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Application NorthTaunton Group Community Development May 15, 2019 Ms. Sonya Allen Associate City Planner Community Development Department 33 E. Broadway Ave., Meridian, Idaho 83642 Re: Gander Creek North Subdivision Project Description Dear Sonya, On behalf of the applicant, Trilogy Development, Inc., I am pleased to submit a Development Review Application for the Gander Creek North Subdivision with the following checklists: • Annexation/Rezone • Preliminary Plat The property totals 51.46 acres and is located at the southwest corner of McMillan Rd. and McDermott Rd. in unincorporated Ada County. Two separate parcels controlled by the applicant comprise the property: • S0432110450 (Union Square LLC) • 50432110100 (Union Square LLC) The applicant has submitted a concurrent Development Review Application for the Gander Creek South Subdivision_ Both subdivisions have been planned as one overall project but are submitted as separate applications due to the Nampa Meridian Irrigation District's ownership of the Five Mile Creek parcel. This waterway bisects the overall 117.10 -acre properties controlled by the applicant. The site extends south approximately 1,000 feet from McMillan Rd. to Five Mile Creek. McDermott Rd. is the east boundary and the future half -mile collector roadway is the west boundary. Currently, the property is in agricultural production with some rural residences and outbuildings. A small 0.43 -acre out -parcel at 6595 W. McMillan Rd includes a residence and lies on the south side of McMillan Rd. The applicant has spoken to the property owners, and they have declined to sell their property or be included in the annexation request. The owners will also not agree to an easement for a sidewalk along McMillan Rd. The Idaho Transportation Department has identified the future right-of-way needed (approximately 300 feet west of McDermott Rd.) to construct the extension of State Highway 16 from Chinden Blvd. to Interstate 84. The future right-of-way for the highway and slope easement for the planned McMillan Rd. overpass have been incorporated into the subdivision plan. The applicant has held several pre -application meetings with Meridian staff and other agencies. The most recent meeting occurred on December 4, 2018. A copy of the meeting notes prepared by staff is included with the application. A neighborhood meeting was noticed to property owners within 300 feet of the property. The meeting took place on December 17, 2018, at Meridian City Hall and was attended by seven property owners. The meeting notice, address labels, and sign -in sheet are included. Annexation/Zoning Application The property is zoned RUT (Rural Urban Transition) in Ada County, and the City's Future Land Use Map designates the property as Medium Density Residential. The property is contiguous to the City of Meridian on its east boundary. The applicant is requesting the City annex the property and rezone it to the R-8 Medium Density Residential District to permit the development of 156 single-family units of various sizes and configurations at a density of 3.03 units per acre. R-8 is an implementing zone for the Medium Density Residential designation. The Comprehensive Plan states that Medium Density Residential densities should range from 4-8 units per acre and should be designed conducive to walking with all housing and other uses sharing an interconnected sidewalk and street system. The minimum lot size is 4,000 square feet. The Gander Creek North Subdivision gross density is lower than 4-8 units per acre range due to larger lot sizes and the inclusion of land reserved for the ITD facilities. Gander Creek North and South have been planned as one community with larger lots in the North and a more compact layout in the South. Overall the gross density will be 3.42 units per acre and the density of the total development area net of the ITD and City parcels will be 4.16 units per acre. On October 23, 2018, the Meridian City Council approved the annexation of 108.76 acres owned by the West Ada School District and Robert Spriggel. Doth properties were zoned R-8, and the School District also received a Conditional Use Permit for the Owyhee High School. An additional elementary school is planned. On September 27, 2018, Heartland Townhomes Property Management, LLC signed a Memorandum of Agreement with the West Ada School District. A copy of the agreement is included. Heartland and West Ada will enter into a binding agreement upon the annexation of their respective properties. Heartland committed to extend a mid -mile collector road (N. McCrosson