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HomeMy WebLinkAboutThousand Springs Sub PPMayor ROBERT D. CORRIE Council Members CHARLES ROUNTREE GLENN BENTLEY RON ANDERSON KEITH BIRD HUB OF TREASURE VALLEY A Good Place to Live 33 EAST IDAHO MERIDIAN, IDAHO 83642 Phone (208) 888-4433 • Fax (208) 887-4813 LEGAL DEPARTMENT (208) 884-4264 PUBLIC WORKS BUILDING DEPARTMENT (208)887-2211 PLANNING AND ZONING DEPARTMENT (208) 884-5533 TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning & Zoning Commission, please submit your comments and recommendations to Meridian City Hall, Attn: Will Berg, City Clerk by: MAY 8, 1998 . TRANSMITTAL DATE: APRIL 21, 1998 HEARING DATE: MAY 12, 1998 REQUEST: PRELIMINARY PLAT FOR THOUSAND SPRINGS SUB. (330 SINGLE FAMILY LOTS) BY: FARWEST DEVELOPERS AND MARTY GOLDSMITH LOCATION OF PROPERTY OR PROJECT: NORTH OF VICTORY AND WEST OF EAGLE ROAD JIM JOHNSON, P/Z MALCOLM MACCOY, P/Z MARK NELSON, P/Z BYRON SMITH, PIZ _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR _RON ANDERSON, C/C _CHARLIE ROUNTREE, C/C _KEITH BIRD, C/C _GLENN BENTLEY, C/C _WATER DEPARTMENT _SEWER DEPARTMENT _BUILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER _CITY PLANNER PARKS DEPARTMENT CITY FILES MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT ADA PLANNING ASSOCIATION CENTRAL DISTRICT HEALTH NAMPA MERIDIAN IRRIGATION DISTRICT SETTLERS IRRIGATION DISTRICT IDAHO POWER CO.(PRELIM & FINAL PLAT) U.S. WEST(PRELIM & FINAL PLAT) INTERMOUNTAIN GAS(PRELIM & FINAL PLAT) BUREAU OF RECLAMATION(PRELIM & FINAL PLAT) IDAHO TRANSPORTATION DEPARTMENT YOUR CONCISE REMARKS: ** TX CONFIRMA'i—iA REPORT * AS OF APR 21 13:02 PAGE.01 CITY OF MERIDIAN DATE TIME TO/FROM MODE MIN/SEC PGS CMD# STATUS 04 04/21 13:01 208 888 1097 EC --S 00'30" 001 225 OK NOTICE OF HEARING NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the Laws of the State of Idaho, that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, at the hour of 7:00 p.m., on May 12, 1998, for the purpose of reviewing and considering the application of Fa►west Developers and Marty Goldsmtih, for a Preliminary Plat of approximately 121.2 acres of land located in the SE % Section 20, T.3N., RAE., Boise Meridian, Ada County, Idaho, and which property is generally located north of Victory and west of Eagle Road. Further, applicant requests Preliminary Plat approval of the parcel of land above described for 330 of single family dwelling lots for Thousand Springs Subdivision. A more particular legal description of the above property is on file in the City Clerk's office at Meridian City Hall, 33 East Idaho Street, and is available for inspection during regular business hours. A copy of the Application is available upon request. Any and all interested persons shall be heard at said public hearing and the public is welcome and invited to submit testimony. Dated this 204 day of April, 1998, VVILLIAM U. btKU, JR., CITY CLERK PUBLISH April 24 and May 8, 1998. 3 m 3 O -o r -n o m O O y a z n :. m r ^u z w p W- --I O LW C7 m w ti O w O O O O O N-+ ,� /W W 01 0 rn o =o mn= Z ooa. mmo', Tm, O m nm. =-z hozz J z N Z Z S CITY OF MERIDIAN "Hub of Treasure Valley" 33 E. Idaho Meridian, Idaho 83642 88&4433 Customer's Order No. Date Name Gn v..•Pg4- 1 1 i Address 4550 &oi6ei ID- *%370 Phone: .333-9-7o% SOLD BY CASH F i l n C.O.D. CHARGE ON ACCT. Fe.e S P. P MDSE. RETD. PAID OUT 1 + arimnce ochnex /Zo . For -TkctjSo-rtcI 5 r -in S I I I I I I I I I I I I I I I I I I I I All claims and reRurned,goods MUST be acco npanted. by ibis bili. TAX 0009012 BYceived TOTAL I% GS -202-2 reixTeo wiTx PRINTED IN U.S.A. SOYINK„ CC-J�1,(1 THOUSAND SPRINGS ANNEXATION/PRELIMINARY PLAT/VARIANCE PROPERTY OWNERS WITHIN 300' GRIFFIN JAMES F STOPPELLO FRANK W & VICKIE M FSB REAL ESTATE DEPT 782 ARLINGTON DR PO BOX 2618 EAGLE ID 83616-4748 BOISE ID 83701 S LOCUST GROVE RD 2385 S EAGLE RD GALE NORMA B 2785 E OVERLAND RD MERIDIAN ID 83642-6650 COULTER KENNETH D & CONNIE 3889 BOWMAN RD EMMETT ID 83617-9713 S EAGLE RD CITY OF MERIDIAN 33 E IDAHO AVE MERIDIAN ID 83642-2631 E OVERLAND RD MARTIN SALLY D PARK POINTE REALTY 6223 N DISCOVERY WAY BOISE ID 83713 2680 E VICTORY RD FARWEST LLC 4550 W STATE ST BOISE ID 83703-4467 S RED CLOUD AVE 2342/2364/2386/2343/2365/2387 E THREE BARS DR E THREE BARS DR 2570/2571/2578/2579/2583 S BRANDYS JEWEL AVE S BRANDYS JEWEL AVE 2606/2614/2615/2617 S TAGISH WAY NIXON DALE A ET AL 2555 S EAGLE RD MERIDIAN ID 83642-6705 CURTRIGHT TIMOTHY & JUDY 603 W WATERBURY DR MERIDIAN ID 83642 2320 E THREE BARS DR MINI -MANSIONS INC 10228 DUCK IN NAMPA ID 83686 2317 E THREE BARS DR FUHRMANN PAUL E & DORIS L 1547 N SANTA ROSA PL MERIDIAN ID 83642 2582 S BRANDYS JEWEL AVE KENAI PARTNERS LLC PARK POINTE REALTY 6223 N DISCOVERY WAY BOISE ID 83713 2680 E VICTORY RD KILLGORE HAROLD L 88 COTTERELL DR BOISE ID 83709-0346 2000 E VICTORY RD KENAI PARTNERS LLC 2384 E VICTORY RD MERIDIAN ID 83642 E VICTORY RD HARRIS GORDON M & MARY A 2825 S EAGLE RD MERIDIAN ID 83642-6705 RECORD CLAYTON III & SUSAN T 4355 W VICTORY RD MERIDIAN ID 83642=6833 2384 E VICTORY RD HASTINGS VERNETTA 2910 E VICTORY RD MERIDIAN ID 83642-7051 2910 E VICTORY RD E VICTORY HANSEN MARVIN R & NANCY J 2460 E VICTORY RD MERIDIAN ID 83642-7050 GLICK JONATHAN W & BONITA J 2860 E VICTORY RD MERIDIAN ID 83642-7051 CREECH CHARLES L SR & MARY M 2310 E VICTORY RD MERIDIAN ID 83642-7002 GROVES R CRAIG AND JOHNSON G B AND BASS R R& D M PARK POINTE REALTY 6223 N DISCOVERY WAY BOISE ID 83713 2680 E VICTORY RD SUTHERLAND FARM INC PO BOX 1338 SAN MATEO CA 94401-0840 E GIRDNER LANE E GIRDNER LANE GARVIN HARRY W & LINDA K 2590 S EAGLE RD MERIDIAN ID 83642-6704 PAPENFUSS HERBERT D & KATHLEEN P 2680 S EAGLE RD MERIDIAN ID 83642-6704 NEVANTA INC 1155 W 4TH ST, SUITE 225 RENO NV 89503 2750 S EAGLE RD SHANNON'S FINE FOODS & SPIRITS INC PO BOX 1338 SAN MATEO CA 94401-0840 E GIRDNER LANE MCKIBBIN DENNIS P & DEBRA J 2820 S EAGLE RD MERIDIAN ID 83642-6704 2820 S EAGLE RD N EAGLE ROAD MORGNER E M REV LUNG TRUST LUANN KUNTZ TRUSTEE 4526 BETHEL BOISE ID 83706 2015 E VICTORY RD E VICTORY RD BURNETT FAMILY TRUST BURNETT D W & J R TRUSTEES 1408 E 2300 N PROVO UT 84604-4175 2895 E VICTORY RD d,cr, I rarrl',1 o,.. f{cm 11)ue5 me'45 o s on,vl2 Wa, &;5e, 0 9370 41 G� 3a$s E. Ove l" -kOaJ rt �» � R'I UEST FOR SUBDIVISION APPF� ✓AL PRELIMINARY PLAT PLANNING AND ZONING COMMISSION TIME TABLE FOR SUBMISSION: A request for preliminary plat approval must be in the City Clerks possession no later than three days following the regular meeting of the Planning and Zoning Commission. The Planning and Zoning Commission will hear the request at the monthly meeting following the month the request was made. After a proposal enters the process it may be acted upon at subsequent monthly meetings provided the necessary procedures and documentation are received before 5:00 P.M., Thursday following the Planning and Zoning Commission action. GENERAL INFORMATION 1. Name of Annexation and Subdivision, Thousand Springs Subdivision 2. General Location, SE 1/4 Sec 20 T 3N R 1 E (North of Victory & west of Eagle Rd. ) 3. Owners of record, Dale & Doyle Nixon and Marty Goldsmith (Nixon) 2555 S. Eagle; Meridian, ID Address 4550 W. State Street, Boise, ID , Zip 83703 Telephone 388-0189 4. Applicant Farwest Developers (Marty Goldsmith) Address, 4550 W. State St., Boise, ID 83703 5. Engineer, Stan McHutchison Firm Briggs Engineering Inc Address, 1111 S. Orchard Suite 600, Boise, ID Zip 83705 Telephone 344-9700 6. Name and address to receive City billings: Name Farwest Developers Address 4550 W. State St., Boise, ID 83703 Telephone 388-0189 PRELIMINARY PLAT CHECKLIST: Subdivision Features 1. Acres 121.227 2. Number of lots 330 Buildable 24 common lots 1 school/park lot 1 Fire Station lot and 1 well lot 3. Lots per acre 2.94 4. Density per acre 2.72 du/ac 980204\subappl-mer (1) 5. 6. 7. 8. 9. iG Zoning Classific y n(s) Existing RT (Rural Transition) r )posed R-4 If the proposed subdivision is outside the Meridian City Limits but within the jurisdictional mile, what is the existing zoning classification RT (Rural Transition) Does the plat border a potential green belt No Have recreational easements been provided forYes,Micro Path Connection to Sherbrooke Are there proposed recreational amenities to the City Yes, 3.85 School/Park on the north side of the Riednbaugh adjacent to the 2.4 acre school/park site in Los Alamitos & the 4.0 acres in G L Vomit parcel Are there proposed dedications of common areas? Yes (1) 3.85 ac School/Park Lot (1) 32 acre Well Lot & ()1 41 acre Fire Station Lot For future parks? Yes Explain 3.85 Acre School/Park Lot 11. What school(s) service the area Meridian , do you propose any agreements for future school sites , Explain Possible elementary site to be located north of Ridenbaugh Canal utilizing portions of other parcels & the 3.85 acres in this development. 12. Other proposed amenities to the City 3.85 Ac School/Park Water Supply General Central Water & Well Lot Fire Department Fire Station Lot, Other , Explain Bridge over the Ridenbaugh Canal connecting the interior of Section 20 (Los Alamitos & the future High School. 13. Type of Building (Residential, Commercial, Industrial or combination) Residential 14. Type of Dwelling(s) Single Family, Duplexes, Multiplexes, other Single Family Dwellings 15. Proposed Development features: a. Minimum square footage of lot(s), 8,000 b. Minimum square footage of structure(s 1,400 SF C. Are garages provided for, Yes square footage 400 SF min. d. Are other coverings provided for e. Landscaping has been provided for Yes , Describe Adiacent to Eagle Rd Victory Rd and along the proposed collectors within the Subdivision Trees will be provided for Yes, trees will be maintained by Homeowner's Assoc. g. Sprinkler systems are provided for Yes all landscaped areas 980204\subappl-mer (2) i h. Are there multiple units No Type N/A Remarks i. Are there special set back requirements No Explain j. Has off street parking been provided for Yes Explain Single Family Dwellings with driveways for off-street parking k. Value range of property I. Type of financing for development Conventional M. Protective covenants were submitted Yes , Date 4/16/98 included with application 16. Does the proposal land lock other property Stub streets have been provided , Does it create Enclaves No STATEMENTS OF COMPLIANCE: 1. Streets, curbs, gutters and sidewalks are to be constructed to standards as required by Ada County Highway District and Meridian Ordinance. Dimensions will be determined by the City Engineer. All sidewalks will be five (5) feet in width. 2. Proposed use is in conformance with the City of Meridian Comprehensive Plan. 3. Development will connect to City services. 4. Development will comply with City Ordinances. 5. Preliminary Plat will include all appropriate easements. 6. Street names must not conflict with City grid system. 980204\subappl-mer (3) STATEMENTS OF COMPLIANCE & DEVELOPMENT FEATURES THOUSAND SPRINGS SUBDIVISION 1. All proposed streets will be public and constructed to Ada County Highway District Standards. All right-of-ways will be 50 feet with a 37 foot improved section and offset 5 foot sidewalks on both sides. The proposed streets will meet the improvement standards set forth in the Meridian Zoning Ordinance. 2. The proposed residential development is in compliance with the Meridian Comprehensive Plan. The plan designates the property as single family residential development. The development is subject to the dimensional standards of the R-4 zone. All proposed residential lots meet or exceed the 8,000 square foot minimum lot size. All lot frontages meet the 80 foot requirement with exception of the cul-de-sac lots and lots on a 90 degree bend in a street. These lots fall within the 40 foot frontage requirement. The development complies with the provisions of the Meridian Zoning Ordinance with the exception of Section 9-605(E) Blocks. A variance on block length has been submitted for review by the Meridian City Council. 4. The preliminary plat reflects existing easements associated with the Ridenbaugh Canal. 5. The street names on the preliminary plat were submitted to the Ada County Street Name Committee for their review. 6. Dedications to the Public: The development provides a portion of a school/park site (3.85 acres), a fire station lot (1.41 acres) and a city well lot (.32 acres). 7. Statement of Development Features: The proposed development consists of (330) single family residential lots, (24) common lots, (1) school/park lot, (1) fire station lot and (1) well lot on 121.227 acres. The subject properly adjoins Los Alamitos Subdivision and the proposed Sherbrooke Hollows Subdivision. The proposed density of 2.72 dwellings per acre is consistent with other approved developments in the area. Three stub streets have been provided for future connection to adjoining properties. S. Molly's Way along the south boundary of northeast section of the property and E. Sheep Creek Street adjacent to the east boundary within the southern portion of the parcel. A vehicular bridge is proposed over the Ridenbaugh Canal to make a connection to Los Alamitos Subdivision. The bridge location creates a connection within the interior of Section 20, which would promote access to the future Meridian School District High School site and the future park/elementary school site. 9 80204\statem ent-com A micro -path connection has been provided along the west boundary to connect to the proposed pedestrian bridge over the Ridenbaugh Canal, which connects to the proposed Sherbrooke Hollows Subdivision. Two collector streets have been provided within the project, which feed traffic to Victory Road and Eagle Road. Common lots have been located within the project to facilitate storm drainage retention. The development provides for a future fire station by allocating a 1.41 acre lot adjoining Eagle Road. A city well lot has been provided based on information from City staff that a site is preferred along the Eagle Road corridor. A 3.85 acre school/park lot has been provided as a portion of a future City park or elementary school site. The lot matches the 2.4 acres set aside in Los Alamitos and the 4.0 acres in the G. L. Voigt parcel. A neighborhood meeting was held on the development plan on March 9, 1998. All property owners within 300 feet of the subject property were invited to attend. Six residents were in attendance and I received a couple of phone calls and two letters with comments. The concerns and comments by the neighbors have been taken into consideration. 1. The Eagle Road entrance has been aligned with the existing Girdner Lane as recommended by the owner of Sutherland Farm. 2. The future fire station lot was relocated from the southeast corner of the parcel to the northeast corner as requested by Gordon Harris. 3. The developer agrees to include the Right To Farm Statute on the final plat to protect existing agricultural uses in the area as requested by the trustee of the Morganeer Family Trust. 4. A landscape buffer along the east -side of the parcel near Victory Road has been provided. The developer agrees to construct a berm, landscaping, and a fence (not dog-eared) adjacent to the Glick property as requested by Mrs. Glick. 5. The developer intends to duplicate the 5' wrought iron fencing along the Ridenbaugh Canal. The developer will install trees along the west boundary adjacent to the Fritts property as a privacy buffer, which was requested by Mr. and Mrs. Fritts. The developer intends to extend sewer from Sherbrooke Hollows Subdivision or Los Alamitos Subdivision to service the subject property. Preliminary sewer analysis confirms that either trunk line can provide adequate depth to service the development. Water will be extended from Los Alamitos into the subject property. A traffic study was submitted to ACHD with the Highlands Ranch project. ACHD reviewed Thousand Springs Subdivision in draft form as a pre -application review. ACHD indicated an 980204\statement-co m addendum to the original traffic study should be submitted. 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M., thence N 89036'44" W 1341.26 feet to the southeast corner of the SW Y4 of the SE'/4, the REAL POINT OF BEGINNING of this description; Thence N 89036'38" W 476.32 feet to a point on the centerline of the Ridenbaugh Canal; Thence N 56000'00" W 290.36 feet along said centerline to a point; Thence N 53020'36" W 340.70 feet along said centerline to a point of curvature; Thence along said centerline along a curve to the right 175.65 feet, said curve having a radius of 750.00 feet, a central angle of 13025'06", tangents of 88.23 feet, and a long chord which bears N 4638'03" W 175.24 feet to a point of tangency; Thence N 39055'30" W 343.40 feet along said centerline to a point; Thence N 521,22'24" W 242.50 feet along said centerline to a point; Thence N 33035'24" W 233.60 feet along said centerline to a point of curvature; Thence along said centerline along a curve to the right 168.45 feet, said curve having a radius of 750.00 feet, a central angle of 12052'06", tangents of 84.58 feet, and a long chord which bears N 27009'21" W 168.09 feet; Thence N 20043'18" W 111.74 feet along said centerline to a point; Thence S 89°49'11" E 20.42 feet to a point; Thence N 1206'03" W 117.00 feet to a point; Thence N 18°02'03" E 105.00 feet to a point; Thence N 39002'03" E 301.40 feet to the southeast corner of Los Alamitos Park Subdivision No.3, filed in Book 75 of Plats, at Pages 7748 and 7749, records of the Ada County Recorder's Office; Thence continuing N 39002'03" E 21.06 feet along the east boundary of said Los Alamitos Park Subdivision No.3 to a point; Thence N 34043'03" E 86.20 feet along said east boundary to a point; Thence N 40022'33" E 174.04 feet along said east boundary to a point; 980204-tsprings-des Thence S 89°56'27" F `4.92 feet along said east boundary to? point on the west line of the SE'/; Thence N 00°23'51" E 669.47 feet to the northeast corner of Los Alamitos Park No.3 Subdivision, said corner also being the northwest corner of the SE 1/4 (the center 1/4 corner) of said Section 20; Thence N 89054'42" E 1331.62 feet to the northwest corner of the NE'/ of the SE'/; Thence S 00°11'01" W 118.03 feet along the west line of the NE'/ of the SE'/ to a point on the centerline of the Ridenbaugh Canal; Thence S 85156'06" E 560.97 feet along said centerline to a point of curvature; Thence along said centerline along a curve to the left 116.45 feet, said curve having a radius of 200.00 feet, a central angle of 33°21'36", tangents of 59.93 feet, and a long chord which bears N 77023'06" E 114.81 feet to a point of tangency; Thence N 60042'18" E 121.50 feet along said centerline to a point of curvature; Thence along said centerline along a curve to the right 222.33 feet, said curve having a radius of 250.00 feet, a central angle of 50157'18", tangents of 119.12 feet, and a long chord which bears N 86010'57" E 215.08 feet to a point of tangency; Thence S 68°20'24" E 339.40 feet along said centerline to a point on the westerly right of way of S. Eagle Road; Thence S 00°00'14" E 1163.70 feet along said westerly right of way to a point on the south line of the NE'/ of the SE'/; Thence N 89050'56" W 1311.61 feet to the southwest corner of the NE '/ of the SE '/4, Thence S 00°11'31" W 1344.49 feet to the REAL POINT OF BEGINNING of this description; Said parcel of land contains 121.227 acres more or less. Michael E. Marks, P.L.S. No. 4998 980204-tsprings-des CITY of MERIDIAN PREL MIIJARY SUBDVISION PLAT CHECKLIST INCOMPLEM APPLICATIONS WILL NOT BE PROCESSED "PLICATIONS M(JST BE SUBMIT= THIRTY (30) DAYS PRIOR TO NEXT REGULARLY SCHEDULED P&.Z hMETING. 1. Pre -application submittal meeting held 2. Thirty (30) copies of the completed and executed written application form 3. Proof of current ownership of the real properLy includQd in the Vm minary plat and consemt of recorded owners 4. Name and address of party to receive b7lings1correspondence S. Legal demon of sabdivisiOn prepared and stamped by ReOskTed Land Surveyor 6. Thirty (30) copies of the preliminary plat with dimensions of not less than 24" x 36", drawn to a scale suitable to mare cLmtY of all lines, dimensions and other data. Preliminary, plats shall include: a. Proposed Subdivision Name b. Drafting date c. Sectional location of plat - County d. Nortb arrow e. Scale of plat (holt maller than 1"=100') f. Names, addresses and telepbone numbers of owner, subdivider or subdividers and enginar, surrrepcn or Pimm m who prepared the preliminary plat: g.SWement of kmukd use of the Mgmsed subdivision (i.e., resideatial sixS -fmmj1Y, two-family and multiple bousin►g, commercial, industrial, recreational or agricultmIat) b. Sites proposed for parks, playgrounds, schools, churches or other public uses i. Streets, street nam a, right-of-way and roadway widths, inchuling adjoining streets or roadways; hrrnc�f Ev / (, `YdAl PREUMIlIARY PLAT CHEC UST TTEM �. Lot lines and blocks showing. scaled dimensions and numbers of each;. lc. Legend of symbols 1. Minimum residential house size m. Contour ices, shaven at 5' intmvgls where land slope is greater than 10% amd at 2' intervals where land slope is 10% or I=, refcrt ed to an established benchmdr, including locution and elevation; n. Any proposed or existing uh`6'dieS, kduding. but not limited.to, storm and saulitasy sewer, irrigation laterals, ditches, drainage, bridges, culverts, water mains, fire hydrants, streetlights, preswrized bmigation and ffLeir respective profiles o. Any dedications to the public and/or its together with a stmemeat of location, dimensions and purposes of such p. Master street drainage plan including method of disposal and approval from the affected dramage district q. Floodplain boundary as determined by FEMA or meamres to amend this boulidary r. Stab streets to provide access to adjacent undeveloped land or existing roadways (block langths do not exceed 1,000') S. C d -de -sac lengths not in a xe= of 450' 7. A statement as to whether or not a varience will be requested with respect to any provision of the Ordinance dcseribing the particular provision, the variance requested, and the reason thesefor 8. A statement of development features 9. A map of the entire area scheduled for development if the proposed subdivision is a portion of a larger holding intended for subsequent & elop=t Page 2 of 3 CONOAPNTS/DATE M � r � �k- d )6rdo,va An- _:,.� YV T PRELuw NARY PLAT CHEcEIIST 10. Thirty (30) copies of a vicinity map showing a minimum 112 -mile radius from exterior boundaries of plat, including land use and existing w=9 of proposed subdivision and adjacent land (scale optional) 11. Thirty (30) copies of a 1"=300' scale map on 8%* x 11" paw indicating all adjacent developmed and/or lots of record within 300' of any bmnd2q of the PMPOSW development, with the layout of the proposed development in bold outline. 12. A statement of ft2ffic impact on existing adjacent roadways and intersections 13. Four (4) sets of conceptualengmeenng plans, including respective profiles 14, Fee Paid - $300-00 + -�R Lots a $10.00/Lot certified mailings (0 S"'fig /, 07 1:5. hqx)scd restrictive covenants and/or deed restrictia�.s 16. A site rcpw for establiSiM=t Of the highest Seasonal groundwater eknflon 17. Other h&ormation as RZquestr-d by Administrator, City Fnghww, Flaming & Zoning Commission, or City Council gal. M: Jinn, m7tTT 701 APPLICATION ACCEPTANCE DATE: Page 3 of 3 COMMENTS/DATE kab---4w AITAOUTEL) ** TOTFL PP-GE.03 ** c NOTICE OF HEARING NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the Laws of the State of Idaho, that the Planning and Zoning Commission of the City of Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Street, Meridian, Idaho, at the hour of 7:00 p.m., on May 12, 1998, for the purpose of reviewing and considering the application of Farwest Developers and Marty Goldsmtih, for a Preliminary Plat of approximately 121.2 acres of land located in the SE % Section 20, T.3N., R.1 E., Boise Meridian, Ada County, Idaho, and which property is generally located north of Victory and west of Eagle Road. Further, applicant requests Preliminary Plat approval of the parcel of land above described for 330 of single family dwelling lots for Thousand Springs Subdivision. A more particular legal description of the above property is on file in the City Clerk's office at Meridian City Hall, 33 East Idaho Street, and is available for inspection during regular business hours. A copy of the Application is available upon request. Any and all interested persons shall be heard at said public hearing and the public is welcome and invited to submit testimony. Dated this 22"d day of April, 1998, WILLIAM G. BERG, JR., , CLERK PUBLISH April 24 and May 8, 1998. m 4 m m m > > m m m S > m m m m m> m m> m m m m m NN m m m > > > > > w > > > > O O # > > O m fo (1) 0) (o fo fo fo (o m m rn m m M M Mco U) U) w Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y Y a Y Y Y r w �d of K w Q K ww afw2 z aaaaaaaaaaaaaaaa aaa M z a asaaa(LCL aaaaan.a CL (L a, M (o to M m m m co m m fA m M w 0 m m 0 w mmm N W W W W W O W 00000000000000000 W W 000 W W W W W W W W W W W W U W W W W W W W W W W N W F HF FHF FrF t HHFrHHFFr F-HFrr rrrr rrr wrrrrrrrr rUr r Z Z Z Z_ M m Z M M M M z M M M Z V M M M M M M M M fZ7 M fo M fV M(Z')MMMMgg�g� mgg °D m m J o 0 0 0 0 0 0 0 0 0 0 o 0 0 0 o O o 0 0 3 mm v Q N N N N N a N a Q Q Q Q Q Q a a Q a Q Q a a¢ a N N a Q a N N N N N N N N N N N N Z N N N N N N N N N N 3 N m M m M m M m 00 fo m M U U U U U U U U U U U U V U U U U U U U U U U m U J w w N tWo w O w 0 0 0 0 0 O O 0 0 0 0 0 0 0 0 0 0 w w O 0 0 w w w w w w w w w w w w z w uWitWWo w w w w w w N w O K Lu a v v LLo v �v vvvvv9n,nn:,wM 3�3v 3 v 3v J 333wwwwMww3M3aw oIm M z run a v v v v v v v v a v v v v z U Z z z o 3 LV LV Z N W W W W W w w w A W W w� LL N Z S w S V Z z V)mMMNMM(�m co(nmOZ to !/stn �Z Z�M LL LL LL LL QI LL m m m m m m m m m m m m LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL 0 LL LL LL LL M LL O O O O rn rn rn m m O O m m m 0 0 0 0 0 0 0 0 0 0 0 0 0 O U O O O N 0 0 3 0 NO O W OO J m Y Y Y Y J J J J J J J J J J J J Y o Y Y Y OOi 00 00 N N O O O N O N M V W O w N N n N 1 m LLO_ J m V 0 W r Z N V m N m m N 0 caps ^ O w N M V w r 0 (n Q # r 1� m m N N N N N N r r W ik m V N (7 ��0 W �F V(O FFhFr�� FHhr r�Fr��I I 1 2d 4 LL2Q Q Q LLLLKZ d'ZLLLL20 2Q Q MLL wa¢+¢¢OzOOOOOOOOOOOOOOOOO¢aOOoQaaa¢aamd¢a¢¢¢&ja�'aQ¢a¢aar¢ J d d a a J z J J J J J J J J J J J J J J J J J a a J J J a a a a a a a a a a m a s d U. 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Mr. Gary Smith, P. E. City of Meridian 33 E. Idaho Avenue Meridian, Idaho 83642 Re: Thousand Springs — Sewer Dear Gary; Primary sewer access is taken through Los Alamitos Subdivision 43. The main sewer line crosses under the Ridenbaugh Canal and is deep enough to serve all of the Thousand Springs property. However, we show another sewer connection to Sherbrooke Hollows Subdivision. This sewer line will also extend under the Ridenbaugh Canal and it too can sewer all of the Thousand Springs property. The Sherbrooke sewer line is more than 5' deeper than the Los Alamitos sewer line. The sewer lines shown on the preliminary plans are only one concept of many possibilities. The final sewer system layout will depend on many items including the following: 1. Capacity of existing 8" line in Los Alamitos No. 3. 2. Construction schedule for 10" sewer line in Sherbrooke Hollows Subdivision. 3. Phasing boundaries for Thousand Springs Subdivision. 4. Extent of sewer service area up stream of Thousand Springs. Sincerely, BRIGGS ENGINEERING, INC. s� Stan McHutchison, P. E. SLM:fc 980204 -sewer -parr 1111 S. Orchard, Suite 600 • Boise, Idaho 83705 • (208) 344-9700 Fax# (208) 345-2950 AFFIDAVIT OF POSTING STATE OF IDAHO ) ss COUNTY OF ADA ) I, Becky L Bowcutt (Briggs En inq eerin_g Inc.) 1111 S. Orchard, Suite 600 (name) (address) Boise Idaho 83705 , being first duly sworn upon (city) (state) oath, depose and say: That I will personally post the subject property with a hearing notice one week prior to the public hearing for annexation, variance and preliminary plat. SUBSCRIBED AND SWORN to before me the day and year first above written. 1111®.®a4®®®® VANS Notary Public for Idaho 1111 Residing at to Alr ® B I, ®, TR 0 F Igo 980204\affid-posting My Commission Expires: °Z, AFFIDAVIT OF ACCURACY STATE OF IDAHO ) ss COUNTY OF ADA ) I, Beck L Bowcutt (Brigs Engineering Inc) 1111 S Orchard Suite 600 (name) (address) Boise Idaho, 83705 , being first duly sworn upon (city) (state) oath, depose and say: That I prepared the attached applications and the information contained is true and correct. Dated this16 7W- day of 19 (Signature) SUBSCRIBED ANA SWORN to before me the day and year first above written. arerea®ed� ? -` V A ly Notary Public for Idaho Ap ®®®^ Residing at , E 980204\affid-accuracy My Commission Expires: AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) ss COUNTY OF ADA ) Dale Nixon & Doyle E. Nixon 2555 S. Eagle Road Name Address Meridian Idaho , being first duly sworn upon (city) (state) oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to Marty -Goldsmith and/or 4550 W. State Street, Boise, Idaho 83703 Briggs Engineering, Inc. 1111 S. Orchard, Boise, Idaho 83705 (name) (address) to submit the accompanying application pertaining to that property. 2. 1 agree to indemnify, defend and hold the City of Meridian and it's 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. Dated this � day of N J 19 9 (Signatu ) SUBSCRIBED AND SWORN to before me the day and year first above written. y1QTAPUBL a ��j+�9 paoa�aoro- �1�io`�O iry Public for Idaho ding at Commission Expires: / / —1p _q% 5 PROPERTY DESCRIPTION FO, NIXON TO JOHNSON A parcel of land being all of that portion of the NE 1/4 SE 1/4 of Section 20, T.3N., R.IE., B.M., Ada County, Idaho, lying southerly of and adjacent to the centerline of the Ridenbaugh Canal, said parcel being more particularly described as follows: Commencing at the Bass Cap marking the corner common to Sections 20, 21, 28 and 29, T.3N., R.IE., B.M., Ada County, Idaho; thence, N.0000'04"W. 1350.08 feet to an axle marking the Southeast corner of said NE 1/4 SE 1/4 of Section 20, said point being the REAL POINT OF BEGINNING; thence, N.89°50'39''7. 1336.59 feet; thence, N.0°11'58"e. 1226.50 feet to the centerline of the Ridenbaugh Canal; thence along said centerlLne the following courses and distances: S.85056'08"E. 560.84 feet to a point of curve; thence along a curve to the left 116.45 feet, said curve having a delta of 33°21'36", a radius of 200.00 feet, tangents of 59.93 feet and a long chord of 114.81 feet which bears N.77023'13"E. to a point of tangent; thence, N.60°42'25"E. 121.50 feet to a point of curve; thence"a long a curve to the right 222.31 feet, said curve having a delta of 50057'00", a radius of 250.00 feet, tangents of 119.11 feet and along chord of 215.06 feet which bears N.86010'55"E. to a point of tangent; thence, S.68020'35"G. 366.39 feet to the line common to said Sections 20 and 21; thence, S.0600'42"W. 1154.00 feet to the MEAL POINT OF BEGINNING, said parcel containing 37.60 acres, more or less. SUBJECT TO: Any rights-of-way or easements of record or in use. `<'�Ejjf�NEER .4 e~� rISTEgF �X�*.^ 2471 0 F `'3 �O FS. J H O P 4�. a,4 r� STATE OF IDAHO COUNTY OF ADA I AFFIDAVIT OF LEGAL INTEREST ss Marty Goldsmith Name 4550 W. State Street Address Boise Idaho , being first duly sworn upon (city) (state) oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to Briggs Engineering, Inc. 1111 S. Orchard, Boise, Idaho 83705 (name) (address) to submit the accompanying application pertaining to that property. 2. 1 agree to indemnify, defend and hold the City of Meridian and it's 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. Dated this JJ t %1 day of 19 Lff �— (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. w Notary Public for Idaho Residing at I)LO'Ll tL o"t, l c(d-AC, My Commission Expires: //-/0-'M/ 5 EXHIBIT A PARCEL IA THE NORTHWEST QUAR'T'ER OF THE SOUTHEAST QUARTE.,) AND THE SOUTHWEST QUARTER OF THE SOU'T'HEAST QUAR'T'ER OF SECTION 20, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO. EXCEPT THAT POR'T'ION OF THE SOUT'HWES'T' QUA FFR OF THE SOUTHEAST QUAR'T'ER LYING SOUTH AND WEST OF THE RIDENBAUGH CANAL, MORE PAR'T'ICULAR A DESCRIBED AS FOLLOWS: COMMENCING AT THE QUAR'T'ER CORNER COMMON TO SECTIONS 20 AND 29, 'TOWNSHIP 3 NOR'T'H, RANGE 1 EAST, BOISE MERIDIAN; THENCE SOUTH 89036'28" EAST ALONG THE SECTION LINE 1341.46 FEET TO A 5/8" IRON PIN MARKING THE EAST 1/16 CORNER AND THE UNAL POINT OF BEGINNING; THENCE NORTH 89036'20" WEST 476.36 FEET TO A POINT IN THE CEN'T'ER OF THE RIDENBAUGH CANAL, FROM WHICH A 5/0" IRON PIN BEARS SOUTH 89036'28" EAST 90.33 FEET; THENCE ALONG THE CENTER OF THE RIDENBAUGH CANAL THE FOLLOWING COURSES AND DISTANCES: NORTH 5G"00' 00" WEST 290. 3G FEET NORTH 53020'36" WEST 340.70 FEET; 'THENCE 175.70 FEET ALONG A CURVE TO THE RIGHT HAVING A CEN'T'RAL ANGLE OF 13-2S'21", A RADIUS OF 750.00 FEET, AND A LONG CHORD WHICH BEARS NORTH 46030'06" WEST 175,30 FEET; 'THENCE NORTH 39055'30" WEST 340.41 FEET TO A POINT ON THE NORTH -SOU'T'H CENTER OF SEC'T'ION LINE FROM WHICH A 1/2" IRON PIN BEARS NORTH 00-23'40" EAST 63.61 FEET; THENCE DEPAR'T'ING THE CEN'T'ER OF THE RIDENBAUGH CANAL NORTH 00023'48" EAST ALONG THE CENTER OF SECTION LINE 597.65 FEET TO C -S 1/16 CORNER; 'ITIENCE CON'T'INUING NORTH 00023'48" EAST 1338.95 FEET TO THE CENTER OF SECTION 20; THENCE NORTH 09054'40" EAST 1331.71 FEET TO THE C -E 1/16 CORNER; THENCE SOU'T'H 00011,18" {JEST 2689,U4 FEET TO THE POINT OF BEGINNING. �l it PARCI-J, OF LAND LOCATED NORTH AND EAST OF THE RIDENBAUGH CANAL 1N THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 20, 'T'OWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO, MORE PAR'T'ICOWARLY DESCRIBED AS FOLLOWS: C.'OMhiE:NC'ING AT THE QUARTER CORNER COMMON To SECTIONS 2.0 AND 29, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN FROM WHICH THE E1/I6 CORNER BEARS SOUTH 0903G'20" EAST 1341.46 FEET; THENCE NORTH 00023'48" EAST 1.33H.94 FEET TO THE C -S1./.16 CORNER AND THE REAL POINT OF BEGINNING;; THENCE' MOUTH UU"23' 48" WEST 597.65 FEET TO A POINT IN THE CEN'T'ER OF THE RIDENBAUGH CANAL,, FROM WHICH A 1/2" IRON 1N BEARS NORTH 00023'48" EAST 63.61 FEET; THENCE ALONG THE CENTER OF THE RIUENBAUGH CANAL THE FOLLOWING COURSES AND DIS'T'ANCES: NORTH 39`55'30" WEST 2.99 FEET; OuRTH 52022'24" WHAT 242.50 FEET; NORTH 33'35'24" WEST 23 3 .60 FEET; 'THENCE 1G8 . 45 FEET ALONG A CURVE TO THE RIGHT, unvlNc n C'1?UTRAL ANGLE OF L2052'08", A RADIUS OF 750.00 FEET, AMD A LONG CHORD WHICH BEAUS MOUTH 27009'24" WEST 1611.10 FEET, THENCE NORTH 20°43' 18" WEST 111.75 FEET TO A P01HT ON THE NORTH BOUNDARY OF THE SOUTHEAST QUAR'T'ER OF THE SOUTHWPT QUARTER OF SAID SECTION 7.0; THENCE DEPART .11G THE CENTER OF THE R1DENBAUGH CANAL SOUTH 89"49' 3' " EAST 443.62 F'EE'T' TO THE POINT OF BEGINNING. fvi\I2Qi�! mm A PARCEL OF LAND LOCATED SOUTH AND EAST OF THE RIDHNBAUGH CANAL IN THE SOUTH "ALF OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COE11.1E11CIIIG AT THE QUARTER C.URNIER COMMON TO SECTIONS 20 AND 29 TOWNSHIP 3 WORTH, RANGE 1 EAST, FROM I-IHICH THE EI/Is CORNER BEARS SOUTH 09036'2 0 H EAST 1341,46 FEET; 'THENCE I101tTH UU":! 1'113" EAST I 111 .94 FEET 'I'O THE C -S 1./16 CORNER AND THE REAL POINT OF I11;GLI1tim; I'lll;Ilt'i; 1�I,tHlr; THE SOUTH 11(0111DARY OF 'I'III? NORTHEAST QUARTER OF THE SOUTHWEST QUARTER NORTH 09"49' LG" WEST 423. 1N FEET TO A FOUND 1/2" IROS] PIN AS SHOWN ON RECORD, OF SURVEY NO. 1 36 1 , INSTRUMENT NO. 92439; h (RECORD NORTH 09-49'39" WEST 422.40 FEET) ; THENCE GENERALLY ALONG; THE EAST BANK OF THE RI DENBAUGH CANAL THE FOLLOWING COURSES AND DISTANCES: NOR"! 12006'03' WEST 117.03 FEET; NORTH 1H"02' 03" EAST IU5.0w FEET; NOWMI 3`1"112' U3" EAST 322.46 FEET; NORTH 34"43'03" EAST 06.20 FEET; IIORTH 40022'33" EAST 114.04 FEET TO A POINT ON THE NORTH BOUNDARY OF THE SOUTH HALF OF THE NORTHEAST QU .RTER OF THE SOUTHWEST QUARTER OF SAID SECTION 20; 'THENCE SOUTH 09056' 2'1 ".. EAST 54.90 FEET TO THE C -M -S.1./14 CORNER; THENCE SULTI'II 00"23'413" WEST GG'1.47 FEET TO THE POINT OF BEGINNING. WARRANTY DEED FOR VALUE RECEIVED, KENAI PARTNERS, L.L.C., an Idaho limited liability company, Grantor, does hereby BARGAIN, SELL and CONVEY unto MARTY GOLDSMITH, an unmarried person, GRANTEE, whose current address is 4550 W. State Street, Boise, Idaho 83703, the following described premises in Ada County, State of Idaho, more particularly described --as follows, to wit: See Exhibit "A" attached hereto. TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee, his successors and assigns rorever. And the said Gr _:ntor does hereby covenant to and with the said Grantee that it is the owner in fee simple of said premises; that they are free from all encumbrances except current property taxes and assessments, and exceptions as set forth on attached Exhibit "B"; and that Grantor will warrant and defend the same from all lawful claims whatsoever. U IN WITNESS WHEREOF, the Grantor has caused its name to be hereunto subscribed to this Warranty Deed the '�� day of February, 1998. KENAI PARTNERS, L.L.C. ByC�' R. CRMG GROVES By � ROB BA WARRANTY DEED — 1 `1 G S 8010`101 BOISE ID AMERICAN LAND '98 FEB 6 P('1 2 53 F C c STATE OF IDAHO, ss. County of Ada. IYj On this ��,�day of February, 1998, before me, the undersigned, a Notary Public in and for said State, personally appeared R. CRAIG GROVES, GREGORY B. JOHNSON and ROBERT R. BASS, known or identified to me to be the Members in the limited liability company of KENAI PARTNERS, L.L.C., and the Members who subscribed said company name to the foregoing instrument, and acknowledged to me that they executed the same in said company name. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. J FQ C V rn c 4n k WARRANTY DEED - 2 Notary Publjcfor,ldaho Residing at �l% Ja , I aho , Commission expires: EXHIBIT A PARCEL IA THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER AND THE SOU'T'HWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO. EXCEPT THAT POR'T'ION OF THE SOU'T'HWEST QUAR'T'ER OF THE SOU'T'HEAST QUARTER LYING SOU'T'H AND WEST OF THE RIDENBAUGH CANAL, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE QUARTER CORNER COMMON TO SECTIONS 20 AND 29, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN; THENCE SOUTH 89036'28" EAST ALONG THE SECTION LINE 1341.46 FEET TO A 5/8" IRON PIN MARKING THE EAST 1/16 CORNER AND THE REAL POINT OF BEGINNING; THENCE NORTH 89036'28" WEST 476.36 FEET TO A POINT IN THE CENTER OF THE RIDENBAUGH CANAL, FROM WHICH A 5/8" IRON PIN BEARS SOUTH 89036'28" EAST 90.33 FEET; THENCE ALONG TETE CENTER OF THE RIDENBAUGH CANAL THE FOLLOWING COURSES AND DISTANCES: NORTH 56000100" WEST 290.36 FEET NOR'T'H 53020'36" WEST 340.70 FEET; THENCE 175.70 FEET ALONG A CURVE TO THE RIGHT HAVING A CENTRAL ANGLE OF 13025'2111, A RADIUS OF 750.00 FEET, AND A LONG CHORD WHICH BEARS NORTH 46°38'06" WEST 175.30 FEET; 'THENCE 1401ZTH 39055'30" WEST 340.41 FEET TO A POINT ON THE NORTH -SOUTH CENTER OF SECTION LINE FROM WHICH A 1/2" IRON PIN BEARS NORTH 00023'48" EAST 63.61 FEET; THENCE DEPARTING THE CENTER OF TETE RIDENBAUGH CANAL NORTH 00023'4811 EAST ALONG TIIE CENTER OF SECTION LINE 597.65 FEET TO C -S 1/16 CORNER; THENCE CONTINUING NORTH 00023'48" EAST 1338.95 FEET TO THE CENTER OF SECTION 20; THENCE NORTH 89054'48" EAST 1331.73 FEET TO THE C -E 1/16 CORNER; THENCE SOUTH 00011'16" WEST 2689.04 FEET TO THE POINT OF BEGINNING. EXCEPTING 'I . t EREFROM : A PARCEL OF LAND BEING A PORTION OF THE SOU'THWES'T QUARTER SOUTHEAST QUARTER OF SECTION 20, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO, SAID PARCEL BEING MORE PAR'T'ICULARLY DESCRIBED AS FOLLOWS: COMMENCING A'T THE IRON PIN MARKING THE QUARTER CORNER COMMON TO SECTIONS 20 AND 29, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO; THENCE SOUTH 89036' 17" EAST 866.20 FEET ALONG THE LINE COMMON TO SAID SECTIONS AND THE CENTERLINE OF EAST VICTORY ROAD; THENCE NORTH 1050'03" EAST 25.01 FEET TO AN IRON PIN ON THE NORTH RIGHT OF WAY OF SAID RAST VICTORY ROAD, SAID POINT BEING THE REAL POINT OFF BEGINNING; THENCE CONTINUING NORTH 1050'03" EAST 350.00 FEET TO AN IRON PIN; THENCE SOU'T'H 75029'15" EAST 143.45 FEET TO AN RON PIN; THENCE SOUTH 1050'03" WEST 315.00 FEET TO AN IRON PIN ON SAID NORTH RIGHT OF WAY OF EAST VICTORY ROAD; THENCE NORTH 6903G'17" WEST 140.00 FEET TO THE REAL POINT OF BEGINNING. (CONTINUED) I'10tCE:i, I H n PARCEL OF LAND LOCA'T'ED NORTH AND EAST OF THE RIDENBAUGH CANAL IN THE SOUTHEAST QUARTER OF THE SOUTHWEST QUAR'T'ER OF SEC'T'ION 20, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO, MORE PARTICULARLY DESCR,BED AS FOLLOWS: COMMENCING AT THE QUARTER CORNER COMMON TO SECTIONS 20 AND 29, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN FROM WHICH THE El/16 CORNER BEARS SOUTH 89°36'28° EAST 1341.46 FEET; THENCE NORTH NORTH 00023'48" EAST 1338.94 FEET TO THE C -S1/16 CORNER AND THE REAL POINT OF BEGINNING; THENCE ALONG; THE SOUTH HOUNUARY OF THE, NORTHEAST QUAR'T'ER OF THE SOUTHWEST QUARTER SOUTH 00023'4B" WEST 597.65 FEET TO A POINT IN THE CENTER OF THE RIDENBAUGH CANAL, FROM WHICH A 1/2" IRON IN BEARS NORTH 00023'40" EAST 63.61 FEET; THENCE ALONG THE CENTER OF THE RIDENBAUGH CANAL THE FOLLOWING COURSES AND DISTANCES: NORTH 39055'30" WEST 2.99 FEET; NORTH 52022'24" WEST 242.5U FEET; NORTH 33035'24" WEST 233.60 FEET; THENCE 168.45 FELT ALONG A CURVE TO THE RIGHT, HAVING A CENTRAL ANGLE OF L2052'08", A RADIUS OF 750.00 FEET, AND A LONG CHORD WHICH BEARS NORTH 27009'24" WEST 1613.10 FEET; THENCE UORTH 20043'10" WEST 111.75 FEET TO A POINT ON THE NORTH BOUNDARY OF THE SOU'T'HEAST QUAR'T'ER OF THE SOUTHW " T QUARTER OF SAID SECTION 20; THENCE DEPART .NG THE CEN'T'ER OF THE RIDENBAUGH CANAL SOUTH 89049' 1' " EAS'T' 443.62 FEET TO THE POINT OF BEGINNING. PARCEL IC A PARCEL, OF LAND LOCA'T'ED SOUTH AND EAST OF THE RIDENBAUGH CANAL IN THE SOUTH HALF OF THE NORT'HEAS'T' QUAR'T'ER OF THE SOUTHWEST QUARTER OF SECTION 7.0, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, ADA COUNTY, IDAHO, MORE PAR'T'ICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT TETE QUARTER CORNER COMMON TO SECTIONS 20 AND 29 TOWNSHIP 3 NOR'T'H, RANGE 1 EAS'T', FROM WHICH THE EI/IG CORNER BEARS SOUTH 09-3G'20- EAST 1341.46 FEE'S'; THENCE, NORTH 00"2 1' 40" EAST 131P.94 FEET TO THE C -S 1./16 CORNER AND THE REAL POINT OF BE:GINN IM;; 'T'HENt'l; ALONG; THE SOUTH HOUNUARY OF THE, NORTHEAST QUAR'T'ER OF THE SOUTHWEST QUARTER NOR'T'H U9"49'16" WEST 423.18 FEET TO A FOUND 1/2" IRON PIN AS SHOWN ON RECORD, OF SURVEY NO. 13GI, INSTRUMENT NO. 9243931, (RECORD NORTH 89049'39" WEST 422.40 FEET); 'THENCE GENERALLY ALONG THE EAST BANK OF THE RIDENBAUGH CANAL THE FOLLOWING COURSES AND DISTANCES: NORTH 12006'03' WEST 117.03 FEET; NORTH 18002' 03" EAST 105.00 FEET; NORTH 39002'U3" EAST 322.46 FEET; NORTH 34043'03" EAST 86.20 FEET; NORTH 40022'33" EAST 174.04 FEET TO A POINT ON THE NOR'ITI BOUNDARY OF THE SOUTH HALF OF THE NORTHEAST QU .R'T'ER OF THE OOUT'UWEST QUAR'T'ER OF SAID SEC'T'ION 20; THENCE SOU'T'H 0905G'27" EAST 54.92 FEET TO THE C-M-S1./E4 CORNER; THENCE SOUTH 00023'4B" WEST 669.47 FEET TO THE POINT OF BEGINNING. f 1. GENERAL TAXES FOR THE YEAR 1998 AND SUBSEQUENT YEARS, WHICH ARE AN ACCRUING LIEN, NOT YET DUE AND PAYABLE. GENERAL TAXES WHICH MAY BE ASSESSED AND EXTENDED ON ANY SUBSEQUENT ROLL FOR THE TAX YEAR 1997 WITH RESPECT TO NEW IMPROVEMENTS AND THE FIRST OCCUPANCY THEREOF DURING 1997 WHICH MAY NOT BE INCLUDED ON THE REGULAR ASSESSMENT ROLL AND WHICH ARE AN ACCRUING LIEN. 2. LIENS, LEVIES, AND ASSESSMENTS OF THE NAMPA MERIDIAN IRRIGATION DISTRICT, AND THE RIGHTS, POWERS, AND EASEMENTS OF SAID DISTRICT AS BY LAW PROVIDED. NO DELINQUENCIES APPEAR OF RECORD IN THE ADA COUNTY RECORDER'S OFFICE. 