HomeMy WebLinkAboutLarkspur Sub No. 2 PPPP 05-035
MERIDIAN PLANNING & ZONING MEETING September 15, 2005
APPLICANT Larkspur LLC ITEM NO. ~ 7
REQUEST Public Hearing -Preliminary Plat approval of 50 building lots and 4 common
lots on 10.30 acres in a proposed R-8 zone for Larkspur Subdivision No. 2 - 200 and 205
East Rosalyn Courf
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
COMMENTS
See attached Staff
~19~°~
No Comment
~~
See attached Comments
See attached Comments
See attached Comments
INTERMOUNTAIN GAS:
OTHER: See memo Tom ITD; memo from Ron
Contacted:
Emailed:
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Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian-
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIQNS? CALL (208) 884-5533
STAFF REPORT P & Z Cominissian Hearing
Hearing Date: 9/15/2005
TO: Planning & Zoning Cozrunission
FROM: Josh Wilson, Associate City Planner
SUBJECT: Larkspur Subdivision No. 2
• AZ-OS-036
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Annexation and Zoning of 10.30 acres from RUT to R-8
• PP-O5-035
Preliminary plat of 49 building lots and 4 other lots in a proposed
R-8 zone
• CUP-OS-038
Planned Development for reduced minimum lot size, frontage, and
setbacks in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Larkspur LLC, has applied for Annexation and Zoning (AZ), Preliminary Plat (PP), at~d
Conditional Use Permit for a Planned Development (CUP/PD) approval of 49 building lots and 5
common/other lots on 10.30 acres. The applicant submitted a revised preliminary plat prior to the public
hearing which reduced the number of building lots to 49, committed to larger setbacks along the east
boundary, and placed all of the largest lots along the east boundary in ,response to input from a
neighborhood meeting with residents of Meridian Greens Subdivision. The site is located east of S.
Meridian Road/SH 69, and south of Overland Road. This site is currently rural residential with three
single family residences and accessory buildings. The site has not been previously platted.
2. SUMMARY RECOMMENDATION
The subject property is within the Urban Service Planning Area. The subject applications (AZ, PP, and
CUP/PD) were submitted to the Planning & Zoning Department far concurrent review. Staff has
provided a detailed analysis and recommended conditions of approval for the requested annexation and
zoning, preliminary plat, and conditional use permit applications below. Staff is recommending approval
of the proposed Larkspur Subdivision Na. 2, submitted as AZ-OS-036, PP-O5-035, and CUP-OS-03$ with
the conditions of approval as outlined in this report.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
200 & 205 E. Rosalyn Court /East of S. Meridian Road, south of Overland Road
b. Owner:
200 E. Rosalyn Court.: Jose Luis Larrea
205 E. Rosalyn Court: Arlen E. Dowdy
Meridian, Tdaho 83642
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Larkspur No. 2 AZ-OS-036, PP-05-035 and CUP-OS-038 PAG
C1TY OF MERIDIAN PLANNING DEPARTMirNT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
c. Applicant:
Larkspur LLC
1771 N. Wildwood Street Suite 200
Boise, Idaho, 83713
d. Representative: Lance Warrick, Treasure Valley Engineers
e. Present Zoning: RUT
f. Present Comprehensive Plan Designation:
Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
annexation and zoning of the subject 10.30 acres to R-8, preliminary plat approval of 49
buildable lots, and conditional use permit approval for a planned development with reductions
to the minimum lot size, street frontage and setbacks of the R-$ zone. The applicant is
proposing 49 detached single-family lots. A gross density of 4.75 dwelling units per acre is
proposed. As amenities, the applicant is proposing usable open space in excess of 10 percent
of the site and a gazebo/barbeque area on Lot 9, Block 6. Access to the development is
proposed from Blackspur Way to the north and from E. Rosalyn Court from the west.
1. Date of preliminary plat (attached as Exhibit Al): July 14, 2005
2. Date of landscape plan (attached as Exhibit A3): July 14, 2005
h. Applicant's Statement/Justification (from the submittal material): The applicant has stated:
"The Lazkspur No. 2 Planned Development is proposed to be composed of single family
homes for seniors. The proposed ... single family homes are designed for individuals who
desire small yards with a minimum amount of maintenance." The letter also states: "This use
is compatible with adjacent properties in the neighborhood such as Larkspur Subdivision No.
1, which includes 40 single family homes, a beautifully designed and landscaped Assisted
Living Facility with care far seniors, and ideal neighborhood office space."
4. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a
public hearing is required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: August 29, 2005 and September 12, 2005
d. Radius notices mailed to properties within 300 feet on: August 19, 2005
e. Applicant posted notice on site by: September 5, 2005
5. LAND USE
a. Existing Land Use(s): Rural residences and vacant land
b. Description of Character of Surrounding Area: Existing
c. Adjacent Land Use and Zoning
l . North: Larkspur Subdivision, zoned R-8.
LarkspurNo. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 PAG
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-SS33
2. East: Meridian Greens Subdivision, zoned R-4.
3. South: Vacant land and rural residences, zoned RUT (Ada County)
4. West: Vacant land and rural residences, zoned RUT (Ada County)
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
1. Public Works: (Michael Cole, Development Services Coordinator)
Location of sewer: Extension of mains in Larkspur #1
Location of water: Extension of mains in Larkspur #1
Issues or concerns: The 10-foot easement on the eastern and southern property
line of this development does not meet standard NMID
requirements.
2. Vegetation: Mature trees around existing residences to remain
3. Flood plain: NA
4. Canals/Ditches Irrigation: None on property.
5. Hazards: None on property.
6. Proposed Zoning: R-8
7. Size of Property: 10.3 acres
8. Description of Use: Single-Family
f. Subdivision Plat Information
1. Residential Lots: 49
2. Nori-residential Lots: N/A
3. Total Building Lots: 49
4. Cornznon Lats: S
5. Other Lots: N/A
6. Total Lots: 54
7. Open Lots: 5
8. Residential Area: 10.3 acres
9. Gross Density: 4.75 units per acre
g. Landscaping
1. Width of street buffer(s): Nane required; the subdivision has frontage on local roads
which require no landscape buffer for residential subdivisions.
2. Width of buffer(s) between land uses: None required; the subdivision is surrounded
by lands designated for, or developed as, single family residential.
3. Percentage of site as open'space (PP and PD applications): 10.1 % of land included in
Planned Development (.81 acres)
4. Other landscaping standards: Common open space shall be suitably improved for its
I.arkspurNo. 2 AZ-OS-036, PP-OS-03S and CUP-OS-038 PAG
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
intended use and shall include at least 1 deciduous tree per 8,000 square feet and
lawn.
h. Conditional Use Information
1. Non-residential square footage: 0 square feet
2. Proposed building height: 35' per the R-8 district
3. Number of Residential units: 49
i. Planned Development Characteristics: 49 detached single-family homes
j. Amenities: 10.1% open space, gazeba/barbeque area, and connection to multi-use pathway.
1. Proposed and Required Residential Standards
R-8 (detached)
Setbacks Proposed Required
Front Living Area 15 15
Front Accessed Garage 20 20
Street side Living Area 15 15
Side 4 5
Rear 12 15
Rear (E. side of Blackspur Way) 25 15
Frontage 42 6S
Lot Size 4108 6500
m. Summary of Proposed Streets and/or Access: All internal streets are proposed as public. All
sidewalks are 5-feet wide and are attached to the curb. For detailed Conditions of Approval on the public
streets and access points to public streets, please see the attached Exhibit B.
6. COMMENTS MEETING
On August 26, 2005 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
Staff fords the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
• Require that development projects have planned for the provision of all public services. (Chapter VII,
Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
• Sanitary sewer and water service will be extended to the project at the developer's
expense.
Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 PAG
CITY OF MERIbIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS'? CALL (208) 884-5533
• The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meg°idian City Fire
Department, who currently shares resource and personnel with the Meridian Rural
Fire Department.
• The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
• The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
• The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
• The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Protect existing residential properties from incompatible land use development on adjacent parcels
(Chapter VII, Goal IV, Objective C, Action 1)
The applicant is proposing a single family development. The existing residential properties to the
east and the approved residential subdivision to the north are compatible with the proposed
development.