Ave_) from the north boundary of the West Ada parcel to McMillan Rd. and complete construction by the time the Owyhee High School is substantially complete, and the District is ready to seek a certificate of occupancy from the City. The completion of the collector will provide the District with two points of public access to the high school. Move -in is planned for July 2021. The current zoning exhibit that staff provided for the Pre -Application meeting is included below; however, the City has not officially updated the map with the School District and Spriggel properties rezoned to R-8. Both Gander Creek North and South subdivisions are depicted on the exhibit. Zoning as 1 0 Legend {I,; Prcject Location ,,,,s #• Monument Locations ,+I Monument Type i -- Future, Small — Existing Transmission coucas dnd'e wb260 to—Im i re AAM The COV of moidion - m Ia the Cmienl octuacy. • Secondary Ulstributlon Substation «....:,.,w Preferred 234 KV Transmission makes ro gty guarantee ivreffivess. ar coerp3eferiess oe oN aT fl L dato provided and _ Preferred 138kV Transmission � .�� Secondary 138 kV Transmisslon * - - - - ---- a!Area of Impact q Meridian City LImils Parceb - Mefsdion 7]j Print Dale_ 11129120 5 8 U.: sullen 4 as 1 0 Miles ,+I She 'information s*d m fhti man a cdmp�d kM va�ravt coucas dnd'e wb260 to—Im i re AAM The COV of moidion - m Ia the Cmienl octuacy. makes ro gty guarantee ivreffivess. ar coerp3eferiess oe oN aT fl L dato provided and j osn —rma lege] se+natm tr fm tt-. W—af n wnfdned �f:'w'I R'14 e R-15 R-25 x � d � a * 4\'il1 _i R R � R p �yy} -� F .. ERIDIA: N�4�-- Preliminary Plat Application The preliminary plat depicts a planned community that includes 156 single-family residential lots and 29 common lots. The common lots are comprised of 26 lots to be owned by the homeowner's association and 3 lots for 1TD. Total open space of 7.01 acres is 16.19 per cent of the developed area net of the future ITD right-of-way. The applicant has submitted a detailed spreadsheet and map exhibit that indicates the qualified open space. The total area is 5.48 acres or 12.65 per cent of the developed site (43.3 acres), which exceeds the requirement of 10%. In addition to the preliminary plat, a landscape plan is submitted that illustrates the landscape character for the community. Community Development Principles Before creating the preliminary plat and landscape plan, the applicant established the following community development principles to guide planning and design: 1. Create a healthy community that is active, walkable and connected 2. Provide recreational opportunities for a wide range of user groups and ages 3. Design activity areas and amenities for community gathering and social engagement 4. Utilize open space as an organizing element in neighborhood design 5. Offer a diversity of housing choices to match consumer incomes, preferences, and life stages 6. Interconnect residential areas and amenities with the use of streets and separated pathways 7. Create streetscapes that are safe, pleasant, and comfortable for a diverse population 8. Create a system of streets with short blocks, intersection density, and mid -block pedestrian connections 9. Connect the community to regional pathways Lot Pattern To encourage a mix of housing types and price points, lot sizes range for 4,251 to 10,692 square feet (average 6,739 square feet) and comprise groupings that are 4000, 5040, 6000, 7,000 and 8,000 square feet. The lot configuration includes traditional front -loaded lots and rear -loaded alley lots. Many of the lots back onto developed and active open space and others side on to green spaces. Conceptual house elevations have been provided to illustrate the mix and character of the homes. Vehicular Access and Circulation The applicant has held several meetings with ITD to confirm the right-of-way for Highway 16 and the slope easement required for the McMillan Rd. overpass. Kittelson & Associates prepared the project Traffic Impact Study (TIS) for review by ITD and ACHD_ ACHD has completed a detailed review of the report_ McMillan Rd. can be described as a farm to market road. It is designated as a residential arterial and the applicant will re -construct the road as a half -street per ACHD policies. The road will include 17 feet of pavement from center line., a gravel shoulder and borrow ditch. A detached sidewalk will be set back 18 feet from the edge of pavement to allow for the existing 138kv Idaho Power overhead power line. Between N. McCrosson Ave. and N. Glassford Ave_ the sidewalk will be 5 feet and east of the subdivision entry it will become 10 feet. N. Glassford Ave. will provide