Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Paramount Northeast AZ-13-005 PP-13-008
CITY OF NIEl21DIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND llECIS1ON & ORDER E IR DTANj .~ In tllc Matter of the Request f'or Annexation and Zoning of 53.57 Acres of Land with a C-C (16.55 Acres), TN-C (31..27 Acres), and R-8 (5.74 Acres) Zoning District; and PI•eliminaly Plat Consisting of 79 Single-Family Residential .13uildillg Lots and 4 Common/Other Lots on 27.23Acres of Land in an 12-$ Zoning District, Located West of N. Meridian Road Midway between W. Chinden Boulevard and W. McMillan Road, by Brighton Investments, LLC. Casc No(s}. AZ-13-005; PP-13-00$ For the City Council Hearing Date of: July 1G, 2013 (Findings on Jnly 23, 2013) A. Findings of fact 1, Hearing Facts (see attached Staff Repol•t for the hearing date of July 1 fi, 2013, incorporated by reference) 2. Process Facts (see attached Staff Report for the bearing date of July l6, 2013, illca•porated by 1'ef01'ellee} 3. Application and Property Facts (see attached Staff Report for the healing date of Jnly 16, 2013, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of July 16, 2013, incorporated by reference) B. Conclusions of Law l . The City of Meridian shall exercise the powers confel•~'ed upon it by the `'Local Land Use Planning Act of 1375," codified at Chapter 65, Title 67, Idaho Code (LC. §67-b503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codiCed at Title 11 Meridian City Code, a~ld all curt'ent zoning maps thereof, The City of Meridian has, by ordinance, estahlislled the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted April I9, 2011, Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 1 I-SA. 4. Due consideration has been given to the comments} received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are unposed. C1T1' OF M:ERiD1AN FINDINGS OF' FACT, CONCLUSIONS OI' I,AW AND DECISIOI~T & OI2D~;R C.n51; Nt~(s}. AL-13-005; PP-13-008 b, That the City has granted an order of approval in accot'dance with this Decision, which shall he signed b}~ the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. That this approval is subject to the Conditions of Approval all in the attached Staff Repot•t for the lzear•ing~ date of July 1G, 2013, incorporated by reference. The conditions arc concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon the above and foregoing Findings of 1~act which are herein adopted, it is hereby ordered that: 1. 'The applicant's request foe atulexation and zoning is hereby approved per fhe conditions in the attached Staff Report for the hearing date of July 16, 2013, attached as lxhibit A. 2. The applicant's request for preliminary plat is hereby approved per the conditions in the attached Staff Report for the heating date of.luly 16, 201.3, attached as Exhibit A. D. Notice of Applicable Time Limits Notice o:f Preliminary Plat Duration Please farce notice that approval ofa preliminary plat, combined preliminary and final plat, or short plat shall become null and void ifthe applicant fails to obtain the city engineer's signature on the final plat within two (2) yeat:s of the approval of the preliminary plat or the contbitaed preliminary and final plat or short plat (UDC 11-6I3-7A}. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable matmer, and conforms substantially to t11e approved preliminary plat, such segments, if submitted within successive intet•vals of two (2) years, may he considered for final approval without resubmission for preliminary plat approval (UDC 11-6B-7B}. Upon written request and tiled by the applicant prior to the termination of the period in accord with l 1-6I3-7.A, the Director may authorize a single extension oftinte to obtain the City Engineer's signature on the final plat not to exceed two (2} years. Additional time extensions up to two (2) years as determined and approved by the City Council tray be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or shot-t plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again (UDC i 1- 6B-7C}. E• Notice of Final Action and :flight to Regulatory Takings Analysis 1. The Appiicartt is hereby notified. that pursuant to Idaho Code 67-8003, denial of a development application entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request f'or a regulatory takings analysis will toll the time period vvitltirt which a Petition for Judicial Review may be Tiled. CITY OF MhItIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE Nods). A7_.-l 3-005; I'1'-13-008 -2- 2. Please take notice that this is a final action of the governing body of the City of Meridian. When applicable and pursuant to Idaho Code § 67-6521, auy affected person being a person who has an interest in real property which tnay be adversely affected by tl~e final action of the governing board inay within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date oI'July 16, 2013 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OI~` LA W AND DECISION & ORDER cast; No{s~, AZ-13-005; PP-13-008 -3- By action of the City Council at its regular meeting held on the 2013. COUNCIL PRESIDENT BRAD HOAGLUN COUNCIL VICE PRESIDENT CHARLIE ROUNTREE COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER KEITH BIRD MAYOR TAMMY de WEERD (TIE BREAKER) r Ta / ~~~ ~ t r;~ ~:.n a U~.~ Attest: :~ ~~ (~~~ ; "TI~7IAN~ " ~UA~a City Clerk SEAL. ~` ~ti VOTED VOTED VOTED VOTED ~~ VOTED Weerd Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. - ~ . ~:~ - f By: '~' Dated: a City C erk s i e u CITY OF MERiD1AN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER casE No~s~. AZ-13-005; PP-13-008 G~ ~ da of , Y -4- EXHI131T A STAFIi RF,I'ORT hearing Date: July 16, 2013 TO. Mayor & City CaunciJ ' FROM: Sonya Wafters, Associate City Planner 208-884-5533 Bruce Fz•eclcleton, Development Services Manager 208-887-221. I SUBJECT: AL-13-005; PP-13-008 -ParamamltNortheast I. SUMMARY DESCRIPTION OF APPi,ICANT'S REQiTEST The property owner, Brighton Development, Inc., has applied for ar~ilexation and zoning (AZ.,) of total of 53.57 acres of Jand 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 ca~~sisting of 79 single-family detached residential building lots and 4 common area lots on 27.23 acres of land in an R-8 zaning district for Paramount iV~ortheast subdivision. See Seetior~ IX of the staff re~or•t•for• n~o1•e is~fornaativn. II. SUMMARY RECOMMENDATION Staff recommends approval of the propased AZ and PP applicatjons in accar•d «rith the conditians of approval in Exhibit B and the Findings of Fact and Conclusians of Law in Exhibit D. The Meridian Planrring & 7orring Commission heard these items on June 6, 2013. At the public hearing, the Commission moved to recommend approval of the subject CPAIVI,I~Z and PP requests. a. Srrmmary of Commission Public Hearing: i. In favor: Milce Wardle ii. In opposition: None iii. Commenting: None iv. Written testimony: Milcc Wardle v. Staff presenting application: Sonya Wafters vi. Other staff commenting on application: None b. Kev Issue(s) of Discussion by Commission: i. None c. Kev Commission Change(s) to Staff .Recommendatiorr: i. Modii'y condition #1.1.1 to require the existing development agreement to be modified prior to consideration of any comrnercra[ development proposals rather than prior to annexation ordinance approval. d. Outstanding Issue(s)_ for• City Council: i. None The Meridian (-~ C'ouncil heard these items on Iulv 1(- 2013 At_ th_e_ public hearing, the ouncil approved the subiec Z and PP rearrests. ~_ .Summary of City Council Puhlic Hear•in~: Z, In favor: Mike Wardle ii. n opposition: None ~ Corntnenfinf~• None r~ Written testimon, one ~, StaffZ~resentin~ application: Sonya Wafters ~~i. Oth~r~ staff commenting on aW~lication: Nome Paramount Northeast A/.