HomeMy WebLinkAboutHightower Subdivision CUP
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Hightower, LLC
CUP 06-004
April 6, 2006
'----
REQUEST Continued Public Hearing from March 2, 2006 - Conditional Use Permit for a Mixed Use Planned
Development that includes single-family detached, townhouse units, commercial uses, private streets, a
-~_-D..elgilI:JOrhood park and a vehicular access to Chinden Blvd, fór Hightower Subdivision
ITEM NO,
6
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AGENCY
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COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See Staff Comments in Al Packet
CITY POLICE DEPT:
CITY FIRE DEPT:
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CITY BUILDING DEPT:
CITY WATER DEPT:
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CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See Comments in Al Packet
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~
Emailed:
Date: y.:y --Qlq
Staff Initials:
Phone: q~sq'-(¡fOL{ L
Materials presented at public meetings shall become property of fhe City of Meridian,
TRANSPORTATION BOARD
Charles Winder
Chairman
John X Combo
Vice Chairman
District 6
John MCHugh
District 1
Bruce Sweeney
District 2
Monte McClure
District 3
Gary Blick
District 4
Neil Miller
District 5
David Ekern, P.E,
Director
Sue Higgins
Board Secretary
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise, 10 83707-2028
(208) 334-8300
itdjdaho.gov
f-AX 5813 - &84.4
March 30, 2006
City of Meridian
Planning Department
660 E. Watertower lane, Suite 202
Meridian, 1083642
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Re:
ANNEX I REZONE I PRE PLAT I CUP
location: Southwest corner of US 20/26 and Jericho Rd.
Route: US Highway 20/26
Name: Hightower Subdivision (Hightower, llC; Applicant)
Case: AZ 06~003; PP 06-003; CUP 06-004
Dear Zoning Administrator:
The Idaho Transportation Department (ITD) appreciates the opportunity to comment on
the above referenced application, transmitted 3/17/06, regarding the applicant's request
for the annexation and zoning of 24.03 acres, located on the Southwest corner of US
20/26 and Jericho Road, Meridian, 10;
Initial comments transmitted in February '06.
Revised Setback Condition: The applicant should provide for a setback of 70' from the
centerline of the existing right of way to accommodate the future expansion of the corridor
to four lanes. This revision follows a meeting between ITD, COMPASS (as US 20-26
Corridor Preservation Study project manager) and the developer. Due to existing right of
way constraints (in particular at Castlebury Subdivsion to the north), I believe we will need
to construct an urban section with curb, gutter and sidewalk west to Meridian Road. The
70' setback will be adequate for that section.
Please note: I am personally not in favor of this typical section for the full corridor length,
I have estimated the cost to the state for a storm sewer vs. land acquisition for a roadside
drainage swale. The costs are to the state are comparable, The drainage swale is a
better long term investment, and also provides water quality benefits, a sustainable
design, minimal maintenance issues and better long term flexibility.
Our first public meeting is May 10 and 11. The public, including the development
community, will'have the opportunity to provide input for the future design options at that
time. An urban section will be an option on the table.
Traffic Impact Study and requirements for mitigation: To the best of my knowledge,
developer participation in the Chinden accelerationl deceleration lanes, center turn bays
and intersection signalization has not been finalized, Preliminary Plat approval should be
conditioned on the ITD permit conditions when approved.
I
Collector Road
Regarding the parallel collector: the west Macau Street is not quite the collector facility I hoped
for. For the near term it will work. In twenty years the traffic volumes on the highway may
require restricted turning movements at the half mile roads in order to facilitate traffic flow on the
highway. For example, no left out turns would allow more green signal time for the through
highway traffic. If/when this left turn movement is restricted, the westbound driver would want to
continue west on the collector road to get toward the destination. The potential future traffic, and
type of trip, on those collector roads should be a consideration in the site design. That said, if it
has the approval of ACHD, I will not continue to comment on this issue.
Contacts
Sue Sullivan
Kevin Sablan
Senior Planner
Traffic Engineer
334-8955
334-8340
Sincerely,
~ ~(I{~
Sue Sullivan
Sr. Transportation Planner
CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
STAFF REPORT
Planning & Zoning Commission
Hearing Date: April 6, 2006
P&Z Commission
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Josh Wilson, Associate City Planner
Hightower Subdivision
. AZ-O6-003- Annexation and Zoning of24,03 acres ftom RUT to R-8 (12.31
acres), R-15 (8.04 acres) and C-C (3,68 acres)
. PP-O6-003- Preliminary plat for 109 single family residential lots, 3
HE; C Bl VE Tl :::::~::n~t;:=:el:::df:rP:: :~::~:;:::i:: 300-
i":,",%, feet of a residence
TO:
FROM:
SUBJECT:
. ,
", i,i ! ":', t.. V AR-O6-004- Variance to ODC 11-3H -4.2B for allowance of an access point
' , -, '-,' to Chinden Road (SH 20/26)
. PS-O6-006- 2 Private Streets in the proposed R-15 zone
1, SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Hightower, LLC, has applied for Annexation and Zoning (AZ) of24.03 acres from RUT
to R-8 (12.31 acres), R-15 (8.04 acres) and C-C (3.68 acres), Preliminary Plat approval of 109
residential lots, 23 common lots, and 2 private street lots on 22.94 acres, and Conditional Use Pennit
approval of a mixed use development for Hightower Subdivision. The site is located on the southwest
comer of Jericho Road and Chinden Road (SH 20/26).
The Commission should note that the applicant has also submitted a Variance application that will be
before the City Council concurrent with the subject applications. The Variance request proposes one new
approach to Chinden Road/State Highway 20/26, for a full access roadway named N, Saguaro Hills Way,
The Idaho Transportation Department (ITD) has provided a letter dated February 13, 2006 which
expresses support of the proposed access to Chinden Road and states that the proposed location confonns
to the Access Management Plan agreed upon with the City of Meridian.
2. SUMMARY RECOMMENDATION
Staff finds the AZIPP/CuP applications substantially confonn to the adopted Comprehensive Plan
policies and UDC standards, Provided that the concerns raised herein can be addressed at the public
hearing, we recommend approval ofthe AZ/PP/CuP applications with the conditions shown in Exhibit B.
Note: Although the Variance and Private Street applications are included in this report for the sake of a
complete analysis of the proposal, no action will be taken by the Commission on theses applications.
PROPOSED MOTIONS (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-003, PP-06-003, and CuP-06-004 as presented in the staff
report for the hearing date of April 6, 2006, with the following modifications to the proposed
development agreement: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-003, PP-06-003, and CuP-06-004 as presented in the staff
Hightower Subdivision
AZ-O6-003/PP-O6-003/CUP-O6-004N AR-O6-004/PS-O6-006 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
report for the hearing date of April 6, 2006, for the following reasons: (you should state specific
reasons for denial of the annexation request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-O6-003, PP-O6-003, and CUP-O6-004 to the hearing date of (insert continued hearing date
here) for the following reason(s): (you should state specific reason(s) for continuance.)
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
SW comer of Jericho Road and Chinden Road (SH 20/26)
Township 4N, Range IE, Section 30
b. Owners:
Louise White
6201 N. Jericho Road
Meridian, ill 83642
c. Applicant:
Hightower, LLC
8312 W. Northview, Suite 120
Boise, ill 83704
d, Representative: Phil Hull, The Land Group
e. Present Zoning: RUT-Ada County
f. Present Comprehensive Plan Designation: Neighborhood Center (Mixed Use-Community)
g, Description of Applicant's Request:
1. See Exhibit Al (prepared by The Land Group) for a copy of the proposed plat, Exhibit
A2 shows the proposed landscape plan, and Exhibit A3 shows a detailed site plan which
depicts the lot layout, building, parking and access locations with adjoining subdivisions,
4. PROCESS FACTS
e,
a.
The subject application will in fact constitute an annexation and zoning as determined by
City Ordinance. By reason ofthe provisions of the Unified Development Code Title 11
Chapter 5 Article B Section 3, a public hearing is required before the City Council on this
matter.
The subject applications will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Unified Development Code Title II
Chapter 6, a public hearing is required before the City Council on this matter.
The subject application will in fact constitute a conditional use / planned development as
determined by City Ordinance, By reason of the provisions of the Unified Development
Code Title II Chapter 5 Article B Section 6, a public hearing is required before the City
Council on this matter.
b,
c.
d,
Newspaper notifications published on: March 20 and April 3, 2006
Radius notices mailed to properties within 300 feet on: March 15,2006
f. Applicant posted notice on site by: March 27, 2006
5. LAND USE
Hightower Subdivision
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
a. Existing Land Use(s): Bare land, single family residence,
b. Description of Character of SulTounding Area:
c. Adjacent Land Use and Zoning
1. North: Castlebury Subdivision, Rl (Ada County).
2. West: Vacant land, zoned RUT (Ada County),
3, South: Saguaro Canyon Subdivision, zoned R-4 and Arcadia Subdivision, zoned R-8.
4. East: Westborough Subdivision, zoned R-4, R-8, R~15, and L-O.
d. History of Previous Actions: None,
e. Existing Constraints and OPPortunities
1. Public Works
Location of sewer: There is currently a sewer stub from Saguaro Canyon to the
south.
Location of water: There are water stubs to the south from Saguaro Canyon and
to the east in Jericho Road.
Issues or concerns: Conceptual sewer plans show sewer mains with less than the
allowed three feet of cover,
Proposed five~foot setback off ofthe private streets does not leave room for the
common trench utilities.
2, Vegetation:
,Agri cultural/Irrigated
3. Flood plain: N/A
4. CanalslDitches Inigation: No major facilities
5. Hazards: None identified
6. Size of Property: 24.03 acres
f. Subdivision Plat Infonnation
The submitted plat includes an R-8 proposed zone with 66 single~family residential lots,
of which 28 UIÙts are alley accessed homes located in Block 9 and are approximately
4,700-5,000 square feet in area. These lots are designed to meet the minimum standards
of the R-8 district. The lots on the perimeter of the R-8 are larger, with sizes ranging
from 5,000-6,000 square feet.
The submitted plat also includes 43 lots in an R-15 proposed zone. These R-15 products
are townhouse designs and each building would be contained on a lot. These lots are
accessed from proposed roadways with reduced 29-foot street sections and on-street
parking will be limited to one side of the roadway.