access to the Gander Creek community from McMillan Rd. Additional primary access will be from the future N. McCrossan Ave. mid -mile collector consistent with ACHD policy. The planned N. McCrosson Ave. is a residential collector and will also meet ACHD policies for a half -street with curb, gutter and a bike lane. Three full lanes will be constructed at the McMillan Rd. intersection. A 5 -foot detached sidewalk will connect from the north side of the Five Mile Creek to McMillan Rd. Internal streets within the subdivision will be 33 -feet with a right-of-way of 57 feet to accommodate a detached 5 -foot sidewalk. All "end cap" landscaped areas will have detached sidewalks. The circulation plan is consistent with the ITD access plan for Highway 16. Pedestrian/Bike Circulation The preliminary plat includes ample opportunities for pedestrian and biking connectivity within the community. Tree -lined and low-volume streets without cul-de-sac configurations enable residents to easily walk or bike to the amenities, the future schools and to visit neighbors. Opportunities for safe walking and cycling routes for students east of McDermott Rd. to the future high school and elementary school are included in the plan for Gander Creek North and South. Specific circulation features include: • A ten -foot separated multi -use pathway links the West Ada school sites to McMillan Rd. through Gander Creek North and South. • A landscaped Five Mile Creek pathway connects N. McCrosson Ave. to N. Glassford Way. • A Five Mile Creek crossing in the middle of the community at N. Scenic Way connects the North and South subdivisions. • Five-foot micrpaths link the neighborhoods to parks and amenities. Community Features and Amenities N. Scenic Way is designed to create a pleasant arrival experience at the community entry on McMillan Rd. The street will have a landscaped median and offer immediate views of the neighborhood park and amenities. The 2.11 -acre neighborhood park is located central to the community to provide all residents with convenient access to the amenities. This park will be a significant activity area with a 20x50 - foot pool with change room and seven parking spaces, a half basketball court, picnic shelter, grass playfield and a playground. The park facilities in Gander Creek South will be available for use by the residents of the Gander Creek North Subdivision. The street network design and the placement of 4 -foot high yard fencing adjacent the park spaces provide visual access for public safety. To create a more open feel to the community fencing along the Five Mile Creek will be 5 -foot wrought iron view fencing. Consistent with UDC 11 -3H -4D, a 40 -foot landscaped buffer has been placed parallel to the future ITD right-of-way for Highway 16. The applicant will construct a 4 to 5 -foot berm and a 6 -foot noise abatement wall within the buffer. A detail of the design is included in the landscape plan. Sewer, Water, and Pressurized Irrigation The Oaks lift station provides connection to the Meridian sewer system. The applicant will extend a trunk line from McDermott Rd. and is subject to a sewer reimbursement agreement for the lift station. The gravity drainage area to the lift station is very restricted and limits development west of McDermott Rd. to a half -mile. North of McMillan Rd. the drainage area is furthers limited to a quarter -mile or less. This sewer service limitation will function as a de facto urban growth boundary until a regional lift station is constructed at Can -Ada Rd. many years from now. A water trunk line will be extended west from an existing point of connection at McDermott Rd. A pressurized irrigation system will be installed throughout the community. Drainage/Flood Plain A small portion of the property adjacent Five Mile Creek is in the FEMA Flood Zone A. A preliminary drainage study has been completed and a Floodplain Development Permit will be submitted to the City for review before development. The applicant will design the crossing of Five Mile Creek following an analysis of the study and with direction from the irrigation district. Retention areas will be landscaped subject to the requirements of UDC -36-11 and will provide an attractive landscape area. The retention areas will have a similar design to those at the Jump Creek Subdivision developed by the applicant. Nampa Meridian Irrigation District has directed that a maintenance road along the Five Mile Creek will be along the south bank and pathways are permitted only on the north side. Existing Irrigation ditches on the property will be piped. Conceptual Phasing The applicant has provided a