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Paramount Northeast Staff ReportSTAFF REPORT Hearing Date: July 1 G, 2013 TO: Mayor & City Council E IDIAN~-- FKOM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-221 I SUBJECT: AZ-I3-005; PP-13-008 -Paramount Northeast I. SUMMARY llESCRIPTION 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 (1G.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 1.1'of the s7cff repartfor more i~aformcrtiort. 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 G, 2013. At the public hearing, the Commission moved to recommend approval of the subject CPAM, AZ and PP requests., a. Swnmary of Commission Public Hearing: i. In favor: Mike Wardle ii. In opposition: Nonc iii. Commenting: None iv. Written testimony: Mike Wardle v. Staff presenting application: Sonya Watters vi. Other staff commenting on application: None b. Key Issue(s) of Discussion by Commission: i. None c. II{ey 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, 1 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 A%-13-0OS; PP-013-008 PAGE I 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 specifc 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 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 Platming & Zoning Commnission 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 ] 0, 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 uudevelopedland,zoned R-8. Paramount Northeast AZ-13-005; PP-013-008 PAGE 2 B. Character of Surrrounding Area and Adjacent Land Use and Zoning: 1. Notch: Chinden Blvd. and rural residential and commercial uses, zoned Rl & RUT and MU- DA 2. East: Church, zoned RUT in Ada County 3. South: Existing & fiifire 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: Noire for the subject property. • hi 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 hrstrnment 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: fi~ont- 10', rear-15', side - 5', street side 10'. In 2007, a modification to the DA (M[-07-007, Paramount Commercial Southwest) was approved and recorded as Instrument No. 107145935. • hr 2008, a modification to the DA (MDA-08-00 ])was approved and recorded as Instrument No. 108108427. An npplica8ozz for a ntodificaNon to the DA (MDA-13-005) is currezztdy in pz•ocess and scheduled to be lzecnd by Cily Cotrzzcil ozz Jzaae 4, 2013. D. Utilities: 1. Public Works: a. Location of sewer: Cw~rently under conshuction 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 Paramomrt 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 nglthern 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 "Medimn Density Residential" (MDR) on the Comprehensive Plan Future Land Use Map (PLUM). 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 shtgle-family residential building lots at a gross density of 2.9 dwelling units per acre which falls slightly below the Law 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 opporhinities." (3.07.O1E) The pzoposed nzedrzun-lore density residential development will be consistent tvitlz the adjacent homes in Pm•amozmt Subdivision rnzd will provide vcn•iety u~lth the lots density residential developnzents 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 very Fred Meyer shopping center at the northeast corner of Chinden & Linder and a little further ata~ay to the Village al Meridian & Meridimz Crossroads developments at ranvieror & Engle and the shopping center at Ustick and Eagle. • "Requit•e new residential development to meet development standards regarding landscaping, signage, fences and walls, etc." (3.05.0X) Street bz~er landscapozg is z•equu•ed adjacent to Director Street, a collector sheet, in accord n~ith the standards listed in UDC 11-313-7C as shotvzz an the landscape plmz. Separate permits shall be obtained for signage and fencing. Fencing shaII comply with the standards listed in UDC 11-3A-7. • "Require landscape street buffers for new development along all entryway corridors." (2.01.02 E) A 35;foot wide landscape buffer will be required along Chinden Bozdevm•d, an entryway corridor in accord with tTze stazzdm•ds listed in UDC 11-3B-7C Landscape 13zffers along Streets. • "Pt•otect existing residential properties fi•om incompatible land use development on adjacent parcels." (3.06.OIF) The proposed sizzgle family residential development should be compatible with ea~isting adjacent residential, agricultural, and church uses and fzrtzne uses rn the M(~ C designated area to the north. Paramount Northeast AZ-13-005; YY-013-008 PAGF. 4 "Require eormnon area in all subdivisions." (3.07.02F) Tlae applicant rs required to provide n u~iraimznn of 1 D% open space as set forth in UDC 11- 3G-3. The plat depicts 11.44% (or 3.11 acres) of ope~7 space in compliance tvizh dais 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.O1.OIF) City services will be estwaded