3. EASEMENT TO IDAHO POWER COMPANY, A CORPORATION, AS SET FORTH IN AN INSTRUMENT RECORDED MARCH 9, 1962, AS INSTRUMENT NO. 523172, RECORDS OF ADA COUNTY, IDAHO. 4. TERMS AND PROVISIONS CONTAINED IN THAT CERTAIN EASEMENT AND AGREEMENT BY AND BETWEEN KENAI PARTNERS, LLC, AND SALLY D. MARTIN, A WIDOW, RECORDED JULY 3, 1997, AS INSTRUMENT NO. 97053229; RE-RECORDED JULY 23, 1997, AS INSTRUMENT NO. 97058315, RECORDS OF ADA COUNTY, IDAHO. S. RIGHT-OF-WAY FOR RIDENBAUGH CANAL AND THE RIGHTS OF ACCESS THERETO FOR MAINTENANCE. 6. RIGHTS-OF-WAY FOR EAGLE AND VICTORY ROADS. 7, SUBJECT TO F A MORTGAGE TO SECURE AN ORIG,6NAL INDEBTEDNESS OF $636 072.00,,.AND ANY OTHER AMOUNTS AND/OR OBLIGATIONS SECURED THEREBY, RECORDED JULY 3 1997, AS INSTRUMENT NO. 97053228; RE-RECORDED JULY 23, 1997, AS INSTRUMENT NO'. 97058314, RECORDS OF ADA COUNTY, IDAHO. DATED JUNE 26, 1997. MORTGAGOR: KENAI PARTNERS, LLC, AN IDHAO LIMITED LIABILITY COMPANY MORTGAGEE: SALLY D. MARTIN,A WIDOW WHICH GRANTEE AGREES TO .ASSUME AND PAY INSTRUPAP,NT No, QUITCLAIM DEED Pol, valtle Received EVA NIXON, Grantor do hereby convey, release, remise and fm -ever (Itilt claim unto DALE A. NIXON, Grantee, J2555 S.—P:agle Road Meridian, -Jdaho 83042 the following described premises, to -wit: The NE 1/4 of the SL 1/4 of Section 20, 111. 3N. R. I 1-: B. M. / P:XZ'XPT Lhe LnicL descrj ).- -d j 11 Deed in Hook 144 0l Deeds Flt: lade 44, rOIC-0 0f Ada County, I dallo describ(.!d Os that [Mrt of the E 11 `-, :;]-: 1/4 of Suction 20 lyinq North of L-110 righL Ol %%'ay Of' l-,i-denJjautjh Coital. "..'itAl I] Pia L( - l- - t- olld wael- 1-clj(-�, ;111(1 dil-ch l-iqh1-,;, used llwi,uon o)- ilw-111dil1'1, but 11 o t 1, i ill i Led -d t ' f), v.,aL(21- and dil-c-h i-i(jilit-!; underLI)e Irri.qaLion Di!;t.ricL. TO: In 1:1) i 1 1-1 1 c I t ; 1 1 1 , A L I I J i I I culti LO t- I I _- I ) 11 1 !; i ( I I., I t. h i 11 1, 1 lu b(" I.t,(ia r i t-- f; Of t N, , r i r 1-i I 1, rt c I together with their appl1t*lemtllcv-;. Eva NJ xon STATE OF ]DAHO, CUUNTY (11" 1`1-1 ()It Olk day of 1, v— lit. I lwfore m., ;, nwmy wildw lit "I'd fol -I'l . ..... uppelmd It, �P CO Nr ADA COUNTY. DEVELOPMENT SERVICES r '' PHONE: (208) 364-2277 650 MAIN STREET, BOISE, IDAHO 83702 FAX: (208) 364-2406 BUILDING ENGINEERING PLANNING • ZONING March 13, 1998 Becky Bowcutt Briggs Engineering, Inc. 1111 S. Orchard, Suite 600 Boise, Idaho 83705 RE: Subdivision Name Reservation - THOUSAND SPRINGS SUBDIVISION Dear Becky: At your request I will reserve the name "THOUSAND SPRINGS 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. Sincerely, John E. Priester, P.E.L.S. County Engineer JP/jp ASSOCIATED EARTH SCIENCES INC. A16LOGiY • GEOLOGY • ENGINEENNG • sat. SURVEYS - SOIL ANO WATER QUALRY RE$OURGE PLANNING AND SITE INVI�$1MTIONS 4W Overland ltd., nuU 5iG BOt90, Naha 83705 (208) 336-8661 April 13, 1998 Mary Goldsmith Farwest Developers 4550 W. State St. Boise, ID 83703 Dear Marty: An investigation of soil physical characteristics and internal soil drainage on the 116.5 acres located In the SE of section 20, 73N, RIE, BM, Ada County, was completed on March 5, 1998. Monitoring wells were installed in the eleven representative test holes for reading water table levels, if any occur. These welts have been monitored three times since March 5, 1998 (March 16, March 26, and April 6). Mc1st of the test holes were placed on proposed lots fairly close to the Ridenbaugh Canal that borders about three. -fourths of the 116.5 acres. It is assumed that if a seasonal high water table occurs on this property it would be ager water has been turned in to the Ridenbaugh Lanai and Possibly after the irrigation season is well under way. No water table was found at the time of the iliitial investigation and the monitoring wells have remained dry dmough April 6. Water was turned into the Ridenbaugh Canal on March 30, 1998 and the last monitoring was one week later (April 6) and there was no water table appearing in any of the test holes at that time, Extrmnely gravelly and cobbly loamy Coarse sand textures underlay ten of the eleven test holes. Test hole TH25 did not have gravelly sands underlying it to a depth of 132", but it appeared to be well drained. Test holes TH23, TH26, TH27 and TH32 may have a slight draivage problem, but I believe It is due to waste water pounding of agricultural irrigation water (tower end of field), rather than, from fluctuating seasonal groundwater. All of the other test holes appear well drained, It is my opinion that seasonal high groundwater is not a problem for storm drainage facilities, footing placement, nor crawl spaces on the I16,5 acre property. Monitoring will continue for a long enough period to confirm this opinion. Soil test hole descriptions and a test h.010 location map are attached. Post -it' Fax Note 7671 6WO LWJ To -r Y , } Rw # p �)-� Sincerely, Glen H. I ogaa Certified Professional Soil Scientist .Ti, 0'. U1: soil Evaluation Evaluation Efate y3151.98 _ Requested By Marty, Goldsmith 1~axwest Deyela elcs Phone (208) 388-018.9 Address 4550 W. State St. City Boise State Idaho Zip Code 837x3 Lot Size 13,570 _sf (3.12 lots/acre)Bedrooms 3-4 Parcel 115.5 acres Legal. Description Part of SE of Section 20 T3H, RIE, BM Slope 0-1% Evaluated By Glen H. Logan, CVSS TH22 -Ivo free water (water table) to 108" depth, Appears well drained, TH23 - No free water (water table) to 110" depth. Some weak- mottles below 84" may indicate seasonal water table, TH24 - No tree water (water table) to 1I0' depth, Appears well drained. Pit TH22 Pit TH23 Pit TH24 0 -It" Silt loam (20% C), 0-8" Gravelly sandy loam 0-9" Silt loam (25% C), tOYR 4/4, many fine (15% C), IOYR 414, IOYR 3/4, many roots, common many rine and few fine and few medium medium and coarse medium roots, roots, roots. 8-21" Gravelly sandy loam 9-24" Gravelly silty clay 11-18" Sandy loam (1520% (15-20% C), IOYR loam (30% C), C), IOYR 614, 30% 4/6, common. fine 10YR 414, common hardpan, fragments, roots. fine roots. many fine roots, common medium and 21-32" Silty clay loam (3570 24-44" Silt loam (25% C), coarse root5, C), lOYR 314, few tOY'R 314, few fine 18-38" Indurated hardpan, fine roots. roots. fractured, few fine 32-42" Loam (20% C), 44-54" Silty clay loam (30`, trots in upper 6". IOYR 416, few fine ), IOYR 416, few 38-46" Fine sandy loam roots, tlne roots, (10% Q, 1QYR 5/3, 42-70" Indurated 1►ardpan, 54-68" Silt loam (20% C), np roots, fracrured, in upper IOYR 614, no roots, 46-108" Extremely gravelly I2", no roots, 68-85" Indurated hardpan loamy medium sand 70-84" Fine sand (<5% Gj, with gravel and (-<S% C), no roots, variegated color, IOYR 614, no roots. cobble content, non - $4-110" Extremely gravelly fractured, uo roots. and cobbly loamy 85-110" Extremely gravelly medium sand, anis cobbly coarse variegated color, sand (<5% C), weakly mottled, no variegated dolor, no ro��ts. roots. ttta 2� TH22 -Ivo free water (water table) to 108" depth, Appears well drained, TH23 - No free water (water table) to 110" depth. Some weak- mottles below 84" may indicate seasonal water table, TH24 - No tree water (water table) to 1I0' depth, Appears well drained. AES Soil Evdivat;<ion Evaluation Data 315/98 Requested by Marty Goldsmith Faxwest bevelopers Phone (208) 385-0189 kddress 4550 W, StatP- St City Etoise State Idaho Zip Code x3703 Lot Size 13,570 sf (3.12 lots a re $edroomS 3-4 Parcel 116.5 acres Legal Description Part of SE 4f Section 20, T3N, RIE, BM Slope 0-1% Evaluated Ey Glen H,. Logan, CpSS nuuAWMAI MU. TH25 - No free water (water table) to 132" depth_ Monitoring well installed to t1o` depth. TH26 - No free water (water table) to 110" depth. Surface vegetation, much greener (more water indieatm!). Water may perch above 40" depth (hardpatz). TH27 - No free water (water table) to 108" depth, Cattail, vegetation may indicate soma perching of water above the hardpan at 32". Pit TH25 Pit TH26 Pit TH27 0-9" Silt loam (25% Q. 0-12" Silty clay loam (3075 0-13" Sandy loam (15-205 lOYR 413, many fine C), IOYR 4/4, many C), IOYR 514, many roots. fine and common fine, common medium roots. medium, few coarse 9-15" Gravelly silt loam roots. (25% Q, IOYR 4/4, 12-22" Loam (15-20% C), common fine Moots. IOYR 416, common 13--32" Silt loam (25% C}, tine roots. IOYR 313, common 15-28" Sitt loath (250 C), One, few medium lOYR 313, few fine 22-40" Indurated hardpan, and coarse roots, roots. very fractured, few fine roots. 32-54" Indurated hardpan, 28-44" Silty clay loam (30% upper 6" fractured C), IOYR 314, few 40-60" Indurated hardpan, and solid below, few fine roots. non -fractured, no fins roots in upper roots. part. 44-77" Fine sandy loam (10% C), very 60-77" Cemented gravels, 54-71" Loamy coarse sand compact, lOYR 5/4, cobbles, and sand, no (<5% Q, IOYR no roots. roots. 516, ao roots. 77-97" Indurated hardpan, 77-110" Extremely gravelly, 71-108" Extremely gravelly very deme, no roots. medium sand, loose, and cobbly coarse no roots. sand, variegated 97-132" Moderately cemented color, no roots. granules, lOYR 316, loose, no roots. nuuAWMAI MU. TH25 - No free water (water table) to 132" depth_ Monitoring well installed to t1o` depth. TH26 - No free water (water table) to 110" depth. Surface vegetation, much greener (more water indieatm!). Water may perch above 40" depth (hardpatz). TH27 - No free water (water table) to 108" depth, Cattail, vegetation may indicate soma perching of water above the hardpan at 32". A,ES � sail. Evaluation Evaluation Dates 315(9(3 Requested by Mary._ oi. z9„ith Rarwest Devel )pers Phone (206} 368- 0189 Address 4559 W. state St. e ty Boise State Idaho Zip Code 83703 Lot Size 13,570 sf (3.12 lots acre J]edrooms 3-4 Parcel 116.5 aeres Legal Description Part of sE of Section 20 T3N RLE BM Slope 0-1 Evaluated Ey Glen H. Logan, Cess TH28 - No free water (water table) to 108" depth, but soil colors indicate very wet, slow internal drainage. The water table may be perched, rather than apparent, due to the very slowly permeable layers, TH29 - No free water (water table) to 110" depth, but mottled and gleyed colors below 54" depth indicates a seasonal water table. TH30 - No free water (water table) to 108" depth. Appears well drained. Pit TH28 Pit TH29 Pit TH30 0-12" Silty clay loam (30% O -W Silty clay loam 0-16 Silt loam (20% C), C), IOYR 313, many (30%+ C), 10YR 10YR 3/4, many fine roots, 3/4, many fine roots. fine and few medium r(vts. 12-25' Silty clay loam 15-20" Silt loam (20% C), (30%+ C), IOYR 3/3 IOYR 513, common 16-27" Silty clay loam (30% matrix, 5YR 416 fine roots. C), (OYR 4/4, mottles, common finpe common fine Coots. roots. 20-40" Indurated hardpan, fractured, no roots. 27-41" Indurated hardpan, 25-34" Silt loam (25% C), non -fractural, no IOYR 313 matrix, 4054" Silt loam (25% C), roots. 5YR 4/6 mottles, few 10YR 4/3, no roots. fine roots, 41-108" Extremely gravelly 54-70" pine sandy loam and cobbly coarse 34-57" Silty clay loam (35% (1,09, C), 2.5Y 414 sand, variegated C), very dense, 5Y matrix, 1pYl3 5/8 color, no roots. 312 matrix, 5YR 416 mottles., no mots. mottles, no COOts. 70110" Extremely gravelly 57-631 Sit( loam (25% C), loamy coarse sand, IOYR 313 matrix, 2.5Y 414 matrix, IOYR 4/6 mottles, no IOYR 518 mottles, no roots. roots. 63-86" Indurated hardpan, non -fractured, no roots, 86-108" Extremely gravelly medium sand, variegated color, no roots. TH28 - No free water (water table) to 108" depth, but soil colors indicate very wet, slow internal drainage. The water table may be perched, rather than apparent, due to the very slowly permeable layers, TH29 - No free water (water table) to 110" depth, but mottled and gleyed colors below 54" depth indicates a seasonal water table. TH30 - No free water (water table) to 108" depth. Appears well drained. AES Sri 1 F:�ralrxatior� Evaluation Date 315198 Requested by darty Goldsmith Yarwest Developers.- Phone . (208) 388--0189 ,Address 4550 W State St City Boise State Idaho Zip Code 83703 Lot Size 13,570 sf (3.12 lotsjacre) Bedrooms 3-4 Parcel 116.5 acres Legal Description part of SL of Seot ion 20x TV, RIE, BM _ Slope 0-1 ._ Evaluated By Glen H Logan, CPSs TH31 - No free water {water table) to 108" depth. Appears well drained. TH32 -- No free water (water table) to 11.0" depth. Oleyed colors below 82" may Micate seasonal water table (height of irrigation seasoo. Pit TH31 Pit TH32 0-11" Silty Clay loam (30% 0.101, Silt loam (25% C), C), it)YR 313, many lQYR 313, many fine fine roots, Common roots, common medium artd few medium and coarse coarse roots, toots. 11-26" Silty clay loam (35% tO-38" Silt I4am (20% C), � C), lOYR 413, 10YR 4(4, common common fine and feat floo and few medium medium roots. roots. 26-31" Silty clay loam (35% 38-50" Silt loam (I5% C), C), 7.5YR 4/4, few 1OYR 6/4, compact:, fine roots, few fine roots. 31-55" Indurated hardpan, 50-82" Indurated hardpan, non fractured, no fractured, no roots. ,roots. 82-100" Silt (10% C), 2.5Y 55-73" Weakly cemented 514 no roots. extremely gravelly coarse sand, 100-110" extremely gravelly variegated calor, no loamy coarse sand roots. (<5% C), variegated 73-108" color, no roots, Extremely gravelly coarse sand, varie- gated color, no roots. TH31 - No free water {water table) to 108" depth. Appears well drained. TH32 -- No free water (water table) to 11.0" depth. Oleyed colors below 82" may Micate seasonal water table (height of irrigation seasoo. ,'m. m��- --� --�----''---�-�----- �'---- ASSOCIATED LARTH SC1ENCE$ti„,C. RI4LWY • GEOLG[;Y - ENGINEERINR • $OIL WRVEY$ • 8011- AND WATER gUALITY MSOURCE PLANNING AND SITE 1NVESTJOATIONS 4696 Ovedand Ad., Surte 516 $afs8, iddhp 83703 ( 08) 336 awl x March 10, 1998 Marty Goldsmith Farwest Developers p6s. fol- TO �W'b 5'+".Pt'e'r ,r- 4554 W. State st. Boise, ID 83703 - p.'&M Po► 'VP r'V►A eh tS T �rrl Dear Marty: (f An investigation of soil physical characteristics and internal soil drainage on the 116.5 acres located in the SE of Section 20, 73N, RIE, 13M, was completed on March 5, 1998. Eleven representative test holes were examined and logged on the property. Field notes and a test hole location >naap are attached. Monitoring wells (PVC pipes) were instatled in each of the eleven pits and will be monitored every ten days starting March 16, 1998. Also, as Kim requested, 1 will continue monitoring TH21 test hole in the SW corner of Salmon Rapids Subdivision, As you will note on the test hole location map, I placed most of the pits on proposed tots fairly close to the Ridebaugh Canal that borders about three-fourths of the 116.5 acres, ff there is a seasonal high water table that occurs on the property, it will most likely rise after water is turned into the Ridebaugh Canal next .month. Extremely gravelly and cobbly loamy medium or coarse sand textures, were found underlying � ten of the eleven test holes. Test hale TH25 did not have gravelty sands to a de d, of 13 `. Test holes TH28 and TH29 appear to have poor internal drainage, Test, holes 1 .266, T#i27 an4-T- 32 may have some drainage problem, but not as severe as TH28 and T1i2 Ali a�kher test holes appear to be well drained. Xonitoring over the next two or three months llL rr confirm the drainage problems, if any. At this time, prior to monitoring, I would anticipate there are areas on d}e 116.5 acres whero storm drain facilities could be satisfactorily placed. Also, it looks possible that some parts of the property could accommodate basement homes without a problem, but there are some areas where basement houses do not appear to be feasible and some e>agineering may be required for storm drain facilities, �,uC6ar�? A 5 If /d rr i, � You have any � r� Y y questions or would like additional work done, please ca I - (208), 36-Wl, <? u",0Z,, , Office; or (208) 375-7565, home. r.y,r sino�rely, Glen H. Logan Certified Professional Soil Scientist AES Soil Evaluation Evaluation mate Requested by Marty Goldsmith FarWest Develoers phony Address 4550 W. State St:. 4 City Doise State Idaho Zip Code _83763 ' Lot Size 13,570 sf (3,12 lotz/aare) Bedrooms 3-4 Parcel 16.5,acres Legal Description Part. of SE of Section 20, T3N RIE BM : Slope Evaluated By Glen JH. Logan, CPSS Pit TH22 Pit TH23 Fit T1424. n r; Silt loam (20% Q, 0-$" Gravelly sandy loans 0-4" Silt loam (25% C), s lOYR 414, many fine (15% C), lOYR 414, IOYR 3/4, many F y k roots, common many fine and few fine and few r'ttedium ;+ nwdlum and coarse medium roots, roots TH22 -- No free water. (water table) to 108" depth. Appears well drained, TU23 - No free water (water table) to 110" depth, SOnle weak mottles below 84" may indicate seasonal water table.. .TH24 - No free water (water table) to 110" depth. Appears well drained, routs, 8-21 Gravelly sandy loam 9-24" Gravelly silty clay 11-18" Sandy loam (15-209 (15-20% C), lOYR Loam (30% G), C), lOYR 614, 30% 4/6, common fury IOYR 414, common hardpan fragments, roots, tine roots, many fine roots, Common medum and 21-32" Silty clay loam (359 24-44" Silt loam (25% C), coarse rock;, C), 10YR 314, few IOYR 314, few fine fine roots. roots, 1838" Indurated hardpan, fractured, few fine 32-42" Loam (2091; Q, 44-54 Silty clay loam ('30% roots in upper 6, lOYR 4/6, few fine C), IOYR 416, few roots, fine roots. 38-46" Fine sandy loam. (10% Q, IOYR 5/3, 42-70" Indurated hardpan, 54-6$" Silt loam (20% C), no roots, fracrured, in upper l.0YR 614, no roots, (2", na roots. 46--108" Extretuely gravelly tib -85" indurated hardpan loamy wedium sand 70-84" Fine sand ([5`Y C), with gravel and (<5% C), no roots, 14YR 6/4, no roots. cobble content, .non - variegated color. fractured, no roots. 84-110" Extremely gravelly and cobbly loamy 85-110" Extremely gra\telly medium sand, and cobbly coarse variegated color, sand (<5% Weakly Mottled, novariegated color, no Anumonak o. roots. roots. TH22 -- No free water. (water table) to 108" depth. Appears well drained, TU23 - No free water (water table) to 110" depth, SOnle weak mottles below 84" may indicate seasonal water table.. .TH24 - No free water (water table) to 110" depth. Appears well drained, AES Soil Evaluation Evaluation Date —U' -5L9 �8 Requested. by Marty Guldpraith Farwest Deyelotsers Phone _ (204 388 -0j -sq Address 4550 W. State St City Bo s.e — State Id_ahoZip Cod 89703 Lot Size _x.3 , 570 sf (1.12 lots/aor;e) Bedrooms 3-4 Parcel 116 .5, acres r: Legal Description Part of SE of Section .20, T3U, RIB BM -7: Slope_ 0-Z% Evaluated By Gler► H. Logan CPSS , TH25 No free water (water table) to 132" depth. Monitoring well in-stal]ed to 1I0" depth,. TH26 - No free water (water table) to 11Q" depot. Surface vegetation much greener (more water indicated), Water may perch above 40" depth (hardpan), I - No free water (water table) to 1Q8" depot- Cattail ve at 37". getation may in&ate some perching of water above the hardpan -Lit �• Pit TH25 I'it TH26 Pit TH�7 0'9" Silt Ioam (25% C), 0-12" Silty clay loans (30% 0-13" Sandy loath (t5-20% It IOYR 413, many fine C), 10YR 414, many C), 10YR 514, many roots. t=ine and common fine, common 9-15" Gravelly silt loam medium roots. medium few:coarse (25% C), IOYR 414, 12-22" Loam (15-20% C), roots. common tine roots, 10YR 416, common 13-32" Silt loam (25% C), 15-28" Silt loam (25% C), foe roots. 10YR 313, common 10YR 313, (ew fine 22-40" Indurated hardpan, fine, few medium olid coarse roots, roots. very fractured, few 28-44" Silty clay loam (30% fine roots. 32-54" Indurated hardpan, C), 10YR 3/4, few 40-60" Indurated hardpan, upper 6" fractured and solid Wow, few t fine routs. non -fractured, no fine roots in upper u 44-77" Fine sandy loath roots. part. (104 C), very 60-77" Cemented gravels, 54-71" Loamy coarsesand compact, 10YR 514, cobbles, and sand, no (<51O C), 10i'R no roots, Foots, 516, no roots - 77 -97" Indurated hardpan, 77-11,0" Extremely gravelly, 71-108" Extremely gravelly very dense, no roots. medium laud, loose, And cobbty coarse i. 97-13? h Moderately cemented no rood, sand variegated !: g Y; granules, 10YR 3/6, color, no roots. ,. , loose, no roots. o ut o: TH25 No free water (water table) to 132" depth. Monitoring well in-stal]ed to 1I0" depth,. TH26 - No free water (water table) to 11Q" depot. Surface vegetation much greener (more water indicated), Water may perch above 40" depth (hardpan), I - No free water (water table) to 1Q8" depot- Cattail ve at 37". getation may in&ate some perching of water above the hardpan -Lit �• TH2$ - No fres water (water table) to 108* depot, but soil cotors indicate very wet, slow fraternal drainage. The water table may be- perched, rather than apparent, dire to the very slowly permeable Layers. TH29 - NO free water (water table) to 110" depth, but mottled and gleyed colons below 54" depth indicates a seasonal water table, T-ff30 -- NO free water (water table) to 108" depth. appears well drained, as AES t soil l;valuat; tort Evaluation Date 315/98 Requested by Marty Goldsmith Farwest Developers Phoria (2081 38—01I3 Address. 4550 W. State St City Boise State Idaho Zip Code 83703 Lot Sige 23,574 sf 13.12 lotslacre) Bedrooms 3;-4 Parcel 116.5 acres Legal Description mart of -SE of Section 20, TM. RIE, SM Slope00-1% Evaluated By Glen H. Logan, CPSS Pit TH28 Pit TH29 Pit TH30 0-12* Silty clay loam (30% 0-1.5" Silty clay loam 0-16 Wilt loam (20% C), C), 10YR 3/3, many (30%-1- C), 10YR 10YR 3/4, many fine roots, 314, many tine roots. fine and few medium roots. 12-25" Silty clay loam 15-20" Silt loam (209 C), (30%+ C), 10YR 313 10YR 513, common 16-27" Silty clay loam (30% matrix, SYR 4/6 fine roots. Q, 10YR 4/4, crottles, Common fine common fine coots. roots. 20-40" Indurated hardpan, t fractural, no roots. 27-41" Indurated hardpan, 25-34" Silt loam (25% C), non. -fractured, no 10YR 3/3 matrix, 40-54" Silt loam (25%), roots, 5YR 416 mottles, few 10YR 413, no roots. fine roots. 41-108" Extremely graVelly T 54-70" Eine sandy loam and cobbly coarse 34-57" Silty clay loam (35% (10% Q, 2.5Y 4/4 sand, variegated C), very dense, 5Y matrix, 10YR 518 color, no roots., 3/2 matrix, 5YR 4/6 mottles, no roots. � mottles, th) roots. 70-1101" Extremely gravelly 57-63" Silt loath (25% C), loamy coarse sand, - 10YR 313 matrix, 2.5Y 4/4 matrix, 10YR 4/6 mottles, no 10YR 518 mottles, no roots, roots, 6386" Indurated hardpan, ; non -fractured, no rt>ats. K 86••IN Extremely gravelly medium sand, s variegated color, no roots. ttm TH2$ - No fres water (water table) to 108* depot, but soil cotors indicate very wet, slow fraternal drainage. The water table may be- perched, rather than apparent, dire to the very slowly permeable Layers. TH29 - NO free water (water table) to 110" depth, but mottled and gleyed colons below 54" depth indicates a seasonal water table, T-ff30 -- NO free water (water table) to 108" depth. appears well drained, iyr AES t t Soil Evaluation ],valuation Date VkL98 Requested by Marty Gojdsmith Farwest Develop rs Phone (208) 388-111g9 Address x.50 W. State St. i' City _ Bore state Idaho Zip Code 837133 ' Lot Size 13g570 sf x,3.12 lotslacre) Bedrooms 3--4 Parcel 116.5 acres Legal Description _ Part of SE of Section 20, T3N, HlE, SM Slope 4-1% Evaluated By Glen H. T,oaan CPSS Pit T1431 Pit TH32 0-11" Silty clay loam (30% 0-10" Silt loam (259 C), C), 10YR 313, Many IOYR 313, many fine fine roots, comrtion roots, common medium and few medium and coarse coarsa roots, roots. 112.6` Silty clay loam (.35% 10-38" Silt loam (20% C), C), lOYR 4t3, 10YR 4/4, common common fine and few fine and few medium medium roots, FOOM 26-31" Silty clay loam (35% 3$ Sp° Silt loam (15% C), C), 7.5YR 414, few LOYR 614, oompact, firie roots, few fino roots. 31-55" Indurated hardpan, 50-8'2" Indurated hardpan, non-fractured, no fractured, .no roots. routs. 82-100" Silt (to% C), 2.5Y 55-73" Weakly cemented 5/4 no roots, extremely gravelly coarse sand, 100-110" Extremely gravelly variegated color, no loamy coarse sand roots. (<5% C), variegated 73-108" color, 'no roots. Extremely gravelly coarse sand, varie- gated eolor, no roots. TH31 - No free water (tvater table) to 108° depth., Appears well drained. TH32 -Flo free water (water table) to llo" depth. Gleyed colors below 82." may indicate seasonal water table (height of 3 <irrigation' seasou). T1 RPR 03 '99 E3;05Pf9 fife VERIDICtl TWIG P. 2%6 1503 HR$T 51REEF SOUTH NAMPA, NSAHo 83651-4345 FAX N )DDD KX -4634098 Phomea: Aram Code 208 7 April 1998 OFFICE: NxXlGalldta 466-7841 SHOP: Wm 466.0663 Attu: Kim xxcxX X 4554 Wast State Street Boise, ID 83703 RFs Davelgpment of 120 acres of land within Nada & Meridian Irrigat1Qn District, partly delivered by 86ioe Frojeat hoard of Control , ]Dear Kim; As par aur talephono conversation of todayf s date, I am writing to expla.ih the. steps required to achieve a smooth transition of turning a pressure system over. to Nampa & Meridian x"igation District for operation and maintenance. I have enclaged a small portion, of the section map that shows the affected area, according to the legal descriptions you pzovided to ze yesterday. All of the lana is within the boundaries of the Nampa & Meridian Trrigatien District, however, part of the delivery of irrigation grater is made by boi4O pro jOOt hoaxd of Control for Nampa & Meridian Irrigation District. This is a type of verbal agreement between this District and Rbise projeat NoarA of Control in whiaah they deliver water for ug when it is easier for then to handle the delivery and vice -versa. A Tetter has been written to the Boise Project Hoard of Control concerning the-p'Ossibility of a pressure system being . ins a Iled that Will be operated and maintained by Nampa & Meridian Irrigation District, Pa3t-it=' Fax eNote 7671 To uOiDept. ".3 1?'� a Wage 1 Of 2 k - AP WYWATE iRRIGWt AaE3 WER HOW WHFS . 23,404 10sE PkOXLT nrwm . 4d,000 APR QU r90 M°06PM Nnr9Flt & MERIXHIj IBRD P.S 6 t 3 April 1998 Attn: Kim r rarwest Development page 2 of 2 I figured the water rights on all land involved in the proposed development and ii: appears that there Jr, an s$% water right on the land, The Irrigation District oould bring e thin watt ht to 1001 Upo est. if you feel that a e er water rig t zs ded, once you have closed on th4 091041/- land, send a letter to the District reguesting th#t we "alloaato additional water right" to the land, At that � r^ paint, wa will proceed with on allocation of additional water 01 right and bring your water right to look. I aa» only 4MMO that YOU will be devoloPing this lamd in phase$, A Land Use Change Applfoattiotl rust bre filed on each phase beoause. of tho pressure urban irrigati0h Syotam and the review that mint be done on it. The Land Use Change. Application is the very first step in, tho process in that we are, at that point, alerted to the fact that there is a pressure system planned. It is vary .important, that you Ohtaih and sign your original construction contract before 06httruotion begins athd that thG addendums to add oaoh phrase are signed ,prior to beginning the construction on that phase, The Irrigation Disttiat will work with yov on every stop along tho way; howetVer, it is very important, that cav develop a good avenue of communication and keep that avenue open. John Anderson is the person to contact in regard to the SpeOificatiOns, installation and inspections and I am the per&on to oortaot in regatrd to ' tha paperwork. John can he reached at the Shop telephone humbejc listed above and, as you know, I can be reached at the office telephone number listed above. Please feel free to let ma knew if you meed any furthor information concerning this or any other mattor, Sincerely, Donna N. Moore, Assistant Secretary/Treasurar Oct Fila Each Director water Superintendent Attorney - Burri enc. WTV--- -. APR E3�1'Jr)O '.`,+M 8: PIERIDIFf{ IRRIU . . "�/`"�'•ti�' � .r: y', 1 � 'r �,a .j ;.l 1, ',• i . ,., t ate � , 4 � i ck 7i7!7, �. y $' . . .1• 'v �' •"' !/'' •N�P}r F� `I,�Y_ rr;,�s_,;� �%;'�:.•:.:��� ',:y ,��;. •, „r'°. r., . ... ' Z is i4 s: rl�� ;} 4•. : t i 'f-.n'1' z:. x,,,14 ,s, ., 'w,l� �_;• 4 � - � ��� �A • ' II ' V ' SII . tr Lp,if '•r-1 DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS OF THOUSAND SPRINGS SUBDIVISION THIS DECLARATION is made as of the day of , 199_, by FARWEST DEVELOPERS, L.L.C., hereinafter referred to as "Declarant." RECITALS: A. Declarant Farwest Developers, L.L.C. is the owner of certain real property in Ada County, State of Idaho, more particularly described as follows: All of the land within the boundaries of Thousand Springs Subdivision No. 1 according to the plat thereof, recorded in Book of Plats at pages Records of Ada County, State of Idaho. The above described parcel of real property is hereinafter referred to as the "Subject Property." B. Declarant desires to impose upon Subject Property certain protective covenants, conditions, restrictions, reservations, easements, liens and charges for the benefit of Subject Property and all present and subsequent owners thereof, and all conveyances of Subject property or any part thereof shall be subject to this Declaration; NOW, THEREFORE, Declarant hereby imposes upon Subject Property the following easements, conditions, covenants, restrictions and reservations which shall run with Subject Property and be binding upon all parties now or hereafter having any right, title or interest therein or to any part thereof, and shall inure to the benefit of each owner thereof. ARTICLE 1: DEFINITIONS. The following terms shall have the following meanings: 1.1 "ACC" shall mean the Architectural Control Committee. 1.2 "Annexed Property" shall mean and refer to any real property made subject to this Declaration by Supplemental Declaration pursuant to the provisions hereof for the annexation of additional parcels of real property. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 1 s 1.3 "Association" shall mean and refer to Los Alamitos Park Subdivision Homeowners' Association, Inc., a nonprofit corporation organized under the laws of the State of Idaho, its successors and assigns. 1.4 "Building" includes any Dwelling Unit, house, garage, or any other partially or fully enclosed building, shed or other structure, consisting of one or more walls or roof. A building includes barns, sheds, animal enclosures which have a partial or full roof impervious to water in whole or in part, and similar structures. 1.5 "Common Area" shall mean and refer to Lot , Block ; Lot , Block ; and Lot , Block of Thousand Springs Subdivision No. 1 and to any lot or parcel designated as Common Area in the final plat of the subdivision or in a Supplemental Declaration subjecting additional real property to this Declaration. Lot , Block , is a Common Area Lot that shall be used primarily for retention pond/drainage basins, which Lot together with any other Lots so designated in a Supplemental Declaration shall be referred to as "Drainage Lots." 1.6 "Common Facilities" shall mean and referto those physical improvements constructed by Declarant upon Common Area or upon the utility easement over each Lot including, without limitation, benches, bridges, walkways and pedestrian paths, drainage facilities, streams, waterfalls and waterways. Common facilities shall not include the pressurized irrigation system unless and until it is conveyed to the Association; it being the specific intent of the Declarant that the pressurized irrigation system shall be installed by the Declarant and shall be conveyed to the Nampa and Meridian Irrigation District, together with an easement over each Lot and Common Area for the installation, operation and maintenance of the system by the District. 1.7 "Declaration" shall mean this Declaration. 1.8 "Dwelling Unit" shall mean that portion or part of any structure intended to be occupied as a single-family residence, together with the vehicular parking garage next to such dwelling unit and all projections therefrom. 1.9 "First Mortgage" shall mean any Mortgage possessing or holding a lien on a Lot or any part thereof prior to any other Mortgage. 1.10 "First Mortgagee" means Mortgagee who holds a First Mortgage. 1.11 "Lot(s)" shall mean and refer to the plots or tracts of land comprising the Property, designated by lot numbers on the plat, or any resubdivision thereby except the Common Area. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 2 1. 12 "Mortgage" shall mean any mortgage, deed of trust, land sale contract or other security instrument by which a Lot is encumbered. 1.13 "Mortgagee" shall mean any person or the successor to any person named as the mortgagee, beneficiary, seller or creditor under a Mortgage. 1.14 "Nonconforming Building" includes any building legally existing and/or used as of the date of this Declaration which does not conform with the building restrictions set forth in Article 6 of this Declaration. 1. 15 "Owner" shall mean and refer to the record owner of fee simple title to any Lot, excluding those record owners having title merely for security for the performance of an obligation. 1.16 "P/at" shall mean and refer to that certain plat of Los Alamitos Park Subdivision to be recorded in the Ada County Recorder's office, which plat covers and subdivides all of Subject Property. 1.17 "Property" shall mean the property defined as Subject Property in the recitals above, and shall further mean and refer to such additional real property as may hereafter be made subject to this Declaration by Supplemental Declaration pursuant to the provisions hereof for annexation of additional parcels of real property. ARTICLE 2: HOMEOWNERS ASSOCIATION 2.1 Formation. It is contemplated that simultaneously with the execution and recordation of this Declaration, the Association will be incorporated and will adopt By - Laws for its governance. To the extent the Articles of Incorporation or By -Laws of the Association by conflict with the provisions of this Declaration, the provisions of this Declaration shall control. 2.2 Membership. Each Owner shall be a member of the Association. Membership shall be appurtenant to and may not be separated from ownership of any Lot. Ownership shall be the sole qualification for membership and shall automatically commence when a person becomes such Owner and shall automatically terminate when such ownership is conveyed or transferred. There shall be only one membership for each Lot. If there are multiple Owners of a Lot, the Owners shall, by written instrument filed with the Association, designate the individual entitled to exercise the privileges of Membership. 2.3 Classes of Voting Members. The Association shall have two classes of voting membership; however, all votes shall be equal and counted as such, except where voting by separate classes may otherwise be provided in the Articles and By - Laws of the Association or this Declaration. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 3 (a) Class A members shall be Owners with the exception of the Declarant (during the period when the Declarant is a Class B member). After the Class B membership converts to Class A memberships, each Class A member shall be entitled to one vote for each Lot owned. If there are multiple Owners of a Lot, the Owners shall designate the individual entitled to exercise the voting privileges of membership and in no event shall more than one vote be cast with respect to any Lot. (b) The sole Class B member shall be the Declarant, or the Declarant's successor or assignor. Class B membership shall cease and be converted automatically to Class A membership (one Class A membership for each Lot owned) when the Declarant owns ten percent (10%) or less of all of the Lots which are part of the Property. Until that time, all Association matters shall be governed by the Class B member. ARTICLE 3: RIGHTS RESERVED BY DECLARANT 3.1 Notwithstanding anything to the contrary contained in this Declaration, Declarant expressly reserves unto: (a) Itself, its successors and representatives, contractors and their subcontractors easements and rights-of-way on, over and across all or any part of the streets for vehicular and pedestrian ingress and egress to and from any part of the Property, or any adjacent real property owned by Declarant, or its successors or assigns; (b) Itself, its successors and representatives, contractors and their subcontractors (including any district, company, unit of local government, Association or other entity providing water, sewer, gas, oil, electricity, telephone, cable television, or other similar services), easements, access and rights-of-way on, over, under and across all or part of the Common Area and utility easements on, over and under all Lots and Common Area as provided on any recorded subdivision plat of the Property for installation, use, maintenance and repair of all lines, wires, pipes, pumps, water wells, facilities, and other things necessary for all such services, provided that any installation, maintenance or repair of such lines, wires or pipes shall be performed with reasonable care and that the surface of said easement area shall be restored to the level and condition that existed prior to the doing of work; and (c) Itself, its agents and successors, all water and water rights over, upon or under or appurtenant to the Property, or any portion thereof, and a nonexclusive easement ten (10) feet wide, inside the boundary of each Lot and the Common Area adjacent to the right-of-way for construction of a pressurized pipe irrigation system will be conveyed to and operated by the Association or the Nampa - Meridian Irrigation District. Groundwater appropriated for the domestic water system will be owned by the City of Meridian. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 4 t ARTICLE 4: MAINTENANCE. 4.1 Responsibilities. Among its other responsibilities, the Association shall maintain all Common Areas and those Common Facilities dedicated to it and all landscaping, fencing, surfaces, bridges, and other improvements thereon and easements therefore. Such Common Area and Common Facilities shall be maintained in a neat, landscaped and attractive manner. Common Area and Common Facilities shall also include any real or personal property as may be conveyed to the Association from time to time by Declarant, or designated by Declarant as Common Area in any Supplemental Declaration. 4.2 Private Property. The Association shall also be responsible for the maintenance of any perimeter fencing of the property including the back Lot wrought iron fencing of those Lots that are contiguous to the Ridenbaugh Canal or other established irrigation and/or drainage ditches. The Association shall also maintain the portion of the property that lies outside of such perimeter fencing or between the back Lot fencing even though such portions of property may be part of individual Lots. The Association shall be responsible for landscaping Lot , Block , which lot is intended to be developed by the City of Meridian as a city water well. 4.3 Management. The Association may employ the services of a manager and other personnel to carry out the management of the Association's maintenance responsibilities. 4.4 Heavy Maintenance of Drainage Lots. Heavy maintenance consists of periodically inspecting the Drainage Lots to insure they are functioning properly; cleaning out the piping and mucking out the Drainage Lots when the sediment level exceeds the designated storage level. All other maintenance shall be referred to herein as "light maintenance." Ada County Highway District (ACHD) has opted to perform this heavy maintenance and shall be allowed, by the Homeowners Association, to perform this maintenance work. In the event ACHD shall decide not to do such "heavy maintenance" then the Association shall do it. 4.5 Easement to ACHD for Heavy Maintenance. Each drainage lot shall have an access road along one side of it to support a HS -20 truck loading. Such access road shall be accessible from the adjacent subdivision street, extend along an entire side of such drainage lot and be at least 12" wide. ACHD is hereby granted an easement along one side of each drainage lot for the purpose of access to perform this heavy maintenance. An easement is granted across each entire drainage lot as needed for maintenance of the retention ponds by ACHD, and no landscaping or other obstruction shall be placed on the Drainage Lots in a manner that would interfere with the heavy maintenance. In the event that it is necessary to replace any improvements to the Drainage Lots such as fences, trees and/or sod, the removal of which has been DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 5 necessary to perform maintenance, such replacement shall be the responsibility of the Homeowners Association. 