HomeMy WebLinkAboutKnight Sky Estates AZ 06-005AZ 06-005
MERIDIAN PLANNING & ZONING MEETING April 6, 2006
APPLICANT Sea 2 Sea, LLC ITEM NO.
REQUEST Continued Public Hearing from March 2, 2006 - Annexation and Zoning of 58.56 acres
from RR to R-4 (32.86 acres), TN -C (14.54 acres) and C -C (11.16 acres) for Knight Sky Estates
Subdivision - northwest corner of Chinden Boulevard and Linder Road
AGENCY - COMMENTS
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:
See attached Staff Comments
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CIS
INTERMOUNTAIN GAS:
OTHER: See letter from Evelyn and Jack Petty and affidavit of Posting •-
Contacted.
Emailed:
1dt, Date:4,jq Phone:
Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
STAFF REPORT Hearing Date: 4/6/2006
TO: Planning & Zoning Commission
FROM: C. Caleb Hood, Current Planning Manager
Meridian Planning Department
208-884-5533
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SUBJECT: Knight Sky Estates Subdivision
AZ -06-005
Annexation and Zoning of 5 8.5 6 acres from RR to R-4 (Low Density
REC
EIVED
Residential)(32.86 acres), TN -C (Traditional Neighborhood Center)(14.54 acres) and C -C (Community Business)(11.16 acres).
r. a 4i PP -06-004
(; 1 Y OF MERIDIAN Preliminary Plat approval of 126 residential lots (24 townhouse lots and 102
y t. ' r. r detached single-family lots), 7 commercial lots and 26 common/other lots on
17 - 1 �� n r- `I r 55.83 acres.
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Sea 2 Sea, LLC, has applied for Annexation and Zoning of 58.56 acres to R-4
(32.86 acres), TN -C (14.54 acres) and C -C (11.16 acres), and Preliminary Plat approval of 126
residential building lots, 7 commercial building lots, and 26 common lots on 55.83 acres. The site
is located on the northwest corner of the intersection of Chinden Boulevard and Linder Road.
There is an existing home and associated out buildings on this site near Linder Road. The rest of
the site is currently vacant and being used for agricultural purposes. A majority of this site is Lot
1, Block 1, Brandt Subdivision, which was recorded in 1991. This lot was platted as the 75%
open space, deed restricted area for the County Subdivision. The subject property is within the
area proposed to be a part of the City of Meridian's Area of Impact and proposed Urban
Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP as well as a private street application) were submitted to
the Planning Department for concurrent review. The subject applications are being combined
into one staff report. The Commission should make recommendations to the Council on all of
the subject applications. Below, staff has provided a detailed analysis and recommended
conditions of approval for the requested applications. Staff is recommending approval of the
proposed Kni ht Sky Estates Subdivision AZ -06-005 and PP -06-004 with the conditions listed
in Exhibit B of the Staff Report.
3. 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 -06-005 and PP -06-004 as presented in the staff report for the
hearing date of March 2, 2006, and the preliminary plat labeled Sheet 1 of 1, dated January 3,
2006 (revised 1-27-06) with the following modifications to the conditions of approval: (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 -06-005 and PP -06-004 as presented in the staff report for the
Knight sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
hearing date of March 2, 2006, for the following reasons: (you should state specific reasons for
denial of the annexation and/or plat.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ -06-005 and PP -06-004 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: Northwest corner of the Chinden Boulevard/Linder Road
intersection / 4N1 W23
b. Owner:
Foothill Knights, LLC
757 W. Bankside Drive
Eagle, ID 83616
c. Applicant:
Sea 2 Sea, LLC
757 W. Bankside Drive
Eagle, ID 83616
d. Representative: Shawn Nickel, SLN Planning Inc.
e. Present Zoning: RR
f. Comprehensive Plan Designation: Mixed Use (along Chinden) and Medium, Density
Residential (remainder)
g. Description of Applicant's Request: The applicant is requesting approval of a 159 -lot mixed-
use development that includes 126 single-family residential buildable lots, 7 commercial lots
and 26 common lots on 58.56 acres. The applicant is proposing three zones: R-4 (Low Density
Residential)(32.86 acres); TN -C (Traditional Neighborhood Center)(14.54 acres); and C -C
(Community Business)(1 1. 16 acres). All of the proposed lots conform to the dimensional
standards of the requested zone. The average residential lot size in the proposed development
is 8,200 square feet. The gross density of Knight Sky Estates is 2.26 dwelling units per acre.
Approximately 16% (9.1 acres) is being set aside for open space; 6.2% of the open space is
considered useable, the rest of the open space is either used for street buffers or drainage areas.
1. Date of preliminary plat (attached in Exhibit A): 1/3/06 (Revised 1/27/06)
2. Date of landscape plan (attached in Exhibit A): 1/4/06
h. Applicant's Statement/Justification: The enclosed applications have been submitted in
accordance with the requirements of the Meridian Zoning Ordinance. As a result, this
application does not include a request for variance or deviation from the ordinance. The
development has also been designed to be in compliance with the intent of the Meridian
Comprehensive Plan (see applicant's submittal letter.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: February 13 and 27, 2006
d. Radius Notices mailed to properties within 300 feet on: February 8, 2006
e. Applicant posted notice on site by: February 20, 2006
6. LAND USE
a. Existing Land Use(s): There is an existing home and some out buildings on this site. The
rest of the subject property is currently vacant and is being farmed.
b. Description of Character of Surrounding Area: There are five -acre lots in Almaden
Subdivision to the north. Spurwing Country Club is to the west. Brandt Subdivision, with one -
acre lots is to the east. To the south is Lochsa Falls Subdivision, and the proposed Knight Hill
commercial development. This area is rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single-family residential on five -acre lots, Almaden Subdivision, zoned RR
(Ada County)
2. East: one -acre lots in Brandt Subdivision, zoned RR (Ada County); Linder Road
3. South: Lochsa Falls Subdivision commercial, zoned R-4 (PD for commercial uses);
Vacant ten -acres, proposed Knight Hill commercial development
4. West: Spurwing Subdivision clubhouse and driving range, zoned RR (Ada County);
vacant three acre parcel, zoned RR (Ada County)
d. History of Previous Actions: The City is currently in the process of amending its Area of
City Impact to include the subject area. The Comprehensive Plan Map Amendment
application, to add this area to the Future Land Use Map, was approved by the City Council on
March 7, 2006.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sanitary sewer service is being proposed via a temporary
lift station that will discharge to sewer mains located in N. Long Lake Way.
Location of water: The closest City of Meridian water mains are located in
Lochsa Falls Subdivision across Chinden from this property. However the City of
Meridian and United Water are currently in negotiations that would allow United
Water to serve this parcel.
Issues or concerns: The need for an easement through the out -parcel in the
northwest corner to facilitate decommissioning the lift station in the future.
Administrative issues pertaining to United Water serving this development.
2. Vegetation: There are no existing trees on this property that need to be
mitigated for.
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
2. Floodplain: N/A
3. Canals/Ditches Irrigation: Any open canals or ditches that cross the subject site
should be piped (see Exhibit B).
4. Hazards: Staff is not aware of any hazards associated with this property.
5. Proposed and Existing Zoning: Existing RR (Ada County) to R-4 (Low Density
Residential)(32.86 acres), TN -C (Traditional Neighborhood Center)(14.54 acres) and
C -C (Community Business)(1 1. 16 acres).
6. Size of Property: 58.56 acres
f. Subdivision Plat Information:
L Residential Lots: 126
2. Non-residential Lots: 7
3. Total Building Lots: 133
4. Common Lots: 26
5. Other Lots: 0
6. Total Lots: 159
7. Gross Density: 2.26 units per acre (net 3.1 d.u./acre)
g. Landscaping
Width of street buffer(s): A 35 -foot wide street buffer is required along Chinden
Boulevard, a designated entryway corridor (UDC 11-2B-3 & UDC 11-2D-2). A 25 -
foot wide street buffer is required along Linder Road, an arterial street (UDC 11-2B-
3). A 10 -foot wide landscape buffer is required along Knights Park Drive where it is
adjacent to the proposed TN -C and C -C commercial lots (UDC 11-2B-3). Street
buffers are not required adjacent to the other internal streets.
2. Width of buffer(s) between land uses: The applicant is not proposing to construct
any landscape buffers between proposed TN -C and C -C zoned lots. A 50 -foot wide
amenity pond is proposed between the residential and commercial areas.
3. Percentage of site as open space: For the Knight Sky Estates development, over
16% of the site is being set aside for open space; 9.1 acres/16.3% (including street
buffers) and 3.5 acres/6.2% (excluding street buffers) of the subject 55.83 acres
(excludes right-of-way) is being set aside for open space.
4. Other landscaping standards: Landscaping adjacent to micro -paths should comply
with UDC 11-3B-12. Landscaping adjacent to any roadway with detached sidewalks
shall comply with UDC 11-3A-17.
h. Amenities: Water fall, clubhouse, ponds, park, cobbled entries, open space.
Off -Street Parking: UDC 11 -3C -6A requires single-family detached dwellings and
townhouses with more than 1 bedroom to have 2 enclosed parking spaces (a garage)
and a 20' x 20' parking pad in front of each garage. In all commercial districts, UDC
11 -3C -6.B requires one off-street vehicle parking space for every 500 square feet of
gross floor area.
j. Proposed and Required Residential and Commercial Standards:
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE. 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
R-4
Setbacks (in feet) Proposed
Required
Front Living Area (to sidewalk) 15
15
Side Accessed Garage (to sidewalk) 15
15
Front Accessed Garage (to sidewalk) 20
20
Side 5
5
Rear 15
15
Frontage (garage facing street) 60
60
Lot Size (garage facing street) 8,000
8,000
TN -C
There are no established lot size, setback, or lot frontage requirements in the TN -C
zone. The maximum building height is 45 feet; the minimum number of stories is 2;
and the maximum building footprint is 20,000 square feet.
C -C
Setbacks (in feet) Proposed Required
Front 20 20
Interior Side 0 0
Rear 25 25
Maximum Building Height 35 35
1. Summary of Proposed Streets and/or Access: The applicant is proposing one access to
Chinden Boulevard, a state highway. This proposed access is located at the 112 mile and aligns
with Long Lake Way in Lochsa Falls Subdivision to the south. This public street access
(Knights Park Drive) to Chinden Boulevard loops around to connect with Linder Road. The
applicant is not proposing any additional access points to Chinden Boulevard or Linder Road.
There are private streets, a public street to the proposed R-4 lots, commercial driveways and a
common driveway proposed from Knights Park Drive. The internal public and private streets
are proposed with 33 -foot wide street sections (measured back -of -curb to back -of -curb) with
5 -foot wide attached sidewalks. Staff is generally supportive of the proposed street system.
NOTE: Nearby property owners have expressed concern about the proposed Knights Park
Drive access to Linder Road. ACHD has provided the City with detailed analysis and
conditions for this project. ACHD has required some changes to the proposed plat. The first
change requires the applicant to provide access to Chinden Boulevard via the proposed
Knights Park Drive. The second change requires the applicant to construct a stub street to the
three -acre parcel to the northwest. The ACHD has approved the location of Knights Park
Drive where it intersects Linder Road. Please see ACHD's conditions in Exhibit B.
7. COMMENTS MEETING
On February 10, 2006, a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
S. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use - Community" and "Medium Density Residential" on the
Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, the
mixed use designation is defined in part as an area that is situated in highly visible or
transitioning parts of the City where innovative and flexible design opportunities are encouraged.
The Mixed Use — Community designation allows residential density between 3 and 15 dwelling
units per acre, up to 200,000 square feet of non-residential building area, and is intended to allow
a broad range of uses. Medium density residential areas are anticipated to contain between three
and eight dwellings per acre. The proposed Preliminary Plat includes 126 single-family lots for a
gross density of 2.26 dwelling units/acre. Although the overall density is at 2.26 dwelling units
per acre, the proposed R-4 area has a density of 3.1 dwelling units per acre, meeting the
anticipated density range for this area. NOTE: Staff has been in contact with Eagle City Staff
regarding their future plans for the area to the north and east of this project. Based on the
conversation with Eagle City Staff and the policies and goals contained within the Rim View
Planning Area section of Eagle's Western Area Plan, staff believes that the subject development
complies with both Cities' plans, if the applicant complies with the conditions listed in Exhibit B.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis in italics below policy):
• Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City establishes its Area of City Impact, it plans to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the fallowing manner:
• Sanitary sewer and water service will be extended to the project at the
developer's expense.