-i 3-005; PP-013-008 I'AC3l 1 IJXIiIBIT A ~, ev Issues of Discussion by CoYtncil: z one c Key Council Chan es to Staff/Cnmmicsion Recommendation i. tt II:I. FROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-13- 005 & PP- l 3-008, as presented in the staff report for tBe Bearing date of July 16, 2013, with the following modifications: (11dd any proposed tnoditications). Denial After considering all staff, applicant and public testimony, I move to deny File Ntunbets AZ-13-005 ~ PP-13-008, as presented during the heating on July 16, 2013, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Numbers 11Z-13-005 & PP-I3-008 to the hearing date of (inset•C continued hearing date here) for the followilg reason(s): (You should state specific reason(s) for contiliuance.) IV. APPLICATION AND PROP)Ci2TY FACT'S 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 f West. (Parcel #'s: 50425 1 1 0400; 5(}425131760; 50425417420;SO42S142110; & 50425142225} B. Ownel•(s}: Brighton Investments, LLC 12601 W. T'~p1ol•er Drive, Ste. 200 Boise, Idaho 83713 C. llpplicant: Brighton Development, Inc. 12601 W. I:xlalorer Drive, Ste. 200 Boise, Idaho 83713 D. Representative: Michael D. Wardle, BrigBton Development, Tne. 12601 W. Explorer Drive, Ste. 200 Boise, Idaho 83713 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCF,SS FACTS ~.. The subject application is for a preliminary plat. A public hearing is reyuit•ed before the Planning & Zoning Commission and City Council on this matter, consistent with. McIidian City Code Title 11, Chapter S. B. Newspaper notifications published on: May 20, and June 3, 2013 (Commission}; June 24, aid lu 8, 2013 (City Council} C. Kadius notices mailed to properties within 300 feet on: May 10, 2013 (Commission); Tune 20, Paramount Northeast AZ-13-005; PP-013-008 1'AG~ 2 IiJ?~IIIBIT A Zo ~ 3 ~~cot~-lcrl} D. Applicantposted notice on sites} on: May 24, 2413 (Commission); July3, 2013 (City Council} VI. LAND LTSF, 11,. Existing Land Use{s} andI_,oning: `!'he portion oftl~is site proposed to be annexed consists of undeveloped land, zoned RUT in Ada County. The portion proposed to be platted is also undeveloped Land, zoned R-8. Paramount Northeast Al-13-005; PP-013-008 PAGE 3 EXI~II3IT A B. Charactea• of Surrounding Area and Adjacent Laud Use and Zoning: 1. North: Chinden Blvd. and rtn•al residential and commercial uses, zoned Rl & RUT and MIJ- DA 2. East: Church, zoned RUT in Ada County 3. South: Isxistii~~g & fizttue residential properties in Paramount subdivision, zoned R-8 4. West: Vacant/undeveloped property, zoned RUT in Ada County; and N.1~'ox Run Way and single-family residences, zoned R-8 C. History of Previous Actions: None for the subject property. g In 20()3, the following applications were approved for Paramount Subdivision which included a portion of the property currently proposed to be platted; `v Atlnexation and zoning (AZ-03-006) of 397.1 I acres of ]and 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. }03137116; - Prelunutary plat (I'P-03-(lU4) consisting of 764 building lots on 397.11 acres of land; and - Conditional use permit/planned development {CUI'-03-00$) which allowed block. lengths in excess of 1,000 feet; 5,500 square foot (s.f.) building lots; 1,301 s.l'. dwelling size, exclusive of garage:; 50' nlinitntuu street frontage; and setbacks as follows: front - 10', rear - 15', side - 5'. street side 10'. e 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 (NIDA-08-001) was approved and recorded as Instrument No. 108108427. An application fo3° a naoclification to the DA (MDA-13-Up5) is curre~~tly ifs process cn~d schedarled to he laear~d by City Coan~cil orr June 9, 2f113. D. Utilities: 1. Public Works: a. Location of sewer: Currently under construction in N. Director Street as part of Pat•amotuit Subdivision No. 22 along the west side of this development. b. Location of water: Currently under construction in N. Director Stl•eet 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 Feattn•es: 1. Canals/Ditches Irrigation.; The North Slough crosses this site as well as canalslditehes along the west, east, and south boundaries of the area proposed to be platted. 2. Ilazards: Staff is not aware of any hazards that exist ott this pr•operry. 3. Flood Plain: This property does not lie within a floodplain. Par~n~ount Northeast AZ-t3-005; PP-~l3-OOA PAGE 4 EXHIBI'T' A VII. COMYREHENSIVF. PLAN POLICIES ANll 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 (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, patln~vays, or land dedicated for public services. The portion of the site proposed to be platted consists of 27.23 awes in the existing & proposed R-8 zoning district. 'T'he plat contains 79 single-family resicicntial building lots at a g-•oss density of 29 dwelling units per acre which falls slightly below the low end of the desired density in MDR designated arEas of 3-8 rn~its 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 ibis property (staff analysis in ilcrlic.s}: a "Support a variety of residential categories (low-, medium-, medium-high and high-density single-family, multi-family, townhouses, duplexes, apartments, condorniniarns, etc.) for the purpose of providing tl~e City with a range of affordable housing opportunities." (3.07.01 E) The proposed nzeditnrr-lotiv density residerzticrl dcwelopnzerzt tiwill 11e corrsisterzt with the adjacent homes irz Pararrzotrrrt ~S'uhdivisiorz cnzd mill provide vcrrietJ~ i~~ith the lore density residential developrnerzts across Clzinderz to the rzor•th, • "Provide housing options close to employment and shopping centers." (3.07.02D) The proposed residential developrzrerrt tivill pro~~ide lzorrsing vpportznzities irz close pr°axirrrit~~ to the rzerv Feed Me~~er shopping center at the rzortlzeast cor•rzer of Chirzderr d` Linder arzd a little. fin°ther mvcry to the Village at Meridirnz cf Meridicrrr Crossroads developrnerzts at Fcrir•vier~t~ c~ Eagle and the shopping center at Ustick arzd Eagle. ® "Require new residential development to meet development standards regarding landscaping, signage, fences and uTalls, etc." (3.05.020) Street brier knzdscaping is required adjcrcerzt to Director b'treet, a callectar street, irr crccor•d r-vith the starrdar•ds listed in UDC' Il-M-7C cis slzorwn orz the Icnrdscape plan. Separate per•rrrits shall be obtained for, sigrzcrge cuzd, feneirrg. Ferzeirrg slurp eonrply with the starzdcn•ds listed hz UDC 11-3A-7. ® "Require landscape street buffers for new development along alI entryway corridors." (2.01.021:_;) A 35 foot wide Icrrzdreape bt f er• ~-Hill be rec~ttired crlnrzg Clrirzderr 13ozr1evard, are erztryl-very corridor, irz accord iwitlr the starzdarc~s listed irz IIDC 11-3.13-7C Landscape Bz~ers along ~S`trcets. ® "Protect existing residential properties from incompatible land use development on adjacent parcels." (3.06.01P) Tlae proposed si>7gle family residerzticrl developnrerzt should be compatible with ea:istirzg crdjacerrt residerrticrl, crgrictrltural, arzd chtrr•ch r.rses arzd firtan•e rises ira the MU-C designated area to the north. Paramoui~rNortheastA7-]3-OOS;PP-o13-008 PAGES EXHII3TT A "Require common area in all subdivisions." (3.07.02F) The appliccnat is rechrired to pf•ovide a mii~iunrn2 of 1O% open space as set, forth ita IJDC I1- 3G-3. The plat depicts 11.44% (or 3.11 acres} of o~~e~t space iir eompliay~ce tit~ith this rec~ttireme~~t. ® "Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (3.01.01 F} Cit,}, services ~>>ill he extended rvlth the derreloprrrerat of the site ir7 accord tii~rth UDC 11-3~4-21. VIII. UNII'Ii;D D1;VICLOPMENT COllC (UDC) A. Purpose Statement of Zones: Per UDC. 11-2A-1, the purpose of die residential districts is to provide for a range of housing oppottturities 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 acconlmodatcd within the density ra~tge• The medium-density residential (R-8}district allows a maximum gross density of 8 dwelling units per acre, Per UDC 11-2B-1, the lxrrpose of the commercial districts is to provide for the retail and service needs of the community in accord with the iVleridian comprehensive