HomeMy WebLinkAboutLarkspur South Subdivision
November 13, 2006
MERIDIAN PLANNING & ZONING MEETING
AZ 06-049
November 16, 2006
APPLICANT Greenspur Investments, LLC ITEM NO. 16
REQUEST Public Hearing - Annexation & Zoning of 13.25 acres from RUT to an R-8
zone for Larkspur South Subdivision - 230 & 240 Edmonds Court
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
See Attached Staff Report
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CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See Attached Comments
See Attached Comments
See Attached Comments
IDAHO POWER:
See Attached Comments
INTERMOUNTAIN GAS:
OTHER: See Attached Affidavit of Sign Posting
contacted:~ ~~-j- Date: I'II~~ Phone: 671 ~{(O
Emailed: OLb,S:::t(~(/~j ~O){\f) Staff Initials: /...R......
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 NOVEMBER 16, 2006
STAFF REPORT
P & Z Commission Hearing
Hearing Date: 11/16/2006
Planning & Zoning Commission
\:
Larkspur South Subdivision
. AZ-06-049
Annexation and Zoning of 13.25 acres from RUT (Ada County) to R-8
(Medium Density Residential) zone
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FROM:
Amanda Hess, Associate Planner
Meridian Planning Department
SUBJECT:
NOV 0 9 2006
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. PP-06-051
Preliminary Plat of 67 single-family building lots and 4 common lots on 12.81
acres, in a proposed R-8 zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Greenspur Investments, LLC, has applied for Annexation and Zoning of 13.25 acres from
RUT (Ada County) to R-8 (Medium Density Residential) and Preliminary Plat approval of 67 single
family residential lots and 4 common lots for Larkspur South Subdivision. The site is located on the east
side of Meridian Road, approximately 1/3 mile north of Victory Road on Lots 5 & 6, Edmonds
Subdivision. Edmonds Subdivision is a County-approved plat that was recorded in the 1970s.
The gross density of the proposed development is approximately three dwelling units per acre. The
application does not comply with the Comprehensive Plan for the site which designates the area as "Low
Density Residentia1." However, per the Comprehensive Plan Future Land Use Map, the Commission and
Council can consider a "step up" in residential densities on a case by case basis without the requirement
of a Comprehensive Plan Amendment. To approve this development, a "step up" in density as shown
on the Map (from low to medium) is required. The proposed density is in accord with the proposed R-8
zoning district.
NOTE: Based on some requirements from the Fire Department, the preliminary plat has been modified
from the version originally accepted and transmitted by the City. Staff has based the analysis in this report
on the updated preliminary plat, dated October 31, 2006.
2. SUMMARY RECOMMENDATION
The subject applIcations (AZ-06:-049 and PP-06-05l) were submitted to the Planning Department for
concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the
requested Annexation and Zoning and Preliminary Plat applications. Staff is recommending approval of
the proposed Larkspur South Subdivision subject to the conditions listed in Exhibit B of the Staff
Report.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-049 and PP-06-05l as presented in the staff report for the
hearing date of November 16, 2006, with the following modifications to the conditions of
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE]
CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
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-06-049 and PP-06-05l as presented during the hearing of
November 16, 2006, for the following reasons: (State specific reasons for denial of the annexation
and / or preliminary plat request)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-049 and PP-06-051 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
230/240 Edmonds Court
Meridian, ill 83642
b. Owners:
Greenspur Investments, LLC
1883 N. Wildwood Avenue
Boise, ill 83713
Hellhake Family
100 Rosalyn Court
Meridian, ill 83642
c. Applicant: Greenspur Investments, LLC
d. Representative: Ron Sargent, Greenspur Investments, LLC
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request:
1. Date of Revised Preliminary Plat (attached in Exhibit A): October 31,2006
2. Date of Landscape Plan (attached in Exhibit A): October 31,2006
3. Date of Conceptual Housing Layout (attached in Exhibit A): November 1, 2006
h. Applicant's Statement/Justification:
The gross density of the proposed development is 5.23 dwelling units per acre. The proposed
density is in accord with the proposed R-8 zoning district but does not comply with the
Comprehensive Plan for the site which designates the area as "Low Density Residential."
Per the Comprehensive Plan Future Land Use Map, the Commission and Council can consider
residential densities on a case by case basis without the requirement of a Comprehensive Plan
Amendment. This development would be considered a "step up" in density, from low to
medium.
The subdivision will provide a large central common area with gazebo, parkways, and a mix
of lot sizes ranging from approximately 4,000 square feet to 34,650 square feet. The average
lot size is approximately6 6,000 square feet. There will be 0.72 acres (5.7% of the site) of
useable open space provided, which exceeds the UDC requirements. (Please see Applicant's
submittal letter for more information.)
