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Application Materials TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To ensure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall To: Attention C.Jay Coles, City Clerk By: December 18, 2017 Cit y Clerk ’s Office 33 E. Broadwa y Avenue, Meridian, ID 83642 Phone 208-888-4433 Fax 208-888-4218 www.meridiancity.org Transmittal Date: November 20, 2017 File No: H-2017-0151 CUP, PP Hearing Date: December 21, 2017 REQUEST: A Conditional Use Permit Consisting of 124 Multi-Family Dwelling Units on Approximately 10.68 Acres in an Existing C-G Zoning District and a Preliminary Plat Consisting of 16 Multi -Family Building Lots, 4 Common Lots and 2 Other Lots on 10.68 Acres in an Existing C-G Zoning for Harper Ridge Subdivision By: McMaster Limited Partnership Location of Property or Project: 3885 E Copper Point Drive Ryan Fitzgerald (No FP) Meridian School District Gregory Wilson (No FP) Meridian Post Office Steven Yearsley (No FP) Ada County Highway District Treg Bernt (No FP) Ada County Development Services Rhonda McCarvel (No FP) Central District Health Bill Cassinelli (No FP) COMPASS Jessica Perreault (No FP) Nampa Meridian Irrigation District Tammy de Weerd, Mayor Settlers Irrigation District City Council Idaho Power Company Sanitary Services Century Link Building Department Intermountain Gas Co. Fire Department Idaho Transportation Department Police Department Ada County Associate Land Records City Attorney Downtown Projects City Public Works Meridian Development Corporation City Planner Historical Preservation Comm.` Parks Department South of RR/SW Meridian Economic Development NW Pipeline New York Irrigation District Boise-Kuna Irrigation District Boise Project Board of Cont rol – Tim Paige Hearing Date: December 21, 2017 File No.: H-2017-0151 Project Name: Harper Ridge Subdivision Request: (CUP): Request for a Conditional Use Permit consisting of 124 multi -family dwelling units on approximately 10.68 acres in an existing C -G zoning district. Request: (PP) Request for Preliminary Plat consisting of 16 multi -family building,lots 4 common lots and 2 other lots on 10.68 acres in an existing C -G zoning district. Location: The site is located at 3885 E. Copper Point Drive in the north V2 of the south west 1/4 of Section 21, Township T.3N., Range IE. 1 IV— `}.. C�,WE IDIAN BY: -.Planning Division DEVELOPMENT REVIEW APPLICATION STAFFUSE ONL / Project name: File number(s): Assigned Planner: J0,5 �_ Related files: Type of Review Requested (check all that apply) ❑ Accessory Use ❑ Planned Unit Development ❑ Administrative Design ReviewPreliminary Plat �s ❑ Alternative Compliance Private Street ❑ Annexation and Zoning ❑ Property Boundary Adjustment ❑ Certificate of Zoning Compliance ❑ Rezone ❑ City Council Review ❑ Short Plat ❑ Comprehensive Plan Map Amendment ❑ Time Extension: ❑ Comprehensive Plan Text Amendment Director/ Commission/Council (circle one) Conditional Use Permit ❑ UDC Text Amendment lb�Conditional Use Modification ❑ Vacation: Director/Commission (circle one) Director/ Council (circle one) ❑ Development Agreement Modification ❑ Variance ❑ Final Plat ❑ Other ❑ Final Plat Modification f �` �'��' (, ��u✓`�' " Applicant Information Applicant name: �/�-� 5 � `1` � ��5 �t f� Phone: •Z-1� '�MA"5709 Applicant address: �� �0� 2�G� Email: �©w( e City: State: Zip: grS(0 Applicant's interest in property: L -Own ❑ Rent ❑ Optioned ❑ Other Owner name: ck--5 " `, Owner address: Email: Phone: City: State: Zip: 1 Agent/Contact name (e.g., architect, en ineer, developer, representative):Z- Firm name: �j c w "z �l>7�ry Phone: Z_0�-1 eoa — (`(O l s Agent address: u* \ ci Email: y C- '`- 4-Z C( ` �� cv�-Q-"�' City: �r t CUL, cli . State: i V�� Zip: Primary contact is: ❑ Applicant ❑ Owner 5ZAgent/Contact Information Location/street address:y Cj ' `�"Yp ?bin+Township, range, section: `�I� , i t � 2� Assessor's parcel number(s): S 112 i Z ��Zy Total acreage: 16-60" Zoning district: C ' CI S(�2i-35 co c -&-c Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 xti,xvw.meridiancity.org/plannine -1- (Rei. 06/12/2014) Project/subdivision name: r � V!�=E �'" �� �ta.� �/ t �� b� w * General description of proposed project/request: c� f(— 1D lay ��� r� I- a1J 7 , 4 b���cL l 1•s i'Z td,v:� o,ti (0, -1 �5 Proposed zoning district(s): Acres of each zone proposed: 10, (y 6 a- c Type -C- Type of use proposed (check all that apply): Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? N M 11D Which irrigation district does this property lie within? N V -k t 'n Primary irrigation source: Secondary: lit Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): Z 0-7 SF Residential Project Summary (if Number of residential units: z (` h 645 Number of building lots: 1 (0 Ccs Number of common lots: Number of other lots: Proposed number of dwelling units (for multi -family developments only):.A, 1 bedroom: 20 2-3 bedrooms: D4 4 or more bedrooms: Minimum square footage of structure (excl. garage): & r5d ` Maximum building height: 2' I Minimum property size (s.f): I1 154 S -F Average property size (s.f.): ��j ��`e�� � Gross density (Per UDC l l-lA-1): 11-W DRIP` Net density (Per UDC 11-lA-1): Acreage of qualified open space: CIC. Percentage of qualified open space: Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): o� v'A,0 Amenities provided with this development (if applicable): f? i \ ; uS.z- i 1 Type of dwelling(s) proposed: ❑ Single-family Detached ❑ Single-family Attached ❑ Duplex ('Multi -family ❑ Vertically Integrated ❑ Other Non-residential Project Summary (if applicable) NIP, Number of building lots: Common lots: Other lots: Gross floor area proposed: Hours of operation (days and hours): Total number of parking spaces provided Authorization Print applicant name: Applicant signature:. Existing (if applicable): 110 ❑ Townhouse F-'-A►*'Y Building height: Number of compact spaces provided: c" C�� k jk'i Date: Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancily.org/planning -2- (Rev. 0 6/1 212 0 1 4) DESCRIPTION FOR HARPER RIDGE SUBDIVISION A parcel of land located in the W1/2 of Section 21, T.3N., R.1 E., B.M., Meridian, Ada County, Idaho more particularly described as follows: Commencing at the C1/4 corner of said Section 21 from which the W1/4 corner of said Section 21 bears North 89°07'51" West, 2667.58 feet; thence along the East-West centerline of said Section 21 North 89°07'51" West, 66.17 feet; thence leaving said East-West centerline South 00°52'09" West, 7.00 feet to an angle point in the exterior boundary line of Sutherland Farm Subdivision No. 5 as filed in Book 94 of Plats at Pages11,433-11,445, records of Ada County, Idaho, said point also being the REAM POINT OF BEGINNING; thence along the exterior boundary line of said Sutherland Farm Subdivision No. 5 the following 8 courses and distances: thence South 3703249" East, 26.55 feet; thence South 00°11'16" West, 117.48 feet; thence North 87°43'08" West, 81.45 feet; thence 192.67 feet along the arc of a curve to the left, said curve having a radius of 350.00 feet, a central angle of 31032'28" and a long chord of 190.25 feet which bears South 76030'38" West; thence South 60°44'10" West, 17.46 feet; thence 195.28 feet along the arc of a non -tangent curve to the left, said curve having a radius of 260.00 feet, a centfal angle of 44045'15" and a long chord of 190.35 feet which bears South 38021'47" West; thence South 15059'12" West, 112.50 feet; thence 195.09 feet along the arc of a non -tangent curve to the right, said curve having a radius of 100.00 feet, a central angle of 111046'39" and a long chord of 165.59 feet which bears South 71'5232" West; thence continuing along the exterior boundary line of said Sutherland Farm Subdivision No. 5 and along the exterior boundary line of Sutherland Farm Subdivision No. 3 as filed in Book 91 of Plats at Pages 10,859-10,861, records of Ada County, Idaho North 52014'02" West, 127.00 feet to an angle point in the exterior boundary line of Sutherland Farm Subdivision No. 3; thence continuing along the exterior boundary line of said Sutherland Farm Subdivision No. 3 the following 2 courses and distances: Page 1 of 2 thence 111.22 feet along the arc of a curve to the left, said curve having a radius of 220.00 feet, a central angle of 28°57'57" and a long chord of 110.04 feet which bears North 66°43'00" West; thence North 81012'02" West, 256.90 feet; thence continuing along the exterior boundary line of said Sutherland Farm Subdivision No. 3 and along the exterior boundary line of Sutherland Farm Subdivision No. 4 as filed in Book 92 of Plats at Pages 10,988-10,990, records of Ada County, Idaho North 88°30'26" West, 230.10 feet; thence continuing along the exterior boundary line of said Sutherland Farm Subdivision No. 4 North 68002'56" West, 75.09 feet to the SE corner of Silverstone Subdivision -Phase 2 as filed in Book 85 of Plats at Pages 9,441 and 9,442, records of Ada County, Idaho; thence along the easterly boundary line of said Silverstone Subdivision -Phase 2 the following 5 courses and distances: thence North 21057'04" East, 60.04 feet; thence North 23°01'29" West, 91.35 feet; thence North 00°00'04" West, 190.06 feet to a point on the East-West centerline of said Section 21; thence along said East-West centerline South 89°07'51" East, 3.31 feet; thence leaving said East-West centerline North 00°13'03" East, 164.50 feet to a point on the southerly right-of-way line of E. Copper Point Drive; thence along said southerly right-of-way line the following 2 courses and distances: thence 59.85 feet along the arc of a non -tangent curve to the left, said curve having a radius of 327.00 feet, a central angle of 10029'11" and a long chord of 59.76 feet which bears South 84'33'10" East; thence South 89'47'40" East, 10.38 feet to a point on the West boundary line of Silverstone Campus Subdivision as filed in Book 89 of Plats at Pages 10,295-10,299, records of Ada County, Idaho; thence along said West boundary line South 