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Staff Report
Item #4G, H: Paramount Northeast (AZ-13-005; PP-13.008) Application(s): - Annexation & Zoning - Preliminary Plat Size of property, existing zoning, and location: This site is located at the southwest comer of Chinden Blvd and N. Meridian Rd. Adjacent Land Use & Zoning: North: Chinden Blvd. and rural residential and commercial uses, zoned R1 & RUT and MU-DA East: Church, zoned RUT in Ada County South: Existing & future residential properties in Paramount subdivision, zoned R-8 West: Vacant/undeveloped property, zoned RUT in Ada County; and N. Fox Run Way and single-family residences, zoned R-8 History: A portion of the site that is proposed to be platted was annexed in 2003; the remainder is proposed to be annexed with this application. The portion that was previously annexed was included in the original preliminary plat for Paramount as one large lot for future SFR lots. Summary of Request: 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. The proposed zoning is consistent with the corresponding FLUM designations of MU-C & MDR. A conceptual development plan is not proposed with this application. Prior to annexation ordinance approval, Staff recommends the developer amend the existing DA for Paramount Subdivision to include a conceptual development plan that includes a circulation plan for the area proposed to be annexed with C-C & TN-C zoning. With this amendment, staff also recommends the provisions in Exhibit B, #1.1.1 be added to the DA. A preliminary plat. is also proposed that consists of 79 building lots & 4 common area lots on 27.23 acres of land in the R-8 zoning district. Access 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 to Fox Run Way which connects to Chinden. The plat is proposed to be developed in 2 phases. A total of 11.44% (or 3.11 acres) open space is proposed consisting of landscaped parkways and common lots. A 10' wide multi-use pathway is proposed as an amenity along the north side of Director Street. Building elevations have been submitted for the future homes in this development as shown consistent with existing homes in Paramount subdivision. The Knight Lateral crosses the SWC of this site & is proposed to be relocated along the southern boundary; the North Slough crosses the NEC of the site. Both of these waterways are required to be piped. Comprehensive Plan FLUM Designation: MU-C & MDR Written Testimony: Mike Wardle (in agreement w/staff report) Staff Recommendation: Approval Notes: STAFF REPORT Hearing Date: June 6, 2013 E IDIAN~-- TO: Planning & Zoning Commission ~- FROM: Sonya Wafters, Associate City Planner I D A H O 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. IL 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. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers AZ-13-005 & PP-13-008, as presented in the staff report for the hearing date of June 6, 2013, with the following modifications: (Add any proposed modifications). Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ-13-005 & PP-13-008, as presented during the hearing on June 6, 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: 50425110400; 50425131760;50425417420;50425142110; & 50425142225) B. Owner(s): Brighton Investments, LLC 12601 W. Explorer Drive, Ste. 200 Boise, Idaho 83713 Paramount Northeast AZ-13-005; PP-013-008 PAGE 1 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 C. Radius notices mailed to properties within 300 feet on: May 10, 2013 D. Applicant posted notice on site(s) on: May 24, 2013 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. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. 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 - Paramount Northeast AZ-13-005; PP-013-008 PAGE 2 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: 1. 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. VIL 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) Paramount Northeast AZ-13-005; PP-013-008 PAGE 3 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." (3.05.0X) 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.O1F) 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. • "Require common area in all subdivisions." (3.07.02F) The applicant is required to provide a minimum of 10% open space as set forth in UDC 11- 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.O1F) 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. Paramount Northeast AZ-13-005; PP-013-008 PAGE 4 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. 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. 103137116) 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.) Paramount Northeast AZ-13-005; PP-013-008 PAGE 5 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 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 11-3A-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 11-3A-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. Paramount Northeast AZ-13-005; PP-013-008 PAGE 6 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 .:-.~ _._ -i n«a r.•.w'-N uo' m, ~oifnG: i'N£1 N~:nri _. _..~ ffL Y s ~. y__ nrr ~ '~S~ ~ i era ,.~ ,- n.r _f.. i wn. ro e.a ca !'„ ,~ i... xix+~e rne. xcrc« 2. Proposed Preliminary Plat (dated: 4/23/13) Exhibit A 6Y 18N Npl~t ~ , ii0 .~ _ wwr. ~am~'m°u° R" "~ `f'~ ~w.. _r y...... m..kaa sa. ,.vtror..sw•~c.wwic ~c.~ .. ~...,,.... ~.....»~.«....e,...e .~: ~.. N. F ..e,,,~ ...a,,,,.,. r~..~..~ j -. ~ ~ ~ ~~ ~~.'~ ...... _._._,_ ~, I~ ~~ e.~rwwror.a ~.°~ . ..»a..,..,. ~ ~ ~, ....,,...«,,,«K. ' ara i ~ ~~ 7 .. ~.,ee",,._ aa4a.m C~'!wr rrm t~ Fae~..: ~.~.r.. w Page 1 3. Proposed Landscape Plan (dated: 4/24/13) - - - - - I. ~~ y~ axK. - _ s~"• o ~ e ~ ~ ~ e ~ o ~ o ~ ~ ~ o ~ ~ i •-- r.-- .- _ ... q ~ - -- ---- ~' o o ~ ~ ~ ~~ o. ~ o ~ ~ p I , a ~ as O __ O O _ .:_ ~ ~ _ . ..... 7 4~ --` ~ ` O J i l 1 © ~ ~ i ® © ~ l~j`® ~ o~ ;. o ~~ i J Plan a ~- ~5; _ - .,m;,._ M ~'p.MFeaetIroEbMa 4mnan4 _._. ' ~ ~ ~'~ ~~ ~~R.. O a mil! n.r, ~ .,~.... .,~,,g.. L1 Exhibit A Page 2 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 to annexation ordinance approval, Staff recommends the developer amend the existing development agreement (DA) (Inst. 103137116) for Paramount Subdivision to include the following: • 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. • Direct access to W. Chinden Boulevard and N. Meridian Road is prohibited in accord with UDC 11-3A-3 and 11-3H-4B. • A minimum 35-foot wide street buffer is required along W. Chinden Boulevard, an entryway corridor, on the C-C and TN-C zoned properties and shall be landscaped in accord with the standards listed in UDC 11-3B-7C. • A 10-foot wide multi-use pathway shall be provided within the street buffer along W. Chinden Boulevard within a public use easement in accord with UDC 11-3H-4C.4. The public use easement shall be submitted to the City, approved by City Council and recorded prior to issuance of any Certificate of Zoning Compliance or, approval of any subsequent land use application for the C-C and TN-C zoned properties. • Right-of--way (ROW) shall be dedicated in the amount required by the Idaho Transportation Department for the expansion of W. Chinden Boulevard with development of the C-C and TN-C zoned properties adjacent to Chinden Boulevard. 