Larkspur South Subdivision - AZ-06-049, PP-06-05]
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation and/or rezone as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11, 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, a public hearing is
required before the City Council on this matter.
c. Newspaper notifications published on: October 30,2006, and November 13, 2006
d. Radius notices mailed to properties within 300 feet on: October 20, 2006
e. Applicant posted notice on site by: November 6,2006
6. LAND USE
a. Existing Land Use(s): Existing homes, several outbuildings, and vacant land. The two
existing homes and associated outbuildings are to remain.
b. Description of Character of Surrounding Area: A mix of single family residential and vacant
land, some of which has recently been proposed for residential development.
c. Adjacent Land Use and Zoning:
1. North: Larkspur Subdivision No.2, zoned R-8
2. East: Meridian Greens Subdivision No.3, zoned R~8.
3. South: Proposed Bitterbrush Point Subdivision, zoned R-4
4. West: Residential and veterinary clinic, zoned RUT (Ada County); Office, zoned L-O
d. History of Previous Actions: N/ A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposmg to sewer to mams planned
Larkspur #2.
Location of water: This property is proposing to sewer to mains planned in
Larkspur #2, and a connection in Meridian Road.
Issues or concerns: None.
2. Vegetation: Primarily vacant land. Existing trees should be retained or mitigated for.
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: Kennedy Lateral, to be tiled.
5. Hazards: N/A
6. Proposed Zoning: R-8
7. Size of Property: 13.25 acres
f. Subdivision Plat Information:
1. Residential Lots: 67
2. Non-residential Lots: 0
Larkspur South Subdivision - AZ-06.049, PP-06-051
PAGE 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
3. Total Building Lots: 67
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 71
7. Open Lots: 0
8. Residential Area: 12.81 acres
9. Gross Density: 5.23 units per acre (6.47 net density)
10. Lot Sizes: Lot sizes range from 4,000 square feet to 34,650 square feet. The average
lot size is approximately 6,000 square feet.
g. Landscaping:
1. Width of street buffer(s): N/A (all residential streets)
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 1.07 acres (8.42%)
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC ll-3B-12. Common, open-space lots should include at least one deciduous
shade tree per 8,000 square feet (UDC 11-3G-3-E2).
h. Proposed and Required Non-Residential Setbacks: As per the R-8 zone for attached and
detached single family dwellings.
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The
primary access to the development will be from an existing public street, Edmonds Court,
which connects with Meridian Road. Additionally, three stub streets will be constructed to
connect with future residential subdivisions; one at the north property line to connect with
Larkspur Subdivision No.2, one to the south to access Bitterbrush Point Subdivision, and one
to the west to provide redevelopment potential to the neighboring 4.5-acre county parcel.
NOTE: Staff has not received updated comments on this proiect from ACHD. Staff will
include the comments and conditions from ACHD into the Staff Report once thev are
received.
7. COMMENTS MEETING
On October 27, 2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map.
Low density residential areas are anticipated to contain single family residences at densities up to three
dwelling units per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes
67 residential building lots on 12.81 acres for a gross density of 5.23 dwelling units per acre. The
proposed density is not within the "Low Density" range outlined in the Comprehensive Plan. However,
the Comprehensive Plan Future Land Use Map, allows the Commission and Council to consider a bump
in residential densities on a case by case basis without the requirement of a Comprehensive Plan
Amendment. To approve this development a "step up" in density, from low to medium, would need to be
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 4
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
approved by the Commission and Council. Staff believes that the following Comprehensive PIau policies
apply to this application (Staff analysis in italics):
· Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
planned for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City sen;ices to the
subject property. The City of Meridian plans to provide municipal sen;ices to the lands proposed
to be annexed in thefollowing manner:
. Sanitary sewer and water sen;ice 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 sen;iced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This sen;ice will not change.
. The subject lands are currently sen;iced by the Meridian School District #2. This sen;ice
will not change.
. The sUQject lands are currently sen;iced by the Meridian Library District. This sen;ice
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, sen;ices will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Sen;ices, and Sanitary
Sen;ices Company.
. Chapter VI, Goal II, 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 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
Staff is supportive of the proposed pedestrian connections, via stub streets and micropathways.
. Chapter VII, Goal N, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
The applicant is proposing an R-8 zone. Stafffinds that the proposed developments to the north
are compatible with the proposed development, and that the existing residences to the east and
south have been buffered with appropriately sized lots.
. Chapter VII, Goal IV, Objective C, Action 10 - Support a variety of residential categories
(low-, medium-, and high-density single family, multi-family, townhouses, duplexes,
apartments, condominiums, etc.) for the purpose of providing the City with a range of
affordable housing opportunities.
This area is shown as low density on the Future Land Use Map. Staff recommends that the
Commission and Council consider all public, agency and staff comments when determining if
zoning this properly to R-8 is appropriate.
However, the subject application does propose a mix of single family attached and detached
dwellings. Staff finds that, if approved, the development will contribute to the variety of
residential housing in this area
. Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow (Chapter VI, Goal II, Objective A, Action 6)
Three stub streets have been proposed to connect with the currently undeveloped properties to the
north, south, and west. Several of these properties have been proposed to be developed in a
manner similar to the subject parcel.
Staff believes that the proposed density (5.23 d.u. 's/acre) and zoning (R-8) for this property is
appropriate. However, the proposed development and zoning requires a step up in density/zoning.
Therefore, 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: UDC ll-2A-2 lists single-family, two-family (duplex), and
townhouse developments as a Permitted Use in the R-8 zone.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be acconunodated within the density range.