plan. AIIo~~•ed uses in the Connntmity Business (C-C) district are larger scale and broader mix of retail, office, and service uses that typically have access to arterials or nonresidential. collectors. Per UDC 11-2D-1, die 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 die Traditional Neighborhood Center (TN- C) district is to serve as the focal point of a neighbothood center, containing retail, conunercial, and community services to meet the daily needs of the community residents within a one to two rni]e radius, A TN-C is pedestrian oriented, and it is designed to encourage pedestrian connection with a traditional neighborhood residential district. The 'I'N-C district uses include small scale retail, restaurants, recreational, persona] services, public or quasi-public uses, churches, and attached and multi-family dwellings. B. Schedule of tJse: 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 fhe 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 I l -2A-b for the R-S ~orling district; 11-2B-3 for the C-C district; and 11-2D-5 for the TN-C district, D. Latrdscapitrg: Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC 'f'ables ] l -2A-6 for, the R-8 roniug district ar~d I 1-2B-3 for the CrC district. The TN-C district does not require a street buffer. E. Off-Street Part<ing: Off-street earl<tng is required in accord with tJDC Table I 1-3C;-6 for single- family dwellings and I 1-3C-6B for commercial and tradi final neighborhood districts. Paramount Northeast AL-13-005; PP-013-003 PAGE G FXIIIBIT A 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 (3l .27 acres) zoning districts. As discussed above in Seciion VII, the proposed zoning is consistent with the corresponding FLLJM designations ofMU-C and MDR. A conceptttaI development plan is not proposed with this application. Prior to annexation ordinance approval, Staff recommends the developer amend the existing development agreement (DA) {hest. 103 I37116) 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. Pa•eliminary Plat A preliminary plat is proposed. that consists of 79 building lots and 4 common aeca lots on 27.23 acres of land in the R-8 zoning district for Paramount Northeast Subdivision. A portion of the property, 2 i .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 amzexed previously was included in the original preluninary plat for Paramount as one large lot for future single-family residential lots. A conditional use pertnit/planned development (CUP/I'D) was approved for the annexed portion of this site in 2003, which allowed block lengths in excess of 1,000 feet; 5,500 square foot (s.f.) building lots; 1,301 s.f. dwelling size, exclusive of garage; 50' minimum street frontage; and setbacks as follows: fi•vttt -- 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 16-1 S, Bloclc 3 do not depict a street frontage dimension but appear to meet the minimum requirement; Lot 1 O, Blocl< 2 dogs 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 Sttb. 22 and extend to N. Fox Run Way which cormects to Chindett Boulevard to the north. Cn~nments Izcn~e not yet been received fr°om ACRD on this application. Matti-Use Pathway: No multi-ttse 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 he installed in accord with UDC 11-3B-7C. The plan complies with the afot~ementioned standards. The Fi-•e Depa~•tmeut requests that planter islands not be allowed in the cut-de-sacs. Open Space ~ Site Amenities: A minimum of 10% of fhe site is required to consist of open space in accord with UDC t l -3G-3A; qualified open space is defined in UDC 11-3G-3B. 'The plat consists of 27.23 acres; therefore, a minimum 01'2.72 acres of qualified open space is required to be provided. A total of 3.11 acres (or 11.44%} of open space is proposed with this plat, consisting of parkways along the internal local streets and street buffers along the collector street (Director Street). The Paramount Northeast AL-13-005; PP-013-008 PAGE 7 EXI3IBI~T A applicant should provide calculations that demonstrate compliance with the qucrl~ed open space requirements. In accord with ZJDC 11-3G~3f1.2, a minimum of one site amenity is required to be provided with this development in accord with ZJDC l l -3G-3C. ParlaF~ays: 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 shotivi~ on the landscape plan, in accord with UDC ll-3A-17. Watex•~vays: 'I,he 1~night Lateral ca•osses the southwest co~•ner 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 watet~rays are required to be piped with development of the site. An encroachment agreement with Settler's Urigation 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. B~~ilding Elevatio»s: '1"he applicant has submitted conceptual building elevations for the fuhire homes in this development, included in }:xhibit A.~. These elevations are consistent with existing homes in Paramount Subdivision. Irt smmtlcrry, Stc ff recanantertds a~provul of tlae ~~ropasec~ anrteacrtion cn~d pt•elintittrn y plat regtresi for• this site ta~ith tl7e ~•ecanrntetaded caraditians listed in Ea~hibit B of this report ira accord i~nith the findings coratcritted ir7 Ea~hiUit C. ?~. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Proposed Preliminary Plat (dated: 4123113} 3. Proposed Landscape Plan (dated: 4/24/13) ~1. Proposed T3uilding Elevations for Residential 1-homes B. Agency & Department Comments/Condi ions C. Legal Description & I'sxhibit Map for Annexation D. Required t'induigs from tlnified Development Code Paramount Northeast ill,-13-005; PP-013-008 1'i1GF 8 EXHIBIT A A. D~~a~~ings 1, Vicinity Mai exhibit A Page 1 EXI-OBIT A 2. Proposed Preliminary Plat (dated: 4/23f13} _ 5fi 1c13 51Aa5 .. ... 5 .a. +.. e ~' `jJ' _ ~A j 4 ~. Y .. E {{ .. ' [ _ _. v . ... _.s_.. i - 1 ~._ - __. I _1 f -- 1 ~ r .,. s: ._ _ _. .... ._. ... Y~'V' F.'[: K~ C+=K ~; Y.•: ft .TiT 1T~'•~i ..t [n.• ~ t,Cb+! . %Ail f,F+~+,!. _. .._, i ~. I ___. ! ` - ., -.,... ~ 1).- i I +~i+: ik h 1 I ,4'9} ... .. .-. .. !+ i+.~ n ~ j..i~~t~t .t++ ~J 1, ~ilPREIIiAIN~ttYi'LM1T ^~>:" 3.F- ~: .~i l ...,. ..-+~...,.. J c~crn r .., rr3 •_• I:~hibit A Page 1 EXHIBIT A 3. Proposed Landscape Plan (daled:4/24/13) ~i~ _~-,~- _~ -~~ !, r1-~--. _ ., ~,-1 _.__ f ~' l ~ l~ f ~ I ~' I ~ I r j ~ /' _ ~ t - - -~ -- _ f ~ _ i ~ ~ ~ ~' ~, ~ ~ ~ t P~_1C N.t~ q3 { t l.~ 11 0 ~_._.~ t €i ~ o ....... <~. I U i , ---- e+acr. s ~ ~ ----- ~ e lea, t r ., ~; ~ 1 ~ ~ ~ ..._.._. Land cape Plan __. .. _ . _ __ ix ~~ ~~ ,-.1 4o- _ ,. ~~ y„ ~ c ~ ire ~t tT p I ~~ ~ ... ..,. __._L_`.~L_ M ~' '~ ., ~ ' E ~~ ~ ' ~ rLn~t i .... ', d `~ ,n. ii r ~. N r r ~ ... C~U t' ]it .flN 2.]P ....iU i. .. '- ~.,1'~ll~tll f~ pa~C 2 IJXHIBIT A 4. Proposed I3uilding Elevations for Residential Homes Exhibit B - 2 - EXl-IIBIT A Exhibit B - 3 - r~~xr~rrrrT a ~,~~~1>>t ~3 - ~ - >I±.XY-iIBiT A B. EXIIIBIT B -AGENCY & DI'rPARTMrNT COMMENTS/CONDITIONS 1. PLANNING DEPARTMENT I.1 Site Specific Conditions of Approval 1.l .I Prior t^ ~~•^°~•^*~^•~ ^••~'~^^•~se~te~a} consideration of commercial development proposals, Staff recommends the developer amend the existing development agreement (DA) (Tirst. 1 03 137 1 1 6) 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 accard with UDC 11-3A-3 and 11-3I I-4B, c, A rninimtnn 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 Ira accord with the standards listed in UDC I 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 tl~e City, approved by City Council and recorded prior to issuance of any Certificate of Coning Compliance or•, approval of any subsequent land use application far 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 GC and TN-C zoned properties adjacent to Chinden Boulevard. 1.1.2 The preliminary plat shall be~ revised as follows: a. Lot 10, Stock 2 needs to be revised Lo meet the 30' minimum street frontage required in the by UDC l 1-2A-3B. b. Include a street frontage dimension for Lots 16- l 8, Block 3 that is consistent with the minimum SO-foot wide street fi•ontage required in the R-8 district. 