• Support a variety of residential categories (low-, medium-, and high-density single family, multi-
family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City
with a range of affordable housing opportunities (Chapter VII, Goal IV, Objective C, Action 10)
The subject property is designated Medium Density Residential on the Future Land Use Map.
The applicant has proposed a density consistent with the requested R-8 zone (4.75 d. u./acre).
• Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
As part of the Larkspur Subdivision approval, a stub street was required to the northern
boundary of the subject site. The applicant is proposing to extend this stub street, Blackspur Way,
and provide three additional stub streets to the adjacent properties. The applicant is also
connecting to an existing road, E. Rosalyn Court, at the western boundary of the project. City
staff and ACHD are supportive of the connectivity plan for this area (see ACID comments and
conditions for details).
• Review new development for appropriate opportunities to connect to local roads and collectors in
adjacent developments. (Chapter VI, Goal II, Objective A, Action 13)
See bullet above.
• Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger, more
comparable lot sizes to buffer the interface between urban level densities and rural residential
densities. (Chapter VII, Goal I, Objective D, Action 8)
Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 PAG
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
The applicant has proposed a development in which the larger lots in. the development are on the
periphery, while the smaller lots are internal, The Comprehensive Plan calls,forhigher density
on this site, up to 8 dwelling units per acre. Staff recognizes that there are some existing low
density residential land uses to the east and believes that the propvsed transition (to smaller lots)
is desirable for the City.
Permit new residential, commercial, or industrial developments only where urban services can be
reasonably provided at the time of final approval and development is contiguous to the City. (Chapter
IV Goal II, Objective A)
All urban services can he made available to this site.
S. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single family detached
homes as permitted use iu the R-8 zoning district.
b. Purpose Statement of Zone:
R-8 Medium Density Residential District: The purpose of the R-8 district is to permit the
establishment of single- and two-family dwellings at a density not exceeding eight (8) dwelling units per
acre. This district delineates those areas where such development has or is likely to occur in accord with
the comprehensive plan of the city and is also designed to permit the conversion of large homes into two
family dwellings in well-established neighborhoods of comparable land use. Connection to the municipal
water and sewer systems of the city is required.
c. General Standards: As part of the PD, the applicant is requesting modifications to the general
lot size, street frontage and side yard setback standards of the R-$ zone. Other than the requested
modifications, the proposed development substantially complies with all of the general standards of the
Meridian Zoning Ordinance.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
1. AZ/RZ Application: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with
the Zoning Ordinance, staff believes that this is a good location for the proposed
single-family residential subdivision. Please see Exhibit D for detailed analysis of
facts and findings.
The annexation legal description submitted with the application (stamped on July 14,
2005 by Robert Hinckley, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water
service extension. 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, when services are available from the City of Meridian. Wells maybe
used for non-domestic purposes such as landscape imgation.
That all future development of the subject property shall be constructed in accordance
with City of Meridian ordinances in effect at the time of development. All fixture uses
shall not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-OS-038 pAG
CITY OF ME.ftIDIAN PLANNING DBPARTMEN'T STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. PP Application:
Existin h~ omes to remain: The existing homes on Lots 12 and 13, Block 6 and Lot 9,
Block 7 are proposed to remain and are contained on larger lots to accorrunodate the
existing structures and uses. All structures not contained witlun the boundaries of a
lot are to be removed. See Site Specific Condition 1.1.2.
Common Drives: Lots 39 and 40, Block 4 are proposed to have approximately 21 feet
of frontage per lot and shall share a common drive. The common drive shall be a
minimum of 16 feet in width and meet the standards set forth in MCC 12-4-14. See
Site Specific Condition 1.1.3.
Landscape Plan: The applicant submitted a revised preliminary plat prior to the public
hearing which addressed concerns of neighboring developments. The landscape plan.
submitted with the application has not been revised to reflect the changes, and shall be
revised as follows. See Site Specific Condition 1.1.5:
• Illustrate the proposed landscaping on Lot 34, Block 4.
• Illustrate the proposed landscaping on Lot 4, Block 6.
+ Illustrate the proposed landscaping on Lot 43, Block 8.
• Illustrate how the reduction in width on Lot 9, Block 6 and Lot 8, Block 7
will affect the proposed landscaping and amenities shown on the submitted
landscape plan.
ROW on E. Rosal Court: The continuance of E. Rosalyn Gourt into the project will
eliminate the current cul-de-sac and leave unused ACHD right-o;f-way adjacent to
Lots 12, 13, and 14, Block 6 and Lot 9, Block 7. The applicant shall vacate the
unused right-of--way and include said land in the adjacent lots prior to submittal of the
final plat. See Site Specific Condition 1.1.6.
CUP Application:
O ens ace/Amenities: The applicant has proposed three amenities with the Planned
Development: open space in excess of 10%, a gazebo and barbeque area for residents,
and connection to a City of Meridian multi-use pathway system through a connection
to Larkspur Subdivision No.l. Staff fords that the amenities are appropriate for the
neighborhood and meet the criteria outlined in MCC 12-6-2. See Site Specific
Condition 1.3.1.
Reductions to Dimensional Standards- As part of the Planned Development, the
applicant has requested reductions to the lot frontage, minimum lot size, and setbacks
for the R-$ zone. The applicant has requested reduction to the minimum lot=size for
45 of the 49 building lots, and reductions in minimum street frontage for 42 of the 49
building lots. The approved reductions to dimensional standards are detailed above.
See Site Specific Condition 1.3.2.
Bufferin from Meridian Greens: The applicant submitted a revised preliminary plat
prior to the public hearing which reduced the number of building lots to 49, committed
to larger setbacks (25') along the east boundary, and placed all of the largest lots along
the east boundary in response to input from a neighborhood meeting with residents of
Meridian Greens Subdivision. Staff supports the modifications to the plat as an
appropriate transition from the R-4 zoning to the east to the proposed R-8 zoning on
the subject site. See Site Specific Condition 1.3.3.
LarkspurNo. 2 AZ-OS-036, PP-OS-035 and CLIP-OS-038 PAG
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 8$4-5533
b. Staff Recommendation: Staff recommends approval of AZ-OS-036, PP-OS-035, and CUP-OS-
38 for Larkspur Subdivision. No. 2, based on the Findings of Fact as listed in Exhibit D and subject to the
conditions of approval as listed in Exhibit B as attached to this report.
10. PROPOSED MOTION
Recommend Approval
I move to recommend approval to the City Council of File Numbers AZ-OS-036, PP-OS-035, and
CUP-OS-038 as presented in the staff report for the hearing date of September 15, 2005, the preliminary
plat dated July 14, 2005, and the site plan dated July 14, 2005 with the following rnadifacations to the
conditions of approval: (add any proposed modifications).
Denial
I move to recommend decay File Numbers AZ-OS-036 and CUP-OS-038 as presented in the staff
report for the hearing date of September 15, 2005, the preliminary plat dated July 14, 2005, and the site
plan dated July 14, 2005 for the following reasons: (you must state specific reasons for denial. They
should address how the applicant might re-do the application to gain your recommendation for approval).
11. EXHIEITS
A. Drawings
1. Preliminary Plat (dated: July 14, 2005)
2. Approved Elevations
3. Landscape Plan (dated: July 14, 2005)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Larkspur No. 2 AZ-OS-036, PP-OS-035 and CUP-05-038 PAG
CITY OF MERIDIAN PLANNING .DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
A. Drawings
1. Preliminary Plat (dated: August 31, 2005)
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A-4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUES'T'IONS? CALL (208) 884-5533
3. Landscape Plan (dated: July 74, 2005)
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A-5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIf'IC REQUIREMENTS--PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet P-1 prepared by Treasure Valley Engineers, dated August
31, 2005, is approved, with the conditions listed herein. All colnrnents/conditions of the
accompanying Annexation and Zoning (AZ-OS-036) and Conditional Use Permit (CUP-OS-038)
applications shall also be considered conditions of the Preliminary Plat (FP-OS-035).