rovith the development of the sfte in accord with UDC ll-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 traits 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-],the purpose of the commercial dishicts is to provide for the retail and service needs of the community in accord with the Meridiatr comprehensive plan. Allowed uses in the Community Business (C-C) district ar•e larger scale and broader mix of retail, office, and ser•viee uses that typically have access to arterials m' 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, cotmercial, and community services to meet the daily needs of the emmmmity 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 dish•ict. The TN-C district uses include small scale retail, restaurants, recreational, personal services, public orquasi-public uses, churches, and attached and mtdti-family dwellings. B. Schedule of Use: Unified Development Code (UDC) Tables I 1-2A-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. Arty 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 1 ]-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 sheet buffer. 1/. 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; YY-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 awes) zoning districts. As discussed above in Section VII, the proposed zoning is consistent with the corresponding FLUM designations of MU-C and MDR. A concephtal 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 remaiuder• ofthe properly (5.74 act•es) 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 firture single-family residential lots. A conditional use permit/planned development (CUP/PD) was approved fot• 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: ft•ont -10', rear - I5', side - 5', sheet side 10'. Dimensional Standards: Staff has reviewed the proposed plat for compliance with the dimensional standards listed in UDC Table ] ]-2A.6 for the R-8 district and the above noted reduced standards approved with the CUP/PD. Lots 16-18, Bloclc 3 do not depict a street frontage dimension but appear to meet the minimum requirement; Lot 10, Bloclc 2 does not meet the minhnum sheet frontage requirement of 30 feet and needs to be revised. Access: Access to this site is proposed on the plat via Director Street fi•om N. Meridian Road. A stub street is proposed to the west to extend tlu~ough Paramount Sub. 22 and extend to N. Fox Rtm Way which comrects to Chinden Boulevard to the north. Comments hm~e not yet been received from ACRD on Fhis npplication. 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 I1-3B-7C. The plan complies with the aforementioned standards. The Fire Department requests that planter islands not be allowed in the cnl-de-sacs. Open Space & Site Amenities: A minimum of ] 0% of the site is requited to consist of open space in accord with UDC 1 I-3G-3A; qualified open space is defined in UDC I 1-3G-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 sheets and street buffers along the collector street (Director Sheet). The Paramount Northeast AZ-13-OOS; PP-013-008 PAGE 6 applicant should provide calculations that demonstrate compliance with the c7ual~ed 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 alt 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 l 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 enctoaclnnent agreement with Settler's h'rigation Disttict is required for the building lots that encroach within any waterway easements on the site; or, the building lots should be reconfigm'ed so that they are outside of any irrigation district easements. Building Elevations: The applicant has submitted conceptual building elevations for the fuhu'e hotnes in this development included hr Exhibit A.4. These elevations are consistent with existing homes in Paramount Subdivision. Le seemmecn~~, Staff reconmeends approval of the proposed ameexatron and preldeniuaey plat regzeest for this site rvitla tlae reconnuended conditions listed in Exhibit B of this report ire accord with tree fieadings coeataieeed ire Exhibit C. X. EXHIBITS A. Dt•awings/Othet• 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 & Deparhneut Comments/Conditions C. Legal Description & Exhibit Map for Annexation D. Required Findings from Unified Development Code Paramount Northeast AZ-] 3-005; PP-013-008 YAGS 7 A. Drawings l . Vicinity Map Exhibit A Page I 2. Proposed Preliminary Plat (dated: 4/23/13) y .w. i ,,, I :`. x0 ,n ~ ~n AIA~ y, - ~ i ~ ~Ii~ i. ~ I ~ I i 5 .~ a o 9 ~~ ~ s / I a ~ o~ ~ ~ ,_„ z, a n ~ l ~ ~ ,} _,~ a °e T R c o ~,... i ~~ 9 ~ , I ti~ 'T ~ J' ~. 1 I ~ ~ ~ ~I .,, `+ a =" U ~ v i I ~~ rt ~ ~ o r - ~ ~~~C r j 1• ~~ ~ ... 0 ~~ T ~ 7 T '. 7+ '~. ,~~ ~~~a ~ ~. r k .. H .,,. - t ~ ~ s '__.. _. ___ .... .. _.. _S: '__ _ ~ _. _- I _.._ .. _, _. ~. _ ... ,. ..n r ." _ .., - ,t _.~: ,~ j~ ~~ •;,q .. a ... i ..: -,_. _., _._ ?