1.1.3 The applicant shall construct alI proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC l 1-3A-7 and 11-31A-6B. l .l .4 `The applicant shall provide a minirnurn of one (1) site amenity in accord with the standards listed in UDC I I-3G-3C and a rninirnum of 2.72 acres (10%) of common open. space that meets or exceed the standards set forth in UDC I I -3U-3. 7'he applicant should provide calculations that demonstrate compliance with the dr~aliftecr' open space requirements with the final plat application. The anref~ity for• this suhdinisior~ is the IO~fvot rr~ide~atln~r~ay a1on~Dit•ect~~r Sf~•eet. 1,1.5 The applicant shall pipe the portion of the Knight Lateral and the North Slough that crosses this site «Jitli development in accord with UI~C 11-3A-bA. l ,1.6 An encroachment agreement with Settler's Irrigation District i required for the building lots that encroach within any waterway easements on the site; or, the building lots should be t•econfigured so that they are outside of any irrigation district easements. 1.~ General Conditions of Approval I ,2,1 Comply with all bulk, use, anti development standards of the R-8 zoning district listed in UDC 1 I-2-A-6 unless otherwise approved. by CUP-03-008, i?xhibit }3 - 5 - EXHIBIT A 1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Du•ect access to Director Street is prohibited. 1.2.3 Construct an-street bikeways on a.il collector streets as set forth in UDC 11-3A-5. 1.2.4 Comply ~vitla the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set forth in UUC 1 i-3A-6. 1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in LIDC 11-3A- 15, UDC 1 ]-313-6 and MCC 9-1-28. 1.2.6 Comply with the sidewalk standards as set forth in UDC I 1-3A-17. i.2.7 lnstall all utilities consistent with the standards as set fos•th in UDC 11-3A-21 and l 1-3B-5J. 1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6 for single-family dwellings. 1.29 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-38- 7C. 1,2.10 Construct storm water integration facilities that meet the standards as set forth in UDC 1 1-3F3- 11 C. 1.2,11 Construct all parkways consistent with the standards as set forth in iJDC 11-3A-17E, 11-3G-3B5 and 11-3B-7C. 1.2.12 Comply ~~-ith all subdivision. design and improvetaaent standards as set fot•th iu 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 strbject property that are greater than four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-38-10. 1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining tlac: clear vision triangle. 1.3 Ongoing Conditions of Approval 1.3.1. The applicant and/or assigns shall have tlae continuing obligation to provide u•rigation that meets the standards as set fo~•th in UDC I 1-313-6 and to install and maintain all landscaping as set forth in UDC 11-3B-S, UDC 11-3B-13 and UDC; 11-3B-14. l .3.2 All common open space and site amenities shall be mail~tained by an owner's association as set forth in UDC 1 1-3G-3h 1. 1..3.3 The project is subject to all ciurent City of Meridian ordinances and previous conditions of approval associated with this site (AZ-03-006; CUI'-03-008; MI-07-007; MDA-08-001; Development Agreement Last. No. 103137116 & 107145935 & MDA-13-005. 1.3.4 The applicant and/or properly owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above tlae 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 cozrtinuing obligation to comply with tlac outdoor lighting provisions as set forth in iJDC 11-3A-11. 1.3.7 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructer[ features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. Exhibit R - 6 - EXHIBIT A I.4 Process Conditions of Approval L4.1 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 t7DC Chapter 3 Article D and 3•eceive approval for such signs. 1.4.2 Tl3e applicant shall complete all improvements related to public life, safety, and health as set forth in UDC I 1-SC-3B. A surety agreement 3nay 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 17 -6B-3C2. 1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within t<vo yews of the signattu•e of the City Engineer on the previous f"roal plat as set fo3•th in UDC 1 ~-613- 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 signatlu•e on a final plat within two years or 2) gain approval of a time extension as Sot forth 311 t 1DC 1 1-(~-7. 1.4.6 tJpon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a w3•itten ce3•tii cafe of completion as sot forth in UDC ] I -3B-14A. 2. PUBLIC WOltK~ llEPARTMENT 2.1 Sanitary sewe3• service to this development is available via extension of rosins in N Director Street. 'hhe applicant shall install mains to and through this subdivision; applicant shall coordinate main size and 3•outing with the Public Works Depa-•tment, 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 th3•ec feet than alternate materials shall be used in confor-nance of City of Meridian3 Public Worl:s Departments Standard Specifications. 2.2 Water service to this site is available via extension of mains i~~ N D33•ector Street and N. Meridian Road. The applicant shall be responsible to install two water connections to any phase containing Snore than 30 Tots. 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 `t'he applicant shall provide a 20-foot common lot for all public water/sewer mains outside of public right of way. The common lot shall he 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 priana3y source. If a surface or well so~.u•ce is not. available, a single-point: connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the co3nmon 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 Enginee3•. 2.b All irrigation ditches, laterals or canals, exclusive of nattu•al waterways, intersecting, crossing or lying adjacent and co~rtiguous to the area being subdivided shall be tiled per [IDC 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 sub3nitted to the Public Works Department. I~xhibit Ii - '7 - EXH1.13IT A If lateral users association approval can't be obtained, alternate plans shall be reviewed aiad approved by the Meridian City Engineer prior to final plat signature. 2.7 Any existing domestic well system within this project shall be rentaved from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian. Engineering Dcpaztznerzt at (208)898-5500 for inspections of disconnection of sezvices. Wells may be used for non-domestic puz•poses such as landscape irrigation if approved by Idaho Department of Water Resources Contact Kobert 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-I-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 shat) he approved and activated, featcing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final PIat for this subdivision shall be recorded, prior to applying for building pern~tits. 2.10 A letter of credit or cash stu•ety 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 cez•tificates of occupancy. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined. daring the plan review process, prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to enstn•e that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.I4 Applicant shall be responsible for applicatiozi and compliance with any Section 404 Permitting that may be required by the Army Cops of Engineers. 2.15 Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental T'ratection Agency. 2.16 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.1.7 All grading of the site steal l be performed in conformance with MCC 1 l -12-3H. 2,1$ Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered baclcfill, where footing would sit atop rll 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 elevatiozt. 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 ertgizteer shall be responsible for inspection of all iz•rigation and/or drainage facility within this p~•ojeet that do not :fall under the jurisdiction of an irrigation district or ACI-1D. 