1.1.2 All structures not contained within the boundaries of a lot are to be removed.
1.1.3 Lots 39 and 40, Block 4 shall share a common drive. The common drive shall be a zninirnum
of 16 feet in width and meet the standards set forth in MCC 12-4-14.
1.1.4 The landscape plan prepared by Treasure Valley Engineers, labeled Sheet L1, is approved with
the following change(s):
~ Illustrate the proposed landscaping on Lot 34, Block 4.
• Illustrate the proposed landscaping an Lot 4, Block 6.
• Illustrate the proposed landscaping on Lat 43, Block 8.
• Illustrate how the reduction in width on Lot 9, Block 6 and Lot 8, Block 7 will affect
the proposed landscaping and amenities shown on the submitted landscape plan.
With the final plat application, submitted revised copies of the landscape plan with tl~e changes
listed above. Other than the changes listed above, the approved landscape plan is not to be altered
without prior written approval of the Planning & Zoning Department.
1.1.5 The continuance of E. Rosalyn Court into the project will eliminate the current cul-de-sac and
leave unused ACHD right-of--way adjacent to Lats 12, 13, and 14, Block 6 and Lot 9, Block 7.
The applicant shall vacate the unused right-of--way and include said land in the adjacent lots
prior to submittal of the final plat.
1.1.6 Maintenance of all common areas shall be the responsibility of the Larkspur Subdivision No. 2
Homeowners' Association.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.2.1 Sidewalks shall be installed within the subdivision and an the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
1.2.2 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to MCC 12-
13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under MCC 12-13-
14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
B-1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
1.2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-$.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments far the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
MCC 12-13-8 and MCC 9-1-28.
1.2.4 The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fences
should taper down to 3 feet maximum within 20 feet of all right-of--way. All fencing should be
installed in accordance with MCC 12-4-10.
1.2.5 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.2.6 All irrigation ditches, laterals ar canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless
otherwise approved by Settlers Irrigation District. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval ar non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
1.2.7 Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.8 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
1.3 SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT
1.3.1 The approved amenities are as follows: open space in excess of 10%, a gazebo and barbeque area
for residents, and connection to a City of Meridian multi-use pathway system through a
connection to Larkspur Subdivision No.l .
1.3.2 The approved minimum dimensional standards are as follows:
Setbacks
Front Living Area
Front Accessed Garage
Street side Living Area
Side
Rear
Rear (E, side of Blackspur Way)
Other
15
20
15
4
12
25
Min. Frontage 42
Min. Lot Size 4,108
1.3.3 Lots 26-40, Block 4 shall have a 25-foot rear setback.
1.3.4 The submitted elevations are approved, with the following changes: All garage doors in the
development shall have at least two windows.
13-2
CITY OF MERIbIAN PLANNING bEPARTMENT STAFF REPQRT. QUESTIONS? CALL (208) 884-5533
2. Public Works llepartment
2.1 All structures not fully contained on a lot or not meeting setback requirements shall be removed
prior the City Engineer's signature on final plat.
2.2 All existing houses that are to remain shall be hooked up to City of Meridian services as soon as
muiucipal services are fnaled and activated. 'T'he applicant shall be responsible for the physical
hook-up, as well as the payment of assessments. Revise note 12 on the face of the preliminary
plat to indicate this condition.
2.3 All existing domestic wells, septic systems and appurtenances within this project shall be
removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8.
2.4 The applicant has indicated that the pressurized irrigation system in this development will be
owned and operated by Nampa and Meridian Irrigation District. Evidence of a license agreement
with this entity shall be provided prior to scheduling of apre-construction meeting.
2.5 The preliminary plat indicates both a pressurized and gravity irrigation main being uistalled in the
standard 10-foot rear easement. The applicant shall widen the easement to extend 5-feet past the
center line of the outermost pipe, or submit permission from Nampa and Meridian Irrigation
District that the sub-standard easement is acceptable.
2.6 Sanitary sewer service to this site is being proposed via extension of mains in Larkspur #1. The
applicant shall be responsible to install mains to and through this proposed development thereby
making them available to adjacent properties, coordinate main size and routing with the Public
Works department. Cover over sanitary sewer mains shall be no less than 3-feet from finish grade
to the top of the pipe. Tf cover is less than 3-feet from the sub-grade to the top of pipe alternate
pipe materials shall be used per City of Meridian Standard Specifications.
2.7 Water service to this site is being proposed via extension of mains in Larkspur #1, and a second
connection in Meridian Road. The applicant shall be responsible to install mains to and through
this proposed development, thereby make them available to adjacent properties, coordinate main
size and routing with the Public Works Department. The applicant shall execute standard forms
of easements far any mains that are required to provide service.
2.8 All rear lot lines shall have a 10-foot Public Utilities Drainage, and Irrigation easement dedicated
with the plat.
2.9 Street signs shall be in place, water system shall be approved and activated, fencing shall be
installed, drainage lots constructed, road base shall be approved by the Ada County highway
District, and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed anal approved prior to obtaining
certificates of occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the fmal plat
per Resolution 02-374.
B-3
C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2.13 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
2.14 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.15 Applicant shall be responsible far application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
2.17 All grading of the site shall be performed in cpnformance with MCC 11-12-3H.
2.18 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.20 One hundred watt, high-pressure sodium streetlights shall 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. Final design locations and quantity are
determined a$er power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. Fire Department
3.1.1 One and two family dwellings will require afire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500'
apart. International Fire Code Appendix C
3.1.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.1.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a) Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle.
b) The Fire hydrant shall not face a street which does not have addresses on it.
c) Fire hydrant markers shall be provided per Public Works spec.
d) Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e) Fire Hydrants shall be placed on corners when spacing permits.
f) Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g) Fire hydrants shall be place 1 S" above firlish grade.
h) Fire hydrants shall be provided to meet the requirements of the 1FC Section 509.5.
3.1.4 The phasing plan may require that any roadway greater than 150' in length that is not provided
with an outlet shall be required to have an approved turn around.
B-4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUES"T'lONS? CALL (208) 884-5533
3.1.5 All entrance and internal reads shall have a turning radius of 28' inside and 48' outside radius.
3.1.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.1.7 Operational fire hydrants, temporary or peiTnanent street signs and access roads with. an all weather
surface are required before combustible construction is brought on site.
3.1.8 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side, These measurements shall be based on the face of curb dimension.
3.1.9 The proposed 49-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 142 residents at build out.
4. Police Department
4.1.1 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or
Flanning Staff to discuss features that increase visibility, including but not limited to: doors and
windows that look out on the public areas, front porches, and adequate nighttime lighting. The
site plan and/or landscaping plan shall be revised in accord with those discussions.
4.1.2 Fencing on Lots 8 and 10, Block 6, and Lots 7 and 9, Block 7, shall allow visibility from the
street or shall not exceed four feet in height if solid fencing is used.
5. Parks Department
5.1.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
5.1.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
6. Sanitary Service Company
6.1.1 SSC has no comments related to this application.
7. Ada County Highway District
A. Site Specific Conditions of Approval
Extend Rosalyn Drive into the site from the west property line, as proposed.
2. Extend South Blackspur Way into the site from the north property line approximately 102-feet
west of the east property line, as proposed.
Extend a stub street to the south property line approximately 139-feet east of the west property
line, as proposed.
4. Construct a stub street to the west property line approximately 79-feet north of the south property
line, as proposed. Install a sign at the terminus of the roadway that states, "This road will be
extended in the future."
Remove the proposed turnaround at the terminus of Tobago Place and construct a stub street to
the west property line that is located approximately 100-feet south of the north property line.
Construct a temporary turnaround at the terminus of the roadway and Install a sign at the terminus
of the roadway that states, "This road will be extended in the future."
B-s
CITY O.F MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALK (208) 884-5533
Construct South Blackspur Way, East Amalie Drive, East Tobago Place and the stub street to the
south as a 34-foot street section with rolled curb, gutter and 5-foot concrete sidewalk's withui 46-
feet ofright-of--way, as proposed.