conceptual phasing plan for the combined Gander Creek North and South subdivisions. The initial phase of 50 lots will be the middle third of the Gander Creek North preliminary plat. It will include the greening up of the 2.11 -acre park, the 10 -foot pathway, and construction of the playground and picnic shelter. The pool and basketball court will be added during the development of the second phase of the subdivision. First phase development will include a temporary 20 -foot paved secondary access following the sewer alignment from McDermott Rd. and the future W. Deer Creek Dr. Phases 5, 6, and 9 are adjacent to the future ITD parcels and their development timing allows for any adjustments to ITD right of way plans. Waiver Request — Utility Extension to Existing Home The applicant is requesting a waiver of the requirement to hook up an existing home to sewer and water utilities within sixty days of those services being available. The home that will remain on parcel S04321 10100 is within the future ITD right-of-way and will be leased back to the previous owner until Highway 16 construction begins or as required in an ITD Purchase and Sale Agreement. It does not make practical sense to undertake connections when ITD right-of- way acquisition has been funded and is about to commence. Please contact me if you have any questions or require any additional information related to the application. We look forward to working with City staff during the review of the application. Bob Taunton, Applicant Representative Taunton Group, LLC 2724 S. Palmatier Way Boise ID 83716 208-401-5505 bobtaunton@tauntongroup.com E IDIAN:--- Not-tV\, Planning Division DEVELOPMENT REVIEW APPLICATION STAFF USE ONLY: Project name: File number(s): Assigned Planner: Related files: Type of Review Requested (check all that apply) ❑ Accessory Use (check only 1) ❑ Final Plat Modification ❑ Daycare ❑ Landscape Plan Modification ❑ Home Occupation X Preliminary Plat ❑ Home Occupation/Instruction for 7 or more ❑ Private Street ❑ Administrative Design Review ❑ Property Boundary Adjustment ❑ Alternative Compliance ❑ Rezone (Annexation and Zoning ❑ Short Plat ❑ Certificate of Zoning Compliance ❑ Time Extension (check only 1) ❑ City Council Review ❑ Director ❑ Comprehensive Plan Map Amendment ❑ Commission ❑ Comprehensive Plan Text Amendment ❑ UDC Text Amendment ❑ Conditional Use Permit ❑ Vacation (check only 1) ❑ Conditional Use Modification (check only 1) ❑ Director ❑ Director ❑ Commission ❑ Commission ❑ Variance ❑ Development Agreement Modification ❑ Other ❑ Final Plat Applicant Information Applicant name: 1 'y,)/�,%,'� n I " Phone: q 1 �� l iypl Applicant address: qr2 �Y�15t. I i Email: WuQVu 0�► Gj f U��i�� ; �JYV� 'S 1 City: 1p,01,y State: �';> Zip: Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned Other K a teeA C6 M AV � Owner name: V irr f 'vl�l �) LLC. Phone: Za e� q rJ C` e 513 hh� Owner address: J� ����IZ°� aa i CAT" /1. # I n? Email: J j( O'Vu�V� ((-))i�r2 U) i AGiv1C7, � City: pa) I ,� State: f 1D Zip: 8 3 -7o l Agent/Contact name (e.g., architect, engineer, developer representative . J (nh TA L, L,±Z / Firm name: Tl A [AS' l n Phone: b 50 E) Agent address: w7Z4 6, Piz l ,Vy\i+t Pof- WOO Email: J.;)Q�b-t n [A1AtQr, 9 V +A 6V) WYD' City: bnl ,� e� State: 1 r—' Zip: ?5 :� 71 Primary contact is: ❑ Applicant ❑ Owner , 4 Agent/Contact Subject Property Information Location/street address: 4 -7'L r-, 14 . c ty2,r i(Y1() k4i Township, range, section: 4N � i W, �—) �Z- M'? Assessor's parcel number(s): `304`) D C70 Total acreage: .1t6l Zoning district: 1�ZC,�A"iy) 1664+32 -+S0 Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 wvvw.meridiancity.org/planning Rer: (2/2/2 0 1 82/7/2 0 1 8) Project/subdivision name: 6 ANA Pik- GT-Z�&�< N *r0"u OUA t� 1 l t�vti General description of proposed project/request: A Y1Y\ X.afi16' n_' Re' -Lo ng-, Proposed zoning district(s): Acres of each zone proposed: 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? HOA Which irrigation district does this property lie within?Nokm j1 ,A ' Y`e )a i n l zseH I eA-s Primary irrigation source: Na M L M' l e1 n o Secondary: , l Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is city water): C/ Residential Project Summary (if applicable) Number of residential units: 166 Number of building lots: Number of common lots: art Number of other lots: X Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: 4 or more bedrooms: i Minimum square footage of structure (excl. garage): Tle? t) Maximum building height: 5 Minimum property size (s.f): '1-111ZS 1 Average property size (s.f):� Gross density (Per UDC 11-1A-1): '� '0-6 Net density (Per