00'15'36" West, 159.85 feet to the SW corner of said Silverstone Campus Subdivision; thence along the South boundary line of said Silverstone Campus Subdivision South 89'07'51" East, 375.99 feet; thence leaving said South boundary line South 00'11'16" West, 7.00 feet to a point on the South right-of-way line of W. Copper Point Drive; thence along said South right-of-way line South 89'07'51" East, 891.73 feet to the REAL POINT OF BEGINNING. Containing 10.68 acres, more or less. bs�'pL cc 77 :33 Page 2 of 2 of November 14, 2017 City of Meridian Planning and Zoning Commission and City Council c/o City of Meridian Planning Department 33 E. Broadway Avenue Meridian, ID 83642 RE: Harper Ridge Subdivision Conditional Use Permit and Preliminary Plat Applications Dear Commissioners and City Council Members: On behalf of McMaster Limited Partnership, please accept these applications for a conditional use permit and preliminary plat for the Harper Ridge Subdivision located at 3885 E. Copper Point Drive on the southwest corner of Copper Point Drive and Knapp Avenue. We are requesting a preliminary plat for 16 multi -family building lots with 124 units, 4 storage building lots, and 2 common lots on 10.68 acres in an existing C -G zone. Site History — Sutherland Farm This 10.7 acre property is the last remaining undeveloped parcel from a large annexation, zoning, and preliminary plat application approved in 2002 for the Sutherland Farm Subdivision consisting of 260 detached single-family lots, 32 attached single-family lots, 11 office/multi-family lots, and 5 commercial lots on 127.7 acres. At that time, this 10.7 acres north of the Ridenbaugh Canal was zoned C -G and excluded from the Development Agreement for the remaining 117 acres south of the canal. The remaining 117 acres was zoned R-4 with a Planned Unit Development designation to allow reduced lot sizes and mixed uses with conditional use permits at a later date. The subject 10.7 acre site did not have a detailed site plan at that time. In 2004, a 16 acre portion of the R-4 zoning southwest of the subject property was modified to eliminate some office and multi -family lots and add 47 single family residential lots for the Sutherland Downs subdivision (Sutherland Farm Phase 4). These lots are a mix of 37'x100' attached and 50'x100' detached single family lots with houses ranging in size from 1,250 sf to 2,200 sf. In 2014, a 5.4 acre portion of the original office lot area of Sutherland Farm on Eagle Road adjacent to the Ridenbaugh Canal was rezoned to C -C for the Citadel Self Storage site. In 2016, a 5.4 acre portion of the original office lot area of Sutherland Farm on Eagle Road south of Easy Jet Drive was rezoned R-8 with 33 single-family residential lots with the Bancroft Square Subdivision. In 2017, a 5.2 acre addition to the Sutherland Farm subdivision was annexed into the City and HOA with a R-4 zone and 17 lots in the Knightsbridge Subdivision providing an additional Victory Road access. Surroundine Uses and Zonin The site is located on the southwest corner of E. Copper Point Dr. and S. Knapp Avenue with C -G zoning identical to other adjacent property to the north and west in the Silverstone Subdivision complex. An existing office complex is located on the west property line and an existing preschool is located on the north property line in the northwest corner of the site. A vacant C -G lot is located directly north of Copper Point Drive across the street. The predominant uses within the Silverstone complex are offices with some restaurants near Eagle and Overland Road. This property has direct access to S Eagle Road on Copper Point Drive and indirect access north through the Silverstone complex to Overland Road. The Movado Subdivision is northeast and east of the site and zoned R-8 adjacent to this site. The future connection of the Movado Subdivision to E. Copper Point Drive will provide additional routes to Overland Road. The Sutherland Farm properties on the south side of the Ridenbaugh Canal across from the subject property are Sutherland Downs (R-8) to the southwest and Sutherland Farm (R-4) to the south including a 6 acre private park and a 10 foot regional pathway along the full length of the Ridenbaugh Canal adjacent to the site to Eagle Road. A bridge is located at Knapp Avenue adjacent to the site that also provides pedestrian connectivity to the south and additional vehicular access to Eagle Road and Victory Road south of the site at 2 locations. The current Meridian Comprehensive Plan and Future Land Use Map indicates Mixed Use Regional for this 10.7 acres and the adjacent Silverstone Complex. The Movado and Sutherland Farm Subdivisions are shown as Medium Density Residential. Conditional Use Permit Requirement The proposed Harper Ridge multi -family subdivision is an allowed use within the existing C -G zone with a Conditional Use Permit application (attached). The site will consist of 16 multi -family buildings with 124 apartment units, 4 storage