Construct East Rosalyn Drive as a 34-foot street section with rolled curb, gutter and 5-foot
attached concrete sidewalks within 46-feet ofright-of--way to match the remauider of the
subdivision and area.
Comply with all Standard Conditions of Approval.
B. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Canstruction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISFWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
6. 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.
7. 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.
8. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-a~ way. The
applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACRD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
10. 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.
B-6
CITY OF MERIDIAN PLANNING DEPARTMEN'T' STAFF REPORT. QUESTIONS? CALL (208) 884-SS33
11. ,Any change by the applicant in the planned use of the property which is the subject of tlus
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.
B-7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QiJESTIONS? CALL (208) 884-5533
C. Legal Description
I`l ~ [ ~~` ~~~ ~
~:lr if I~'li ~'l171.1"(1(.111'. ~~'fr l.~~'f. f:kl~'(,
REZOIV~ (TOTA~.p t]ESCRtPrION
6=OR LARKSPUR SUBGiViSit~N No. 1
=r,~ I•Jr. o4oa1 ~~,ly i4, zoa5
Lets 3 and 4 in 4dn~ond.; 5ubcaivrsran, i3ooEc 33, Page 2050. Ada County Plat f:ecords,
within Section 19, T3N, R1E, B.IvI ,City of Meridian, Ada C:nunty, Idaho, described by
metes and bo,r~ds ~ls follows
COMMENCING at the West 1l4 Corner of said Section 19, marked tag an Aluminum
Cap Monument as per Cprner perpetuafian recc~r;i Inst. TJo. 9149706,
thence, along the West Line of said Section 19, North 0°;";5'p0" East, 352 9 i fleet;
tTrence, South 89"57'32" East, a distance of 620.87 feet, to Northwest Corner cy Lot 3 of
said Edmonds Subdivision, and the POINT OF BEGINNIfJG.
thence along the North Line of said Lot 3, South 69°57'32" East, a0t.a3 feet, to the
Northeast CDrnnr thereof,
thence along the East Line of said Edmonds Subdivision, 5puth ~0°47'55" West,
824.15 feet, to a found 1/2 inctl rebar marking the Southeast Corner of Lot 4 of said
Edmonds Subdivision;
thence along the South Line of said Lot 4, North 89°5T16" West, 604.31 feet, to the
Southwest Corner thereof;
thence North 00°00'09" East, 38598 feet, to a point on the right-of-way of Rosalyn
Court, as shown on card Plat,
thence along said right-of-way, the following thrEe (3) calls:
1. North 89°59'5E" East, 54.33 feet, to a 20.00 forJt radius curve to the right;
Z. along said curve, an arc length of, 23.52 feat, through a central angle of
67°22'4$", sand having a chord which bears, South 56°18'27" East, 22.19 feet, to
a reversing 45,00 font radii;s curve to the left;
3 along said curve, an arc length of, 194.29 feel, through a central angle pf
247°22'48", and having a chard which bears, North 33°41'33" East, .4 88 feet, to
a paint on the West Line of said L.ot 3;
thence along said West Line, North 00"00'09" East, 387 96 feet, to the P;}1NT OF
[tEGINNINC;.
Containing 10 29 ar.,res more or lees. aEV HGa v ~
ar ~g~___~~--
~ i'•sc•ri~H,ark:,n;~r-SnutF'.~~ind.~,L)ra•,un: S~.. ~~~..i ~:~',4-ti~R; eun h[SC ClU'-
t,4EFt{61AN PU6LIC:
N!(7~ KS OEP7.
C-I
C1TY OF MERIDIAN PLANNING DEPARTMENT STAI'F REPORT. QUESTIONS? CALL (208) 884-5533
D. Required Findings from Zoning Ordinance
1. Annexation and Zoning Findings: The Camxnission and Council shall review the particular
facts and circumstances of each proposed zoning amendment in terms of the following standards and shall
find adequate evidence answering the following questions abput the proposed zoning amendment:
The following is the list of standards found in 11-15-11 and analysis by staff
A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan
and, if not, has there been an application, for a Comprehensive Plan amendment;
See Comprehensive Plans and Policies as listed in staff report item #7 above. Staff supports the
zoning and finds the proposal in general accord with the Comprehensive Plan.
S. Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the future.
C. Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning -for example, a residential area turning into a
commercial area by means of conditional use permits;
Staff fmds that detached single-family residential uses are allowed within the requested zoning
district of R-8. The applicant is requesting to modify some of the dimensional standards of the R-
8 zone and has submitted a conditional use permit for a planned development.
D. Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the proposed
rezone area;
Staff finds that recent residential developments in this area have been approved for development
similar to the proposed subdivision, with single-family residences. Staff finds that the area is
changing and this site is eligible for annexation and zoning.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of the
general vicinity and that such use will not change the essential character of the same area;
Staff fmds that the requested zoning and proposed density meets the anticipated range for a
medium density urban project. Based on the Comprehensive Plan, staff believes that the existing
parcels in the area (north) have already been approved with similar densities and allowances for
alternate products and designs are encouraged. Staff also finds that the proposed zoning/uses can
be designed and constructed in a manner that will be harmonious with, and appropriate in
appearance with, the existing and intended character of the surrounding area.
The proposal meets the standards of MCC 12-13-16 Residential Subdivision Open Space which
states that "common space shall equal or exceed five percent of the gross land area of the
subdivision. This requirement shall apply to all single family residential subdivisions of five
acres or more."
D-I
CITY OF MERIDIAN PLANNING bEPARTMENT STAFF REPORT. QUESTIONS? CALI, (208) 884-5533
Staff does not find that the proposed zoning/uses will adversely change the essential character of
area. Staff recommends that the Commission and Council rely on staff's analysis, public
testimony received and any comments submitted froth any other agencies or departments
regarding whether this property should be annexed as proposed.
F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring
uses;
Staff does not anticipate that the proposed residential uses will be hazardous as long as the
conditions outlined in this report are complied with and construction traffic and house
construction is conducted in a manner consistent with City Code. The Commission and Council
should rely on any public testimony (oral and written) when determining whether or not the
proposed zoning and subsequent uses will be disturbing or hazardous to the existing or future
neighboring uses.
G. Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal, water,
sewer or that the person responsible for the establishment of proposed zoning amendment
shall be able to provide adequately any of such services;
The applicant will be responsible for the extension of all utilities necessary to serve this proposed
development. Sizing and routing shall be coordinated with the Public Works Department.
The applicant and/or future property owners will be required to pay park and highway impact
fees.
ACRD has submitted a staff report with site specific and standard conditions as attached in
Exhibit B7.
On August 26, 2005, a joint agency/department comments meeting was held with representatives
of key service providers to this property. Based vn the joint agency/department meeting and other
comments received from agencies/departments, staff finds that the public services listed above
can be made available to accommodate the proposed development. The Commission and Council
should reference any written and/or verbal testimony submitted by any public service provider,
regarding their ability to adequately service this project.
H. Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
if approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public costs to
serve the future residents will be fire, police and school facilities and services. Staff finds there
will not be excessive additional requirements at public cost and that the proposed zoning and
subsequent development will not be detrimental to the community's economic welfare.
Y. Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
D-2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT. QUESTIONS? CALL (208) 884-5533
Staff finds that the proposed annexation acid the development of single-family homes on this site
will not involve uses that will create nuisances that would be detrimental to the general welfare of
the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision;
however, staff does not believe that the amount generated will be detrimental to the general
welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will
create excessive traffic, noise, smoke, fumes, glare, or odors.
J. Will the area have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
ACRD is supportive of the proposed streets. If is designed and constructed as approved by the
ACHD and the City, staff does not believe that the subdivision will create interference with traffic
on the surrounding public streets.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
There are some mature trees on this property. Any existing trees larger than 4" caliper that are
removed should be mitigated for, per the Landscape Ordinance. Staff finds that the proposed
development will not result in the destruction, loss or damage of any natural feature(s) of major
importance if developed under these conditions.
Staff recommends that the Commission and Council reference any public testimony that maybe
presented to determine whether or not the proposed development may destroy or damage a
natural or scenic feature(s) of maj or importance of which staff is unaware.