The submitted plat also contains three buildable lots in a C-C proposed zone with
commercial uses. Commercial uses are shown to be two approximate 5,000 square-foot
buildings and one approximate 3,750 square-foot buildings, The applicant has not
specified specific uses for these pad sites, however they have requested drive through
approval for Lot 2, Block 3.
g. Landscaping
Hightower Subdivision
AZ-06-003/PP-O6-003/CUP-O6-004N AR-06-004/PS-O6-006 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
1, Width of street buffer(s): per the Future Land Use Map, Chinden Road is designated
as an "Entryway CoITidor." As such, the UDC (Table 11-2B-3) requires a 35-foot
wide street buffer adjacent to the roadway, The landscape plan (Sheet LLI) proposes
a 35~foot wide buffer along Chinden Road, The applicant has also proposed a 25-foot
landscape buffer along Jericho Road, which is not required by the ODC, Staff is in
support of the landscape buffers as proposed.
2, Width of buffer(s) between land uses: Table 11-2B-3 requires a 25~foot wide buffer
between commercial uses on C-C-zoned land and residential uses, Lots adjacent to the
Commercial lots shown on the plat/site plan shall include a 25-foot pennanent
easement or the 25 feet shall be included in a common lot as defined by the
landscaping standards of the ODC,
3. Percentage of site as open space: The ODC does not require open space or site
amenities for commercial uses. The open space contained in the residential uses is
shown to be 3.52 acres or 18,3 percent and applied as an additional amenity.
4. Other landscaping standards: The landscape buffer along Chinden Road should be
constructed in accordance with ODC Chapter 3, Article B.
h, Conditional Use Infonnation:
1. Non-residential square footage: 13,750 square feet shown
2, Proposed building height: 50 feet, or C~C standards
3. Percentage of site devoted to building coverage: Not defined
4. Percentage of site devoted to landscaping: 3.52 acres, 18.3%
5. Percentage of site devoted to paving: Not defined
6, Percentage of site devoted to other uses: N/ A
7. Number of Residential units: N/A
i. Amenities - The applicant is providing a neighborhood park, open play area, gazebo, and
children's play structure.
j, Required Residential Standards - Note: The proposal was not accepted by the Planning
Department as a Planned Development and the R-8 and R-15 bulk standards apply as found in
ODC 11-2A
R-8 (Standards)
Setbacks (*all streets local) Proposed Required
Street to Living Area 15 15
Street to Garage 20 20
Side 4 4
Rear 12 12
Frontage~alley loaded vanes 40
Frontage-garage fronted vanes 50
Lot Size-alley loaded 4,630~5,098 4,000
Lot Size-garage fronted 5,000~6,000 5,000
Hightower Subdivision
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Maximum building height
R-15 (Standards)
Setbacks (*all streets local)
Street to Living Area
Street to Garage
Side
35 35
Proposed Required
10 10
20 20
4 4
12 12
vanes 0
Rear
Frontage
Lot Size 3,192-5,500 2,400
Maximum building height 40 40
k. Proposed and Required Non-Residential Parking - One off.street parking space required for
every 500 square feet of gross floor area. The proposed total building floor area is 13,000 s.t.,
which requires 28 parking spaces, The submitted site plan depicts 55 spaces and appears to
meet the minimum standards of the UDC parking requirements.
L Sununary of Proposed Streets and/or Access (private, public, common drive, etc.):
The applicant is proposing one new access point to Chinden Road (SH 20/26) to serve the
Hightower project at approximately 2,000 feet west of the Chinden Road! Locust Grove Road
intersection,
As noted previously, ITD must issue an access pennit for this access, and the access is further
contingent on the Meridian City Council granting a variance to UDC 11-3H. ITD, ACHD,
and City of Meridian staffs are supportive of the location of the proposed access to Chinden
Road and the location is consistent with ITD's Access Management Plan (see February 13,
2006 letter from Sue Sullivan, ITD). A connection to Chinden at the half mile as required by
UDC 11.3H is not practical due to patterns of development and the proposed location is
aligned with the Castlebury entrance across Chinden Road to the north.
For a detailed report on both ITD's and ACHD's actions and comments, please see the
letters/reports submitted with the application materials.
6. AGENCY COMMENTS MEETING On February 10th 2006, staff held an agency comments
meeting, The agencies and departments present included: Meridian Fire Department, Meridian
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all
comments and recommended actions as Conditions of Approval in Exhibit C.
7, COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is located in a
Mixed UselNeighborhood Center designation on the Comprehensive Plan Future Land Use Map,
The Future Land Use Map designates this property as 'Mixed Use - Community' with a
Neighborhood Center. The purpose of this designation is "to provide a blend of high-density
residential, small.scale commercial, entertairunent, office and open space uses that are geared to
serve all residents within a one to two square mile area. The developments are encouraged to be
designed according to the conceptual neighborhood center plan depicted in Figure VII.3. The
purpose of these centers is to create a centralized, pedestrian-oriented, identifiable and day-to-day
service oriented focal point for neighborhood districts, The centers should offer an internal
circulation system that connects with adjacent neighborhoods or regional pathway(s). They will
also serve as public transit locations for future park-and-ride lots, bus stops, shuttle bus stops or
other alternative modes of transportation." (See Chapter VII, pg, 95.)
Hightower Subdivision
AZ-O6-003/PP-O6-003/CUP-O6-004N AR-O6-004/PS-O6-006 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Mixed Use Area Comp Plan Policies (taken from Chapter VII)
. "All development proposed in these areas will require approval as planned developments
under the Conditional Use Permit application process. In these locations, the developer has
the option to develop either a neighborhood center in confonnance with the City's
neighborhood center design ordinance, or develop a conventional mixed use project."
.
.
A CUP application accompanies the annexation and zoning request, which fulfills the first
part of this policy. To date, the City has not adopted a neighborhood center design
ordinance. This application is being processed as a "conventional mixed use project. " (See
next bullet.)
"If developing a conventional mixed use project, four specific design elements must be
incorporated into the development: a) street connectivity, b) open space, c) pathways, and d)
density, not below eight (8) dwelling units per acre."
a) Street Connectivity: The development proposes to connect the development with Chinden
Road with a single public street, N Saguaro Hills Way, There are several other public
streets and alleys that are all interconnected to each other and adjacent parcels, and stqff
is supportive of the street connectivity proposed,
b) Oven Space: The applicant is proposing to construct a neighborhood park and set aside
approximately 18 percent of the site for open space. The Comprehensive Plan is not
more explicit with regard to open space, other than it must be provided somewhere
within neighborhood centers,
c) Pathwavs:
d) Density: The overall density of this project is 5,50 dwelling units per acre (gross). The
residential portion of the project that is within the mixed use area is below the 8 dwelling
units per acre target density. Although the density is below the target, most qfthe
proposed lots are between 4,400 and 6,000 square-feet.
"The following standards will serve as guidelines for development of the neighborhood
center areas:
a,
b.
c.
Most blocks are 300' maximum, similar to Old Town.
Larger blocks along arterial streets and for traffic calming.
Neighborhood Center Commercial area is located at the Yz mile, not at arterial
intersections.
Schools are located mid-section, with frontage along a collector street.
Interconnected circulation that is convenient for automobiles, pedestrians, and transit.
Variety of housing choices.
Housing is alTanged in a radiating pattern of lessening densities.
Transition between different housing types or densities at alleys,
Residents can access neighborhood commercial services without being forced onto
arterial streets.
Facilitates more efficient transportation along arterials,
Grid street pattern within the neighborhood allows traffic to disperse, eases congestion,
slows traffic, and is safer for residents.
Connects to and integrates with the larger street and pathway system.
d.
e.
f.
g.
h.
1.
j,
k.
L
Hightower Subdivision
AZ-06-003/PP-O6-003/CUP-O6-004N AR-O6-004/PS-O6-006 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
m.
n.
Reduced right-of-way widths are encouraged.
Open space must be provided.
Unless a Specific Area Plan has been adopted, Neighborhood
developed under a Planned Development/CUP application."
Centers must be
o.
Stafffinds that the proposed development generally complies with the design standards of a
neighborhood center,
(See Chapter VIl,pgs. 97-98, for the above-mentioned mixed-use policies.)
.
"Require that development projects have planned for the provision of all public services"
(Chapter VII, Goal III, Objective A, Action items I and 4)
On February JOtI" 2006, a joint agency and department comments meeting was held with
representatives of key service providers to this property, In that meeting no deficiencies of
public services to serve this property were raised.
.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
N, Objective D, Action item 2)
The applicant is only proposing one access point to Chinden Road, an arterial roadway. The
location of the proposed N Saguaro Hills Way intersection of Chinden Road is supported by
staff, however, it is contingent on City Council's approval of the associated Variance
application.
.
"Require appropriate landscape and buffers along transportation coITidors (setback,
vegetation, low walls, benns, etc.)." (Chapter VII, Goal N, Objective D, Action item 4)
The applicant is proposing to construct a 35-foot wide landscape berm along Chinden Road.
Staff is supportive of this width, as long as the entire buffer lies outside the ultimate right-of-
way,
8, UNIFIED DEVELOPMENT CODE
a, Allowed Uses in the Commercial Districts: UDC Table 11-2B-2 lists retail store/restaurant/
drive tluul office/ financial institute uses as pennitted uses in the C-C zoning district.
b, Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan,
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
of the district in proximity to streets and highways. C-G General Retail and Service
Commercial District: The purpose of the C-G district is to provide for commercial uses which
are customarily operated entirely or almost entirely within a building; to provide for a review
of the impact of proposed commercial uses which are auto and service oriented and are located
in close proximity to major highway or arterial streets; to fulfill the need of travel-related
services as well as retail sales for the transient and pennanent motoring public, All such
Hightower Subdivision
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
districts shall be connected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustering of commercial
development.
c. Allowed Uses in the Residential Districts: UDC Table ll-2A-2Iists single family detached
homes and townhouses as pennitted uses in the R-8 and R.15 zones
d, Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range,
e, General Off-Street Parking Standards (from UDC 11-3C-5): The following standards shall
apply for off-street vehicle parking for nomesidential uses: In all Commercial Districts the
requirement shall be one 1 s ace for eve five hundred 500 s uare feet of ross floor area.
f. Structures Subject to Design Standards (I1-3A-19,B.5): All structures on property adjacent to
an entryway corridor (Chinden Road) are subject to the design standards listed in this section.
g. Outdoor storage/refuse areas (1l-3A-12): Outdoor utility meters, HV AC equipment, trash
dumpsters, trash compaction and other service functions shall be incorporated into the overall
design of buildings and landscaping so that the visual and acoustic impacts of these functions
are fully contained and out of view from adjacent properties and public streets.
9. ANALYSIS
9a. Analysis of Facts Leading to Staff Recommendation
The PP/AZICuP application appears to substantially comply with the Unified Development
Code, However, there are several areas of clarification and some modifications required to both
the site plan, cross access, public road design, and building elevations. Below are several special
considerations for the P&Z Commission to review at the public hearing:
1. AZ Application (AZ-06-003): 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 development
Please see Exhibit D for detailed analysis of the required facts and fIDdings for a Zoning
Amendment.