buildings, and a clubhouse/pool/amenity area. The buildings are all 2 -story 8-plex except for one 2 -story 4-plex building with architecture meeting the City of Meridian Design guidelines. The site has been designed to meet the multi -family parking requirements of 1.5 spaces per 1- bedroom units and 2 spaces per 2/3 bedroom units with 1 covered parking space per unit. In addition, the site exceeds the multi -family open space requirement of 250 sf per unit or 30,000 sf by double with 60,548 sf. The site amenities proposed are a clubhouse, pool, playground, fire pit, fitness facility, and 50'x100' (min) open space. Preliminary Plat The 10.7 acre site is proposed to be subdivided into 16 multi -family building lots, 4 storage building lots, 1 clubhouse/amenity lot, and 1 Ridenbaugh Canal lot. The gross density is 11.6 dwelling units per acre with multi -family building lot sizes ranging from 11,514 SF to 27,696 SF with an average multi -family building lot size of 20,183 SF. The Ridenbaugh Canal lot has an exclusive easement for an NMID access road along the north canal bank and the Harper Ridge Building Owners Association will be responsible for weed maintenance within the common lot behind the 6 -foot wrought iron fence on the common lot line. Sewer Service The Harper Ridge Subdivision will be serviced by an existing 8 -inch sewer main in E. Copper Point Drive at the northwest corner of the site with adequate depth to service the entire 10.7 acres. Water Service The Harper Ridge Subdivision will be serviced by an existing 12 -inch water main stub in E. Copper Point Drive with connections at two site entrances for a looped system. Pressure Irrigation Primary pressure irrigation will be provided by Nampa -Meridian Irrigation District (NMID) via an existing pump station for the Sutherland Farm Subdivision and existing pressure irrigation mains at the SE corner of the site. We understand an upgrade to the existing NMID regional pump station may be required depending on final engineering plans and NMID requirements for development of this 10.7 acre site. Roadways and Storm Drainage The site has three accesses to E. Copper Point Drive which is currently improved with curb/gutter/sidewalk on the north side of the road. This subdivision will provide curb/gutter/sidewalk on the south side of the road and minor widening per ACED requirements. The interior drive aisles and parking stalls are designed to meet Meridian Fire Department standards and will have a cross -access and public utility easements across the building lots which are designed to the center of the driveway. Storm drainage will be mitigated by underground seepage beds in accordance with ACRD design criteria for Copper Point Drive widening and City of Meridian standards for interior private driveway construction. Subdivision Design — Special Features The site has been designed to minimize the impact to the neighbors to the south of the Ridenbaugh with the distance between the existing houses to the nearest proposed multi- family building at approximately 140 feet to 150 feet. In addition, we are under the maximum building height limit with only 2 -story buildings and 30 -foot maximum building height. Also, the Harper Ridge site is approximately 6'- 8' below the adjacent Sutherland Farm lots and adjacent canal access road To provide a safety barrier to the Ridenbaugh Canal, 1575 feet of 6 -foot -tall wrought iron fence will be provided on the common lot line with extra trees planted on the north side of the fence and the existing mature trees will be retained where allowed by NMID. In addition, an extra -wide, 28'-38' wide landscape buffer from the proposed apartment buildings has been provided to the existing preschool property line at the northwest corner of the site. Architecture The proposed Harper Ridge multi -family subdivision will consist of 16 multi -family buildings with 124 apartment units (2 -story), 4 storage buildings (1 -story), and a clubhouse/pool/amenity area (1 -story). The submitted building architecture meets or exceeds the City of Meridian Design Review guidelines. Additional color renderings of the buildings will be provided prior to the first public meeting. Variances The site design for the Harper Ridge Subdivision exceeds the minimum requirements of the C -G zoning ordinance and Multi -Family Design Review guidelines and no variances are requested with this application. Overall Site Statistics - Sutherland Farm We have prepared a Usable Open Space and Density Analysis and Exhibit for the original 117 acres of Sutherland Farm south of the Ridenbaugh Canal annexed in 2002 with the subject 10.7 acre site north of the Ridenbaugh Canal. In addition, the recent 5.2 acre Knightsbridge Subdivision was included since it annexed into the Sutherland Farm HOA recently. The results are attached and show the overall density of the Sutherland Farm annexation, including our site, is 3.8 dwelling units per acre and within the original R-4 zoning allowed density. In