L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,
11-17-1992)?
The R-8 zoning amendment will provide diversity in lot size from the existing subdivisions in the
vicinity. Staff finds that all essential services are available ar will be provided by the developer
to the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's Comprehensive
Plan. Subdivisions of medium density have already been approved for development to the north
and this is a logical expansion of the City limits. In accordance with the findings listed above,
staff finds that annexation and zonin of this ro ert would be in the best interest of the Cit .
2. Preliminary Plat Findings: Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining
the acceptance of a proposed subdivision, the Commission and Council shall consider the objectives of
this title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
Please see Annexation and Zoning Findings Item A above.
B. The availability of public services to accommodate the proposed development;
Please see Annexation and Zoning Findings Items G and H above.
D-3
CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS'? CALL (208) 884-5533
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost,
the subdivision will not require the expenditure of capital improvement funds.
D. The public financial capability of supporting services far the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's attention.
ACRD considers road safety issues in their analysis. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
3. CUP Findings: The Commission and Council shall review the particular facts and
circumstances of each proposed conditional use in terms of the following and may approve a conditional
use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open spaces,
parking, landscaping and other features as may be required by this ordinance;
As part of the Planned Development (PD) the applicant is requesting relief from the standard
street frontage, lot size and side setback requirements of the R-8 zone as required by Meridian
City Code. Staff finds that the subject property is large enough to accommodate the requested
use and all other required ordinance features. Although the site is large enough to accommodate
all of the features required by ordinance, the applicant has asked, through the Planned
Development, to modify specific development standards.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed single-family residential subdivision is generally harmonious with
and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be "Medium Density Residential" (provided the Commission and Council
grant the requested planned development). Please see Annexation and Zoning Findings'A.
C. That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the general
vicinity and that such use will not adversely change the essential character of the same area;
Please see Annexation and Zoning Findings E.
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the viciuity;
D-4
CITY QF MERIDIAN PLANNING bEFAR"1'MENT STAFF REPORT. QUES1"IONS? CALL (208) 884-s533
Staff recommends that the Corrunission and Council rely upon public testimony, staf#'s analysis,
and other agency comments when determining if the proposed uses will adversely affect other
properties in the vicinity.
E. That the proposed use will be served adequately by essential public facilities and services
such as highways, street, police, and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed conditional
use shall be able to provide adequately any such services;
Please see Annexation and Zoning Findings G and H, the Other Agency/Department Comments
and Conditions in Exhibit B, and any comments that maybe submitted to the City Clerk
regarding this project.
F. That the proposed use will not create excessive additional requirements at public cast for
public facilities and services and will not be detrimental to the economic welfare of the
community;
Please see Annexation and Zoning Findings H.
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or gemeral welfare
by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Please see Annexation and Zoning Findings I.
H. That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Please see Anuexation and Zoning Findings J. The Commission and Council should review any
comments received from the ACHD and/or ITD regarding this project when determining this
finding.
I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic
or historic feature considered to be of major importance.
Please see Annexation and Zoning Findings K.
b-s
~~~~~
AHD
(io~wwv'~`ec~~a ~r~irico
August 23, 2005
To: Larkspur LLC
1771 North Wildwoad Stret Suite 200
Boise Idaho 83713
Subject: Larkspur #2
50-Lot Residential Subdivision
200 and 205 East Rosalyn Court
On Augsut 23, 2005, the Ada County Highway District acted an your
referenced project. The attached report lists site-specific requirements,
street improvements, which are required.
]ohn S. Franden, President
Sherry R. Huber, 1st Vice President
David Bivens, 2nd Vice President
Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
~~~.~~.`
~~.
AUG 2 4 2005
City of Meridian
City Clerk Office
application for the above
conditions of approval and
If you have any questions, please feel free to contact me at 208-387-6177.
Sincer y,
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning Division
CC: Project file, Construction Services, Utilities
City of Meridian
Treasure Valley Engineers
5680 East Franlin Road Suite 220
Nampa, Idaho 83687
Jose Luis Larrea
205 Rosalyn
Meridian Idaho 83642
Ada County Highway District • 3775 Adams Street • Garden City, ID • $3714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
~ Right-of-Way & Development Services
,r ~ ~~~ ~ ~ Planning Review Division
AHD
G'o~`cd~fl ~:~
This application does not require Commission acfion and is approved at the staff level on Tuesday August
23, 2005. Tech Review for this item was held with the applicant on Friday August 19, 2005. Please refer to
the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-
phone, 208-387-6393-fax, atunin achd.ada.id.us
File Numbers: Larkspur Subdivision #2
Site. address: 200 and 205 East Rosalyn Court
Owner; Jose Luis Larrea
205 Rosalyn Court
Meridian Idaho 83642
Applicant: Larkspur LLC
1771 North Wildwood Street Suite 200
Boise Idaha 83713
Representative: Treasure Valley Engineers
5680 East Franklin Road #220
Nampa, Idaho 83687
Application Information:
The applicant has submitted an application to the City of Meridian requesting-annexation, rezone, conditional
use and preliminary plat approval to construct a 50-lot single-family residential subdivision an 10.3-acres.
The site is currently zoned RUT and is proposed to be rezoned to R-$. The subdivision is proposed to
contain 50-residential tats and 4-common lots. The site is located at the terminus of Rosalyn Court just east
of State Highway 69 (Meridian Road).
Acreage: 10.3-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 50-Lots
Common Lots: 4-Lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 480 additional vehicle trips per day (20
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based an the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site has two existing single-family dwellings.
5. Description of Adjacent Surrounding Area:
a. North: Larkspur Subdivision #1
b. South: 7.83-acres zoned RUT
c. East: Meridian Greens Subdivision
d. West: 4.54-acres and 4.48-acres zoned RUT
6. Impacted Roadways
Rosal n Court
Frontage:
Functional Street Classification
Traffic count:
Speed limit;
Blackspur Wa
272-feet
Local Street
Nat Available (estimated to be approximately 40 VTPD)
20 MPH
Frontage: 50-feet
Functional Street Classification: Laval Street
Traffic count: Not Constructed
Speed limit: 20 MPH
State Hi hwa 69
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Calderwood Drive
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
None
Principal Arterial
South of Overland Road was 21,966 on 10-22-02
Better than C
55 MPH
None
Collector
East of Highway 69 was 800 on 10-29-02
Better than C
20 MPH
7. Roadway Improvements Adjacent To and Near the Site
Rosalyn Court is currently improved with 24-feet of pavement with NO curb, gutter or sidewalk.
Blackspur Way is currently under construction. Blackspur Way will be constructed as a 34-foot street
section with rolled curb, gutter and 5-foot concrete sidewalk within 46-feet of right-of-way.
8. Existing Right-of-Way
Rosalyn Court has a total of 50-feet of right-of-way (25-feet from centerline).
Blackspur Way has a total of 46-feet of right-of-way (23-feet from centerline).
2
9. Site History
The District has not previously reviewed a development application on this site.
10. Capital Improvements Plan/Five Year Work Program
The Overland Raad/State Highway 69 intersection is programmed in the District's Five Year Work
Program and Capital Improvements Plan to be reconstructed in the year 2007. The intersection will
be reconstructed with 7-lanes at each approach. This project is a collaborative project with the Idaho
Transportation Department.
B. Findings for Consideration
1. Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property far use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous streets."
District policy 7205.5 states that stub streets will be required to provide intro-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except atemporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
• The applicant is proposing to extend Rosalyn Drive into the site from the west property
line. Staff is supportive of the applicant's proposa! to extend Rosalyn Drive.
• The applicant is proposing to extend South Blackspur Way into the site from the north
property line approximately 102-feet west of the east property line. Staff is supportive of
the applicant's proposal to extend South Blackspur Way into the site due to the fact that
South Blackspur Way was approved by the District in 2004 with the preliminary plat
application of Larkspur Subdivision #1 as a stub street that was anticipated to be extended
into this parcel in the future.
• The applicant is proposing to extend a stub street to the south property line approximately
139-feet east of the west property line. This stub street is anticipated to serve the 7.83-
acre site located directly to the south. Staff is supportive of the applicant's proposal to
construct a stub street in this location.