`. PREI,IMINPHY SLAT +~ .• .- -._ ~ ._ ._ T. , , ._ _... 1 Eehibil A Page l 3. Proposed Landscape Plan (dated:4/24/13) I I I I luax.l _"' -._'.37--t..-.=1~ -',, ~/ 1 i_~: ' ~ '! A - - „~ O O O ~ ~ ~ 'Y ~ OO 91~ ~ ~~~ ~ ~ E ! ~ rI ~ J !~ O ~. c~wtma r i I m O I ` , .v i _._.._ __-- vm .. , 1~ ~ ® ~ p, ~ ~' ,,, ,,,,,,,, ,,. i ,. ,.. XI[L .,.e., O ~ ~ I I / ~° _ ~ , ~ J~ O ~ man s ~ ~ P4ma-tee ~ i ~ h!{ ~ I _ .. I ~ --._ mnPp4 M~wwn pp ~ - i OO .., - f 1 i I I ',._pp ~ ., .. ~_ O -~ ~. - .~ ...r.~. e.. ,....,. J ~~~ ro~~~do .~ _-= Landswpa Plan , m __._ __ .++-~~ L1 Exhibit A pale 2 4. Proposed Building Elevations for Residential Homes Exhibit l3 - 2 - Exhibit 13 - 3 - r;~i,~b~~ s - a - B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT 1.1 Site Specific Cmrditions of Approval 1.1.1 Prior t consideration of commercial development proposals, Staff recommends the developer amend the existing development agreement (DA) (hest. 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 1]-3A-3 and 11-3H-4B. c. A minimum 35-foot wide street buffer is regnired along W. Chinden Botilevard, an entfyway corridor, on the C-C and TN-C zoned properties and shall be landscaped in accord with the standards listed in UDC 1 ]-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 airy 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 byUDC Il-2A-3B. b. Include a stt•eet frontage dimension for Lots 1G18, Block 3 that is consistent with the tninimum 50-foot wide sheet frontage requh~ed 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 1 I-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 1 ] -3G-3. The applicant should provide calculations that demonstrate compliance with the geralifred open space requirements with the final plat application. Tlae anaenih~ for this suhdinision is the 10- not ronide patlarvay alone Director Sheet 1.1.5 The applicant shall pipe the portion of the Knight Lateral and the Notch Slough that crosses tltis site with development in accord with UDC 11-3A-6A. 1.1.6 An encroaclnnent agreement with Settler's Lrigation Dish•ict 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 ].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 I3 - 5 - 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to st~•eets. Direct access to Director Street is prohibited. 1.2.3 Conshvct on-street bikeways on all collector streets as set forth in UDC I 1-3A-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 foth 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. ].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.] 0 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, 11-3G-3B5 and 11-3B-7C. 1.2.12 Comply with all subdivision design and improvement standards as set foth in UDC 11-6C-3, including but not limited to cut-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.13 Ptrotect 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 I 1-3B-10. 1.2.14 Comply with all provisions of UDC ] 1-3A-3 with regard to maintaining the clearvision h•iangle. 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 1 ]-3B-6 and to install and maintain all landscaping as set forth iu UDC 11-3B-5, UDC 11-3B-13 and UDC I 1-38-14. 1.3.2 All common open space and site amenities shall be maintahred by an owner's association as set forth iu UDC 11-3G-3F1. 1.3.3 The project is subject to all em~rent 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 & ] 07145935 & MDA-13-005. 1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minunum height of six feet above the ground or sidewalk surface to afford greater visibil ity 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/a• 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. Gxl~ibit B - (, - 1.4 Process Cmrditions of Approval 1.4.1 No signs are approved with this application. Prior to installhrg airy 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 iu 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 signahu~e 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 I) obtain the City Engineer sigrrahu~e 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 I 1-3B-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 Worlcs Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is tlnee feet if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of Ciry of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is available via extension of mains hr N Director Street and N. Meridian Road. The applicant shall be responsible to install two water connections to arty phase containing more than 30 lots. The applicant shall also be responsible to install water mains to and tln~ough 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-I3-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well sow•ce is not available, asingle-point comreetion 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 struchu~es that are required to be removed