addition, the overall open space is 11.4%. Although specifically excluded from the original Development Agreement and Sutherland Farm HOA, we believe the original development and approval intent was achieved to have a multi -family component "within" the Sutherland Farm development and to maintain an overall gross density under 4 units per acre. Summary The proposed conditional use permit and preliminary plat applications for the Harper Ridge Subdivision carefully considered all aspects of the Meridian Zoning Ordinance, the Meridian Comprehensive Plan, site location, surrounding neighborhoods, and the housing market in Meridian to develop a high-quality residential development that exceeds the minimum development standards and provides excellent design characteristics. We respectfully request your approval of these applications. Sincerely, Matt Schultz Schultz Development LLC attachments -?IlUr _. I �IOfi�1 �°�I W,'4/7= - - V SUTHERLAND FARM SUBDIVISION - CITY OF MERIDIAN WITH HARPER RIDGE MULTI -FAMILY SITE (10.7 ACRES) USABLE OPEN SPACE AND DENSITY ANALYSIS - 133.06 ACRES 11/14/2017 PARCEL Sutherland Farm Sutherland Downs Mini -Storage Bancroft Square Knightsbridge Harper Ridge Tota I Prepared By: Matt Schultz USABLE % OPEN OPEN UNIT % GROSS AREA (AC) SPACE (AC) SPACE COUNT UNITS DENSITY 90.23 8.56 9.5% 254 50.1% 2.8 16.17 3.77 23.3% 79 15.6% 4.9 5.42 0.50 9.2% 0 0.0% 0.0 5.41 0.41 7.6% 33 6.5% 6.1 5.15 0.52 10.1% 17 3.4% 3.3 10.68 1.39 13.0% 124 24.5% 11.6 133.06 15.15 11.4% 507 100.0% 3.8 RECORDING REQUESTED BY AND WHEN RECORDED MAIL TOD2015-009789 ADA COUNTY RECORDER Christopher D. Rich THORNTON BYRON L.L P. BOISE IDAHO Pgs=4 CHE FOWLER 0210612A010 UNT 8 PM BYR3101 W.MAIN STREET,SURE200 TON P.O. BOX 7156 THORN1111111111111111111111111111111111111111111111111 BOISE, ID 83707-1156 00063968201600097890040041 208/344-8600 (SPACE ABOVE LINE FOR RECORDER'S USE) QUITCLAIM DEED Copper Point Partners LLC, an Idaho limited liability company, Grantor, does hereby convey, release, remise and forever quitclaim unto McMaster Limited Partnership, an Idaho limited partnership, Grantee, whose current address is 16166 N. 20P Street, Nampa, Idaho 83687, all of the right, title and interest in and to that certain real property located in Ada County, Idaho, more particularly described on Exhibit A, attached hereto and made a part hereof by this reference. Together with all improvements, easements, hereditaments and appurtenances thereto, and subject to such rights, easements, covenants, restrictions and zoning regulations as appear of record or based upon the premises. In witness whereof, Grantors have hereunto subscribed their name to this instrument effective the 31' day of December, 2014. Grantor: Cop4oas ers LLC By: . cMaster, Manager QUPrCLAIM DEED - P. 1 STATE OF IDAHO SS. COUNTY OF On this a�day of , 2015, before me, the undersigned Notary Public in and for said State, personally peared uglas R. McMaster, known or identified to me to be the Manager of Copper Point P vers LL , the Idaho limited liability company that executed the foregoing instrument and the person whose name is subscribed to the within instrument, and acknowledged to me that said limited liability company executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year fust above written. NOTARY PUB Stat f o ,�pgHtH�y�� Residing at ` My commission expires: "► - a- a o t S PU011 AZO -re 0V QurrcLAIM DEED - P. 2 EXHIBIT A LEGAL DESCRIPTION: A PARCEL OF LAND SITUATED IN A PORTION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER & THE NORTH HALF OF THE SOUTHWEST V4 OF SECTION 21, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE CENTER V4 MARKING THE NORTHEAST CORNER OF THE SOUTHWEST V4 OF SECTION 21; THENCE ALONG THE NORTHERLY BOUNDARY OF THE SOUTHWEST 1/4 OF SAID SECTION, NORTH 89007'46" WEST, 66.17 FEET; THENCE SOUTH 00°52'14" WEST, 7.00 FEET TO THE POINT OF BEGINNING; THENCE ALONG THE NORTHWESTERLY BOUNDARY OF SUTHERLAND FARM SUBDIVISION #5 THE FOLLOWING TWO COURSES AND DISTANCES: 1) SOUTH 37°3249" EAST, 26.55 FEET; 2) SOUTH 00011'16" WEST, 117.48 FEET TO THE CENTER LINE OF THE RIDENBAUGH CANAL; THENCE ALONG SAID CENTER LINE AND SAID NORTHWESTERLY BOUNDARY THE FOLLOWING SEVEN COURSES AND DISTANCES: 1) NORTH 87043'08" WEST, 81.45 FEET; 2) ALONG A CURVE TO THE LEFT 192.67 FEET, HAVING A RADIUS OF 350.00 FEET, AND A LONG CHORD WHICH BEARS SOUTH 76030`38" WEST, 190.25 FEET; 3) SOUTH 60044'10" WEST, 17.46 FEET; 4) ALONG A NON TANGENT CURVE TO THE LEFT 195.28 FEET, HAVING A RADIUS OF 250.00 FEET, AND A LONG CHORD WHICH BEARS SOUTH 38021'47" WEST, 190.35 FEET; 5) SOUTH 15059'12" WEST, 112.50 FEET; 6) ALONG A CURVE TO THE RIGHT 195.09 FEET, HAVING A RADIUS OF 100.00 FEET, AND A LONG CHORD WHICH BEARS SOUTH 71052'32" WEST, 165.59 FEET; 7) NORTH 52014'02" WEST, 127.00 FEET; THENCE ALONG SAID CENTER LINE AND THE NORTHERLY BOUNDARY OF SUTHERLAND FARM SUBDIVISION #3 THE FOLLOWING COURSES AND DISTANCES: 1) ALONG A NON TANGENT CURVE TO THE LEFT 111.22 FEET, HAVING A