• The applicant is proposing to construct a stub street to the west property line
approximately 79-feet north of the south property line. This stub street i~` anticipated to
serve the 4.48 -acre site located directly to the south. Staff is supportive of the applicant's
proposal to construct a stub street in this location.
• The applicant is currently proposing to construct an alternative turnaround at the terminus
of East Tobago Place. Staff is recommending that the applicant remove the proposed
turnaround and construct a stub street to the west property line that is located
approximately 100-feet south of the north properly line. By extending East Tobago Place
to the west property line, East Tobago Place would serve the 4.54-acre parcel to the west
and would eventually connect into Rosalyn Drive. By connecting into Rosalyn Drive, the
applicant would reduce response time to the residence on Block 7, would create
interconnectivity within this area, would eliminate the alternative turnaround and would
revert some developable ground back to the developer.
3
3. Street Sections
Standard Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
mare in which case the sidewalk shall be a minimum of 4-feet in width.
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section. The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
The applicant is proposing to construct South Blackspur Way, East Amalie Drive, East
Tobago Place and the stub street to the south as a 34-foot street section with rolled curb,
gutter and 5-foot concrete sidewalk's within 4fi-feet of right-of-way. Although the District does
not have a standard street section that is 34-feet in width, staff is recommending that the
applicant be granted a modification of policy to construct this street section due to the fact that
the street section includes all of the components of an allowed street section (a minimum of
30-feet of pavement, curb, gutter, sidewalk and a utility easement).
Reduced Street Section
District policy 7204.4.1 states that right-of--way widths for. all streets and highways shall not be less
than 50-feet wide except in unusual cases. Any request to the District to approve a street with a
right-of-way width less than 50 must prove by clear convincing evidence that the facts and
circumstances of the development warrant a finding of an exceptional case. The applicant must
show that the roadway will be used for residential purposes, there will be no possibility that the street
will be extended in the near future and the traffic volumes on the street are not forecast to exceed
200 vehicles per day.
District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced
width of 29-feet from back-of--curb to back-of--curb with curb, gutter and sidewalk. Policy restricts
parking on reduced street sections.
The applicant is proposing to construct East Rosalyn Drive as a 29-foot street section with
vertical curb, gutter and 5-foot attached concrete sidewalks within 42-feet of right-of--way.
With the extension of Rosalyn Drive in to this site, Rosalyn Drive is anticipated to carry
volumes of traffic that exceed 200 vehicle trips per day and has the potential to be a main
roadway within this residen#ial area once the area is fully developed. As such, the applicant
should construct East Rosalyn Drive as a 34-foot street section with rolled curb, gutter and 5-
foot attached concrete sidewalks within 4fi-feet of right-of--way to match the remainder of the
subdivision and area.
4. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
• The internal roadways meet the minimum offsets required by District policy.
4
C. Site Specific Conditions of Approval
Extend Rosalyn Drive into the site from the west property line, as proposed.
2. Extend South Blackspur Way into the site from the north property line approximately 102-feet west of
the east property line, as proposed.
3. Extend a stub street to the south property line approximately 139-feet east of the west property line,
as proposed.
4. Construct a stub street to the west property line approximately 79-feet north of the south property
line, as proposed. Install a sign at the terminus of the roadway that states, "This road will be extended
in the future."
5. Remove the proposed turnaround at the terminus of Tobago Place and construct a stub street to the
west property line that is located approximately 100-feet south of the north property line. Construct a
temporary turnaround at the terminus of the roadway and Install a sign at the terminus of the roadway
that states, °This road will be extended in the future."
6. Construct South Blackspur Way, East Amalie Drive, East Tobago Place and the stub street to the
south as a 34-foot street section with rolled curb, gutter and 5-foot concrete sidewalk's within 46-feet
of right-vf-way, as proposed.
7. Construct East Rosalyn Drive as a 34-foot street section with rolled curb, gutter and 5-foot attached
concrete sidewalks within 46-feet of right-of--way to match the remainder of the subdivision and area.
8. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing in'igatian facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 3$7-6258 (with file numbers for details.
5. 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. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (ar
other required permits), which incorporates any required design changes.
7. 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.
5
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. .
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-15$5) at least two full business days prior tv breaking
ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACRD conduits (spare or filled) are compromised during any phase of construction.
10. 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.
11. 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.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
6
1
ij ~
il~
~~
~~
~ /~
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACRD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must. be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds far the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/ar modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACRD
®The ACHD Planning Review pivision will receive the development application to review
®The Planning Review Division will do one of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of
A previous development application and that the site specific requirements from the previous development also appl
to this development application.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the
proposal for its conformance to District Policy.
^Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
^For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit iwa (2) sets of engineered plans directly to ACHD for review by the Development RevieH
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACRD,
then architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-0f-way, includinc
but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
^ Driveway or Property Approach(s)
Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services 8~ Traffic Services). There is a one week turnaround for this approval.
^ Working In the ACRD Right-of-Way
• Faur business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is X50' or you are
placing X600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment ~ erasion Submittal
• At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative E~ Plak, done by a Cert~ed Plan
Designer, must b® turned into ACHD Construction -Subdivision to be reviewed and approved by the ACHD Drainage
Division.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
^ Final Approval from Development Services
• ACHDConstruction --Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
9
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]ohn 5. Franden, President
CHD ~'""
Sherry R. Huber, 1st Vlce President
David Bivens, 2nd Vice President
(~~,~,~~~~ ~~~ Carol A. McKee, Commissioner
Rebecca W. Arnold, Commissioner
August 23, 2005 " `' ~-~ ~--~ .M ~ ~~,
To: Larkspur LLC City of A~9eridian
1771 Narth Wildwood Stret Suite 200 City Cierk Office
Boise Idaho 83713
Subject: Larkspur #2
50-Lot Residential Subdivision
200 and 205 East Rosalyn Court
On Augsut 23, 2005, the Ada County Highway District acted on your application far the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-0177.
Sincer y,
Andrea N. Tuning
Planner III
Right-of-way & Development Services, Planning Division
CC: Project file, Construction Services, Utilities
City ofi Meridian
Treasure Valley Engineers
5680 East Franlin Road Suite 220
Nampa, Idaho 83687
Jose Luis Larrea
205 Rosalyn
Meridian Idaho 83642
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-61DD • FX 345-7650 • www.achd.ada.id.us
~~~~
CHD ~''"`'
~~~~~ ~~
Right-of-Way & Development Services
Planning Review Division
This application does not require Commission action and is approved at the staff level an Tuesday August
23, 2005. Tech Review far this item was held with the applicant on Friday August 19, 2005. Please refer to
the attachment far request far reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-
phone, 208-387-6393-fax, atuning(c~achd.ada.id.us
File Numbers: Larkspur Subdivision #2
Site address: 200 and 205 East Rosalyn Court
Owner: Jose Luis Larrea
205 Rosalyn Court
Meridian Idaho 83642
Applicant: Larkspur LLC
1771 North Wildwood Street Suite 200
Boise Idaho 83713
Representative: Treasure Valley Engineers
5680 East Franklin Road #220
Nampa, Idaho 83687
Application Information:
The applicant has submitted an application to the City of Meridian requesting-annexation, rezone, conditional
use and preliminary plat approval to construct a 50-Iotsipgle-family residential subdivision on 10.3-acres.
The site is currently zoned RUT and is proposed to be rezoned to R-8. The subdivision is proposed to
captain 50-residential lots and 4-common lots. The site is located at the terminus of Rosalyn Court just east
of State Highway 69 (Meridian Road).
Acreage: 10.3-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 50-Lots
Common Lots: 4-Lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 480 additional vehicle trips per day (20
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site has two existing single-family dwellings.