• The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
• The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
• The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHO). This service will not change.
• The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
• The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee -supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department/United Water, the
Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Chapter IV, Goal I, Objective A, Action 6 - Permit new commercial developments only where
urban services can be reasonably provided at the time of final approval and development is
contiguous to the City.
This development is currently not serviceable by gravity means. Permanent sewer service for this
development will be via the future North Black Cat lift station, this site will temporarily lift sewer
to mains in Lochsa Falls Subdivision. City of' Meridian municipal water is currently not
available to this site. The City of Meridian and United Water are currently in negotiations that
would allow United Water to provide water service to this parcel. Solid waste and other services
can be provided to this property.
Chapter VI, Goal 11, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land -use decisions.
This publication encourages jurisdictions to establish bikeway and walkway.facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The applicant is not proposing any stub streets to any of the adjacent parcels. The ACHD is
requiring the applicant to provide a public stub street to the three -acre parcel to the northwest.
According to Eagle's Western Area Plan, the existing five -acre parcels to the north are eligible to
re -develop with one -acre lots (see Section 6.4..1, Rim View Planning Area, City of Eagle Western
Area Plan). Staff believes that a stub to either the Aguirre or Petty property should be provided.
This will allow the lots within Almaden Acres access to Chinden Boulevard and the proposed
community commercial uses in this development, when those five -acre parcels re -develop. See
Analysis below and Exhibit B.
Chapter VI, Goal H, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VI, Goal H, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system..
The applicant is proposing to construct five; foot wide attached sidewalks adjacent to the internal
streets and on one side of the proposed common driveway. The applicant is also proposing to
construct micro paths to/from the proposed commercial lots to the east. NOTE: Staff is
recommending that the applicant provide a stub street to the north. Once this stub street is
extended, pedestrian access via sidewalks will link the existing Almaden Acres Subdivision to the
north and the proposed development.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Prior to construction, fencing should be constructed around the perimeter of this site.
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
The applicant is proposing one public street access to Linder Road (Knights Park Drive) and one
public street access to Chinden Boulevard (Long Lake Way). Direct lot access to Linder Road
and Chinden Boulevard should be prohibited.
Chapter VII, Goal 1, Objective B - Plan for a variety of commercial and retail opportunities
within the Impact Area.
Approximately 12 -acres of the subject site are proposed for commercial zoning. The subject
application does not propose any new uses. Staff believes that the future commercial and retail
sites in this plat will add to the variety of non-residential uses within the City's Area of Impact.
Staff is generally supportive of some commercial uses in this area. Please see Analysis below.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a 50 foot wide common lot between the proposed townhouse lots and
the future office%ommercial TN -C zoned lot to the east. Some of the adjacent property owners
have expressed concern over the smaller R-4 lots and the commercial lots. The UDC does not
require any buffering between single-family uses. Further, the UDC does not require any
buffering between commercial uses and residential uses, if they are separated by a public street.
If landscaping is constructed in accordance with the UDC, staff finds that the proposed (internal)
residential and commercial uses should be compatible with each other. The Commission and
Council should rely on any public testimony provided when determining if this development is
compatible with the uses on the adjacent parcels.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
Staff recognizes that there are some existing low density residential land uses adjacent to this
property. Staff believes that the locations of the proposed zones and the lot layout are generally
appropriate as the larger lots will primarily be on the north side of the development, and the
higher density will be nearer Chinden Boulevard, a major arterial street. However, to further
ensure a transition from the ave -acre arcels to the north sta recommends that at least one o
the lots in the northwest corner o the development be removed. To provide a better transition
between the sub'ect development and the ave -acre lots to the north staff recommends that all o
the perimeter lots between Lot 78 and Lot 32 Block 7 maintain at least a 15, 000 square foot lot
size. If the preliminary plat is amended as proposed by staff, the proposed development should
effectively provide the transition between the adjacent rural parcels and the proposed urban
development. Staff recommends that the Commission and Council rely on any written or verbal
testimony provided from neighbors when determining the most appropriate zoning designation
for this property.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
"The capacity of arterial ... roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACRD to minimize access
points on arterial ... roadways as development applications are reviewed." (Chapter VI, page
72)
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
■ "Develop methods, such as cross -access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, page 79)
Staff believes that the proposed density and zoning for this property is generally appropriate (see
Analysis below). Staff recommends that the Commission and Council rely on any verbal or written
testimony that may be provided at the public hearing when determining if the applicant's zoning and
development request is appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code (Table 11-2A-2) lists single-family
detached homes as permitted uses in the R-4 zoning district. Meridian City Code (Table 11-
2D-1) lists attached single family dwellings as permitted uses in the TN -C zone, while several
other non-residential uses are allowed either outright, as conditional uses, or as accessory uses
in the TN -C zone. Please see Meridian City Code (Table 11-2B-2) for a list of permitted,
conditional, accessory, and prohibited uses in the C -C zone.
b. Purpose Statement of Zones:
R-4 Medium Low -Density Residential: 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.
TN -C: The purpose of the TN -C District is to serve as the focal point of a neighborhood
center, containing retail, commercial, and community services to meet the daily needs of
community residents within a one- to two-mile radius. A TN -C is pedestrian -oriented,
and it is designed to encourage pedestrian connection with a Traditional Neighborhood
Residential District. TN -C District uses include small-scale retail, restaurants,
recreational, personal services, public or quasi -public uses, churches, and attached and
multi -family dwellings.
C -C: The purpose of the Commercial District 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. General Standards: All of the proposed lots comply with the standard lot size and street
frontage requirements of the R-4, TN -C and C -C zones established in the UDC. No
dimensional modifications are being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Annexation and Zoning Application: Based on the Comprehensive Plan and the
recently adopted Future Land Use Map, staff believes that the requested zones are
appropriate for this property. However, staff believes that the proportion of the TN -C
and C -C z)ning proposed does not comply with the a ose statements of said zones
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
or the Comprehensive Plan. Further, because of the existing one -acre residences to the
north, staff recommends that less -intense zoning (TN -C) be approved for Lots 5-7,
Block 1. Please see Exhibit D for detailed analysis of the required facts and findings
for the rezone.
Legal Descriptions: The annexation legal description submitted with the application
(stamped on January 12, 2006, by Jeffrey H. McAllister, PLS) shows the property as
contiguous to the existing corporate boundary of the City of Meridian. Prior to
annexation, staff recommends that a new legal description be filed with the City that
includes Lots 5-7, Block 1, being zoned to TN' -C, and Lots 1 3 and 4, Block 1, being
zoned to C -C.
Development Agreement: UDC 11 -5B -3D2 and Idaho Code § 65-6711A provides the
City the authority to require a property owner to enter into a Development Agreement
(DA) with the City that may require some written commitment for all future uses.
Because the applicant has not submitted elevations or a list of uses that may be built in
the commercial area (TN -C and C -C areas) of this development, and to ensure that this
project builds out consistent with the Comprehensive Plan, staff recommends that the
applicant enter into a Development Agreement with the City. 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. Thea licant shall contact the City Attorney, Bill NaKy, at 888-
4433 to initiate this process. Staff recommends that the Commission and Council
direct the City's Legal Department to draft a development agreement for Knight Sky
Estates as follows:
1. That all future development 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. That all I future development of the TN' -C and C -C zoned lots be subject to
Design Review approval, and that all TN -C lots contain structures that are at
least two -stories tall.
3. 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.
4. That the future uses and lots on this site shall conform 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 will be responsible for all costs associated with the sewer
and water service extension.
6. That 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 purposes such as landscape irrigation.
7. That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified Development
Code.
8. That only one public access, and no direct lot access, to Chinden Boulevard
will be allowed on this site; that the Chinden Boulevard access be
Knight Sky Estates Subdivision A7--06-005/PP-06-004 PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
constructed as a public street that aligns with the existing public street on the
south side of Chinden Boulevard (Long Lake Way); and that all existing
accesses to Chinden Boulevard will be abandoned.
9. That all landscape street buffers and land use buffers will be constructed in
accordance with the UDC provisions in effect at the time of development.
10. That a maximum of 125 single-family residential dwellings be allowed on
the subject property.
11. Prior to signature on the final plat of the last phase of this development by
the City Engineer, the applicant shall obtain a 20 -foot wide sanitary sewer
easement through the out -parcel located in the northwest corner (indicated
on the preliminary plat to be R1065270110) of this development.
2. Preliminary Plat and Private Street Applications: Staff believes that the proposed
preliminary plat and private streets substantially complies with the Zoning Ordinance.
Special Considerations:
Development Along State Hi hwa s: The applicant is proposing one access to State
Highway 20-26 (Chinden Boulevard). Staff is supportive of this proposal as it aligns
with Long Lake Way across Chinden and is located at the 11/2 mile (UDC 11 -3H -4B2).
The applicant should acquire a permit from ITD for this proposed access (UDC 1I -
3H -4C1). The applicant is proposing a public street, Knights Park Drive, that
generally parallels the highway and provides access to properties fronting the highway
(UDC 11 -3H -4B3). The applicant should be required to construct noise abatement in
compliance with UDC 11 -3H -4D and ITD's design requirements adjacent to the
residential uses. The applicant should dedicate right-of-way, in accordance with
ITD's requirements, to allow for future highway expansion (100 -feet from centerline
proposed). A note should be placed on the face of the plat restricting direct lot access
to Chinden Boulevard.
Knights Park Drive_ The applicant is proposing to construct a local commercial street,
Knights Park Drive, that will connect Linder Road to Chinden Boulevard. Staff has
been contacted by neighbors in Brandt Subdivision that are concerned about the
location of Knights Park Drive. ACHD has recommended that Knights Park Drive
intersect Linder Road as proposed by the applicant. Staff recommends that the
Commission take into account any public testimony that may be provided regarding
the location and design of Knights Park Drive, as it does come fairly close to the back
side of the adjacent I -acre properties.
The applicant is proposing to construct detached sidewalks with 6 -foot wide parkway
strips between the curb and sidewalk along Knights Park Drive. UDC 11-3A-17
requires parkways to be at least eight feet wide and planted with Class 11 trees.
However, the planter width may be reduced to six feet if there are root barriers
installed on the trees. The applicant should either construct eight -foot wide parkways,
or six-foot wide parkways with root barriers around all trees within the parkway.
Because the applicant is proposing to limit access points to Knights Sky Drive, the
applicant should provide a cross parking/cross access agreement for all of the TN -C
and C -C zoned lots within the subdivision to use the driveways and parking aisles.
Private Street: The applicant has submitted a private street application, proposing to
construct two private streets in this development. Staff is generally supportive of the
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE I 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
private streets for the mew lots, but not for Lots 29-32, Block l as they do not "front"
on a mew as the other private street townhouse lots do (see required findings in
Exhibit D below). The applicant should either modify the plat by ensuring that all lots
that take access to a private street also have frontage on a mew (common open space
that is at least 50 -feet wide), or dedicate W. Castle Canyon Lane as a public street..
The applicant is proposing to construct the private streets with a 33 -foot wide street
section (measured back of curbs) and sidewalks on both sides, within a 43 -foot wide
easement. Gates are prohibited on private streets (UDC 11 -3F -4A4).
Prior to signature of the final plat, the applicant should provide documentation of a
binding contract that establishes who is responsible for the repair and maintenance of
the private streets (LTDC 11 -3F -3B4). The private street easements shall be depicted
on the face of the final plat(s) (UDC 11 -3F -3B3). Front and side setbacks for
structures shall be measured from the adjacent sidewalk, not the property line. Design
and construction of both of the private streets shall comply with UDC 11-3F4.
Common Driveways: The applicant is proposing to use a common driveway for Lots
33-36, Block 1. Staff is generally supportive of the common driveway proposal.
However, rather than flagging the buildable lots through the amenity pond, at least 10 -
feet of frontage for each lot should be provided using the common driveway easement
(make the lots flag at a 90 -degree angle to Knights Park Drive). UDC 11 -6C -3D7
requires setbacks, building envelopes, and orientation of the lots and structures to be
shown on the plat; building setbacks should be measured from the adjacent sidewalk.
Further, UDC 11-3C-6 requires every single-family detached dwelling to have a two -
car garage and a 20' x 20' parking pad on the lot. The asphalt for the common
driveway should not count towards the required parking pad area. All of the lots
adjacent to the common driveway should maintain at least 10 feet of public street
frontage (flag) and the common driveway easement should be depicted and explained
on the face of the final plat. Comply with all common driveway provisions listed in
UDC 11 -6C -3D.