shall be prior to signatm~e 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 disU•ict, or lateral users association (ditch owners), with written approval ornon-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 prim 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 maybe 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 Comity 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 constt•uction 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 drat all development feahu•es 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 Enviromnental 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 Bui]ding Department for all building pads receivuig 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 inrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation disU'ict or ACHD. The design engineer shall provide certification that the facilifies have been installed in accordance with the approved design plans. This certification will be regnh~ed before a certificate of occupancy is issued for any structures witlvn the project. 2.21 At the completion of the project, the applicant shall be responsible to submit record drawings per the Cily of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any stt•uchues within the project. Bxhibit B - 8 - 2.22 100 Watt and 250 Watt, high-pressm~ 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 arty existing street lights. Street lighting is requh~ed at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The conU•actor'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 fot•m of an irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service for more information at 887-221 I. 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 infrastrucritre for duration of two years. This sw~ety 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 au irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service formore information at 887-2211. 2.25 It shall be the responsibility of the applicant to ensure that all development feahu~es comply with the Americans with Disabilities Act and the Fair Flouring Act. 3. POLICE DEPARTMENT 3.1 The Police Department has no concerns related to this application 4. FIRE DEPARTMENT A.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 enth~e 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 ]bs. 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 bout sides. These measurements shall be based on the drivable surface dimension. Special approval is required for access roads over 750' in length per hnternational Fire Code Table D103.6.1. and D] 03.6.2. 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 htternatioual 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 htternatioual 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 ht International Fire Code Exhibit B - 9 - Section D107.1. The two enhances should be separated by no less than %the diagonal measurement ofthe fidl development as set forth in International Fh~e Cade Section D704.3. The applicant shall provide a stub sheet to the propetTy 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. Sheets less than 26' in width shall have no ou-street parking; sheets less than 32' in width shall have parking only on one side. These measw•ernents shall be based on the drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of ] 3' 6". The roadway shall be able to accommodate an imposed load of 75,000 GV W as set forth in International Fire Code Section 503.2.1. and D103.6.1 and D703.6.2. 4.8 The applicant shall work with Public Works and Platmhtg Depar-hnent staff to provide an address identification pla~r and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plahily legible and visible fiom the sU~eet 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 Deparhnent did not submit comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 SCPE SPECIFIC CONDI"PIONS OP 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 hint lane at the Meridian Road/Director Drive intersection. Coordinate the design and the location of the dedicated right hu~n lane and the center turn lane with District Development Review staff. 7.1.2 Conshnct 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 Dfrector Drive as a Residential Collector Street, with a 33-foot street section, 8-foot wide parkway ship ou 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 lido of the sheet, within 68.5-feet of right-of--way, as proposed. 7.1,4 Construct a 12-fool 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 ship 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.].5 Construct a 12-foot wide long landscape mediae 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 Sheet 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 ofright-of--way. 7.1.8 Construct a 12-foot wide landscape median for the ffist 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 htternal local sheets 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 ofright-of--way. 7.1.10 Construct one cul-de-sac turnaround with a 35-foot street section around a 30-foot circu]ar landscape median and a 55.5-foot turning radios, at the east terminus of Heston Street. 