The annexation legal description submitted with the application (stamped on 12/9/2005 by
Timothy Fox, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian,
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 ITom their domestic service when services are available ITom the City of
Meridian, Wells may be used for non-domestic purposes such as landscape iITigation.
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 future 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,
UDC 11-5B-3D provides the P&Z Commission and City Council the authority to require a
property owner to enter into a Development Agreement with the City of Meridian that may
Hightower Subdivision
AZ-O6-003/PP-O6-003/CUP-O6-004N AR-O6-004/PS-O6-006 Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Non-Residential Buildinl!s: The applicant has requested a maximum of 13,750 square feet of
commercial spaces, Staff proposes to limit the applicant to their request with an allowance of
up to 20% additional commercial square footage (16,500) for more marketable conditions,
The maximum square footage of one single building shall not exceed Y2 of the maximum
buildings, The applicant has submitted sample elevations and a materials list for the
commercial products. Staff supports these elevations and materials and recommends that a
stipulation requiring substantial compliance with these elevations/materials upon
development of the property be included within the DA.
Residential Buildinl!s: The applicant has submitted several elevations for both private street
accessed townhouses and detached single family residential products, as well as a materials
list. Staff supports these elevations and materials and recommends that a stipulation
requiring substantial compliance with these elevations/materials upon development of the
property be included within the DA.
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 may be used for non-domestic PUlþoses such
as landscape ilTigation,
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 future 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.
2. PP Application (PP-06-003): The proposed preliminary plat substantially complies with the
Zoning Ordinance.
Special Considerations:
Land Use Buffers: UDC requires landscape buffers between different land uses. Per UDC 11-
3B-9, a 25.foot wide landscape buffer is required between single-family homes and C-C
zoned property. The UDC requires the land use buffer to be provided by the higher intensity
use and to be located on the building site of the higher intensity use, unless the adjacent and
higher intensity use has not provided the buffer, The applicant is showing a 20-foot wide
buffer between the commercial area and the proposed townhomes, The applicant should be
required to create a 25-foot wide landscape buffer easement along the lots that abut the
townhouse lots. Said buffer shall contain materials in accordance with UDC 11-3B-9 and not
include impervious surfaces such as parking areas or driveways.
Landscape Street Buffers: ODC 11.2B requires a 35-foot wide street buffer along entryway
corridors. Chinden Road is classified as an Entryway Conidor. On the submitted landscape
plan, the applicant is proposing to construct a 35-foot wide street buffer along Chinden Road
and the buffer has been placed in a common lot. The applicant has also proposed a 25-foot
landscape buffer along Jericho Road, which is not required by the UDc. Staff is in support of
the landscape buffers as proposed.
Hightower Subdivision
AZ-O6-003/PP-O6-003/CUP-O6-004N AR-O6-004/PS-O6-006 Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
Private Streets: The applicant is proposing two private streets to serve the alley loaded homes
in Block 9. The applicant has submitted a Private Street application as required by ODC 11-
3F-3. The private street standards are listed in ODC 11-3F. The applicant shall design and
construct the private streets in compliance with the standards listed for Private Streets in
UDC 11-3F Private Streets. See Exhibit B.
TW11around on Menara Avenue: Per comments from the Meridian Fire Department, the
applicant shall revise the plat to show a temporary fire apparatus turnaround easement at the
terminus of Menara Avenue. Contact the Meridian Fire Department (Joe Silva at 888-1234)
to coordinate proper sizing and location of the tW11around,
On-street Parkin!!: Per ACHD and Meridian Fire Department comments, parking shall be
restricted on Menara Avenue, ToITe Way, and ToITe Place to one side of the roadway due tho
the reduced 29-foot street section. Coordinate with ACHD and the Meridian Fire Department
(Joe Silva at 888-1234) for proper signage of the parking restriction,
Direct Lot access to Chinden Road and Jericho Road: Direct lot access to Chinden Road and
Jericho Road shall be prohibited and shall be noted on the face of the plat.
Common Drives: Lots 5,6,7,8,11,12,13, and 14, Block 6 and Lots 10, 11, 12, 14, 15, and
16, Block 4 shall take access from common drives. Staff has concerns about the
confi ation of these lots and the a licant should be re ared to address at the ublic
hearin b means of a ra hie illustration that the drivewa s and arkin ads will be
desi ed and built in a fashion that allows reasonable vehicular movement to and from the
townhomes.
Cross Access: Because one of the proposed commercials lots does not have frontage on a
public street, the applicant should provide a cross parking/cross access agreement for all of
the lots within the commercial portions of the subdivision to use the driveways and parking
aisles.
Chinden Road Access: The applicant is proposing one new access point to Chinden Road
(SH 20/26) to serve the Hightower project at approximately 2,000 feet west of the Chinden
Road! Locust Grove Road intersection. As noted previously, ITD must issue an access
permit for this access, and the access is further contingent on the Meridian City Council
granting a variance to ODC 11-3H, ITD, ACHD, and City of Meridian staffs are supportive
of the location of the proposed access to Chinden Road and the location is consistent with
ITD's Access Management Plan (see February 13, 2006 letter from Sue Sullivan, ITD). A
connection to Chinden at the half mile as required by UDC 11-3H is not practical due to
patterns of development and the proposed location is aligned with the Castlebury Subdivision
entrance across Chinden Road to the north.
Commercial Streets: ODC 11-2B requires a 10-foot wide street buffer along commercial
roadways, On the submitted landscape plan, the applicant is proposing to construct a lO-foot
wide street buffer along the north side of W, Hightower Drive. However, the street buffer
easements are not labeled on the plat. The applicant should be required to depict the required
lO-foot wide street buffer easements along local roads on the face of the final plat.
Common/Open Space: The applicant has a qualified application meeting the requirements of
UDC 11-3G. The proposal is showing 18.3% of qualified open space in the residential
district which meets the requirements of a minimum of 5% open space.
Amenities: The applicant is required to provide one amenity per 20 acres. The applicant is
showing qualified site amenities as follows: a neighborhood park, open play area, gazebo,
and children's play structure, Amenities are generally located centrally and in common lots.
Hightower Subdivision
AZ-06-003/PP-06-003/CUP-06-004N AR-06-004/PS-06-006 Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
These common lots shall be maintained by the Hightower Home Owners Association. The
landscape architect shall certify that one tree per 8,000 square feet of lawn has Deen provided
on the landscape plan,
Ditches, Laterals. and Canals: Per UDC II-3A-6, all irrigation ditches, laterals or canals,
exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the
area being subdivided shall be tiled, The applicant is proposing to tile all of the inigation
facilities located on site, See Exhibit B below,
Pressure mÜmtion: The City of Meridian requires that pressurized irogation systems be
supplied by a year-round source of water (UDC 11-3A-15), 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, a single-point connection to the culinary water system shall be required. If a
single-point connection is used, the developer will be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City Engineer.
An underground, pressurized in-igation system should be installed to all landscape areas per
the approved specifications and in accordance with City Code, See Site Exhibit B below,
Fencill!z: The applicant has not submitted a detailed fencing plan with the applications. A
detailed fencing plan should be submitted upon application of the final plat (UDc 11-3A- 7).
If pennanent fencing is not provided, temporary construction fencing to contain debris must
be installed around the perimeter prior to issuance of a building pennit. All fencing should be
installed in accordance with City Code.
3, CuP Application (CuP-O5-052): The Proposed Conditional Use request substantially
complies with the Zoning Ordinance,
Refuse/Service Area Screen: UDC 11~3A-12 requires the visual and acoustic impacts of
these functions are fully contained and out of view from adjacent properties and public
streets, The applicant's CZC application must clearly demonstrate how this standard is met.
Parkin!!: One off-street parking space required for every 500 square feet of gross floor area,
The proposed total building floor area is 13,750 square feet, which requires 28 parking
spaces, The submitted site plan depicts 55 spaces and appears to meet the minimum standards
of the VDC parking requirements,
Drive Throu!!h: The applicant has requested approval of the drive through lane on Lot 2,
Block 3 as part of the Conditional Use Pennit. Staff finds that it complies with UDC 11-4-
3,11 and should be approved with the application.
Design Review Standards: UDC 11-3A-19 requires that all structures located on Entryway
Corridors (as identified on the 2002 Future Land Use Map) be subject to administrative
design review standards. Chinden Road in this location is an Entryway Corridor, and the
applicant has submitted a Design Review application for concurrent review. Staff is
supportive of the submitted application with the following comments:
1. Architectural Character: The submitted sample building elevations conform with
the architectural standards as follows:
. The proposed modifications exhibit facade modulations, roof line recesses and
projections along a minimum of 20% of the length of the facade as required;
. The proposed modifications clearly define primary building entrances and awnings,
windows, or arcades total a minimum of 30% of the facade length;
Hightower Subdivision
AZ-O6-003tPP-O6-003/CUP-O6-004N AR-O6-004tPS-O6-006 Page II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
. The proposed modifications demonstrate roof lines which demonstrate overhanging
eaves, two or more roof planes, varying parapet heights, and cornices;
. The proposed modifications exhibit at least two changes in color, texture and
materials; and
. The proposed modifications screen all ground-level and rooftop mechanical
equipment as viewed from the property line.
1, Color and materials: The submitted building elevations demonstrate the appearance
and use of high quality materials, such as stone and stucco and do not contain
prohibited materials or construction.
2. Parking Lots: No more than 70% of the off-street parking area for the structure
shall be located between the front façade of the building and abutting streets. The
site currently contains existing parking in front which is 52 % of the total for the
building, and satisfies this requirement.
3. Pedestrian Walkways; Staff finds that the proposal does not meet the pedestrian
walkways requirements, and changes should be as follows:
. A continuous pedestrian walkway that is a minimum of eight feet in width shall be
provided from the perimeter sidewalk to the main building entrance. The proposal
does not depict this required walkway, and staff finds that the applicant shall
modifY the site and landscape plans prior to submittal for Certificate of Zoning
Compliance to include a walkway from the sidewalk along W. Hightower Drive to
the building which complies with this requirement. The walkway shall also be
distinguished from the vehicular driving surface through the use of pavers, brick,
or colored/scored concrete.
9b, Staff Recommendation: Based on the above analysis, staff fmds the AZ/PP/CuP
applications substantially confonn with the adopted Comprehensive Plan policies and UDC
standards. Provided that concerns raised herein can be addressed at the public hearing, we
recommend approval of the AZIPP/CUP applications with the conditions shown in Exhibit B.