Lots 23 and 28, Block 7: The applicant is proposing to create an irrigation easement
that encroaches into buildable Lots 23 and 28, Block 7. Staff recommends that these
lots be reconfigured to remove the easement from being within the buildable lots.
Stub Streets: The applicant is not proposing any stub streets to any of the adjacent
parcels. The ACHD is requiring the applicant to provide a public stub street to the
three -acre parcel to the northwest. The ACHD is also requiring the applicant to
provide access to the Chinden access, to the 13 -acre parcel to the west. Staff believes
that a stub to either the Aguirre or Petty property to the north should be provided as
well. This will allow the lots within Almaden Acres access to Chinden Boulevard and
the proposed community commercial uses in this development. According to Eagle's
Western Area Plan, the existing five -acre parcels to the north are eligible to re -develop
with one -acre lots (see Section 6.4.1, Rim View Planning Area, City of Eagle Western
Area Plan).
Density: As mentioned earlier in the report there are existing rural size lots to the
north and east of this site. To better transition from the five -acre lots to the north, staff
recommends that at least one of the lots in the northwest corner of the development be
removed. To provide a better transition between the subject development and the 5 -
acre lots to the north, staff recommends that all of the perimeter lots between Lot 18
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE. OF APRIL 6, 2006
and Lot 32, Block 7, maintain at least a 15,000 square -foot lot size.
Micro -paths: The applicant is proposing to construct several micro -paths within this
development. The micro -paths on Lots 1 and 42, Block 7, also serve as emergency
access for emergency service providers. Therefore, the micro-paths/emergency access
on Lots 1 and 42, Block 7, shall be improved with either grass-crete or asphalt at least
20 -feet wide and constructed in accordance with the Meridian Fire Department's
requirements. All other micro -paths shall be constructed in accordance with UDC 11-
3A-8. Landscaping adjacent to all micro -paths should comply with UDC 11-3B.
Amenities/Open Space: UDC 11-3G requires common open space and site amenities
for developments of five acres or more. The applicant is proposing to set aside
approximately 3.5 acres of common open space. Several micro -paths, a club house, a
fountain at the Chinden/Linder intersection, brick pavers at the Chinden Boulevard
access, and several water features and ponds are proposed within this development.
Staff believes that the applicant has provided enough open space and amenities to
comply with the UDC. However, details of the water features and the clubhouse are
not provided on the landscape plan. Staff has concerns over stagnant water and these
water features and ponds becoming mosquito breeding grounds. Therefore staff
requests_that the applicant describe, at the public hearing, how theamenityponds and
clubhouse will be constructed, how the ponds will not become a nuisance for nearby
propertyowners, and what the clubhouse and ponds will look like.
Landscaping The landscape plan prepared by The Land Group, Inc., on 1-4-06,
labeled Sheets L1.0, L1.1, L1.2 and L1.3, is approved with the following
modifications/notes:
• Provide a 35 -foot wide landscape buffer along Chinden Boulevard, an
entryway corridor, as proposed (UDC 11-2A). Provide a 25 -foot wide
landscape buffer along Linder Road, an arterial street (UDC 11-2A). Provide a
10 -foot wide landscape buffer along both sides of Knights Park Drive abutting
the future commercial (both TN -C and C -C) lots (UDC 11-2A). The
landscape buffers along the streets shall be placed in common lots or in
permanent easements, maintained by the property owners association (UDC
11-3B-7C2b). All street buffers shall be designed in accordance with UDC 11-
3B-7.
• Provide landscaping in compliance with UDC 11-3B-12, adjacent to all
micro -paths.
• Provide detailed pictures and/or drawings of how each water feature will be
constructed.
• Provide detailed elevations and/or pictures of how the clubhouse will look.
• Provide details of how the fountain area on the northwest corner of the
Chinden/Linder intersection will look.
• Provide amenities and open space as proposed; 3.5 acres of common open
space, several micro -paths, a club house, a fountain at the Chinden/Linder
intersection, brick pavers at the Chinden Boulevard access, and several water
features and ponds.
• A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC 11-3B-14.
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
final plat application(s).
Fencing: The applicant is proposing to construct a six-foot wooden fence around the
residential portion of this project. A mix of four -foot tall open -vision and solid fencing
is proposed adjacent to micro -paths and interior common spaces. A detailed fencing
plan should be submitted upon application of the final plat. If permanent fencing is not
provided before issuance of a building permit, temporary construction fencing to
contain debris must be installed around the perimeter. Perimeter, common open space,
and micro -path fencing shall be designed according to UDC 11-3A-7.
Almaden Acres & Brandt Subdivisions: Staff has received several letters from
adjacent neighbors in Almaden Acres Subdivision to the north, and has talked with
others in Brandt Subdivision to the north and east. The neighbors' main concerns
appear to be: the location and design of Knights Sky Drive; the 25 -foot wide grass
strip along the northern border of the project, and this becoming a nuisance; density;
and a request for a six-foot tall vinyl fence along the northern boundary of the project.
Staff recommends that the Comtnission review all letters received by the City
regarding this project.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Knight Sky Estates Home Owners' or Business Owners' Associations.
Ditches Laterals and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of natural waterways, and waterways being used as amenities, that
intersect, cross or lie within the area being subdivided shall be covered
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, the applicant shall coordinate with the entity providing water service to
allow a single -point connection to the culinary water system. If a single -point
connection to the City of Meridian's water line 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 irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
b. Staff Recommendation: Staff recommends approval of the subject applications AZ -06-
005 and PP -06-004 with the conditions listed in Exhibit B of the Staff Re ort for the hearin
date of April 6, 2006.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 1-3-06, Revised 1-27-06)
2. Landscape Plan (dated: 1-4-06)
B. Conditions of Approval
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
9. Settlers' Irrigation District
C. Annexation and Zoning Legal Descriptions
D. Required Findings from Zoning Ordinance
Knight Sky Estates Subdivision AZ-06-005/PP-06-004 PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
A. Drawings
1. Preliminary Plat (dated: 1-3-06, Revised 1-27-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS—PRELIMINARY PLAT (PP -06-004)
1.1.1 The preliminary plat prepared by Toothman-Orton Engineering Company, dated January 3, 2006
(revised 1-27-06) is approved, with the conditions listed herein. All comments and conditions of
the accompanying Annexation and Zoning (AZ -06-005) application shall also be considered
conditions of the Preliminary Plat (PP -06-004).
1.1.2 The landscape plan prepared by The Land Group, Inc., on 1-4-06, labeled Sheets L1.0, Ll. 1, L1.2
and L1.3, is approved with the following modifications/notes:
• Provide a 35 -foot wide landscape buffer along Chinden Boulevard, an entryway corridor,
as proposed (UDC 11-2A). Provide a 25 -foot wide landscape buffer along Linder Road,
an arterial street (UDC 11-2A). Provide a 10 -foot wide landscape buffer along both sides
of Knights Park Drive abutting the future commercial (both TN -C and C -C) lots (UDC
11-2A). The landscape buffers along the streets shall be placed in common lots or in
permanent easements, maintained by the property owners association (UDC 11-3B-
7C2b). All street buffers shall be designed in accordance with UDC 11-3B-7.
• Per UDC 11 -3G -3E1, at least one deciduous shade tree per every 8,000 square feet of
common open space should be planted, and common areas should be improved with
lawn, either seed or sod.
• Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
• Provide landscaping in compliance with UDC 11-313-12, adjacent to all micro -paths.
• Provide detailed pictures and/or drawings of how each water feature will be constructed.
• Provide detailed elevations and/or pictures of how the clubhouse will look.
• Provide details of how the fountain area on the northwest corner of the Chinden/Linder
intersection will look.
• Provide amenities and open space as proposed; 3.5 acres of common, open space, several
micro -paths, a club house, a fountain at the Chinden/Linder intersection, brick pavers at
the Chinden Boulevard access, and several water features and ponds.
• A written certificate of completion shall be prepared by the landscape architect, designer,
or qualified nurseryman responsible for the landscape plan and submitted prior to City
Council signature of the Final Plat. All standards of installation shall apply as listed in
UDC 11-38-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the final
plat application(s).
1.1.3 The applicant shall acquire a permit from ITD for the proposed public street access to Chinden
Boulevard. Construct noise abatement in compliance with UDC 11-31-1-41) and ITD's design
requirements adjacent to the residential uses on Chinden Boulevard. Dedicate right-of-way, in
accordance with ITD's requirements, to allow for future highway expansion (100 -feet from
centerline proposed).
1.1.4 The applicant shall construct a public street (Knights Park Drive) that connects Linder Road to
Chinden Boulevard, as proposed. The applicant shall either construct 8 -foot wide parkways, or 6 -
Exhibit B — Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
foot wide parkways with root barriers around all trees within any parkways with detached
sidewalks. Direct lot access to Knights Park Drive shall be restricted as proposed; provide a cross
parking/cross access agreement for all of the TN -C and C -C commercial lots within the
subdivision to use the driveways and parking aisles.
1.1.5 Either modify the plat by ensuring that all lots that take access to a private street also have
frontage on a mew (common open space that is at least 50 -feet wide), or dedicate W. Castle
Canyon Lane as a public street. Construct any and all private streets for the anew/townhouse lots,
with 33 -foot wide street sections (measured back of curbs) and sidewalks on both sides, within a
43 -foot wide easement. Gates shall be prohibited on private streets. Prior to signature of the final
plat, the applicant shall provide documentation of a binding contract that establishes who is
responsible for the repair and maintenance of the private streets. The private street easements
shall be depicted on the face of the final plat(s). Front and side setbacks for structures shall be
measured from the adjacent sidewalk, not the property line. Design and construction of both of
the private streets shall comply with UDC 11-3F4.
1.1.6 Construct a common driveway for Lots 33-36, Block 1. Provide at least 10 -feet of frontage for
each lot using the common driveway easement (make the lots flag at a 90 -degree angle to Knights
Park Drive). All of the lots adjacent to the common driveway shall maintain at least 10 feet of
public street frontage (flag) and the common driveway easement should be depicted and
explained on the face of the final plat. Place the building setbacks, building envelopes, and
orientation of the lots and structures that use the common driveway on the face of the final plat.
Provide a two -car garage and a 20' x 20' parking pad on each lot. The asphalt for the common
driveway shall not count towards the required parking pad area. Comply with all common
driveway provisions listed in UDC 11 -6C -3D.
1.1.7 Reconfigure Lots 23 and 28, Block 7, to remove the irrigation easement from being within the
buildable lots.
1.1.8 Provide a public stub street to either the Aguirre or Petty property to the north. This will allow the
lots within Almaden Acres access to Chinden Boulevard and the proposed community
commercial uses in this development, when they re -develop.
1.1.9 Remove at least one of the lots in the northwest corner of the development. All of the perimeter
lots between Lot 18 and Lot 32, Block 7, shall maintain at least a 15,000 square foot lot size.
1.1.10 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
of the UDC shall be removed or relocated, prior to signature of the final plat by the City
Engineer.
1.1.11 The micro -paths on Lots 1 and 42, Block 7, shall also serve as emergency access for emergency
service providers. The micro-paths/emergency access on Lots 1 and 42, Block 7, shall be
constructed with grass-crete, or asphalt at least 20 -feet wide, in accordance with the Meridian Fire
Department's requirements. All other micro -paths shall be constructed in accordance with UDC
11-3A-8. Landscaping adjacent to all micro -paths, including Lots 1 and 42, Block 7, shall comply
with UDC 11-3B.
1.1.12 A detailed fencing plan should be submitted upon application of the final plat. If permanent
fencing is not provided before issuance of a building permit, temporary construction fencing to
contain debris must be installed around the perimeter. Perimeter, common open space, and micro -
path fencing shall be designed according to UDC 11-3A-7.
Exhibit B -- Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
1.1.13 Maintenance of all common areas shall be the responsibility of the Knight Sky Estates Home
Owners' or Business Owners' Association.
1.1.14 Place a note on the face of the final plat(s), stating that direct lot access to Chinden Boulevard and
Linder Road is prohibited.
1.1.15 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non -approval submitted to the
Public Works Department. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer prior to final plat signature.
1.1.16 Underground, pressurized irrigation must be provided to all lots within this development.
1.1.17 Prior to recordation of an annexation and zoning ordinance, provide revised legal descriptions for
the TN -C and C -C zones, as described in the Development Agreement.