7.1.11 Construct one cul-de-sac hu~uaround with a 35-foot street section around a 30-foot circular landscape median and a 55.5-foot turning radios, at the west terminus of Heston SU•eet. 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 Conshuct Finney Street onto Director Drive at approximately 7,644-feet west of Meridian Road, as proposed. 7.].14 Conshuct I stub sheet, Finney Sheet to the adjoining property to the south. The proposed stub sheet 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 terminns of the sttib sheet 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 deparhnent 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 Atry 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 T3 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 applicants engineer shotdd urovide 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 D[GLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of way. The applicant shall contact ACRD 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 trot allowed unless approved in writing by the District. Contact the Districts Uriliry 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 DisU'ict 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 applicants 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 hnprovernents 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 Appt•oval in place at that time unless awaiver/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 ofright-of--way far 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 mm~e information (208) 334- 8377. Exhibit B - 12 - C. Legal Description & Exhibit Map for Annexation ~~ THE I,ANn nRUUP, LNC. Date: May 21, 2013 Project No. 1139(11 J?ARAMQ[JiY'~' NOI2'~'i3EAST AMVE7{A'F'I~N DESCRIP'I°ION A parcel of land lacaled in the Nly 1/4 at'Sectian 2S, T. 4 N., Jt. 1 W., $.IvJ., Meridian, Ada County, Idaho, mars partlculnrly described as follows: BCi31NN1NC} at the section Bomar common to Sections 24 and 25 of said ' T. 4 N., R. ] W., and Saciions 19 and 30 of 7', 4 N., R. l F.,, B.AA„ (from which paint tha 114 Section Carnet cotnntan to said Sections 24 and 25 bears Norsk $9°37'01" West, ?,669.33 feet distant); Thence South 00°2S'04"West, 975.74 feel on the section line aotnnton to said Sections 25 and 30; Tltenca Nartlr 89°36'40" West, 1989.76 feet to a point on the aastexlyright-af- way line of North Pax Run Way, said point also being an the easterly boundary line of Paramount Subdivision No, 5, as same is shown on the Plat tltereaf recorded in Book 42 of Plats at Page 14969 of Ada County Records; Thence on dte easterly bocmdary line o€said Paramount Subdivision No. S !br the following courses and distanats: Thence North 44°33' 16" East, 153.46 feat to a point of crave; Tlrenca 161.04 feat an the ors of a curve to the left, said calve hawing a radius of 206,50 fact, a central angle of 44°4l °41"and a chord distance of 15ti.99 feet which bears North 21°47'15" West; Thence North 44°07'45" West, 267.59 feat to a paint of curve; '17tenca 93.95 fell mt the azc of a curve to the right' said curve Intving a radius of 120.50 feet, a central angla of44°40' 10" and a chord distance of 41.58 feet which bears North 21'47'40" Nest; "1'hance North 40°37.'25" East, 20063 feet to a point of crave; Laa~km4re Ara6irM.uv •Sti~ Ydunfys . Gi~Ft[igyurni~v • f'aJ'L`,wa, L>tgahba ee Figy'ax»ad . Grp4ldr Cma2arcmvdaad 447 ti. Ahore r)rivn, Sec. 100,1%ngi°, Idaho 83616 w ]' Z48.4J9.MM1 I' 2a8,939,M45 • wmv.ehHtwdgro{y,_%~,5_-gym Exhibit B - 13 - +, ~~ TN£ ):ANn CROUP. INC. Thence 14.76 feet on the are of a curvo to the right, said curve hnviag a radius of 20.5p foot, u central angle of 41 ° 14'48" and a chord distance of } 4.44 feet wlticlt bears North 21 °09`49" Easa to a point of t~verse curve; Thence 33.11 feet on the ace of a curve to the Icfl, srrid curve having a radius of 4b,00 feet, a central angle of 41°14'48" and a chord distance of 32.40 feet which hears North 27°09'49" East; Thcncc: North DO°32'25" Cast, 85.09 foci to a point of curve; Thence 3 i.36 feet on the arc of n curve to the tight, sn[d curve having a radius of 20.00 feet, a centrat angle of 89"50'34" lord a chord distance of 28.25 feet which bears North 45"27'42" Cast; Thence NarQt 00°22'59" East, 52.00 feet to a point on rite section ltla common to ~tid Sactiotts 24 and 2S; Thence leaving the boundary line of said Paramount Subdivision No. S, South 89°37'ot'" East, 2233.93 feat an the section line common to said Sections 24 and 2S to tho point of begitming. Said parcel contains 48.32 acres mare or less. Also