4.6 Light Maintenance of Drainage Lots. The Association shall perform all "light maintenance" of the Drainage Lots pursuant to that certain Manual for Light Maintenance, the original of which shall be kept on file with the Homeowners Association with copies made available to any interested party upon request. Said Manual for Light Maintenance is incorporated herein by this reference. ARTICLE 5: PROPERTY RIGHTS 5.1 Owners' Rights of Enjoyment. Every Owner shall have a right in and to the Common Areas and Common Facilities, subject to such reasonable rules and regulation covering the use and access to such areas and facilities as may be adopted by the Association. 5.2 Dedication. The Association shall have the right to dedicate or transfer all or any part of the Common Area or Common Facilities to any public agency, authority, or utility for such purposes and subject to such conditions as may be agreed to by the members of the Association. No such dedication or transfer shall be effective unless an instrument agreeing to such dedication or transfer has been approved by two-thirds of the members of the Association. 5.3 Improvements. The Association shall have the right, in accordance with its Articles and Bylaws, to borrow money for the purpose of maintaining and improving the Common Area and Common Facilities and in support thereof to mortgage said property, provided the rights of such mortgagee shall at all times be subordinate to the rights of the Owners under this declaration. ARTICLE 6: ASSESSMENTS 6.1 Creation of Lien and Personal Obligation of Assessments. Each Owner, by acceptance of the deed therefore (whether or not it shall be so expressed in such deed) is deemed to covenant and agree to pay: (a) To the Association, regular annual or other regular periodic assessments or charges ("Regular Assessments"); (b) To the Association, Special Assessments for capital improvements, such Special Assessments to be fixed, established and collected from time to time as hereinafter provided; DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 6 (c) To the Association and/or the Nampa Meridian Irrigation District, Irrigation Assessments. It is contemplated that the Nampa and Meridian Irrigation District shall provide pressurized irrigation water services to all lots. In addition to any assessments made by the Nampa and Meridian Irrigation District for irrigation water, Owners shall be required to pay an additional assessment to the Association, or in the event the pressurized irrigation system is conveyed to Nampa and Meridian Irrigation District, then to the District, an additional assessment under Idaho Code §43-330(f) for the operation, maintenance and repair of the pressurized irrigation water system. Each Owner is prohibited from making any cross -connection or tie-in between the irrigation water system and the domestic water system. WATER FROM THE IRRIGATION WATER SYSTEM IS NOT DRINKABLE; EACH OWNER SHALL BE RESPONSIBLE TO INSURE THAT IRRIGATION WATER WITHIN THE BOUNDARIES OF THE OWNER'S LOT IS NOT CONSUMED BY ANY PERSON OR USED FOR CULINARY PURPOSES; and (d) In addition to the Regular and Special Assessments, the Association shall have the power to levy a Limited Assessment against Owners and Lots for maintenance and repair of any Lot or any improvement on a Lot, if such maintenance and repair is necessary to preserve the quality of the Subdivision; and/or to correct a violation of the Declaration or any amendment thereto or the ACC Rules. No such Limited Assessment shall be levied until (a) the Board or ACC has given written notice to the Owner of the maintenance or violation cure required; (b) the Owner has refused to perform the required maintenance or correct the violation within a reasonable time; and (c) the Association has incurred expenses for maintenance or correcting the violation. Thereupon, the Board shall have the power to levy a Limited Assessment against the Owner to pay for the costs of such maintenance and repair or correction of violation and any other costs or expenses, including attorney fees, arising out of or incident to such maintenance and repair of the Association. The Regular, Special, Limited and Irrigation Assessments, together with interest thereon and costs of collection and reasonable attorney fees, shall be a charge on the Lot and shall be a continuing lien upon the Lot against which such assessment is made. Each such assessment, together with interest, costs of collection and reasonable attorney fees, shall also be the personal obligation of the Owner at the time when the assessment fell due. The right to collect and enforce payment of the assessments is vested in the Association. If an Owner fails to pay an assessment within thirty (30) days of its due date, the Association shall prepare a written notice of assessment setting forth the type of assessment, the amount of the assessment, the amount remaining unpaid, the name of the record Owner of the Lot, and a legal description of the lot. Such notice shall be signed by the President and Secretary of the Association, whose signatures shall be acknowledged by a notary republic, and such notice shall be recorded in the office DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 7 of the Ada County Recorder. Thereupon, and upon the continuing failure of the Owner to pay an assessment, the lien for assessment herein created may be foreclosed upon as provided by law for foreclosure of a mortgage on real property and other real property liens. Notwithstanding anything to the contrary contained in the Declaration and any amendment thereof, no action may be brought to foreclose the lien of any assessment until the expiration of thirty (30) days after written notice of default has been deposited in the United States mail, addressed to the Owner of the Lot at the street address of the Lot or the last known address of the Owner, if otherwise shown on the books and records of the Association. Such notice shall specify the amount and due date of the unpaid assessments and the legal description of the Lot. 6.2 Purpose of Assessments. The assessments levied by the Association or the Declarant shall be used exclusively for the purpose of promoting the recreation, health, safety and welfare of the residents of Property and to carry out the objectives and responsibilities of the Association, and in particular for the improvements and maintenance of any Common Area, Common Facilities and all improvements constructed thereon, the services and facilities devoted to this purpose and related to the use and enjoyment of the Common Area and Common Facilities, and including without being limited thereto, the payment of taxes and insurance on all or any part of said property. 6.3 Assessment Limitations. Until January 1 of the year immediately following the conveyance of the first dwelling Lot to any Owner, the maximum Regular Assessment shall not exceed $240.00 for each Lot subject thereto. Thereafter, the maximum Regular Assessment may be increased each year not more than five percent (5%) above the maximum assessment for the previous year without a vote of the membership. In order to increase the assessment by more than 5% for any given year, there must be a vote of two-thirds of the members affirming any such increase at a meeting duly called for this purpose. The Board of Directors of the Association may fix the Regular Assessment at any amount equal to or less than the maximum. 6.4 Initial Regular Assessments. Initial Regular Assessments shall commence as to each Lot upon the closing of the first sale of such Lot from the Declarant, or as to the remaining Lots owned by Declarant, when such Lots are no longer offered for sale to the general public. At each such closing, the Owner thereof shall pay the sum of $100.00 and such portion of the greater of either an additional $100.00 or any existing Regular Assessment set by the Association pro rated for the remainder of the calendar year. The initial $100.00 shall be paid to the Declarant to reimburse the Declarant for Association fees incurred by the Declarant prior to the assumption by the Association of the Association's duties and obligations with the pro rata portion of the initial Regular Assessment paid to the Association if the Association has conducted its first annual meeting, elected a board of directors, established a Regular Assessment, and assumed the obligations and expenses of the Association; otherwise, DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 8 to the Declarant. Until the Association has conducted its first meeting, the Declarant shall have the full power and authority to exercise all of the rights, duties and functions of the Association. The Declarant shall have the exclusive use of assessments for the purpose of discharging the duties and obligations of the Association in accordance with this Declaration. The Association shall, upon its first meeting, initiate assessments in accordance with this Article 5, without regard to or an accounting of the initial deposits or other assessments previously paid to the Declarant. 6.5 Assessment Due Date. The due date for Regular Assessment shall be March 1, unless some other due date(s) is established by the board. Each assessment shall be delinquent if not paid within fifteen days after the due date set forth in any notice of assessment. 6.6 Interest and Penalties. Any Regular, Special, Limited or Irrigation Assessments levied on Lots if not paid when due, shall bear interest at an annual rate as shall be set by the board from time to time, or if none is so set, at an annual rate of 12% Such interest shall commence on the date the assessment becomes due and payable. In addition to the interest charged, the board may, in accordance with Rules and Regulations promulgated by it, impose additional fines or charges for the failure of an Owner to timely pay any assessment when due. The right of the board to charge interest or impose additional fines or charges shall be in addition to, and not in lieu of, any other right of enforcement or sanction available to the board in the event of non payment of an assessment. 6.7 Billing for Annual Assessment. The Regular Assessment may be billed on a monthly basis, 1/1 2th per month, or on a quarterly basis, 1 /4th per quarter, in advance. 6.8 Special Assessments. In addition to the Regular Assessments, the Association may levy in any assessment year, a Special Assessment applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, unexpected repair or replacement of a described capital improvement upon the Common Area and Common Facilities including the necessary fixtures and personal property related thereto, provided the assent of a two-thirds majority of the votes represented by those members who are voting in person or by proxy at the meeting duly called for this purpose is obtained. 6.9 Notice and Quorum for Special Assessment. Written notice of any meeting called for the purpose of making a Special assessment shall be sent to all Association members not less than twenty (20) days in advance of such meeting. Such notice shall specifically indicate that a Special assessment is to be considered at such meeting. A quorum of not less than a one-third majority of the members entitled to vote shall be required at such meeting whether in person or by proxy. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 9 I 6.10 Uniform Rate of Assessment. Special Assessments must be fixed in an equal amount for each Lot. All Special Assessments shall equally apply to all Lots, and no special rate or reduction in assessment rate shall be allowed because any Lot is unimproved or does not have a Dwelling Unit thereon. 6.11 Effective Nonpayment of Assessments• Remedies of the Association. Any assessment not paid within thirty (30) days after the due date shall bear interest from the due date at the rate of twelve percent (12%) per annum. The Association may bring an action against the Owner personally obligated to pay the same, or foreclose the lien against the Lot or Lots of the Owner. 6.12 Subordination to the Lien of Mortgage. The lien of assessments provided for herein shall be subordinate to the lien of any First Mortgage. Sale or transfer of any Lot shall not affect the assessment lien, but the sale or transfer of any Lot pursuant to a Mortgage foreclosure, if the Mortgage is held by any person other than a prior Owner of the Lot, shall extinguish the lien of such assessments as to payments which have become due prior to such sale or transfer. 6.13 Enforcement of Common Area Maintenance. Notwithstanding that the Association is obligated to maintain the Common Areas and Common Facilities contained therein as defined herein and within the Articles of Incorporation of the Association, it is hereby provided that Meridian City and/or the Ada County Highway District ("ACHD") and/or the Nampa Meridian Irrigation District (NMID) may elect to maintain any part or facility of the Common Areas defined herein should the Association or the Declarant fail to maintain the same. In the event that Meridian City and/or ACHD determines, in its sole discretion, that the Association is not adequately maintaining the defined Common Areas or Common Facilities, Meridian City, ACHD and/or NMID shall, before undertaking maintenance of said Common Areas, provide written notice of its and/or their intention to begin maintenance of the defined Common Areas or Common Facilities within a thirty (30) day period, within which time frame the Association may undertake to initiate and conclude all maintenance defects as identified by Meridian City, ACHD and/or NMID. In the event that the Association shall fail to commence and conclude maintenance of the defined Common Areas or Common Facilities. Meridian City, ACHD and/or NMID are hereby granted an irrevocable license and easement to enter upon any portion of the Common Areas to perform inspection and maintenance. Should Meridian City, ACHD and/or NMID engage in maintenance of the defined Common Areas or Common Facilities after having provided notice to the Association and having provided notice to the Association and having provided the Association an opportunity to undertake said maintenance, the Meridian City, ACHD and/or NMID shall be entitled to and empowered to file a ratable lien against all Lots within Los Alamitos Park Subdivision with power of sale as to each and every Lot to secure payment of any and all assessments levied against any and all Lots in Los Alamitos Park Subdivision pursuant DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 10 to this Declaration, together with interest at the rate which accrues on judgments and all costs of collection which may be paid or incurred by Meridian City, ACHD and/or NMID in connection therewith. Meridian City, ACHD and/or NMID may exercise their rights under Idaho Code by assessing the Lot Owners and certifying those assessments in the same manner as real property tax. This section shall not be amended without prior written approval from Meridian City, ACHD and/or NMID. The Association shall not be dissolved or relieved of its responsibility to maintain the defined Common Areas and Common Facilities contained therein without the prior written approval from Meridian City, ACHD and/or NMID. The Association and all Lots Owners, by accepting title to a Lot, agree that all Lot Owners within Los Alamitos Park Subdivision are benefitted property Owners for purposes of this section. ARTICLE 7: PROPERTY USE RESTRICTIONS 7.1 The following restrictions shall be applicable to Subject Property and shall be for the benefit of and limitation upon all present and future Owners of Lots, or any interest therein, and the Association, which is hereby empowered, in addition to each Owner, to enforce the same: (a) Each Lot shall be used only for single family residential purposes, subject to the provisions as to Common Areas and Common Facilities and facilities used in common including schools. (b) No Lot may be further subdivided. (c) No animals, livestock, birds, insect or poultry of any kind shall be raised, bred, or kept on any Lot, except that no more than two (2) domesticated dogs and/or cats or other small household pets which do not unreasonably bother or constitute a nuisance to others may be kept, provided that they are not kept, bred or maintained for any commercial purpose. Dogs and other similar pets shall be on a leash when not confined to an Owner's Lot. (d) All garbage, refuse and animal waste shall be properly and promptly cleaned and stored and appropriately removed from each Lot so as to prevent unsightliness, or unnecessary or unreasonable odors. (e) No equipment, motor homes, trailers, boats, camper, recreational vehicles, and other mobile equipment, trailers, implements, and vehicles (excluding automobiles) of all kinds or nature shall be parked or stored on any Lot, unless such items are fully screened or enclosed from view, or unless the ACC has otherwise approved the location and/or screening of said items. No commercial vehicle, trucks with a capacity in excess of one (1) ton, shall be parked or stored upon any Lot or street, whether public or private, within the subdivision. No inoperable vehicles shall DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 11 r be parked or stored in any public or private street, and all such vehicles shall be parked or concealed in the rear of the Lot, behind the rear line of any Dwelling Unit. (f) No truck, truck camper, tent, garage, barn, shack or other outbuilding or vehicle shall at any time be used as a residence or living place on any part of subject property. (g) No noxious, offensive or unsightly conditions shall be permitted upon any part of any Lot, nor shall anything be done thereon which may be or become an annoyance or a nuisance to the neighborhood. (h) Any lease allowing occupancy or residence in any Dwelling Unit, or use of any portion of any Lot within Subject Property, shall be subject in all respects to this Declaration. 7.2 The Owners have been made aware that the subject property has been developed in an agricultural community and that there will be continue to be agricultural uses of some of the surrounding properties. The agricultural uses of the surrounding properties, including the use of agricultural machinery, burning and chemical weed control and fertilization, and the raising of livestock, although restricted from the subject property are not necessarily restricted from neighboring properties. This provision specifically puts the Owners on notice of such potential conditions. ARTICLE 8. BUILDING RESTRICTIONS 8.1 Mobile Homes. No mobile home, prefabricated home, trailer, modular home, or other pre -built or premanufactured home shall be allowed on any Lot. 8.2 Dwelling Unit Size. No Dwelling Unit shall be constructed or placed on any Lot containing a total floor area on all floors intended and suitable for use as living area, not including a garage, of less than 1,400 square feet measured from the outside of the exterior walls, or with a ground floor area of less than 950 square feet. In computing floor area, basement space or any floor with a finished elevation more than three feet below the natural contour of the surrounding area shall not be included. No Building shall exceed two and one-half stories or 28 feet in height unless approved by the ACC. In granting or withholding such approval, the ACC shall consider the adverse effect of height on other properties within the subdivision and such other facts as may be reasonable. Each dwelling unit shall have an attached or detached fully enclosed garage adequate for a minimum of two (2) standard size automobiles. No carport shall be allowed. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 12 8.3 Construction of Buildings. All construction work on Dwelling units shall be diligently and continuously pursued, and shall be completed within nine (9) months from the date construction started unless prevented by weather, acts of God, strikes, material shortages, or other causes beyond the reasonable control of the Owner (not including financial causes). 8.4 Outbuildings. Outbuildings, separate garages, sheds and shelters may be constructed only simultaneously with or after a Dwelling Unit has been constructed on the Owner's Lot. All such buildings shall be constructed only after written approval thereof by the ACC. All outbuildings shall be constructed of similar or compatible exterior materials with the Dwelling Unit so as to be aesthetically compatible therewith. 8.5 Fences. All Lots shall have an enclosed cedar -fenced backyard, however, no fence or wall of any kind shall be constructed on a Lot unless the plans and specifications therefore, including the location, design, material and colorthereof, have been approved in writing by the ACC prior to the construction or installation. All fences and/or walls constructed on a Lot shall be in compliance with the applicable ordinance of the City of Meridian, Idaho. All fences and walls shall be subject to the following restrictions: (a) No fence or wall shall be permitted to be constructed or installed on any portion of a berm constructed by the Declarant in Los Alamitos Park Subdivision. (b) Fences and walls shall not extend closer to any street than twenty feet (20') nor project beyond the setback of the principal building on the Lot. No fence higher than six feet (6') shall be allowed without the prior written approval of the City of Meridian (if required) and the ACC. (c) All fences and walls shall be constructed and installed and maintained in good appearance and condition at the expense of the Owner of the Lot on which they are located and all damaged fencing and walls shall be repaired or replaced to original design, materials and color within a reasonable time after said damage occurs. (d) No fence or wall shall interfere with the use and enjoyment of any easement reserved in this Declaration of Covenants, Conditions and Restrictions or shown on the recorded subdivision plat of the property. (e) No fence, wall, hedge, high planting, obstruction or barrier shall be allowed which would unreasonably interfere with the use and enjoyment of DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 13 neighboring Lots and streets, and shall not be allowed if the same constitute an undesirable, noxious or nuisance effect upon neighboring Lots. (f) All fences constructed or to be constructed on common Lot lines shall be constructed and maintained at the equal expense of the Owners of the two Lots on which they are located. 8.6 Landscaping. The following provisions shall govern the landscaping of Lots within Los Alamitos Park Subdivision: (a) The Owner shall prepare a landscape plan and shall submit the same to the ACC. The ACC shall approve said landscape plan prior to the installation and/or construction of landscaping on a Lot. Landscaping of a Lot shall be in accordance with the approved plan. (b) All required landscaping on a Lot shall be installed within thirty (30) days after substantial completion of the Building on the Lot, with a reasonable extension allowed for weather. (c) The initial landscaping shall include, as a minimum, sod in the front and side yards, sod or grass seeded in the rear yards, two (2) flowering trees of at least three inch (3") caliper or one (1) pine tree of at least ten feet (10') in height, two (2) -ten (10) gallon plants, five (5) -five (5) gallon plants and five (5) -two gallon shrubs in the front yard. The use of berms and sculptured planting areas are encouraged. (d) The five foot wide landscape area between sidewalk and curb of each Lot shall be landscaped by the Lot Owner with sod and Newport Plum trees of 3" caliper or greater. There shall be one such tree for each 40 lineal feet of Lot street frontage, including driveway cuts. Each such tree shall have a minimum three-foot six-inch diameter ring at its base without sod, planted with 18 mature marigolds and 36 mature petunias, delineated from the sod with edging material, and covered with suitable mulching material such as wood chips, soil aid or the like in order to maintain a weed free flower bed in the tree ring. Maintenance of this landscaped strip shall be the responsibility of the individual Lot Owners unless it is assumed by the Homeowner's Association. ARTICLE 9: ARCHITECTURAL CONTROL 9.1 Plans. No Dwelling Unit, building, fence, wall or other structure or substantial landscaping or screening planting shall be undertaken, erected or maintained upon any Lot, nor shall any exterior addition to or change or alteration therein be made until plans and specifications showing the nature, kind, shape, height, materials and location of the same shall have been submitted to and approved in writing by the ACC. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 14 9.2 Exterior Materials and Colors. All exterior materials and colors shall be selected and used which are approved by the ACC and which are compatible with other Buildings on the Lot and on neighboring Lots to the end that all such Buildings will present a unified and coordinated appearance. All exterior finishes and/or colors shall be earthtone, including subtle blue and gray tones, as approved in writing by the ACC. Each house shall include some brick, stone stucco or other distinctive design features on the front exposure. No gravel roofs shall be permitted. Roofs shall be a minimum of 5/12 pitch with either cedar shake shingles or Pabco Laminated Series 25 year (or better) dimensional asphalt shingles, weathered wood or driftwood color, or such other dimensional asphalt shingles as is determined by ACC. 9.3 Vehicles. The use of all vehicles, including but not limited to automobiles, trucks, bicycles and motorcycles shall be subject to ACC rules, which may prohibit or limit the use thereof within Los Alamitos Park Subdivision, provide parking regulations and other rules regulating the same. 9.4 Exterior Enemy Devices. All energy production devices including, but not limited to, generators of any kind and solar energy devices, shall not be constructed or maintained on any Lot without the prior written approval of the ACC, except for heat pumps or similar appliances shown on the plans approved by the ACC. 9.5 Mailboxes. No free-standing mailboxes shall be constructed or installed on any Lot without the prior written approval of the plans approved by the ACC. 9.6 Signs. No commercial billboard or advertising shall be displayed to the public view on or from any Lot. Owners may advertise a dwelling unit and Lot for rent or for sale by displaying a single, neat, reasonable sized vacancy sign or "For Sale" sign thereon. Signs advertising the name of the builder and the name of the institution providing financing therefore may be displayed on a Lot during construction of the Improvements. Lighted, moving or flashing signs for any purposes are prohibited. Directional signs may be used to give directors to traffic or pedestrians or give special instructions. Any directional or identification sign in Los Alamitos Park Subdivision shall be permitted, provided the same is approved by the ACC prior to installation. 9.7 Adoption of ACC Rules/ACC Standards. The Declarant, or in the event of the Declarant's failure to do so, the Board, shall have the power to promulgate ACC Rules/ACC Standards relating to the planning, construction, alteration, modification, removal or destruction of Improvements within the Property deemed necessary or desirable by the Declarant, or the ACC, consistent with the provisions of this Declaration. 9.8 Certification by Secretary. The secretary of the Association shall, upon written request, certify that improvements upon any Lot comply with this Declaration DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 15 and have been duly approved by the ACC, or in the event said building or other improvements do not so comply, specifying the extent of noncompliance. 9.9 Interpretation and Enforcement. The ACC shall have the authority to interpret and enforce any or all restrictions and covenants of Article 8 of this Declaration of Covenants, conditions and Restrictions. The ACC shall have the authority to pursue whatever action or litigation required to cause any Owner to remove and replace any element that ACC interprets as deficient or outside of the standards established by Section 8 of this Declaration of Covenants, Conditions and Restrictions. This right of enforcement can include the ACC hiring any or all of such work to be done and encumbering the Lot on which said work takes place for the full amount of the cost of said work plus any other costs ACC may incur in such enforcement. ARTICLE 10: ARCHITECTURAL CONTROL COMMITTEE. 10.1 Members of the Committee. The Architectural Control Committee shall be comprised of at least three (3) persons, all of whom shall be appointed as herein provided. A member of the ACC shall hold office until he has resigned or has been removed, but in any event, until said member's successor has been appointed. Members of the ACC may be removed at any time, with or without cause. 10.2 Appointment. So long as the Declarant owns any Lot or parcel within the Property, the Declarant shall have the sole right to appoint and remove all members of the ACC. Thereafter, all members of the ACC shall be appointed or removed by the Board. The ACC shall have the right by a resolution in writing unanimously adopted, to designate one (1) of its members to take any action or perform any duties for and on behalf of the ACC. In the absence of such designation, the vote of any two (2) members of the ACC shall constitute an act of the ACC. 10.3 Approval Required. No construction, alteration, modification, removal or destruction of any Improvements of any nature whatsoever, whether real or personal in nature, shall be initiated or be permitted to continue or exist within Los Alamitos Park Subdivision without the prior express written approval of the ACC. 10.4 Variances. The ACC may authorize variances from compliance with requirements of any conditions and restrictions contained in this Declaration, the ACC Rules/ACC Standards, or any prior approval when, in the sole discretion of the ACC, circumstances such as topography, natural obstructions, aesthetics or environmental considerations or hardship may so require. Such variance must be evidenced in writing signed by at least two (2) members of the ACC. DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 16 If a variance is granted as provided herein, no violation of this Declaration, ACC Rules/ACC Standards or prior approval shall be deemed to have occurred with respect to the matter for which the variance was granted. The granting of such a variance shall not operate to waive any of the terms and provisions of this Declaration or the ACC Rules/ACC Standards for any purpose except as to the particular subject matter of the variance thereof and the specific Lot covered thereby. The ACC shall have the right to consider and grant a variance as herein provided either with or without notice to other Owners or a hearing of Owners thereon. The granting of a variance by the ACC pursuant to this Section shall not relieve the Owner from the obligation to fully comply with applicable ordinances of the City of Meridian, Idaho. 10.5 Application. To request ACC approval for the construction, alteration, modification, removal or demolition of any improvements within the property, the Owner shall submit a written application in a form required by the ACC which must be signed by the Owner and contain all information requested and be accompanied by all other material to be submitted as hereafter provided. All applications must contain, or have submitted therewith, the following material (collectively called "Plans and Specifications") prepared in accordance with acceptable architectural standards and submitted with the application form, if any, approved by the ACC: (a) Site Plan. A site plan showing the location of the Building(s) and all other structure and improvements including fences and walls on the Lot, Lot drainage and all set backs, curb cuts, driveways, parking areas and other pertinent information relating to the improvements. (b) Building Plan. A building plan which shall consist of preliminary or final blueprints, elevation drawings of the north, south, east and west sides, and detailed exterior specifications which shall include, by sample if required by the ACC, all exterior colors, materials and finishes, including roof, to be used. (c) Landscape Plan. A landscape plan for portions of the Lot to be landscaped which shall show the location, type and size of trees, plants, ground cover, shrubs, berming and mounding, grading, drainage, sprinkler system, fences, freestanding exterior lights, driveways, parking areas and walkways. The ACC may, in its discretion, require the Owner to furnish additional materials and the materials submitted therewith and in reaching a decision thereon, the ACC DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 17 shall use its best efforts and judgment to assure that all improvements shall produce and contribute to an orderly and aesthetically complementary design and appearance and be of the quality required to maintain Los Alamitos Park Subdivision as a quality residential development. The ACC shall promptly review and approve or disapprove in writing all submitted plans, and if plans have not been disapproved within thirty (30) days after they have been submitted in writing to the president of the Association or any member of the ACC, such plans shall be deemed approved. ARTICLE 11: ANNEXATION 11.1 Procedure. Additional land contiguous to the subject property and owned by the Declarant, its successor or assigns, may be annexed by Declarant without the consent of members within twenty (20) years of the date of this instrument. Amendment of the Declaration to include such additional property, and to subject such additional property to the rights, privileges, restrictions, covenants and easements herein provided shall be made by the execution and recordation by Declarant of a Supplemental Declaration, which shall describe the additional property being annexed, and any supplemental covenants, conditions and restrictions applicable thereto, and shall describe the Common Area and Common Facilities thereof. Upon the recordation of the Supplemental Declaration, the Additional Property described therein, shall be subject to the term and provisions of this Declaration as though included originally in this Declaration, and the definitions of Property, Common Area and Common Facilities shall automatically be amended to conform to such supplement or supplements, as shall all the other definitions herein, including the definitions of Lot and Owner. All Owners of Lots located within the expanded Project shall be subject to all easements, restrictions and reservations set forth in this Declaration and shall have the privileges of use of Common Area and Common Facilities, except as otherwise provided herein and subject to the restrictions and reservations set forth in the Declaration as amended and supplemented from time to time. 11.2 Designation of Common Areas. Any Common Area and Common Facilities designated by Declarant as such on the plat of the newly annexed additional Property or in the Supplement Declaration or conveyed to the Association by Declarant shall be subject to the same easements and other rights for the use and enjoyment of the Owners as for the other Owners of Lots subject to this Declaration. ARTICLE 12: WATER SYSTEMS 12.1 Domestic Water. Each Lot shall have access to a domestic water system to be owned and operated by the City of Meridian. The domestic water system will provide water for culinary and other ordinary domestic household use and is not to be DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 18 used to water a lawn, pasture, landscaped area or other similar areas except for Lots which do not have access to the irrigation system and for all Lots during those times of year when water is not being supplied by the irrigation system. Water from the domestic water system for irrigation purposes will be subject to rules of the City of Meridian and, in any event, is subject to availability. Water from the domestic water system shall not be used for any swimming pool or to supply any exterior decorative pond, or any other similar use or system without the prior written approval of each such use by the City of Meridian. The Association may elect to receive water for irrigation of the Common Area from the City of Meridian when water is not being supplied by the irrigation system, which use shall be paid by the Association from its assessments. Any Owner's use of water from the domestic water system shall constitute an agreement to pay the charges therefore by the City of Meridian. 12.2 Irrigation System. All Lots to which delivery of irrigation water is feasible in the Declarant's discretion, including the Common Areas, shall have access to a pressurized irrigation water system ("irrigation system") to be constructed by Declarant and owned and operated by the Association or the Nampa -Meridian Irrigation District for the benefit of the Declarant, the Association, and Lot Owners. Owners of Lots to which the system has been extended shall be required to pay the assessment therefore regardless of actual use or nonuse of water from the irrigation system. Use of the irrigation system shall be subject to such rules and regulations of the Association or the Nampa -Meridian Irrigation District and the right to receive water therefrom is, in any event, subject to availability for Lots and for the Common Area. Water from the irrigation system is not drinkable; each Lot Owner shall be responsible to ensure that irrigation water within the boundaries of his Lot is not consumed by any person or used for culinary purposes. ARTICLE 13: GENERAL PROVISION. 13.1 Enforcement. The Association, any Owner, or any First mortgagee shall have the right to enforce, by proceedings of law or in equity, the terms and provisions of this Declaration. Failure by the Association or any Owner to enforce any covenant or restriction contained herein shall in no event be deemed a waiver of the right to do so thereafter. 13.2 Severability. Invalidation of any one of these covenants or restrictions shall in no way affect other provisions which shall remain in full force or effect. 13.3 Term. This Declaration shall run with the land and shall inure to the benefit of and be enforceable by the Association, the Owner of any Lot, and any First Mortgagee as provided herein, and their respective legal representatives, heirs, successors, grantees, and assigns, for a term of forty (40) years from the date of this Declaration. 13.4 Amendments. Except as otherwise provided herein, any of the covenants and restrictions of this Declaration, except the easements herein granted for utilities DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 19 and water distribution facilities, may be amended by an instrument signed by members entitled to cast not less than sixty-six and two-thirds (66-2/3) of the votes of the membership. Any amendment must be recorded. 13.5 Conveyance of Common Area. The Common Area and Common Facilities in each phase of development of the Project may be conveyed to the Association by Declarant, free and clear of all encumbrances, prior to the first mortgage in that phase being insured by HUD. Until conveyed, Declarant shall be solely responsible for the maintenance and management of Common Area and Common Facilities, and for all costs and expenses associated therewith not covered by the assessments provided for herein. 13.6 FHA/VA Approval. As long as there is a Class B membership, the following actions may require the prior approval of the Federal Housing Administration or the Veterans Administration; annexation of additional real property to the Project, mergers and consolidations, mortgaging or dedication of Common Area, dissolution of amendment of the Articles of Incorporation or Bylaws of the Association, and amendment of this Declaration. 13.7 Contracts or Agreements. The Board of Directors may enter into such contracts or agreements on behalf of the Association as are required in order to satisfy the guidelines of the VA, FHA, the FHLMC, the FNMA or the GNMA or any similar entity, so as to allow for the purchase, guaranty or insurance, as the case may be, by such entities of first mortgages encumbering building Lots in the Project with dwelling structures thereon. IN WITNESS WHEREOF, the Declarant has set his hand and seal as of the date and year first above written. FARWEST DEVELOPERS, L.L.C. By MARTY GOLDSMITH, Member DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 20 STATE OF IDAHO ) ss. County of Ada ) On this day of , 199_, before me, the undersigned, a Notary Public in and for said State, personally appeared Marty Goldsmith, known and identified to me to be a Member of the limited liability company that executed the instrument or the person who executed the instrument on behalf of said limited liability company, and acknowledged to me that such company executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. Notary Public for Idaho (SEAL) Residing at , Idaho Commission expires: DECLARATION OF COVENANTS, CONDITIONS AND RESTRICTIONS - 21 March 3, 1998 INVITATION Dear Property Owner: This is an invitation to a neighborhood meeting concerning a proposed annexation and preliminary plat request (Thousand Springs Subdivision) on a parcel located in the S Y2 of Section 20, T.3N., RAE. The neighborhood meeting will be held at 6:30 p.m. on Monday, March, 9, 1998 at the Sandman Motel (Conference Room) 1575 S. Meridian Road. If you cannot attend the meeting and have questions concerning the application for development, please feel free to call me at 344-9700. Sincerely, BRIGGS ENGINEERING, Inc. Becky L. Bowcutt Land Use Planner 980204-invitatn. not 3-09-1998 4=22PM FROM SUTHERLAND FARM 3895 Girdner Lane Meridiem, ldaM 83642 208/362.1411 March 9, 1998 via zu . 