UDC 11-1A-1): �J . Acreage of qualified open space: 5.40 Percentage of qualified open space: I Z , & Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): S PE P-) e X. h i b',- f' Amenities provided with this development (if applicable): Pbo � +\A noI0-, KOM); WM I r M,/ Type of dwelling(s) proposed: 'X Single-family Detached ❑ Single-family Attached ❑ Townhouse 6 b VI I ❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Othery,"P[t �Y Non-residential Project Summary (if applicable) 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 / haPM,'GeAmfil Oe," Print applicant name: Existing (if applicable): Building height: Number of compact spaces provided: �a[AvlrA 6 froWW) , UU Applicant signature: P3PM � Date: Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.ore/planninQ -2- Rev: (2/7/20/8) Taunton Group Community Development May 15, 2019 Ms. Sonya Allen Associate City Planner Community Development Department 33 E. Broadway Ave., Meridian, Idaho 83642 Re: Gander Creek North Subdivision Project Description Dear Sonya, On behalf of the applicant, Trilogy Development, Inc., I am pleased to submit a Development Review Application for the Gander Creek North Subdivision with the following checklists: • Annexation/Rezone • Preliminary Plat The property totals 51.46 acres and is located at the southwest corner of McMillan Rd. and McDermott Rd. in unincorporated Ada County. Two separate parcels controlled by the applicant comprise the property: • S0432110450 (Union Square LLC) • S0432110100 (Union Square LLC) The applicant has submitted a concurrent Development Review Application for the Gander Creek South Subdivision. Both subdivisions have been planned as one overall project but are submitted as separate applications due to the Nampa Meridian Irrigation District's ownership of the Five Mile Creek parcel. This waterway bisects the overall 117.10 -acre properties controlled by the applicant. The site extends south approximately 1,000 feet from McMillan Rd. to Five Mile Creek. McDermott Rd. is the east boundary and the future half -mile collector roadway is the west boundary. Currently, the property is in agricultural production with some rural residences and outbuildings. A small 0.43 -acre out -parcel at 6595 W. McMillan Rd includes a residence and lies on the south side of McMillan Rd. The applicant has spoken to the property owners, and they have declined to sell their property or be included in the annexation request. The owners will also not agree to an easement for a sidewalk along McMillan Rd. The Idaho Transportation Department has identified the future right-of-way needed (approximately 300 feet west of McDermott Rd.) to construct the extension of State Highway 16 from Chinden Blvd. to Interstate 84. The future right-of-way for the highway and slope easement for the planned McMillan Rd. overpass have been incorporated into the subdivision plan. The applicant has held several pre -application meetings with Meridian staff and other agencies. The most recent meeting occurred on December 4, 2018. A copy of the meeting notes prepared by staff is included with the application. A neighborhood meeting was noticed to property owners within 300 feet of the property. The meeting took place on December 17, 2018, at Meridian City Hall and was attended by seven property owners. The meeting notice, address labels, and sign -in sheet are included. Annexation/Zoning Application The property is zoned RUT (Rural Urban Transition) in Ada County, and the City's Future Land Use Map designates the property as Medium Density Residential. The property is contiguous to the City of Meridian on its east boundary. The applicant is requesting the City annex the property and rezone it to the R-8 Medium Density Residential District to permit the development of 156 single-family units of various sizes and configurations at a density of 3.03 units per acre. R-8 is an implementing zone for the Medium Density Residential designation. The Comprehensive Plan states that Medium Density Residential densities should range from 4-8 units per acre and should be designed conducive to walking with all housing and other uses sharing an interconnected sidewalk and street system. The minimum lot size is 4,000 square feet. The Gander Creek North Subdivision gross density is lower than 4-8 units per acre range due to larger lot sizes and the inclusion of land reserved for the ITD facilities. Gander Creek North and South have been planned as one community with larger lots in the North and a more compact layout in the South. Overall the gross density will be 3.42 units per acre and the density of the total development