1.2 GENERAL REQUIREMENTS—PRELIMINARY PLAT (PP -06-004)
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 All areas approved as open space shall be free of wet ponds or other such nuisances, unless
otherwise deemed an amenity. All stormwater detention facilities incorporated into the approved
open space are subject to UDC 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
permitted under UDC 11-313. Where the applicant has submitted a preliminary landscape plan
and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary
plan with modifications as proposed by staff. If the stormwater detention facility cannot be
incorporated into the approved open space and still meet the standards of UDC 11-3A-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 ACRD, City of Meridian and all
other regulatory requirements at the time of final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via a temporary lift station that will
discharge sewer to mains in N. Long Lake Way. The applicant shall install all mains necessary to
provide service; applicant shall coordinate main size and routing with the Public Works
Exhibit B — Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2. 2006
Department, and execute standard forms 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 conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 No sewer manholes shall be allowed in the landscape islands in the cul-de-sacs. If sewer mains
are to be routed under the landscape islands in the cul-de-sacs then no trees shall be allowed in
the landscape island.
2.3 Water service to this site is being proposed via extension of United Water mains located near to
this site. If negotiations between the City of Meridian and United Water do not include United
Water providing service to this property then the applicant shall be responsible for extending City
of Meridian water mains to and through this development. The applicant would coordinate main
size and routing with the Public Works Department.
2.4 Provide a 20' easement for all public sewer mains outside of the public right of way. The
description shall be consistent with the graphically depicted easements on the plat. Submit an
executed easement (supplied by Public Works), a legal description, which must include the area
of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. If the water system is to be via extension of the City of Meridian's system then this
condition shall apply to water mains as well.
2.5 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If 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.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre -construction meeting.
2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, the applicant shall
coordinate with jurisdiction providing water service to allow a single -point connection to the
culinary water system. If a single -point connection to a City of Meridian water main is utilized,
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.
2.7 Prior to signature on the final plat by the City Engineer the applicant shall submit a recorded
document that details who will own the private streets and how they will be maintained.
2.8 All existing structures shall be removed prior to signature on the final plat by the City Engineer.
2.9 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.10 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 per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
Exhibit B — Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
2.11 The applicant has not indicated how the storm drainage from the proposed private streets will be
disposed. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm, water treatment and disposal shall be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into
surface 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 all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
2.12 Street signs are to be in place, water system shall be approved and activated by the entity having
jurisdiction over it, fencing installed, drainage lots constructed, road base approved by the Ada
County Highway District and the Final Plat for this subdivision shall be recorded, prior to
applying for building permits.
2.13 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.14 All development improvements, including but not limited to sewer, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.15 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.16 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.19 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.20 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.21 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1 -foot above.
2.22 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. Fire Department
Exhibit B — Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
3.1 One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
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 TFC 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.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.6 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide. A turnaround will be required if the length of
the common driveway exceeds 150 feet.
3.7 For all Fire Lanes, provide signage "No Parking Fire Lane". NO parking will be allowed around
the parking in the cul-de-sacs.
3.8 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.9 Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
3.10 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.11 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project, which serves more than 50 homes. The two entrances should be
separated by no less than %z the diagonal measurement of the full development. The applicant
shall provide access via the two micro -paths from Knights Park Drive to the north.
3.12 Building setbacks shall be per the International Building Code for one and two story construction.
3.13 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. The roadway shall be able to accommodate an imposed load of 75,000 GVW.
Exhibit B — Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
3.14 Commercial and office occupancies will require a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.15 The proposed 126 -lot subdivision with an estimated 2.9 residents per household would have a
total estimated population of 365 residents at build out.
3.16 Maintain a separation of 5' from the building to the dumpster enclosure for the commercial
buildings.
3.17 Provide a Knox box entry system for the complex prior to occupancy.
3.18 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
3.19 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.20 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.21 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.22 There shall be a fire hydrant within 100' of all Fire Department connections.
3.23 Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D105.
3.24 Pool chemicals shall be stored in compliance with the International Fire Code.
3.25 Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least
three means of fire apparatus access for each structure. (Remoteness Required)
3.26 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
• For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m)
+ For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. Police Department
4.1 The pedestrian access to the proposed clubhouse/community entrance is not well-defined. The
applicant shall submit a revised landscape plan that uses walkway paving materials and
landscaping to alert motorists to the pedestrian traffic.
Exhibit B — Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed
6. Sanitary Service Company
6.1.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
6.1.2 SSC will not provide trashpick-up services utilizing the common driveway. The developer shall
install a concrete 12ad at the end of the common drive no more than five 5 feet behind the
sidewalk. The pad shall be of sufficient area to accommodate the rece tacles of the residences
that take access from the common drivewa .
7. Ada County Highway District
7.1 Dedicate a total of 60 -feet of right-of-way from the centerline of Linder Road abutting the parcel
by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after
receipt of all requested material. The owner will be paid the fair market value of the right-of-way
dedicated which is an addition to existing ACHD right-of-way. NOTE: The right-of-way will
taper beyond the intersection to the north. The applicant shall coordinate the taper length and
total right-of-way needs with Development Review staff.
7.2 Construct a 5 -foot detached concrete sidewalk abutting the site on Linder Road located a
minimum of 53 -feet from the centerline of the roadway.
7.3 Comply with the requirements of the Idaho Transportation Department for right-of-way, access,
and improvements to Chinden Boulevard (US 20/26). All signal modifications including
relocation of utilities and irrigation at the intersection of Long Lake Way and Chinden Boulevard,
will be the responsibility of this applicant.
7.4 Construct Knights Park Drive, the frontage road paralleling Chinden Boulevard, as a 40 -foot
commercial street section with vertical curb, gutter, and 5 -foot detached sidewalks. Provide a
minimum 21 -foot street section on each side of the proposed center islands. Any landscape
islands/medians within the public right-of-way dedicated by this plat shall be owned and
maintained by a homeowners association. Notes of this are required on the final plat. The design
should be reviewed and approved by ACHD's Development staff.
7.5 Construct the internal residential roadways as 33 -foot street sections (or 34 -feet if required by the
Meridian Fire Department) with rolled curb, gutter, and 5 -foot concrete sidewalks. The applicant
shall obtain Fire Department approval for the reduced street width.
Exhibit B — Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
7.6 Construct the proposed private streets in accordance with the standards set forth by the City of
Meridian. The private streets shall be required to meet the minimum offset standard of 1.25 -feet
centerline to centerline at their intersections with the public street system.
7.7 Construct a local stub street to the 2.99 -acre out -parcel that is currently undeveloped and is
located at the northwest corner of the development. Install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
7.8 Construct a stub street to the Spurwing property to the west. This stub street shoall intersect the
entrance road, Long Lake Way, without changing the current configuration of that entrance road.
7.9 Construct the entrance road on Linder Road, Knights Park Drive, approximately 550 -feet north of
Chinden Boulevard (centerline to centerline). Construct a left turn bay on Linder Road for
vehicles entering the site at Knights Park Drive, in accordance with the submitted Traffic Impact
Study. The curb radii shall be 30 feet or greater to accommodate right turning traffic at the site
entrance.
7.10 Locate the commercial driveways along Knights Park Drive, at the shared property lines of the
commercial lots, as proposed. The driveways are restricted to a maximum width of 36 -feet.
7.11 Construct the residential turnarounds to provide a minimum turning radius of 45 -feet. Provide a
minimum of a 29 -foot street section on either side of any proposed center islands within the
turnarounds. The medians shall be constructed a minimum of 4 -feet wide to total a minimum of a
100 -square foot area. The applicant shall coordinate with District Development Review and
Traffic Services staff on the design of the parking within the center islands within the
turnarounds.
7.12 Vacate or exchange the 25 -foot wide un -opened roadway easement along the site's north property
line through a separate public hearing process.
7.13 Other than the access specifically approved with this application, direct lot access is prohibited to
Linder Road and shall be noted on the final plat.
7.14 Comply with all Standard Conditions of Approval.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
8.4 It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent
impact to ground water and surface water quality. The engineers and architects involved with the
design of this project should obtain current best management practices for storm water disposal
and design a storm water management system that is preventing groundwater and surface water
degradation.
Exhibit B — Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
9. Settlers' Irrigation District
9.1 All irrigation/drainage facilities along with their easements must be protected and continue to
function. The facility involved is the North Slough Lateral (40' easement), and the Almaden
Lateral. Contact SID for additional irrigation requirements.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
9.4 Any changes to the existing irrigation system such as relocation, water delivery, tiling, and
landscaping must be approved the SID Board of Directors.
9.5 All storm drainage must be retained on-site.
9.6 The development must supply pressure irrigation access to all lots within the above mentioned
subdivision from the current delivery point. If the developer wishes to have SID own, operate,
and maintain the pressure irrigation system an agreement must be in place prior to the pre -
construction meeting.
Exhibit B — Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
C. Annexation and Zoning Legal Descriptions
t)
TOOTHMA,N-ORTON ENGINEERING COMPANY
CONSMTING t?4Cr%EERs. SURVEYbkS AND PLANNERS
Project: 05087
Dale, January 12- 20(j6
PaEe; I of
9777 &L,14t7tN aGULtVARD
401St. IDAHO !1'.714.2008
708 323,2289 . I'AX 208,32.3-2399
boli K''wta n$rco-cattl
EXHIBI I' "A"
Total Rezone Area - Description
A parcel of land situated in the South I/2 of the Southeast Quarter of Section 23.
Taanship 4 Torah. Range I West, Boise Meridian: being a portion of Lot I . Block I
Brandt Subdi Vision. recorded in Book 59 of Plats, Pages 5785-5786, record of Ada
County, Idaho: and all of that parcel of land as shown on Record of Survey Instrument
No- 94079392, Records of Ada County, Idaho_ being more particularly described as
follows:
1$EGF--'MNG at found aluminum cap, markj.ng the comer cotnnion to Sections 2.3,
24.25 and 26, Township 4 North, Range I West_ Boise Meridian; from which a found
aluminum cap, marking the 1!4 corner common to Sections 23 and 26 bears
N-89°3.3'47'° W„ 2629.97 feet; thence, along the section line common to said Sections 23
and 24,
17 S.GW54'56-'W., 0,10 feet to a point on a curve in the centerline of W. C.hinden
Boulevard; thence,
21 Northwesterly along said can e. having a radius o1' 34,377,48 feet, an arc
length of 80.89 feet, through a central angle of 00°08'05", and a chord bearing
and distance of N-8903T447W., 80.89 feet to a point of tangency oil the
section line common to said Sections 23 and 26; thence, along said section
line.
1) N•89039ATV.. 2516.07 feet to a point on the southerly extension of the
westerly line of said Lot I; thence, along said southerly extension and said
westeriv lire of Lot 1.
41 N-00'27 09- t~„ 841.06 feet to a point, marking the southwesterly comer of
parcel of land described in Deed lns;rument ho. 101128387; thence, along the
southerly- and westerly lines of said parcel. the following courses:
51 5.89`41'43"E.. 272.00 feet to point: thence,
61 V.i.)0'17'09" E.- 480.00 feet to a puint on the northerly line of said I-ot I;
thence, along said northerly line,
31 + IhJr'h Ptilcs 5''-R�EYFxh V777LL RUON17 1hY.:i;'x
MUSK • GOEURJl kl-'.—NE • t"ALLAV.ELL
Exhibit C — Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH. 2, 2006
1)
T(}OTUMIAN-OMN F.NGINEMUNG COMPANY'
PI-0jeel, 0(187
Date:lanttttr+ 12. 2006
Page! 2 of•2
7) 5.89'41.45.•E . ]393.14 feet to,,t [bund 1'T' rebar Nwh plastic cap. mark.itti?
the nurthtiesterl, corner ofl.ot I0_ Block I Brandt 5ubditision, thenct.t. a�lorts,
the titiesterl) line of Lots 6 through 10, Block I of said Brandt SjLhditi i.sioo,
8) S.(}0°4$ 23 u 903.94 feel to a Point; thence. along the Southerly litre of said
Lot 6 and the southerly line of Lot 5. Block I of said Brandt Sub�dji inion.
9) 5.88'.50.33" F,_ 441.26 feet to a point, thence- along the easterly line ol•said
Lat 5.
10) N.00447`29'T., 196.401eet to a point; thence. along the southerly line afLots
2 and 3. Block I of said Brandt Subdivision.