208/345-2950 Beverly Ott, Land Ose PSC Jill so. Crch,ard, Suite 600 Home, Idaho 83705 Eye advisW !hart ue pian to davelcp o" property into a subdivision at an appropriate tima in the filtnm and that Girdner lame (atmos from yOL= property) wa11 be our wan point of entry and exit. It world be in both of aur ,err# e�tS to hmm yaw entry and exit Met GiZdner Imre eptly so we can arrange for a snap light there with left turn larrs for tuxes east and wit inw our :L'especUve properties. es. Please send w a set of your plans anis any other azew you are going to distribute to the above address. I can rm attend your March 9, 1998 meeting. . M'�i'i+�: �! Sincerely, 934ab/".W March 23, 1998 2825 South Eagle Road Meridian, Idaho 83642 (.208) 888-2472 To whom it may concern; The following is an attempt to influence the proposed location of a Eire Station and City Well by the City of Meridian and the developers of Thousand Springs Subdivision. I attended a meeting, held Monday, March 9, 79ga at the Sandman Motel, 1575 S. Meridian Road•at 6;30 p.m. Shown on the preliminary plat request was a site for a Fire Station and City Well to be located on the southeast corner of the proposed project, which is immediately adjoining our driveway to Eagle Road. It is with due respect to thn planners, that we are protesting the location for the following reasons: First and f¢.eemost would be the location of a blinking yellow warning light, which never sbvts off. Our home (which we built ourselves in 1963) is Situated in such a manner as to maximize our view of the Boise Front, both in our Jiving xoomand master bedroom windows. The location of this station at this site, would have a major negative impact on thew value of our property. In our opinion the best location for the Fire Station would be located immediately south of the bridge over the: Ridetaugh Canal on the West side of ]eagle Road. There are no homes across the road from this site, aND planners can screen and place new homes so as to minimize the impact the station would have. Also buyers would have a choice in whether to buy. Since this Flan is in the preliminary stages we feel that +` by voicing our opinion now, can save planners valuable time in reviewing changes in the future. We sincerely ask your immediate attention to the above concerns and recommendation. WeAre aware that some of the parties that we are sending this letter to will not have access to the informahion on the preliminary plot for some time yet, but it is important to us and we wish our concerns be known and addressed in a timely manner. sincerely, Gordon M. Harris Mary A. Uarris I g n At,t - _ '` . (6F MERIDIAN NSR ®F -TREASUREDAN®; 33 E HO 83642 - - MERIDIAN, IDA tJ I, 0 KENETH & CONNIE COULTER 3889 BOWMAN ROAD EMMETT, IDAHO 83617 FARWEST LLC 4450 W. STATE STREET BOISE, IDAHO 83703 JAMES GRIFFIN FSB REAL ESTATE DEPT P.O. BOX 2618 BOISE, IDAHO 83701 -z` 1 l , 6h* OF MER°I VAN\ 33 E. IDAHO MERIDIAN, IDAHO 83642 7, 611 DALE NIXON El 2555 S. EAGLE ROAD MERIDIAN, IDAHO 83642 NORMA GALE 2785 E. OVERLAND ROAD MERIDIAN, IDAHO 83642 C4 SALLY MARTIN PARK POINTE REALTY 6223 N. DISCOVERY WAY BOISE, IDAHO 83713 TIMOTHY & JUDY CURTRIGHT 603 W. WATERBURY DRIVE MERIDIAN, IDAHO 83642 MINI MANSIONS INC. 10228 DUCK LANE NAMPA, IDAHO 83686 KENAI PARTNERS LLC PARK POINTE REALTY 6223 N. DISCOVERY WAY BOISE, IDAHO 83713 GORDON & MARY HARRIS 2825 S. EAGLE ROAD MERIDIAN, IDAHO 83642 MARVIN & NANCY HANSEN 2460 E. VICTORY ROAD MERIDIAN, IDAHO 83642 6 e SUTHERLAND FARM INC. P.O. BOX 1338 SAN MATEO, CA. 94401 f 'NEVANTA INC. 1155 W. 4TH STREET, STE 225 RENO, NEVADA 89503 MORGNER LIVING TRUST LUANN KUNTZ TRUSTEE 4526 BETHEL BOISE, IDAHO 83706 ✓ ft ..�f� � lt'_� �� € PAUL & DORIS FUHRMANN 1547 N. SANTA ROSA PL. MERIDIAN, IDAHO 83642 HAROLD L. KILLGORE 88 COTTERELL DRIVE BOISE, IDAHO 83709 FRANK & VICKI STOPPELLO 782 ARLINGTON DRIVE EAGLE, IDAHO 83616 KENAI PARTNERS LLC 2384 E. VICTORY ROAD MERIDIAN, IDAHO 83642 -30 CLAYTON & SUSAN RECORD VERNETTA HASTINGS 4355 W. VICTORY ROAD 2910 E. VICTORY ROAD MERIDIAN, IDAHO 83642 MERIDIAN, IDAHO 83642 JONATHAN & BONITA GLICK 2860 E. VICTORY ROAD MERIDIAN, IDAHO 83642 HARRY & LINDA GARVIN 2590 S. EAGLE ROAD MERIDIAN, IDAHO 83642 `SHANNON'S FINE FOODS & SPIRITS, INC. P.O. BOX 1338 SAN MATEO, CA. 94401 BURN EfT FAMILY`'TRUST 1408 E. 2300 N. PROVO, UTAH 84604 CHARLES '& MARY CREECH 2310 E. VICTORY ROAD MERIDIAN, IDAHO 83642 HERBERT & KATHLEEN PAPENFUSS 2680 S. EAGLE ROAD MERIDIAN, IDAHO 83642 DENNIS & DBRA MCKIBBIN 2820 S. EAGLE ROAD MERIDIAN, IDAHO 83642 OPAL FARRINGTON HCM INVESTMENTS 1287 ORIOLE WAY BOISE, IDAHO 83709 N O7 CD Ln O o z Y w O me �� N YV mQo r m wZ� 0 W (00 W Q Cl w�- 0 w uj z�� =Zm as o'T m w J w w o� � o M .00 J m � WFa<m w CO co N LL L0 to v w �W r o r 0-°oo 1 bt1l0-VK (90Z) SNUOA SSANISnB NVOI1,13NV CITY OF MERIDIAN "Hub of Treasure Valley" 33 E. Idaho Meridian, Idaho 83642 888-4433 Customer's Order No. Date Name "Far..,a s4- 1A I -(- Address l}SSO w, Sfr. 5-i-. botG-t, 10- k'� -1O Phone: SOLD BY CASH C.O.D. CHARGE ON ACCT. MDSE. RETD. PAID OUT Gee G .P. Thome ;n Ilto'Z e I I I 1 I I I 1 I I 1 1 I I I I I I I I All claims and returned goods: MUST- be accompanied by; this bill' TAX I 0 0 09017 RReceivedBy 9 TOTAL JL6 I Z GS -202-2 " Ii PRINTED IN U.S.A. rxixie"wnx j�%� Q SOY I N K ,. Com/ PiI,lY1XJ t9t,U MERIDIAN CITY COUNCIL MEETING: SEPTEMBER 1 1998 APPLICANT: FARWEST DEVELOPERS ITEM NUMBER: 6 REQUEST: PRELIMINARY PLAT.FOR THOUSAND SPRINGS SUBDIVISION AGENCY COMMENTS CITY CLERK: SEE ATTACHED MINUTES FROM 8/18/98 CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY: CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: ADA COUNTY STREET NAME COMMITTEE: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: SEE ATTACHED COMMENTS : fo I All Materials presented at public meetings shall become property of the City of Meridian. 20 August 1998 Stan McHutchison Briggs Engineering, Inc. 1800 W. Overland Rd. Boise, ID 83705 RE: Preliminary Plat for Thousand Springs Dear Stan: FFeRrvED UG 2 4 199P CITY OFIMERIDLAN 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 The Nampa & Meridian Irrigation District has reviewed the preliminary plat for the above mentioned subdivision. The plans indicate that there is a proposed pedestrian bridge over the Ridenbaugh Canal to the Sherbrook Subdivision, also a new road bridge is shown crossing the Ridenbaugh Canal. The District would prefer that these be combined into one as pedestrian walkways do not work well by themselves and since there is a road crossing anyway, our preference would be that you place the bridge down there and have the Ada County Highway District, if its separate, indemnify the District for such a walkway or just have the children cross on a sidewalk as they do at any other street. The land use change application states that the drainage will go into the Ninemile Drain, but the plans do not indicate this. A pipe will have to be used to run under the Ridenbaugh Canal as well as a sewer pipe which is shown to go under the Ridenbaugh Canal to Sherbrook Subdivision. We will need to see more detail and a license agreement will need to be in place for any crossing. The area in which this crossing will take place will need to have concrete lining as most of the bank in this area is high fill and made up of mainly sand and gravel. The plans indicate that there will a pressure irrigation system, but no pump location is shown nor any final plans available. You have shown the McDonald Lateral coursing through this area, this is not a Nampa & Meridian irrigation District facility. Please contact Mr. Troy Upshaw at the Boise Project Board of Control at 344-1141 and pass this information on to him. Page 1 of 2 APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 Stan McHutchison 20 August 1998 Page 2of2 Obviously, the District is going to require more information to do a more complete review. When this information is available, please send it to us as soon as possible so we can complete this review. Please feel free to contact me if you feel further discussion is required. Sincerely, John P. Anderson, Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT JPA: dln cc: File Each Director Secretary -Treasurer Asst. Secretary -Treasurer Asst, Water Superintendent Ride 4 - Gillmore Attorney - Steenson Attorney - Burri Engineer - Sharp City of Meridian - G Smith Boise Project - Upshaw Ada County Highway District August 31, 1998 Meridian City Council Meridian City Hall 33 East Idaho Street Meridian, Idaho 83642 Re: Thousand Springs subdivision Gentlemen: SEP "` 9 This letter is to thank you for the conclusion No. 14 for the above-mentioned subdivision which states: "That in Block 14, lots 14 through 21 be limited to single story detached dwellings..." (listed on page 22, No. 14). We believe this is in keeping with the Meridian Comprehensive Plan which promotes a buffer to interface between urban level densities and rural residential densities (page 30, 6.8U of the comprehensive plan). However, we would like the Council to notice the attached maps and then make a slight change. According to the map, it appears that lots 22 and 23 will be directly behind our backyard. Therefore, we would like to change the restriction from lots 14-21 to lots 17-24. In other words, lots 14, 15 and 16 would not be restricted; lots 17 through 24 would be restricted to single level dwellings. This change would keep the buffer in the area that would benefit us the most. It would also improve the buffer for our neighbors, Bob and Ruth Fritts. It would be the same number of lots originally restricted so should be acceptable by the developer. And, we believe it is in keeping with the spirit of the original conclusion. Thank you very much for your consideration and patience with this matter. As you know, it is extremely important to us as we will live with (and look at) your decision for a very long time. We will be in the audience for your meeting September 1, 1998. We know it is not a public meeting, but we will be there in case you have any questions. Sincerely, Marvin R Hansen Nancyjl. Hansen 2460 East Victory Road Meridian, Idaho 83642 Phone: 887-4799 AUG 31 '98 15:43 FR CITY OF MERIDIAN 208 887 4613 TO 3277404 P.02i02 t 416 L and 11-2-417 D; that the development agreement shall address the inclusion into the subdivision of the requirements of 11-9-605 C, G 1, H 2, K, L, M and the comments of the Planning and Zoning Director, Shari Stiles. That the development agreement shall, as a condition of annexation, require that the Applicant, or if required, any assigns, heirs, executors or personal representatives, pay, when required, any impact, development, or transfer fee, adopted by the City; that there shall be no annexation until the requirements of this paragraph are met or, if necessary, the property shall be subject to de -annexation and loss of City services, if the requirements of this paragraph are not met. 13. That the house size requirements for the R-4 district of 1,400 square feet shall be followed and complied with. 14. That in Block 14,' Iots14 through 21 be limited to single story detached dwellings and that all of the City Engineer's concerns regarding the right of way designation be incorporated as conditions of approval of the Prosed annexation. 15. That proper and adequate access to the property is available and will have to be maintained; that access to and from the adjacent property owners will have to be worked out and included in the development agreement, or the property will not be annexed or, if annexed, it will be de -annexed. 16. That these conditions shall run with the land and bind the applicant, the titled owner, and his assigns. 17. With compliance of the conditions contained herein, the annexation and FINDINGS OF FACT AND CONCLUSIONS OF LAW — 22 FARWEST DEVELOPERS —THOUSAND SPRINGS SUBDIVISION ANNEXATION AND ZONING +� N U c/I i a 0 J— a;3�En Q� N ZS14 g gE � � ti••a O w M � `n o .`CA r cd O li g �¢ 3 W �, cd `j .cn O W Cot O cd A ¢ O N` N ' U .r, > z�d�.�a��:� i '� � ami • � 00 Q" -d � Q) � +� N U c/I i a 0 J— a;3�En Q� iO � .� ZS14 g cd � � ti••a O w M � `n o .`CA o �D4- p' �¢ 3 W �, cd `j .cn O W Cot O cd A ¢ bi N ' Ca4 O '� � ami • � � Q" -d � Q) � O � aG''. N C's Cl? 3 N cid =c, QL iO � .� W) cd g cd � � ti••a O w M �Cd `n o .`CA cn tU p' 3 W �, cd `j .cn O W Cot O cd A ¢ Ca4 O w .rr p Q) O �f x� g n w M �Cd `n o .`CA cn tU p' 3 W �, cd `j .cn O W Cot O cd A ¢ w .rr p Q) Cj V O (y+ d V] U �f x� g n w od `n o .`CA cn tU p' W �, cd bC .cn O W Cot O cd A ¢ Cd 4 U zi U 1J (A U CJ' U Q U N N CO F-4 a° lag!! j L MERIDIAN CITY COUNCIL MEETING: August 18, 1998 APPLICANT: FARWEST DEVELOPERS AND MARTY GOLDSMITH ITEM NUMBER: 11 REQUEST: PRELIMINARY PLAT FOR THOUSAND SPRINGS SUBDIVISION AGENCY COMMENTS CITY CLERK: SEE ATTACHED MINUTES FROM 7/2/198 CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY: CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: ADA COUNTY STREET NAME COMMITTEE: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: All Materials presented at public meetings shall become property of the City of Meridian. MERIDIAN CITY COUNLiL JULY 21, 1998 PAGE 71 Anderson: ... Single story. Rountree: Single story, it's tomorrow already. Single story and to reflect the concerns of the city engineers, it relates to right-of-way designation. Bird: Second. Corrie: Motion made by Rountree, seconded by Mr. Bird. The request for annexation and zoning the conditions that are set forth in the motion, any further discussion? Rountree: I have none. MOTION CARRIED: All ayes. ITEM #10: PUBLIC HEARING: REQUEST FOR PRELIMINARY PLAT FOR THOUSAND SPRINGS SUBDIVISION (330 SINGLE FAMILY LOTS ON 121.897 ACRES) BY FARWEST DEVELOPERS AND MARTY GOLDSMITH — NORTH OF VICTORY AND WEST OF EAGLE ROAD. Corrie: At this time I'll open the public hearing and invite the developer or developers rep? BECKY BOWCUTT, 18000 W. OVERLAND, BOISE, ID. WAS SWORN IN BY THE ASSISTANT CITY ATTORNEY. Bowcutt: Please incorporate my past testimony into the record for the Preliminary Plat. Could I get a clarification on the right-of-way, what was the statement. Councilman Rountree. Rountree: As it relates to property pins and property location, with respect to the two foot overlap on the sidewalks. Having the property lines buried by the sidewalks. . Bowcutt: Oh, not to have the property pin buried by the sidewalk. So we could do some type of an offset? Rountree: I would suggest that you work that out with the city engineer because we have problems with that and we need a solution. Bowcutt: Okay. Prior: Before the findings are done please, soon. Bowcutt: Okay, we can get with Gary, get with Gary. MERIDIAN CITY COUNL JULY 21, 1998 PAGE 72 Corrie: Anyone else from the public like to enter testimony on the preliminary plat? NANCY HANSEN, 2460 E VICTORY ROAD, MERIDIAN, ID. WAS SWORN IN BY THE ASSISTANT CITY ATTORNEY. Hansen: Can I clarify which lots are 14-21? Rountree: There essentially—it starts two lots north of Victory and goes to Sherbrooke subdivision. Hansen: Oh, it's to the Sherbrooke. Anderson: I think the ones along the tagish (sic) way. Hansen: I think that's what you intended but I'm not sure that that is really what they are. Can we look at the... (Inaudible) Rountree: It stands as it stands. Bird: As it stands. Hansen: I had one other question from the—from Ms. Bowcutt, when she talked about the larger lots. I'm not sure if I can—in this section, ask about that. Where she said the larger lots border the canal, all of those are larger lots. I wondered if that was including that the center line of the canal is where the border of the property is, so it makes those lots look bigger. Bowcutt: No. Hansen: I just wanted to make sure that that was not the case. I would still request that those be R-2 zoning, so that there were fewer houses, single story, thank you. (Inaudible) Corrie: Anyone else from the public that would like to issue testimony. BOB FRITTS WAS SWORN BY THE ASSISTANT CITY ATTORNEY. Fritts: This is the map that shows our property. The other map didn't show where our property is. Our house is right there, so when you go to 21, our pasture is out here, the shop is here and the house is right there. So our view is this way. Going from 14 to 21 just cuts across, you know, we're looking at the MERIDIAN CITY COON, JULY 21, 1998 PAGE 73 Hanson's house. Our view is this way. (Inaudible) Is 24 and 22 about the same to you? (Inaudible) Fritts: Okay, then I'll propose that we go to lot 23. That's exactly where would be perfect for us for privacy and for our view. Bowcutt: I'd just like to state that we're in opposition of going any more single story lots. I mean he thinks that those homes are going to be back on that rim. You need to understand those lots are a 131 feet deep, so they are going to set up toward the roadway. It's not like the homes are going to be right back at the canal. If you understand what I'm saying. There's 100 foot easement. And then you've got the lots going 130 beyond that. You've got a 20 foot setback. Most of the homes are set back from the street. In those pictures that I showed you, all you could see was the trees and then that rim. If you look forward, you can't see further beyond there. We are not creating a walled in affect. These people are lower than us but I don't think that the visual effect is going to be what they think, and when you look at the aerials, you can see the Hanson's house is 200 feet from the east side of the canal, and the Fritts' is 380 feet. This is one inch equals 200 feet. This is the Hanson's house. Their garage is behind their house. So if you're here, what do you see? You see the garage. The homes are not going to be back here, but they are going to be measured from the edge of the canal. There's 100 feet. So the home is going to set up in this area right in here. That's 100 feet, not back here, and all you can see from here is this area here. There's those trees and you can see those pictures that I submitted that Will has. Mr. Fritts' house is over here. He's got shops and all this behind him. This is his house. It's the brown one on the picture. This is what he sees. When you come in through here, what you're doing is you're taking this area. about through this area right in here and you're making those single story. Approximately through that area here. I'd just like to go on the record that I think that's inappropriate. If we start doing that, then anytime we build next to anyone's house, it will be a story. What next? Then they started limiting us that a single story can't be over 15 feet tall? We can't have a 6 12 pitch on a roof or something. I mean it will go completely out of control, and I just think that's not the way the ordinances, the codes, the constitution of this country's written. I just think it's inappropriate. Thank you. Sorry I'm just getting tired, cranky. Corrie: Anybody else? (Inaudible) Corrie: If you want testimony let's get up here and talk. Let's not talk to each other out in the — it's getting late and we need to have this on the record. MERIDIAN CITY COUNC JULY 21, 1998 PAGE 74 Unidentified: Yeah, I mean this hasn't been presented to P & Z. I just want to see what you guys are looking at because I haven't seen it either. You know none of us have seen it. (Inaudible) Corrie: Anyone else? (End of Tape) Corrie: ...the decision on the preliminary plat anyway. Until the annexation and zoning is done. Rountree: Mr. Mayor, we can, but I would like to hear Gary's comments and Shari's comments on this when we see it again, but not at this point. I just indicated that I would like to have your comments when we see this again. Having said that, Mr. Mayor, I would move that we table decision on the preliminary plat for Thousand Springs until such time as we have revised Finding Of Facts on the request for annexation and zoning and the annexation ordinance is approved, which would be possibly August 18th, 1998. Anderson: Second. Corrie: Motion is made and second that we defer decision and table until August the 18th. Any further discussion? Hearing none all those in favor of the motion say aye? MOTION CARRIED: All ayes. ITEM NO. 11: DISCUSSION BY DON BRYAN — FLOODING PROBLEMS AT 2070 N. LOCUST GROVE: Bryan: Well, that wasn't much of a wait was it? For I think most of you folks know why I am here, because I've been coming here for seven years and it's been the same problem. To give the new council members a brief synopsis of what's been going on as I was — my property is on Locust Grove Road next to Fred Meyer development and when they first started developing the land around me in '91, was my first flood, and it came shortly after they developed Mirage Meadows and Chateau Meadows. That was June of '91 and July of '92 was the second flood. I have pictures of the second flood for those who haven't seen them. And I had another flood between then and now, but I had another flood three weeks ago when the big rains came. Each time it floods is a major rainstorm and each time I talk to either Nampa Meridian or Ada County Highway or you folks. Everybody tells me the same comment. Well, that's the worst rain I ever seen around here. And that's what they said this year, and it happened one good flood this year looked like that and there was two other instances that I know of that the water was backed up and coming out my drains. My irrigation drains I have two, one in the corner of my pasture and one in the corner of my orchard and they drain into the system that you guys approved and developed with Ada County, and when it rains and there's an over abundance of storm t MERIDIAN CITY COUNCIL MEETING: JULY 21 1998 APPLICANT: FARWEST DEVELOPERS ITEM NUMBER: REQUEST • PRELIMINARY PLAT FOR THOUSAND SPRINGS SUB. — NORTH OF VICTORY & WEST OF EAGLE AGENCY COMMENTS CITY CLERK: SEE ATTACHED MINUTES FROM 6/17/98 SEE ATTACHED REVISED PLAT CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY: CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: ADA COUNTY STREET NAME COMMITTEE: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: All Materials presented at public meetings shall become property of the City of Meridian. r MERIDIAN PLANNING & ZONING COMMISSION MEETING: JUNE 17, 1998 APPLICANT: FARWEST DEVELOPERS & MARTY GOLDSMITH AGENDA ITEM NUMBER: 6 REQUEST: PRELIMINARY PLAT FOR THOUSAND SPRINGS SUB. AGENCY COMMENTS CITY CLERK: SEE ATTACHED MINUTES FROM 6/9/98 CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY: CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: ADA COUNTY STREET NAME COMMITTEE: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: All Materials presented at public meetings shall become property of the City of Meridian. Planning and Zoning Commission Special Meeting June 17, 1998 Page 43 MacCoy: Well, make a motion. Nelson: Therefore, I'd like to make a motion that we continue the public hearing for the request for a conditional use permit till our July 14th meeting. Borup: Second. MacCoy: All in favor? Any descending? Do I hear all four ayes? de Weerd: Yes. Prior: We may want to do that again, I'm not sure that was picked up Mr. Chairman. MacCoy: I don't think even I heard it. Alright, we'll start down at the far end then. All in favor? Any descending? MOTION CARRIED: All aye. MacCoy: Passes, it will be continued at the July meeting. ITEM #5: TABLED JUNE 9,1998: FINDINGS OF FACT AND CONCLUSIONS OF LAW: REQUEST FOR ANNEXATION AND ZONING OF 121.897 ACRES TO R-4 FOR PROPOSED THOUSAND SPRINGS SUBDIVISION BY FARWEST DEVELOPERS AND MARTY GOLDSMITH — NORTH OF VICTORY AND WEST OF EAGLE ROAD: MacCoy: Is somebody here, the client able to speak -- (Inaudible) de Weerd: Mr. Chairman, I think it was explained to me at the last meeting that they couldn't come up and comment because it wasn't a public hearing. MacCoy: Well that's — the Commissioners have the choice as to whether they have any questions at this point, you've got the Fact from the counselor in your hands right now, I'm assuming you do. Nelson: I have no questions. Smith: I have none. Smith: I have comment though that I'd like to add a condition in the Findings of Fact that the — this was brought up at the last meeting of the single story development along South Zims Way and South Boiling Springs Way on the south side of the road, I feel it Planning and Zoning Commission Special Meeting June 17, 1998 Page 44 would be good from a scale standpoint to provide a little transition there from a scale so I would like to add to the requirements of the Findings that all the lots on the south side of South Zims Way and South Boiling Springs Way be no more than single story in height. MacCoy: Is that a proposal? Smith: That's a proposal. MacCoy: Okay, do I hear a second for that? Nelson: I second that. Smith: Let me back up a minute, let me do this right. Mr. Chairman, I'd like to make a motion Meridian Planning and Zoning Commission hereby adopts and approves these Findings of Fact and Conclusions with the additional requirement that the lots on the south side of South Zims Way and South Boiling Springs Way be held to single story in height. Nelson: Second. MacCoy: Roll call vote. ROLL CALL VOTE: Commissioner Borup — nay, Commissioner de Weerd — abstain, Commissioner Smith — aye, Commissioner Nelson — aye. MOTION CARRIED: 2 aye, 1 nay, 1 abstain. Smith: Mr. Chairman, the Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the annexation and zoning as stated above and the conclusions for the property described in the application with the conditions set forth in the Findings of Fact and Conclusions of Law and that the applicant be specifically required to meet all of the ordinances of the City of Meridian and the conditions of these Findings and Conclusions and that if the conditions are not met that the property be de -annexed. MacCoy: Do I have a second? Nelson: Second. MacCoy: Thank you. All in favor? Opposing? MOTION CARRIED: All aye. Planning and Zoning Commission Special Meeting June 17, 1998 Page 45 Prior: Just for a clarification Mr. Chairman if I may? MacCoy: Yes. Prior: Madam Clerk, if you could just impose that condition on the Findings if you would for passage when it gets passed on to the City Council, I assume it's been done, that look seems to tell me it's been done. MacCoy: Do you want to challenge that? Prior: No. MacCoy: Moving on to item #6. ITEM #6: TABLED JUNE 9,1998: REQUEST FOR PRELIMINARY PLAT FOR THOUSAND SPRINGS SUBDIVISION (330 SINGLE FAMILY LOTS ON 121.897 ACRES) BY FARWEST DEVELOPERS AND MARTY GOLDSMITH — NORTH OF VICTORY AND WEST OF EAGLE ROAD: MacCoy: What is the — Borup: Mr. Chairman, I move we recommend City Council approval of preliminary plat for Thousand Springs Subdivision. Smith: Second. MacCoy: All in favor? Opposed? MOTION CARRIED: All aye. MacCoy: Alright, at this moment it's a quarter of nine, I think since we started at 6:30 this evening we're going to have to take a break for ten minutes and we'll be back. Thank you. (TEN MINUTE BREAD MacCoy: Continuing the Planning and Zoning meeting, it is now 9:00, we're starting at item #7, it's a public hearing, I made a statement earlier that I would like to move item #12 and #13 in place of — and move #7 etc. after item #13 so that we could get these two out of our agenda and move on, so if you will now pick up in your packet item #12. MERIDIAN PLANNING & ZONING COMMISSION MEETING: JUNE 9, 1998 APPLICANT: FARWEST DEVELOPERS & MARTY GOLDSMITH AGENDA ITEM NUMBER: 11 REQUEST: PRELIMINARY PLAT FOR PROPOSED THOUSAND SPRINGS SUB. AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY: CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: ADA COUNTY STREET NAME COMMITTEE: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: SEE ATTACHED MINUTES FROM 5/12/98 SEE ATTACHED COMMENTS { BUREAU OF RECLAMATION: OTHER: All Materials presented at public meetings shall become property of the City of Meridian. PLANNING AND ZO,..__dG COMMISSION JUNE 9, 1998 PAGE 29 MacCoy: Do I have a second to that? Nelson: Second. MacCoy: All in favor? MOTION CARRIED: All aye. ITEM #10: FINDINGS OF FACT AND CONCLUSIONS OF LAW: REQUEST FOR ANNEXATION AND ZONING OF 121.897 ACRES TO R-4 FOR PROPOSED THOUSAND SPRINGS SUBDIVISION BY FARWEST DEVELOPERS AND MARTY GOLDSMITH — NORTH OF VICTORY AND WEST OF EAGLE ROAD: ITEM #11: TABLED MAY 12,1998: REQUEST FOR PRELIMINARY PLAT FOR THOUSAND SPRINGS SUBDIVISION (330 SINGLE FAMILY LOTS ON 121.897 ACRES) BY FARWEST DEVELOPERS AND MARTY GOLDSMITH — NORTH OF VICTORY AND WEST OF EAGLE ROAD: MacCoy: Item #10 and 11 1 had made the announcement earlier that that was deferred until the June 17th Wednesday meeting next week — Smith: Mr. Chairman, point of order, don't we need a motion on that? MacCoy: Well I had a -- okay go ahead — I had a letter from the attorney on that one. Prior: I still need a motion on that. MacCoy: Alright you need one, we'll give you one. Prior: So you folks can require me to do — Berg: Excuse me Mr. Prior, would you speak into the mike if you're going to speak, thank you. Prior: I'll try to, Mr. Clerk. God, it's only 8:30 — MacCoy: If you can compose yourself do you mind — Prior: I'll try to here — I made the request for the deferment, obviously if you guys don't approve it I'm going to be outside doing Findings while you folks wait so — I still need a motion on that though. PLANNING AND ZON.NG COMMISSION JUNE 9, 1998 PAGE 30 MacCoy: Okay, you need a motion, some Commissioner here. Smith: Mr. Chairman, I'd like to make a motion that we defer action on the Findings of Fact and. Conclusions of Law on items 10 and 11 until our June 17tH meeting. Nelson: Second. MacCoy: All in favor. MOTION CARRIED: All aye. Smith: Although I should point out that — it was pointed out to me on the last item that we don't have Findings on a preliminary plat which is item #11 so — MacCoy: You included it, that is what you did. We can move on now. ITEM #12: PUBLIC HEARING: REQUEST FOR AN ACCESSORY USE PERMIT FOR HOME CHILD CARE BY AMY GILLUM — 2347 E. APRICOT DRIVE: MacCoy: Commissioners, any statement first? Public hearing is now open. Is the applicant here for this one tonight? Prior: Hi ma'am, would you state your name and address and spell your last name for the record for me. Gillum: Amy Gillum, 2347 E. Apricot. AMY GILLUM WAS SWORN BY THE CITY ATTORNEY, Gillum: My intention is just to take in one to two children in my home so I can care for my own children at the same time. I'm not it to bother my neighbors or cause disruption I just want to care for my children. MacCoy: Is that all you have to say about it? Gillum: Yeah. MacCoy: Commissioners, do you have anything you want to ask her? Nelson: Yes Mr. Chairman, I'd like to — it looks like there's a letter here in my packet from Frank Sweigart, have you had an opportunity to read that letter? Gillum: Yes, I have. Planning and Zoning Commission May 12, 1998 Page 46 I think everything else that we previously looked at in C.U. pertains here. I'm not as familiar with your process – I guess we will wait for the stated time and find out which way the decision is on both of these applications and what your recommendation is to the council. Johnson: Yes, and to be real frank with you we won't proceed on a preliminary plat tonight. We'll table that item until we get the findings of fact on the conditional use permit. We would incorporate all of your prior testimony into this preliminary plat testimony as well. Any further questions? Anyone else would like to come forward? At this point then, I'll close this public hearing. Smith: Mr. Chairman, I would like to make a motion that we table this item—let me back up. I'd like to make a motion that we incorporate all previous testimony on the preceding agenda item into this item and that we table this item for discussion until our June 9t" meeting. MacCoy: Second. Johnson: We have a motion and a second to table this item and incorporate prior testimony on the conditional use permit into this application for item 14 which is really 15. All in favor? And opposed? MOTION CARRIED: All ayes. ITEM NO. 16: REQUEST FOR ANNEXATION AND ZONING OF 121. 897 ACRES TO R-4 FOR PROPOSED THOUSAND SPRINGS SUBDIVISION BY FARWEST DEVELOPERS AND MARTY GOLDSMITH – NORTH OF VICTORY AND WEST OF EAGLE ROAD. Johnson: At this time I will open the public hearing and ask the applicant or the applicant's representative address the commission. Everything you bring tonight stays here. Prior: Anything that is damaged is taken out of – (inaudible) BECKY BOWCUTT BRIGGS ENGINEERING 1111 S. ORCHARD WAS SWORN BY THE CITY ATTORNEY. Bowcutt: We're coming before you this evening with an application for annexation from R -T, rural transition, under Ada County jurisdiction to R-4, which is a low density residential zone. We're asking for annexation of 121.227 total acres, and then we also 1 Planning and Zoning Commission May 12, 1998 Page 47 have a preliminary plat application. Can I just combine the two, may I do that to expedite? No, okay. Prior: We can incorporate after you're done. Bowcutt: Excellent. I just don't want to have to say the same thing twice. Johnson: Well, we just have to let you know that we're still running the meeting. Bowcutt: Okay, this particular property to let you know where it's located, this here is Eagle Road right here on our south boundary is Victory Road. On our western boundary is Los Alimitos Subdivision. It goes on out to Locust Grove here. On our west boundary is the proposed Sherbrooke Subdivision which was approved by this body here about six months ago. This parcel between the two is an undeveloped R -T parcel. The Ridenbaugh Canal border this parcel and this legal description runs to the center line of the canal and Ridenbaugh wraps around it's northern boundary and goes out and intersect with Eagle Road. All the lots proposed in this development are 8000 square foot or greater. They all have 80 feet of frontage or greater. Johnson: Excuse me, Becky. Could you put that so the public can see it and then use that portable mike down there if you need to because that unhooks. Everybody should have a shot at seeing that. Bowcutt: I won't break it. This probably looks familiar to you, the property, and that's because oh, about three years ago it came before some of the members that have been here quite a while called Highlands Ranch Subdivision. In that particular subdivision, (End of Tape) Bowcutt: ...different from what we're proposing here. This is an old copy of it. It looked very similar to this. It included the Sherbrooke Subdivision, and then it also included Thousand Springs Subdivision that we're proposing here. They came in with one single application. They had about 682 dwellings that were originally proposed. On this particular parcel that you're looking at here, I believe there was about 512 dwellings proposed. At a density of 4 units per acre. What we're proposing here is 330 single family residential dwellings. And our density is 2.72 dwelling units per acre. To kind of give you an idea of what's around us, the Los Alimitos Subdivision on our western boundary is 2.9 dwelling units per acre. The Sherbrooke Subdivision there on our western boundary was 2.87. So with this particular density, it is lower that what has been proposed in this area at 2.72. I'd like to point out some of the items. I did read through the minutes from the previous meetings. I talked with city staff. I talked with the highway district, read the testimony submitted by the adjoining neighbors to kind of get an idea of what the problems were when this project originally came through. The Planning and Zoning Commission May 12, 1998 Page 48 main issue I think was the mixed use in the original application, the density. And the fact that the neighbors had never had an opportunity to sit down with the developer and his representatives to discuss the project. So we went about this in a fashion to try to remedy the mistakes made the first time around under the other developer, and I would like to note that that particular developer is not this developer. The developer here is Farwest Developers who has done Los Alimitos and Salmon Rapids. We sent out a notification to all neighbors within 300 feet of the project and invited them to a neighborhood meeting. It was sent out as an invitation. It was held at the Sandman Motel. We had a room prepared. We sat down. I think we had six or eight individuals who live in this area, and we talked to them about the project, showed them our drafts. We had not even put it on the computer. So that we could incorporate some of their comments concerning this project. The feedback, we got some positive feedback, some negative feedback, and based upon the negative feedback, we tried to make some adjustments. In my — Johnson: How long ago was that? Bowcutt: That was held, I think back in February. Johnson: The month is fine. Borup: Your letter says March 9th? Bowcutt: End of February, first of March. Okay, that's cool. Johnson: I've got to remind you you're under oath. Bowcutt: Yes, sir. I'm trying to answer to the best of my ability. I've got a cold. It kind of makes me clouded in the head. Cold medicine does. One of the comments we had, our entrance was centered right at Eagle Road. I received a letter from Sutherland Farms who asked that we align our entrance with Gurdner Lane, which is located on the east side of Eagle Road. They said we intend in the future to develop our property. It would be beneficial if your street would align with our existing private lane so that at some point in time a signal could be placed for the subdivisions. So we did move our main entrance to the south and it is in alignment with Gurdner Lane. Secondly we have the fire station located on our southern, it would southeast corner. Gordon Harris owns the property just south of us, and he indicated to me that he did like the location of a future fire station there. He was afraid it would affect the value of his property and would cause some nuisance to him. So his preference was we move the fire station to the north, and we did, and that's what you see the large square area on the northeast corner. We talked to the representative from the Mortimer Family Trust. Her main concern was that we incorporate the right to farm clause out of the state code and place Planning and Zoning Commission May 12, 1998 Page 49 that on our final plat that we submit to the city, because they have a working farm just south of us on Victory. We indicated to her that we agreed to do that. We did it for the Sherbrooke Subdivision and basically protects her right as far as their agricultural pursuits that any residents cannot complain about the bailing of hay in the wee hours or cattle or etc. Johnson: And that would also be part of the development agreement anyway, right? Bowcutt: Mrs. Glick attended our meeting. She lives right here on an acre parcel. Right here at our entrance. We had proposed a stub street to her property in the event that parcel ever redeveloped. She indicated to me that she did not want that stub street, that she would like substantial landscaping, berming and fencing from our development. So we did eliminate that stub street to her. We increased the width of our landscaped area here to 32 feet, so it could accommodate a berm, substantial landscaping and a fence. Johnson: While you are over there, point out to me Gurdner Lane and tell me how far that is from the corner? Bowcutt: Gurdner Lane is right here. This is one quarter mile, it would be just a little bit over — Johnson: Over a quarter, okay. Bowcutt: The other thing she wanted was she said I don't want dog-eared fenced. I'd like some type of fence, wood would be okay. But I'd like a cap on it or something that is aesthetically pleasing. I did talk with the developer and he said that he would be willing to install some fencing that would be acceptable, not dog-eared. One of the other questions was what do we propose as far as our fencing along the Ridenbaugh Canal. We intend to put wrought iron fencing just like we have in Los Alimitos. So it will match. It's a non-combustible permanent type fencing. The Fritzes live, I think they live right here. They attended our meeting. The comments that we received from were to the effect we're lower, our property is lower than this parcel so you sit up high, and that is correct. Our parcel does sit up maybe 15 maybe 20 feet higher than their parcel. They stated that they would like to see some trees installed along that perimeter where we adjoin their property there on the southwest area. I did talk to the developer and he said that there are some mature trees on the property that he will relocated and he said we could put some of those there and then add some additional trees. One of the other comments was they would like to see only limitation of one story homes only on that bench area there by the Ridenbaugh Canal. I did talk with the developer about that and his indication was he disagreed with the one story homes. What I told them is my experience with development throughout the valley, we have never had a restriction Planning and Zoning Commission May 12, 1998 Page 50 whether a home a single family dwelling could be one or two stories. It's basically a right. If you want to build one or you want to build two, there's a maximum height in every zone, which is typically around 35 feet in most jurisdictions that limits the height of a two story. The only time we have ever seen limitations on height would be when we are doing apartments, and someone wants to do three story apartment buildings which are very bulky adjoining single family. In those instances we have been limited to two story. Johnson: You can't argue point about the legality of it, but I know for a fact that concessions have been made by developers in order to get a project approved to include, for example, a row of single family one level single level homes, and I can show you some places in Meridian where that's been done. Bowcutt: Yes, sir. I believe I've had one project in Meridian, the Sherbrooke project where we designated certain lots to be one story; that is correct, but it is always been — it has not been a requirement, but a concession as you said by the developer. The existing city limits in this area are at Los Alimitos and Sherbrooke. They are both zoned R-4, which is consistent with what we're proposing here, so we do abut the city limits of Meridian. As*far as services are concerned, central sewer and water is available in this area. A sewer trunk line will come through Sherbrooke and Sherbrooke is currently under construction in phase one. We have two options. The sewer could be brought through here, or the sewer could be extended out Los Alimitos. We've also got water . here and water located here. It has been the city engineer's comment as far as water is concerned that he wanted water to stay within a public right-of-way. So based on his previous comments, water would be extended through here, and then we'll put a street through here to bring the water like this so we have a connection and then we will put a separate lot here to run water through for future connection to that well. The sewer depth is sixteen feet right here. Ten feet here, and our preliminary sewer profiles, we have profiled it in both directions. All of these streets, and this can gravity flow into the existing trunk line. The property here is an elevation of 72. And back here you've got a finish grade of 52. So basically this property when you get to Eagle Road is 20 feet higher. So we do have the ability to gravity flow this into those trunk lines. One of the other issues with this project was a bridge. In the Sherbrooke project, we had a pedestrian bridge right here proposed. That was based on receiving Nampa Meridian Irrigation District approval, because a license agreement must be obtained from their board in order to construct that. The Sherbrooke development is trust funding for $15,000 for half the cost of the pedestrian bridge. The Thousand Springs project will trust fund for the other half of that pedestrian bridge. We are proposing a vehicular bridge connection right here to three bars which was stubbed out with a temporary turn around here in Los Alimitos. We will bridge the Ridenbaugh Canal, and make that vehicular connection. As you can see right here, this is the center section for this particular, I think section 20. In trying to figure out where's the best place to put a Planning and Zoning Commission May 12, 1998 Page 51 vehicular bridge, we looked at the entire section and evaluated what's around us. This is the future school or city park site that was set aside in Los Alimitos. It's about 2.4 acres. Just north of it is 4.2 acres set aside by J.L. Vogt Development Co. for a future school and park site. We in turn are setting aside this area here for a future school and park site and that area is 3.85 acres. Johnson: Talk to me about that area, because if my memory serves me right, that's basically a swamp. Bowcutt: When I went out there and walked through that, it was this winter. It was not swampy this winter. 