RADIUS OF 220.00 FEET, AND A LONG CHORD WHICH BEARS NORTH 660000" WEST, 110.04 FEET; 2) NORTH 81°12'02" WEST, 256.90 FEET; 3) NORTH 88030'26" WEST, 230.10 FEET; 4) NORTH 68°02'56" WEST, 75.09 FEET,- THENCE EET;THENCE ALONG THE SOUTHEASTERLY BOUNDARY OF SILVERSTONE SUBDIVISION PHASE #2 THE FOLLOWING FIVE COURSES AND DISTANCES: 1) NORTH 21°5T04" EAST, 60.06 FEET, 2) NORTH 23001'29" WEST, 91.35 FEET; 3) NORTH 00°00`04" WEST, 190.06 FEET TO THE NORTHERLY BOUNDARY OF THE SOUTHWEST 1/4 OF SECTION 21; 4) ALONG SAID BOUNDARY, SOUTH 89°07'46" EAST, 3.31 FEET; 5) NORTH 00013'03" EAST, 183.13 FEET; THENCE THENCE ALONG THE SOUTHWESTERLY BOUNDARY OF SILVERSTONE CAMPUS THE FOLLOWING COURSES AND DISTANCES: 1) SOUTH 00013'03" WEST, 186.86 FEET TO THE NORTHERLY BOUNDARY OF THE SOUTHWEST IA OF SECTION 21; 2) ALONG SAID BOUNDARY, SOUTH 89007'46" EAST, 375.76 FEET; 3) SOUTH 00011'16" WEST, 7.00 FEET; 4) PARALLEL WITH AND 7.00 FEET SOUTHERLY OF THE NORTHERLY BOUNDARY OF THE SOUTHWEST 1/4 OF SECTION 21, SOUTH 89007'46" EAST, 891.71 FEET TO THE POINT OF BEGINNING. LESS AND EXCEPTING THEREFROM THAT PROPERTY DEEDED TO ACHD BY WARRANTY DEED RECORDED AS INSTRUMENT NO. 102042502, RECORDS OF ADA COUNTY, IDAHO. AFFMAWT OF LEGAL DITEPtEST STATE OF IDAHOCOUNTY OF ADA IN -4A4 ) q _Z_6qo (name) (,,�ddress) kJ (city) (state) being first duly sworn upon, oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my per 'ssioo CAV�;,� (�-z (name) (address) to submit the accompanying application(s) pertaining to that property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this 17 day SUBSCRIBED AND SWORN to before me the day and year first above written. RAINELLE WOLF (Notary Public for Idaho) NOTARY PUBLIC Residing at: STATE OF IDAHO My Commission Expires: 33 E Broadway Suite 210 • Meridian, Idaho 83642 Phone: (208) 884-5533 0 Facsimile: (208) 888-6678 • Website: www.meridiancity.org T cn •� •u CC L L m CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: Applicant(s)/ ontact(s): _ Date: -7 -H-13 City Staff: ; t4 Location: Size of Property: __LI , h Comprehensive Plan FLUM Designation: �- C -i Design Guidelines Development Context: ❑ Urban ❑ Urban/Suburban ®Suburban ❑ Rural Existing Use: Existing Zoning: C - C -J Proposed Use: �u� - by Proposed Zoning: (_ C1 Surrounding Uses: S. N', co E' �;�' vJ', Cam .Lf Street Buffer(s) and/or Land Use Buffer(s): f,yl- ealu� Co(+ �L Poi..#- p4 -,, se Open Space/Amenities/Pathways: Access/Stub Streets/Street System: Sewer & Water Service: Waterways/ Floodplain/Topography/Hazards: History: Additional Meeting Notes: Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments and/or conditions on large projects may delay hearing(s) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: ❑ Ada County Highway Dist. (ACHD) ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Public Works Department ❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District ❑ Building Department ❑ Republic Services ❑ Police Department ❑ Parks Department ❑ Central District Health Department ❑ Fire Department ❑ Other: Application(s) Required: ❑ Administrative Design Review ❑ Alternative Compliance ❑ Annexation ❑ City Council Review ❑ Comprehensive Plan Amendment - Map ❑ Comprehensive Plan Amendment - Text Conditional Use Permit ❑ Conditional Use Permit Modification/Transfer ❑ Rezone ❑ Development Agreement Modification ❑ Short Plat ❑ Final Plat ❑ Time Extension - Council ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Planned Unit Development ❑ Vacation ❑ Preliminary Plat ❑ Variance ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. NEIGHBORHOOD MEETING HARPER RIDGE APARTMENTS C.U.P AND PRELIMINARY PLAT MERIDIAN POLICE STATION, CONFERENCE ROOM OCTOBER 3, 2017 at 6:00 PM Name Address Phone # E-mail 3. S• net 4. 5. � .o to CL-c,c',►�rJ Li R a .. 6 1 1 �4 xA 1.Vc� 7. � � a 7« �, ate, pp 8. ,R hh o(�% trfC K r, 26s s� �%e d l ar U/•� / C �' 9. 10. �o sJ ?*-qcoKt — , 0-ly 12. lUli/ `1l '9 13. _ 14. 15. L� r b Y', ` 0,0-vo o n 4 17. V 2 rYL pe(e-G-e-- IN r Wia4�k- S a,540 S - -%ri s 4rzZ-V A - Cq,�,7 ZO 6ae, 3 7 72 01/ 20ee' 37 8'B' L: 6 rJrr�✓ Or COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. Applicant/agent signature V Date Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning 10/3/2017 Print Window subject: Harper Ridge Subdivision Name Reservation From: subnamemail@adaweb.net To: schultzdevelopment@yahoo.com Cc: gcarter@idahosurvey.com Date: Tuesday, October 3, 2017, 2:43:36 PM MDT October 3, 2017 Matt Schultz, Schultz Development Greg Carter, Idaho Survey Group RE: Subdivision Name Reservation: HARPER RIDGE SUBDIVISION At your request, I will reserve the name Harper Ridge Subdivision for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. This reservation is available for the project as long as it is in the approval process unless the project is terminated by the client, the jurisdiction or the conditions of approval have not been met, in which case the name can be re -used by someone else. Sincerely, Jerry L. Hastings, PLS 