11) S 89'I2 31" E" 498.61 feet to the centerline of N. Linder Road; thence atot7g
said centerline.
12) 5.00047'29"W,. 605.00 feet to the POINT OF BEGINNING,
CONTAINING 58.56 acres. more or less,
SUBJECT TO all Covenants. Rights, Rights -of -Way, Easements of Record and arty -
Encumbrances.
KstA. F'';a'L�,.a Q-ifit.Zt:lf.�nE:1R�, :x
Exhibit C — Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
TOOTHMAN-ORTON ENGINEERING COMPANY
C-MMMW FNCrtNLFM. SURVEYORS AND PLQ RS
9T77 OAND[N BOULEVARD
8015F., WA1,10 83714-20U8
208 323 7294 - FAX IM323-73"
Project No: 05097 Irotsef3�engrr:o.cnm
Date: Deceanher 16.2005
Page: 1 of.1
EXll IT "A"
Land Description for R-4 Reeone
A parcel of land located in the S '/, of the SE'/i of Section 23, Towtuhip 4 North;
Range 1 West, Boise Meridian, Ada County, Idaho, being a portion oi` Lit 1, Block I of
BR A NDT SUBDIVISION, described as fellows--
COMMF,NCING at a point, marking the comer common to Sections 23.24,25 L11u3
26, Township 4 North, Range I West, Boise .Meridian, from which the '/a corner common
to said Sections 23 and 26 bears N.89438'47W., 2629.97 feet; thence, along the Lae
common to said Sections 23 and 26,
A) N.R9°38'4T'W., 2596.97' feet to a point on the southerly extension of the
westerly line of said Lot 1, Block 1 ofARAND'I' SUBDIVISION, dienct., alon.t;
said southerly extension thereof and the westerly line of said Lot 1,
B) N.00 -27'09"E., 381.37 feet to the rowr OF BEGINNWG, thence, continuing,
along said westerly line,
) N.00 -27'09"E., 459.69 feet; thence, along the southerly and eastcrlylute of
parcel of laud described in Dead Instrument No. 1011283 87,. records of Ada
County, Idaho, the following courses:
2) 5.8904 ['45"E, 272.00 feet, thence,
3) N.00 -27'09'E., 480.00 feet to the northerly line of said Lot 1.; thence, along
said .northerly line,
4) S89-41'45'7., 1393.14' to the northwesterly corner of Lot 10, Block 1,
BRANDT SUBDIVISION; thence, along the westerly line of Lots 10, 9, 8, 7,
and 6, Block 1 of said subdivision and the southerly extension thereof,
5) S.00°48'23"W., 939.88 feet; thence,
6) N.89°41'25"W., 1659.34 feet to the POINT OF BEGINNING.
CONTAUgNG: 32.86 Acres, more or less.
SUBJECT TO: All covenants, Rights, Rights -of -Way, Easements of Records and any
Encumbrances.
HN050871wPAks+StIRVEI'SEXM4tA REZONE DF_-yCk naN.dm
BOISE - COF.I..R LPALEM, • CALDWEI,I.
Exhibit C — Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR. THE HEARING DA'rE OF .MARCH 2, 2006
TOOTOhiAAI-ORTON ENGINEERING COMPANY
C"JUING EPIOHNMRS, SURvj MORS AM Pt.ANNPBS
9727 CHINOEN HAUI_EVAR11
HOISE, IDAHO 83714-2008
208 323 22..83 - FAX 2U&323-2399
Project No: 05087 hoise&Qengrco.com
Date: December 27, 2005
Page: 1 of I
Land Description for TN -C Rezone
A parcel of land located in the S'/i of the SE '/ of Section 23, Township 4 Nair t,
Range 1 West, Boise Meridian, Ada County, Idaho, being a Tx)rtioa of Lot 1, Block I of
BRANDT ST TBDI.VISION, described as .fnl lnwq,
COMh7ENCING at a point, marking the comer common to Sections 23, 24, 2 5 and
26, Township 4 North, Range 1 West., Boise Meridian, from which the 1/4 corner colnrnon
to said Sections 23 and 26 bears N.89"38'47'W., 2629.97 feet; thence, along the lige
common to said Sections 23 and 26,
A) X1.89°38'47"W., 939.99 feet to the POINT OF BEGINNING, thence, contiliving
along said common line (also the centerline of W. Chinden Boulevard),
1) N.89°38'47"W., 1656.97 feet to a paint on the southerly extension. of the
westerly line of said Telt 1; thence, along said southerly extension and said.
west erly line of Lot 1,
2) N -00-27'09"E., 381.37 feet; thence, leaving said westerly line,
3) S_ 99041'25"E., ., 1659.34 feel to apoint on the southerly extension oftlte
westerly line; of Lot 6, Block I of said subdivision; thence, along said.
southerly extension,
4) 5.00°48'23"W.. 382.65 feet to the POINT OF BEG MING.
CONTAINING; 14.54 acres, more or less.
SUBMCT TO: All covenants, Bights, Rights-of-way, Liasements of.Recouls and any
Encumbrances.
H-'.fl5U8T,W F'LicrSURb'EZ^•ExhA- fN-C REZONE 7F50RIM 101, Jot
BOISF - C OETJR cl ALENE • CAL.DWELL
Exhibit C — Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
TOOOTHMAN-ORTON FW NEERING COMPANY
CORWL.TM ENCt URS. SMVEYORS AM PIANNM
9777 CHINI•)FN BOULEVARD
BOISE, IDAHO 83714.2008
.. 206-323-2286 - FAX2nAi);-?399
Project No: 0-5097 hoisegtmngrco-cur
Date: December 27.2005
Page.- 1 of 2
EXHIBIT "A"
Land Description for C -C Rezone
A parcel of land located in the S % of the SE I/4 of Section 2.3, Township 4 Norton,
Range 1 West, Uoise Meridian, Ada County, Idaho, being a pottion of Lot 1, Block. I Of
BRANDT SUBDIVISION, and all that narcel of land, as shown on a Record of Survey -
recorded aS Instrument No. 94079392, records of Ada County, Idaho, described as
follows -
BEGINNING at a point, marking the corner common to Sections 23, 24, 2.5 and 26,
Township 4 North, Range 1 West, Boise Meridian, from which the 'h corner common to
said Sections 23 and 26 bears N.89°38'47" VV., 2629-97 feet; thence, along the line
common. to said Sections 25 and 26,
1) S.00054'56"W_, 0.10 feet to a point on a curve, marking the centerline of W_
Chinden Boulevard; thence, along said centerline, non -tangent wills the previous
course,
2) Northwesterly along said curve to the left, having a radius of 34,377-48 feet, as
arc length of 80.89 feet, through a central angle of 00"08'05", and a chord bearing.:
and distance of 1+1.89'°34'44"W_, 80.89 feet to a point of tangency; thence,
continuing along said centerline,
3) N -89°38'47"W., 859.10 feet. to a point on the southerly extension of the WCSLCrly
line of Lot 6, Block 1 of said subdivision,, thence, along said southerly extension
thereof,
4) N.00°48'23"E., 418.60 feet to the southwesterly corner of said Lot 6; thence,
along the southerly line of said Lot 6 and Lot 5, Block 1 of said subdivision,
S) S,88°50' 33"E., 411.26 feet to the southeasterly corner of said Lot 5; thence, along
the easterly line of said Lot 5.
6) N.00°47'29" E, 196.40 feet to the southwesterly corner of Lot. 3, Block I of said
subdivision; thence, along the southerly line of said Lot 3 and Lot 2, Block lof
said subdivision and the easterly extension thereof,
7) S89°12'31" E, 498.61 feet to the centerline of N. Linder Road; thence, along, said
centerline,
BOLSL • COEUR d'AT:F:i L • CAU)N FU.
Exhibit C -- Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
70U1CW4AN-0R1JN ENGUiEE.FtiN G COMPANY
Project No: 05087
Bate: December 27, 2005
Page: I of 2
8) S,00"47'29 -W., 605.00 fect to the POINT OF BEGINNING -
CONTAINING; 11.16 acres, more or less.
SUBHCT TO: All covettanL5, Rights, Rights -of -Way, Fasements of Records and any
Encumbrances.
H;W50e7WpMcz1SURVEYT,"-C-C REZONEDESCRWn0x-dac
Exhibit C — Page 7
731.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
D. Required Findings from Zoning Ordinance
I. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Staff finds that the proposed zoning designations of R-4, TN -C and C -C comply with the
Comprehensive Plan and recently amended Future Land Use Map. Staff finds that the
proposed map amendment is in general compliance with all other applicable provisions of
the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
the Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that there are several uses that are allowed and conditionally allowed within
the requested zoning districts of TN -C and C -C. If the applicant complies with the
conditions outlined in the development agreement, and receives design review approval
for the future buildings, staff finds that the proposed commercial lots/districts will be in
compliance with the regulations outlined in each specific district. The accompanying plat
and proposed development agreement, demonstrate that the land will be developed with
lot sizes, uses and other dimensional requirements that conform to the proposed zoning
designations.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. 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,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11-513-3.E).
The R-4, TN -C and C -C zoning amendments will provide both residential and
commercial uses in this area. Staff finds that all essential services are available or will be
provided by the developer to the subject property and will not require unreasonable
expenditure of public funds. The applicant is proposing to develop the land in general
compliance with the City's Comprehensive Plan. In accordance with the findings listed
above, staff finds that Annexation and Zoning of this property to R-4, TN -_C and C -C
would be in the best interest of the City.
Exhibit D —Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan, and the land use designations for this property as shown on the
Future Land Use Map. Staff generally supports the proposed plat layout and proposed
density as they comply with the provisions of the Comprehensive Plan and the UDC.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more
details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACRD, etc.) to determine this finding. (See finding
Items 3 and 4 above under Annexation Findings, and the Agency Comments and
Conditions in Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D — Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
3. Private Street Findings:
1. The Design of the private street meets the requirements of this Article;
Staff finds that the design of the private streets meets the standards as set forth in UDC
11-3F-4.
2. Granting approval of the private street would not cause damage hazard, or
nuisance, or other detriment to persons property, or uses in the vicinity; and
Staff does not anticipate any hazard, nuisance or other detriment from the private streets
if they are installed and maintained as designed, and comply with. the UDC.
3. The use and location of the private street shall not conflict with the comprehensive
plan and/or the regional transportation plan.
Staff finds that the use and location of the proposed private streets will not conflict with
the comprehensive plan or the regional transportation plan. ACRD has reviewed the
private street request and is supportive.
Exhibit D — Page 3
AFFIDAVIT OF POSTINGOF MERIDIAN
STATE OF IDAHO )
COUNTY OF ADA )
MAil, �
I, Mike Arnold, Premier Signs, Inc, 2100 E. Fairview Avenue, Suite 7 855-0380
(name) (address) (phone)
Meridian Idaho , being first duly sworn upon
(city) (state) oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the Knight SU Subdivision -- Preliminary Plat for 126 residential lots 7
office/commercial lots with common lots on 55.83 acres Annexation and Zoning to R-4,
TN -C Transitional Neighborhood Center and CC Community Commercial
Dated this 9th. day of March '2006
! - !
r rL
(Signature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
RUTH ZAHORIK
NOTAPU PUBLIC
STATE OF IDAHO
Master\affid-posting
Nbtary Publi f Idaho
Residing at /
My Commission Expires:
µpr, 6. 2006 10:56AM
No, 4111 P. 1
April 6, 2006
To: Meridian Planning and Zoning Commission
From: Brandt Subdivision Residents 6 r '-r... ,... 7 J.''::�
Regarding: The proposed Knight Sky Estates Subdivision %' +i6
We, the residents of Brandt Subdivision ate here to voice our concerns mVvding the
establishment of the Knight Sky Subdivision in Meridian. We want it to be known on the
retard, that we are pro -growth and want to support the expansion of Meridian; however,
our concerns are ceutered on the safety of the resid=ts, its children and the impact it may
have on the currently akting neighborhoods. Over nearly the past 15 years, the
residents of Brandt Subdivision have been blessed with a sechided, quiet neighborhood
that is smunded by ,homes with larger lots. We fear tint rent dt velopumb, such as
five Knight Sky Estates will jeopardize that which we have all worked hard for and come
to love. We DO NOT ask that you prevent construction, we DO NOT ask that you keep
landowDm from developing their property, we do ask, that you please work in concert
with the current residents to help us maintain the quality of life that we pricseatly have.
Listen to our tamer and problem solve with us so that we can botb enjoy the growth of
our city.