5. Description of Adjacent Surrounding Area:
a. North: Larkspur Subdivision #1
b. South: 7.83-acres zoned RUT
c. East: Meridian Greens Subdivision
d. West: 4.54-acres and 4.48-acres zoned RUT
6. Impacted Roadways
Rosal n Court
Frontage:
Functional Street Classification
Traffic count:
Speed limit:
Blackspur Wa
272-feet
Local Street
Not Available (estimated to be approximately 40 VTPD)
20 MPH
Frontage: 50-feet
Functional Street Classification: Local Street
Traffic count: Not Constructed
Speed limit: 20 MPH
State Highway fig
Frontage:
Functional Street Classification
Traffic count:
Level of Service:
Speed limit:
Calderwoad Drive
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
None
Principal Arterial
South of Overland Road was 21,966 on 10-22-02
Better than C
55 MPH
None
Collector
East of Highway 69 was 800 on 10-29-02
Better than C
20 MPH
7. Roadway Improvements Adjacent To and Near the Site
Rosalyn Court is currently improved with 24-feet of pavement with NO curb, gutter or sidewalk.
Blackspur Way is currently under construction. Blackspur Way will be constructed as a 34-foot street
section with rolled curb, gutter and 5-foot concrete sidewalk within 46-feet of right-of--way.
8. Existing Right-of-Way
Rosalyn Court has a total of 50-feet of right-of-way (25-feet from centerline).
Blackspur Way has a total of 46-feet of right-of-way (23-feet from centerline).
2
9. Site History
The District has not previously reviewed a development application on this site.
10. Capital Improvements Planll=ive Year Work Program
The Overland Road/State Highway 69 intersection is programmed in the District's Five Year Work
Program and Capital Improvements Plan to be reconstructed in the year 2007. The intersection will
be reconstructed with 7-lanes at each approach. This project is a collaborative project with the Idaho
Transportation Department.
B. Findings for Consideration
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause na undue
hardship to adjoining property. An adequate and convenient access to adjoining property far use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous streets."
District policy 7205.5 states that stub streets will be required to provide intro-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
• The applicant is proposing to extend Rosalyn Drive into the site from the west property
line. Staff is supportive of the applicant's proposal to extend Rosalyn Drive.
• The applicant is proposing to extend South Blackspur Way into the site from the north
property line approximately 102-feet west of the east property line. Staff is supportive of
the applicant's proposal to extend South Blackspur Way into the site due to the fact that
South Blackspur Way was approved by the District in 2004 with the preliminary plat
application of Larkspur Subdivision #1 as a stub street that was anticipated to be extended
into this parcel in the future.
• The applicant is proposing to extend a stub street to the south property line approximately
139-feet east of the west property line. This stub sfreet is anticipated to serve the 7.83-
acre site located directly to the south. Staff is supportive of the applicant's proposal to
construct a stub street in this location.
• The applicant is proposing to construct a stub street to the west properfy line
approximately 79-feet north of the south property line. This stub sfreet is` anticipated to
serve the 4.4$ -acre site located directly to the south. Staff is supportive of the applicant's
proposal to construcf a stub street in Phis location.
• The applicant is cun'ently proposing to construct an alternative turnaround at the terminus
of East Tobago Place. Staff is recommending that the applicant remove the proposed
turnaround and construct a stub street to the west property line that is located
approximately 100-feet south of the north property line. By extending East Tobago Place
to the west property line, East Tobago Place would serve the 4.54-acre parcel to the west
and would eventually connect into Rosalyn Drive. By connecting into Rosalyn Drive, the
applicant would reduce response time to the residence an Block 7, would create
intercannectivity within this area, would eliminate the alternative turnaround and would
revert some developable ground back to the developer.
3
3. Street Sections
Standard Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of--curb. Variations of this width may
be allowed, depending an traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section. The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
The applicant is proposing to construct South Blackspur Way, East Amalie Drive, East
Tobago Place and the stub street to the south as a 34-foot street section with rolled curb,
gutter and 5-foot concrete sidewalk's within 46-feet of right-of-way. Although the District does
not have a standard street section that is 34-feet in width, staff is recommending that the
applicant be granted a modification of policy to construct this street section due to the fact that
the street section includes all of the components of an allowed street section (a minimum of
30-feet of pavement, curb, gutter, sidewalk and a utility easement).
Reduced Street Section
District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less
than 50-feet wide except in unusual cases. Any request to the District to approve a street with a
right-of-way width less than 50 must prove by clear convincing evidence that the facts and
circumstances of the development warrant a finding of an exceptional case. The applicant must
show that the roadway will be used for residential purposes, there will be no possibility that the street
will be extended in the near future and the traffic volumes on the street are not forecast to exceed
2D0 vehicles per day.
District palicy7240.4.3 allows a developer to construct a local urban residential street with a reduced
width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy restricts
parking on reduced street sections.
The applicant is proposing to construct East Rosalyn Drive as a 29-foot street section with
vertical curb, gutter and 5-foot attached concrete sidewalks within 42-feet of right-of-way.
With the extension of Rosalyn Drive in to this site, Rosalyn Drive is anticipated to carry
volumes of traffic that exceed 200 vehicle trips per day and has the potential to be a main
roadway within this residential area once the area is fully developed. As such, the applicant
should construct East Rosalyn Drive as a 34-foot street section with rolled curb, gutter and 5-
foot attached concrete sidewalks within 46-feet of right-of--way to match the remainder of the
subdivision and area.
4. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
• The internal roadways meet the minimum offsets required by District policy.
4
C. Site Specific Conditions of Approvai
Extend Rosalyn Drive into the site from the west property line, as proposed.
2. Extend South Blackspur Way into the site from the north property line approximately 102-feet west of
the east property line, as proposed.
3. Extend a stub street to the south property line approximately 139-feet east of the west property line,
as proposed.
4. Construct a stub street to the west property line approximately 79-feet north of the south property
line, as proposed. Install a sign at the terminus of the roadway that states, "This road will be extended
in the future."
5. Remove the proposed turnaround at the terminus of Tobago Place and construct a stub street to the
west property line that is located approximately 100-feet south of the north property line. Construct a
temporary turnaround at the terminus of the roadway and Install a sign at the terminus of the roadway
that states, "This road will be extended in the future."
ti. Construct South Blackspur Way, East Amalie Drive, East Tobago Place and the stub street to the
south as a 34-foot street section with rolled curb, gutter and 5-foot concrete sidewalk's within 46-feet
of right-of-way, as proposed.
7. Construct East Rosalyn Drive as a 34-foot street section with rolled curb, gutter and 5-foot attached
concrete sidewalks within 46-feet of right-of-way to match the remainder of the subdivision and area.
$. Comply with all Standard Conditions of Approval.
D, Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation casts associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with ale
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers} for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, fSPWC Standards and approved supplements, Construction Services procedures and all
applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. 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.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval far occupancy.
5
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. ,
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACRD right-of-way. The applicant shall contact ACRD Traffic Operations 387-6190 in
the event any ACRD conduits (spare ar filled) are compromised during any phase of construction.
10. No change in the terms anti 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.
11. 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.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
6
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Request for Appeal of Staff Decision
Appeai of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACRD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal, The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds far the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days fallowing the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
8
Development Process Checklist
®Submit a development application to a City or to the County
®The City ar the County will transmit the development application to ACRD
®The ACHD Planning Review pivision will receive the development application to review
®The Planning Review Division will do one of the fallowing:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
^Send a "Comply Wlth" letter to the applicant stating that if the development is within a platted subdivision or part of
A previous development application and that the site specific requirements from the previous development also appl
to this development application.
®Write a Staff L®vel report analyzing the impacts of the development on the transportation system and evaluating the
proposal for its conformance to District Policy.
^Write a Commission L®vel report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a T®chnlcal Review meeting for all Staff and Commission Level reports.