including: A parcel of Jand }oeated in the N W.1/4 of ttre NE i!4 of Section 25, T. 4 N., R. 1 W, Ei.M, Mer}dram, Ada County, Idaho, more particularly described as follows: Convncncing at ttte section corner comrnon to Sections 24 and 25 of said T. 4 N., R. 1 \6'., and ~ec[ions 19 turd 30 ofT. 4 N., R. 1 E., E.M.; Thence North 89°37'01" West, 2669.33 feet on the section Itne common to said Sections 24 and 25 to dtc Li4 Scc6on Corner common to said Sections 24 and 25, said point being tht: REAL PAINT ()P' HEG1}YN1NG; Thence reversing direction, South 89°37'01"East, 303.40 feoa an the section lino common to :arid S~iiorrs 24 and 2S; Thence (caving said section line, South tNl°22'59" West, 52.00 feet to a point of curve oa the westerly right-nf way line of North Fox Run Way, said paint else h£ing on the westerly lxlundary line of Paramount Subdivision No, 5, as same is shown ott the Ptat tftereof rccarded in (look 92 of Plats at Page 10969 of Ada Coutlty Records; / ? i~w+rrx,uArrEirul°rr r fjry p/+uavy{ aG'vr/Egtixmiyd aGa~`Carrrrr Ir!~orian bCrytiuunug +Gref~SirCamw~niretra+ d62 C. Fh°r° 6,ivc, Ste. IUO, P.°ule, ldahn a7fi16 r P 1aR.9~4.dabt P 26B.9y9.41A5 • ntil3YJttsteald¢ei]11tl19C.Na1 Exhibit !3 - 14 - ~~ ~! 7ue tinNO caourt roe. Thetree an the westerly and northerly boundary line of said Psrsnxount Subdivision No. ~ foe the following courses atnd distances: Thence 31.4'7 ft,~et on tht: arc of a curve to the right, said curve ltaving a radius of 20.Op fee[, a central. angle of 40°09'26" sod a chord distance of 28.32 feet wiriest !wars South 44°32'18" East; Thence South 00°32'25" West, 84.73 Peet to a point of curve; Thence 33.11 fees an the arc of a curve to tie: left, said curve having a radius of 46.!)0 feet, n central an81e of 41 ° 14'48" and a ciwrd distance of 32.40 feet which bears South 20°U4'S9' East to n point of reverse curve; 1ltenee L4,'16 feet on the are of a curve to the right, said curve having n radius of 20,50 feet, a central angta of41 °] 4'48" attd a chard distatce of 14,44 Peet which hears South 20°04'59" East; 7henre South 00°32'25" Wes[, 200.63 feet to a paint of carve; Thcncc 139.94 feet on the arc of a curve to Che left, wid curve having a radius of 179.50 feet, a centre! angle of 44°40`10" and a ciwrd distance of 136,A3 feet wltich boats South 2! °4740" East; Thence South 44°07`45" Easi, 149.80 feet; Thence South 43°,52'1.5" West, 25.00 feet; 't'hence North 86°15'58" West, 225.83 feet; Thence North 89°26'44" West, 254A0 feet to a point on the north-south nxid- seotion line of said Section 25; Thence leaving the northerly boundary line of said Paranxatmt Subdivision No. S, North 00°33'25" East, 638.03 feel on thcnorth-soudxmid-section line of said Section 25 to !fee rcai paint of beginning. Snid }utrcel captains 5.25 acres more ar Icss. _~_ .~-~.._ PREPAitC131iY: VIE p}'~OVAI- TH); LAND GRDUP, IS1 ,names R Washburn, Ptt3sLS MAY 2 Z 2U13 MERii){Ahi IS~Bt-tC WORKS OEI'T. tnr r~ ~~ ~s-xr-w Orr tt ~ WAI Lo°das~a Artkihrlxrv+SNr P,kxAJgq . Cio-iiF$+gJUtrirg • Cmj'Ci°rzr Ingeli'ae e3' kr~vnrrrr~ 462 E, Shore Drive, Sk. rda, E~gIG ldabn 93616 + P 20a.93}.g9g1 F 208.739A44S +ypy Bxhibit B - I5 - r isa ~a FHd I..f NA GNO11 P, INC. Date: Apri125, 2013 Nroject Na. 113901 PARAMU>iJNT N4RTII~AST ZOiVE CC (I) LI~SCRiPT10IV A parcel of land lacated in the N W 1 A4 of the NE 114 of Section Z5, T, 4 N., R. 1 W.,13.M„ Meridian, Ada Caunty, Tdaho, rnora particularly described as follows; Cammana'sng nt the sectmt corner common to Sections 24 and 25 of said T. 4 N., R. I W., and Sections 19 and 30 of 7'. 4 N., R. 1 >;., R.M.; Thence Nottlt 89°37'01" West, 2669.33 feet on the section tine rnmmon to said Sections 24 and 25 to the 114 Scotian Corner corntnon io said Sectians 24 and 25, said point b.°ing the 1#1AL PtlTNT t)F RGGINNING; Thence reversin8 din~ction, Sauth 89°37'01" East, 303.40 feet on tltc section line conmlon to said Sectians 24 and 25; Thence leaving said section line, Sauth 00°22'59" West, 52.00 feet to n point of curve on the westerly right-of--way line of Nartlt Pox Run Way, said point else being on the westerly boundary line of Pammount Subdivision No. 5, as same is sltovvn an the f tat thereof recorded in Book 92 oFl'lats nt Pagc 10909 of Ada County Racards; Thence on the westerly and northerly boundary line of said Paramount Subdivision No. 5 for iha follnwirtg cotuses and distances; Thence 31.47 feat on the arc of a curve to the right, said curve having a radios of 20.00 feet, a central angle of 9D°09'26" and a chord distance of 28.32 feet which bears Snuth 44°32'18" East; Thence Saudt DD°32'25" West, 84.73 feet to a point of curve; 'flienee 33.11 feet ors the arc ofa curve to the tell, said curve having a radius of 46.00 feet, a central angle ol'41°14'48" and a chord distance of 32.40 feet which bears South 20°04'59" Bast to a po{nt of reverse