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 (10%) 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. 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 11-3B-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 11-3B-SJ. 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 11-3B- 7C. 1.2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B- 11C. 1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, I 1-3G-3B5 and 11-3B-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 11-3B-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 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 1.3.2 All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11-3G-3F1. 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-SC-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-SC-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, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to 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 - 7 - 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 ACRD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 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 afire-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 D 103.6.1. and D 103.6.2. The roadway shall be able to accommodate an imposed load of 75,000 GV W. 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 D107.1. The two entrances should be separated by no less than'h 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/easbnorth/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 staffto 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 Comments have not yet been received from ACHD on this application. 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 - 10 - C. Legal Description & Exhibit Map for Annexation ~C ~rfte ~rro aaour, cMC. Date: Mey 21, 2013 Project No. 1139K1I kA.RAMOUNT NORTHEAST ANNE71<A'X'ION DESGR.IPTIQN A parcel of land located in the NE l /4 of Section 25, T. 4 N., R 1 W., B.M., Meridian, Ada County, Idaho, more particularly described as follows: BE4INNINC3 at dte section ctirner common bn Sections 24 and 25 of said T. 4 N., R.1 W., and Sections 19 and 30 of T. 4 N., R, l E., B,M., (fnnn vwtrich point the 1/4 Section Comer common to said Sections 24 end 25 bears North $9°37'01" West, 2668.33 feet distant); 'Il~ce South 04°25'09" West, 975.74 fee: on the section line ccrnmon to Maid Sections 25 and 30; Thexax North 84°36'40" West, 1989.76 feet to w point on the cwatelyright-of- wwy lioe of North >=ox Run Way, said pork alsa being oa the eastedy boundary lino of Paramount Subdivision No. 5, as same is shown on file Plat thereof recorded in Book 92 of Plwts wt Page 10969 of Ada County Records; Thetxe on the easterly boundary line of said Paramount Subdivision No. S fac the follnuving courses end dista»oea: Thence North 00'63 3' 16" l?.ast,153.06 feet to a point of c~uve; Thence 181.04 feet an the arc of a curve ro the kft, said corn having a rAdius of 20&.54 feet, a cxntral angle of 44°41'01" and a chore! distancx of 1S6:S19 feet which bears North 21 °47' 15" West; . Thence Txorth 44°OT45" We~at, 267,59 feat to a point of curve; 1'hencx 93.95 feet on the arc of a currre to the right, said curve having a nrdius of 120:50 feet, a central angle of 44°40~ 10* Ruud a chord distance of 91.58 feat which bears North 21 °4T40" West; Thettve North 00°32'25' East, 200.63 feet to a point of curve; A~ . sire t . c~v8q~r . r,°JrC.rri. r~~dG. e'~sytr~wi~ • Gw~11w G.Mae~+od~. 