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 certilzcate of occupancy is issued foz• any structures within the project. 2.2I 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 cez-tificatiozt of occupancy foz• any structures within the project. Bxhibil B - 8 - EXHIBIT A 2.22 I00 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 acid materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the TSPWC. 2.23 The City of Meridian requires that the owner post to the City a performance surety in the amount of 12S% of the total construction cost far a.ll incomplete sewer, water and reuse infrastructure pt-iot• to final plat signature. This surety will be ve~-ilied 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 887-221 1. 2.24 The Ciiy ol'Met•idian requires that the owner post to fhe City a warranty surety in the amount of 20% of the total construction cost for all completed. sewer, water and reuse infrastrtteture fc~r duration of t~va years. This surety wi}1 he 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 responsibi}ity of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Rousing Act. 3. POLICI: DPPARTMENT 3.1 The Police Department has no concerns related to this application A, F1R~ DEPARTMi;NT 4.1 One and two family dwelluigs not exceeding 3,600 square feet t•egtiu•e a fue-flow of 1,000 gallons per minute for a duration of 2 hours to service the entire project. One and t~~o family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the h~ternational Dire Code. Fire Hydrant spacing shall he provided as regttn•ed by Appendix C of the International Fire Code. 4.2 Private Alleys and )Fire Lanes shall have a 20' •tvide i~nprovecl 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 Regttiretnents for dead-end fire apparatus access roads that arc between 500'-750' in length arc as follows: 1) Roadways stall be built to Ada County Highway Distt•ict crass 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 tit 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 o» the drivable surface dimension. Special approval is required for access rands over 7S0' in length per htte~•itatioital Fire Code Table D103.6.1. and DI 03.6.2. 'fhe roadway shall be able to accommodate an imposed load of 75,000 GVW. 4.4 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire Code Sections 503.4 & D103,6. 4.S Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in lnternational Fire Code Section 304.1.2. 4.6 To increase emergency access to the site a minimum of tvvo points of access will be required for any portion ofthe project which serves more than SO homes, as set forth in htternational Fire Codc F,xl~il7it B - 9 - LXIIIBIT A Section D107.1. The two entrances should be sepat•ated by no less than 'h the diagonal measurement of the fiill development as set forth i~1 Ititeuiational Fire Code Section Dl 04.3. The applicant shall provide a stab street to the property to the (west/east/nortblsouth), 4.7 The roadways shall be built to Ada County Highway District cross section standards and have a clear driving surface. Streets less than 2G' 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 sut•face dimension exclusive of shoulders. The overhead clearance shall be a miniinurn of 13' G". The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International Dire Code Section 503.2.1. and D103.G.1 and D103.6,2. 4.8 The applicant shall work with Public Works and Planning Department staff to provide au 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 fi•otn the street or road fronting the property, as set forth in lntet•national Fire Code Section 505,1 • 5. REPUBLIC SLRVICF,S 5.1 Republic Set•vices did not submit eomntents on this application, 6. PARKS DEPAI2TNIENT 6.1 The Parks Department did not submit comments on this application. 7. A1DA CCIIN"t•Y HIGHWAY DISTRICT 7.1 SITE SI'7?CIFIC; COND]'1'I~VS OI' l~PPROVAL 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 tarn lane and a ce~lter tm•n lane at the Meridian Koad/Director Drive intersection. Coordinate the design and the location of the dedicated right turn lane and the center turn lane with District Development Review staff. 7.1.2 Construct a 5-:root wide detached sidewalk located a minimum of 29-fr;et from the centerline of Meridian Road abutting the site. Provide a permanent right-of--way easement for any sidewalk placed outside of the dedicated right-of-way. 7.1..3 Construct Director Drive as a Residential Collector Street, with a 33-foot street section; 8-foot wide parkway strip on both sides of the street, a 5-foot wide sidewalk on the south side of the street and a 10-foot wide pathway (regional) on the not•th side of the street, within G$.5-feet of right-of-way, as proposed. 7.1.4 Construct a 12-foot wide by 200-foot long landscape median within 89.5-feet of right-of way and a 54-foot street section at the entrance to Directot• Drive and Meridian Road; with 21-foot wide travel lanes on each side of the mediate and 8-foot ~vidc parlcu~ay strip on both sides of the entrance, a 5-foot .vide sidewalk on the south side and a 10-foot wide pathway (regional) on the north side of the entrance, as proposed. 7.1.5 Construct a 12-fi~ot wide long landscape median extending east into the site 80-feet from the west property line within 8l-feet of right-of--way and a 33-foot street section at the stab street connection to Paramount Subdivision 22; with 21-foot uride travel tones on each side of the isshibit I3 - i 0 - EXHT131'I' A median and 8-foot jvide parkway strip on both sides of the street, a 5-foot wide sidewall: on the south side and a 10-foot wide path«~ay (regional) on the north side of the street. 7.1.6 Dedicate all landscape medians as right-of--way owned by ACRD; and tl~e Developer or Homeo«mers Association should apply for a license agreement if landscaping is to be placed within the medians. 7.}.7 Construct Finney Street approximately 210-feet into the site south from Director Drive as a 33- foot street section with curb, gutter, 8-foot parktivay strip, and 5-foot wide concrete detached sidewalks within 81-feet of right-of-~~+ay. 7.1.$ Construct a I2-foot wide landscape median for the first } ] 5-feet of I~'inney Street south of Director Drive with 21-foot wide travel lanes on each side of the m7edian. 7.1.9 Construct the internal local streets as 33-foot street sections (back of curb to back of curb) with curb, gutter, 8-foot parkway strip, and S-foot detached sidewalks, within 60-feet of right-of--way. 7.1.10 Construct one cal-de-sac ttlrllat'Olilld 1N1t11 a 35-foot street section around a 30-foot circular landscape median and a SS.S-foot turning radius, at the e-ast terminus of Heston Street. 7.1.11 Construct one cal-de-sac turnarounc} with a 35-foot street section around a 30-foot circular landscape median and a SS.S-foot turning radius, at the west terminus of I Ieston Street. 7.1.12 Construct a new collector roadway onto Meridian Road at approximately 834-feet south. of SH- 20/26/Ghinden Boulevard {centerline to centerline) and approximately 300-feet not•th of Rio Vista Way. 7.1.13 Construct Finney Street onto Director Drive at approximately 1,644-feet west o1'Meridian Road, aspropased. 7.1,14 Construct 1 stub street, Fimiey Street to the adjoining property to the south. The proposed stub street is located approximately 620-feet rarest of Meridian Road atad will extend approximately 135-feet soud~ of Cobtnn Street (centerline to centerline) beyond the intersecting street. Install a sign at the te~•minus of the stub street stating that, "THIS ROAD WILL BE EX`T'ENDED IN Tl1B F~U'I'IJRE." 7.1.15 The applicant should be rec}aired to provide written approval from the appropriate fire depat•tment fir use of all of the reduced street sections prior do plan approval. 7.1. ] 6 Payment of impacts l=ees ace tiue prior to issuance of a building permit. 7.1.17 Comply with all Standard Conditions of Approval. 