10. EXHIBITS
A. ÐrawingslMaterialslPhotos
1. Preliminary Plat (dated January 12, 2006)
2. Landscape Plan (dated March 8,2006)
3. Site Plan (dated March 9,2006)
4. Materials List
5. Proposed Elevations (no date)
B. Legal Descriptions
C. Conditions of Approval
I. Planning Department
2, Public Works
3, Fire Department
Hightower Subdivision
AZ-O6-003/PP.O6-003/CuP-O6-004N AR-O6-004/PS.O6-006 Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
4, Police Department
5, Parks Department
6. Sanitary Services
7. ACHD
D. Required Findings from UDC ~
1. Armexation
2. Preliminary Plat
3. Conditional Use Pennit
Hightower Subdivision
AZ-O6-003/PP-O6-003/CUP-O6-004N AR-O6-004/PS-O6-006 Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
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Exhibit A2: Landscape Plan (dated March 8,2006)
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Exhibit A4: Materials List
Commercial Materials Ust
ë, Stucco exterior walls
I; Architectural composition shingle roof or tile on pitched roof areas
ç Built up roof on flat 1'Oof areas
ç Aluminum/Glass storefront doors and windows
; Canvas Awnings
ç Hock/Brick/Wood detailing
1; Concrete or Brick walks
ç Striped asphalt drives and parking areas
ç Professionally landscaped perimeter and interior planter areas
Residential Materials List
ç Composition Shingle Hoof - Architectural grade and above
i; Horizontal lap siding (wood or similar product type) or combination
of lap siding and stucco
ç I<ock, Brick or Wood detailing
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1; Wood or ShlCCO trim
1; Concrete or Brick walks
i; Concrete driveways
ç Wood fascia
ç Wood railings
ç Aluminum or Copper gutters
ç Grass mow strip
ç Advanced caliper tree in front yard
Exhibit A Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Exhibit A5: Proposed Elevations (no date)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Exhibit B: Legal Description - Subdivision
FOX Land Surveys, Inc.
4896 Overland Rd. STe 182 ¡" BoISe Idaho A 837OS Ó 208-342-7957 ð. 208-342-7437 FAX
ANNEXATION DESCRlPT1ON
A PoRTION OF THE NORTHWEST % OF me NORntEAST % OF SECTION 30, TOWNSHIP 4
NORTH., RAHøe 1 EAsT. BoIse MERIDIAN, AnA CouNTY. IDAHO
A Portion of the Northwest % of the Northeast X of Section 30. Township 4 North,
Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as
follows;
Beginning at a round Brass Cap Monument marking the Northeast Comer Of SectìOI1 30,
from which a found Brass Cap Monument maoong the North % Comer thereof bears North
89"51'45" West, a distance of 2.633.96 feet;
thence along the Northerly boundary of Seåíon 30 and the Center fine of State Highway
20126, North 89"51'45" West. a distance of 1,341.98 feet to its intersection with the Center
line of Jericho Road, the TRUE POINT OF BEGINNING;
thence along the Center line of Jericho Road, South 00"29'468 West, a distance of649.36
feet to its intersection with the Easterly prolongation of the common boundæy of property
described in Warranty Deed Instrument Number 8943651 and PetSOnal Representatives
Deed Instrument Number 104154997;
thence along said prolongation and common boundary, North 89"43'30" West. a distance
of 616.56 feet to the beginning ora curve to the left;
thence along said curve to the left having a length of 31.42 feet, a radius of 20.00 feet, a
cenbal angle of 90"00'00-, tangents of 20.00 feet, and a long chord which bears South
45"16'308 West, a distance of 28.28 feet to a fOl81d 4 inch iron pipe marking the North-
West-Northeast 1164'" comer of Section 30;
thence continuing along the cormton boundary of property described in Warranty Deed
Instrument Number 8943651 and Warranty Deed InsIrument Number 104154997, South
OO"14'SCY West, a distance of 660.55 feet to the Center-West~ 1 J641h comer of
Section 30 and the Easterly oorner cornman 10 property desaibed in Personal
Representatives Deed Instrument Number 104154997 and Personal Representatives
Deed Instrument Number 104183946;
thence along the North 1/1s- line of SecIfon 30 and the common boundary of said
Properties, North 89"56'4T West. a distance of 658.63 feet to the Center-North 1/16111
comer of Section 30;
Exhibit B Page I
~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
thence along the Norfu..South Center line of Section 30, North 00'"30'27" East, a distance
of 857.63 feet to a found 518 inch rebaI' with plastic cap stamped -PLS 4116" marking the
Westerly comer common to property desaibed in Personal Representatives Deed
Instrument Number 104154997 and Warranty Deed Instrument Number 102036999;
thence along the common boundary of said properties, South ~ 49'56- East, a distance of
503.68 feet to 8 found % inch rebaI' with no cap marking an angle point in said boundary;
thence continuing along the common boundary of property described in Personal
Representatives Deed Instrument Number 104154997 and Wan-anty Deed Instrument
Number 102036999, North 00"44'44' East, a distance of 432.00 feet to a found 1/2 inch,
rebar with no cap marking the Northerly common comer thereof, on the Southerly Rlght~-
Way of State Highway 20126:
thence North 00"08'15' East, a distance of 40.00 feet to a paint on the Northerly boundary
of Section 30 and the Center line of State Highway 20f.26;
thence along said boundary and Center line, South 89°51'45' East, a distance of 786..76
feet to feet to the TRUE POINT OF BEGINNING;
R~RQ)JA'<90
BY ., I . ~\..
1'.:1 7 2Q06
I,¡¿,'<¡DIAN PUBUC
WORKS DEPT..
TJF:laj
W :IPR;o:cb~S'D 5-O64.P1) 'IProjcct\Dcocripliono \S64ANNEXde8c.doe
Exhibit B Page 3
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ANNEXATION SKETCH FOR HIGHTOWER. LLC
CEN'ItR UNE STATE HIGHWAY 20/28.......
ÑQo"08'1 ð-e: ~ 00
, 1/4 SEe. 30
"'Rap N¡r SIGNATURE:
POINT HOME AND
GARDEN ACCEN'J'S.
INC, we 10203e999
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N~ LOU!Sf: WHItt "'RD 10+154997
a~ APP~A~rL-'
JAM 1 7 2006
MERIDIAN PUBLIC
WORKS DEPT, 'oj
"W 8ee.
PROP N¡r GOLDSMITH PRO 10416J904.6
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PROP Njr
MARTENS 1m
8943651
SCA1.E ,- . 200"
I BRASS CAP MONtAfINT
ALUMINUM . CAP MONuwENT
4 INC»I IRON PIPE
0 3/4 INCH REBAR
0 8/1 INOt REBM
0 , /2 INQI RmAR
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PROP N/I"
MCCLURE WO
8670572
PROP N/F ARCAOIA, LLC QCD 105052977
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
!
"C"'-..'- ;
FOX Land Surveys, Inc.
4698 W OYeftand Rd, aTE 162 A Boise, ID A 83705 to 208-342-7957 å 208-342w7437 PAX
.. "
- ~
CC REZONE DESCRIPTION
A PORTION OF THE NORTHWEST Y¿ OF THE NORTHEAST Y. OF SeCTION 30, TOWNSHIP 4 NORTH.
RANGE 1 EAsT, BoISE MERIDIAN. ADA COUNTY, IDAHo
A Portion of the Northwest X of the Northeast Yo of Section 30, Township 4 North,
Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as
fallows;
Beginning at a found Brass Cap Monument marking the Northeast Corner of Section 30,
from which a found Brass Cap Monument marking the North Yo. Corner thereOf bears North
89ð51'4S" West, a distance of 2.633,96 feet;
thence along the Northerly boundary of Section 30 and the Center line of State Highway
20/26, North 89°51 '45" West, a distance of 1,697,59 feet to the TRUE POINT OF
BEGINNING;
thence South 00°16'30" West, a distance of 371.75 feet to a point;
thence North 89°43'30" West, a distance of 433-.76 feet to a point on the common
boundary of property described in Personal Representatives Deed Instrument Number
104154997 and Warranty Deed Instrument Number 102036999;
thence along the common boundary of said properties and the Northerly extension thereof,
North OOð44'44" East, a distance of 370.72 feet to its intersection with the Center line of
State Highway 20/26;
thence along said Center line, South 89°51'45" East, a distance of 430.72 feet to the
TRUE POINT OF BEGINNING;
Containing 160,459 square feet, 3,683 acres, more or less-
Refer to attached sketch,
Fox Land Surveys, tnc,
Timothy J. Fox, President, PLS 7612
END OF DESCRIPTION
TJF:~
w: ~ts'2005\O5.{J64 PIJ'J'rojecllDe.cription.1564CCðescJ .1+06, doc
Exhibit B Page 5
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- - - - TlELlNE
51 ALUMINUM CAP
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0 FOUND 1œ REBAR UNLESS OTHERWIse NOTED
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
FOX Land Su'Veys, Inc.
4698 W Overland Rd. STe 182 tJ. Boi5~ 106 83705/1208-342-7957 Jl 208.342-7437 FAX
R8 REZONE DESCRIPTION
A Palm"" OF THE -- Y. OF THE NOR- % OF SeCTION 30, TOWN,",IP 4 """"',
RANGE 1 EAST. BOISE MERIDIAN, ADA COUNTY, IDAHO
A Portion Of the Northwest ~ of the Northeast X of Section 30, Township 4 North,
Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as
follows;
Beginning eI . found Br... Cap Monument marking ",e Northeast C"""" of Section 30.
from which a found Brass Cap Monument marking the North Y.. Comer thereof bears North
89°51'45" West, a distance of 2,633.96 feet;
thence along the NOrtherly boundary of Section 30 and the Center line of, North 89051'45"
West, a dislance of 2,633.96 feet 10 a fOund Brass Cap Mo- marking the North y-
Corner thereof;
thence along the North South center line of Section 30, South 00°30'27" West, a distance
0/471. 72 feet to a fOUnd 518 inch reba, marking the Weslerly comer common to pro_~
described in P"""al Representatives Deed I/)sInJmem NumberI 04154997 """ Wanan(y
Deed Instrument Number 102036999, the TRUe POINT OF BEGINNING;
thence along the COmmon boundary thereOf, South 89°49'56~ East. a distance of 503.68
feet to an angle paint in the common boundary Of said properties;
thence eIong the SOUlherly ~"'" Of Ole North-8out/ common be"""", Of prope""
described in PO"""'.I R-ü"". Dead InsInwnent -104154997 and Wan-anty
Deed Instrument Number 102036999, South 00°44'44" West, a distance of 175.57 feet to a
point;
thence South 89°45'10" East, a distance of 172.58 feet to the beginning of a non-tangent
CUrve to the left; .
thence along said curve to the left having a length of 31.42 feet, a, radius of 20.00 feet, a
central angle of 90°00'00", tangents of 20.00 feet, and a long chord which bears South
45"16'30" West, a distance of 28,28 feet to a point of non-tangency and the Northwest-
Northeast 1164111 COmer Of Section 30, marked Þy a found 4 inch iron pipe;
thence along the West-East 1/64111 line of Section 30, South 00"14'50' West, a distance of
680.55 feet to the Center-West.Northeast 1164fh comer thereof;
thence along the North 1/161h line of Section 30, North 89"56'42" West, a distance of
658.63 feet to the Center North 1116111 comer of Section 30;
Exhibit B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
'hence a'ong the Norfh-8oulh centertina of Saction 30. North 00"30'27" EasI. a distanœ of
857.63 feet to the TRUE POINT OF BEGINNING;
Containing 536,165 square feet, 12.308 acres, more or less.