1 have not been out there since irrigation came down the Ridenbaugh Canal. It is kind of low in there. The canal sits high. Johnson: If I remember a discussion earlier, one of the other applications, that parcel of land was offered to the city and they didn't want it for that reason. That's the way I remember it. Bowcutt: In my meetings with Jim Carberry of Meridian School District, Jim indicated to me that the school district wanted to see this set aside. That this parcel was set aside and this one to the south, then they wanted a chunk out of this one and then when this 80 here develops. Then they would extract an additional three to four acres in that parcel also. Between all those developments, they would have a property large enough for an elementary school. If they so choose. Johnson: They are looking at ten to twelve acres; don't they? Bowcutt: Ten is too small. Their preference now is about 12 to 14. Also right here in the G.L. Vogt property, is a 54 acre high school site that I assisted them in their negotiations with the school district. My company did a conceptual high school layout based on the Eagle. High School concept to provide them with a site plan to make a determination on how that parcel would be shaped and how large of a parcel they would need. So this will be a high school site. The estimate that I've got from the school district is they believe they will need that within seven years. However, it will take up a bond issue to build a high school, but the land has been sold to the Meridian School District. So in making this vehicular connection eventually this will be a high school. And we'll have that connection this street comes up here by the park and would go into the high school site. The high school has a collector street that will come off of Overland Road for its primary access, so this would not be a primary access but more of a secondary access and a connection between all of these developments within the interior of this section. The highway district also asked for a pedestrian, half the cost of a pedestrian bridge here at the Ridenbaugh Canal. This is an undeveloped 80 here also. I think under the comprehensive plan, that's designated for planned use #. r Planning and Zoning Commission May 12, 1998 Page 52 development or something like that. It has frontage on Overland and Eagle Road so you have an intersection there. It will most likely come in with some type of a mixed use. Maybe an office, maybe commercial, residential type mixed use. No one knows at this time. So we'll make that pedestrian connection there, but it will be one half the cost of that ped path, and it will not be constructed by us. But will be constructed when the highway district gets the other half. I'd also like to note that that would be subject to Nampa Meridian Irrigation District approval. I have spoken with them multiple times on these issues of pedestrian bridges, and they waffle back and forth. You talk to them one day, they say they don't want them, they will not approve them, and you talk to them the next day, and they said well, maybe we will accept it if it's fully caged, so that we don't have any type of a hazard with kids playing on the bridge, jumping off, using ropes to put a little boogey board or something along that line. One of the other things that we did is we set aside the well lot here for a future city well lot. The well lot is .32 acres. The future fire station lot is 1.41 acres. Johnson: Show me both of those again. I was looking down. Bowcutt: This is the well lot. This is the fire station lot. This is 1.41 acres and this .32. We determined the size of this based on our past experience with a fire department and a future fire station site and that was with Whitney Fire out south off Maple Grove. And so we were cognizant of the fact those trucks need to pull in and be able to loop back out and so forth. And so we tried to make it large and as deep as possible. The city requires landscaping along the perimeter of Eagle Road because it is a corridor. We have allocated, I believe the city requires 30 feet, we've allocated 40 so we can do some berming and some nice landscaping. Along Victory Road, we have 30 feet. We have approximately 5.2 acres common area throughout the project. That would the area that you see in green with trees excluding this. This is not calculated into that. We have a collector road that comes in to this intersection here. That collector road no homes would front on that. It'd have landscaping along it perimeter. We have a collector street that comes into this intersection. The same holds true here. We'd have landscaping along that perimeter. The highway district has also asked us to put a stub street through this one common area here to a parcel that sits right in here. It would be north of Mrs. Glick's parcel, so that stub street would not go into Mrs. Glicks. They asked for a stub street at this location and this location. So we have provided for interconnection within this section and other undeveloped parcels and then the bridge. The bridge alone, the vehicular bridge is going to be $300,000, and that is determined by Ada County Highway District, so it is a very expensive endeavor. It will have to be engineered. It will have to have license agreement from Nampa Meridian. But we feel it is important to make that vehicular connection within the interior of this section. This is the opportunity to do so. We've created a little park area right at the entrance. One thing I dislike is in subdivisions when you come at an entrance and you have a buildable lot right there at that intersection because you do see a lot of traffic come through here Planning and Zoning Commission May 12, 1998 Page 53 and someone trying to back in and then you've got cars ingressing here. So that is not a buildable lot, that would be like a park lot. We could put a little square in there. We've talked about various ideas, waterfalls, landscaping, etc. Multiple things to make it attractive so that our entrance has some character. We did submit a variance application for review by the city council. That variance deals with exempting the Ridenbaugh from being piped because it exceeds a 48" and secondly we do have some blocks lengths that exceed 1,000 feet. And the block lengths primarily are around the Ridenbaugh Canal, and when we deal with an irrigation canal of that size and that length, our block lengths get too long. We cannot break them up because you just can't put a street that goes no where or a micropath that goes no where, but we did try to break them up with micropath connections, and provide some interconnection. The green areas that you see at the end of some of those blocks, those are for storm drainage. Johnson: What is the length of your longest cul-de-sac? Bowcutt: I don't have any cul-de-sacs that exceed 450 feet. Johnson: That one there. Bowcutt: Which one? Johnson: Coming straight down to the property edge, how long is that one approximately? Bowcutt: This one right here? This one I believe is right smack at 450 from center to center. Johnson: Yeah, it looks like it's right at our limit. Bowcutt: It is right at your limit, I believe without measuring it. And that will be a permanent cul-de-sac, but will go on because we've had problems with temporary turn arounds in the past, and how do you deal with them? How do you keep the lot owner from tearing out the asphalt. The city has had many concerns. So we decided we'll just put in a permanent turn around with a little notch for extension to the south and the lot is big that we don't have to worry about encroachment of the temporary turn around into it. One of the other items I would like to bring up is the fact that we are promoting detached sidewalks internally within the project. We'd have five foot sidewalks on our perimeter, Eagle Road and Victory. Those would be within the right-of-way. I believe one foot off of new right-of-way. And we would be installing left hand turn base, that was a requirement of Ada County Highway District on Eagle Road and on Victory. But internally we will have detached sidewalks that will be four feet from the back of curb. i Planning and Zoning Commission May 12, 1998 Page 54 What that allows us to do is you have a landscaped area, and you create a boulevard affect. If you guys have ever been out to Bay Hill Springs, that project has it. Edgeview Estates, the Legend Subdivision, we've done it in all three of those. In staff's comments, they indicated their preference would be to expand the right-of-way to incorporate the detached sidewalk. However, our preference is we leave our right-of- ways at 50 feet and we have the sidewalk on an easement. The overhand of the sidewalk is two feet on each side of the street. That's based on a 36 section from back of curb. The old section is 37, but the highway district will be changing that as of July, so they have given us the option of doing a 36 section or a 37 foot section. So on the cross section you see on the corner, it shows a two and a half foot overlap, but that will be a two foot overlap. We've done it in the past. It works very well. Your setbacks are the same. The home owner is responsible for mowing that grassed area and planting the trees. You govern it through the covenants, and that dictates consistency and landscaping. Typically those trees in that four foot area are trees like flowering plums, flowering crab apples, those types of trees. They are a more decorative tree. They don't get large so that you don't have the roots in twenty years tearing up the sidewalks. And it creates a very nice tree canopy as you drive down the streets. I went to a class a couple of years ago on transportation and better transportation planning, and that was one of their recommendations to detach your sidewalks. It makes the pedestrian feel more comfortable walking down the sidewalk because the sidewalk is detached from the back of curb. They feel safer. Also when you get the trees to that point of maturity where you've got a tree canopy, it has the illusion of making the roadway that is the asphalt surface appear narrower than it is in reality. Therefore, people have a tendency, it's been proven and tested, people have a tendency to go slower through the neighborhood. It's a good concept. It really works, and we think it make a lot of sense. When you go through subdivisions that have detached sidewalks and then you turn and you drive in one that does not, it looks like a sea of asphalt and a sea of concrete, back to back. But just detaching four foot makes a world of difference. I think that's all the comments that I'll make concerning the annexation. I'll go — I'd like to go through my answers to staff's comments concerning the preliminary plat on the next item if you don't mind. Johnson: Okay, thank you very much. I want to congratulate you. We've come a long ways. I remember three years ago every other words was basically. Do you remember that? Bowcutt: You lectured me on that. I don't think I've said that tonight, did I? Johnson: Not once. That was great. I love it. Bowcutt: Your opinion matters. i Planning and Zoning Commission May 12, 1998 Page 55 Johnson: I having a little of influence. Take off for me the amenities to the city because normally on a project this size that's what we look for. So we've got the fire station. Bowcutt: The fire station parcel. Johnson: And we've got the well site. Bowcutt: The well site, the matching parcel to match up with those for a future school or park. I don't know which way it's going to go. And I don't think anybody is quite sure. Johnson: And the ownership is different on those other parcels, right? Bowcutt: The G.L. Vogt parcel was deeded to the city of Meridian about a year and a half ago. The parcel within Los Alimitos, the school district has a five year option that they may exercise. If they not to exercise the parcel is deeded to the City of Meridian, and that's on that final plat. So it's between the city and the school district basically on what transpires. Jim Carberry told me — we asked him if he wanted a school site in this parcel. His comment to me is why should the school district pay for a site in this parcel or in the Sherbrooke parcel -- we also offered to him in this one — when I can get one free here. So if we need one in this section, we will build it here. Johnson: Well, that makes sense. I understand with the cost of land and everything. But that's the total amenities, right? Bowcutt: Those are the amenities that we are proposing, yes, sir, and then obviously the landscaping for the aesthetics. Johnson: Okay, I don't have any questions. Questions of Beck? Borup: I'm very interested in your park and school site. Could you clarify you said the Vogt land has been deeded to the City of Meridian? Bowcutt: Yes, sir. Borup: And then the City of Meridian would need to sell it to the school for it to become a school site? Bowcutt: I'm not sure how that would work. I don't think anybody ever talked about the city selling it to the school district. I think— Borup: How does it become a school site then? Planning and Zoning Commission May 12, 1998 Page 56 Bowcutt: The discussion was if the school district needed it for an elementary site, then the city would grant it to the school district. I never heard any discussion that the school would purchase it. Borup: Do you know how long ago that happened, the deed? Bowcutt: It was done when the high school site was sold to the school district which was I would say probably a year and a half to two years ago. Borup: I don't think the parks commission is aware of that. That's interesting. Your understanding ten or twelve acres is what they need for a school site, and that includes playground area etc. I assume. Bowcutt: In twelve to fourteen acres, yes. Borup: Right now the three parcels total up to 10.25. Bowcutt: These three? That's probably correct. So they would need probably at least two acres at a minimum, maybe three out of this 80 here, and then you'd have the four pieces of the puzzle. Borup: How much of that would — if it was done as a dual site, how much of that would be school site and how much would be usable as a park site? Or is it too early to tell that? Bowcutt: To give you — Borup: I'm interested in the park. Bowcutt: Okay, to give you an example I did a joint use school and park site in Edgeview Estates on Cloverdale Road. It lies next to 1-84 on the north side. We did a joint elementary school and Boise City park site. The school district had seven and I believe Boise City had seven. It was just I believe a little over 14 acres, and it's utilized currently as joint use site. Borup: Okay, thank you. Well this is more of a curiosity question, you was talking about the bridge being built and a bridge trust set aside between the two subdivisions. That is set aside for who to build at a future point or ACRD? Is that what's that set aside for or why the developers go ahead and just build the. k?ridge? Planning and Zoning Commission May 12, 1998 Page 57 Bowcutt: Typically when we trust fund the highway district, if it's a two party trust fund when the second party comes in the second party builds it. Borup: So you are waiting for the development to reach that point? Bowcutt: Yes. Borup: Question on the detached walks, and I agree with what you were talking, the question I had with the right-of-way staying the same. Is there any increase in your — in the covenants talking about any increase in the setback on the house? What does that do to the driveway lengths? It looks to me like you are losing two feet out of the distance from the property to your garage. Assuming the garage is out front. Bowcutt: Technically you wouldn't — Borup: -- 20 foot setbacks to the house from the property line? Bowcutt: Yes. Shari and I kind of had a discussion on that. I think Shari's comment to me was you know, special setbacks, she can correct me if I'm wrong are difficult to administer if each subdivision has different setbacks. As far as your driveway length, if you can envision it, if the back of the curb, you would have where your driveway intersects, you would have 4 feet of concrete then you would have 5 feet of sidewalk and then your driveway would have to go 18 feet to get to the garage if the home was set 20 feet from edge of right-of-way. Borup: But theoretically could have 18 feet from the sidewalk to the garage then, is that what you are saying? Bowcutt: Correct. From the edge of the sidewalk, the driveway technically could be 18 feet if the home was exactly at 20 setback. Borup: So John couldn't park his big Lincoln Continental there in the driveway very well. Bowcutt: Is it bigger than 18 feet? Prior: Is that what I drive? Bowcutt: You mean as far as would it hang out in the back of the sidewalk? t Planning and Zoning Commission May 12, 1998 Page 58 Borup: I maybe wrong, I've always assumed that one of the reasons for a 20 foot setback is you got a car comfortably in the driveway. I don't know if this is going to be a concern here. Some big vehicles — Bowcutt: Are they 20 feet? Because of a lot of garages are — Borup: I don't know anymore. There used to be. Bowcutt: A lot of garages are 20 by 20. Borup: Yeah, and there's some cars that won't fit. Bowcutt: Yeah, some you've got to pull right up against the wall. I think a full size, the old full size station wagons, I think you've got to pull them right up against the wall to get them to fit in a standard 20 foot deep garage. Borup: That's all I have at this point. MacCoy: Becky, on the well site, was that picked by you people or do you work that out with the city? Bowcutt: I did talk with staff over the phone as far as what would be the best location. The comments I received one, they would like access to it. Good access, vehicular access. Two, they said that the closest city well is over at Locust Grove and so the location even though I believe it was on your comp plan as being here at the intersection, that the best location for our site would be up against Eagle Road which would separate those wells by one mile and they felt that if we could get it within that Eagle Road corridor, that would be acceptable. MacCoy: Are you talking to Gary Smith? Bowcutt: No, I talked to Bruce. MacCoy: On the fire house, and I remember it was down in the corner, and so you mentioned about sizing the land on that. Did that come out of Kenny Bower or did it come from just your past experience or what? Bowcutt: The size of it came from our past experience with Whitney Fire Department on a satellite fire station for them. I did not send A copy to Mr. Bowers for his revieyv. I know Shari sent one and he did send a comment sheet back, but there was no discussion concerning is this acceptable in depth and length? Planning and Zoning Commission May 12, 1998 Page 59 MacCoy: You're not planning to design the fire house are you? Bowcutt: No, sir. MacCoy: I just wanted to find out. Bowcutt: I just want to make sure it's big enough that somebody else can do that. MacCoy: That's what I am worried about because I've got a responsibility on the fire houses that I came up with a plan, and I want to be sure we've got the right property and the right sizing. Bowcutt: Yes, if it required some additional depth, I do have some leeway within that block that it adjoins to pull those lots over. Those lots are deep. I think they are 120 1 think at the narrowest point, and then as you can see these lots are very large so if one had to say shift that over in order to give it a little more width, it would be possible without any detriment to the plan. I would like to have some specific comments from the fire department on that site. MacCoy: I see that since we are at this point in the game now, you will receive some now because we are getting down to the point. One of the things of course in our case is money, but we've got some plans put together now for the four satellite houses. The one for Cherry has already been laid out so we have some real plans for these things now. Bowcutt: We could even blow that up to scale on at a larger scale if you know what scale your fire house plan is. Then we could blow that up on a transparency for you to overlay on to your site plan to make sure. MacCoy: Okay, we'll get back to you with that. And remember that other property we had the last time we went through this whole process, one of the problems we had was the entrance to the land off of Victory, I think it was off of Victory, and we asked for a second egress off of the same property some place else. Do you recall that? Bowcutt: No, sir, I don't. MacCoy: It was a hang up for a while. Johnson: I thought it was the property to the west of that where Sherbrooke is now where they asked for that other access. That's the way I remember it. MacCoy: Okay. Planning and Zoning Commission May 12, 1998 Page 60 Johnson: We're talking years ago. Bowcutt: As far as the approach, the highway district has — they will allow an approach here at the joint property line with the well lot. And then they will allow the fire department another approach within that area there, so there will be two approaches to that future fire station. MacCoy: Okay, I want to pass. Smith: Can you tell a little bit about the school site? How much did we pay for it? Bowcutt: How much did the city pay for which one? Smith: How much for the school district or the city — are you proposing a price for this — basically it's a worthless piece of land. Bowcutt: No, sir. Smith: Well, I don't see how you are going utilize that area with the way your tie is proposed right now to Three Bars Drive. Bowcutt: To answer your — Smith: -- little chunk of land there. Bowcutt: To answer your question, this right here, are we charging a price for that? No, sir. It is a gift. Smith: Great. Bowcutt: For the record, the property for the fire station, the property for the well lot, the property for the future school and park site is a gift to the city. Smith: Well great. That takes care of that right now. Johnson: If it's free you don't care how bad the land is. Smith: I'm really impressed with that because it's seems to be a totally foreign concept around Idaho that developers come in and actually donate land for schools, parks, etc. and I'm impressed. I haven't seen it since I've been on the commission, so let's not dwell on that. Planning and Zoning Commission May 12, 1998 Page 61 Bowcutt: Mr. Chairman, Commissioner Smith, one thing that facilitated that was the city coming up with a concept for each one of the developments around that middle section corner to provide a little bit. It's really difficult for a developer just to hand over 14 acres to the school district free of charge or hand over ten acres to the city free of charge for a park. When each of us gives — when everybody gives 2.4 to 4.2 acres, it works great if they can afford it. Johnson: It's all relative to the size of the development, and Byron's right, we haven't had any applications of this magnitude I don't think since you've been on here. Smith: No. Johnson: But the amenity thing is what I was referring to earlier is gifted, and we should continue to insist on those or request those whenever possible. It doesn't make sense when somebody is developing nine acres. Smith: All right. Then the concept along the design of the homes, I'm assuming that this is going to be your typical single family home development where when you drive down the street, you pretty much looking at garages. Bowcutt: As far as the style of the homes, I don't bring with me elevations of the homes that are going to go in there, because I don't know what those homes will look like. I understand what you are saying. The City of Boise has been echoing the same concerns. You drive through, you see a very large three -car garage and then sometimes you see maybe 25, 30 feet of house tucked back behind the garage. One of the things that the City of Boise is doing is reducing setbacks, front yard setbacks if one is to have a side entry garage to promote that. The other issue is promoting alleys so that you alley load the lots so the garages are in the rear. Those are two concepts. The latter is the least accepted in this valley. People here have not been really willing to do that. The developers, the builders, some of the cities have frowned on it. I've got a test case right now in the City of Kuna called Sutters Mill Subdivision. It's off Ten Mile just south of the tracks, if you are ever out in that area. It has alley loading lots. Up to this point, it's been very successful, but the developer had to go back east and get plans for his builders to build these because they don't have anything like that and builders are reluctant to go out and have an architect draw all new plans and trash everything that they have developed over the past few years. Johnson: We had an application like that a couple of months ago. Planning and Zoning Commission May 12, 1998 Page 62 Bowcutt: So as far as what these houses look will look like, they'll be probably consistent with what you see in Salmon Rapids and Los Alimitos. Some may be very stacked and look like all garage. Some homes are very attractive. It all depends. Smith: It seems like it would be difficult with some of the dimensions on some of these lots to get into a side loaded garage kind of situation anyway. Bowcutt: Yes. Smith: The way this is designed right now. I have personally been involved in some alley loaded home designs in the Boise area myself, and they'll be getting geared up to sell those this summer, so we'll see how that goes out at Hidden Springs. I guess that basically answers the questions that I had on that. Johnson: Okay, thanks. Anything Mark? Nelson: No, thank you. Johnson: Thanks Becky. Anyone else would like to come before the commission on this? I assume that's why you people are here. Yes, sir. MARVIN HANSON 2460 E. VICTORY ROAD WAS SWORN BY THE CITY ATTORNEY. Hanson: I'm not sure on here where my boundaries are. Can I come over there? Johnson: Yeah, take that mike please. Hanson: My property is right along here. I have the pie shaped piece and I'm not sure where it ends up here. On the plat that we did like three years ago, it was all marked out. But I counted maybe ten homes that are going to be in my back yard. Last time we went through all this and we reduced those homes way down and they agreed to single level houses. And I would like to see that done again. I have planted over 50 trees here just in the last two months as a border. They are just small trees. It is going to take them several years. Like the neighbors, our land is down. It's the canal, then the other land slopes way up. There is more than 15 feet. There is probably at least 30 feet before you get up on the flats up here that looks down over my house. I would really like to see those as single story houses. I know that when I built my house, I could be up on the roof putting the shingles on and I couldn't see up on the flats up here. It's that much higher. I can't — like I say I live here. Bogus Basin is up here. I can't even see the peaks of that over this raise in the land right there, so it is considerably high, so I would like to see single story houses, and I would like to see Planning and Zoning Commission May 12, 1998 Page 63 trees planted along here on the other side of the canal, the other side from me. I have put my trees in. It's just going to take them several years. Bushes, berms, fences, they are not going to do any good because of the slope of this property here. If they build houses here, by the time the yards come here to the canal, there's probably going to be maybe 15 — 20 feet in elevation difference. So I would like to have some larger trees planted in there, and they have put one tree in there right behind my house. Why one I don't know. They have planted several other up in there, but they would be further up in here. I don't know what their reasoning is unless they are just transplanting them there now for a place to have them for later. I don't know that. Thank you. Johnson: Any questions of Mr. Hanson? Borup: I have a couple. Do you know how far your house is off Overland? Apparently your house is back tucked against the canal; is that correct? (End of Tape) Hanson: ... a hundred and fifty feet off of Victory Road. Johnson: Thank you. Borup: And you're back in up in there. Hanson: It's a pie shape. Borup: -- on the west side of your property. Hanson: Actually my house is pretty much in the center of my property. Well, it would be off more to the west a little bit because I do have the triangle pie. Borup: How far away are you from the canal is what I'm wondering? Hanson: My house, I'm not sure. I do have a shop that sits back behind my house. And when I built the shop, I had to stay off of the right-of-way of the canal, and I believe I'm probably I think the canal right-of-way was 20 feet and I'm ten feet more than that. So I'm about 30 feet off the canal. Well, not the canal, there's Nile Mile drainage down there, so I am off of that also. Borup: The drainage is south of the canal? Hanson: Yes, it is. Borup: So you're from the drainage and then you've got some more and then the canal and then — do you know the — Planning and Zoning Commission May 12, 1998 Page 64 Hanson: There's my shop about 30 feet, nine mile drainage and then above that is the canal right next to it. Borup: Do you know what the canal easement is by chance? Hanson: I thought it was 20 feet, but this has been about four years, I built my shop, so I don't remember for sure. Borup: 50 feet on this application and they're usually to the middle of the canal I believe. So I am assuming that (inaudible) They've got a 50 foot right-of-way to the centerline of the canal. Hanson: Mine could have been 50 also. Borup: Well, I would put about a hundred feet — I'm trying to get a feel from how far away your house is from the subdivision. Hanson: I would say my house is probably to the center of the canal, is probably — are you talking about my house or my shop? Borup: Your house. Hanson: Okay, probably 75 to a hundred feet. Borup: Well, the easement is more than that. Hanson: No, you just said it was — Borup: You said there was another drainage between your house and the canal. Hanson: The drainage is right next to the canal. You've got the canal and the road for the canal, and it's just right at the base of the road. Borup: You mentioned you had a concern for two story houses along that property, I'm not sure why. So you can see Bogus Basin. Hanson: No, I just don't want a bunch of people looking down. Single story house, they are going to be bad enough especially if they put in all these that they are talking about. I moved out there to be away from all this, and I didn't realize it was coming in so quick and that it would be so dense. r Planning and Zoning Commission May 12, 1998 Page 65 Borup: Okay, that's all I have. Thank you. Johnson: Anyone else? GORDON HARRIS 2825 S. EAGLE ROAD WAS SWORN BY THE CITY ATTORNEY. Harris: First of all I'd like to thank Becky Bowcutt for moving that fire station from my driveway down to the canal. That was really a major concern of my wife and I. Another thing our property sets right near here. And we have a street coming into the back of our property and we're zoned for five acre lots, and so I don't see the need for having a street coming into the back of our property there at this time. What I would like to ask for is the sewer connection come here at the end of the cul-de-sac and if I had to.pay fir the difference — they got I think on their plat, they've got a man hole sitting about right tPere. I would pay for the extension on to my property, because all of my property will rain west and north, so I guess that was my only concern. Johnson: Does that street have a name on it there? Harris: This is E. Sheep Creek and this is Molly's Way. Johnson: Okay, any questions of Mr. Harris? Thank you. RUTH FRITTS 2384 E. VICTORY ROAD WAS SWORN BY THE CITY ATTORNEY. Fritts: We border the property on the back of the Ridenbaugh Canal. In this area right here. We did ask Sherbrooke Hollows Subdivision to limit this tracking of houses that borders our pasture to be single level houses, and they agreed to do that. Our house sits — Johnson: Excuse me, have they built any homes on there yet? Fritts: No, sir, they have not. They are still in phase one. This is phase three. Our house sits about 175 to 200 feet off of Victory Road. So it sits towards the back of the property. You would probably see about 200 feet into the 24 and 17. Right now basically if they were to build two story houses, they would cut off our view to Bogus which in turn cuts out T.V. reception, everything else. We are going to have to go to satellite dish in order to be able to get some kind of T.V. in this area. Johnson: Excuse me, does your property but up to Mr. Hanson's or is there — Fritts: Yes, sir. We are neighbors. My other concerns was the right to farm. We do have cattle out in that pasture area. We have had problems due to the housing in the E Planning and Zoning Commission May 12, 1998 Page 66 Los Alimitos area with pedestrian traffic and animals, uncontrolled animals on the Ridenbaugh Canal. We have had dogs come through our pasture and attack our dog in our own back yard. The traffic on the Ridenbaugh has increased tremendously including up to midnight and 1:00 A.M. in the morning. You see cars up and down that Ridenbaugh because of the increased housing around the area. I feel with the increased housing that they are going to put in this area, that that traffic is going to increase even more especially with children. I'm concerned about park areas. As you notice the park areas are only basically at your street stubbing out on to the main streets. If I was a parent I wouldn't want my children playing in a park area that borders one of the main streets out there, so my concern is where are they going to go play? The other concern is the increased traffic on Victory and Eagle Road. The stop sign are not going to be adequate for us to be able to get out and, get to work. Basically you are talking 330 homes, possibly 1.5 to 2 cars per day going out of there trying to get access to the freeway. So basically they are going to come out either, have to come Victory, go back towards Meridian, access Meridian Road or they are going to be on Eagle Road. And if you will notice in the plat too, which Becky says that most of the lots are 80 foot frontages, if you'll look in there, there's a lot of frontages that are 40 feet to 70 feet. Those are really small frontage lots. And then you'll notice too approximately 5 to 6 acres of easement of the Ridenbaugh Canal is included I think you'll find in that 2.72 dwelling units per acre which will put your dwellings per acre a lot higher than that if you take into consideration for those easements. Most of those easements along that border our property are at least 50 foot. And the last thing I had is I had a question, there was a plan at one time to make acre and five acre lots in between subdivisions and farming. For some reason we have deviated out of this. I would kind of like to know where the planning is going for if this subdivision comes in, how far do I have to move out. I chose to live in the country, not in a subdivision is the reason why I'm living where I'm living. How far do I need to move out? Johnson: Any questions? MacCoy: I have one question. You say the traffic on the canal road, is that a dirt road? Fritts: That is a dirt road. MacCoy: It's a service road, isn't.it? Fritts: It's a service road and there are people up there. MacCoy: On foot or car? Fritts: Car, with a car. Our house sits where the bedrooms are facing Victory so our main portion of the house, the living room, kitchen, dining room, all sit to the back of the Planning and Zoning Commission May 12, 1998 Page 67 house. So we never close our blinds on that because basically we don't back up to anybody but the canal, and you see these people driving all night long. I have called and complained and basically unless they can catch them there is nothing they say that they can do. MacCoy: I think it's interesting the fact that in some of the canal roads I've seen, they've got them gated so that only the canal people have a key to the lock. Fritts: So they are gated? I know down by the Hanson's, there is a gate there, but they use the Hanson's property to go up and around the gate. MacCoy: Where there's a will, there's a way, I guess. Okay, thank you. Johnson: Anyone else? GARY ALLEN 277 N. 6T" STREET WAS SWORN BY THE CITY ATTORNEY. Allen: Thank you Mr. Chairman, members of the commission. I've been retained recently by Mr. Jim Griffin who owns the property, the large undeveloped property just to the north of the Ridenbaugh Canal. He's asked us to observe the proceedings tonight. I'm not hereto either support or oppose this subdivision, but what we'd like to ask is for just a little more time to look at it. We would simply ask that the record be kept open for written testimony until Friday so that we could look at this a little further and offer some more comments. Johnson: Yeah, that probably won't happen. But there are other opportunities for you because this would go on to the city council. It just depends on what the commission decides to do tonight. You would have an opportunity for additional testimony is my point. Allen: Okay, thank you Mr. Chairman. Johnson: Any questions to Mr. Allen. Would you point out to me where the properties are on the map, please? Allen: Yes, I will. This is the property right up here. This undeveloped property. Johnson: Okay, thank you. Borup: Question for Mr. Allen. Does this property go clear to — is this the property referred to as fronting on Overland also? Planning and Zoning Commission May 12, 1998 Page 68 Allen: I believe it does front on Overland. Borup: So you've got fronting on both Overland and Eagle. Allen: Yes. Borup: At this point, did you client have any plans, any tentative plans? Allen: Not that I know of. I have just been brought in this afternoon actually to look at this. I don't think there are any short term development plans. Borup: And specific concerns? Allen: No, not at this point, but like I say, we would like a little more time to take a look at this. I hadn't seen the plat before tonight, so we'll take whatever opportunities we're given to take another look at it. Smith: Mr. Allen, What's your profession? Allen: I'm an attorney with the Givens, Pursley law firm. Smith: Thank you. Johnson: Anybody else would like to come forward and discuss this. BOB FRITTS 2384 E. VICTORY WAS SWORN BY THE CITY ATTORNEY. Fritts: My question is, my wife didn't bring it up is the safety part on the Victory access and that is at a down point on our road. There is a lot of traffic. There's a lot of high speed traffic and it's a very unsafe area as what the Eagle Road is. All the wrecks on Eagle Road happen right as you rise up over by the dairy and both places are very unstragic places for access. They are absolutely horrible. I just think that something needs to be done about that. And then the other thing of