curve; Tilencc 14.76 Ccat on the arc of u rurve to the right; said curve having a radius of 20.50 feet, a oentral angle of 41 ° 14'48" and a chnrd distance of 14.44 fact which bears Sauth 20°tl4`59" East; LmrrLr~crtrsM"trcrmr +Silr A6xwu'r~g r CrvifHng~unng +G'w}'C°xrre (rtQ,yy,y~w ei' Er(q':kNirc~ +Gs~bu 4atto~rr„tdru dGBGalwm Drtve,S~e.ltla, Of~yle, Idalur&Jd1fi+P 3aa.'lal.A041FTC6,7S9.4a45•x h•} vl nVri _>~ r;Xhibita - i~- •.Z /r/fi~ s ~~ TITS 1AS14 gagn(; Ittf. Thence South 0(W32'25° tVest, 200.63 i'eat to a point of curve; 'Chance 139.9 ti:ct on the arc of a curve to tho left, said ourve having a radius of lT~?,gtl feet, a central angle of 44°40' IO" and n chard distance of 136.43 feet which bears South 21 °4T40" East; Thence Soutit A4°OT45" East, 149.80 feet; 1ltence South 45°S2'15° WesF, ryS,Oq feet; Thence North 86° 15'58" West, 225.83 feel; '[7tencc North 89°26'44'" West, 254.00 feet to a point ctn the north-south mid- section line of said Section 25; Thence leaving the northerly boundary line ofsaid Factttnount Suhdivixinn No. 5, Kurth 00°32'25" Easl, ~38.f)3 fact an tho north-south mid-section line of said Section 25 to the real paint ol'beginning. Said parcel contains 5.25 acres more ar less. REVI F'Rt?VAl 6Y MAY 212D13 .lames R. Washburn, pLS MERIDIAN plt13L1C WORKS DEpT. Exhibit B - 17 - PEZrPA4~C3 B'Y: TtT~. LAND GROUP, (IYC. J ~~ THE LAND O0.UUP, INC. Date: Apri125, 2413 Prajeat No. 113541 PARAIVT(7171YT N©RTHCAST ZU3VE CC (x) DT5CR1P7"TOIV A ptucet of land toasted in the t~lW I!4 of the ME 114 of Section 25, T. h N., R. 1 W„ t3.M„ Meridian, Ada County, Naha, mare particularly de$cribed as follows: Commencing at the section canter canuuon to Seatians 24 attd 25 of said T. 4 N., R. I W., trrtd SeGions 19 and 34 of T. 4 N., R. I E„ 13.M.; Thence North 89"37'41" West, 2669.33 feet on the section line cammon to said Sections 24 and 2S to the I/4 Section Corner common to said Sections 24 and 25; Thence reversing direction, South 89°77'01" East, 435.40 feet on the section dine cammon to said Sections 24 and 25 to the RTAI, PUTAIT OF F3EGINNING; Thence continuing South 89°37'01" Tsst, 699.34 feet on Qte section lint cammon tct said Sections 24 and 2S; Thence leaving said section tine, South 00°32'2S" West, 725.59 feet; Thence North 89°3b'40" West, 477.15 fiat to a point on a curve on the castcdy right-of-way lint of North Pnx 2tun Way, as same i:+ Shawn an the Plst lltareofrecorded in Book 92 of Plats at Page 10969 of Ada County Records; Thence nn the easterly boundary lice of said Paramount Subdivision No, S for the foUowing anurses and distances: Thence 60.21 feet on dte an: of a curve to the IeR, said curve having a tadius of 206.50 feet, a central angle of I6°42'22" artd a chord distance of 60.00 feet which hears North 35°46'34" West, Thence Norttt 44°07'45" West, 267.59 feet to a point of curve; Thence 9315 feet on the arc of a anrve io the right, said curve having n radius pf 120.34 feet, a ventral angle of 4h°90'10" and a chord distance of 91.58 feet which freers North 2 t°4T4a" Wcst; - l.aad~aapt/rnlaYaGm +.rik Ykaaite +C+14ltinaimsRng s C;vQ'Cnana lrc~}Niu/ d'CGu{imyriuA •Gr~A"v G'wrax.~+mrhn dG? ft. Shore Drive, Srs,1 W, L:,SIe, idn6a 93416 . P 2t18939.4ad1 F Y1tB9a7.h9d5 • wxi~w.rM1eiand~,rrx~pinc.cnm Exhibit B - 1 R - ;t. ~! TE[t LAMA aAanl', ING Thence North 8U°}2`25" >ast, 2dd.G3 feet to n point of curve; Thence 14.76 feet on the am. of a curve to the r}art, said curve having a radius of 2dSd feet, a cents} mtg)e of 4 } °) 4'4$'° and a chard distance of 14A4 teat wh}ch bears Nort}t 21°09'49" i•:~st to a point of reverse curve; 'T`hence 33.1 } feet un the arc of a curve to the tuft, said curve having a radius of 4ti.04 feet, a contra) angle of 41 °l4'4$" and a chord distance of 32.44 feet w}dch bears North 21°®9'49" );ask to a point afreverse curve; Thence North 04°32'25" Fast, $5.U9 feet to a paint ofeutve; Thence 31.3E feet on the err: of a curve to the right, said ctnvehav}ng a radius of 2U.40 feet, a central angle of 89°S0'34" and x chord distance ot'2$.25 feet which bears Nurh 45°27'42" East; Thence North dU"?.2'59" last, 52A0 feet to @re real point of beginning. Said paroel eantahu 1 I ,30 acres moro ar less. REV} W A PROVAL 8Y ___ MAY 212013 MERID(F1N Pt1Bl.IC WORKS QEpT, Bxbibit B - 19 - ['RT:PAR>D BY: THk:1.AND CT7©il}', TNC. ." rt ~' ... r ,, Date: April 25, 2UI3 Project Nu. i 13005 THE LAN- GappC, INC. PARAMOUNT NORTHEAST I2-$ BONE BESCRLPTION A parcel pf land located in the NE 114 of3ection 25, T. 4 N., R.1 W., 13. M„ Meddian, Ada CauntY, Idahq mnne pa[ticnlarly dcscribad as follows: Commancing at tha Section Comer cpmtnpn to Sections 24 and 25 of said "f, 4 N., lt. [ W., and Sections 19 rntd 30 of T, 4 N., R. I G., D_M.; Thence South UO°25'09" West, i8t.58 foci on tha section line wmmon to said Sections 25 and 30 to the REAL PgINT Ole IICGINNING; 'fhpncc continuing South 00°2S'09" Wast, ! 