Refer to attached sketch
Fox land Surveys, Inc.
Timothy J. Fox, President, PlS 7612
END OF DESCRIPTION
Exhibit B Page 8
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- - - - - RIGHT-OF-WAY UNE
- - - - TIE UNE
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0 FOUND 518" REBAR UNLESS OTHERWISE NOTED
0 FOUND 11Z' REBAR UNLESS OTHERIMSE NOTED
LA CALCULATED POINT NOTHING FOUND OR SET
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FOX Land Surveys, Inc.
.... W """and Rd, an 182 A ....... 10. 83705 A ----7H7 A ~7"7 F~
A PoRTION OF THE NoRTHWEST Y. OF THE NORTHEAST % OF SECTION 30. TOWNSHIP 4
NORTH, RANGE 1 EAsT, BoISE MeRIDIAN, ADA COUNTY. IDAHO
R15 REZONE DESCRIPTION
A Portion oftha Northwest X of the Northeast X of Sect/on 30, Township 4 North,
Range 1 East, Boise Meridian, Ada County, Idaho, more particularly described as
follows;
Beginning at a foUnd Brass Cap Monument marking the Northeast Corner of Section 30,
from WhiCh a found Brass Cap Monument marking the North X Comer thereof bears North
89"51'45" West, a distance of 2,633.96 feet:
thence along the Northerly boundary of Section 30 and the Center line of State Highway
20/26, North 89"51'45" West, a distance of 1,341.98 feet to its intersection with the Center
line of Jericho Road the TRUE POINT OF BEGINNING;
thence along said Center line, South 00"29'46" West, a dìstance of 649.36 feet to its
intersection With a line 20.00 feet North of the North-North 11641h line of Section 30;
thence along a line 20.00 feet North of and parallel With said 11641h line, North 89"43'30'
West, a distance of 616.56 feet to a paint;
thence North 89"45'10' West, a distance of 172.58 feet to its intersection With the
Southerly projection of the common North.South boundary of property described in
Personal Representatives Deed Instrument Number 104154997 and Warranty Deed
Instrument Number 102036999;
thence along said projection and boundary, North 00"44'44" East, a distance of 276.65 feet
to a point; ,
thence South 69"43'30. East, a distance of 433, 76 feet to a point;
thence NOfth 00"16'30' East, a distance of 371,75 feet to a point on the Center line of
State Highway 20/26;
thence along said Center line, South 89"51'45" East, a distance of 355.61 feet to the TRUE
POINT OF BEGINNING;
Refer to attached sketch.
Containing 350,318 square feet, 8,042 acres, more or less,
Exhibit B Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
Fox land Surveys, Inc,
Timothy J, Fox, President, PlS 7612
F.Nf) OF DESCRIPTION
TJF;taj
W;\Projects1200S\()S"064.?l]ìI'tvje(:tlDescriJl(iOnSIS64RI5(J. J 4..{)6).doç
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- - - 1/4 SECTION LINE
- - - - - RIGHT-QF-WAYUNE
- - - - TIE LINE
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0 FOUND 112" REBAR UNlESS OTHERWISE NOTED
A CALCUlATED POINT NOTHING FOUND OR SET
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':-"--,---- .:..=
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Exhibit B Page 13
1.1.1
1.1.2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
C, Conditions of Approval
1. Planning Department
SITE SPECIFIC COMMENTS. ANNEXATION AND ZONING
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner( s) (at the time of annexation ordinance adoption),
and the developer, The a bcant shall COntact the Cit Attorne Bill N at 888-4433 to initiate
this Dr<>Cess. Staff reCûDUnends that the Commission and Council direct the City's Legal
Department to draft a deve]opmenl agreement for Hightower Sobdivision as follows:
1. That all future development sba11 not involve nses, activities, processes,
materials, equipment and conditions of operation that wiU be detrimental to
any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
2. That all future development of the subject property shaIl be consistent with
the applicant's conceptual plan unless otherwise modified by other
Provisions of the DA
3. That all future development of the subject property sba11 be constructed in
accordance with City of Meridian ordinances in effect at the time of
development.
4, That the future uses and lots on this site shaIl confonn to the District
Regulations and Allowed Uses contained in the Unified Development Code
(UDC), in effect at the time of development.
5. That the applicant wiU be responsible for all costs associated with the seWer
and water service extension.
6. That any existing domestic wells and/or septic systems witilln this project
wiIl have to be removed from their domestic service, per City Ordinance
Section 5-7.517, when services are available trom the City of Meridian.
WeIls may be used for non-domestic purposes such as landscape Ïnigation.
7. Tbat prior to issuance of any boilding Pennit, the subject property be
subdivided in accordance with the City of Meridian Unified Development
Code.
8. That development of the commercial lots shaIl comply substantiaIly with the
submitted CuP site plan dated March 9,2006 and the sample elevations and
materials list in Exhibit A of the staff report for the hearing date of April 6,
2006.
9, That development of the residential lots shall comply substantiaIly with the
submitted sample elevations and materials list in Exhibit A of the staff report
for the hearing date of April 6, 2006.
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
The preliminary plat prepared by The Land Group, dated January 12, 2006, is approved, with the
conditions listed herein. All comments/conditions of the accompanying Annexation and Zoning
(AZ-06-003) and Conditional Use Pennit (CUP-06-004) applications shall also be considered
conditions of the Preliminary Plat.
Create an open space easement for the reqillred 25-foot wide landscape buffer along the east
boundary of Lots 2 and 4, Block 3. Said buffer area shall contain materials in accordance with
UDC 11- 3B and not include impervious surfaces such as parking areas or driveways.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REFORT FOR THE HEARING DATE OF AFRIL 6, 2006
1.1.3
The landscape plan prepared by The Land Group, labeled Sheets LLl, is approved with these
applications. A landscape plan consistent with UDC 11- 3B shall be sobmitted with the final pIat
which reflects any changes made to the prelimiruuy plat to redesign the suhdivision consistent
with approved access points.
The applicant shall construct along ChiDden Road a landscape benD and wall consistent with the
requirements contained in the letter from Sue Sullivan, LTD, dated February 13, 2006,
Maintenance of all common areas shall be the responsibility of the Hightower Subdivision
Business/Home Owners Association(s).
Per ACHD and Meridian Fire Department comments, parking shall be restricted on Menara
Avenue, Tom Way, and Tom Place to one ,ide of the roadway due the reduced 29-foot 'treet
section. Coordinate with ACIID and the Meridian Fire Department (Joe Silva at 888-1234) Em
proper signage of the parking restriction.
Per COmments /Tom the Meridian Fire Department, the applicant shaH revise the plat to show a
temporary fire apparatus turnaround easement at the tenninus of Menara Avenue. Contact the
Meridian Fire Department (Joe Silva at 888-1234) to coordinate proper sizing and location oflbe
turnaround.
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
Lots 5, 6, 7, 8, II, 12, 13, and 14, Block 6 and Lots 10, II, 12, 14, 15, and 16, Block 4 shaII talœ
access tram common drives.
The applicant shaII revise the plat to depict the reqlired IO-foot wide street buffer easements
along the north side ofW. Hightower Drive on the commercial lots.
Prior to the City Engineer's signatore of the finaI plat, all existing structores shall be removed
ÍÌ'om the site.
1.1,9
1.1.10
1.1.12
~.
GENERAL REQUIRBMENTS-PRELIMINAR Y PLAT
L L 11 Provide cross access/cross parking easements for Lots 2, 3, and 4, Block 3. All cross access drive
aisles shall only approach the ACIID approved points of access to the public street system.
Maintenance of the aisle and parking areas shall be provided for in a note on the face of the final
plat, AND/OR in a document such as CCR' s.
Direct lot access to Chinden Road and Jericho Road is prohibited, A note shall be placed on the
final plat restricting access to Chinden Road and Jericho Road.
-
1.1.13
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to City Code,
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
AIl areas approved as open space shall be free of wet ponds or other such nuisances. AIl
stonnwater detention facilities incorporated into the approved open space are subject to ODC 11-
3A~18 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 pennitted under ODC ll-3A-18.
If the stonnwater detention facility cannot be incorporated into the approved open space and still
meet the standards of ODC Il-3A-18, 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.
1.1.14
1.1.15
2.3
2.4
..~,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
1.1.16
1.1.18
The applicant shall submit a detailed feucing 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 penuit. All fencing
should be installed in accordance with City Code.
Any tree over 4" in caliper that is removed &om 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 bave to
be mitigated.
All inigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided sball be tiled, unless otherwise
approved by the Irrigation District(s). Plans will need to be approved by the appropriate
inigationldrninage district, or lateral users association (ditch owners), with written approval or
non-approval submitted to the Public Works Department. Iflateral users association approval can
not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to fina1
plat signature.
1.1.17
1.1.19 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.1.20 Pre!inrinary plat approval shaI1 be subject to !be expiratiou provisious set fortb m UDC 1I-6A
SITE SPECIFIC CONDITIONS-CONDITIONAL USE PERMIT
1.1.2! The submitted CUP site plan dated March 9, 2006 is approved and developmeut witbiu the
commercial lots shall comply substantially with said plan.
The drive through lane on Lot 2, Block 3 complies with UDC 11-4-3,11 and is approved,
Any roof-mounted mechanical equipment will be screened &om view &om any public rigbt-of-
way. The applicant shall submit drawings at the time of CZC submission that demonstrate this
condition is complied with.
1.1.24 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.1.25 Comply with UDC 11-3A-12 regarding a screen for the refuse/service area.