area net of the ITD and City parcels will be 4.16 units per acre. On October 23, 2018, the Meridian City Council approved the annexation of 108.76 acres owned by the West Ada School District and Robert Spriggel. Both properties were zoned R-8, and the School District also received a Conditional Use Permit for the Owyhee High School. An additional elementary school is planned. On September 27, 2018, Heartland Townhomes Property Management, LLC signed a Memorandum of Agreement with the West Ada School District. A copy of the agreement is included. Heartland and West Ada will enter into a binding agreement upon the annexation of their respective properties. Heartland committed to extend a mid -mile collector road (N. McCrosson Ave.) from the north boundary of the West Ada parcel to McMillan Rd. and complete construction by the time the Owyhee High School is substantially complete, and the District is ready to seek a certificate of occupancy from the City. The completion of the collector will provide the District with two points of public access to the high school. Move -in is planned for July 2021. The current zoning exhibit that staff provided for the Pre -Application meeting is included below; however, the City has not officially updated the map with the School District and Spriggel properties rezoned to R-8. Both Gander Creek North and South subdivisions are depicted on the exhibit. Zoning Legend inProject Location Monument Locations Monument Type a Future, Small - Existing Transmission • Secondary Distribution Substation ® Preferred 230 KV Transmission =_a Preferred 138kV Transmission Secondary 138 kV Transmission aArea of Impact T Meridian City Limits Parcels - Meridian Print Dale: 11/29/2018 User;sollen Preliminary Plat Application 0 o.s •Miles 0 1 The :sformatbn sh— on this mop u compiled Iron w bu sources and a svbjecl to coralml re—s. The City of fAerd'an motes m wormnfy or guarmtee as to the cmient, a-vocy, finer ess. m completeness of my of the data provided. and assumes no legolrospombity fa the iH-11 cmfoned AW 111'29 A:' It -is R-15 A or v f U �I� O l U l ; C 1 ? 1 O (:z -WE IDIAN IDAHO The preliminary plat depicts a planned community that includes 156 single-family residential lots and 29 common lots. The common lots are comprised of 26 lots to be owned by the homeowner's association and 3 lots for ITD. Total open space of 7.01 acres is 16.19 per cent of the developed area net of the future ITD right-of-way. The applicant has submitted a detailed spreadsheet and map exhibit that indicates the qualified open space. The total area is 5.48 acres or 12.65 per cent of the developed site (43.3 acres), which exceeds the requirement of 10%. In addition to the preliminary plat, a landscape plan is submitted that illustrates the landscape character for the community. Community Development Principles Before creating the preliminary plat and landscape plan, the applicant established the following community development principles to guide planning and design: 1. Create a healthy community that is active, walkable and connected 2. Provide recreational opportunities for a wide range of user groups and ages 3. Design activity areas and amenities for community gathering and social engagement 4. Utilize open space as an organizing element in neighborhood design 5. Offer a diversity of housing choices to match consumer incomes, preferences, and life stages 6. Interconnect residential areas and amenities with the use of streets and separated pathways 7. Create streetscapes that are safe, pleasant, and comfortable for a diverse population 8. Create a system of streets with short blocks, intersection density, and mid -block pedestrian connections 9. Connect the community to regional pathways Lot Pattern To encourage a mix of housing types and price points, lot sizes range for 4,251 to 10,692 square feet (average 6,739 square feet) and comprise groupings that are 4000, 5000, 6000, 7,000 and 8,000 square feet. The lot configuration includes traditional front -loaded lots and rear -loaded alley lots. Many of the lots back onto developed and active open space and others side on to green spaces. Conceptual house elevations have been provided to illustrate the mix and character of the homes Vehicular Access and Circulation The applicant has held several meetings with ITD to confirm the right-of-way for Highway 16 and the slope easement required for the McMillan Rd. overpass. Kittelson & Associates prepared the project Traffic Impact Study (TIS) for review by ITD and ACHD. ACHD has completed a detailed review of the report. McMillan Rd. can be described as a farm to market road. It is