Below are the points that we would like to present and have the Canrmissaon work with
us to resolve.
#1 JR&C- Safety Concern
With the development of the Kmgbt Sky Estates Subdivision that will be a substantial
increase in the flow oftra$c to the area, the city projects an additional 3,800 cars per
day. The plan is to have an access road to the new subdivision on Linder, between .
Chinden and Brandt street, That means toad will be 2 roads within about 200 yards of a
busy int=wction. Currently, avithoyt the Subdivsion, traffic on Linder/Chimden severely
backs up. RePWing safety, this is huge co neem for 2 reasons.
a The current bus stop for the Bradt Subdivision is on the corner of Brandt
and Linder. Our children are havimg to st* on die cornea of an
extremely busy mon to catch thea bus. At this time, many of the
P units are concerned enough that they will stand with their child at the
intersection until ft bus picks them up and on many occasiow have seen
fivst rated motorists drive around the bus, Win an additional subdivision,
another access road, Walmart, and other businesses, this problem and
concern only worm= and proves to be a dw gerous liability for the
APR 06 '06 12:21
PAGE.01
Apr. 6 2006 10:56AM
No, 4111 P. 2
families and the city of Meridian. And with the expansion of Linder to 5
lanes the danger to our children inmeases substantially.
b. Subdivision uif6ic
L More and more cars ate entering our subdivision to turn around.
Prior to the development of Locsha Subdivison we very rarely had
motorists enter our earl de sac and now it is a more common
occurrence. With an mess road so close to ours, thea will be
confusion or missed turns leading to more traffic for us and our
cbdldm to contend with.
2. Emergency Response
a. With the additional 3,800+ can, the access to our subdivision is severely
Impinged! 1 We the residents of Brandt subdivision and. Almaden, have a
difficult time accessing our own street. Our concern is that if we add
additional traffic, emergency vehicles we going to have difficulty
accessing our homes in a timely fashion. This again proves to be a
liability for the families aid the city of Meridian.
We ask that the access road to the subdivision be reassessed to better help diminish traffic
on Linden... We suggest an alternate road be placed off of Chmden, but are open to
discussion regarding this.
Concern #2
1. Density of the Knights Sky Estates subdivision -
a. Curly Brandt subdivision has l+ acre lots, Almaden bas 5 acre lots
and Spur Wing has l iS to 2 acre lots. The plan for Knights Sky Estates is
to have 3.4 homes per acre. With such density, this further conin`butes to
the traffic iss. The residents of Brandt, Almaden, and Spur Wing
elected to purchase larger lots so tbat our privacy would not be impinged.
The curtest density of Knights Sky places an abandamce of homes
immediately next to and behind us. Again, we do not ask that you rezone
the entire area, but merely provide our subdivisions some "transition"
space. We suggest that the homes that border ours, be zoned R-2 with, a
minimum of 43,560 square feet, which is a true 1 acre lot. This will allow
our residents to maintain our lifestyle while also allowing the Knights Sky
Estates to build larger homes on atha*ve lots bringing in a nigher and
resident such as those Eagle is trying to court. By increasing the lot size
along the periphery of the Knigbb Sky Estates, it will aid in decreasing
the amount of traffic that the subdivision will generate.
b. As the City of Mendum moves 1odier West, they are going to encounter
more residents that have l+ acne lots that are going to oppose similar
projects. By establishing a protocol now that would address "Transition
area" it can alleviate many future problems.
c. With the establishment of the subdivision, we would lilce to have a 6 ft
vinyl fence be build wound the existing subdivisions.
APR 06 '06 12:21
PAGE.02
Apr. 6 2006 10:56AM
Cotrcerm #3
No. 4111 P. 3
1. Drainage Ponds
a The Knights Estate Subdivision is planed to have several drainage ponds,
The plan is to have these ponds placed against the emst ng subdivisions.
Such lorWODs, will place these age ponds very close to residential
home owner wells. Weare co nceMW about road tar, offs% chemicals, etc
that may infect our wells. The Knight Sky Estates has city water, so
placement of the ponds will not affect them We ask that the ponds be
placed through -out the subdivision so that they are not as close to our well
water.
Again, we are pro -growth and went to see the City of Meridian pcospa. We want others
to move here and enjoy their homes, f nnAes aW environment the way we have. We just
ask that the City please work in conjunction with us, its residents, so that we can continue
to enjoy the lifestyle we chose.
Simerely,
The Residents of Brandt and Mannaden Subdivisions
APR 06 '06 12:22
PAGE.03
Apr. 6 2006 10: 56AM No. 4111 P. 4
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APR 06 '06 12:22
PAGE.04
r
Apr 6 2006 10, 5MM
Concern #3
No, 4111 P. 5
1. Drainage Ponds
a The Knights Estate Subdivision is planed to have several drainage ponds.
The plan is to have these ponds placed against the existing subdivisions.
Such locations, will place these drainage ponds very close to residential
home owner wells. We are concerned about road tar, oils, chemicals, etc
that may infect our wells. The Knight Sky Estates has pressurized water,
so placement of the ponds will not affect them. We ask that the ponds be
Plate tl=ugh-out the subdivision so that they are not as close to our well
water.
Again, we are pro-growtb and want to see the City of Meridian prosper. We want others
to move here and enjoy their homes, families and environment the way we have. We just
ask that the City please work in conjunction with us, its residents, so that we can continue
to enjoy the lifestyle we chose.
Sincerely,
The Residents of Brandt and Alamaden Subdivisions
APR 06 '06 12:22
PAGE_05
Apr. 6. 2006 10:57AM
Concern #3
No. 4111 P. 6
1. Drainage ponds
a The Knights Estate Subdivision is planed to have scvaal drainage ponds.
The plan is to have ponds placed gst the --It-9 subdivons.
Such locations, will place these drainage ponds very close to residential
home owner wells. We are concerned about wad tar, oils, chemicals, etc
that may infect our wells. The Kui& Sky Estates has press --d water,
so pmt of the pods will not affect ft= We ask that the ponds be
Placed through -out the subdivision so that they are not as close to
wateana well
r
Agora, we am pro -growth and want to see the City of Meridian prosper. We want others
to move here and enjoy their homes, f milies and environment the way we have. We just
ask that the City pie work in CnjB=fion with use its residents, so That we can continue
to enjoy the lifestyle we choses
Sincerely,
The Reddeats of Ikandt and. Almaden Subdivisions
APR 06 '06 12:22
%v f
PAGE. 06
Apr 6. 2006 10:57AM
Concern #3
No. 4111 P, 7
I. Drainage Ponds
a. The Knights Estate Subdivision is planed to have several drainage ponds.
The plan is to have these ponds placed against the existing subdivisions.
Such locations, will place these drainage ponds very close to residential
home owner wells. We are concerned about road tar, oils, chemicals, etc
that may infect our wells. The Knight Sky Estates has pressurized water,
so placement of the ponds will not affect them. We ask that the ponds be
placed tbrough-out the subdivision so that they are not as close to our well
water.
Again, we are pro -growth and want to see the City of Meridian prosper. We want others
to move here and enjoy their homes, families and environment the way we have. We just
ask that the City please work in conjunction with us, its residents, so that we can continue
to enjoy the lifestyle we chose.
Sincerely,
The Residents of Brandt and Mamaden Subdivisions
APR 06 '06 12:23 PAGE.07
vs
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RECTIVED
AF R 6 2006
c•r y of
cli clerk office
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7)1-L" ,
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE April 6, 2006 ITEM #
PROJECT NUMBER
PROJECT NAME
AZ 06-005 - PP 06-004
Knight Sky Estates
(PLEASENAME PRINT)�-
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city ofMmidian
city cis oTM
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
March 2, 2006
PROJECT NUMBER
ITEM # 879
AZ 06-005, PP 06-004
PROJECT NAME Knight Sky Estates Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
Al,c /tP
AZ 06-005
MERIDIAN PLANNING & ZONING MEETING March 2, 2006
APPLICANT Sea 2 Sea, LLC ITEM NO. 8
REQUEST Annexation and Zoning of 58.56 acres from RR to R-4 (32.86 acres), TN -C
(14.54 acres) and C -C (1 1.16 acres) for Knight Sky Estates Subdivision - northwest corner
of Chinden Boulevard and Linder Road
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: S e affidavit of Pc
COMMENTS
See memo for Continuance
Con -j-1 n &cc
No Comment
Contacted:Date: 7/ Phon 2
d
Emailed: Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
� t)17)
S-�
-- �(� I L--- - /VV."-
Memo
R,ECEIVEj}
FEB 2 4 2006
CITY OF MERIDIAN
To: Planning & Zoning Commission CITY CLERK Or -FIEF
From: C. Caleb Hood, Current Planning Manager
CC: Shawn Nickel, Anna Canning, Bill Nary, Clerk's Office, Project File
Date: February 24, 2006
Re: Knight Sky Estates Subdivision (AZ -06-005, PP -06-004)
Applications for 3-2-06 Planning & Zoning Commission Meeting
Staff has had conversations with neighbors in this area regarding the proposed
vehicular layout of Knight Sky Estates Subdivision, specifically the proposed public
street access to Linder Road. As of the print deadline for the staff report, City staff
has not received comments from the ACHD on this project. Staff believes that it is
critical to have the ACHD's input on a project of this size before the City staffs
recommendation is formed and an official action is taken by the Commission.
Further, staff would like to have another opportunity to meet with the applicant to
discuss potential changes to the submitted site plan, prior to making an official
recommendation to the Commission. Therefore, staff recommends that the
Commission open and continue the public hearing on the subject development at the
March 2°d hearing to allow the ACHD to comment on this project, and to allow staff
time to incorporate any new information into the staff report. ACHD staff has
indicated that they recently received the City's request for comment and the Traffic
Impact Study. ACHD should have a staff report ready for this project within a couple
of weeks. To ensure that City staff has ample time to receive, review and incorporate
the ACHD's comments and conditions into the Staff Report, staff requests that A7-
06-005 and PP -06-004 be continued to the March 16`h 2006 hearing. If comments
are not received from ACHD by March 10 2006 staff report print deadline staff
mgy request that this gapplication be continued until A ril.
i
STATE OF IDAHO )
COUNTY OF ADA )
AFFIDAVIT OF POSTING
ECE E
L 8 ? 12006
CITY OF MERIDIAN
r --RK P,171CF
I, Mike Arnold Premier! Signs. Inc 2100 F- Fairv!M Avenue, Suite T 555- 5(
(name) (address) (phone)
Meridian Idaho , being first duly sworn upon
(city) (state) oath, depose and say:
I personally posted the sugject property with the hearing notice sign 10 days prior to the public
hearing for the Knight ,A S bdivisio�n — PM11lminanr Plat for 126 r®sidendai io#s= 7
Dated this 17th. day of Februa , 2006
(Si ure)
SUBSCRIBED ANd SWORN to before me the day and year first above written.
w
F-
My
UTH ,�AHORIK I
ik6ry Public f ho
OTa�"e PUBUC Residing at
TATE C F IDAHO
Commission Expires:
Masterlaffid-posting
1
Mar 1 2006' 3:26PMLLeA LAW OFFICES
r` ALLI& . IAS" 0-FFJCFS
KENNET14 L„ MALLEA 78 SW 5— AvME,, sures 1
ATTORNBYATLAW POST OFFICE BOX 857
ME Mow ID 83680-0857
March 1, 2006
Caleb Hood
Meridian Planning and Zoning
Re: Knight Sky Subdivision
Planning and Zoning Meeting
Dear Caleb:
.zoo allo, 3190, P. 1
r asrson+E
(208) 83&2790
FA,r
(208) 888,2789
JS --MAIL
KLMQMALLEALAW.COM
Via Facsimile
KE ' E Y E.
CITY OF MERIDIAN'
CITY CLERK CFFIG!'-
This will confirm our telephone conversation this morning. You advised that the
Planning and Zoning Commission will not be hearing the Knight Sky Subdivision application as
planned on March 2, 2006. You advised that the continuance is necessary because ACRD has
not submitted its written :response to the proposed plat.
Based on your representation to me, Caleb, Z am going to notify the Almaden people and
other neighborhoods that the meeting is being postponed. You indicated that you were going to
seek a 2 week continuance of the hearing date, and so we will tentativelyplan to come before the
Commission on Thursday, March 16, 2006.
Thank you for alerting me to this situation. We look forward to the opportunity to
discuss this project with the Planning and Zoning Commission.