7.2 S'T'ANDARD CONDITIONS OF AI'PR(~VAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the AC1ID right-of way. 7.2.2 Private sewer or water systems are prohibited 1iom being located within the ACHD right- of way. 1?~hiLiit R EXHIBIT A 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 cuzz•ent Americans with Disabilities Act (ADA) requirements. The appIicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 7.2.4 Replace any existing damaged ciu•b, gutter and sidewalk and any that znay be damaged during the construction of the proposed development. Contact Construction Sewiees at 387-6280 (With file zluznber) for details. 7.2.5 A license agz•eenlent and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of=way oz• easement areas. 7.2.6 All utility relocation casts 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-tivay. The applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIULINF {1-S1I-342-1585} at least two frill business days prior to breaking ground r~vitllin ACRD z•iglrt-of--way. The applicant shzill contact ACRID 'traffic Operations 387-6190 in the event any ACRD conduits (spare ar filled) are compromised during any phase of consh~~ction. 7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the 1istrict. Contact the District's Utility Coordizzator at 387-6258 (with file numbers) foz• details. 7.2.9 All design and constrzzction shall be in accordance with the ACRD Policy Manual, ISPWC Standards and appzaved supplements, Cozlstr•uctian Services procedures and all applicable ACRD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.10 Constz•i-ctiozl, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 7.2.11 No change in the terms and conditions of this approval si1a11 be valid unless they are in writing and signed by the applicant oz• the applicant's authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to abtain written confirmation of any change from ACRD. 7.2.12 If the site plan or use should change in the future, ACHD Plazlzling Review will review the site plan and znay require additional improvements to the transportation system at that time. Any change in the plamled use of the property which is the suvject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditiozls of Approval in place at that time unless awaiver/variance of the requirements or other legal relief is granted by t11e ACHD Commission. 8. TnAIIO TRANSPQRTATION D1;PARTR~11}~"1' 8.1 The corridor plan calls for a desirable 100-foot half width ofright-of--way for Chindeil Boulevard but a zninimuzn 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 infarmatiozl(208) 334- 8377. Exhibit I3 - I2 - EXI3IBIT A C. Legal Description & L~hibit Maf for 1~ilnexation THr ~,At~ID (~RgIUP; I~1L'. Dait:: Cvia~+ 2I1~ 2,C1It3 T'CGla~l:t N4, ~ ! 3411 ~~~.~3Y~~9~f L'1~ A.~:~Jel~ k 5~~~~~~' A Ia,~r;;~:i d~f farad Ic~t:xtted in tl~,e ~~I I1~ of ~~ct2an 7.5, T. ~ N., ?~. ! ~., I3,N[., Meridian, Ada t:.auttty, td~,o, m~ar~ partiaularl~~ de~:et•il~ed cis folls~~~~s; f3):•:(~I1T1v'~ ~t the sc;etityn corner commixn to Sections 2~ and 2~ of said T. 4 I~I,, R. i ~~'., anti Set:tiort~ 1'9 nsid 3(p t~f'B', ~ N., Tt, t r'., T3;iv1,, (tit~na which faint ~c klf~ ectic3tx ~~rrser cc~ct~aton to said ~St;t~dous 24 nttd ~:5 bears I~3abth ~~°37'UI" W~~t, '~f~5~7.:t3 Beet distlnt); Thent+c Sauth ilib~~5'tJ9" 1'ttesi, 975.?4 feet c-c~ tizt: seerit~rt 6iite cnn~marx to said Se~ritans ~5 anti ,it); 'I7it:ncc N~rt6 S~°~6'4Q°' Zt~'est, i ~~9,7fi #"cet tc~ €~ Point trn the t'osteel~ l~~,ittaof ti'{ay lin+~ eI'~cartik ~'nx ~ut~ W'uy, sai+~ pc~i~~i alsa -~eir~ r~r~ t}te c~sterty bauitdar~~ iit~a of i'ara~~aot~nt ~uhdt~Fisiatt Nc~, 5, as satti~ is yhc~~+~~~ r~c~ tlrc I'!at thcrrvof rcct~rtleti in llocak 9Z afI'lttts tit Pa~c iUJ61 af'A~I:~ Cs~unty ~cc:tsrris; Thence. owt ttte e~t€ray l~t~t~rl~Bay Jtgic a~snrd Par:lmer~rt Su~itii~ra~an 'Nti. 5 Per the ft-iltar+titt~, cc~tirses atad ttistt~nt•;es: Them N~~rk?~ k10$~ ~' I G"' l~;~st, i S:I,Cth t'eet itr a ~5r~int of trt~.rve„ TEte:r~c~ 16I.QA feet ara the auc. of a curve to ti~~; ieft, paid cun~e hauial~; a ratline a~f 2kt~, 5t7 feet, a ct~rttral ankle t3~'~4¢~1'il!1" and ~ t'hard distance 4f 1:S~S.99 feet url~ich bears Nrsrtli2l®47'i5" West; . T13er~cc i~F~rih 44°t~7'4S" Wes#, ~i'i+.~9 feet to a ft~itat c~fc~ur5,~e; 'l'iterate 9~.!~5 feet iait tlit; arc ofX tarot to the xaght, said curve; Er~Vac~~ a radius of I2~.5[t icet, ~. ccnt:al ongie at 4~!°4Q' lkl" and tt chord distance al'~i,5$ feet ~ahicll bears ~iC1PTh ~ ~ n~~'~4"` WPSt~ 'i'hancc IVa7-th (it}~3~`~S° F-,~s#, t?~,~3 fct?t to ~ paint cafcaarve; L,rnd~trytiBArs~dartt~ti +SNfi1'~rtntt~ e t!ir1~i(~ia~trrii;v,+t;'t~"Gi~x~rre drr~,:h'a~ ~' fr~~jlrttnn~q e Gr~Fs: ~9.tirx~nxti~MriSn #4~ IS. Sir<irc t~)ri4r.,Stc. ltirl, 3in~~r„ Idahrs~361t`~ rt ]r 2Yt3.~39.d4?03 I' 2tti9,939,4-~5 s xrrativ,rlrcl~ndemu~rinr-rrars~ E~hibif B - f 3 - EXHIBIT A d~~ 3'N]G I;AN~ GRC7L3P, INi:, Theriot; 1~.7ti feet nn the ctzt; of ;~ C-l~vc to l1tt~ right, S€iitt curvy: h:-vin~; a racliits o~ 20.~~ feek, a eE=E3txn3 angst; vI'41 ° I4`~~" a~ ~ G1tar5i dig#auce S~f' 14.4 feet a~,ic11 bey IS}orklt ~l "t~~`4~'" 1=3a~t tti a port of r~vcrtie curve; Thcree X3.1 l feet sin #~e u€e of ~ curve tv the }eta, said Gt1EY5' hz}vin~ a €~ius of ~t.f1~ #eet, rt cetsh'nl tsn~}c €it''~ l °14'~S" anti a chn€ci disttErLCe of 3~.*i41 feet: v-k~ch. burs ~r'ort}a ~l °(l9`+4l" Fast; Th{'nCL: S'~pbL't}r Q~}°3`~'~.5" l,`~3;t, SJ.~~ 3~Ct tb ct pOlrlt {7fL't}rr'~0; T}itrrsei. 31.x& feet oai the fire. c~fn ct5€~~e to t}ie r~i~lit~ s€st~ curve 1€n-vin~ ~ r5ulius of ~t~.(1{I feet, n c€ntt'ki} t-ragte of $9~5t1'34" arstt ti c}i+~€d tlist~ssice of7.,t3,L~ f~cct 4vbich henry Ncirth r65"~7'~' ~° l:L€st; Thcnre North (l~°~~'S9" ~'~;;t, ~2,~~ feet to ~ paint ott tltt; seetlor+ li€~t; ct~s~tn~etk to s~}tl Seetirxns 2~ asitl ~; `1"herE~e !E'.~vin~ the bat~rtdary Iinc of ~ii# F~r~rtti~urit 5ubdivisi~n No. S, South ~~°37'~}" IyL~t, 2~~~.9~ let tin ~e sedti~ti lute cammtDn to ~aicl Set~tir7ns 24 anci 25 to the paint of be~is~nhi~. Said parG~1 contaans 4$.32 acres more ot° less. Also isaclu5iingt A, pL~ryt<I of 1aLir1lbcatt:d yr the }V'i~.11~} of IfSC NE tl4 til' Seetior5 ~5, T, 4 N., R.1 ~., ~.~., ~1ei~[tlt~5rt, Abu f/tauttty, .ir3atLa, rnure liartiets}€Lr1y t1~~oril~tj Lrs ft~}taws. ~oiiametyeir,~; Stt the s~~utitin t?izrnes` curntntin to Se{;ttons ?4 nEid ~~ oTsL~iti f . 41~., l~. I t~., r5ri~ ~ectioirs l~ ~trd 30 ofT, N., R. 11J., I~.i~r4.; 'i'iier~~ce Nortii ~~"37'41" `5'fc,5t, ~6li{1.33 feet on the seetitarx }iris i~tiEllEilt~r'S tti said 5'S'ctiuns 2qI Lt:,c125 #,~ the 1~`I SczS:tiori Gor~~;r S~oztnrricitr to said Scc~tioirs ~~ and ~5, said paint 1~t:ir5~; #}~L: itF..,A1~, I't]II~'I' E~It` I3~:tf1EN~}I~}fx; '1'8icnce revcrsin~; tlir~etlan, South B9°3?'UI'` East, 343.4 fe5:t cin tlrc szc#ian tliitr enntrtitiri tii srtitl 5cctitins 2A anti 2S; ' 'I'lreEtee 15'.avifl~ swirl section lino, South t~l1°~~'S~"' Vy"c'st, 5~,t}t3 {c:et tti a pciiErt of curve tart the i~siLily €i~fittciYtiv>iy }ins c}d°Nurt€~ ljnx E.un 1~fuy, sL?ici }~t}irtk :tfst} 4i~inb can tiie tiveste€}Y ho>an~a€y litrtr 6f I'€rr~3ntaunt 5u1~~i~~isioi~ Nt1.5, smite is sEtoty€i an the Pia6 tli~reof record€tl ai k~oc~lc !)~ t}f I'1u#s a# I'rtge I fl~fi9 of A~tEt f;tiiarity 1~ecarc~, tee~rra~rrlrr~itr~arr +.~itrPa.,rrrsi~ ~~d'ailf:gtihtrrit~ *t'ayYtti.vrre I~{r,7ia~ ~r.~'Rgrn~±rrri~ •Gru~i~"tCasrt~n~i~a+tirrr +562 i'. clvnre Prdvc,5l~i~. EG(i.T:ujdc,lcrattn tl:#fi1G ~ @} DE~R.D.;U.404t P 2~98.934..iJ9S ~ ~h~ta.~i n ,~isD )yxhibit F3 - 14 EXHIBIT A ~~ ®„~~.®.. riiE p,,~r~r~ GRt~t~x; ~rrt.-. Tlteatet me t'ne ~ve~tc.rly ftrici ric~rthGri~` fiautidttry line cif ~~~d Partxe~ia~ttnt Stib~#ivisiunN~r. ~ f~~r t}ke follativin~ G4p1-SAS artd dlstiinces: Tlaetlce 3I .~#~ ftet un thro :rr~: u~`o. citz`v~ tea the tY~lit, sniri cier'~`~ ll~vitt~ Ir radius of ~(1.4U fac#, n central. angle of ~tl°'U~'2~" ~tid ci uhuril cli~tiuiee of 2$,3? fc~t 4viiicli l3~sa•s . ~a~Utli ~f~~'3Z'1$°' E~St, ~'ltetrce Sotit3t OU°3~'~5°` V4~c~s#, $~1.7:~ ft„et to ti ~aitii o~l'c~r've; Tltettc~ 33.i 1 feet tin tt~ze arc off' ~ cuter.