4b3 ~, Siwne triiiee, Sec. lOQ, , ld~ho i3b1 i ~ A 20i-4]9 ~U41 R 1eR9~1A4~45 • Exhibit B - 11 - THE rkHn G1L4UT, IIVG. Ttfdxx t4.76 fed oa the arc of a auxve to the right, said curve Navin; a radius of 2050 feat, a cer,~ral angle of 41 °t4'48" and a chord. diatsnee of 14.44 feet which beam North 2l°09'49" East to a point of reverse curve; Thencee 33. t I feet ~ the arc of a sxave to the left, said curve having a radios of 46.00 fat; a oanral tuagle of 41°14'48" and a chord distance of 32.40 fat which bears North 2I °09`49" Each. Thence North 00~2Z5" East, 85.09 feet to a paint of curve; Thence 3l .36 fact on the arc of a eiu~ve to the right, said curve having a radius of 20,00 feet, a cer-tral angle of 89'DStY34" cad a chord d'tatanoe of 28.25 fleet which bears North 45°27'42" East; Thettoe North 00°22'S4" East, 52.00 feet to a paint an the section line cottttrtoa to said Sections 24 and 2S; Ttunot having the boundary tine of said ParamourU Subdivision Nu 5, South s9Y°33TOI"East, 2233.93 Beet on the secfjon time cormrnaat to said Sectiots 24 and 2S to the paint of be;inrnta$. Said parcel contains 48.32 areal more or less. Alga iadlrcliwg: A parrxl of tend lxatod in the NW. l!4 of the NE iM of Sectiao 2S, T. 4 N., R.1 W., R.IN., Meridian, Ada County, Idaho, more perticularty described as follows: Commencing at the section corrrGr common to Sections 24 and. 2S of said T. 4 N., R.1 W., sod S~ectiotts 19 and 38 afT. 4 N., R.1 E., B.M.; 7'heace North 89°37'bl • West, 2669.33 feet an ilia section line comnson >b said Sections 24 and 2S to the t /4 Seetial~ Corner coaomon to said Satioas 24 asld 7S, said paint being the REAL POINT ~B BI~G1t+1MING; Tliericc reversing direction, South 89''37'01" East, 303.40 feet on the aect~n tine carnmon oo said Sections 24 end 2S, .Thence leaving said section liras South Qd°22'S9" West, 52.00 fee to a point of curve on thewesterlyright-of-way- line of Notch Fotc Run Way. said palm also 6dang oa the westerly botmdaty line of Paramount Subdivision No. S, as same is shown on the Plat thereof recorded in Book 92 of Plats at t?age 10969 of Ada County l'tecor+ds; ~ ~ t..r~~. •S+iAr p/+rMi~ • G1,tlE,p;~wr;~ •Gr~C,arA, fi~rM• a • G~b'rG..+a~iawi. ~f2 E 9teea Ddae, Sic 100. EadE. td•ha g6lE • r 20R939A041 B ?D1.9344NS • Exhibit B - 12 - ... ~.: THE LKND GIlOUt. IIiG T'hance on the westerly and northerly boundary l1'ne Of acid Parannaunt SubdiviaiariNo. 5 for the following causes and distanoet. . Thence 31.47 feet on the arc of a curve to the rigtx, said curve having a radius of 20.00 feet, s central angle of 90°09'2f-" and a chord distance of 28.32 feet which bears . South 44°32'18" East; 'T'hence South 00°32'25" West, &4.73 feet to a point of curve; Thence 33.11 feet on the arc of a curare to the Idt, said tarot havir~ a radius of 46.00 feet, a central Bugle of 4l°i 4'4$" and a chord distance of 32.40 feet which bears. South 24°04'59" 1?ast to a point of reverse curve; Thence 14.76 feet an the arc of a curve to tl~ right, said curve having a radius of 20.50 fcxt, a central angle of4i°14'48" and a clwrd distanx of 14.44 feet whicA bears South 20°04'59" East; 7~xx South 00°32'25" West, 200.f3 feet m a point of curve; Thence 139.44 feet cn fire arc of a cave to the left, acid c~mrve having a radius of 179.50 fleet, a canard angle of 44°44'l4" and a chord distance of 136.43 foes wlhicb bears South 21°47'40" East; . The~c South 44°07'45"East, 149.84 feet; Tirenoe South 45°52"15" West, 25.00 feet; Thence North 8b°1S"S8" Weft, 225.83 fee#; Thence North 89°2b'44" Wcat, 254.00 nett to spaint onthe rwrtli-aottth ntid- sectian line of said Section 25; Thence leaving the nonher)y boundary