^For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit two (2) sets of engineered plans directly to ACHD far review by the Development RevieH
Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD,
then architectural plans may be submitted far purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includinc
but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DlD YOU REMEMBER:
Construction (Zone)
^ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
^ Working In the ACHD Rlght-of-Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway lJse Permit Application" to
ACHD Construction -Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is X50' or you are
placing X600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative ~ Plat, done kry a Certified Plan
Designer, must be turned into ACHD Construction --Subdivision to be reviewed and approved by the ACHD Drainage
Division.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
^ Final Approval from Development Services
• ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
9
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1R.aNSPORTATION BOARD
Charles lnrnder
Cha/nnan
John X. Combo
V/cd Cha/rman
District s
John McWu9h
-District 1
Bruce Sweeney
District 2
Monte McClure
DI&trict 3
Gary Blick
District 4
Neil Miller
plstrict 5
David 'kern, P.E,
airecror
Sue Higgins
Board Secretary
Sep ! 1UU5 19: L9 P. Ul
IDAHO 7RAp15POI2TATION DEpq~TMENT
P.O. Box 7129
Boise ID $3707-1129
(20$) 3348000
itd.idaho.gov
Septcxxibet' 7, 2005
Mr. will Berg
City of Meridian
33 East Idaho Avenue
Mendian, ID 83642
Re: Location: 200 & 20S E. Rosalyn Ct.
Route: State Highway 69 (SH 69)
Name: Lakespur Subdivision No. 2
Case: AZ OS-036; PP OS-035; CUp OS-038
Dear Mr. Berg:
~A FAX: 208-888-4218
The Idaho Transportation DePartYnent (II`D) appreciates the opportunity to comment on klae above
referenced application.
Per the city's September 15 Public Hearing notices (dated 8/9/05), regarduag the Annexation and
Zoning, Preliminary plat, and Conditional Use applications for the Lakesuper Subdivision No. 2 (a
54-lot residential development on 10.3 acres) located on 200 & 2005 E. Rosalyn Ck. in Meridian;
iT]7 offers the following comlment(s):
Improvements to 1;. Rosalyn Ct. at the intersection with the above referenced state highway
tray be necessary to accommodate the increase in traflZC volume resulting from .the subject
deYelopztxent. Any work within the state ,right of way requires a permit approved by ITD_
The permit application must originate from the agency with jurisdiction to the local road or an
authorised representative For permit inforntatioq contact Larry Bronson at 208-3348328.
ITD supports the proposed internal cross access provided to adjacent property north and south
of the subject development. AC such time that the adjacent properties develop, it will be
necessary to revisit and consider necessary impurovemr~nts to the E_ Rosalyn Ct. intersection
with SH 69.
Lf you have any questions please call me at (208) 3348924.
Sincerely,
P.E.
sistant District ?raffle Engine
--- SEP 07 '05 19 46 2083348917 PAGE.01
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
•i DISTRICT
Retum to:
HEALTH Environmental Health Division ^ Boise
DEPARTMENT
^ Eagle
Rezone # ~ t~- ~ ~ AUG 16 ~pp5 ^ Garden City
Conditional Use # o,xy ~¢ M~,.;~;$~, Meridian
.r°' ^ Kuna
Preliminary /Final /Short Plat ~~ ~jr- Ca .S
2 ,~, ~e.2 L - --- ~ - ^ Acz
^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 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.
~y 8. After writte approval from appropriate entities are submitted, we can approve this proposal for:
/ central sewage community sewage system ^ community water well
interim sewage entral 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 vironmental Quality:
central sewage [,community sewage system ^ community water
sewage dry lines entral water
~10. 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
^ beverage establishment ^ grocery store
~14. Please see attached stormwater management recommendations
^ 15.
^ child care center
Date: ~ ~
Reviewed By:
Review Sheet
CERITR~-L
®~ DISTRICT
~ HEALTH
DEI'ARTM~PVT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (208) 375-5211 • FAX 3Z7-8500
To prevent and treat disease and disability; la promote heallhy lifestyles; and to proleet and promote the health and.quality of our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water bepre-treated prior to discharge to the
subsurface to prevent impact to ground water and surface water quality. The
engineers and architects involved with the design of this project should
obtain current best management practices for storm water disposal and design
a storm water management system that is preventing groundwater and surface
water degradation. Manuals that could be used for guidance are:
State of Idaho Catalog of Stormwater hest Management Practices For
Idaho Cities and Counties.
Prepared by the Ydaho Department of Environmental Quality, July
1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Land.11 m
Ada /Boise County Office
707 N. Armstrong PI.
Boise, ID 83704
Enviro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 3Z7-7450
Senior Nutrition: 327-7460
~: 327-7488
Serving Valley, Amore, >~oise, and Atla Counties
Elmore County Office
520 E. 8th St. North
Mountain Home, ID 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st 5t.
p0. Bax 1448
McCall, 10 83638
Ph. 634-7194
FAX: 634-2174
Larkspur LLC
1771 N. Wildwood St. Suite 200
Boise Idaho 83713
Phone 208 371-6110
Fax 208 3950230
September l., 2005
Josh Wilson
City Planner
Planning and Zoning
City of Meridian
Meridian Idaho
Fax898-9551
RE: Larkspur Subdivision No 2
Preliminary Plat PP OS-035, Conditional Use Permit CUPOS-038
And Annexation and Zoning AZ OS-036
Dear Josh:
After meetings with the neighbors and ACRD regarding the above applications, we have made some
changes to the plat. Those changes are as follows.
Neighbors in Meridian Greens to the east of the project have requested that there be larger lots and there
be a 25 foot rear yard set back for those lots adjacent to Meridian Greens.
We have done this by moving Larkspur Way toward the west and making the lots adjacent to Meridian
Greens larger. All of the smaller lots have been moved away from Meridian Greens. The relocation of the
roadway has created smaller common areas so we have created another common lot, Lot 34 Block 4, at
the end of Rosalyn Drive. This has kept the common area in excess of 10%.
ACRD has requested that Tobago Place become a stub road. We have done this and still retained a
pathway to Larkspur Subdivision No. 1 and an emergency turn around, Lot 43 Block 8.
These changes Larkspur Subdivision No.2 will also:
Decrease the buildable lots from 50 to 49
Lots with homes less than 1300 square feet will be
Lot 46 Block 4
Lots I and 2 Block 5
Lots 1, 2 and 3 Block 6
Lots 7 Block 7
Lots 38, 39 and 40 Block 8
Minirnunn Lot Area
Setbacks
Front Garage
Front Living Area
Rear
Rear East Side of Project
Interior Side
Street Side Living Area
Maximum Building Height
Minimum Street Frontage
Zoning R-8 Proposed Variance
5,000 sq ft 4,011 sq ft 989 sq ft
20 ft 20 ft none
15 ft 1 S ft none
15 ft 15 ft none
15 ft 25 ft 10 additional
4 ft 4 ft none
15 ft 1 S ft none
35 ft 35 ft none
40ft 22ft 18ft
If you have any questions or need more information please contact me at 371-6110.
Best regards,
/ f
~~~~ ~.
Ron Sargent
Manager
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City of AAeri[lian
City Clerk Offce
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 20&463-0092
30 August, 2005
William G. Berg Jr., City Clerk
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
RE: PP OS-035 & AZ 05-036/Larkspur Subdivision No. 2
Dear Will:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
AZ 05-03d: Nampa & Meridian Irrigation District has no comment on the above referenced
application far Annexation & Zoning,
PPOS-035: Nampa & Meridian Irrigation District requires that a Land Use Change
Application be filed before any comments can be made on Phase 2 of this proposed project.
Sincerely,
~~~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Crew Foreman
File -Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,OOD
BOISE PROJECT RIGHTS - 40,000
SEP -~ fi 1005
City of Meridian
City Clerk Office ~ ~T
•
1503 FIRST STREET SOUTH NAMPA, IbAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa e166-78b1
Lance Warnick SHOP: Nampa 466-0663
Treasure Valley Engineers
5680 E. Franklin Road, Suite 220
Nampa, ID 83687
RE: Land Use Change Application -Larkspur Subdivision No;~2
Please note the District now requires three (3,Z,sets of plans,
Dear Mr. Warrick:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's 1;heck, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
/C
~--~-/~.
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Larkspur, LLC, 1771 N. Wildwaod Street, Suite 200, Boise, ID 83713
Jose Luis Larrea, 200 Rosalyn Court, Meridian, ID 83642
Arlen E. Dowdy, 205 Rasalyn Court, Meridian, ID 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PRQJECT RIGHTS - 40,000
1 September 2005