#~ to tits: i~it, ~~id cttrv~, hiiviir~ ~. r~ius cif ~ 6.t71) fceE, a central itiigie ref ~ l~ l 4}48i' and ~ citvrd distaac~ of 32.~#ti feet which b.:ars Sciuch ~~°Utt`~~)" lJdst to a poit-t esf reverse curve; ,~'lience t 4.76 fees are thG tixc of ~ euir+°e tc the ~~hi, :~aj~l ctu-a~. htivit~~ u rtidiu~ ~f 2t),~ii fi;ely a ceeitrfi9 ttn~l~; cif41 ~'l4`~l#" ~.tid €i c9iarci rlistt~ice of 1~,4~ feat ti~+i~6cf~ tsar ~aouth:~Q°4`59` icist; Theticr: ;~outlt ~~°3~'2S°' ~h~e3#, 2d117.ii~ fc~t to a mint of ctisvc; Thence 139.98 Poet an the. are of a curve to the left, 4Atd ctn~+e ttavin~ ct raclias of 8 ~9.~C- feet, a r~ntt•a! an~lc crf 44~4t~'l t}" ~~ a clic~rd distittite Uf 136.43 feet aflucli bents ~otetli ~! x47'40" ~a~~ Thence 8riutli 411~U?'4~°' last, 149.80 feet; "1*ltence Sots#b 45"2' 15" Nest, 25,(tfi tit; ~`henc~ ~?orth 8615"a$" ~i~est~ ~~?.$3 feet; ~'lieltce 3ti'artlt R9"Z6`44" ~,fcst, 2S>l,dtl fe€~t to a point oii the xiorth-scrtttfr t~id» set•tioii fine csfsvtid Sep#ian 25 Thence leaving the nnrtherty bc+uric#r~y` tiny of said ~}El~Atni711Yht Sitlinl4visit~t~ ~~e~. 5, Noah 40~'3~'~S" E~i,~t, 63;8,U3 fiet can the nettli~south tiiiclxst;otioii lii,e s7f &sirl Sectio~l ~S to tiro e-c~il pct{tit of ti~:~ituaita~. ~5n ct l~At'cci contains S,?_S $Grt;S mare or less, -_A ~:,_~., I''~I'~~tll~ ItY; i=~1~ ~p~1Ala f +y it++~~ ~Ar]1CS R, '~~a4lL~fUK'~11y ~~, ~~~ L ~ ~U~a Eciudm~t.Ftr:l.Jirrdevr wS'll~ ~'.4rk~drg w('rail}%a;~r~;st~xy,~ • GQ~'CasRrl~r~'icu er,F~vutr~d,~ w ~#ri2 E, Sparc ~€sve. Sts. iQ#1,1?aglr, Ic~iis,i 83&1d a 1~' 2UI.l~~+}.AOhI [' ~3.4."f'1;=kt~5 *~~ >shibi[ B - I S - rlxxl~iT A v~ ~ :tom 'J'HE t.~th7tD C.J{t3UP, 1NC. ~iltG: P111S`d~ ~~, `~.t}~,~ l't'c~ject h}c. 113Sc~3 ii'A~~.~l'Vrf)~7N`>C' i`+T~l~tfl3'~L~-:5'i" ~~~r, ~~; ~xa ~~~c.~~p~.~~c~ h ilarcel n# land lnc~xteci in the ~T~f I/~4 of the ~~ t1~4 oaf Stctioil2~, 7", 41~f,, R. I ~'~f., i3,iwf„ i~~erkdiatt, ,4cii1 CQti1i#y, ltirakliJ, rncre particulrtriy dc:;crib~:d its fa~llrJ~vs: L"c~mli~t;ni;iJ1~ ~ the. yectiatl con~4:x cpmrtlctt is Sccticr4s 2~ €tnd 25 ofsa.id "T`, ~ 1~., l~, ! ~~-,+., itnd Seciiclrls 1~3 arld 3a oaf ~'. ~ N., R. I ~'., I~.kvf.; Thence North 8~~~7'~l" Nest, 2fJd~.3~ fret cr1 t3tc section Yinc CCI(?lftl(1~1 tc~ s~ic-C sec#inlts ~4 altd ~~ #ct the: ilk Sectic~tt CcJrner ~=otlllrto€i t4J sdiil Seciiclrls 24 rind 2S, saki ~tGtrik ~'Svti~~ t}J4` ~~.l~~ ~'QY11~T ~~ }~F.~r~t~T}~l~t.r, Tllcltce I~vet~in~ ilinc.tinrJx South ~~"37'Uf" Ettst, ~U3.4if feet cn tltc sv;cts"nIt lint< ccst4xtno~t t±~ snick Sectir~ris ~~4 and 25; 'fhencc le,~virt~ s~tici sei:tiorl line, 5ottttt Ul?"~2'S9" West, S2.Q0 feet to a point of cttrve UIt the w~?stcr}y right-cf t~rn~r lilts of h}cJrilt T~o~r Rust Wtly, said paint a}so taeing ~lJt #}tc wes#er3y buitndiu~y kirie of I'ar~,mclunt SuF,~livirsiorl ~o. 5, as s:It1e is s}t~awlt on ihJ~ 1'}at thereof rocarclc~ in ~tlnk ~2 ctf I'EatS zE# Page I ~'~fi9 ref rlda t;:QUti#y Rc~utds; Ffhcni<~: tin tEtc: t4•c;~tcrly trnt3 nrirthcriy bQttndary line of said ParatttQttttt ubt3ivisiart div. 5 fstr #hc fQ6it}wing coutrses and dist;itlcefi; ~'}tencc X1.47 tei;# en #ho arc of s curve to #hc right, s~ici elarve 3titvitt~ a r~ius of 2fi,C1b feet, d C~ntrttl ankle. of 9t)°D9'25" JtJtd a chord distatJtce of ~R,~~ fegt which bears South 44°~2'1 li" Ian=;t; `t'licticc S€IUt}Y ~i1°32'2'° Wc:4t, S4. J3 feet tv ti 1xliit# of ct1-vc; 'i'}tc-lce :#3.1 I #'i;et oft tlac tira of a curve to #hc ictt, slikd curve having a radius of 4Es,~t? feet, 3 cetitrak ariglc tt#`41~14'A~t3" ~d a cisQrd dist:trice of 32.4(3 9'cet tivhiclt Raestrs Soutil'~U"t1~}'S')" ,e.a$t tc1 tl pJ~irlt tti'reversG curve., 'i'}iettcl~ 1~#.7E~ Cc~ct nn the ilrc raf u curve tJ~ tlic tight, s4iid curve ttttvilt~ a t~Idius of 2t3.5t) it, ~ contra} angtc ol`R 1 ° 14'4x" r~Ild a clic~r8 distance elf 1~.~# fclc;t which E>ctars Sou#112t3°it~4`S9'` k',~~tBt, 1_mrrlr~lt ~ tirrdith7rrr s .}itt I'1ert~u~~ + f c~,i'2ia~~" yrrnsy r C:v~~orrne /r+7yTU+tr"va ~,,ut4ra~rrronr s C.rajDljit C,iv~s'r.Nnsir:rierJ AGE F. Slsvrc C?uve, STS. 1£1l1, F•yie, ldaitt~ &3Gi 4 + L' 248.'J3'1.91~41 f?~~ J~7 dd~45 . wy:~~,r ~ ~U~:3Al~l~t1>:-L+YtP ~shibi4 B - l6 - EXHIBIT A ~~ ~~~~ ~~ ~~ J •~•zzr ar,ivr~ ~,itc~trz; E~tC, ~'her~ce 5ouzh t)Ei~?~~'1~" LVcst, ~U41.~3 i'e~t to ~ paint at~~~i~ve; 't'Ei~n~e 1~ ~.{tad I"~ut an the aFc of ~ Ct3i'4~ ttz t.i~e le#I„ szzirl ctirt~=~ lzavang ib rizdins o#, l ~}.5U fcrt, a c~ntrai ant;[e o~~4°q~'1 i#" ~~d n ~6tc~rit ~i3~tzutc:c ~f i 3G.4~ :F~et vdg~i~l~ ~earfi ~'Ea~it~~e ~atitli ~~"U7'~5" 3=-i~~i, 14~?.8[1 fc~:t; 'tyi~n~n ~outiy ~tS°~~`ES" ~J4`es, >~.~~ t~et~ '~l~~n~e NartEi ~3~''1 ~"5Es'° `~+cst, 2~S:;i3 Cce;i; `I`h~nc~ N~rtE~ 33~~2C`~44'° `~~'est, 254.(?t! feet to n ~r,int crzz ttzc nortiz=svt~th mid... sccti~r, Einc caf fiaid ~~e~iiati ~; ?'3z~~ssc-~ 3c~zrvir,,~ they nartEt~rly b4und~}= Eane of,~aid I~aiuit3~iat~4 ~tiirciivis#nn No, 5, Ncarili t't~t"~~'2~,t lv'~~t, ~S~~.Q~ Ic~ct t7n tlic noe#'tz-coxath i7yEcl,~~z;ticzn lire ~i"said ~.ectinr ZS to the. Ye~1 g~int of t~,~imtin6. Said ia~~e~@ ca~~tiiiais 5.~5 u4rc~s more pr E~ss. f~ET~Ii ~ ~~p1lA~ MEliiiGllAiwS PUt3l~l~ ~1~JF~'~ D~~''~ Exhibit 13 - 17 - ~l2irPAkt[) I31': 'I'~+ Iar#~(I.1 ~=I~VI~I•, I~tC'. EXHIBIT A ~ ~~~ ~ ~~ ~~ ,..a _..;~,~, sHx LA[vA aantie, ixr.. f~aic; Alari€ 2S, ~O}~ Project Nc~. 1139t`)1 ++YJA~;~~~~~F.I~~'r~-~4,/~1'C~-NT~yl~~,il[~I{Rr .'T'~`H)~Cy Al1~~'yCy .[a~6~,F.z' ~t1 ~~~ ~llJ.~4~4.~LlS~,I~~tI1V I?are:el cal" {a~ld {+~~te~ ir1 t}ze s'~W 114 of the N'E 1/~# of ~eetican ~5, `t'. ~ ~~., ft, t 1V., F3.M., iuifericli=ctt, rLcfie Gt,turty, ldal'iu, mane pas~tiGUlnrly described 3s fot3eavus; Comatleoaizz~ at tEte Section a,xz~er ec-~rrtrrzori tcs Seatiurts 2A urtd 25 of snicl 'I'. A N., {2. l VV., an,-l sec-tioaas }4)~nr~d ~~ oaf-I". 4 ~J., i~, 1 ~., t~.1vl.; 'fhcr~ce north R~"3?'f}l" V4~est, 25~i9.33 feet ar, the tc~;tic7n iit~c carttntcyn tc5 :~~itl dew#ior~s ~~ acrrt 2S tE~ tlz~ Il4 .S~tiotl {;,at°rcer e.atrrn~ru t~- ~itid ~cctiong 2~3 ~,ncl 25; '~'h.ttce: re'cr~rsin~ direcliocx, ~out~t ~9"~7't7l" En.~t, ~35.~{1 feet a,s ttre ~ectiarr lute cnz~tnaan to satd ScatieaEas 7.~ ntac} 7.5 to tlae u~,~[a l.'()I~l'P Illy f3~;dtTNiYil~tl~ "fhenc~e continuing Sout}a 1;9°3'~'al" F,~.st, 599.3fl feet an the scctican litre cortutiotr t,a said SectiQ~s 2~l rztad ~5; 'f hcn,~e: {caving said sec#io,~ line, ~out6 41d°32`5" West, 'i~S..S~ feet; Thence Ntgt~th $9~3fi'4U" ~~ttsC, 477',15 f~+t tra ~ ~infi an n curve an the eT~tcrty ri ,}at-of=4vay liras afNcarttt ~~~x 1Zt,u ~V~~~, ~s h~4 is ~haj~, an tk~e Pl:ct tiaer~~t reccardec~ in l3ucak ~~ epf i'lais at .1'a.ge } 0959 of Ada County Rec,~rds; i'k7enc~ atz the e"t~tcrlX bcauntl:try lisp eafsaid ?yarmrnount Sulae~ivisiUn Nv. S liar the icsllotiv~Irig cottrsc;3 Tsridl clie;tcuick~: TI'iteacce fi~t,2lfeet an tlrc arG e~f a curve tea the left, said cizr+re lin.~T[r,p n radios rsf 2~G.5t) #ect, a central aaagle of 1 G~'42''~2" old a ctscarel c}istan~ oaf 6Q.U(1 fcxet ~vhiult Esc~ars i~Art}2 ~~`4~D 34" S~}'~Stt 'fhe~ncc: Nort€i ~~°Q7'tl5'" t~~5t, Zfi'1,49 feet td a ~caint oaf aunts; ']`hence ~J~,~)~~ feet ors tlye arcs of a erilrvG Lea the: right, ~aici crsnrc. Itavirz~; 5 rzsdiu , cif 12.54 feet, n cerr<tr~1 ~ng1c oaf rg,i°40"1~" :rrid a chard tl}stance of 9 t.iR Meet which faears t~9carth 2t°~7'~CJ" Nast; " I"~ ,Tfa,~~taapr: lirTulerLs~r o.Sirr ~'d;rxeR; + fit=if )s"a„r',sczr,',tig r f..:rQ'C;;rrrra Trr~.a ,o~~ ~° ls~;;ixn!r~ v Gr~A~r Gagcrax.~=iz.~h`rv •SG2 Lti,.!;hoce t7rsv~c,5rc.'IOt7,l=~ceie, itleF~o 9~Gl~u v P ~tiS{1~~~.•b7gt f•' 21?9.g1g.=t9~{S r vnx=•rr-nc~~n.:r~rr:,~pinc..cnn~ )~,~hibit 13 _ t8 Ii1XIIIBIT A ~~ ~; 7EiG t.A1vA CildOCII~, yN~ i~teRtc:e ~,°r~rtf, ~G°32'25" I~:ast, 24a.G~ fact t~~ ~ lactant c~~' curve; Titettc~: I F~.7b feet can t3t~ ~~. of ~ a~carve to the ri~~#, said curve Itnvin~ ~ r"atiiaa5 of 24?.SO I°e~t, ~ centr~# angle cif 43 ~l ~'~~" tarn c efarsnl diayttutGe a~' 24e ~tl f~:r:t which bur's Nartlt 21gt'i9'~9" 1=~~st tt? ti ~nirt vCrcvct~e ~att~Fe; 'I"herace 33.I. I fc~:t can the arc a#'tt a'urve tQ #ha: let1, spill curve lataving to r~iiius ~f ~G.40 feet, ra e:trttra! art}~la ctf 41 °1~'~~" tutci a c;}taira9 aSi~#tuta:e r-f ~~~.