Very truly yours,
Kenneth L. Mallea
KLM/dm
MAR 01 '06 15:51
PAGE.01
Mar 1. 2006 : 3:27PM,LLs4 L4W OFFICgS
February 17, 2006
Meridian Planning and Zoning Department
660 E Watertower Lane, Suite 202
Meridian, Idaho 83642
Re: Knight Sky Estates -- Proposed Subdivision
209 eNo, 3790 P. 2 �•
� G, E i
2006
C-il Y Chi- MERIDIAN
As the proposed Knight Sky Estates is a higher density, mixed use development which
will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre
lots) request that:
1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be
eliminated, so that the lots will run north all the way to the subdivision,
boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We
are concerned that this 25' grass border will become some type of common
use area for the residents and invite opportunities ;for trespass and harassing of
our horses.
2. The lot sizes bordering our S acre properties, and all perimeter lots, be made
substantially larger than those currently platted. This will be a more congruent
transition from urban to rural/agriculuaW. The project is far too dense and is
incompatible with, all other residential projects located north of Chinden_
These developers have no right to an R4 zoning because they are not annexed
into the City of Meridian. The City can and should condition annexation upon
large lot size for all transition areas. Neither the City of Eagle or Ada County
would approve the density of this project; there is no reason for the City of
Meridian to do so either. -
3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl
fence (tan with white posts) be constructed on the boundary between Knight
Sky and Almaden, properties. This will help keep our livestock safe, our Waal
lifestyle unaffected by high, density, and it will act as a visual block so we
don't have to look into people's backyards. It will also help protect our
pastures from becoming a dumping ground.
Please consider this request in advance of the P & Z hearing for this development, which
is scheduled for March 2, 2006.
We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe.
Thank you for considering our needs.
Almaden Acres Subdivision Z / o
Meridian, Idaho 83642
cc- May of Meridian
Aort ibim be,
MAR 01 106 15;51 a., ov. ^ -
PArF-A7
February 17, 2006
Meridian Planning and Zoning Department
660 E Watertower Lane, Suite 202
Meridian, Idako 83642
Re: Knight Sky Estates — Proposed Subdivision
,20A allo, 3190 P, 3
As the proposed Knight Sky Estates is a higher density, mixed use development which
will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e,, 5 acre
lots) request that:
1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be
eliminated, so that the lots will run north all the way to the subdivision
boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We
are concerned that this 25' grass border will become some type of common
use area for the residents and invite opportunities for trespass and harassing of
our horses.
2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made
substantially larger than those currently platted This will be a more congruent
transition from urban to xurallagricultural. The project is far too dense and is
incompatible with all other residential projects located north of Chinden.
These developers have no right to an R-4 zoning because they are not annexed
into the City of Meridian. The City can and should condition annexation upon
large lot size for all transition areas. Neither the City of Eagle or Ada County
would approve the density of this project; there is no reason for the City of
Meridian to do so either.
3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl
fence (tan with white posts) be constructed on the boundary between Knight
Sky and Almaden properties. This will help keep our livestock safe, our rural
lifestyle unaffected by high density, and it will act as a visual block so we.
don't have to look into people's backyards. It will also help protect our
pastures from becoming a dumping ground
Please consider this request in advance of the P & Z -hearing for this development, which,
is scheduled for March 2, 2006.
We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe.
Thank you for considering our needs.
Almaden Acres Subdivision
Meridian, Idaho 83642
cc: Mayor. of Meridian
�k.�
194
l�yJ �aK-#J 4,A4 , JD
MAR 01 '05 15:52
PAGE. 03
Mar. 1. 2006' 3:27PMXLLEA LAW OFFICES
February 17, 2006
Meridian Planning and Zoning Depwt neat
660 E Watertower Lane, Suite 202
Meridian, Idaho 83642
Re. Knight Sky Estates — Proposed Subdivision
:208 Ao. 37903 P. 4 v s/
Rk.
i�
A
OF t0JERIDIAt
As the proposed Knight Sky Estates is a higher density, mixed use development which
Will adjoin a rural Iandscape, the residents of Almaden Acres subdivision (i.e., 5 acre
lots) request that:
1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be
eliminated, so that the lots will run north all the way to the subdivision
boundary, leaving larger residential lots bordering Almaden's 5 -acre lots, We
are concerned that this 25' grass border will become some type of common
use area for the residents and invite opportunities for trespass and harassing of
our horses.
2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made
substantially larger than those currently platted. This will be a more congruent
transition from urban to a rurayagricultural, The project is far too dense and is
incompatible with all other residential projects located north of Chindm
These developers have no right to an R-4 zoning because they are not annexed
into the City of Meridian, The City can and should condition annexation upon
large Iot size for all transition areas. Neither the City of Eagle or Ada County
would approve the density of this project; there is no reason for the City of
Meridian, to do so either.
3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl
fence (tan with white posts) be constructed on the boundary between Knight
Sky and Almaden properties. This will help keep our livestock safe, our rural
lifestyle unaffected by high density, and it will act as a visual block so we
don't have to look into people's backyards. It will also help protect our
Pastures f orn becoming a dumping ground,
Please consider this request in advance of the P & Z hearing for this development, which
is scheduled for March 2, 2006,
We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe.
Thank you for considering our needs.
Almaden Acres Subdivision
Meridian, Idaho 83642
cc; Mayor of Meri 'an
dpi ; z -
MAR 01 '06 15:52
PAGE. 04
Mar. 1. 20061 3 : 2 8PMkL-L-CA LAW OFFICES -2oa No. 31903 P. 5 , 9/ e
February 17, 2006
Meridian Planning and, Zoning Department
660 E Watertower Lane, Suite 202
Meridian, Idaho 83642
Re: Knight Sky Estates — Proposed Subdivision
_...,VE
OF fV1,FR11)1At,,
As the proposed Knight Sky Estates is a higher density, mixed use development which
will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre
lots) request that:
1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be
eliminated, so that the Iots will run north all the way to the subdivision
boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We
are concerned Haat this 25' grass border will become some type of common
use area for the residents and invite opportunities for trespass and harassing of
our horses.
2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made
substantially larger than those currently platted. This will be a more congruent
transition from turban to rural/agricultural. The project is far too dense and is
incompatible with all other residential projects located north of Chinden.
These developers have no right to au R-4 zoning because they are not annexed
:into the City of Meridian. The City can and should condition annexation upon
large lot size for all transition areas. Neither the City of Eagle or Ada County
would approve the density of this project; there is no reason for the City of
Meridian to do so either.
3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl
fence (tan with white posts) be constructed on the boundary between Knight
Sky and Almaden properties. This will help keep our livestock safe, our rural
lifestyle unaffected by high density, and it will act as a visual block so we
don't have to,look into people's backyards. It will also help protect our
pastures from becoming a dumping ground.
Please consider this request is advance of the P & Z hearing for this development, which
is scheduled for March 2, 2006.
We appreciate your help in keeping our rural lifestyle enjoyable and ur liv tock safe.
Thank you for considering our needs.
Almaden Acres Subdivision
Meridian, Idaho 83642 n r�
cc: Mayor of Meridian
72DO iz "Le- Arm
Z Z*-�, Pr 1 r1Ve , ;vie— 9-0,a w.
MAR 01 '06 15:52 PAGE_05
CITY OF
�YIG�l�
T IDAHO
�"h,7t �y rftE�SURE �N�'Y
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234/fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678 / fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500/fax 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
- Water
2235 N.W. 8th Street
888-5242 / fax 884-1.159
TRE 4NTTALS TO AGENCIES FOR COMMENTS ON
D E PROJECTS WITH THE CITY OF MERIDIAN
iS
SINCE AMthat your comments and recommendations will be considered by
,..O Of 1*ERqvPftrR1anning and Zoning Commission please submit your
TEWATER, lg.Wrts and recommendtions to the City of Meridian
Attn: Planning Department, by: February 23, 2006
Transmittal Date: February 2, 2006 File No.: AZ 06-005; PP 06-004
Hearing Date: March 2, 2006
Request: Annexation and Zoning of 58.56 acres from RR to R-4 (32.86 acres),
TN -C (14.54 acres) and C -C (11.16 acnes) and Preliminary Plat approval
of 126 residential lots (24 townhouse lots and 102 detached single-family
lots), 7 commerical lots and 26 common lots on 55.83 acres in a proposed
R-4, TN -C and C -C zones for Knight Sky Estates Subdivision
By: Sea 2 Sea, LLC
Location of Property or Project: northwest corner of Chinden Boulevard
and Linder Road
David Zaremba (no FP)
David Moe (no FP)
Wendy Newton-HUckabay (No FP)
Michael Rohm (No FP)
Keith Borup (No FP)
Tammy de Weerd, Mayor
Chadie Rountree, C/C
Christine Donnell, C/C
Keith Bird, C/C
Shaun Wardle, C/C
ater Department
Sewer Department
Sanitary Services(NovAR, vnc, M
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FFA
Meridian Post Office(mipP ony)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers brig- District
Idaho Power Co. (Fp,pp,cui;�
Qwest "ipp a*
Intermountain Gas (FP/PPoaly)
Bureau of Reclamation (Fp/pp only)
Idaho Transportation Dept. (No Fp)
Ada County Ass. Land Records
Meridian Development Corp.
Historical Preservation Comm.
FEB - 3 2000
City Of Meridiaia
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 886 *331erk office
CITY CLERK -FAX 888-4218 FINANCE & UTILITY BILLING- FAX 887-4813 MAYOR'S OFFICE -FAX 884-8119
Printed on recycled paper
SUPERINTENDENT
Dr. Linda Clark
Joint school District '-" No. 2
911 Meridian Road •Meridian, Idaho $364 _2• (?i ) $ [A lax; (208) 888-6700
February 13, 2006
- = .. —...w_---- -- -- — - --=- -�
--_ - ---- _---�ty:o- - en pan--_ —��_.� - _ _,- ------
660 E. Watertower Lane
Suite 202
Meridian, ID 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of the Knight Sky Estates Subdivision will have a.significant impact on school
enrollments at Andrus Elementary, Sawtooth Middle and Eagle High School.
We can predict that these homes, when completed, will house thirty-eight (38) elementary
aged children, thirty-five (35) middle school aged children, and twenty-six (26) senior
high aged students. Additional students will further compound the current overcrowded
situation. Residents cannot be assured of attending the neighborhood school, as it may be
necessary to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Sincerely,
Wendel Bi am
Building & Construction Manager
February 17, 2006
Meridian Planning and Zoning Department
660 E Watertower Lane, Suite 202
Meridian, Idaho 83642
Re: Knight Sky Estates — Proposed Subdivision
As the proposed Knight Sky Estates is a higher density, mixed use development which
will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre
lots) request that:
1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be
_will run north all the way to the subdivision
_ eliminated, so .that the lots
boundary, leaving larger residential lots bordering Almaden -'s 5-- acre- lots. -We -
are concerned that this 25' grass border will become some type of common
use area for the residents and invite opportunities for trespass and harassing of
our horses.
2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made
substantially larger than those currently platted. This will be a more congruent
transition from urban to rural/agricultural. The project is far too dense and is
incompatible with all other residential projects located north of Chinden.
These developers have no right to an R-4 zoning because they are not annexed
into the City of Meridian. The City can and should condition annexation upon
large lot size for all transition areas. Neither the City of Eagle or Ada County
would approve the density of this project; there is no reason for the City of
Meridian to do so either.
3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl
fence (tan with white posts) be constructed on the boundary between Knight
Sky and Almaden properties. This will help keep our livestock safe, our rural
lifestyle unaffected by high density, and it will act as a visual block so we
don't have to look into people's backyards. - It will also. help protect our
pastures from becoming a dumping ground.
Please consider this request in advance of the P & Z hearing for this development, which
is scheduled for March 2, 2006.
We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe.
Thank you for considering our needs.
Lydia Aguirre -
1895 Almaden Drive
Meridian, Idaho 83642
(208) 887-9662
cc: Mayor of Meridian
1-08; 1:17PM;MALLEA LAW OFFICES
MALLE. A. L.Am ' OFFICES
78 SW 5TH AVENUE, SuITE i
KENNETH L. MALLEA POST OFFICE Box 857
AT ORNEYATLAW MERIDIAN ID 83680-0857
March 1, 2006
Caleb Hood
Meridian Planning and Zoning
Re: Knight Sky Subdivision
Planning and Zoning Meeting
Dear Caleb:
;208 888 2789 # 2/ 5
r9LEMONFi
(208) 888-2790
FAX
(208) 888-2789
E-MAIL
KLMQMALLEALAw.COM
Via Facsimile
This will confirm our telephone conversation this morning. You advised that the
Planning and Zoning Commission will not be hearing the Knight Sky Subdivision application as
planned on March 2, 2006. You advised that the continuance is necessary because ACHD has
not submitted its written response to the proposed plat.