2. Public Works Department
1.1.22
1. 1.23
2.1
Sanitary sewer service to this development is being proposed via extension of mains in Saguaro
Canyon, The applicant shall install all mains necessary to provide service; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard fonus
of easements for any mains that are required to provide service, Minimum COver over sewer
mains is three feet, if cover from top of pipe to sub. grade is less than three feet than alternate
materials shall be used in confonnance of City of Meridian Public Works Departments Standard
Specifications.
No sewer mains shall be allowed with less than the minimum required three feet of Cover. The
applicant shall coordinate with the Public Works Department for an acceptable solution to this
problem.
Water service to this site is being proposed via extension of mains in Saguaro Canyon
Subdivision and Jericho Road. The applicant shall be responsible to install water mains to and
through this development, coordinate main size and routing with Public Works. The applicant
shall execute standard fonus of easements for any mains that are required to provide service,
The water main that is being run from Jericho Road that is being proposed as an eight-inch shall
2,2
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CITY OF MERIOIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
2.6
be upsized to a lO-incb, routing of sucb sbaI1 be coordinated with the Public Works Department,
and shall include a 10-inch stub to the property to the west.
Any potential reimbursement agreements mnst comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
The applicant shali provide a 20-foot eas<meat for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
There are numerous lots shown in the R -8 portion of this development as being +/ - 50-feet.
Minimum lot frontage for these lots shall be 50-feet.
A drainage plan designed by a State of Idabn liceosed architect or engineer is required and sbaIl
be submitted to the City Engineer (Ord. 557, 10-]-91) for all off-street parking areas and private
streets. Stonn water trea!moot and disposal shall be designed in accordance with Department of
Environmental QnaJity 1997 publication Catalog of Stonn Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a
surfuce water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant is responsible
for filing al1 l1eCesslO)' applications with the Idaho Department of Water Rewurces regardjng
Shallow Injection Wells.
The applicant has indicated that the Home Owners Association will own and operate the pressure
irrigation system in tills proposed development. Since it is to be maintained as a private system,
plans and specifications will be reviewed by the Public Works Department as part of the
construction plan review. A "draft copy" of the operations and maintenance manual will be
required prior to plan approval with the "final draft" being required prior to final plat signature on
the last phase of this project.
The City of Meridian requires that pressurized inigation systems be supplied by a year-round
source of water (UDC 11- 3A -6). The applicant should be required to ose any existing surfuce or
well water for the JIrimary SOUIce. If a surface or well SOUIce is not available, a single-point
connection to the culinary water system shaJl be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the Common areas prior to
signature on the fmal plat by the City Engineer.
All existing structure not meeting the new setbaeks sban be removed prior to ,;gnalure on the
final plat by the City Engineer. ,
Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water metern. The applicant shall make the necessaty adjustments to achieve this separation
requirement and comply with all landscape requirements,
AU water meters that are located in driveways .maJ1 have the meter vaults constructed of traffic
rated material per City of Meridian Standard Specification 7.05(W),
A ten-foot wide Public Utilities, Drainage and hrigation easement shall be dedicated along all
rear lot lines, and centered on interior lot lines that are not spanned by attached units, Along
public and private right-of-ways the width shall be sufficient to allow for 10 feet past the edge of
the sidewalk
Any eristing domestic wells andlor septic systems within this project shall be removed from
domestic service per City Ordinance Section 9- I -4 and 9-4-8. Wells may be used for non-
domestic PUIposes such as landscape iITigation,
2.5
2.7
2.8
2.9
2,10
2.11
2.12
2.13
2.14
2.15
CITY OF MERIDIAN FLANNING DEFARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
2.16
All irrigation ditches, laterals or canals, exclusive of natural watenvays, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided sball be tiled per ODe 11- 3A-6.
Plans shall be approved by the appropriate inigationldrainage distric~ or lateral usen; association
(ditch owners). with written approval or non-approval suhmitted to the Poblic Works Department.
IfJateral USers association approval can't be obtained, alternate plans sbaH be reviewed and
approved by the Meridian City Engineer prior to fmal plat signature.
Street signs are to be in place, water system sba11 be approved and activated, fencing installed,
drainage lot, constructed, road base approved by the Ada County Highway Di,trict and the FinaJ
Plat for this subdivision shaH be recorded, prior to applying for building pennits.
A letter of credit or cash sorely in the amount of 11 0% will be required for all OlICornpleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but uot limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shaI1 be installed and approved prior to obtaining
certificates of OCCUpancy.
2.17
2.18
2.19
2.20
Applicant shall he reqtrired to pay Puhlic Works development plan review, and construclion
insPection fees, as determined doring the plan review process, prior to signature on the final plat
per Resolution 02-374.
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.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shan he responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers,
Developer shan coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfiU, where footing would sit atop fin material.
The engineer shall be required to certify !bat 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 I-foot above.
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
detennined after pow", designs are completed by Idaho Power Company. The street light
contractor shan obtain design and pennit from the Public Works Department prior to
commencing instaUations,
3. Meridian Fire Department
1. One and two fumily dwellings will require a fire-flow ofI,OOO gallons per minute available
for duration of2 hours to service the entire project. Fire hydrant<¡ shall be placed an average
of 500 feet apart. International Fire Code Appendix C.
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,
2.21
2.22
2.23
2.24
2.25
2.26
2.27
"
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
3. FinaI ApprovaI of the fire hydrant locations shaIJ be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' 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 specifications.
d. Fire Hydrants shall be placed on comers when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
4. The phasing plan may reqnire that any roadway greater than ISO feet in length that is not
provided with an outlet shall be required to have an approved turn around.
5. AIl entrance and internal roads and alleys shall have a turning radius of28' inside and 48'
outside radius.
6. All common driveways shall be straight or have a tunring railius of 28' inside and 48'
outside and shall have a clear driving surface which is 20' wide.
7. Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D1O3.6 Signs.
8. For all Fire Lanes, provide signage "No Parking Fire Lane".
9. msure that all yet undeveloped parcels are maintained free of combustible vegetation.
10. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature
landscaping.
11. Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
12. To increase emergency access to the site a minimum of two points of access will be reqmred
for any portion of the project, which serves more than 50 homes. The two entrances shonld
be separated by no less than Y2 the diagonal measurement of the full development.
13. Building setbacks shall be per the International Building Code for one and two story
construction.
14. 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 measnrements shaH be based on the
fuce of curb dimension. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
15. Commercial and office occupancies win require a fire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shaII he placed per
Appendix D.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
16. The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and
efficient response by fire and emergency medical service vehicles. This cost of this
installation is to be borne by the developer.
17. Maintain a separation of 5' ITom the building to the dumpster enclosure.
18. Provide a Knox box entry system for the complex prior to occupancy.
19. The first digit of the Apartment/Office Suite shall correspond to the floor level.
20. An aspects of the building systems (including exiting systems), processes & storage
practices shall be required to comply with the International Fire Code.
21. All portions of the buildings Ioeated on this project must be within 150' of a paved surface
as measured around the perimeter of the building,
22. Provide exterior egress lighting as required by the lntemational Building & Fire Codes.
23. Where a portion of the fucility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 fuet (I22 m) trom a hydrant on a fire apparatns access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydnmts and mains shall he provided where required hy the code official. For huildings
equipped throughout with an approved automatic aprinkIer system installed in accordance
with Section 903.3.1.1 or 903.3 .1.2 the distance requirement shaIl he 600 feet (I 83).
a. For Group R-3 and Group U Occupancies, the distance requjreu¡ent shall be 600 feet
(183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
instaIIed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance reqnirement
shall be 600 feet (183 m).
24. There shall be a fire hydrant within 100' of all Fire Department connections.
25. Alleys that serve mews shall be at least 24-feet wide.
26, Buildings or facilities exceedIDg 30 feet (9144 mm) or three stories in height shall have at
least three means of fire apparatus access for each structure. (Remoteness Required)
4, Police Department
I. The proposed plat and/or site design encourages high-speed, cut-through traffic. The
applicant shall work with the Ada County Highway District to provide traffic calnring
design to decrease travel speeds on W. Saguaro Hills Drive.
2. Any interior fencing shall allow visibility from the street or shall not exceed four feet in
height if solid fencing is used.
3. The loading areas shall be separated trom all public parking areas.
4. Parks Department
1. Standard for Mitigation of trees: The standard established in the City of Meridian
Landscape Ordinance (UDC 11-3B-1O) will be followed.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
2. Standard Plan for Protection of Existing Trees during Construction: The standard
established in !be City of Meridian Landscape Ordinance (ODc 1I-3B-IO) wi]] be
followed.
5. Sanitary Service Company
1, No comments received,
...,--
-.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
7, ACHD
7.
8,
10
Distnct Policy 7207.9.3 'estncts ,""sidential d,lveways to a maXimum width of 20-
feet.
> loca' Residential ddveways ace to be constructed not mo'e than 20 feet wide,
paving them the entire width and no less than 3D-feet into the site.
c.
,. ACHD unde-nd, di'ect lot acœ" fo, certain lots in block 5,6, 7, and 8 may
not be able to meet district offset policy and are approved as proposed.
Site SDecific Conditions of ADDroval
1,
Const",ct West Htghtowee Delve tn alignment wtth Newbe"y Stceet, a 3a-foot wtde
curb return type access intersecting Jericho Road, approximately 285-feet south of
State Highway 20/26, on the Opposite side of the street.
2,
locate West Hightower Drive as proposed, approximately 28D-feet north of the
southeast property line (property line to centerline) to approximately 11D-feet
north of the Southwest property line (property line to Centerline).
3.
Construct West Hightower Dnve as a <Hoot street 'eenon within SHeet of rlght-
of-way; complete with vertical curb, gutter, 5-foot attached or 7-foot detached
sidewalk, Any additional direct lot access in this area other than specific approvals
In this application are prohibited and will be required to be noted on the final plat.
4.
locate a northern access from West Hightower Drive to the commercial
development approXimately 220-feet east of North Saguaro Hills Way (centerline to
centerline),
s.
locate North Saguaro Hills Way in alignment with Castlebury Avenue,
approximately aD-Feet east of the northwest property line, transitioning south, past
the intersection with West Hightower Drive, to where it stubs 12D.feet west of the
Southeast property line (property line to centerline).
6.
locate the Western access from North Saguaro Hills Way to the commercial
development on the east side of the road approXimately 170-feet south of State
Highway 20/26 (centerline to centerline).
Construct North Saguaro Hills Way, from West Hightower Drive north, as a 40-foot
street section within 54-feet of right-oF-way; complete with vertical curb, gutter and
sIdewalk.