~~} Pcct '~~?rich k~ears Nar#1t 23 °t}9`~~1" l/a~t to ~ I?r~irtt c°t~rcvers~ curve, Tlteaac~ 1VUrth art°32`25" Fast, t~~.4J~ ic;e.C to ~ pain# c~fcutve; "I'hca~cc 31.30 feet art t1t~ tits. of a curve tai the right, st irl curve iaatvirag a a~tR~itt~ ref 2G.~b fcscrt, n central tttt~le t~F 89°S(t'34'~ and :x cltc~rd distaracc a~f 2S.2S feat which btu ~.rs Tttenct; ~na-th 4CPf'?7,'S$'" 1r~8t, S2.at} fee# to tha: !'mil l~t~lttt a)f ba;~irrrtinl;< Marc! ~arc.el t:ctntain~ 1 ! <34 acres rrir~rtr or lasss_ F~Va !'t~C3UA[. ~Y ~ _. - t;~~~lf~l(~~f F~UeI~l~ I:~hibii B - I9 ~~~rg~~n ~~: 'i'II~~ ~rEltl~lAi t~1tUUi', I,l~~., EXHIBIT A b9 p~'~ .~ _. Tr{>~ LAt+fD Ghc)tft', )NL=. }safe: Alrrii 1S, Zt)i 3 }St'QJCCI iVo. i I~tlOS 1'ARt~1VIQ-UI~'~' N()R'x'~~~AS`~" ~~~ ~~~~ p~SCi•Zt~''1r'~C)~V !1 }sat'cei crf ignd located ir) the. }VE tf4 cif ~eation `1,5, `1`. 4 N., }~.] ~'1., t3. ivf., ivFeridinn, Ada t~crl)nty, idalw, mcs~c patticuiari~ clescribeci fts foiit~y~s: Corttsttencint; Fst tita ;5ectictt- Gornur aon~t~oa1 to Sections 2~i and ~S r~i'said '1', 4 N., iL, f W,, and Sefi#ians i!~ tu)d 30 af'i', 4 }*t., 1~. I €i., i3.A~1.;. Tlkesice. South GO°25?0~" tt(e,~t, 781.5$ ft;Bf tin rite S~Ctt;ln }tne CORtrilCrn lt) SJltl ~~QtiOI1S ~5 and ~#} 1t) t}t~ ItL;l1,L PAINT ~~ UL.CiII~'iViiS}Cs'; 'Pitcncc ctrntinuitt8 SoutEt Ot)°2S'U9'" Vlfest, ! 9~t. i G fit rnt the section Zino comntttttt #a said Sections 25 and 3t1; Tltencc t~itrrth i#9°3G'4©" ~'~cst, 1b73,7fifeet; Thence }Vortlt 1;9pi)6' } fi" Ellst a distance of 1(i.ti2 feet try u point t'f curve.; Thence 50.92 i~et an the arc r~f'a curve to the Icft, saki curve Fttcving a racinas ol'2S3.tltl ft~ct, a crrrirai arty}e of i I °3 i'S 7", c- alyord birari)t8 of l~iorth 8S°t)2'St}" Fast, arts! a chcrrrl dist)rrtcc of St},84 #'ect; Tht;nec Mori}t 79~'i ti'S2'' k,tssf n distiirtc:e of27,~36 Prat LC1 apnittt nt'curve; Thettai; 70.53 feet on the arc trf~~ cst)va to fire left, s~3isi curve hrsvin~ ~ radius of 278.Ot1 tc:ot, a acntrrt} ts)t81e of 1~3°~2'f 1 ", a chvrcl b:.luing crt`Nort}t 72"00'17" f:as~t, and a clrorci dis#ritrce of 7(7,:i~t f'c:et to t~ puini of ri;vcrse rurve; ' `ft)atsce 61+t ,~~1 feat nn the <srn cif a curve #o t}ac ri~trt, stsid curve. itavitt~ a radius of 1538.5 t feet, tt centrHi anKte of 25"S2'4~", a tlrnrd bet)rr)tit; crf C+torth '77°<f l'04" Fast, tanci n ohord elistartcc ofC$9.(~~ feet; The)tee Sautb Sg°34'S 1" 1=.ttst a ctistitniftr t-f 4511.22 feet to a point of cun'c; TI)cuce 72,52 feet on the unf aT a cttrve to Lire le1~ said curve haviuP n tuelius crfSOQ00 feet, rt centrtti rt)ttii: of'08°i 8,37", a c}tattil isi.ac'in~ t>fi~ottlt K6Q1'Sb" F,t+St, ante ti ai3ord aistattt:e c5f72."G feet to a point of`rcverse cusvc; Sipe f taflatin{f • la n dscape M.=chithttute + Cfvi! fn~ipeerirt~ + G~ilf Cnurse lrrtgatirjn $ €a~gireeerirtg ~ Gra~Ijtc i~~5f~,n + Sun+~:ying 'S62 ~. SliOru nYivP S„Irn )('•''1 r r:~~l~" l,i~hn Rifit~ a G JfSR °z4 nr"a ~ ...,..~....r...i,..~,a....._y~__ _._. )-.%}1)111 g - 2~ " EXHIBIT A TiFetsee 72,52 feet can the nt~ ofa ettrve t~ t17c right, ;;aid curve itftviny H radius of SOO.OU feet, a centrni ttngic of ~8° 1 S'~7", si c;l3drd heai7ng of ~iorth £~~° t 5'50" F~~st, tltid ~ chord ctistaFtci uF?2,4G feet; 'i7tettcc SctUih 89°3~#'S i" L;asi n distane~ of 242,02 fcei to the eeel p©in6 of kte~;itu~tng, Said Aat~cei contains 5.74 aGres more ur 4LSS. Janus It. Wa~ltlsut'rt, i'LS ~~~! PpROVAf,. i~Y _ PLAY 2 t 213 ~~~jNiKS DEP'ti~ $Ite t'iannln~ • t~ndsCa(~r. Arthlterture ~ Clv#I Eng~r~^erln~ ~ 6aif [Durso lrrigadon .~ fnF;tneeripg • C,~aphfC U~si~l'i • S~rveyin~ ~~l F!. $hL+ILS DFI4P.. $IlitA 7(Ih ~ iA:7iP, Iftphn 0.~ti1 (, ~'P 7t1JS pi4 dfL17 . G 7f1R Oaa ARAf: , ,,........~...,...,t._._.._~_ _ ___. F~;~i~ibit B - 21 ;E'}tL;NA1tL:D iii': 'l'i-lE LANCy GI2OitY, iIYC. ~XHII3YT A ~~ ~ I i 'fill ~i > ! i {L ., 1 ( ~ .na~~e xs - - p I av<~i p __~ ~ _... _ 1I~ } ___,. ..... xr j 41fCOn CI d IIM fi~rra-.- ..: o.u ... _ _uN {~_ - ~.~~ sx .~ ........, ..3`kS'.L' T.~Ff ..-.~ _ _ _ _ _ _ ~ ~ ., t I§~e ____._.._ ~.~.. _. _..._ 1_.. If mrmf ~ ~ ~.. { y~l.J ~ i ~I _,~-_. 5.~~fF mi*m91'[`rn cacu~~u bC (~ ("~ GC '~ ~ 1 i1kP nv`+II a:C4~ua IiI w ~~ fn ~ Trv•. ~f ei I ~ ~. 1 s'r ny ~ ~L- a.M ? ~ , ~.. ~rv f!l na -ff ~~~~ x ~. 1 ..J ~ b ;~ „~P~.-- . ~ '. ~'~ °`' O c , ~, N A ._- _ __ _- _. .1 , --- ~i z ~_ __ l~ - ' ~ FI af.. i~ .-.. , ,___ _. REVI ROVA4 ii ~nr rc rnr~ ~( BY '- J))~ Y 7 k I~ti o ~. yyy ~"PY. ~5) -.- I FAERIDIAN PUt3LiC [' .t1 !I ~ WORKS D[PT~ 'Y~2* l ~~'~~f 3 ,tf EF7 i3 u0.' ~~ 1 ~ ~! .~ ~.t~<<~,~ ~3 - zz - EXHIBIT A D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recomme»datiou from the Commission, the Council shall make a fttIl investigation and shall, at the public hearing, revic~v the application. In order to grant an annexation, the Council shall make the following findings: a. The map amendment complies tivith the applicable provisions of the Comprehensive Plan; The Applicant is proposing to atmex a portion of the subject property from RUT in Acla County to the C-C, TN-C, and R-$ zoning districts, The City Council finds that the proposed map amendment is generally consistent with the MU-C and MDR. FI.,LTM designations for this site and the rest of Paramount Subdivision to the west and south. of the site. Therefore, the City Conncil finds tl7e amendment is consistent with the applicable provisions of the Comprehensive Plan (sea section VII above). b. The map amendment complies with the regulatioais outlined for the proposed district, specifically the purpose statement; The City Counei] 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 Vltl above. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council 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. d. The map amendment shall not result in an adverse impact upon the clelivety of services by any politics! subdivision providing public services within the City including, but not limitetl to, school dist~•icts; and, The City Cotuicil 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. 1'he annexation is in the best of interest of the City ([JDC 11-5B-3.E}. The City Council finds annexing this property with C-C, TN-C and R-8 zoning districts is in the best interest of the Cit,~. 2. Preliminary Plat Pitidings: in consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The City Council finds that the proposed plat is in substantial compliance with the adopted Co~nprchensive Plan in regard to land use, transportation, and circulation. Please see Collrprehellsrve Plcm Policies crllcl Goals, Section VII, of the Stuff Repast fo1• more 771f01'1r1tItIO11. l~xhibit B - 23 _ EXHIBIT A b. Public services are available or can be made available and are adequate to accommodate the proposed development; "The City Comlcil finds that public services will be provided to the subject property upon developme~~t. (See Exhibit B of the Staff Kepoi•t for more details from public set•vice 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 tllc development at their own cost, the City Council finds that the subdivision wilt not require the expenditure of capital improvement fiends. d. There is public financial capability of supporting services for the proposed development; Based on comments from public service providers, the City Council finds there is public financial capability of supporting services for the proposed development. e. The development will not be detrimental to the public health, safety yr general tivelfare; and The city Council is not aware of any associated with the platting of this property in their analysis. health, safety, or enviromnental problems ACRD and I`I'D consider road safety issues J?xhibit B - 24 -