 85002'50" Fzst, and a choTtl distance of 50,84 feet;
Thence North 79'1 b'52" Last a distance of 27.46 feet to a point of curve;
Thence 70,53 feet on tiv arc of a curve to the left, said curve having a radius of 278.00 feet, a
central tangle o1' 14'32' 11 ", a chord bearing of North 72'00'47" East, and a chord distance of 70.34 feet
to i3 point of reverse curve;
Thence 694.91 feet on the arc of a curve to the right, said curve having a radius of 1538.51 feet, a
central angle of 25052'45", a chord bearing of Notch 7741'04" Fast, and a chord distance of 689.02 feet;
Thence South 89'34'51" Fast a distance of 454.22 feet to a point of curve;
Tlwiice 72.52 feet on the arc of a curve to the left, said curve having a radius of 500.00 feet, a
central angle of 08°1837", a chord bcaring of North 86°15'50" Fast, and a chord distance o£72.46 feet
to a point of reverse curve;
Site,, Panning • Landscape A et,itrcture • 00 FnufneeOng • Golf Course arrigaUan 8 r�.gineerir% • Graptlk Deslgn w Surveying
462 E. Shure Dnvp rid- W-M # r..uln Idaho A741K • k 11712 O'7A1 MIA I. •.--..---+-- ---
Exhibit B - 20 -
Thence 7252 feet on the are of curve to the right, said curve having a radius of 500.00 feet, a
centmi angle of DO'] 837", a chard healing of North 86' 15'50" East. and a chord distance of 72.46 feet;
thence South 89°34'51 " East a distance of 242.02 feet to thereat point of begiruting. Said Parcel
contains 5.74 acres rtiore or less.
PREPARED BY.
THE LAND GROUP, INC.
it 880
�,7
�fr,
James It. Washburn, PLS
'1
REV PPROVAL
BY
MAY 2 12013
MERIDIAN
NORKS OEPT.1G
Site PlanWng • Lanesc.apL ArChitecture • Cmi Engklreerlftg • Golf Course Irriganion & Engfneering • Graphic LWs,gri -Surveying
462 L. Shore Drive. iuit,- 101 taata )`Rahn Pifi1F • O 7nit Q44 4r.41 . C'IM 010 AAAC .. ..... .w..r_..,z.__ _ --
Exhibit Exhibit B - 21 -
Exhibit B - 22 -
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex a portion of the subject property from RUT in Ada
County to the C-C, TN-C, and R-8 zoning districts. The Commission finds that the proposed
map amendment is generally consistent with the MU-C and MDR FLUM designations for
this site and the rest of Paramount Subdivision to the west and south of the site. Therefore,
the Commission finds the amendment is consistent with the applicable provisions of the
Comprehensive Plan (see section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the C-C, TN-C, and R-8 zoning
districts is consistent with the purpose statements for those districts as detailed in Section
VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
The Commission recommends that the Council consider any oral or written testimony that
may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-511-1E).
The Commission finds annexing this property with C-C, TN-C and R-8 zoning districts is in
the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision -making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed plat is in substantial compliance with the
adopted Comprehensive Plan in regard to land use, transportation, and circulation. Please
see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
Exhibit B - 23 -
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, the Commission finds that the subdivision will not require the
expenditure of capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
The Commission recommends Council rely upon comments from the public service
providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B for
more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
The Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property that should be brought to the Council's attention.
ACHD and ITD consider road safety issues in their analysis. The Commission
recommends Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which the Commission is unaware.
Exhibit B - 24 -