94.IG feet nn fhe section line oornman to said Sections 2S and 30; 1]tence N-rth 89'36'40" West, Ifi73.76 feet; Thence North 84°06'16" East a distance of 1 G.b2 feel to a point of curve; Thence 50,92 feet ou the arc of a eurva to the left, said curve having a radius of 253.00 foci, a r:rntral angle of t I°31'57", a chard beating of NoNt 8S°U2'SO" Fast, and a chnrrl distance of 30.84 feet; Thence North 79°16'52" Bast a distance of27.46 feet to apnint of curve; Thence 70.53 feet on the arc of n aluvc to fhe left, said curve having n radius pf 278.00 fact, a central angle of t4°32' E ] ", a chord bearing nfNonh 72'00'47" Cast, and a chord distance pf 7(1.34 feet to a point pf reverse curve; Thence 694.91 feet an the arc of a curve to the right, said carva having a radhts of 1538.51 feet, a central angle of 2S°52'45", a chord bearing of Nonh 77°41'D4" Fast, and a chard distance ofG89A2 feet; Thence S-utb 89°34"5l"Past a distance of 454.22 feet eo a point of curve; Thence ?2,52 feel on the an: of a curve to the IeR, said curve having n radius of 500.00 feet, n central nngle ol'08° I8`37", a chord bearing nfldorttt 86°15`SD" Fiat, and a chord distance of 72.4G feet to a palm ol'reverse calve; 5i(e plannina+ LsndscapeNrhflettare • Civ71 Enainterina • G-IF Course hrtgaaen $ Enaineerina a Crapnk neslgn a burveying 462 E. $aM1M nova. Sulro 1M r 6r"1" IAn6e a5[,F a ° 9nP nvtl u,n f ..........,.,.u,.n......._~__ .__ Exhibit B - 20 - Thence 12.52 feet on the arc of a curve (o the right, said curve having a radius of SOO.OO feet, a centrnl angle of OS"1R'37", a clwrd beming of North R6°t5'SQ" East, artd a chord distance of72A6 feeq Thence Suutb $9°34'St" Last n distance of 242.82 fe¢t to the rent point ofbeginning. Said Parcel conmins 5.T4 acres moee or less. James 1t. Washburn, CLS REV PPROVAL 6Y MAY 2 'L 2013 M WpRKS D5P71C Sito Planning ~ tandscat~e Architecture ~ Clvll EnalneeAng • Golt Cauryq trriQatlon & EngtnePring • Graphic OPSign • 5urveying 48t C. Shore 6tlvn. 9,itn lna • taaln. id..hnxulfi • n lnn ntu anti • c m° am anna ..,........"„~.„.,._..._~_.. _. _. Exhibit B - 21 - Y1tCSPAlU3D UY: THF. T.ANU GCtpUY,INC. i ' N ~ ~~ ilf~~t - - -~ -_ ~.~ ~: .m.~ ~ .,~.~.. - ~ _~.~~~, ,. ,, ~, l I »z.~.-fie - J ---u ~. e_ri. I~~ J u { ~ x ~ a ~„~~.~ ~ - ~ -i ~ ~ ~~ ~ i j _ ~ ti - _ _ , ~i - - ~ ~ , _ .,- 9~ ~ . i o ~ ~ _ -~ Z ~ o ~ ~~ ~ a I f ,, - z _. _ 1 I t~ 1 -`._... ~ ~ REVI OVAL ~, ~,~a¢~,,1 0Y pp `1 Y Z ~~~ - ~ I r~~. .,~,_~ 61EflIDIAN PUDLIC ~~ ~ WORK6 DGPf ~~aea ' i ~ `~_ ........ ... I ~ I ~ ,,...x. __._g .... H.X~lIb1I B - 22 - D. Required Findings from Unified Development Code 1. Annexation Findungs: Upon rewmmendation from the Commission, the Com~cil shall make a full investigation and shall, at the public hearing, review the application. L~ order to grant an amiexation, 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 propeiTy from RllT in Ada County to the C-C, TN-C, and R-8 zoning districts. The Commission finds that the proposed snap amendment is generally consistent with the MU-C and MDR FLUM designations for this site acid the rest of Paramormt 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 disb•iets is consistent with the purpose statements for those disU•iets 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 Coimnission recommends that the Council consider any oral or written testimony that may be provided when determining this Ending. 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 Cotrunission finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providhng services to this site. e. The annexation is in the best of interest of the City ([IDC 11-SB-3.1J). 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. Prelimhrary Plat Findings: In consideration of a preliminary plat, wmbined 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, Secfioia Vll, of t7~e Staff Report for more informatlo~t. Exhibit I3 - 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 airy other utilities will be provided by the development at their own cost, the Commission Ends that the subdivision will not require the expenditure of capital improvement funds. d. There is pnblic financial capability of suppm•ting services for the proposed development; The Commission recommends 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 The Commmission is not aware of any health, safety, a' environmental problems associated with the platting of this property that should be brought to the Council's attention. ACRD and ITD consider road safety issues in their analysis. The Commission recommends Council consider any public testimony that may be presented when determirting whether or not the proposed subdivision may cause health, safety or environmental problems of which the Commission is tmaware. Exhibit B - 24 -