Construct North Saguaro Hills Way, from approximately 31D-feet south of the north
property line where it intersects West Hightower Drive, south to stub at the south
property line (located approximately US-feet west of the southeastern property
line) as a 36-foot street section within 50-feet of right-oF-way; complete with rolled
curb, gutter and sidewalk.
Hightower Preliminary Plat
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TEE HEARING DATE OF APRIL 6,2006
9,
Construct Jericho Road as one half of a 40-foot street section with vertical curb,
gutter and S-foot Concrete sidewalk; additional direct lot access in this area, other
than the Specific approvals in this application, are prohibited and will be required to
be noted on the final plat.
10. Dedicate a total of 27-feet of Right-oF-Way From the centerline of Jericho Road to
the new property Hne.
11. Locate West Hightower Drive intersecting Jericho Road approximately 285.feet
south of the north property line (property line to centerlíne) aligning with Newberry
Street adjacent to the site.
12. Locate three 29-foot street sections within 42-feet of Right-oF-Way as proposed;
a, Praia Way, lOcated lBO-feet west of the east property line (pmperty
line to centerline}, as a 29-foot street Section within 42-feet of Right-of-.
Way.
b. Rail To Street, located 2S0-Feet to 170-feet west of the east
property line (property line to Centerline), as a 29-foot street section
within 42-feet of Right-oF-Way.
c, Torre Way, located 170-feet west of the east property line
(property line to centerlîne) and running north, as a 29-foot street
section terminating with a turnaround
13, Locate the seven stub streets in alignment with other existing streets in the
adjacent subdivisions are attached to this report. ACHD's aDDroval is continQent °0
actual alignments,
A stub street shall be designed to slope towards the street intersection
and drain surface water toward that Intersection and have a sign stating,
"This street will be extended in the future,"
Locate the internal local roadways with stubs as proposed, The District
may require appropriate COvenants guaranteeing that the stub street wfl/
remain free of obstructions.
a, The location of West Hightower Drive
A stub street to the west property line located approximately 330-feet
south of the north property line (property Hne to Centerline). This stub
street is anticipated to serve the 5"acre parcel located directly to the
West. District staff is SUpportive of the applicant's proposal. Due to the
fact that the propOsed stub street will be less than ISO-feet in depth,
the applicant will not be required to construct a temporary turnaround
at the terminus of the roadway.
11
b. The location of North Menara Avenue
A stub street to the south property line located approximately 51O~feet
west of the east property line (property line to centerline). This stub
Hightower Preliminary Plat
-,.
CITY OF MERIDIAN PLANNING OEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
street is anticipated to serve the S-acre parcel located directly to the
south. District staff is supportive of the applícant's proposal. Due to the
fact that the proposed stub street will be less than ISO-feet in depth,
the applicant will not be required to construct a temporary turnaround
at the terminus of the roadway,
C. The location of West Macau Street
A stub street to the west property line located approximately lIO-feet
south of the north property line (property line to Centerline). This stub
street is anticipated to serve the 9,5-acre parcel located directly to the
west, Blythe Estates 1993, District staff is SuPPOrtive of the applicant's
propOsal. Due to the fact that the proposed stub street will be less than
ISO-feet in depth, the applicant will not be required to construct a
temporary turnaround at the terminus of the roadway.
d, The location of North Saguaro Hills Way
A stub street to the south property line located approximately 11O-feet
west of the east property line (property line to Centerline). This stub
street Is anticipated to serve the 55-acre parcel located directly to the
south, Saguaro Canyon Subdivision #3 2005. District staff is supportive
of the applicant's proposal. Due to the fact that the proposed stub
street will be less than ISO-feet in depth, the applicant will not be
required to construct a temporary turnaround at the terminus of the
roadway.
e, The location of North Tashkent Avenue
A stub street to the north property line located approximately 1l0-feet
east of the west property line (property line to centerline), This stub
street Is anticipated to serve the 5-acre parcel located directly to the
north, District staff is suPportive of the applicant's proposal. Due to the
fact that the proposed stub street will be less than ISO-feet in depth,
the applicant will not be required to construct a temporary turnaround
at the terminus of the roadway,
f. The location of Tallinn Street (west)
A stub street to the west property line located approximately IOO-feet
north of the Southwest property line (property line to centerline). This
stub street is anticipated to serve the parcel located directly to the west,
Blythe Estates 1993. District staff is supportIve of the applicant's
proposal. Due to the fact that the proposed stub street will be less than
ISO-feet in depth, the applicant will not be required to construct a
temporary turnaround at the terminus of the roadway.
g. The location of Tallinn Street (east)
A stub street to the east property line located approXimately lOa-feet
north of the Southeast property line (property line to centerline). This
stub street is anticipated to serve the approximately 4.6 acre parcel
located directly to the east. District staff Is sUpportive of the applicant's
12
Hightower Preliminary Plat
CITY OF MERIDIAN FLANNING DEFARTMENT STAFF REFORT FOR THE HEARING DATE OF APRIL 6. 2006
propOsal. Due to the fact that the proposed stub street wit/ be less than
ISO-feet in depth, the applicant will not be required to Construct a
temporary turnaround at the terminus of the roadway.
14, Locate two prlYate alleys 12S-feet south of West Macau Street (centerline to
centerline) and 12S-feet north of West Tallinn Street (centerline to centerline),
15. Constcucr a cU'~de-sac tumamund with island at the termInus of North Tmre Place,
approximately 130-feet north of West Hightower Drive (near edge to centerline)
with a minimum 29-foot paVement surface surrounding the island and a minimum
45-foot turning radius around the island.
16. The location of the island located in block 2, rot 1 Is approved as proposed. The
highway district requests the dedication of Block 2, lot 1 to preserve the Right-of-
Way for this particular island,
17, Construct local all Residential driveways not more than 20 feet wide, paving them
the entire width and no less than 30-feet into the site,
18, Direct lot access for Certain lots in block S, 6, 7, and 8 may not be able to meet
district offset policy and are approved as proposed,
19, Provide a letter from !TO outlining their requirements; ACHD wi/I reqUire the
applicant to satisfy those requirements as well.
20. Comply with Section D, Standard Conditions of Approval.
13
Hightower Preliminary Plat
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
11.
12.
13.
14
D.
Standard Conditions of ADProval
1.
Any existing irrigation facilities shall be relocated outside of the rlght'ot-way.
2.
Private sewer or water systems are prohibited from being located within any ACHO roadway
or right-at-way,
3.
All utility relocation costs associated with improving street frontages abutting the site shalf
be borne by the developer.
4,
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,
5,
Comply with the District's Tree Planter Width Interim Policy.
6,
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,
7,
All design and construction shall be in acCordance with the Ada County Highway District
Policy Manual, rsPWC 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,
8,
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,
9,
Construction, Use and property development shalt be in Conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10.
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-or-way,
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGllNE (1'800'342-1585) at least two full business
days prior to breaking ground within ACHD right'of-way, The applicant shall contact ACHe
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction,
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.
Any change by the applicant in the planned use ot the property which is the subject ot 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 ot 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
Hightower Preliminary Plat
CITY OF MERIDIAN FLANNING DEFARTMENT STAFF REFORT FOR THE HEARING OATE OF AFRIL 6, 2006
Exhibit D, Required Findings from Zoning Ordinance
ODC 11-5B-3E. AnnexationlRezone Findings:
The commission 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 about the proposed zoning amendment:
A. The map amendment complies with the applicahle provisions of the comprehensive
plan;
In Chapter VII of the Comprehensive Plan, 'Mixed Use Community' is derIDed as
"provide a blend of bigb-deosity resideotial, small-scale connnercial, eotertainmeot,
office and open space uses that are geared to serve all residents within a one to two
square mile area, The developments are encouraged to be designed according to the
conceptual neighborhood center plan depicted in Figure VII-3, The purpose of these
centers is to create a centralized, pedestrian-oriented, identifiable and day-to-day service
oriented focal point for neighborhood districts. The centers should offer an internal
circulation system that connects with adjacent neighborhoods or regional pathway(s).
They will also serve as public transit locatious for future park-and-ride lots, bus stops,
shuttle bus stops or other alternative modes of transportation."
Staff finds that the proposed zoning is in general confonnance with the comprehensive
plan (please see Section 7 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;;
Concurrent with the annexation and zoning application, the applicant has sub11Útted a
preliminary plat and conditional use pennit (PP-O6-003/ CUP-O6-004). Staff does not
anticipate that the applicant plans to rezone the subject property in the future if the
accompanying PP application is approved.
Staff finds that the proposed residential Uses are allowed in the proposed R-8 and R-15
zones. The site is being proposed as three portions of cOmmercial, high density
residential and medium low density residential and upon build out staff would not
anticipate changes of usage for this site.
C. The map amendment shaD not be materiaHy detrimental to the public bealth, safety,
and welfare;
The applicant has submitted elevations for the proposed commercial and residential units
and has agreed to use the design guidelines for commercial projects along gateway
corridors when designing building facades. Staff fmds that the proposed C-C zone, if
designed, constructed and operated in accordance with adopted city ordinances, should be
hannonious and appropriate in appearance with the intended character of the vicinity.
The site is intended for commercial Uses which, based on the Comprehensive Plan
description, will have such uses as retail, wholesale, service and office uses, as well as
appropriate public uses such as government offices.
Staff finds that the proposed development will change the existing character of the area,
which is still largely rural. However, the proposed development is generally hannonious
with the intended character envisioned by the Comprehensive Plan, Staff does not find
that the proposed zoning/uses will adversely change the essential character of area.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed use will be disturbing or hazardous to the existing
or future neighboring uses. Staff does not anticipate that the proposed uses will be
disturbing to future or existing neighbors, as long as landscaping, fencing and other
recommended conditions are exercised. Further, staff does not anticipate that the
proposed uses will be hazardous as long as the applicant complies with the conditions
contained in Exhibit C and all City Code provisions,
D, The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
UDC 11-6B~6: Preliminary Plat Findings
ill determining the acceptance of a proposed subdivision, the Commission shall consider the objectives of
this Title and at least the following:
A. The plat is in conformance with the Comprehensive Plan;
The applicant will be responsible for the extension of all utilities necessary to serve this
proposed development. Other urban services, such as water, are near to this site and the
applicant should be able to extend such services to the site. Stafffinds that the subject site
is proposed for development in a fashion similar to other properties in the area.
The applicant and/or future property owners will be required to pay park and highway
impact fees,
On February 10, 2006, a joint agency/department comments meeting was held with
representatives of key service providers to this property, Based on the joint
agency/department meeting and other comments received from agencies/departments,
staff finds that except for sanitary sewer, 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.
If approved, the developer will be fmancing 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.
E. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
Staff finds that the annexation and zonin ofthis ro ert to C-C R-15 and R-8 would be
in the best interest of the City.