5359 County Surveyor Deputy Clerk Recorder Ada County Development Services 200 W. Front St., Boise, ID 83702 (208) 287-7912 office (208) 287-7909 fax From: Matt Schultz[mailto:schultzdevelopmentayahoo.coml Sent: Wednesday, September 27, 2017 11:18 PM 1/2 ITE CONSULTING, LLC Mr. Matt Schultz October 31, 2017 Schultz Development Page 1 of 6 Post Office Box 1115 File #17007-A Meridian, Idaho 83680 Re: Groundwater Research Harper Ridge Subdivision 3885 East Copper Point Way Meridian, Idaho Matt: This property consists of a single parcel (#S1121315100) located on the south side of Copper Point Way of west side of Knapp Avenue in Meridian, Idaho. The Riddenbaugh Canal is the south boundary for the subject property. As authorized, on June 8, 2017, SITE staff logged and sampled four test pits on the subject property. These four test pits were extended to twelve feet deep. At this depth, loose sand and gravels were sloughing faster than could be excavated with a rubber tire backhoe. Groundwater was not encountered. Since groundwater was not confirmed, additional research was undertaken. The subject property is located in township 3 north, range 1 east, section 21. Well logs for this and adjacent sections were reviewed on the Idaho Department of Water Resources website. The attached well logs are for wells within a few hundred feet of the subject property. The well logs indicate that the static water level is 20-45 feet below the ground surface. It is safe to assume this is the depth to groundwater on the subject property. We look forward to assisting with your geotechnical needs should this project become viable and proceed to the design phase. Should you have any questions or require additional information, please contact our office at your convenience. Respectfully subm Bob J. Arnold, PE SITE Consulting, L J` 208-440-6276 * bjarnoldpe@msn.com ( 1 ) Post Office Box 190537 * Boise, Idaho 83719 SITE "LONSULTING, LLC 698774 W tne:brml •• F 4. ��• �, WELL LOG AND REPORT OF THS pwitmi1'i ul Reclamatlor STATE RECLAMATION /ENGIRM OF MAHO Permit tfo Wdl /rL. UL/• �,•e�A!/(/ !°dote well in section Address— DAlla C�' Gtn�/inlarFjd , Addrose C l Weil lotathon f��Tykt W_+A See , T._..o.s.—N/% Size of drilled hale ppAl -: � .• NWI/s NE94. a X SW'/4 Tetof daT of w slt_L Give depth to standing water from tha grovnilK5 wafer tamp °Fahr. � - • � , On "pumping Test" delivery wo .pj or ifs. Drpwd6dm Q Alii Size of pump and motor used to makp IN ' Iapglh of time of test—/ . �iosa>�to N`tj• _•.•a , - orf:,. r` LY 7 ] If flowing W$% vire flow• �.fs or--9.dSL.•drrFLfrohut off plrass+. If flowing well, dKeribsd Water will he used to,�i-;!'�a/ Thidmess of casino / -260 Ing material .LL li Dia.dor, lengths and location of cwtng4L—'- .: of casing per lineal fnaf CASINO RECORD 'Diam. From I To Gnglh Ramorks—sm1s, UmKngr etc. Casing I Feet Fast Humber and sin of pstterafto taeated— fear Io real from gmund Date of commencement of wel ore of-niplinon of wan N .1714i s.z / 3N r� G? 208-440-6276 * bjarnoldpe@msn.com (3) Post Office Box 190537 * Boise, Idaho 83719 208-440-6276 * bjarnoldpe@msn.com (4) Post Office Box 190537 * Boise, Idaho 83719 . . - WILL LOG - From Faa♦ T4� { • ggC gY Type of Materia/ • - f0qq ' .h L� ` sL-r.� (�y- oun Ju2aC.-� n�'LO aZ 77 If morn space is raquired we Sheat N9.,.2 - Wal. DRILUR'S STATEMENT This wall wcs deDlad under my tupatvltlon and the abava lnfammtlnn It tma and careet to the bast of my know- Woe and u-410f. _ /1 _ / ��✓ Signed_ By Lkanse Na .✓3 DaPRa •19 - f 208-440-6276 * bjarnoldpe@msn.com (4) Post Office Box 190537 * Boise, Idaho 83719 Utz /0' -SITE CONSULTING REPORT OF WELL DRILLER State of Idaho LLC State lad requires that this report shall be filed with the`St Engineer within 30 days after completion or abandonment of the well WELL Jdvl Cd oiti .x . Owner"® Permit NO. NATURE OF WORK (check Re lacemeet veli f{ew ve12 (� Deepened Abandoned Hater is to be used for:, METHOD OF CONSTRUCTION: Rotary n Cable Dug 0 Other explain _ ` CASINO SCHEDULE: Threaded Welded r/ "Dian. from_%�_ft. to Z c ft. "Diam. from ft. to £t. "Di am. from ft. to ft. ®"Diam. from ft. to ft. Thickness of casing; �:� Flaterial: Steal concrete E] wood F1 other explain ^ PERFORATM? Yes [] No M Type of perforator used; Size of perforations—." by " _perforations from ft. to ft. perforations from —!