Based on your representation to me, Caleb, I am going to notify the Almaden people and
other neighborhoods that the meeting is being postponed. You indicated that you were going to
seek a 2 week continuance of the hearing date, and so we will tentatively plan to come before the
Commission on Thursday, March 16, 2006.
Thank you for alerting me to this situation. We look forward to the opportunity to
discuss this project with the Planning and Zoning Commission.
Very truly yours,
Kenneth L. Mallea
! X�f rii1
3- 1-05; 1:17PM;MALLEA LAW OFFICES ;208 888 2789 ....-. 3/ e
February 17, 2006
Meridian Planning and Zoning Department
660 E Watertower Lane, Suite 202
Meridian, Idaho 83642
Re: Knight Sky Estates — Proposed Subdivision
As the proposed Knight Sky Estates is a higher density, mixed use development which
will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre
lots) request that:
1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be
eliminated, so that the lots will run north all the way to the subdivision
boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We
are concerned that this 25' grass border will become some type of common
use area for the residents and invite opportunities for trespass and harassing of
our horses.
2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made
substantially larger than those currently platted. This will be a more congruent
transition from urban to rural/agricultural. The project is far too dense and is
incompatible with all other residential projects located north of Chinden.
These developers have no right to an R-4 zoning because they are not annexed
into the City of Meridian. The City can. and should condition annexation upon
large lot size for all transition areas. Neither the City of Eagle or Ada County
would approve the density of this project; there is no reason for the City of
Meridian to do so either.
3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl
fence (tan with white posts) be constructed on the boundary between Knight
Sky and Almaden properties. This will help keep our livestock safe, our rural
lifestyle unaffected by high density, and it will act as a visual block so we
don't have to look into people's backyards. It will also help protect our
pastures from becoming a dumping ground.
Please consider this request in advance of the P & Z hearing for this development, which
is scheduled for March 2, 2006.
We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe.
Thank you for considering our needs.
Almaden Acres Subdivision
Meridian, Idaho 83642 J
cc- Mayo of Meridiantv
.�
Aorf it) iEa OP-.
3- 1-06; 1:17PM;MALLEA LAW OFFICES
February 17, 2006
Meridian Planning and Zoning Department
660 E Watertower Lane, Suite 202
Meridian, Idaho 83642
Re: Knight Sky Estates -- Proposed Subdivision
208 gas 2799 # 4/ E
As the proposed Knight Sky Estates is a higher density, mixed use development which
will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre
lots) request that:
1. The 25' grass strip on the north border (adjoining Almaden Subdivision) be
eliminated, so that the lots will run north all the way to the subdivision
boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We
are concerned that this 25' grass border will become some type of common
use area for the residents and invite opportunities for trespass and harassing of
our horses.
2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made
substantially larger than those currently platted. This will be a more congruent
transition from urban to rural/agricultural. The project is far too dense and is
incompatible with all other residential projects located north of Chinden.
These developers have no right to an R-4 zoning because they are not annexed
into the City of Meridian. The City can and should condition annexation upon
large lot size for all transition areas. Neither the City of Eagle or Ada County
would approve the density of this project; there is no reason for the City of
Meridian to do so either.
3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl
fence (tan with white posts) be constructed on the boundary between Knight
Sky and Almaden properties. This will help keep our livestock safe, our rural
lifestyle unaffected by high density, and it will act as a visual block so we
don't have to look into people's backyards. It will also help protect our
pastures from becoming a dumping ground.
Please consider this request in advance of the P & Z'hearing for this development, which
is scheduled for March 2, 2006.
We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe.
Thank you for considering our needs.
Almaden Acres Subdivision
Meridian, Idaho 83642
cc: Mayo of Meridian
1 r•T•�
��i ,�lZf�e�.
3- 1-06; 1.17PM;MALLEA LAW OFFICES
February 17, 2006
Meridian Planning and Zoning Department
660 E Watertower Lane, Suite 202
Meridian, Idaho 83642
Re: Knight Sky Estates — Proposed Subdivision
208 888 2789 # 5/ 6
As the proposed Knight Sky Estates is a higher density, mixed use development which
will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre
lots) request that:
The 25' grass strip on the north border (adjoining Almaden Subdivision) be
eliminated, so that the lots will run north all the way to the subdivision
boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We
are concerned that this 25' grass border will become some type of common
use area for the residents and invite opportunities for trespass and harassing of
our horses.
2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made
substantially larger than those currently platted. This will be a more congruent
transition from urban to rural/agricultural. The project is far too dense and is
incompatible with all other residential projects located north of Chinden.
These developers have no right to an R-4 zoning because they are not annexed
into the City of Meridian. The City can and should condition annexation upon
large lot size for all transition areas. Neither the City of Eagle or Ada County
would approve the density of this project; there is no reason for the City of
Meridian to do so either.
3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl
fence (tan with white posts) be constructed on the boundary between Knight
Sky and Almaden properties. This will help keep our livestock safe, our rural
lifestyle unaffected by high density, and it will act as a visual block so we
don't have to look into people's backyards. It will also help protect our
pastures from becoming a dumping ground.
Please consider this request in advance of the P & Z hearing for this development, which
is scheduled for March 2, 2006.
We appreciate your help in keeping our rural lifestyle enjoyable and our livestock safe.
Thank you for considering our needs.
Almaden Acres Subdivision
Meridian, Idaho 83642
cc: Mayor of Meri 'andcf - .c),
AK-9��, --' -�) A - ,7 S( ? \, �-( ? -
OFFICES ;208 88s 2789 0 s/ 8
February 17, 2006
Meridian Planning and Zoning Department
660 E Watertower Lane, Suite 202
Meridian, Idaho 83642
Re: Knight Sky Estates — Proposed Subdivision
As the proposed Knight Sky Estates is a higher density, mixed use development which
will adjoin a rural landscape, the residents of Almaden Acres subdivision (i.e., 5 acre
lots) request that:
The 25' grass strip on the north border (adjoining Almaden Subdivision) be
eliminated, so that the lots will run north all the way to the subdivision
boundary, leaving larger residential lots bordering Almaden's 5 -acre lots. We
are concerned that this 25' grass border will become some type of common
use area for the residents and invite opportunities for trespass and harassing of
our horses.
2. The lot sizes bordering our 5 acre properties, and all perimeter lots, be made
substantially larger than those currently platted. This will be a more congruent
transition from urban to rural/agricultural. The project is far too dense and is
incompatible with all other residential projects located north of Chinden.
These developers have no right to an R-4 zoning because they are not annexed
into the City of Meridian. The City can and should condition annexation upon
large lot size for all transition areas. Neither the City of Eagle or Ada County
would approve the density of this project; there is no reason for the City of
Meridian to do so either.
3. With the elimination of the 25' grass border on the north, a 6 foot closed vinyl
fence (tan with white posts) be constructed on the boundary between Knight
Sky and Almaden, properties. This will help keep our livestock safe, our rural
lifestyle unaffected by high density, and it will act as a visual block so we
don't have to.look into people's backyards. It will also help protect our
pastures from becoming a dumping ground.
Please consider this request in advance of the P & Z hearing for this development, which
is scheduled for March 2, 2006.
We appreciate your help in keeping our rural lifestyle enjoyable and Aur liv, stock safe.
Thank you for considering our needs. � �� ��� v 7WO (L '(Le- )SQ -
Almaden Acres Subdivision��
Meridian, Idaho 83642
cc: Mayor of Meridian
16 February 2006
Vwtw
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Planning Department
City of Meridian
660 E. Watertower Lane Suite 202
Meridian, ID 83642 --
RE: AZ 06-005; PP 06-004/Knight Sky Subdivision
Dear Anna:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
p r"' r;, • r ori i_- ��
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Annexation and Zoning of 58.56 acres from RR to R-4 and Preliminary Plat approval of 126
residential lots, 7 commercial lots and 26 common lots on 55.83 acres in a proposed R-4, TN -C
and C -C zones for Knight Sky Subdivision.
ALL WORK WITHIN NAMPA & MERIDIAN IRRIGATION DISTRICT FACILITIES
MUST BE COMPLETED BY MARCH 15, 2006.
Sincerely,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Crew Foreman
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
CO
DIS RRCT CENTRAL DISTRICT HEALTH DEPARTMENT Return to:
HEALTH Environmental Health Division ❑ Boise
DEPARTMENT RECEIVEj) ❑Eagle
Rezone # AZ - b G -,9 F"V312 700 Fi LJ Garden City
,Meridian
Conditional Use # - C l 14-0-F r -4 L R i n i 4N ❑ Kuna
Preliminary / Final / Short Plat Pp- 0 (a— 00 LfITY C�'I_F�' r'!(�F ❑ ACZ
ICh �k5ky L s1 -a tf-S A..;,/,s; p� - - ❑ Star
❑ 1. We have No Objections to this Proposal.
❑ 2. We recommend Denial of this Proposal,
❑ 3. Specific knowledge as to the exact type of use. must be provided before we can comment on this Proposal.
❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
❑ high seasonal ground water ❑ waste flow characteristics
❑ or bedrock from original grade ❑ other
❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
d. After written approval from appropriate entities are submitted, we can approve this proposal for:
central sewage ❑ mmunity sewage system (J community water well
C] interim sewage central water
❑ individual sewage ❑ individual water
1EC9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division o_ f Environmental Quality:
central sewage ❑ ommunity sewage system LJ community water
L3 sewage dry lines central water
]310. Run-off is not to create a mosquito breeding problem.
❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
❑ 13. We will require plans be submitted for a plan review for any:
❑ food establishment ❑ swimming pools or spas ❑ child care center
❑ beverage establishment ❑ grocery store
❑ 14. Please see attached stormwater management recommendations Date: / o /6
❑ 15. Reviewed By:
Review
15726.001EHO904
CITY OF MERIDIAN
NOTICE OF HEARING
NOTICE IS HEREBY GIVEN pursuant to the Ordinances of the City of Meridian and the
Laws of the State of Idaho, that the Meridian Planning and Zoning Commission of the City of
Meridian will hold a public hearing at the Meridian City Hall, 33 East Idaho Avenue, Meridian, Idaho,
at the hour of 7:00 p.m. on Thursday, March 2, 2006, for the purpose of reviewing and considering
the application AZ 06-005 of Sea 2 Sea, LLC for Annexation and Zoning of 58.56 acres from RR to
R-4 (32.86 acres), TN -C (14.54 acres) and C -C (11.16 acres) for Knight Sky Estates Subdivision;
Furthermore, the applicant requests the application PP 06-004 for Preliminary Plat approval
of 126 residential lots (24 townhouse lots and 102 detached single-family lots), 7 commercial lots
and 26 common lots on 55.83 acres in proposed R-4, TN -C and C -C zones for Knight Sky Estates
Subdivision generally located on the northwest corner of Chinden Boulevard and Linder Road;
A more particular description of the above property is on file in the Planning Department, 660
E. Watertower Lane Suite 202, and is available for inspection during regular business hours,
Monday through Friday, from 8:00 a.m. to 5:00 p.m. You may contact the Planning Department at
(208) 884-5533 during regular business hours.
A copy of the application is available to review upon request. Any and all interested persons
shall be heard at said public hearing, and the public is welcome and invited to submit testimony.
Oral testimony may be limited to three (3) minutes per person. Written materials should be
submitted to the Planning Department no later than seven (7) days prior to the above hearing date
so that all interested parties may examine them prior to the hearing. All materials presented at
public meetings shall become property of the City of Meridian. Anyone desiring accommodation for
disabilities related to documents and/or hearings, please contact the City Clerk's Office at (208) 888-
4433 at least 72 hours prior to the public meeting.
The Ada County Highway District may also conduct public meetings regarding this
application. If you have questions about the traffic that this development may generate or the impact
of that traffic on streets in the area, please contact the Ada County Highway District at (208) 387-
6170.
DATED 2"d of February, 2006 `O
WILLIAM G. BERG, JR., It ITY LEF;QC �, w
PUBLISH 13`" and 27'" of February, 2006 -.;90� � � ' �'