course is two story house problem. I talked to Becky, and I said I would like to have the developer come sit in my front room in my chair and look at my view. Because we are going to lose it and I think it's real important to me. So the safety aspect and the proximity of where we want to live is real important. I think that's a real safety problem. You guys better look at that safety problem. Just high speed traffic on that road, it's not patrolled and it's a problem especially motorcycles at night. They are just smoking through there. Smith: Mr. Chairman, I did notice the slope on Victory Road too when I visited the site and it was a concern of mine too, but I didn't see anything in ACHD comments about it. t Planning and Zoning Commission May 12, 1998 Page 69 I can a potential hazard there, but I'm surprised they didn't address it. They are the ones that have jurisdiction over there. MacCoy: Well, in past work we've done with ACRD, they have noted that one in that area of Victory as well as the one on Eagle, that hump in it. It's really a nasty place. Smith: Well, did I missed something on ACHD comments because I didn't see anything. MacCoy: No, I didn't see it either, but I just know the past history we've had them make comment and actually make a statement about the one on Eagle. Smith: I think they did talk about a deceleration lane and so forth. Johnson: Anyone else? NANCY HANSON 2460 E. VICTORY ROAD WAS SWORN BY THE CITY ATTORNEY. N. Hanson: I have a letter that I've written for you and so I'll bring you a copy and I'll just read it to you. As we have stated in several prior letters and at several prior hearings as this and other nearby property has been developed, we believe that Meridian should stay with its long range plan which states it will have a buffer between dense population and rural property. We live on four acres, and most of our neighbors have acreages or farms. We do not believe that R-4 zoning adjoining acreages is in keeping with your long range plan. Going from 121 Y2 acres of farmland, which I think currently has 2 houses on it to 121.5 acre subdivision with 330 houses on it is a major impact to the community. Core services in the Meridian area will be stressed by this subdivision and traffic as the engineer from Briggs Engineering pointed out to us, each house generates an average 10 car trips per day. Simple math tells you this means 3,300 cars driving in and out of the subdivision every day. This causes for wear and tear on the roads and highways in the area. A higher threat of accidents, and more frustration and stress of current residents. In schools, assuming a low average of two children per household, this means 660 additional children in our schools. Of course this is not the only new subdivision in the Meridian. Do you consider the number of potential students when approving the numerous new subdivisions? Is the school board given a vote and allowed to be part of the planning and zoning process, and although the developers give acreage to the school district, there remains the major problem of paying to build a school, to furnish it and then to continue to pay the personnel and operating expenses to run and maintain the school. The land is the cheapest part of the deal. In core services, finally 330 houses with an average of 4 residents per house will mean 1,320 people added to this community, more stress on police, fire stations, water, sewage, etc. Although this subdivision will be using city water, this additional water has to come Planning and Zoning Commission May 12, 1998 Page 70 from somewhere, and can you guarantee this will not stress and drain current wells? In case you approve this subdivision, we think it will probably happen eventually, we specifically would like the following conditions imposed for the area bordering our property. First of all are larger lots as a better buffer between density and acreages. Second would the single level houses. Third is a visual screen of trees and fourth, would be the guarantee of compensation if our wells dry. We know that Meridian wishes to grow in order to keep a prospering economy. However, does it really have to grow at this rate? Do you want your long term goal, your very final outcome to be a town supporting an agricultural community, or a town surrounded by a sea of houses only a few feet apart? Thank you for considering our request. And I did have a couple of comments also. One of them is on the size of the lots on the chart. And I wanted to thank you for having the chart put up where we could see it during the meeting. It really helped. But anyway, they look much bigger than they are because of the easement not really showing on the canal. It goes to the centerline of the canal. And like we live on four acres, that's what we consider it. But if we considered the easements of the drainage, the nine mile creek and the easement of the canal, we really have six acres. They call it two —1.79 acres of waste acres. So you they are really not there. I think that's all. Smith: Ma'am, where about do you live? N. Hanson: Same address. Borup: One question, Mrs. Hanson, you mentioned on the farm ground, do you know what crops are currently being harvested on this farm? N. Hanson: There has been corn that they've grown in years past. Sometimes it's alfalfa. It rotates. They use different crops. They are using it as farmland. It's just sitting fallow. It's not just weeds. Johnson: I'll just make one comment. You asked several questions which are rhetorical — N. Hanson: I know. Some of it's emotional, but — Johnson: I have an answer to one of your questions. You made a comment does the school district get involved in the long range planning and the comprehensive plan, and they are a very active ingredient in that. The current comprehensive plan is outdated. It was done in 1993, that year on the wall up there, and it will be revised soon, but there's a section in that comprehensive plan that is almost totally the work of the school district and it has to do with school naturally. Planning and Zoning Commission May 12, 1998 Page 71 N. Hanson: Well, I asked it because several times we've come to meetings and the administrator of the schools or the superintendents of the schools had commented he didn't support the subdivision for different ones. And also there are times in the paper when the school districts are saying they won't allow more students to enter the schools. The schools are too crowded and so you know I asked that because sometimes the subdivisions are approved when there's no schools to have the kids. Johnson: Absolutely true, and that's because there's a working relationship between the city and the schools, but we don't have any jurisdiction over the schools, and vice versa and Meridian School District is much more than the city of Meridian as you know. But we do work a lot closer with them than we used to, and we do have a letter from the school district on this application tonight, and it's kind of a standard, but it does talk about just what you said stressing the system and adding additional, etc. etc. We're trying to develop better relationships, and I think we are well on our way of doing that. In the past, they were almost at odds with another. I've been around long enough to remember those days. We're working closely with the schools and doing the best we can. Short of a moratorium, there isn't a whole lot you can do with growth. N. Hanson: Well, we were hoping that you would only allow larger lots at least so that is a little bit slower growth. We were hoping for one to five acres, and I know (inaudible) Johnson: -- I just looked at some of the square footage on those lots, and I know this isn't going to sound good to you, but those are almost double some of the lots that we've worked with on a daily basis, because they are 15-14000 square feet. And you know our R-4 zoning is 8,000 square feet a lot. In other words what I am saying is they could be a lot smaller lots. I know that doesn't make you feel good. N. Hanson: No, we were hoping for one to five acres like I said, but you know. Johnson: Anybody else? M. Hanson: I had contacted Nampa Meridian Irrigation District about the traffic on the canal, and they more or less just told me we don't care, but like the neighbors said, it is a problem. You get these kids up there in Honda cars, the pickups, and they are doing 30 to 40 miles an hour on that canal bank. And one question I do have that maybe Becky can answer to me, when this is all done and you have the vehicle bridge, is there going to be a way for those vehicles to get on the canal right-of-way road off of that bridge? Okay, that's what I was wanting to know. Johnson: And for the record, Becky shook her head no. Anybody else have a final comment? Final I'm hoping for. Planning and Zoning Commission May 12, 1998 Page 72 (Inaudible — off the microphone) Johnson: Yeah, what happen here is that's our main function is we gather information. That's all typed up. That's why we have the tape, and then that goes into our Findings of Fact if we decide that's what we are going to do tonight, and then all that testimony goes to the city council and those are the people with authority that actually have the ability and the authority to approve or disapprove subdivisions. Our main function here to get all the testimony we can so that we know every issue. And I had a question for you people since you brought it up. Did the Hansons attend this meeting at the Sandman? Were you invited? You called here okay. I just wondered if you had participated in that. Did you people who participate in it? (Inaudible — off the microphone) Prior: I am going to be stickler here, I think if some of these folks want to talk just to save Angel, our person who has to transcribe this, I would appreciate it if you folks come up to the mike and identify yourself. B. Fritts: I just had a question — Prior: Sir, would you just identify yourself for me too. B. Fritts: It was just the — the thing that you said there was the 14 or 15000 square foot that these were bigger lots along that area, well that isn't the fact if you take the 50 feet by the 80, that's 4,000 taken out. That's not even close. So you take off 4,000 square feet, and you just have regular 10,000 square foot lot. It isn't a monstrous lot at all. There's six acres taken out just by that canal alone. Their density is over three. Johnson: Yeah, I think you are right. B. Fritts: Yeah, so there's nothing big about those lots at all. Do they get to shoot ducks or something, is that why it's out there in the middle of the canal or what's the deal? Johnson: Okay, anyway, good point. Anybody else got any good points? At this point I will close the public hearing. You have some comments? I'm sorry. Bowcutt: One to answer Mr. Harris' question. If that stub street, you know, I indicated it's a permanent turn around so it is not necessary that that street continue to the south into his parcels, but the highway district, if you've got a five acre parcel adjoining you, they always assume that eventually it will redevelop. As far as sewer and water service, we are required by the city to take it to our perimeter, so that it may continue on through p Planning and Zoning Commission May 12, 1998 Page 73 any other parcels, so at no charge to Mr. Harris, sewer and water will be extended to the stub streets. Secondly as far as your comprehensive plan is concerned, the majority of this property I think is mixed residential on your map. So that could be apartments or townhouses or something along that line more in line with what the first plan was. What we have here is far more compatible and far superior to what was proposed originally. We do have the reality that we do have larger residential parcels in the areas. They are not farms, but they are more like hobby residential farm type parcels where they have cattle. They have horses. Maybe they do raise a little hay on a few acres, and so do have to be cognizant of that. And like the single family residential development I do feel that we can be compatible. That is 100 feet easement on that Ridenbaugh Canal, 50 feet on each side from the centerline. The access road for the Ridenbaugh Canal is on the west side of the canal, so the 50 feet on our side is just additional easement for canal maintenance purposes. In the past the irrigation district has been concerned about their access road primarily and has allow some encroachment on to the easement with a license agreement, and that's what we intend to do here. We did it in Los Alimitos where they had a 40 foot easement total for I believe the Hunter Lateral. We did a 30 foot separate lot for the Hunter Lateral and then we did 5 foot easements on each side and allowed the fence to encroach five feet on each side. That is what we are proposing to do here. We had wanted originally to take it just to the centerline, but staff said they would like the integral part of the easement to be within a separate lot, and I'd like to reserve my further comments on that when I run these conditions. I've been out to this property, I've snapped pictures. I believe the Hanson's house. This is a picture of the Hanson's house here. They have a one level home. And a shop right to the side of their home. I have an aria[ photo that is to scale. And in measuring from the northeast corner of the Hanson's house to the centerline of the Ridenbaugh Canal is approximately 200 to 210 feet. The Hansons as you can see by this map — this is the Hanson's house here. This is the Hanson's house right here, this is their shop or garage. I measured off the corner of the house to the canal as you can see the black line is the canal. It's approximately 200 feet from the edge, would be the northeast quarter of his home to the canal. This property here is the Frittses, I believe. Aren't you just on the west side of the Hanson's? Okay, this is theirs. And do you have a barn or shop to your north and your house is toward Victory? Mr. Fritts has indicated that he is on the west boundary of the Hansons. And this is Mr. Fritts' house right here, and that house is — he's about 250 from his house, not from the shop and that is to the canal and then obviously our homes will be further beyond that because we will have our setback. No home can encroach within the easement. The irrigation district will allow fencing and landscaping, but they do not allow the dwellings. So I estimate that the closest house will be approximately 220 feet from our boundary, and we are willing to plant some type of conifer, evergreens, along this perimeter of this canal here where the Hansons, Fritts live. Mr. Goldsmith said I'll be willing to do that, and we won't put in something that's this high, we'll go with something that's more mature so that they grow quickly and try to create some type of a buffer. We want to be Planning and Zoning Commission May 12, 1998 Page 74 a good neighbor. We understand this area is changing. You have to understand this is near the Eagle interchange and this is a hustle bustle area that when sewer and water was brought out there a few years ago with the St. Luke's project, and then what's happening south of the interstate, this area has become prime for development. As you well know one and five acre lots are not practical when central services are available, and your own comprehensive plan discourages that, and basically categorizes that as urban sprawl that should not be allowed when services are not available and when services are available we need to follow this comprehensive plan. Lastly, I think Mrs. Hanson said something about the frontages. Just to clarify that for her, on 90 degree turns in cul-de-sacs we are allowed to reduce our frontages. They can go as small 40 feet. That's why you see the deviation, so I just needed to explain myself. On the straight aways we must maintain an 80 foot frontage. They've been a great bunch of people to work with, and they've been very nice. I have not ran across neighbors this pleasant for a long time. Most of the people in Meridian are pretty pleasant. Boise, that's another story. That's it. Johnson: Anybody have one last comment? B. Fritts: I don't care if I'm 250 or 300 feet. We want our privacy. We don't want two story houses, and that's it. I don't care what it is. Someone has got to come to my house and see what I got. It's just not right. So, that's where I'm at. That's what we're asking for. That's all we want. Johnson: Okay, are we finished? I will close the public hearing. Smith: Mr. Chairman, I would like to make a motion that we direct the city attorney to prepare Findings of Fact and Conclusions of Law on this item. MacCoy: Second. Johnson: I have a motion and a second to have the city attorney prepare Findings of Fact and Conclusions of Law. All in favor? Opposed? MOTION CARRIED: All ayes. ITEM NO. 17: PUBLIC HEARING: REQUEST FOR PRELIMINARY PLAT FOR THOUSAND SPRINGS SUB. BY FARWEST DEVELOPERS AND MARTY GOLDSMITH — NORTH OF VICTORY AND WEST OF EAGLE ROAD. Johnson: I will now open the public hearing. You may incorporate all prior testimony if that's your desire. Planning and Zoning Commission May 12, 1998 Page 75 BECKY BOWCUTT BRIGGS ENGINEERING WAS SWORN THE CITY ATTORNEY. Bowcutt: Yes, sir. Yes, I'd like to incorporate my comments made in the previous on the annexation. I want to hit the points in staff's comments which I think need explanation or discussion. One there was a question whether the developer intends to turn the system over, the pressurized irrigation system over to the Nampa Meridian Irrigation District. Yes, the developer does intend to design the system to Nampa Meridian standards and turn the system over to them. That is the intent if the district will accept the system. The property currently has water rights with New York Irrigation District, and we must transfer those rights to Nampa Meridian. I have done this before on two other projects, and Nampa Meridian Irrigation District facilitated transfer of the water rights. We have already sent a letter in reference to the District and we did receive a letter in reply. So, that is our intent as far as the pressurized irrigation. Staff indicates that we must have a second source, either a well or tapping into domestic water. We have not determined what our second sourcing will be. We will run the numbers and look at those alternatives. One of the things that hampers us is if we tie into domestic water as a second source, we must pay a hook up fee for every I believe 5,400 and some odd square feet. That's the equivalent to one residential hook up fee. So for every 5,400 square feet of common area, I got to pay $704.00, which I would like to go on the record, that doesn't make developers want to set aside common areas for their residents because they see that as a penalty. So we will be looking at alternatives such as a very shallow well or something like that or we may have to go domestic. I don't want to make a commitment at this time. As far as the Nampa Meridian Irrigation District easement, staff has indicated they want that to be a separate lot. We're not opposed to it being in a separate lot. But we would prefer with Nampa Meridian Irrigation District's approval of course to put the necessary required easement area as a separate lot, and then put the easement on our lots that are on that perimeter, or the remainder, excuse me, the remainder of that easement. I don't think this will cause a problem. We've done it other projects. This worked quite well. Why should the home owner pay taxes on that additional easement, land in the easement, when it can be utilized by the home owner. If it's not absolutely necessary for proper maintenance of the irrigation facility, and that's pretty much our opinion, and it has worked well in the past. Secondly the legal description for the annexation, there is a discrepancy between Sherbrooke's and Thousand Springs, and I'd like to assure the staff that we have somebody working on that and it's a glitch in the centerline of the canal. We had two records of surveys we were dealing with from two other engineering firms, and there was a little bust in where that centerline is located on the Ridenbaugh and we are fixing that. The vehicular bridge, we already discussed that. It will be constructed when we get over to that phase right there, that particular area. It will be platted when those lots that adjoin it are platted, and at that time it will be constructed. In staffs report, staff indicated that we must bond, at least it implied that I bond, for the ped bridges with the city. I'd like to go on the record that we are already trust funding doing cash bonds with Planning and Zoning Commission May 12, 1998 Page 76 the highway district, and that money hasn't come back to us. I mean it's like a trust fund. So there is a dual — there's kind of the city saying give us a bond, the highway district says write us out a check. We need to figure who is going to hold the monies. The highway district thinks they are. And that's what they put in their report. Also staffs report indicated where that ped bridge, the second ped bridge on the north, would be located. I believe they said lot 40 and 41 or something, highway district's current staff reports says between lot 33 and lot 34, block one. And each ped bridge will be trust funded for at the time we reach that particular area for platting. Secondly, I've already made my arguments on the five foot offset sidewalks. And why we believe that what we are proposing will work and will be beneficial to these home owners and be a benefit to the city. One issue I do want to bring up is the issue of calculation of frontage on corner lots. Your ordinance requires that the lot frontage be 80 feet, however, when we have an instance where we are on a corner lot, this one, prime example, here's a corner lot. It's 10,292 square feet, 115 deep, 88 feet wide. What transpired here about a year ago is the staff began saying that we could only calculate the frontage by minusing half of the radius. No where in the zoning ordinance does it say that is how you calculate frontage, and I questioned the staff on and they said well, how else would you do it. And I said no other jurisdiction calculates it that. And they said how do they do it. I said well, one, if the intent is the lot be a specific width, and the intent of frontage to maintain certain widths on the lot so you don't have somebody come in with a 50 foot wide lot and it's 150 feet deep, that's the intent, and we are meeting that intent. So what these other cities do is they come in to the lot 20 feet. That's the setback. Then they measure the lot. That's the width of the lot. But that's how the city of Meridian does it. So this particular lot which is 88 feet. The city will say okay, you have to put an arrow saying it can't face the long side. It must face the short side, so if I face the house here on Zim Way versus Kirkham Street, then these people end up with an extremely shallow rear yard. And they end up with this large side yard, which is not typically a functional yard. I've discussed it until I'm blue in the face, and I am still puzzled why nobody has resolved this issue, and it doesn't make a lot of sense to us. We've had an instance where a home buyer -refused to buy lot. They said, no, I'm not going to face my house that way. I want to face it on the long side so I have a good backyard. But this lot, I've either got to make it wider or tell these people you've got to face your house this way, and I just don't feel that the code and ordinance states that so I question justification. It puzzles me. If the city wants to do it that way, then I recommend they adopt an ordinance that says that is how it's calculated. If that's inappropriate then they need to come up with another system, but using discretion (End of Tape) Bowcutt: ...as they see fit is difficult for us to work with. These gray areas need to be clarified. Staff also wants an extension of E. Three Bars Drive into the project; no problem with that to facilitate the water connection. Staff asked about additional easement line that we had running through here. That was just a computer glitch. It Planning and Zoning Commission May 12, 1998 Page 77 duplicated the easement line, and it kind of ran through those lots diagonally in a strange fashion; oversight on my part. Any questions? Johnson: Anybody have any questions? Borup: I don't know if I have a question, I would just like to speak in support of Becky's comments on the corner lots. I see no logic to it either. I understand keeping lot sizes, and I think the interpretation in the past has definitely done that. It looks to me like the city's getting a dictating private enterprise in how a person sites a house on the site. I do have a question for staff if they had any comments on the — and I like the specs of the offset sidewalk and especially with the landscaping. I think it definitely does make a nice street scape. I wonder if staff had any concerns on driveway lengths or possible driveway lengths. Freckleton: Commissioner Borup, I made the comment about the right-of-way width. They proposed a 50 foot wide right-of-way with the encroachment of the sidewalk into the private lots. It's always been our opinion that public street improvement should be contained within the public street, and in Mr. Goldsmith's previous subdivisions he had wider right-of-ways with the public street improvements contained within the right-of- way. And the square footages that are shown on the lots, those of course, are including two feet of sidewalk. So we don't feel that — Borup: But it's not counting the four feet of sod out front between the sidewalk and the street though. Freckleton: True. Borup: So, did you answer my question? Apparently driveway lengths was not a concern, I mean if the driveways out there, people just walk around the car and I guess there's not going to be that many. I do have a question for Becky again then. Did you finish, Bruce? Freckleton: Yes. Borup: If the right-of-way was increased, I mean it would be a matter of moving the property pins over two feet each way. It's not going to change the road paved area. It's not going to change the locations of the sidewalks. Is there any additional expense to the developer by doing that? Bowcutt: Well, what staff indicated was increase your right-of-way widths from 50 to 57. So that would be 3 % additional feet of right-of-way on each side for a total of 7 additional feet. Planning and Zoning Commission May 12, 1998 Page 78 Borup: Which would put the property pin essentially a foot and a half from the sidewalk. Did I calculated that right? Which is what it normally is now. Bowcutt: What I dislike about it is that just decreases the depth of the lot. I like to give people as large a lot as you can as far as your depth. Too many lots in this valley are 100 feet deep and people just don't have a good back yard for their kids to play in and stuff, and I try to give them a bigger back yard. When you are talking an easement versus a right-of-way. I guess what is the cost of the public of that two foot overlap. Nothing. It's under jurisdiction of the highway district. They have agreed to it in their staff report. They find it acceptable. They gave us the option, go either way. We have received compliments on the subdivisions we've done with this easement concept, this two overlap from the highway district that it looks nice. Borup: You have done the same thing in other subdivisions? Bowcutt: Yes. The Legend Subdivision, Edgeview Estates. Borup: And they all have 20 foot setbacks? Bowcutt: And Bayhill Springs. Yes, 20 foot front setback, 4 foot offset sidewalk, but those sidewalks are Boise sidewalks so they are 4 feet not 5. But we have overlap. Borup: So we need a 52 foot right-of-way to equal what you did there. Bowcutt: 54 yeah. (Inaudible) Borup: If we're talking 4 foot compared to 5 foot sidewalk. But wait a minute you are proposing 4 foot. Bowcutt: These are five foot sidewalks. Borup: Four foot was the landscaping. Bowcutt: Yes, the city sidewalks are five feet. Borup: So a 52 foot easement would accomplish the same that you are doing in Boise. Because we've got an extra foot of sidewalk on each side of the street. Planning and Zoning Commission May 12, 1998 Page 79 Bowcutt: The point is when you require the developer to increase his right-of-way width and it affects the depth of the lots, he is more reluctant to just say oh forget, we'll just put the sidewalk up at the back of the curb because he loses depth. You know it all adds up. Borup: I agree with that. I know problem of people like the big lots. Bowcutt: As you start going through it starts escalating. Borup: I still got some concern if people park in their driveway and they are sticking out on the sidewalk, and you see that in the older section of Boise. I'm talking the real old. Bowcutt: Where they sat like 15 feet or something, the home sat back. Borup: And you can't get a car in the driveway without encroaching on the sidewalk. And again you are talking about the public wanting the larger lots, and I think they do, but I don't think they are going to want to be crammed on the front either. Johnson: Enough philosophy. Anything else? We'll never get out of here. Can I close the public hearing now? B. Fritts: I just want to make sure that everything we talked about on 16 will be related to 17. Is that correct? Johnson: We will do that, yes. We'll include all the testimony. NORMA DALE 2785 E. OVERLAND ROAD WAS SWORN BY THE CITY ATTORNEY. Dale: I just have one question regarding the pedestrian bridge if you want to put that back up. Right here. My property is right here, the farm and this is (inaudible) farm. This pedestrian bridge would go across the Ridenbaugh Canal. Did I understand that correctly? Was there a pedestrian bridge that went across the Ridenbaugh Canal there? Bowcutt: When the Griffin property is developed at that time that pedestrian bridge would be constructed. At this time we have to provide a pathway to the canal that would just stop and then we have to give the highway district half of the cost of the pedestrian bridge for future construction. Dale: All right. That's answers my question. I thought it might be a nuisance to the farming if that was a pedestrian bridge. Thank you. � €t Planning and Zoning Commission May 12, 1998 Page 80 Johnson: Thank you. Anyone else? Any other comments? I will close the public hearing at this time. Smith: Mr. Chairman, I would like to make a motion that we table this item until our June 9th meeting. Nelson: Second. Johnson: Motion to table item number 17 until our next scheduled meeting. All in favor? MOTION CARRIED: All ayes. Borup: I think we deferred an item last month meeting. I would be in favor of deferring it again. It's not on the agenda, but I believe the meetings from last month reflected that. Johnson: Yeah, it was Shari's proposal for — Borup: We had a couple of ordinances that still needed to (inaudible) Johnson: Make a motion please. Borup: I'd move that we defer the proposed amendments to the zoning and subdivision that remain be deferred again to June 9th or a special session. MacCoy: 1 second that. Johnson: All in favor? MOTION CARRIED: All ayes. Borup: Were you wanting to finish that tonight Shari? Stiles: No, we said on three of the items. We do need to get that — I mean one thing we really need to do is change the application deadline because we're having a real hard time getting comments back from ACHD with the time frame that we have right now, and Ada County has requested that — Johnson: We're just not getting them. 1914IF-bul SUSAN S. EASTLAKE, President GARY E. RICHARDSON, Vice President SHERRY R. HUBER, Secretary =_ 1_ , 1998 TO: _ Farwest Developers (Marty Goldsmith) - = - 4550 W State St Boise ID 83703 FROM: Karen Gallagher, Coordinator Planning & Development Divisi t5 SUBJECT: Preliminary Plat -Thousand Springs/MPP-05-98/MRZ-01-98 n/o Victory Rd. & w/o Eagle Rd. May 15, 1998 On May 13, 1998, the Commissioners of the Ada County Highway District (hereafter called "District") took action on the Preliminary Plat as stated on the attached staff report. In order that the Final Plat may be considered by the District for acceptance, the Developer shall cause the following applicable standard conditions to be satisfied prior to District certification and endorsement: Drainage plans shall be submitted and subject to review and approval by the District. 2. If public street improvements are required: Prior to any construction within the existing or proposed public right-of-way, the following shall be submitted and subject to review and approval by the District: a. Three complete sets of detailed street construction drawings prepared by an Idaho Registered Professional Engineer, together with payment of plan review fee. b. Execute and Inspection Agreement between the Developer and the District together with initial payment deposit for inspection and/or testing services. C. Complete all street improvements to the satisfaction of the District, or execute Surety Agreement between the Developer and the District to guarantee the completion of construction of all street improvements. ada county highway district 318 East 37th • Boise, Idaho 83714-6499 Phone (208) 387-6100 • FAX (208) 345-7650 • E-mail; tellus@achd.ada,id,us May 15, 1998 Page 2 3. Furnish copy of Final Plat showing street names as approved by the Local Government Agency having such authority to_ gether with payment of fee charged for the manufacturing and installation of all street signs, as required. 4. If Public Rights -of -Way Trust Find deposit is required, make deposit to the District in the form of cash or cashier's check for the amount specified by the District. - 5 Furnish easements, agreements, and all other datum or documents as required by the District. 6. Furnish Final Plat drawings for District acceptance, certifications, and endorsement. The final plat must contain the signed endorsement. The final plat must contain the signed endorsement of the Owner's and Land Surveyor's certification. 7. Approval of the plat is valid for one year. An extension of one year will be considered by the Commission if requested within 15 -days prior to the expiration date. Please contact me at 387-6170, should you have any questions. KG cc: Plan & Dev Svcs/Chron John Edney Chuck Rinaldi City of Meridian Briggs Engineering, Inc. (Stan McHutchinson) ADh. COUNTY HIGHWAY biS fRICT Planning and Development Division Development Application Report Preliminary Plat - Thousand Springs n/o Victory Rd. & w/o Eagle Rd. Thousand Springs is a 330 -lot residential subdivision on 121 -acres. The site is located on the north side of Victory Road and the west side of Eagle Road. This development is estimated to genexate 3,200 additional vehicle trips per day based on the submitted traffic study. 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NININEYER AVE. 8 O b I � m N z 0 P� K z x S. WEIRN i d ti i ci N VE i WE v d CREEK AVE I to 7� S. HOOD RANCH PL o p -- N O / m m 0 c T I Nook 71 A i J U a i Facts and Findings: A. General Information Owner —Dale & Doyle Nixon and Marty Goldsmith Applicant - Farwest Developers RT - Existing zoning 121 - Acres 330 - Proposed building lots (includes one lot for a fire station & one lot for a well ) 4,370 - Total lineal feet of proposed public streets 2, _= .86 - Traffic Analysis Zone (TAZ) West Ada - Impact Fee Benefit Zone Western Cities - Impact Fee Assessment District Victory Road Minor arterial with bike lane designation Traffic count 4,055 on 5/29/96 478 -feet of frontage 50 -feet existing right-of-way (25 -feet from centerline) 96 -feet required right-of-way (48 -feet from centerline) Victory Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk. Eagle Road Minor arterial with bike lane designation Traffic count 5,023 on 9/14/95 1,153 -feet of frontage 50 -feet existing right-of-way (25 -feet from section line) 96 -feet required right-of-way (48 -feet from section line) Eagle Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk. B. There is an existing dwelling and farm located at the northeast corner of the site abutting Eagle Road and the Ridenbaugh Canal. The rest of the site is currently undeveloped. C. A traffic study was submitted to the District on April 22, 1998. The traffic issues for this study have been incorporated into the text of this report. D. The applicant is proposing to construct the main project entrance off Eagle Road with a 24- foot wide entrance street section and a 27 -foot exit street section separated by a center median. The applicant should be required to construct the entrance to the site with two minimum 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located approximately 250 -feet north of the southern property line. THOUSAND.COM Page 2 Construct the median a minimum of 4 -feet wide to total a minimum 100 -square foot area and dedicate sufficient right-of-way to include the required improvements. As recommended in the submitted traffic study, the applicant should be required to construct a center turn lane, shadow -taper and right -turn deceleration lane onEagle Road at the main site entrance. - E. The applicant is proposing to construct the main project entrance off Victory Road with a 25 - foot wide entrance street section and a 28 -foot exit street section separated by a center median located 30 -feet west of the eastern property line. The applicant should be required to construct the entrance to the site with two minimum 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located abutting the eastern property line. Construct the median a minimum of 4 -feet wide to total a minimum 100 - square foot area and dedicate sufficient right-of-way to include the required improvements. The applicant should construct the main project entrance off Victory Road with a 25 -foot wide entrance street section and a 28 -foot exit street section separated by a center median located as proposed 32 -feet west of the eastern property line. The applicant should be required to construct a stub street to the east off of Bennett Bay Way located approximately 350 -feet north. of Victory Road. As recommended in the submitted traffic study, the applicant should be required to construct a center turn lane, shadow taper and a right -turn deceleration lane on Victory Road at the main site entrance. F. In accordance with District policy, the applicant should be required to construct a 5 -foot wide concrete sidewalk on Eagle Road abutting the entire site. The sidewalk should be located two feet within the new right-of-way of Eagle Road. Coordinate the location of the sidewalk with District staff. G. In accordance with District policy, the applicant should be required to construct a 5 -foot wide concrete sidewalk on Victory Road abutting the entire site. The sidewalk should be located two feet within the new right-of-way of Victory Road. Coordinate the location of the sidewalk with District staff. H. Utility street cuts in new pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. I. Green Canyon Drive will be classified as a residential collector from Eagle Road to Nineweyer Avenue, no front -on housing will be permitted on this portion of Green Canyon Drive, because traffic volumes exceed 1,000 ADT. THOUSAND.COM Page 3 J. Bennett Bay Way will be classified as a residential collector from Victory Road to Slate Creek Way, no front -on housing will be permitted on this portion of Bennett Bay Way, because traffic volumes exceed 1,000 ADT. K. The applicant is proposing to construct all public roads within the subdivision as 37 -foot street sections with curb, gutter and 5 -foot wide detached sidewalks separated by a 4 -foot wide planter strip. Staff recommends that the applicant be required to construct all public roads within the subdivision as proposed. The applicant should be required to provide the District an easement for any portion of the sidewalk that is not located within the 50 -feet of right-of-way. L. Tlie applicant is proposing to connect to an existing stub in Los Alamitos Subdivision No. 3. The location of this stub will require the applicant to construct a vehicular bridge across the Ridenbaugh Canal. The applicant should be required to construct a vehicular bridge across the Ridenbaugh Canal to connect to the stub from Los Alamitos Subdivision No. 3. M. The applicant should be required to provide a $16,500.00 deposit to the Public Rights -of - Way Trust Fund for one-half the cost of constructing a pedestrian bridge between Lot 33 and _ - 34, Block 1 of Thousand Springs Subdivision over the Ridenbaugh Canal to the north. There is no vehicular connection to the north for 1/4 mile, therefore, staff recommends that there be at least a pedestrian connection. N. The applicant is proposing to provide a $16,500.00 deposit to the Public Rights -of -Way Trust Fund for one-half the cost of constructing a pedestrian bridge on Lot 46, Block 17 of Thousand Springs Subdivision over the Ridenbaugh Canal to the southwest. There is no vehicular connection to the southwest, therefore, staff recommends that there be at least a pedestrian connection. O. The applicant is proposing a stub street with a temporary turnaround at the southern terminus of Molly's Way. Staff supports the location of this stub street. The applicant should be required to construct a paved temporary turnaround at the south end of the stub with a temporary easement provided to the District. Coordinate the design and location of the turnaround with District staff. P. The applicant is proposing turnarounds at the terminus of Indian Creek Place, Boiling Springs, and the north and south termini of Hood Ranch Place. District policy requires the applicant to construct the cul-de-sacs with a minimum radius of 45 -feet to back -of -curb. Q. The applicant is proposing a knuckle on the east side of Pistol Creek Way located approximately 350 -feet south of Phifer Drive. Because of the depth of the knuckle, the applicant should be required to construct a traffic island in the knuckle to define the roadway. The traffic islands should be constructed a minimum of 4 -feet wide with a minimum area of 100 -square feet and the street section. around the traffic islands should be a minimum of 21 - feet back-to-back. The design should be reviewed and approved by the ACHD Planning and Development staff. THOUSAND.COM Pale 4 R. The applicant is proposing to construct Weir Creek Avenue offset 30 -feet from the knuckle on the north side of Green Canyon Drive. Staff recommends that the applicant align Weir Creek Avenue with the knuckle to the north and reduce the width of the knuckle to a maximum width of 41 -feet (as.measured from back of curb to back of curb). Coordinate the width of the knuckle with District staff. S. The applicant is proposing Lot 1, Block 1 of Thousand Springs at the northeast corner to be a fire station for the City of Meridian. Lot 2, Block 1 of Thousand Springs is proposed to be a well lot for the City of Meridian. There is a single family dwelling on the east side of Eagle Road located 70 -feet south of the southern property line of Lot 2, Block 1 of Thousand _. Springs. Staff recommends that the applicant be required to construct a 24 to 30 -foot wide shared driveway for Lots 1 and 2 on the shared property line of said lots. District policy requires 280 -feet of separation between driveways on Eagle Road. Staff recommends a variance for the location of this driveway because it will be a shared driveway and Lot 2 has insufficient frontage on Eagle Road to construct a driveway that meets District policy. Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with past action by the District the applicant should be required to pave the driveway its full required width to at least 50 -feet beyond the edge of pavement of Eagle Road and install pavement tapers with 15 -foot radii abutting the existing roadway edge. T. As required by District policy, restrictions on the width, number and locations of driveways, may be placed on future development of this parcel. U. According to the submitted traffic study, the existing transportation system will be adequate to accommodate the additional traffic generated by this proposed development with the requirements outlined within this report. The following Site Specific Requirements and Standard Requirements must be met or provided for prior to ACRD approval of the final plat: Site Specific Requirements: Dedicate 48 -feet of right-of-way from the centerline of Eagle Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will be compensated for any additional right-of-way from available impact fee revenues in this benefit zone. If the owner wishes to be paid for the additional right-of-way, the owner must submit a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACRD Ordinance #188. 2. Dedicate 48 -feet of right-of-way from the centerline of Victory Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to THOUSAND.COM Pale 5 issuance of a building permit (or other required permits), whichever occurs first. The owner will be compensated for any additional right-of-way from available impact fee revenues in this benefit zone. If the owner wishes to be paid for the additional right-of-way, the owner must submit a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD Ordinance#188. 3. Construct the entrance to the site off of Eagle Road with two minimum 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located approximately 250 -feet north of the southern property line. Construct the median a minimum of 4 -feet wide to total a minimum 100 -square foot area and dedicate sufficient right-of-way to -. include the required improvements. 4. Construct a center turn lane, shadow taper and right -turn deceleration lane on Eagle Road at the main site entrance. 5. Construct the main project entrance off Victory Road with two minimum 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located abutting the eastern 1ropertX line. Construct the median a minimum of 4 -feet wide to total a - minimum 100 -square foot area and dedicate sufficient right-of-way to include the required improvements. OR Construct the main project entrance off Victory Road with a 25 -foot wide entrance street section and a 28 -foot exit street section separated by a center median located as proposed 32 - feet west of the eastern property line. Construct a stub street to the east off of Bennett Bay Way located approximately 350 -feet north of Victory Road. 6. Construct a center turn lane, shadow taper and a right -turn deceleration lane on Victory Road at the main site entrance. 7. Construct a 5 -foot wide concrete sidewalk on Eagle Road abutting the entire site. The sidewalk should be located two feet within the new right-of-way of Eagle Road. Coordinate the location of the sidewalk with District staff. 8. Construct a 5 -foot wide concrete sidewalk on Victory Road abutting the entire site. The sidewalk should be located two feet within the new right-of-way of Victory Road. Coordinate the location of the sidewalk with District staff. 9. Utility street cuts in new pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. THOUSAND.CONI Pale 6 10. Provide a $16,500.00 deposit to the Public Rights -of -Way Trust Fund for one-half the cost of constructing a pedestrian bridge between Lot 33 and 34, Block 1 of Thousand Springs Subdivision over the Ridenbaugh Canal to the north. 11. Provide a $16,500.00 deposit to the Public Rights -of -Way Trust Fund for one-half the cost of constructing a pedestrian bridge on Lot 46, Block 17 of Thousand Springs Subdivision over the Ridenbaugh Canal to the southwest. 12. Green Canyon Drive shall be classified as a residential collector from Eagle Road to Nineweyer Avenue. No front -on housing will be permitted on this portion of Green Canyon _. Drive. Lot access restrictions for Green Canyon Drive shall be stated on the final plat. 13. Bennett Bay Way shall be classified as a residential collector from Victory Road to Slate Creek Way. No front -on housing will be permitted on this portion of Bennett Bay Way. Lot access restrictions for Bennett Bay Way shall be stated on the final plat. 14. Construct all public roads within the subdivision as 37 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks within 50 -feet of right-of-way. Provide the District an - easement for any portion of the sidewalk not located within the right-of-way. 15. Construct a street connection to an existing stub in Los Alamitos Subdivision No. 3. Construct a vehicular bridge across the Ridenbaugh Canal to connect with the stub from Los Alamitos Subdivision No. 3. 16. Construct a stub street with a temporary turnaround at the southern terminus of Molly's Way. Construct a paved temporary turnaround at the south end of the stub with a temporary easement provided to the District. Coordinate the design and location of the turnaround with District staff. 17. Construct turnarounds at the terminus of Indian Creek Place, Boiling Springs, the north and south terminus of Hood Ranch Place. District policy requires the applicant to construct the cul-de-sacs with a minimum radius of 45 -feet to back -of -curb. 18. Construct a traffic island in the knuckle to define the roadway at the knuckle on the east side of Pistol Creek Way located approximately 350 -feet south of Phifer Drive. The traffic island shall be constructed a minimum of 4 -feet wide with a minimum area of 100 -square feet and the street section around the traffic islands should be a minimum of 21 -feet back-to-back. The design shall be reviewed and approved by the ACRD Planning and Development staff. 19. Construct Weir Creek Avenue in alignment with the knuckle on the north side of Green Canyon Drive and narrow the knuckle to a maximum width of 41 -feet (as measured from back of curb to back of curb). Coordinate the design of the knuckle with District staff. 20. Construct a 24 to 30 -foot wide shared driveway on Eagle Road for Lots 1 and 2, Block 1 of Thousand Springs on the shared property line of said lots. Pave the driveway its full required THOUSAND.CON4 Pale 7 width to at least 50 -feet beyond the edge of pavement of Eagle Road and install pavement tapers with 15 -foot radii abutting the existing roadway edge. 21. As required by District policy, restrictions on the width, number and locations of driveways, maybe placed on future development of this parcel. 22. Other than the access points specifically ,approved with this application, direct lot or parcel access to Eagle Road and Victory Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 1. A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request shall sDecifically identify each reauirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. The written request shall be submitted to the District no later than 9:00 a.m. on the day scheduled for ACRD Commission action. Those items shall be rescheduled for discussion - with the Commission on the next available meeting agenda. Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. Those items will be acted on by the Commission unless removed from the agenda by the Commission. 2. After ACHD Commission action, any request for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within two weeks of the action and shall include a minimum fee of $110.00. The request for reconsideration shall specifically identify each requirement to be reconsidered and include written documentation of data that was not available to the Commission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. If the Commission agrees to reconsider the action, the applicant will be notified of the date and time of the Commission meeting at which the reconsideration will be heard. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #188, also known as Ada County Highway District Road Impact Fee Ordinance. 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. THOUSAND.COM Pale S. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway -. District. 8. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Submitted by: Planning and Development Staff Date of Commission Action: May 13, 1998 THOUSAND.COM Pale 9 MERIDIAN PLANNING & ZONING COMMISSION MEETING: MAY 12, 1998 APPLICANT: FARWEST DEVELOPERS & MARTY GOLDSMITH AGENDA ITEM NUMBER: 17 REQUEST: PRELIMINARY PLAT FOR THOUSAND SPRINGS SUBDIVISION AGENCY COMMENTS CITY CLERK: SEE FAX DATED 5/8/98 CITY ENGINEER: SEE ATTACHED COMMENTS CITY PLANNING DIRECTOR: SEE ATTACHED COMMENTS CITY ATTORNEY: CITY POLICE DEPT: SEE ATTACHED COMMENTS CITY FIRE DEPT: SEE ATTACHED COMMENTS CITY BUILDING DEPT: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: SEE ATTACHED COMMENTS ADA COUNTY STREET NAME COMMITTEE: SEE ATTACHED COMMENTS CENTRAL DISTRICT HEALTH: SEE ATTACHED COMMENTS NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: SEE ATTACHED COMMENTS US WEST: INTERMOUNTAIN GAS: BUREAU OF RECLAMATION: OTHER: All Materials presented at public meetings shall become ro e of the City of Meridian. J MRY-08-1998 11:57 FROM TO 8874813 P.02 tip1GINEER//yG May 8, 1998 B R 1 G G S f' ANG Mr. Will Berg Ms, Shari Stiles and Mr. Bruce l`reckleton City of Meridian 1 998 33 East Idaho Meridian, Idaho 83642 CITY OF MERIDUN Re: Preliminary flan for Thousand Springs Subdivision (Responses to City Comments) General Comments: 1. Irrigation and drainage ditches traversing the parcel will be piped if they carry water to adjoining properties. The Ridenbaugh Canal exceeds the 48 -inch cut-off for piping and therefore is exempt. 2. The applicant understands any septic systems or domestic wells will require removal. 3. Five foot sidewalks will be constructed along with Eagle Road and Victory Road frontage. All proposed new public streets will be constructed with five-foot sidewalks. 4. The project engineer will provide the necessary information for hydraulic analysis. The applicant understands positive results from the analysis are necessary for service to the development. 5. The Ada County Street Name Committee has reviewed the project. Any name revisions will be reflected on the revised preliminary plat. 6. The project engineer will coordinate fire hydrant placement in the proposed project. 7. The applicant's representative will provide responses in compliance with this condition. Site Specific Comments: 1. Sanitary sewer service will be provided by extension of the mainline across the Ridenbaugh Canal from Los Alamitos and/or Sherbrooke Hollows Subdivisions. The applicant understands approval is subject to sewer capacity within the existing main lines. The applicant will extend the sewer plain line through the proposed development. The project engineer will coordinate main sizing and manhole locations with Public Works staff and design in compliance with City standards. 2. Applicant understands extension of water main lines into the subject property from adjoining developments will be required. The applicant will construct main lines through the proposed development, Project engineer will coordinate main sizing and corridors with City staff. 3. The applicant intends to construct the pressurized irrigation system to Nampa and Meridian Irrigation District standards and transfer ownership and maintenance to the [district, The applicant has begun the necessary- paperwork to transfer irrigation rights from New York Irrigation District to Nampa and Meridian irrigation District, 980204-cirymer-la 1111 S. Orchard, Suite 600 • Boise, Idaho 83705 • (208) 344-9700 Fax# (208) 345-2950 MAY 09 '98 12:00 PAGE.02 MRY-08-1998 11:57 FROM TO 8874813 P.03 i BRIGGS ENGINEERING, INC. 1111 s. Orchard, Suite 600 - Boise, Idaho 83705 - (208) 344-9700 FAX # (208) 345.2950 The applicant understands a second source of irrigation water is required. The applicant will consider the options for sourcing and comply with the applicable requirements of the City. 4. The applicant will install streetlights in conformance with the City's requirements. 5. The applicant will submit a detailed landscape plan, including fencing locations and type of fencing for review and approval by the Planning Director with submittal of the final plat. The applicant will either install the landscaping and fencing or provide a bond for the improvements prior to signature on the final plat. 6. The applicant will construct a six-foot non-combustible fence along the perimeter of the subject property as each phase is developed. The applicant understands fencing shall be constructed prior to issuance of a building permit. 7. if NMID allows a encroachment within the easement, a separate lot will reflect the protected easement area and an easement will be delineated for the encroachment area. Evidence of acceptance of the encroachment will be provided to the City. If NMID prohibits encroachment within the easement, the preliminary plat will reflect a separate lot for the 50 - foot easement. The project engineer will review the legal descriptions for Thousand Springs and Sherbrooke Hollows to correct the discrepancy in legal descriptions. A revised description will be submitted to City staff. 9. The applicant's representative will prepare a development agreement and submit for City review with the final plat. 10. The applicant will construct a vehicular bridge across the Ridenbaugh Canal connecting Thousand Springs Subdivision with Los Alamitos Subdivision. The bridge will be constructed when the area which includes the bridge is platted. Ada County Highway District has requested a two (2) pedestrian bridges between Lots 33/34, Block 1 and Lot 46, Block 17. The applicant is required to provide 50% of the cost for said bridges. A trust fund deposit with the District will be required prior to signature on the final plat, which includes the lots with the bridges. Nampa and Meridian Irrigation District approval will be required to construct the pedestrian bridges. This bridge requirement. must be contingent on NMID) cooperation. The pedestrian bridge between Lot 33/34, Block 1 will not be constructed by the developer of Thousand Springs Subdivision since the north parcel will be subject to 50% of the cost. Thousand Springs will provide the their 50% of the cost in a trust fiord. The bridge improvements will be made when the phase which includes the bridge is platted. 1.1. The project engineer will provide the information on piping of irrigation or drainage facilities across the property. if the depth of the ditches (over 2 feet) requires compaction for suitable building areas, the project engineer will provide compaction testing results. 12. The applicant has proposed 5 -foot sidewalks with a 4 -foot offset from back of curb. The minimal overlap of the sidewalk into the platted lot docs not create a problem. The intent of the detached sidewalk is to provide an aesthetically pleasing boulevard effect with trees lining the roadways. ACHD has accepted a 50 -foot right-of-way with a portion of the 950204-c itymor-hr MAY 08 '98 12:00 PAGE.03 MRY-08-1998 11:56 FROM TO 8874813 P.04 t BRIGGS ENGINEERING, INC. 1111 s, Orchard, suite 600 • Boise, Idaho 83705 • (208) 344-9700 FAX # (208) 345-2950 detached sidewalks on a easement in other developments. To increase the right-of-way to 57 -feet reduces the lot depths and creates unnecessary excessive roadway right-of-way widths. The applicant prefers the 50 -foot right-of-ways with a partial easement to compensate for sidewalk overlap. The enhanced amenity of detached sidewalks justifies the deviation from the normal situation where sidewalks are contained within the right-of-way. 13. All landscape buffers adjacent to Victory and Eagle Road and common areas will be owned and maintained by the Homeowner's Association. The developer will install irrigation facilities and landscaping within the proposed common lots. 14. The applicant would like to discuss the requirements of house orientation arrows, The Meridian Zoning Ordinance has no provisions for calculating frontage on comer lots by including line length plus one-half the chamfer length. The applicant believes this requirement should not be applicable. 15. The applicant agrees to revise the preliminary plat to reflect extensions of E. Three Bars Drive to S. Indian Creek Place to facilitate better water alignment. 16. Temporary turnarounds will be provided when phasing the project where a street extends further than one lot in depth. 17. The revised preliminary plat will reflect the landscape easements as separate lots. 13. The revised preliminary plat will be stamped by a Professional Land Surveyor, 19. The City Council will review the variance request for block length and piping Ridenbaugh Canal. 20- A common lot will be provided through Lot 23, Block 1 for future connection to the well lot. 21. The rear lot line of Lots 55 and 56, Block 5 will be modified to match the rear lot line of Lot 9, Block 9 of Los Alamitos Subdivision No, 3. 22, The additional easement line traversing the lots adjacent to the Ridenbaugh Canal is an error. The line is a offset duplication of the NMID easement line and will be removed on the revised preliminary plat. Sincerely, BRIGGS ENGINEEF NG, INC. Becky L. Bo curt Land Use planner BLB:fc 980204-citymer-ltr TOTAL P.04 MAY 09 '98 12:01 PAGE.04 SU601VISION EVALUATION SHEET Vv F c 1998 Proposed Development Name THOUSAND SPRINGS SUB. City Meridian C17Y OF MER DL�N Date Reviewed 04/30/98 Preliminary Stage XX Final Engineer/Developer Briggs Engr. / Farwest Developers The Street name comments listed below are made by the members of the ADA COUNTY STREET NAME COMMITTEE (under direction of the Ada County Engineer) regarding this development in accordance with the Boise City Street Name Ordinance. The following existing street names shall appear on the plat "S. EAGLE ROAD" "E. VICTORY ROAD" 'E. THREE BARS DRIVE" "E HORSE CREEK DRIVE" is approved and shall appear on the plat. Now g2s D2 "S WEIR CREEK AVE." is approved and shall appear on the plat 0o to - • T"F+kL%r 6A/zs D Q . "E INDIAN CREEK DRIVE" is approved and shall appear on the plat ©�— "E. INDIAN CREEK COURT" is approved and shall appear on the plat. n� E . LOFTUS V2-. "S LOFTUS WAY" is approved and shall appear on the plat. NOW - L oGTot) 5T. "S BURGDORF WAY" is approved an shLppear on the plat (spelled different 04/02/98) The above street name comments have been read and approved by the following agency representatives of the ADA COUNTY STREET NAME COMMITTEE. ALL of the signatures must be secured by the representative or his designee in order for the street names to be officially approved. ADA COUNTY STREET NAME COMMITT , GENCY REPESENTATIVES OR DESIGNEES Ada County Engineer John Priester Date�t' Ada Planning Assoc. Ann Hurl City ofMeridian Fire DistrictMeridian Represeni Represen- NOTE: A copy of this evaluation sheet must be presented to the Ada time of signing the "final plat", otherwise the plat will not be signed Subindex Street Index 3N 1 E 20 Sed NUMBERING OF LOTS AND BLOC TR\SUBS\SM_CITY.FRM Date � li 8 Date Date County Engineer at the MWAGE ONE OF oo ion „ 1), SUb0IVISION EVALUATION �HEET Proposed Development Name THOUSAND SPRINGS City Meridian Date Reviewed 04/30/98 Preliminary Stage XX Final Engineer/Developer Briggs Engr. / Farwest Developers The Street name comments listed below are made by the members of the ADA COUNTY STREET NAME COMMITTEE (under direction of the Ada County Engineer) regarding this development in accordance with the Boise City Street Name Ordinance. PAGE TWO OF FOO V - "S. MOON DIPPER WAY" is approved and shall appear on the plat. 09- "S. % "S. NINEWEYER AVE." is approved and shall appear on the plat. ng - "S. HOOD RANCH PLACE" is approved and shall appear on the plat. [✓ S/� y -7:T{� ST . w Esq "E GREEN CANYON DRIVE" is aligned with "E.fr ANE" to the east and shall C -A 5`/ -JET carry the name "E. DRIVE". "S MOLLY'S WAY" is a duplication and cannot be used. See evaluation 04/02/98. "E SHARKEY STREET" is similar to "CHARDIE" and cannot be used . Evaluation 4/02/98. "E. PHIFER DRIVE" is approved and shall appear on the plat. The above street name comments have been read and approved by the following agency representatives of the ADA COUNTY STREET NAME COMMITTEE. ALL of the signatures must be secured by the representative or his designee in order for the street names to be officially approved. , ADA COUNTY STREET NAME COMMITTEE, EN Y EP SEN ATIVES OR DESIGNEES Ada County Engineer John Priester Date Ada Planning Assoc. Ann Hurley Date City of Meridian Representative ate - 3� � Fire District Meridian Representative al Date S- �� / NOTE: A copy of this evaluation sheet must be presented to the Ada County Engineer at the time of signing the "final plat", otherwise the plat will not be signed M! Subindex Street Index 3N 1 E 20 Section NUMBERING OF LOTS AND BLOCKS TR\S UBS\S M_C ITY. FRM SU DIVISION EVALUATION SHEET Proposed Development Name THOUSAND SPRINGS City Meridian Date Reviewed 04/30/98 Preliminary Stage XX Final Engineer/Developer Briggs Engr. / Farwest Developers The Street name comments listed below are made by the members of the ADA COUNTY STREET NAME COMMITTEE (under direction of the Ada County Engineer) regarding this development in accordance with the Boise City Street Name Ordinance. PAGE THREE OF (—ovV_ wAy 11 C1 C'I ATr l-nrrV *-T7f' " I n I V n O_ '7 A ...:a L. L° boa 5 _TA4 p5H U-)4-/ 41 j rl' -� "S. ZIMS WAY" shall be named " DRIVE" for GUr-gntlAnnI reasons. "S. BOILING SPRINGS " ' S .TA -&ISH LAJ A-/ S aligned with " E" so it shall carry the same name. 44- "E. KIRKHAM STREET" is a duplication and cannot be used.(04/02/98) It is aligned with LOFTUS WAY" and shall carry that name. E. "E. GIVENS STREET" is aligned with "!`. BURGDORF WAY" and will carry the same name for directional reasons. The above street name comments have been read and approved by the following agency representatives of the ADA COUNTY STREET NAME COMMITTEE. ALL of the signatures must be secured by the representative or his designee in order for the street names to be officially approved. ADA COUNTY STREET NAME COMMITTE GE CY R SENTATIVES OR DESIGNEES Ada County Engineer John Priester Date Ada Planning Assoc. Ann Hurley Date —��Cj-7"� City of Meridian Representative Date v// Fire District Meridian Representative Date U_/— 96f NOTE: A copy of this evaluation sheet must be presented to the Ada County Engineer at the time of signing the "final plat", otherwise the plat will not be signed !!!! Sub Index Street In x 3N 1 E 20 Section NUMBERING OF LOTS AND BLOCKS TR\SUBS\SM CITY.FRM i SUb0IVISION EVALUATION SHEET Proposed Development Name THOUSAND SPRINGS City Meridian Date Reviewed 04/30/98 Preliminary Stage XX Final Engineer/Developer Briggs Engr. / Farwest Developers The Street name comments listed below are made by the members of the ADA COUNTY STREET NAME COMMITTEE (under direction of the Ada County Engineer) regarding this development in accordance with the Boise City Street Name Ordinance. PAGE FOUR OF FOUR "E. LAVA DRIVE" is a duplication and cannot be used(04/02/98) and heu4j-�� �� frr+ 121E 1 7 lot-.^�riticQL S i3214Noy3 J6WI:'L.1.. Avi5 , "S. ATLANTA WAY" shall be named "E. SHEEP CREEK STREET" is approved and shall appear on the plat. 016 "S. BENNETT BAY WAY " is approved and shall appear on the plat. bf� S. W r}y 15 P+ Pp -o u -ea The street labeled "PISTOL CREEK" reeds to sin➢iyii�iinn►�:�i[r•�����[�►aii��i..���.:.:�- The above street name comments have been read and approved by the following agency representatives of the ADA COUNTY STREET NAME COMMITTEE. ALL of the signatures must be secured by the representative or his designee in order for the street names to be officially approved. ADA COUNTY STREET NAME COMMIT Ada County Engineer Ada Planning Assoc. City of Meridian Fire District Meridian John PriestE Ann Hurley VES OR DESIGNEES Date��� Date �C'✓� Representative Jate "-/ —3 0 'Z - Representative A��Date S` NOTE: A copy of this evaluation sheet must be presented to the Ada County Engineer at the time of signing the "final plat", otherwise the plat will not be signed !!!! Sub Index Street Index 3N 1 E 20 Section NUMBERING OF LOTS AND BLOCKS TR\SUBS\SM_CITY.FRM 04/24/98 FRI 15:47 FAX U001 TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning & Zoning Commission, please submit your comments and recommendations to Meridian City Hall, Attn: Will Berg, City Clerk by: MAY 8, 1998 TRANSMITTAL DATE: APRIL 21, 1998 HEARING DATE: MAY 12 1998 REQUEST: PRELIMINARY PLAT EOR THOUSAND SPRINGS SUB. (330 SINGLE PAMILY LOTS) BY: FARWEST DEVELOPERS AND MARTY GOLDSMITH LOCATION OF PROPERTY OR PROJECT: NORTH OF VICTORY AND WEST OF EAGLE ROAD JIM JOHNSON, P2 MALCOLM MACCOY, P2 HUB OF TREASURE VALLEY Mayor A Good Place to Live LEGAL DEPARTMENT ROBERT D. CORRIE (208) 884.4264 Council Members CITY OF MERIDIAN PUBLIC WORKS CHARLES ROUNTREE 33 EAST IDAHO BUILDING DEPARTMENT (208) 887-2211 GLENN BENTLEY MERIDIAN, IDAHO 83642 LIE ROUNTREE, C/C RON ANDERSON Phone (208) 888-4433 - Fax (208) 887-4813 PLANNING AND ZONING ' DEPARTMENT KE1T11 BIRD \ (208) 884-5533 TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning & Zoning Commission, please submit your comments and recommendations to Meridian City Hall, Attn: Will Berg, City Clerk by: MAY 8, 1998 TRANSMITTAL DATE: APRIL 21, 1998 HEARING DATE: MAY 12 1998 REQUEST: PRELIMINARY PLAT EOR THOUSAND SPRINGS SUB. (330 SINGLE PAMILY LOTS) BY: FARWEST DEVELOPERS AND MARTY GOLDSMITH LOCATION OF PROPERTY OR PROJECT: NORTH OF VICTORY AND WEST OF EAGLE ROAD JIM JOHNSON, P2 MALCOLM MACCOY, P2 t NELSON, P2 'N SMITH, P2 iBORUP,P2 RT CORRIE, MAYOR 13- 1NDERSON, C/C LIE ROUNTREE, C/C OA BIRD, C/C ' V BENTLEY, C/C R DEPARTMENT M R DEPARTMENT ING DEPARTMENT o )EPARTMENT LL E DEPARTMENT m MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT ADA PLANNING ASSOCIATION CENTRAL DISTRICT HEALTH NAMPA MERIDIAN IRRIGATION DISTRICT SETTLERS IRRIGATION DISTRICT =IDAHO POWER CO.(PRELIM & FINAL PLAT) U.S. WEST(PRELIM & FINAL PLAT) INTERMOUNTAIN GAS(PRELIM & FINAL PLAT) BUREAU OF RECLAMATION (PRELIM & FINAL PLAT) IDAHO TRANSPORTATION DEPARTMENT YOUR CONCISE REMARKS: 1998 We require a permanent 10 -foot wide public uti 1 i ties FRIDLAIN easement along all lots adjacent to a road right-of-way dedicated to public or private use. Tim Adams �C Idaho Power 322-2047 APR 24 '98 16:58 PAGE.01 Mayor HUB OF TREASURE VALLEY ROBERT D. CORRIE A Good Place to Live Council Members CITY OF MERIDIAN CHARLES ROUNTREE 33 EAST IDAHO. GLENN BENTLEY MERIDIAN, IDAHO 83642 RON ANDERSON Phone (208) 888-4433 • Fax (208) 887-4813 KEITH BIRD LEGAL DEPARTMENT (208) 884-4264 PUBLIC WORKS BUILDING DEPARTMENT (208)887-2211 PLANNING AND ZONING DEPARTMENT (208)884-5533 TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning & Zoning Commission, please submit your comments and recommendations to Meridian City Hall, Attn: Will Berg, .City Clerk by: MAY 8, 1998 TRANSMITTAL DATE: APRIL 21, 1998 HEARING DATE: MAY12, 1998 REQUEST: PRELIMINARY PLAT FOR THOUSAND SPRINGS SUB (330 SINGLE FAMILY LOTS) BY: FARWEST DEVELOPERS AND MARTY GOLDSMITH LOCATION OF PROPERTY OR PROJECT: NORTH OF VICTORY AND WEST OF EAGLE ROAD JIM JOHNSON, P/Z MERIDIAN SCHOOL DISTRICT MALCOLM MACCOY, P/Z MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) MARK NELSON, P/Z ADA COUNTY HIGHWAY DISTRICT _BYRON SMITH, P/Z ADA PLANNING ASSOCIATION _KEITH BORUP, P/Z CENTRAL DISTRICT HEALTH _ROBERT CORRIE, MAYOR NAMPA MERIDIAN IRRIGATION DISTRICT _RON ANDERSON, C/C SETTLERS IRRIGATION DISTRICT _CHARLIE ROUNTREE, C/C IDAHO POWER CO.(PRELIM & FINAL PLAT) _KEITH BIRD, C/C U.S. WEST(PRELIM & FINAL PLAT) _GLENN BENTLEY, C/C INTERMOUNTAIN GAS(PRELIM & FINAL PLAT) _WATER DEPARTMENT BUREAU OF RECLAMATIO PRELIM & FINAL PLAT) _SEWER DEPARTMENT IDAHO TRANSPORTATI EPART NT _BUILDING DEPARTMENT FIRE DEPARTMENT POLICE DEPARTMENT YOUR CONCISE REMARKS: _CITY ATTORNEY _CITY ENGINEER _CITY PLANNER PARKS DEPARTMENT CITY FILES RECEIVED ENU M TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning & Zoning Commission, please submit your comments and recommendations to Meridian City Hall, Attn: Will Berg, City Clerk by: MAY 8. 1998 TRANSMITTAL DATE: APRIL 21, 1998 HEARING DATE: MAY 12, 1998 REQUEST: _PRELIMINARY PLAT FOR THOUSAND SPRINGS SUB (330 SINGLE FAMILY LOTS) BY: FARWEST DEVELOPERS AND MARTY GOLDSMITH LOCATION OF PROPERTY OR PROJECT: NORTH OF VICTORY AND WEST OF EAGLE ROAD JIM JOHNSON, P/Z HUB OF TREASURE VALLEY MALCOLM MACCOY, P/Z Mayor ROBERT D. CORRIE A Good Place to Live LEGAL DEPARTMENT _BYRON SMITH, P/Z CITY OF MERIDIAN _KEITH BORUP, P/Z Council Member _ROBERT CORRIE, MAYOR PUBL�CgWORKS CHARLES ROUNTREE 33 EAST IDAHO. BUILDING DEPARTMENT GLENN BENTLEY MERIDIAN, IDAHO 83642 (208)887-2211 RON ANDERSON Phone (208) 888-4433 • Fax (208) 887-4813 Ilf� PLANNIN Z NTNG KEITH BIRD _SEWER DEPARTMENT DEPARTMENT 004M5533 BUILDING DEPARTMENT j c� OFIAIERIDIIN TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning & Zoning Commission, please submit your comments and recommendations to Meridian City Hall, Attn: Will Berg, City Clerk by: MAY 8. 1998 TRANSMITTAL DATE: APRIL 21, 1998 HEARING DATE: MAY 12, 1998 REQUEST: _PRELIMINARY PLAT FOR THOUSAND SPRINGS SUB (330 SINGLE FAMILY LOTS) BY: FARWEST DEVELOPERS AND MARTY GOLDSMITH LOCATION OF PROPERTY OR PROJECT: NORTH OF VICTORY AND WEST OF EAGLE ROAD JIM JOHNSON, P/Z MERIDIAN SCHOOL DISTRICT MALCOLM MACCOY, P/Z MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) MARK NELSON, P/Z ADA COUNTY HIGHWAY DISTRICT _BYRON SMITH, P/Z ADA PLANNING ASSOCIATION _KEITH BORUP, P/Z CENTRAL DISTRICT HEALTH _ROBERT CORRIE, MAYOR NAMPA MERIDIAN IRRIGATION DISTRICT _RON ANDERSON, C/C SETTLERS IRRIGATION DISTRICT _CHARLIE ROUNTREE, C/C IDAHO POWER CO.(PRELIM & FINAL PLAT) _KEITH BIRD, C/C U.S. WEST(PRELIM & FINAL PLAT) _GLENN BENTLEY, C/C INTERMOUNTAIN GAS(PRELIM & FINAL. PLAT) _WATER DEPARTMENT BUREAU OF RECLAMATION(PRELIM & FINAL PLAT) _SEWER DEPARTMENT IDAHO TRANSPORTATION DEPARTMENT BUILDING DEPARTMENT j c� FIRE DEPARTMENT YOUR CONCISE REMARKS: _POLICE DEPARTMENT _CITY ATTORNEY ALL C' o j oq) o /3rAiryAcr sa �}�2e �S cvr`�✓ye��Q _CITY ENGINEER. _CITY PLANNER 7"0 - " nf C°L�Q4h ul 7-eash ¢- weQ Ps c k�o,�j't PARKS DEPARTMENT L,,,/^aw'a CITY FILES kruyw �:1. i 1. Aci lia car_ l/it 'fnr�s 4,kI ej, int n iv ' -fa S-644> Carr h f->o:�s /3 u; 0- rv-,I kf A)&, A 5ec_®,v(9 &c sc e- s o 7 A) 7 ® 13 T I1.c� I ""I-' AA10!OS' W i 4L- `/0 (3,0- 'v,SyfaLL� l�.el�h �,vfr�✓i��fic�,r/ �hs S ��iv�s�`d,J r Lfa CENTRAL 10 DISTRICT r�HEALTH DEPARTMENT Rezone # CENt) IAL DISTRICT HEALTH DEPART r TENT Environmental Health Division Conditional Use # reliminar Final / Short Plat btil" x C IGQsg i 7 Return to: ❑ Boise ❑ Eagle ❑ Garden City Meridian ❑ Kuna ❑ ACz ❑ I. We have No Objections to this Proposal. u ,V : ❑ 2. We recommend Denial of this Proposal. MY Of, NPEARMAN ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ or bedrock from original grade ❑ other ❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 8. After written approval from appropriate entities are submitted, we can approve this proposal for: central sewage ❑ community sewage system ❑ community water well ❑ interim sewage Affcentral water ❑ individual sewage ❑ individual water 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines central water E10. Run-off is not to create a mosquito breeding problem. ❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ child care center ❑ beverage establishment ❑ grocery store 14. %09/1,/ /il//f /Z /t7X746c—�/`9—'N % Date: P_E-cC) M M tv /V C) A T7y rJ . Reviewed By: Review Sheet WHD 10/91 rcb, rev. 1/91 CENTRAL ®O DISTRICT L�%WHEALTH DEPARTMENT MAIN OFFICE • 707 N, ARMSTRONG PL, • BOISE, ID 83704-0825 • (208)375-5211 • FAX 327-8500 To prevent and treat disease and disability; to promote Healthy lifestyles; and to protect and promote the health and quality of our environment. STORMWATER MANAGEMENT RECOMMENDATIONS We recommend that stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for stormwater disposal and design a stormwater management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: 1) State Of Idaho Catalog Of Stormwater Best Management Practices For Idaho Cities And Counties. . Prepared. by the Idaho Division Of Environmental Quality, July 1997. 2) Stormwater Best Management Practices Guidebook. Prepared by City Of Boise Public Works Department, January 1997. Stormwater 3/98:dly Ada / Boise County Office 707 N. Armsrong Pl. Boise, ID 83704 Enviro. Health: 327-7499 Family Planning: 327-7400 Immunizations: 327-7450 Senior Nutrition: 327-7460 WIC: 327-7488 FAX: 327-8500 Serving Valley, Elmore, Boise, and Ada Counties Ada -WIC Satellite Office 1606 Roberts Boise, ID 83705 Ph. 334-3355 FAX: 334-33552P Elmore County Office 520 E. 8th Street N. Mountain Home, ID 83647 Enviro. Health: 587-9225 Family Health: 587-4407 WIC: 587-4409 ® FAX: 587-3521 Valley County Office 703 N. 1 st Street P.O. Box 1448 McCall, ID. 83638 Ph. 634-7194 FAX: 634-2174 ADA �,-;OUNTY HIGHWAY DiaT Planning and Development Division Development Application Report Preliminary Plat - Thousand Springs Thousand Springs is a 330 -lot residential subdivision north side of Victory Road and the west side of Eagl( �x generate 3,200 additional vehicle trips per day base-_ Roads impacted by this development: ictory Rd & =tto Eagle Rd. The site is located on the -velopment is estimated to cl traffic study. Date - May 13, 1998 - 7:00 p.m REGUIVEID MAY 0 6 1998 CITY OF MERIDIAN • i t I I z �eC l i i I } 0 f— ' O m uj Q' z N ..........................,................ 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C Genera: Owner Applice RT 121 330 4,370 286 West A Wester Victor Minor Traffic 478 -fee 50 -feet 96 -feet Victory Eagle Road Minor arterial with bike lane designation Traffic count 5,023 on 9/14/95 1,153 -feet of frontage 50 -feet existing right-of-way (25 -feet from section line) 96 -feet required right-of-way (48 -feet from section line) valk. Eagle Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk. There is an existing dwelling and farm located at the northeast corner of the site abutting Eagle Road and the Ridenbaugh Canal. The rest of the site is currently undeveloped. A traffic study was submitted to the District on April 22, 1998. The traffic issues have been incorporated into the text of this report. D. The applicant is proposing to construct the main project entrance off Eagle Road with a 24 - foot wide entrance street section and a 27 -foot exit street section separated by a center median. The applicant should be required to construct the entrance to the site with a minimum of two 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located approximately 250 -feet north of the southern property line. THOUSAND.COM Page 2 Construct the median a minimum of 4 -feet wide to total a mnunum 3100 -square foot area and dedicate 54 -feet of right-of-way plus the additional width of the iriedian. As recommended in the submitted traffic study, the applicant should be`required to construct a center turn lane and right -turn deceleration lane on Eagle Road at the main site entrance. E. The applicant is proposing to construct the mal"roject entran e off Victory Road with a 25 - foot wide entrance street section and a 28 .foot exit street section separated by a center median located 30 -feet west of the eastern property mei The pplicant should be required to construct the entrance to the site with:!a" minumm of-two'21-foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a centex median and located abutting the eastern property line. Construct the median a minimumof 4 -feet wide to total a minimum 100- square foot area arid_dedicate 54 feet of rzght of way plus the additional width of the median. As recommendedfn`the- submitted traffic study, the applicant should be required to construct a center turn lane on Vctoiy Road and a right -turn deceleration lane on Victory Road at the main site entrance. _ F. In accordance` with District policy, the applicant should be required to construct a 5 -foot wide concrete sidewalk on Eagle -Road abutting the entire site. The sidewalk should be located two feet within=the., new right of --way of Eagle Road. Coordinate the location of the sidewalk with District staff. _ G. In accordance with District policy, the applicant should be required to construct a 5 -foot wide concrete sidewalk on Victory Road abutting the entire site. The sidewalk should be located two feet within the new right-of-way of Victory Road. Coordinate the location of the sidewalk with District staff. H. Utility street cuts in new pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. Green Canyon Drive will be classified as a residential collector from Eagle Road to Nineweher Avenue, no front -on housing will be permitted on the north -south portion of Green Canyon Drive, because traffic volumes exceed 1,000 ADT. J. Bennett Bay Way will be classified as a residential collector from Victory Road to Slate Creek Way, no front -on housing will be permitted on the east -west portion of Bennett Bay Way, because traffic volumes exceed 1,000 ADT. K. The applicant should be required to construct all public roads within the subdivision as 37 - foot street sections with curb, gutter and 5 -foot wide concrete sidewalks within 50 -feet of right-of-way. THOUSAND.COM Page 3 L. The applicant is proposing to connect to an existing stub in Los Alamitos Subdivision No. 3. The location of this stub will require the applicant to constructa vehicular bridge across the Ridenbaugh Canal. The applicant should be required to construct a_ vehicular bridge across the Ridenbaugh Canal to connect to the stub from Las, Alamitos Subdivision No. 3. M. The applicant should be required to construct a pedestrian bridge over the Ridenbaugh Canal to the north. There is no vehicular connection to the north,_therefore, staff recommends that there be at least a pedestrian connection The apphcanst should be required to construct a pedestrian bridge between Lot 40 and 41> Blo&71 of Thousand Springs Subdivision. N. The applicant is proposing a stub of Molly's Way. Staff supportst required to construct a pavedrtem temporary easei,ri rovided to . turnaround with DistricCstaff. a temporary turnaround at the southern terminus of'Thff stub street. The applicant should be around at the south end of the stub with a Coordinate the design and location of the O. The applicant is ;proposing turnarounds at the terminus of Indian Creek Place, Boiling Springs, and the north and southAermmi of Hood Ranch Place. District policy requires the applicant to construct the cul-de-sacs with a minimum radius of 45 -feet to back -of -curb. P. The apphcant is proposing a knuckle on the east side of Pistol Creek Way located approximately 350 feet south of Phifer Drive. Because of the depth of the knuckle, the applicant should -be -required to construct a traffic island in the knuckle to define the roadway. The traffic islands should be constructed a minimum of 4 -feet wide with a minimum area of 100 -square feet and the street section around the traffic islands should be a minimum of 21 - feet back-to-back. The design should be reviewed and approved by the ACHD Planning and Development staff. Q. The applicant is proposing a knuckle on the north side of Green Canyon Drive located approximately 220 -feet east of Nineweyer Avenue. Because of the depth of the knuckle, the applicant should be required to construct a traffic island in the knuckle to define the roadway. The traffic islands should be constructed a minimum of 4 -feet wide with a minimum area of 100 -square feet and the street section around the traffic islands should be a minimum of 21 - feet back-to-back and designed to channel thru traffic on Green Canyon Drive. The design should be reviewed and approved by the ACHD Planning and Development staff. R. The applicant is proposing to construct Weir Creek Avenue offset 30 -feet from the knuckle on the north side of Green Canyon Drive. Staff recommends that the applicant align Weir Creek Avenue with the knuckle to the north. S. The applicant is proposing Lot 1, Block 1 of Thousand Springs at the northeast corner to be a fire station for the City of Meridian. Lot 2, Block 1 of Thousand Springs is proposed to be a well lot for the City of Meridian. There is a single family dwelling on the east side of Eagle Road located 70 -feet south of the southern property line of Lot 2, Block 1 of Thousand Springs. Staff recommends that the applicant be required to construct a 24 to 30 -foot wide THOUSAND.COM Page 4 T. U shared driveway for Lots 1 and 2 on the shared pi requires 280 -feet of separation between driveway: variance for the location of this driveway because insufficient frontage on Eagle Road to construct a Graveled driveways abutting public streets tracked onto the roadway. In accordance be required to pave the driveway its full tF pavement of Eagle Road and install pavem roadway edge. As required by District policy may be placed on fgture devel According to the to accommodate requirements out The following for prior to A Site Specific e -of said: lots. District policy =Road -Staff recommends a a shared driveway and Lot 2 has that meets District policy. due to gravel being : the applicant should to at -least 50 -feet beyond the edge of h 15 -foot radii abutting the existing th, number and locations of driveways, the existing transportation system will be adequate erated by this proposed development with the ments and Standard Requirements must be met or provided final plat: 1. Dedicate 48 -feet of right-of-way from the centerline of Eagle Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will be compensated for any additional right-of-way from available impact fee revenues in this benefit zone. If the owner wishes to be paid for the additional right-of-way, the owner must submit a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD Ordinance #188. 