line of said Parunottnt Subdivision No. 5, North 00°32'25" East, 638.03 feet on the north-svuthmid-section tine of said Section 25 m the rest point of beginning. Ssld parxl contains 5.25 acre:t more or leas~~___.,~ PR>EEFAIRLD BY; ~i l?pRONAi. THE LAND G1t8Ur, B~~IE ,,77 Jaa~ea R Washburn, PLS ~IY 212d~ ~lEpt01AN pvgUC wpRiCS O APT. 462 & shat Drive, 56r. IOq. ~. tdrha 11611 • P 206.'939.041 F 20t834.4f4S ~ ~ Exhibit B - 13 - ~~ ~ ~-~ Sri Th8 LANp CkOUl, INS_ late: Apri12S, 2013 Project No, 113901 PAR~IOUrrr TIaRTHEAST 7.UNE CC (I) DESCRIPTION A p®rcel of land located in the NW 1/4 of flee ICE 1/4 of Section Z5, T. 4 N., R. W., B.M„ Meridian, Ada County, Idaho, mono particWarly described as follows; Commencing at the section earner common w Sections 24 and 25 of said T. 4 N., R. 1 W., and Suctions 19 and 30 of T. 4 N., R. i >~., B.M.; Thence North 89°37'01" West, 2669.33 feet on the auction line common to said Sections 24 and 25 to the 1/4 Sectiart Corner common to said Sections 24 artd 25, said point beinpg dte REAL POINT 4F Bl~G2NNiNG; Thence reversing dirr+ceian, South 89°37'01" East, 303.40 feet on the section line common Gu said Suctions 24 and 2S; Thence leaving said section lino, South 00°22'59" West, 52.00 feet to a point of carve on the westerly right-af--way lute of North Fox Run Way, acid point slso bring on the westerly boundary line of Paramount Subdivision Na. S, as same is alwwn on the flat thereof reoord~od in Boaic 92 of Alata at Fie 1096St of Aada Caundy Records; Thence on tits vveaterly and nortfterly boundary line of said Pararnaunt Subdivision Na. S far the falbwing cotusus and diadtttoetg: Thence 31.4? fret on iho arc of a clnwe to the tit, asud curve harm a radius of 20.80 fret, a central angle of 9d°09'26" anti a chord distance of 2$.32 feet. which be=ta South 44°32' i $" East; Thence South OOp322S" West, 84.73 Poet to a point of carve; Thernce 33.11 feet on the arc of a trove to the left, said curve having a radius of 46.00 feet, a central angle of 41°14'4$" and a chord distance of 32.40 feet whidt bears South 28°04'59" Fast to a paint of rererse curve; Thence 14.76 feet an the ant ofa curve to the right, said cauvu having a radius of 20.50 fact, a ccmtral angle af41°14"48" and a chord distance of 14.44 feet which boars South 20°04'59" Fast; 1 c.e~•sm•c~s.cyyrrc.~.t,-~.r;..~~•c. d6Z E, 7procr DrFrt, Spa t t~ F+Lk, b~zho Ui1` • P ~Da.'9'l9.~04t R 201,9.l9.M~5 • , Exhibit B - 14 - rHa t~,tvto caour, ia~ 'thetyce South 00°32'2S" West, 200.63 feet to g paint of curve, T~rtnce 139.94 Feet nn the arc of a curve to the left, said curve having a radius o#' 179.50 fecc, a central angle of 44°40' 10" and a chard distance of 136.43 feet which bears South ~ I°47'40" £ast; Thence South 44°07'45' lrast,149.$0 fret; Thence South 45°S2'1S" West, 25.00 fCeT; 'thence North 86° 15'S8" West, 225.83 feet; Ttycnce North 89°26'44"' West, 254.00 feet to a point nn the ciarth~wdb nvd- sectinn tine of said Section 25; Thatce !caving the northerly boundary line of said Paramount Su6divisia>a Na 5, North 00'32'25" Fast, 638.03 feet on the earth-south mtd-section Gne of aatd Section 2S to the real paint of beginning. Said parcel contains 5.25 acne more ac leas. REV! RROVAL BY MAY 21 ~~ MERIDIAN PUBti1C WORKS 01=P'f- Jatn~ R Washts+rrn, PLS Exhibit B - 15 - PRI~PARED BY: THE LAND GROUP, INC. -,~ w'' ..i._. lee iaHn aaour, tnc Date: Aprit 25, 2013 Pm3ect No. 113901 PAhAMOUNT l'~IORTHF,AST ZdNE CC (2) D ~' CRIl'TIQIrt A parcel of laud located is the NW l!4 of the NE 1/4 of Sectiaa 25, T. 4 N.. R. t W., B.M., Meridian, Ada County, Idaho, more