Please see Annexation Findings Item A above.
B. Public services are available or can be made available and are adequate
accommodate the proposed development;
Please see Annexation Findings Items C and D above
C. The plat is in conformance with scheduled public improvements in accord
the City's capital improvement program;
-."'
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Because the developer is installing sewer, water, and utilities f()r the development at their
cost, the subdivision will not require the expenditure of capital improvement funds,
D, There is public financial capability of supporting services for the proposed
development;
Please see Exhibit B for comments and conditions from other agencies and departments.
E. The development will not be detrimental to the public heath, safety or general
welfare; and
Staff is not aware of any health, safety or general welfare problems associated with the
development of this subdivision that should be brought to the Councilor Conunission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Conunission and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staffis unaware.
F, The development preserves significant natural, scenic or historic features.
Staff is not aware of any natural, scenic or historic features which require preservation,
The applicant will be required to maintain, fence, and improve the waterways which are
existing on this site, Furthennore the applicant shall define with the Parks Department
the location of a multiuse pathway which will further enhance the natural features of the
Finch Lateral as well as providing an additional use buffer.
UDC ll.5B-6E: Conditional Use Findings
The Conunission and Council shall review the particular facts and circumstances of each proposed
conditional use in tenus of the following, and may approve a conditional use pennit if they shall fllld
evidence presented at the hearing(s) is adequate to establish:
A. That the site is large enough to accommodate the proposed use and meet aU the
dimensional and development regulations in the district in which the use is located,
Staff finds that the site is 24.03 acres and is large enough to accommodate all required parking,
landscaping, loading and other standard regulations required by the UDc.
ß, That the proposed use will be harmonious with the Meridian Comprehensive Plan and in
accord with the requirements of this Title,
Staff finds that the proposed residential/commercial uses meets the objectives of the
Comprehensive Plan as listed in Section 7 of this report. Some of the standards of the UDC are
not cuITently being shown by the applicant's site plan and building elevations. Specifically, the
proposal shows a an access to Chinden Road which requires a Variance and building elevations
need to be submitted in compliance with the entryway conidor design standards. If the
applicant makes these changes, and an access variance is granted, this finding will be met
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
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
general vicinity and that such use will not adversely change the essential character of the
same area.
The building height, parking layout, landscape buffer widths and other dimensional standards
shown in the application generally comply with the UDc. The applicant will be required to
construct the proposed buffer between land Uses where conunerciallots abut residential lots,
D, That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity,
Staff finds that the proposed development will not adversely affect other property in the
vicinity if the applicant complies with all AZIPP/CUP conditions and constructs all
improvements and operates the use in accordance with the UDC standards. Traffic volumes
will significantly increase, However, both ACHD and ITD have reviewed the application and
placed special conditions on the applicant. These standards may include lighting, screening,
landscaping and other areas intended to mitigate potentially harmful effects.
E. That the proposed use will be served adequately by essential public facilities and services
such as highways, streets, schools, parks, police and fire protection, drainage structures,
refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water and irrigation are available to the subject
property. Please refer to other conunents prepared by the Meridian Fire Department.
F, That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community,
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the
site. No additional capital facility costs are expected from the City. The additional conunercial
structures will improve the tax base for the City of Meridian. The applicant and/or future
property owners will be required to pay highway impact fees.
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 the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors,
Staff fmds that the proposed development 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 finds the future buffer between land uses along the
property boundary and the use and Eagle Road buffers will help to mitigate noise, fumes and
glare created by the additional traffic,
H. 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.
The applicant will be required to comply with all state and local ordinances regarding
conveyance of water and maintaining historic points of access, The Ada County Historic
Preservation Council's Site Inventory does not show any structures or places listed for the
subj ect property, Weare unaware of any other scenic or historic features.
~ CENTRAL
æB~ël1~
CENTRAL DISTRICT HEALTH DEPARTMENT Return to:
Environmental Health Division 0 Boise
~. 0 Eagle
RECEIVED _0 yard:" City
,¡. ~,,"" --15f Mendlan
. .,~ MÞ-R 1 ,~ ?ßG6 D Kuna
~~r:i}5 ~n D ACZ
City O~ '0'1 ONce
Ciby C k D Star
A 2- 0 (,-003
¿v ¡D ùt -ooY
pp Or., - 00 J
-S"'vb c1 /v 'JJ' 01-'"1
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
Hi 'I t.. +v w~ v-
D 1. We have No Objections to this Proposal.
D 2. We recommend Denial of this Proposal.
0 3, Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
OS,
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6, This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters,
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~8. After W~it:ten a proval from appropriate entities are submitted, we can approve this proposal for:
central sewage Q sommunity sewage system 0 community water well
interim sewage ~ central water
0 individual sewage 0 individual water
~, The following plants) must be submitted to and approved by fhe Idaho Department at Health & Welfare,
Division of Environmental Quality:
ðíéentralsewage 0 community sewage system
0 sewage dry lines ~entral water
.ø1 O. Run-off is not to create a mosquito breeding problem,
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 community water
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
)3(;3. We will r~e plans be submitted for a plan~-for any:
~ food establishment -!3 swimming pools or spas
IDeverage establishment ;aQrocery store
Ærêhild care center
0 14. Please see attached stormwater management recommendations
015.
Date: ~1).. /~
Reviewed By: / .
//"
~/
15726.001EHO904
CITY OF MERIDIAN
PUBLIC HEARING
SIGN..UP SHEET
April 6, 2006
ITEM #
4,5 & 6
DATE
PROJECT NUMBER
AZ 06-003 - PP 06-003 - CUP 06-004
PROJECT NAME
Hightower Subdivision
NAME (PLEASE PRINT)
~-- --I
ò rA\ /lx!/>r'--
RECEIVED
APR .. 6 2006
city of Meridian
Ci Clerk Office
FOR
AGAINST NEUTRAL
,,/
DATE
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
March 2, 2006
ITEM #
PROJECT NUMBER
PROJECT NAME
10,11,12
AZ. 06-003, PP 06-003, CUP 06-004
Hightower Subdivision
NAME (PLEASE PRINT)
FOR
AGAINST NEUTRAL
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Hightower, LLC
March 2, 2006
ITEM NO,
CUP 06-004
12
REQUEST Conditional Use Permit for a Mixed Use Planned Development that includes
single-family detached, townhouse units, commercial uses, private streets, a neighbor-
hood park and a vehicular access to Chinden Blvd. for Hightower Subdivision
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:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
COMMENTS
See memo for continuance in Al packet
Cø ~+¡ r¡ L-L¿ P / H
Âp ~ /.1!
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~/
Date:
Phone:
Materiels presented at public meetings shall become property of the City of Meridian,
Staff Initials:
;l.DD~
/17 I< - kJ/h
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..,.j!!~!i!j¡l'J~/m;;i:
(I /,,1 C[T" or '1'¡i(l~tn~:Î'i,i!i;i«
C/)/teí7~;¡I;~;;7::~. "'~\
t TRANSMITTALS TO AGENCIES FOR COMMENTS ON
~~/. JDi\HO (:; DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
\\<~ ,f:P
""<;;;;;~~~l"~,:.'~,~~~1~;';;J~;~ To insure that your comments and recommendations will be considered by
MAYOR
Tarmny de vVeerd the Meridian Planning and Zoning Commission please submit your
comments and recommendtions to the City of Meridian
Crry COUNCIL MEMBERS
Keith Bird
Joseph w. Borton
Charles M. Rountree
Shaun Wardle
Attn: Planning Department, by: March 30, 2006
Transmittal Date: March 17, 2006 File No,: AZ 06-003; PP 06-003; cup 06-004
Hearing Date: April 6, 2006
Request: REVISED - Annexation and Zoning of 24.03 acres from RUT to R-8 (12,31 acres),
R-15 (8.04 acres) and c-e (3.68 acres); Preliminary Plat approval of 106 residential lots, 4
commercial Iqts, 2 private streets, a neighborhood park and a vehicular access to Chinden
Blvd, and a Conditional Use Permit for a Mixed Use Planned Development that includes
single-family detached, townhouse units, commercial uses, private streets, a neighborhood
park and a vehicular access to ehinden Boulevard for Hightower Subdivision
By: Hightower, LLC
Location of Property or Project:
Jericho Road,
CITY DEPARTMENTS
City AttorneylHR
703 Mi\in Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234/ fax 895-0390
southwest corner of Chinden Blvd and
Parks &¡; Recreation
11 W. Bower Street
888-3579/ fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fE¡x 888-684.:1
David Zaremba (no FP) Meridian School District (No FP)
- David Moe (no FP) - Meridian Post Office(FP/pp only)
-Wendy Newton-Huckabay (No FP) Ada County Highway District
= Michael Rohm (No FP) == Ada County Development Services
- Keith Borup (No FP) ~. n n . ~ntral Dist~i~t Hea.lth . .
- Tammy de Weerd, May .oJ ¡~.! I\. )E.L.h1 . ~aal end Ian Img. Dlstnct
Charlie Rountree, C/C ::,; .,," ~.. If è I r Irrig. District
= Christine Donnell, C/C . ~," u -Id wer CO. (FP,PP,CUP)
Keith Bird, C/C I"IAR 2 0 Ll]Vi)Owest (FP/PP only)
- Shaun Wardle, C/C . -, .,. ~ Intermountain Gas (FP/PP only)
. Ãter Department erry OF J)lLfLl~of Reclamation (FP/PP only)
ewer Department WASTEWATER.J!JtAtpïr.ansportation Dept. (No FP)
$anitary Services (No VAR, VAG, FP) Ada Coúnty Ass. Land Records
- Building Department - Meridian Development Corp.
= Fire Department - Historical Preservation Comm.
- Police Department
- City Attorney
- City Engineer
- City Planner
- Parks Department
Police
[401 E. Watertower Lane
;88-6678/ fax 846-7366
'ublic Works
,60 E. Watertower Lane
'uite 200
98-5500/ fax 895-9551
Building
660 E. Watertower Lane
Suite 150
887-2211 / fa}: 887-1297
W'astewater
3401 N. Ten Mile Road
888-2191/ fax 884-0744
Water
2235 N.w. 8th Street
388-5242/ fax 884-1159
Your Concise Remarks:
c~--
NO" .
MAR 2 3 2006
C H City Of Meridian
ITY . ALL 33 EAST IDAHO AVENUE MERIDIAJ'r. IDAHO 8364-:.CitlW\~~~~,f\ffipp
Cl1ì:CLERK-FAX888.421S FH~AtrCE&UTlLlTYBILLING-FAYS87'48 . -. Y¿ . / b"-!Þtõ5'
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