^ft. to ft. ��er Torations from ft. to €t. perforations from ft- to £t. HAS SCREEN INSTALLED? Manufacturer's name - Type Noel No. Diem. Slot size_m Set from ft. to ft. Diam._Slot oize—Set froft. to ft. CONSTRUCTION: Well gravel packed? Yes C] No. ❑ size of gravel Gravel placed from £t. to £t. Surface seal provided? Yes F� No [TTO what depth? ft. Material used in seal: Did an strata contain unusable water? Yes No. [] 'Type of water: Depth of strata ft. Method of seal n, strata off: Surface casing used? Yea No. Cemented in place? Yes No Locate well in section I I i I I i I I I I I I 1 I 1 I LOCATION OF WELL: County yS A�K}i Sec.,4-T._, i� ize of drilled hole:1- "V- Total epth of well: l 3 5 _ Standing water evel below ground: g.0 Temp. ahr. ° Test delivery: gp r cfe Pump? F1 Bail—Tr ize Af pump and (rotor used to make test: Drawdown: £t. Artesian pressure: ft. Above land surface Give flow cfa or gpa. Sbutoff�-ryen sure: Controlled by. Valve u Cap[ Plug No control M Does well leak around casing? Yes r-� 140 DEPTH MATERIAItoS�,: 8fj HATER rpnla TO YES OR NO Bork finielled: G Hell Driller'. Statemen : This well was drilled under my supervision and this report is true to the best of my knowledge. Name: Addresa: Signed by: License No. Date= Use other side for additional remarks SGS 208-440-6276 bjarnoldpe@msn.com ( 5 ) Post Office Box 190537 * Boise, Idaho 837!9 SITE /C.CINSULTING, LLC .y- _ e I 3� REPORT OF WELL DRILLER State of Idaho - State law requires that this report shall be filed with the State R 1 6ii-'•. Engineer within 30 days after completion or abandonment of the well. - WELL OWNERa^ -Fame C� Address Ownera Permit No. NATURE OF WORK (check : Replacement well New well 0 Deepened Abandoned Water is to be used fore l.`s-A,.y�� METHOD OF CONSTRUCTION: Rotary Cable yam. Dug Other explain _ CASING SCHEDULE: Threaded Weld _ Diem. from C ft. to "Diem. from ft. to ft. "Diam. from ft. toft. "Diam. from ft. to ft. Thickness of casing: Material: Steel `''l concrete wood Q other explain PERFORATED? Yee No Type of perforator need: Size of perforations:by perforations from ft. to ft.' erforations from ft. to ft. perforations from ..ft. to ft. perforations from ft. to ft. YASSCREEN INSTALLED? Yea r] No Manufacturer's name Type Model No. Diam.__Slot size -Set from ft. to ft Diam.`Slot size Set from ft. to ft CONSTRUCTION: Well gravel packed? Yes No. � size of gravel Gravel placed from ft. to ft. Surface Beal provided? Yes El No [D- To what depth? - !_ft. Material used in seal: _ Did any strata No. Type of Depth ofstrata strata off: Surface casing used? Yeis--1 2io. Cemented in place? Yes 11 No 17 Locate well in section LnOC,ATION. OF WELL: Cour �r�'KSIc-ji See, T. 3a� of drilled hole: Total . of well: Standing water below groun .65� ref'-% Temp. Test delivery: gpm cfs Test? W Hair of�am� and motor.used to Hake test: kwdown: ft. Artesian pressure: ft. eve land surface Give flow ofs gpm. Shutoff ressure: etzolled b Valve Cap plug F] No control 5 Does well leak around DEPTH KATERIAIJ08591 WATER --- - - 'n is well'was drilled under my supervision and this report is true to the best of my knowledge. Name:_ (✓L cz /r y� f ��__ Address: Signed by: 4" License Ito. f -//p Date: Use other side for additional remarks Nothing tollows USGS 208-440-6276 * bjarnoldpe@msn.com ( 6 ) Post Office Box 190537 Boise, Idaho 83719 9/13/2017 Print Window subject: Re: RE: Traffic Impact Study? From: Mwallace@achdidaho.org To: Clittle@achdidaho.org; schultzdevelopment@yahoo.com Date: Wednesday, September 13, 2017, 7:51:36 AM MDT Matt, A traffic impact study is not required for this application. Please let me know if you have any questions. Mindy X From: Matt Schultz <schultzdevelopment@yahoo.com> Sent: Wednesday, September 13, 2017 7:38 AM To: Mindy Wallace; Christy Little Subject: Fw: RE: Traffic Impact Study? Good Morning ... see attached 124 unit apartments on the SE corner of Silverstone Campus up against the Ridenbaugh Canal on Copper Point Way. Are we going to need a TIS? thanks for looking. Matt Schultz Schultz Development LLC (208) 880-1695 ----- Forwarded Message ----- From: Chad Kinkela <chad@ck-engineers.com> To: 'Matt Schultz' <schultzdevelopment@yahoo.com>; 'Chad Kinkela' <chad@ck-engineers.com>; 'Doug McMaster' <doug@mcmasterconst.com> Sent: Wednesday, September 13, 2017, 7:24:45 AM MDT Subject: RE: Traffic Impact Study? This is our rough cut at the site. My understanding is that Jim Glance might be coming out with a different layout. Let me know if more is needed to help. 1/2 E COPPER POINT DR. AREA= 1,307 SQ. FT. Jll l AEEARLYDVNGCENTER 18 AG LEARAREA=,746 1 H_Os III\ S . FT. SU DMER S Z. FARM NO. 3 CITY OF MERIDIAN MULTI—FAMILY OPEN SPACE REQIREMENTS COMMON OPEN SPACE 250 5F REQUIRED FOR EACH UNIT REQUIRED PROVIDED: CONTAINING BETWEEN 500-1,200 31,000 01 AC) 60,150 ( 1.4 AC) 5F (124 UNITS) ;m� hi.mp VACANT LOT — DINT war /—AREA= 3.150 SQ. FT. AREA= 2607 SQ. FT. �a o= eS`a0° e EXISTING PARK LANDSCAPE LEGEND \ Z GOM1,I0N OPEN 5PAGE NOT TO SCALE 11/06/2017 .° HARPER RIDGE ;m� hi.mp PROJECT #: 17207 D� 3885 E COPPER POINT DRIVE : '206-376-6520 PI_200<176.6163 � OPEN SPACE EXHIBIT X-11.0 _ S- G"m City. lido 83714 z ZPAS OHVQI'NVIQINHIN bR60'GBf (ROZ) x�-] 9ILIStf HAMI ZNIOd NHddOD'H 588f ZSOa]fBEi°J4OePS1S'F".j9 °1E30 11I21 N37 JISfJRaO0IZ�) 'S909"5/Rs`2!SNtJfll�af\eEOLIZc)�ZI -d H Amuu-1M-Ii °SLxY77vciv aDiQ Jd � f s5 7. i"Sb e3 ion W f 43 °�Q bmi 6 °osw= o" Mei fn w 1 ( I §3nnu bmr e§.e�x_ w I I I � i I II $ u W w -� za I 6 d 11 \ Ui - Vi u 1 0 z zv °a I I 111\ \ .ais ax w w H F- .1 I— 1 ao u 1 � g 0 I I / f• I `I / �� �/ J "� jo y I i w W I I' I 1 II_ . 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