designated as a residential arterial and the applicant will re -construct the road as a half -street per ACHD policies. The road will include 17 feet of pavement from center line, a gravel shoulder and borrow ditch. A detached sidewalk will be set back 18 feet from the edge of pavement to allow for the existing 138kv Idaho Power overhead power line. Between N. McCrosson Ave. and N. Glassford Ave. the sidewalk will be 5 feet and east of the subdivision entry it will become 10 feet. N. Glassford Ave. will provide access to the Gander Creek community from McMillan Rd. Additional primary access will be from the future N. McCrosson Ave. mid -mile collector consistent with ACHD policy. The planned N. McCrosson Ave. is a residential collector and will also meet ACHD policies for a half -street with curb, gutter and a bike lane. Three full lanes will be constructed at the McMillan Rd. intersection. A 5 -foot detached sidewalk will connect from the north side of the Five Mile Creek to McMillan Rd. Internal streets within the subdivision will be 33 -feet with a right-of-way of 57 feet to accommodate a detached 5 -foot sidewalk. All "end cap" landscaped areas will have detached sidewalks. The circulation plan is consistent with the ITD access plan for Highway 16. Pedestrian/Bike Circulation The preliminary plat includes ample opportunities for pedestrian and biking connectivity within the community. Tree -lined and low-volume streets without cul-de-sac configurations enable residents to easily walk or bike to the amenities, the future schools and to visit neighbors. Opportunities for safe walking and cycling routes for students east of McDermott Rd. to the future high school and elementary school are included in the plan for Gander Creek North and South. Specific circulation features include: • A ten -foot separated multi -use pathway links the West Ada school sites to McMillan Rd. through Gander Creek North and South. • A landscaped Five Mile Creek pathway connects N. McCrosson Ave. to N. Glassford Way. • A Five Mile Creek crossing in the middle of the community at N. Scenic Way connects the North and South subdivisions. • Five-foot micrpaths link the neighborhoods to parks and amenities. Community Features and Amenities N. Scenic Way is designed to create a pleasant arrival experience at the community entry on McMillan Rd. The street will have a landscaped median and offer immediate views of the neighborhood park and amenities. The 2.11 -acre neighborhood park is located central to the community to provide all residents with convenient access to the amenities. This park will be a significant activity area with a 20x50 - foot pool with change room and seven parking spaces, a half basketball court, picnic shelter, grass playfield and a playground. The park facilities in Gander Creek South will be available for use by the residents of the Gander Creek North Subdivision. The street network design and the placement of 4 -foot high yard fencing adjacent the park spaces provide visual access for public safety. To create a more open feel to the community fencing along the Five Mile Creek will be 5 -foot wrought iron view fencing. Consistent with UDC 11-31-1-41), a 40 -foot landscaped buffer has been placed parallel to the future ITD right-of-way for Highway 16. The applicant will construct a 4 to 5 -foot berm and a 6 -foot noise abatement wall within the buffer. A detail of the design is included in the landscape plan. Sewer, Water, and Pressurized Irrigation The Oaks lift station provides connection to the Meridian sewer system. The applicant will extend a trunk line from McDermott Rd. and is subject to a sewer reimbursement agreement for the lift station. The gravity drainage area to the lift station is very restricted and limits development west of McDermott Rd. to a half -mile. North of McMillan Rd. the drainage area is furthers limited to a quarter -mile or less. This sewer service limitation will function as a de facto urban growth boundary until a regional lift station is constructed at Can -Ada Rd. many years from now. A water trunk line will be extended west from an existing point of connection at McDermott Rd. A pressurized irrigation system will be installed throughout the community. Drainage/Flood Plain A small portion of the property adjacent Five Mile Creek is in the FEMA Flood Zone A. A preliminary drainage study has been completed and a Floodplain Development Permit will be submitted to the City for review before development. The applicant will design the crossing of Five Mile Creek following an analysis of the study and with direction from the irrigation district. Retention