particularly described as follows: Connnaent:ing at the section corner acxnmon to Sections 24 and 2S of said T. 4 N., R, 1 W„ and 3axions 19°and 30 of T. 4 N., lt. 1 E., B.M.; Tike North 89"37'01" West, 2669.33 feet on ttx section tine conunan to saltl Sections 24 and 2S to the U4 Section comer common to said Sections 24 and 2S; Theme reversing direction, South 89°37'01" Fast, 435.44 feat on the sertioo line common to said Sections 24 and 25 to the REAL Pt}INT OF BLGIIYNiNG; Thcaoe oooitinuing South 89°3T01" Fast, 699.34 feet on ibe aectioo litre commoa to said S~xtiona 24 and 2S; Thence leaving said section line, South. 00.32'25' West! T2S.59 feet; Thence Nerth 89°36'40" Went, 477, i S feet to a pairrt ari a curve on the easterly right-of-way line afl~iortb Pox Run'Qllay, as astnc is spawn on the Plat the~f reconled in Hook 92 of Plats at Page 10969 of Ada County RecaNs; Thence on the easterly boundary line of said Pusmount Subdivisiw~ No. S for the following courses and distances: Thence 60.2.1 feet or! the arc of a curve W the leR, said curvy having a radios of 206.50 feet, a central angle of 16°42'22" an,d a chorci distaoae of 60.00 feet which tzars Natb 35°46'34" West; Tlreace North 44°07'43" West, 267.59 feet to a paitti of ctuv~ Thence 93.95 feet on the arc of a curve to the right, Maid curve hav~g a radius of 120.50 feat, a central. angle of 44°gQ'10" and a chard dittanoe of 91.58 fiCet which liars North 2l°4T40" West; t..•siu> •c;"r.CyrC~wrn.~~.r.,~r.~.mr° ~,' t3. Shore t~rlvc, See. 7flD, I:a~le, Idr6o s~614 s P 2Ab.419.1U11 R 1'Iyl.'~4.4145 ° w,mw.thdanct~~p Exhibit B - 16 - i~ ~~ ~r~ta r.rtHn anour. ~xc Theace North 00°3225" East, 200.63 feet to a point of crave; Thence 14.76 feet on the arc of a curve to the ri~rt, said curve having a radius of ZQSO feet, a etntral angle of 42 °14`48" and a chord distance of 14.44 feet which boars North 21°09«'49" F~# to a point of reverse curve; Thence 33.12 feet on the arc of a curve to the left, said curve having a radius of 46,00 feet, a astral angle of 41 ° 14'48" and a chard distance of 32.40 felt winch bears North 22 °09`49" East to ~ point of reverse curve; Thence North 00°32'25" East, 85.09 fat to a paint of curve; Thence 31.36 feet on the arc of a curve to the right, said ctnrure having. a radius of 20.00 feat, a central er}gle of SOr34" and a chord distancx of 28.25 feet which bears North 45°2T42" Fast; I~ttnoe North 00°22'54"' East, 52.00 fact to the rear paint of begirnn~. Said pencel tontaius 21.30 acres more or less. AEVI PR01/gl, BY ~Y~~ MERIDIAN PUBLIC WORKS DEPT. Exhibit B - 17 - P2ttEFARED BYa TH>E LAND CRUUP,IIN~ ~~~ i. ~~ xHS t.~u~a esaaur, euc. Dare: April 25,20.13 Project No. l 13005 PARAMOUNT NOR'T'HEAST It-8 ZONE IfESCRIPTION A parcel of laud located in the NE 1J4 of Section 25, T. 4 N.. R.I W., B. M., Meridian„ Ada County, Idaho, mare pantieularly described as follows: Commencing at the Section Confer cwtttnon M Sections 24 and 25 of said T. 4 N., R. E W., and Sections 19 and 30 of T. 4 N., R. i fi., B.M.; Thence South 00°25'09" West, 781.58 kct an the section line wmmon to said Seetiorts 25 and 30 to the REAL POINT OF BEGINIMINC; Thcnoc continuing South 00°25'09" Wei, l 94.1 b feet on tlu section line c~omutton bo said Sections 2S and 30; Tltextcc North 8'36'40" West, tb73.7b feeet; Thence North 89°Ob'lb" East a distancx of ib.b2 feet to a poizpt ofcurve; Thenoe 50.92 feet on the arc of a curve to the IcA, said eauve having a radius of 253.00 feet, a central angle of l l°31'S7", a chord bearin8 of NoAh $5°02'50" Ease, and a chord distmce of 50.84 foot; Thence North 