2. Dedicate 48 -feet of right-of-way from the centerline of Victory Road abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. The owner will be compensated for any additional right-of-way from available impact fee revenues in this benefit zone. If the owner wishes to be paid for the additional right-of-way, the owner must submit a letter of application to the impact fee administrator prior to breaking ground, in accordance with Section 15 of ACHD Ordinance #188. 3. Construct the entrance to the site off of Eagle Road with two minimum 21 -foot street sections with curb, gutter and 5 -foot wide sidewalk separated by a center median and located approximately 250 -feet north of the southern property line. Construct the median a minimum of 4 -feet wide to total a minimum 100 -square foot area and dedicate 54 -feet of right-of-way plus the additional width of the median. THOUSAND.COM Page 5 4. Construct a center turn lane, shadow taper and the main site entrance. 5. Construct the main project entrance off Victory R sections with curb, gutter and 5 -foot wide sidewa abutting the eastern property line. Construct they minimum 100 -square foot area and dedicate 54 fe of the median." 6. Construct a center turn lane on Victory Road and Road at the main site entrance turn decelera '---lane on Eagle Road at minimum 21 -foot street ?y a center median and located uum of 4 -feet wide to total a way plus the additional width .-turn deceleration lane on Victory 7. Construct a 5 fodt wide concrete sidewalkI Eagle Road abutting the entire site. The sidewalk should be locdted M616& -within the new right-of-way of Eagle Road. Coordinate the location of the sidewalk_wlth District staff. 8. Construct a 54 t wide concfete�gidewalk on Victory Road abutting the entire site. The sidewalk should f t ould be located two' feet within the new right-of-way of Victory Road. the location oIY h Coordinate ;e sidewalk with District staff. 9. Utility street cuts; in new pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 10. Construct a pedestrian bridge over the Ridenbaugh Canal to the north between Lot 40 and 41, Block 1 of Thousand Springs Subdivision. 11. Green Canyon Drive will be classified as a residential collector from Eagle Road to Nineweher Avenue, no front -on housing will be permitted on the north -south portion of Green Canyon Drive. Lot access restrictions, as required with this application, shall be stated on the final plat. 12. Bennett Bay Way will be classified as a residential collector from Victory Road to Slate Creek Way, no front on housing will be permitted on the east -west portion of Bennett Bay Way. Lot access restrictions, as required with this application, shall be stated on the final plat. 13. Construct all public roads within the subdivision as 37 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks within 50 -feet of right-of-way. 14. Construct a street connection to an existing stub in Los Alamitos Subdivision No. 3. Construct a vehicular bridge across the Ridenbaugh Canal to connect with the stub from Los Alamitos Subdivision No. 3. THOUSAND.COM Page 6 15. Construct a stub street with a temporary tumarc Construct a paved temporary turnaround at the easement provided to the District. Coordinate t District staff. 16. Construct turnarounds at the terminus of Indian south terminus of Hood Ranch Place. cul-de-sacs with a minimum radius of 17. Construct a traffic island in the knuckle to of Pistol Creek Way located approxirratell islands shall be constructed a minimum of feet and the street section arolind-the traffi back. The design shalli be revzewEd,and aj staff. _. _._ ... tithe southern terminus of -Molly's Way, end of _the stub with a temporary ;ign and location_ofthe turnaround with ng Springs, the north and applicant to construct the he :roadway at the knuckle on the east side 3_ t south of Phifer Drive. The traffic ide with a minimum area of 100 -square ; should be a minimum of 21 -feet back -to - by the ACHD Planning and Development 18. Construct a traffic Island m th6_knuckle to define the roadway at the knuckle on the north side of Green Canyon Drive located approximately 220 -feet east of Nineweyer. The traffic islands shall -tie constructed a`ninimum of 4 -feet wide with a minimum area of 100 -square feet and the- street section_around the traffic islands should be a minimum of 21 -feet back-to- back and designed to channel thru traffic on Green Canyon Drive. The design shall be reviewed and approved by the ACHD Planning and Development staff. 19. Construct Weir Creek Avenue in alignment with the knuckle on the north side of Green Canyon Drive. 20. Construct a 24 to 30 -foot wide shared driveway on Eagle Road for Lots 1 and 2, Block 1 of Thousand Springs on the shared property line of said lots. Pave the driveway its full required width to at least 50 -feet beyond the edge of pavement of Eagle Road and install pavement tapers with 15 -foot radii abutting the existing roadway edge. 21. As required by District policy, restrictions on the width, number and locations of driveways, may be placed on future development of this parcel. 22. Other than the access points specifically approved with this application, direct lot or parcel access to Eagle Road and Victory Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request shall specifically identify each requirement to be reconsidered and include a written explanation of why such a requirement would result in a substantial hardship or inequity. THOUSAND.COM Page 7 scheduled for ACHD Commission action. Those items shal_l_be rescheduled for discussion with the Commission on the next available meetinL_aLyenda. Requests submitted to the District after 9:00 a.m. on t>le day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the_requested.modification, variance or waiver. Those items will be acted on by _the Comnnssion unless removed from the agenda by the Commission. _ ,- 2. After ACHD Commission action, ariyjrequest for reconsideration of the Commission's action shall be made in writing to the Planning and Development Supervisor within two weeks of the action and shall ,include am uninium. fee_ 04 $110.00. The request for reconsideration shall of data that was not available to the -Commission at the time of its original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission-iA_If the Commission agrees to reconsider the action, the applicant will be notified of the date atune of nd the Commission meeting at which the reconsideration will be heard`: * 3. Payment of applicable .road impact fees are required prior to building construction in accordancewrth.Ordmance #188, also known as Ada County Highway District Road Impact Fee Ordinance, 4. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 8. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of THOUSAND.COM Page 8 the subject property unless a waiver/variance of s granted pursuant to the law in effect at the time ti Conclusion of Law: ACHD requirements are intended to assure that an undue burden on the existing vehicular an_dz vicinity impacted by the proposed development Should you have any questions or Division at 387-6170. other leLyal relief is development will not place Cation system within the the Planning and Development THOUSAND.COM Page 9 Meridian City Council September 1, 1998 Page 11 Bird: Second. Corrie: Motion made and second the decision that the variance of the block length and piping the Ridenbaugh Canal is hereby granted. All those in favor of the motion say aye. MOTION CARRIED: All ayes. ITEM NO. 6: REQUEST FOR PRELIMINARY PLAT FOR PROPOSED THOUSAND SPRINGS SUBDIVISION BY FARWEST DEVELOPERS AND MARTY GOLDSMITH — NORTH OF VICTORY AND WEST OF EAGLE. Corrie: Council there was a request made to the developer to include lot number 58 in block 4 part of the school park site. I guess Becky would you like to address that and tell us what the developer has approved? Bowcutt: Mayor Corrie contacted me and asked me to go back to the developer and see if he would consider the elimination of this lot 58 located right here along the future elementary site. I did meet with the developer, discussed it with him, urged him to go ahead and eliminate that lot because it would improve the access to the school lot which from what I'm hearing the feedback from the school district, that's what's going to happen with that parcel. He has agreed to eliminate lot 58 as a residential lot and merge that lot into the school site which would increase that acreage. I believe it's lot 58, block 4 so we'd like to include that in the record. The other issue I discussed with Mayor Corrie after Council adopted the Findings, two weeks ago the Hanson's meet with me outside and were questioning the lot numbers that were entered into part of the record as part of the Findings. I believe it said lot 21 through lot 14, block 14. Their question to me was is there any way to change that. They would like to see lots 22 through 16 and their reasoning there was their home sits back further on their parcel. And they though the affect of lot 22 was far greater than the affects of the lots further to the south and they said would you please talk to the developer and we'd be willing to forego lot 13 and — I think it 13 and 14. Corrie: 14, 15. Bowcutt: 14 and 15, excuse me. Forego lot 14 and 15 if you would take it clear up to lot 22,which is the last lot that backs up to them. Their home sits right in this vicinity here and their concern is (Inaudible) 14 and 15 are of no consequence but lot 22 we feel is problematic. As you turn the bend then these lots (inaudible) backing up and facing the northern direction. Mayor Corrie said he did receive a letter from them. They reference some different lots. I think they went to 24, but I believe they were going off the old plan, which we renumbered when we made the staffs changes. Meridian City Council September 1, 1998 Page 12 Rountree: So those numbers again are 16-22. Bowcutt: 16-22, which the difference would be seven lots versus eight. That was their request. We'd be willing to just accept seven because those are the lots that most adversely affect us with a two story and our privacy. Rountree: And that will be a note on the plat? Bowcutt: Yes. The previous plat that we agreed to one stories, we put on each lot. Because we felt if it was placed in the notes, the builder may not recognize that but if it's in bold letters on each lots, it's easily recognizable by your building department. Anderson: Becky I have a question. Is there a home on that little piece of ground down there too? Bowcutt: No. (Inaudible). The next home over is west. Anderson: And could 1 get you to mark the right numbers on this map for me so I know which ones you are talking about, because those are kind of hard to read. Bowcutt: (Inaudible). Anderson: Okay, thank you. Corrie: Becky I have a question on the lot 58 that we talked about is that going to be deeded to the City of Meridian and then if the school doesn't use it then we do it as a park site; is that correct? Bowcutt: 1 believe the city preference is that we deed it to the city and then if the school district needs it, then they get it. Corrie: If they don't want it then it goes as a park. Bowcutt: Correct. Then the city will retain ownership. The other issue that 1 wasn't clear on is the 50 foot right-of-ways with the 5 foot offset sidewalks. We discussed that in length. When I came away from the meeting, my understanding was that I was to get with staff and come up with some solution that would work so we didn't end up with our pins under the sidewalk. I did submit information to Gary. An example of one plat where it did work well. Gary and Shari looked at it and their comment was what if we just go with a 20 foot setback from the back of the sidewalk and simplify it which therefore would mean a 22 foot front yard setback and we agreed to that and our pins will all be offset outside of the concrete so I believe that is resolved. But I'd like that to be in the council's motion because when we bring the plans in say 60 days from now Meridian City Council September 1, 1998 Page 13 people forget what was said and even though it's in the public record, if it's not in the motion then Gary's staff says, no you've got to go with standard right-of-ways or 57 foot right-of-ways, so we'd like to be in the motion. In closing I'd just like to remention I met with Nampa Meridian Irrigation District board today on the pedestrian bridge issues. They are granting us a license agreement for our vehicular bridge. The bridge for our sewer water crossings. They indicated to me that they will not agree to the pedestrian bridges until such time as the City of Meridian sits down with them and discusses the issue of liability. And they said that it's been discussed in previous meetings. They thought that you guys had come to some type of agreement with them, but they have not seen anything in writing and they will not give us a license agreement for the pedestrian crossings until the city agrees to some provisions that they've set forth. I guess what we'll end up doing is trust funding with Ada County Highway District if that cant' be accomplished and the monies will be there for those bridges until such time as you guys can come to an agreement. I just wanted to pass that on since I had the opportunity. Corrie: Other questions from the Council? Rountree: Question to Gary, as it relates to the 22 foot setback that does resolve your issue with the pin placement. Smith: Mayor and Council, Councilman Rountree, yeah I think it would. I just wanted to be sure that we didn't have a problem with vehicles parking in the driveway and extending out into the sidewalk area, and as Becky has indicated to me they've been doing this in our city to the east of us and they haven't had a problem with the utility trench situation in that front yard easement and that was another concern that I had. Sc it's apparently working elsewhere. Thank you. Anderson: Is that block 4 where those lots are? Rountree: Lot 58. Bowcutt: (Inaudible) Corrie: Any further discussion? Rountree: Mr. Mayor I move that we approve the preliminary plat for Thousand Springs Subdivision conditioned on staff comments that the plat indicate a 22 foot setback as described by the applicant. That the plat indicate that lots 16-22 of block 14 be identified as single level building lots and that the plat indicate that lot 58, block 4 will now be part of the potential or future school or parks area. Meridian City Council September 1, 1998 Page 14 Bentley: Second. Corrie: Do you want to discuss that deed it to the city, Charlie? However you want to work it. I'll take your motion as stated. Rountree: Did it get second? Bentley: I'll withdraw my second. Rountree: I'll just make a motion to amend my motion. Bentley: Second. Corrie: We have a motion made by Mr. Rountree and second by Mr. Bentley the motion as stated and also as amended. Any further discussion? Anderson: I have one more question. This bridge that goes across for the vehicle traffic if an agreement doesn't get reached between us and Nampa Meridian, is there enough room for school kids to get by on that without going out into the traffic to make it to this school property? Bowcutt: Yes, they have sidewalks on both sides. Anderson: Okay. Bowcutt: Standard ACRD. Anderson: All right, thank you. Corrie: Any further discussion? Hearing none, all those in favor of the motion say aye. MOTION CARRIED: All ayes. Corrie: I want to thank Becky and the developer for graciously giving that block 4 number 58. Thank you Becky. ITEM NO. 7: REQUEST FOR CONDITIONAL USE PERMIT FOR A CONTRACTOR'S YARD BY DONOVAN HANSON — LOT 2, BLOCK 1 OF PLAYGROUND SUBDIVISION. Corrie: Mr. Hanson is it? Okay. MEMORANDUM: MAY 0 6 1998 C", T";1—,,7 ,� OF MERIDM To: Mayor, City Council, Planning & Zoning From: Bruce Freckleton, Assistant to City Engineer� Shari Stiles, P&Z Administrator 4� May 5, 1998 Re: Request for Annexation and Zoning to R-4 with a Preliminary Plat for Proposed Thousand Springs Subdivision - 330 Lots on 121.227 Acres by Dale and Doyle Nixon and Marty Goldsmith We have reviewed this submittal and offer the following comments, as conditions of the application. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: GENERAL COMMENTS 1 Any existing irrigation/drainage ditches crossing the property to be included in this project, shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non- domestic purposes such as landscape irrigation. 3. Provide five -foot -wide sidewalks in accordance with City Ordinance Section 11-9-606.B. 4. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. Submit a letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 6. Coordinate fire hydrant placement with the Meridian Public Works Department. 7. If possible, respond in writing to each of the comments contained in this memorandum by 12:00 noon, May 8, 1998. Submit ten copies of the Preliminary Plat Map with any required ThousandSpgs.pp HUB OF TREASURE VALLEY Mayor LEGAL DEPARTMENT ROBERT D. CORRIE A Good Place to Live (208) 884-4264 M"RIDIAN k-1 I 1!J Council Members PUBLIC WORKS CHARLES ROUNTREE 33 EAST IDAHO BUILDING DEPARTMENT (208) 887-2211 GLENN BENTLEY MERIDIAN, IDAHO 83642 RON ANDERSON Phone (208) 888-4433 - Fax (208) 887-4813 PLANNING AND ZONING DEPARTMENT KEITH BIRD (208) 884-5533 c-1-711 fu MEMORANDUM: MAY 0 6 1998 C", T";1—,,7 ,� OF MERIDM To: Mayor, City Council, Planning & Zoning From: Bruce Freckleton, Assistant to City Engineer� Shari Stiles, P&Z Administrator 4� May 5, 1998 Re: Request for Annexation and Zoning to R-4 with a Preliminary Plat for Proposed Thousand Springs Subdivision - 330 Lots on 121.227 Acres by Dale and Doyle Nixon and Marty Goldsmith We have reviewed this submittal and offer the following comments, as conditions of the application. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: GENERAL COMMENTS 1 Any existing irrigation/drainage ditches crossing the property to be included in this project, shall be tiled per City Ordinance 11-9-605.M. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non- domestic purposes such as landscape irrigation. 3. Provide five -foot -wide sidewalks in accordance with City Ordinance Section 11-9-606.B. 4. Water service to this development is contingent upon positive results from a hydraulic analysis by our computer model. Submit a letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 6. Coordinate fire hydrant placement with the Meridian Public Works Department. 7. If possible, respond in writing to each of the comments contained in this memorandum by 12:00 noon, May 8, 1998. Submit ten copies of the Preliminary Plat Map with any required ThousandSpgs.pp Mayor, Council and P&Z May 4, 1998 Page 2 revisions to the City Clerk's Office a minimum of one week prior to the hearing by the Meridian City Council. SITE SPECIFIC COMMENTS Sanitary sewer service to this site could be via extensions from the trunk line system installed as part of the Los Alamitos and the proposed Highlands Ranch Subdivision. Approval of this application needs to be contingent upon our ability to accept the additional sanitary sewage generated by this proposed development. Applicant will be responsible to construct the sewer mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Sewer manholes are to be provided to keep the sewer lines on the south and west sides of centerline. 2. Water service to this site could be via extensions of existing mains installed in adjacent developments. Applicant will be responsible to construct the water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department, 3. Applicant has not indicated whether the pressurized irrigation system within this development is to be owned and maintained by the homeowners association or the Nampa & Meridian Irrigation District, nor has the source been shown. If the system is being proposed as a private system (H.O.A.), plans and specifications for the irrigation system shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the Pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year round source of water. If a creek or well source is not available, a single point connection to the culinary water system shall be required. If a single point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 4. Two -hundred -fifty and one -hundred -watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. A detailed landscape plan for the common areas, including fencing locations and types of construction, shall be submitted for review and approval with the submittal of the final plat map. A letter of credit or cash surety will be required for the improvements prior to signature on the final plat. ThousandSpgs.pp Mayor, Council and P&Z May 4, 1998 Page 3 6. Construct six -foot -high, permanent, non-combustible perimeter fencing except where the City has expressly agreed, in writing, that such fencing is not necessary. Fencing is to be in place prior to applying for building permits. 7. Plat the Ridenbaugh Canal easement as a common lot to be owned and maintained by the Thunder Springs Homeowners Association. Rear lot lines along the Ridenbaugh Canal shall be set at the existing easement line, unless an encroachment agreement is granted by the Nampa -Meridian Irrigation District. A minimum of five feet from the top of bank (as determined by the City Engineer) shall be allowed for the common lot when fencing. 8. The annexation description provided is not contiguous with the adjacent Sherbrook Hollows Subdivision and should follow the centerline of the Ridenbaugh Canal adjacent to the property north of Sherbrook Hollows Subdivision. Applicant shall submit a revised annexation perimeter description for the proposed site. The legal description shall be prepared by a Registered Land Surveyor, Licensed by the State of Idaho, and shall conform to all the provisions of the City of Meridian Resolution No. 158. The legal description for annexation must place this parcel contiguous to the existing corporate city limits. 9. A development agreement is required for this project, as a condition of annexation of the property. 10. A vehicular bridge shall be constructed across the Ridenbaugh Canal with the extension of E. Three Bars Drive. Ada County Highway District has requested only a pedestrian bridge in the area of Lots 40 and 41, Block 1. A second pedestrian bridge shall be constructed to connect to the Sherbrook Hollows Subdivision. Bonding for these improvements shall be submitted with the final plat, with construction of the bridges completed prior to obtaining building permits. 11. There are several ditches crossing the property; however, the conceptual engineering plan doesn't show how they will be treated. Please revise the plan to show all proposed piping of irrigation/drainage ditches, or show that they are to be abandoned in place. Compaction test results must be submitted to the Meridian Building Department for all lots impacted by the filling of said ditches. 12. Applicant proposes 50 -foot -wide streets throughout the development; with the four -foot -wide planting strip shown, 21/2 feet of each sidewalk would be on private property. Staff requests that the street and sidewalk improvements in their entirety be within a minimum 55 -foot -wide ACRD right-of-way; a total right-of-way width of 57 feet would be preferred for this configuration. ThousandSpgs.pp Mayor, Council and P&Z May 4, 1998 Page 4 13. Applicant proposes 40 -foot -wide landscaped planting strips along Eagle Road and a 30 -foot - wide planting strip along Victory Road, which shall be owned and' maintained by the Thousand Springs Homeowners Association. 14. Add arrows indicating house frontage on those lots that do not meet the 80 -foot -wide frontage requirement. Frontage is determined by the line length plus one-half of the chamfer length on corner lots. 15. The Meridian Public Works Department requests that E. Three Bars Drive extend to S. Indian Creek Place for water alignment. 16. Provide temporary turnarounds at phase lines, for streets that will continue, if longer than one lot depth from an intersection. 17. It appears that there are three lots with landscape easements along E. Green Canyon Drive, and along the northwest side of Lot 18, Block 7. Staff recommends that these improvements be within a 20 -foot -wide common lot, installed by the developer and maintained by the homeowners association for continuity and consistency of landscaping. 18. The preliminary plat map is required to carry the stamp, signature and date of the Professional Land Surveyor that has done the preliminary design. 19. A variance application has been submitted for piping of the Ridenbaugh Canal and exceeding the maximum block length of 1,000 feet. 20. Provide a 20 -foot -wide common lot through Lot 23, Block 1, to the proposed City well lot with a blanket easement to the City of Meridian for a water main. 21. Re -align the rear lot lines of Lots 55-56, Block 1 to match the rear lot line of those adjacent lots in Los Alamitos Subdivision. 22. What does the extra line that traverses through the majority of the lots that bound the Ridenbaugh Canal represent? This line in most cases is on the house side of the pressurized irrigation line. Thoucaftgs•PP Mayor ROBERT D. CORRIE Council Members CHARLES ROUNTREE GLENN BENTLEY RON ANDERSON KEITH BIRD HUS! OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO. MERIDIAN, IDAHO 83642 Phone (208) 888-4433 • Fax (208) 887-4813 LEGAL DEPARTMENT (208) 884-4264 PUBLIC WORKS BUILDING DEPARTMENT (208)887-2211 PLANNING AND ZONING DEPARTMENT (208)884-5533 TRANSMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning & Zoning Commission, please submit your comments and recommendations to Meridian City Hall, Attn: Will Berg, .City Clerk by: MAY 8, 1998 TRANSMITTAL DATE: APRIL 21, 1998 HEARING DATE: MAY 12. 1998 REQUEST: PRELIMINARY PLAT FOR THOUSAND SPRINGS SUB (330 SINGLE FAMILY LOTS BY: FARWEST DEVELOPERS AND MARTY GOLDSMITH LOCATION OF PROPERTY OR PROJECT: NORTH OF VICTORY AND WEST OF EAGLE ROAD JIM JOHNSON, P/Z MALCOLM MACCOY, P/Z MARK NELSON, P/Z _BYRON SMITH, P/Z _KEITH BORUP, P/Z _ROBERT CORRIE, MAYOR _RON ANDERSON, C/C _CHARLIE ROUNTREE, C/C _KEITH BIRD, C/C _GLENN BENTLEY, C/C _WATER DEPARTMENT —SEWER DEPARTMENT _BUILDING DEPARTMENT _FIRE DEPARTMENT _POLICE DEPARTMENT _CITY ATTORNEY _CITY ENGINEER _CITY PLANNER PARKS DEPARTMENT CITY FILES MERIDIAN SCHOOL DISTRICT MERIDIAN POST OFFICE(PRELIM & FINAL PLAT) ADA COUNTY HIGHWAY DISTRICT ADA PLANNING ASSOCIATION CENTRAL DISTRICT HEALTH NAMPA MERIDIAN IRRIGATION DISTRICT SETTLERS IRRIGATION DISTRICT IDAHO POWER CO.(PRELIM & FINAL PLAT) U.S. WEST(PRELIM & FINAL PLAT) INTERMOUNTAIN GAS(PRELIM & FINAL PLAT) BUREAU OF RECLAMATION(PRELIM & FINAL PLAT) IDAHO TRANSPORTATION DEPARTMENT YOUR CONCISE REMARKS: F. Re UEST FOR SUBDIVISION APPR /AL PRELIMINARY PLAT PLANNING AND ZONING COMMISSION TIME TABLE FOR SUBMISSION: A request for preliminary plat approval must be in the City Clerks possession no later than three days following the regular meeting of the Planning and Zoning Commission. The Planning and Zoning Commission will hear the request at the monthly meeting following the month the request was made. After a proposal enters the process it may be acted upon at subsequent monthly meetings provided the necessary procedures and documentation are received before 5:00 P.M., Thursday following the Planning and Zoning Commission action. GENERAL INFORMATION 1. Name of Annexation and Subdivision, Thousand Springs Subdivision 2. General Location, SE % Sec 20 T.3N. R.1 E. (North of Victory & west of Eagle Rd. ) 3. Owners of record, Dale & Doyle Nixon and Marty Goldsmith (Nixon) 2555 S. Eagle, Meridian, ID Address 4550 W. State Street Boise ID Zip 83703 Telephone 388-0189 4. Applicant Farwest Developers (Marty Goldsmith) Address, 4550 W. State St., Boise, ID 83703 5. Engineer, Stan McHutchison Firm Briggs Engineering, Inc. Address, 1111 S. Orchard, Suite 600, Boise, ID Zip 83705 Telephone 344-9700 6. Name and address to receive City billings: Name Farwest Developers Address 4550 W. State St., Boise ID 83703 Telephone 388-0189 PRELIMINARY PLAT CHECKLIST: Subdivision Features 1. Acres 121.227 2. Number of lots 330 Buildable, 24 common lots 1 school/park lot 1 Fire Station lot, and 1 well lot 3. Lots per acre 2.94 4. Density per acre 2.72 du/ac 980204\subappl-mer (1) 5. 6. 7. 8. 9. 10 Zoning Classifict n(s) Existing RT (Rural Transition)( )posed R-4 If the proposed subdivision is outside the Meridian City Limits but within the jurisdictional mile, what is the existing zoning classification RT (Rural Transition) Does the plat border a potential green belt No Have recreational easements been provided foryesmicro Path Connection to Sherbrooke Are there proposed recreational amenities to the City Yes, 3.85 School/Park on the north side of the Riednbaugh,_adiacent to the 2.4 acre school/park site in Los Alamitos & the 4.0 acres in G.L. Voigt parcel Are there proposed dedications of common areas? Yes, (1) 3.85 ac School/Park Lot (1) 32 acre Well Lot & (1) 1.41 acre Fire Station Lot For future parks? Yes Explain 3.85 Acre School/Park Lot 11. What school(s) service the area Meridian , do you propose any agreements for future school sites , Explain Possible elementary site to be located north of Ridenbaugh Canal utilizing portions of other parcels & the 3.85 acres in this development. 12. Other proposed amenities to the City 3.85 Ac School/Park Water Supply General Central Water & Well Lot Fire Department Fire Station Lot, Other , Explain Bridge over the Ridenbaugh Canal connecting the interior of Section 20 (Los Alamitos & the future High School. 13. Type of Building (Residential, Commercial, Industrial or combination) Residential 14. Type of Dwelling(s) Single Family, Duplexes, Multiplexes, other Single Family Dwellinas 15. Proposed Development features: a. Minimum square footage of lot(s), 8,000 SF b. Minimum square footage of structure(s 1,400 SF C. Are garages provided for, Yes square footage 400 SF min. d. Are other coverings provided for No e. Landscaping has been provided for Yes , Describe Adiacent to Eagle Rd Victory Rd and along the proposed collectors within the Subdivision Trees will be provided for Yes, trees will be maintained by Homeowner's Assoc. g. Sprinkler systems are provided for Yes all landscaped areas 980204\subappl-mer (2) 1 � In. Are there multiple units No Type N/A Remarks Are there special set back requirements Expla Has off street parking been provided for Yes Explain Single Family Dwellings with driveways for off-street parking k. Value range of property Type of financing for development Conventional M. Protective covenants were submitted Yes. Date 4/16/98 included with application 16. Does the proposal land lock other property Stub streets have been provided , Does it create Enclaves STATEMENTS OF COMPLIANCE: 1. Streets, curbs, gutters and sidewalks are to be constructed to standards as required by Ada County Highway District and Meridian Ordinance. Dimensions will be determined by the City Engineer. All sidewalks will be five (5) feet in width. 2. Proposed use is in conformance with the City of Meridian Comprehensive Plan. 3. Development will connect to City services. 4. Development will comply with City Ordinances. 5. Preliminary Plat will include all appropriate easements. 6. Street names must not conflict with City grid system. 980204\subappl-mer (3) STATEMENTS OF COMPLIANCE &.DEVELOPMENT FEATURES THOUSAND SPRINGS SUBDIVISION All proposed streets will be public and constructed to Ada County Highway District Standards. All right-of-ways will be 50 feet with a 37 foot improved section and offset 5 foot sidewalks on both sides. The proposed streets will meet the improvement standards set forth in the Meridian Zoning Ordinance. 2. The proposed residential development is in compliance with the Meridian Comprehensive Plan. The plan designates the property as single family residential development. The development is subject to the dimensional standards of the R-4 zone. All proposed residential lots meet or exceed the 8,000 square foot minimum lot size. All lot frontages meet the 80 foot requirement with exception of the cul-de-sac lots and lots on a 90 degree bend in a street. These lots fall within the 40 foot frontage requirement. The development complies with the provisions of the Meridian Zoning Ordinance with the exception of Section 9-605(E) Blocks. A variance on block length has been submitted for review by the Meridian City Council. 4. The preliminary plat reflects existing easements associated with the Ridenbaugh Canal. 5. The street names on the preliminary plat were submitted to the Ada County Street Name Committee for their review. Dedications to the Public: The development provides a portion of a school/park site (3.85 acres), a fire station lot (1.41 acres) and a city well lot (32 acres). 7. Statement of Development Features: The proposed development consists of (330) single family residential lots, (24) common lots, (1) school/park lot, (1) fire station lot and (1) well lot on 121.227 acres. The subject properly adjoins Los Alamitos Subdivision and the proposed Sherbrooke Hollows Subdivision. The proposed density of 2.72 dwellings per acre is consistent with other approved developments in the area. Three stub streets have been provided for future connection to adjoining properties. S. Molly's Way along the south boundary of northeast section of the property and E. Sheep Creek Street adjacent to the east boundary within the southern portion of the parcel. A vehicular bridge is proposed over the Ridenbaugh Canal to make a connection to Los Alamitos Subdivision. The bridge location creates a connection within the interior of Section 20, which would promote access to the future Meridian School District High School site and the future park/elementary school site. 9 8 0204\statement-com A micro -path connection has been provided along the west boundary to connect to the proposed pedestrian bridge over the Ridenbaugh Canal, which connects to the proposed Sherbrooke Hollows Subdivision. Two collector streets have been provided within the project, which feed traffic to Victory Road and Eagle Road. Common lots have been located within the project to facilitate storm drainage retention. The development provides for a future fire station by allocating a 1.41 acre lot adjoining Eagle Road. A city well lot has been provided based on information from City staff that a site is preferred along the Eagle Road corridor. A 3.85 acre school/park lot has been provided as a portion of a future City park or elementary school site. The lot matches the 2.4 acres set aside in Los Alamitos and the 4.0 acres in the G. L. Voigt parcel. A neighborhood meeting was held on the development plan on March 9, 1998. All property owners within 300 feet of the subject property were invited to attend. Six residents were in attendance and I received a couple of phone calls and two letters with comments. The concerns and comments by the neighbors have been taken into consideration. 1. The Eagle Road entrance has been aligned with the existing Girdner Lane as recommended by the owner of Sutherland Farm. 2. The future fire station lot was relocated from the southeast corner of the parcel to the northeast corner as requested by Gordon Harris. 3. The developer agrees to include the Right To Farm Statute on the final plat to protect existing agricultural uses in the area as requested by the trustee of the Morganeer Family Trust. 4. A landscape buffer along the east -side of the parcel near Victory Road has been provided. The developer agrees to construct a berm, landscaping, and a fence (not dog-eared) adjacent to the Glick property as requested by Mrs. Glick. 5. The developer intends to duplicate the 5' wrought iron fencing along the Ridenbaugh Canal. The developer will install trees along the west boundary adjacent to the Fritts property as a privacy buffer, which was requested by Mr. and Mrs. Fritts. The developer intends to extend sewer from Sherbrooke Hollows Subdivision or Los Alamitos Subdivision to service the subject property. Preliminary sewer analysis confirms that either trunk line can provide adequate depth to service the development. Water will be extended from Los Alamitos into the subject property. A traffic study was submitted to ACHD with the Highlands Ranch project. ACHD reviewed Thousand Springs Subdivision in draft form as a pre -application review. ACHD indicated an 9 80204\statement-co m addendum to the original traffic study should be submitted. 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NI / p 4, ur S o a6 I d d xc p 3laaoo s e• c ,zwa' S £nac R� B , t z D PREUMINARY PIAT BFA yolyezmrt W. THOUSAND SPRINGS �p SUBDIVISION n aos m "A•�"WiV .. ,NIir�W4 L2N.gL CW OAa a/,e/ee ws seora-PIi[ �,•- Iw. ,M�s+••rr �..mw..,H DESCRIPTION FOR PR 'OSED THOUSAND SPRINGS SUB[ !SION April 14, 1998 A parcel of land lying in the South 1/2 of Section 20, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as follows: Commencing at the southeast corner of Section 20, T.3N., R.1 E., B.M., thence N 89036'44" W 1341.26 feet to the southeast corner of the SW % of the SE 1/4, the REAL POINT OF BEGINNING of this description; Thence N 89036'38" W 476.32 feet to a point on the centerline of the Ridenbaugh Canal; Thence N 56000'00" W 290.36 feet along said centerline to a point; Thence N 53020'36" W 340.70 feet along said centerline to a point of curvature; Thence along said centerline along a curve to the right 175.65 feet, said curve having a radius of 750.00 feet, a central angle of 13025'06", tangents of 88.23 feet, and a long chord which bears N 4638'03" W 175.24 feet to a point of tangency; Thence N 39055'30" W 343.40 feet along said centerline to a point; Thence N 52022'24" W 242.50 feet along said centerline to a point; Thence N 33°35'24" W 233.60 feet along said centerline to a point of curvature; Thence along said centerline along a curve to the right 168.45 feet, said curve having a radius of 750.00 feet, a central angle of 12052'06", tangents of 84.58 feet, and a long chord which bears N 27009'21" W 168.09 feet; Thence N 2043'18" W 111.74 feet along said centerline to a point; Thence S 8949'11" E 20.42 feet to a point; Thence N 12106'03" W 117.00 feet to a point; Thence N 18002'03" E 105.00 feet to a point; Thence N 39°02'03" E 301.40 feet to the southeast corner of Los Alamitos Park Subdivision No.3, filed in Book 75 of Plats, at Pages 7748 and 7749, records of the Ada County Recorder's Office; Thence continuing N 391,02'03" E 21.06 feet along the east boundary of said Los Alamitos Park Subdivision No.3 to a point; Thence N 34043'03" E 86.20 feet along said east boundary to a point; Thence N 40122'33" E 174.04 feet along said east boundary to a point; 980204-tsprings-des Thence S 89°56'27" F. '4.92 feet along said east boundary to a point on the west line of the SE %; k i, Thence N 00123'51" E 669.47 feet to the northeast corner of Los Alamitos Park No.3 Subdivision, said corner also being the northwest corner of the SE 1/4 (the center'/4 corner) of said Section 20; Thence N 89054'42" E 1331.62 feet to the northwest corner of the NE % of the SE'/4; Thence S 00°11'01" W 118.03 feet along the west line of the NE % of the SE'/ to a point on the centerline of the Ridenbaugh Canal; Thence S 85056'06" E 560.97 feet along said centerline to a point of curvature; Thence along said centerline along a curve to the left 116.45 feet, said curve having a radius of 200.00 feet, a central angle of 33021'36", tangents of 59.93 feet, and a long chord which bears N 77023'06 E 114.81 feet to a point of tangency; Thence N 60°42'18" E 121.50 feet along said centerline to a point of curvature; Thence along said centerline along a curve to the right 222.33 feet, said curve having a radius of 250.00 feet, a central angle of 50057'18", tangents of 119.12 feet, and a long chord which bears N 86010'57" E 215.08 feet to a point of tangency; Thence S 68120'24" E 339.40 feet along said centerline to a point on the westerly right of way of S. Eagle Road; Thence S 00000'14" E 1163.70 feet along said westerly right of way to a point on the south line of the NE'/ of the SE'/4; Thence N 89°50'56" W 1311.61 feet to the southwest corner of the NE '/ of the SE '/4; Thence S 00011'31" W 1344.49 feet to the REAL POINT OF BEGINNING of this description; Said parcel of land contains 121.227 acres more or less. Michael E. Marks, P.L.S. No. 4998 980204-tsprings-des