areas will be landscaped subject to the requirements of UDC -3B-11 and will provide an attractive landscape area. The retention areas will have a similar design to those at the Jump Creek Subdivision developed by the applicant. Nampa Meridian Irrigation District has directed that a maintenance road along the Five Mile Creek will be along the south bank and pathways are permitted only on the north side. Existing Irrigation ditches on the property will be piped. Conceptual Phasing The applicant has provided a conceptual phasing plan for the combined Gander Creek North and South subdivisions. The initial phase of 50 lots will be the middle third of the Gander Creek North preliminary plat. It will include the greening up of the 2.11 -acre park, the 10 -foot pathway, and construction of the playground and picnic shelter. The pool and basketball court will be added during the development of the second phase of the subdivision. First phase development will include a temporary 20 -foot paved secondary access following the sewer alignment from McDermott Rd. and the future W. Deer Creek Dr. Phases 5, 6, and 9 are adjacent to the future ITD parcels and their development timing allows for any adjustments to ITD right of way plans. Waiver Request — Utility Extension to Existing Home The applicant is requesting a waiver of the requirement to hook up an existing home to sewer and water utilities within sixty days of those services being available. The home that will remain on parcel S04321 10100 is within the future ITD right-of-way and will be leased back to the previous owner until Highway 16 construction begins or as required in an ITD Purchase and Sale Agreement. It does not make practical sense to undertake connections when ITD right-of- way acquisition has been funded and is about to commence. Please contact me if you have any questions or require any additional information related to the application. We look forward to working with City staff during the review of the application. Bob Taunton, Applicant Representative Taunton Group, LLC 2724 S. Palmatier Way Boise ID 83716 208-401-5505 bobtaunton@tauntongroup.com z o € a zF- W� aN w Sb 3W NZ v� FOy n u5 Q�W �z §C Oa 01 � w LL � N WO ^u$" o o�� a ~ �� c��w�n;oN�c2a3:Z J O7-• pq a iWUO Y Z In W In O h N x w w x a S o W mzm s�m�c7 rcmww �JFW O OmaO < w 0 O F O F¢ w O Z a U y a R' w U c) m°Jiz a (W9 a 3 Z N m w LL w O m . 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LL O Z ` *J� In O co w co ,-U WE Ira KX �.�L1�`� a1_t)3w•. tl r � -rr �-■ ■yy. r - - -�-■ ■- ■-■�f'rF�'■-■E ■-■.■-■-■ s-.■. . �_. d w a N wa aL w ry ao� w U Z wy z ��J =w02Q Y ¢wwz�Utnw= Y Z JY ZZ ma �Q � m pNa.a¢aa00 < d I I 41l4/2016 Taunton Group, LLC Mail - FW: Gander Creek North Subdivision Name Reservation Bob Taunton <bobtaunton@tauntongroup.com> Gm FW: Gander Creek North Subdivision Name Reservation 2 messages Shawn Brownlee <shawn@trilogyidaho.com> Mon, Apr 8, 2019 at 5:02 PM To: Bob Taunton <bobtaunton@tauntongroup.com>, David Bailey <dbailey@baileyengineers.com>, Katie Miller <kmiller@baileyengineers.com> FYI - Shawn Brownlee 9839 W. Cable Car St Suite 101 Boise, ID 83709 (208) 895-8858 office (208) 860-8371 cell (208) 895-0714 fax From: Sub Name Mail[mailto:subnamemail@adacounty.id.gov] Sent: Monday, April 8, 2019 5:01 PM To: Shawn Brownlee Cc: Gregory Carter Subject: Gander Creek North Subdivision Name Reservation April 8, 2019 Greg Carter, Idaho Survey Group Shawn Brownlee, Trilogy Idaho RE: Subdivision Name Reservation: GANDER CREEK NORTH SUBDIVISION https://mail.google.com/mail/u/0?ik=e85694a832&view=pt&search=all&pennthid=thread-f%3A1630288837910669489&simpl=msg-f%3A 16302888379... 1/7 4/14/2019 Taunton (3roup, LLC; Mau - r -w: Ganaer C:reeK iwan z:)uaaroision name meservauun At your request, I will reserve the name Gander Creek North 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 E-mafl:jhastings@adacounty.id.gov From: Shawn Brownlee [mailto:shawn@trilogyidaho.com] Sent: Monday, April 8, 2019 4:18 PM To: Glen Smallwood Cc: Jerry Hastings Subject: RE: Gander Creek Subdivision Name Reservation Hi Glen, Thank you for the clarification. I would like to pursue option 1 utilizing Gander Creek North and Gander Creek South. Parcel numbers involved with the development- ® SO432110450 owned by Union Square LLC 50432110100 owned by Union Square LLC 50432110565 owned by Heartland Townhomes Property Management LLC ® SO432110500 owned by Melynda Maxwell 50432141800 owned by Heartland Townhomes Property Management LLC https:!/mail. google.com/mail/u/0?ik=e85694a832&view=pt&sea rch=a II&permth id=thread-f%3A1630288837910669489&si mpl=msg-f%3A 16302888379... 2/7