79°16"S2" 1;ast a distance of 27.4b fiat oo a point of curve; Thence 70.53 feet on the arc of a curve to the k8, said ctrve having a radius of 27$.00 foot, a central areglc of 14°32' i I ", a chord bearing of North 72°00'47" East, and a chord distance of 70.34 f+oet to a point of reverse curve; Thence 694.91 feet an the an: of a curve to the right, said curve having a radius of 153itS 1 feet, a centre! angle of 25°S2'4S", a chord bearing of Notch 77°4]'04"East, and a chord distance ofbE9.02 feet; 7'hetwc South 89°34'S t" East a distance of 434.22 feet to a point of+eurve; Thence 72, 52 feat on the arc of a curve to the le1'1; said curve having a radius of 500.00 fett. a central eagle of 08°18"17", a chard bearing ofNorth $b°15`50" F.aat, and a chore! distance of 72.4b feet to a point of tcvexsc curve; Srte Planning • tandstspe be!*Idettura • O1~rN Endinearteg • Gott Cows. trrlSaHon a Entineark~y • Graphk oayn • furvrylnE 162 E. Shoe Oriw 4dro 1 m • s•.i" LI.M AaR~R • ° NU °aa •n•, ......... «...~..n.._._t..._ Exhibit B - 18 - Therue 72.52 fact on the erc of a auva W the right, mid auve having a radius of 500.00 feet, e oentrwl angle of 08°16'3?", a chard bearing afNorth 86°I S'SO" East, and a chord dialancx of'7x.46 feet; 7ltencs South $9°34'51 " Best a distance of 242.02 fed to the real point of beginlting. Said Parcel contains 5.74 au+es more or less. Jarosa R WstsMbura, PLS A ~ 81f MAY2't~ MEN pU8t1C vYO OEPT SiEa' PCant~ • tamdscape Arthttetture • (7vN En~Meedr~ • Golf Cause trr~gadon & EnghseerpM . GraptYe DaiBn • Surveyl^R X62 E. ~rxe Brute. Sreire 1d] • tar{... awr, aaR~R • 0 Ina osu eru+ . c xu °se w."c .....~....,~w~_-_-•-~- _ --- Exhibit B - 19 - PRL~PARED BY: THE LAND GROUP,;INC i J ~~, ~ x ~~~' i ~ ~ ~ !~~ i __ _..__- - ---- ~. ~ __ - __~~_ ~....:~.. . - - - - ~--~ _ Q ~~ --.~----7__-~---~-------- --- ' ------- ~ ~ ~ ~ mt .w.sm.w. \.~ a: ~ w ~ mt ~ H. J ~ .~... ~: ~rw ~ .-41""° p. .acv -+.w~~~w i 0. ~% --- - ..N ..ar ..r ww• ., d _..,. .... .a ~, ~ ~~~ a i .. ~ _ .. ~~ ~ ~ _ _.~~: _ ~, ~__ j - _ - --- _ ,,.~.~ _ ~~ ---~}-~ Z ~; ~ ~ --~ - ~ aeniouw ~~ i woAUSOEnr ~a a Y Exhibit B - 20 - 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. Staff 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, Staff 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; Staff 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; Staff 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. Staff recommends that the Commission and 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, Staff 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 (LTDC 11-SB-3.E). Staff 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; Staff finds that the Comprehensive Plan Comprehensive Plan information. proposed plat is in substantial compliance with the adopted in regard to land use, transportation, and circulation. Please see Policies and Goals, Section VII, of the Staff Report for more Exhibit B - 21 - b. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff 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, Staff 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; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACRD, 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 Staff is not aware of any health, safety, or environmental problems associated with the platting of this property that should be brought to the Council or Commission's attention. ACRD and ITD consider road safety issues in their analysis. Staff recommends that the Commission and 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 Staff is unaware. Exhibit B - 22 -