10. ANALYSIS
a. Analysis of Pacts Leading to Staff Reconunendation
ANNEXATION ANALYSIS: Based on the compliance of the proposed development with the
Unified Development Code and the general conformance to policies and goals contained in the
Comprehensive Plan, if the Commission and Council grant a step up in residential density, staff
believes that this is a good location for the proposed single-family development. Please see
Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (prepared on September 14,
2006, by Robert G. Hinckley, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
PRELIMINARY PLAT ANALYSIS: Based on the compliance of the proposed development
with the Unified Development Code and the general conformance to policies and goals contained
in the Comprehensive Plan, staff believes that this is a good location for the proposed single-
family residential products. Please see Exhibit D for detailed analysis of facts and fmdings for a
preliminary plat.
1. Access: Edmonds Way will serve as the primary access to the proposed development.
Although not fully developed at this time, Larkspur No.2 and Bitterbrush Point Subdivisions
have supplied Larkspur South Subdivision with two street connections, thus providing
Larkspur South with two additional access points.
2. Edmonds Court: As Edmonds Court, currently a cul-de-sac, is to become Edmonds Way, a
thru street, the applicant will be required to vacate the unused portions of the cul-de~sac.
Idaho Code 50-1306 establishes City Council as the decision-making body for vacation of all
rights-of-way. Therefore, application for vacation of said cul-de-sac should be made as soon
as possible so it can be heard before City Council concurrently with the subject annexation /
zoning and preliminary plat applications.
3. Internal Streets: Internal streets sections are proposed to be at least 34-feet wide with 5-foot
wide attached sidewalks. The Fire Department requires all roads to have a turning radius of
28' inside and 48' outside. Additionally, residential construction should be limited to 50 lots
until such time that at least one additional access to the subdivision can be provided via the
Larkspur No.2 or Bitterbrush Point Subdivisions (See Fire Department Development Review
Comments and Requirements, Exhibit B).
4. Common Driveways: The applicant is proposing two common driveways. Lots 5, 6, & 7,
Block 9, will take access via S. Marlow Way, while Lots 2,3, & 4, Block 9, will take access
via E. Edmonds Way. Parking stalls will be provided next to said driveway, per the request of
the Fire Department, to eliminate the potential for on-street parking on the shared driveway.
Staff is supportive of the common driveway proposal. UDC ll-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 edge of the common driveway easement or property
lines, whichever is more restrictive. 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
lots 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 [mal plat. Comply with all
common driveway provisions listed in UDC 11-6C-3D.
5. Landscaping: The applicant has provided 1.07 acres (8.42%) of landscaped open space,
meeting the 5% minimum required by UDC Il-3G-3A-1. The majority of the open space is
provided in the form of a large common area centered on the Kennedy Lateral. All common
areas approved as open space shall be vegetated and usable by residents. Maintenance of all
common areas shall be the responsibility of the Cottswold Point Homeowners Association.
The applicant has proposed a 10-foot wide landscaping buffer to be installed along the entire
length of the eastern property boundary, to provide buffering of the larger lots of the
Meridian Greens Subdivision.
Larkspur South Subdivision - AZ~06.049, PP-06.051
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
6. Multi~use / Micropathways: One 5-foot micropathway and one lO-foot multi-use path is
proposed with this application. The 5-foot micropath will provide connectivity from the east
section of the subdivision to the west. The 10-foot multi-use path is proposed along the
Kennedy Lateral. The Kennedy will be tiled at this site. Staff is supportive of the proposal to
construct the multi-use pathway, as depicted All micropathways shall be constructed in
accordance with UDC 11-3A~8. Landscaping adjacent to all micro-paths should comply with
UDC 11-3B.
7. 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 utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, a single-point connection to the culinary water system shall be required. If a single-
point connection is 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. 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.
8. Fencing: The applicant should submit a detailed fencing plan with the final plat application.
All perimeter fencing must be completed prior to issuance of building permits. Fencing
should taper down to a 3 foot maximum within 20 feet of all rights~of-way. Fencing adjacent
to all micropathways is also required. Said fencing can be up to six feet in height, if open
vision. If closed vision is used, it cannot exceed four feet in height. The applicant should
state at the hearing the type of fencing to be constructed adjacent to the micropathways,
as none is proposed at this time. All fencing shall be installed in accordance with UDC
11-3A-7.
9. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or
canals, exclusive of natural waterways and waterways being used as amenities, which
intersect, cross or lie within the area being subdivided shall be covered.
10. Tree Mitigation: Any existing, on-site tree over 4" in caliper that is removed from the
property shall be replaced by installing additional trees, being the equivalent number of
caliper inches of those removed. Required landscaping trees will not be considered as
replacement trees for those that are removed. The applicant should coordinate a mitigation
plan with Elroy Huff at the Meridian Parks Department.
11. Existing Structures: The site currently contains multiple buildings. All buildings that span
across proposed lot lines should be removed or relocated, prior to signature of the final plat
by the City Engineer.
12. Housing Types: The applicant is proposing 36 single-family attached dwelling unit lots and
31 single-family detached dwelling lots. Staffis generally supportive ofthis ratio.
b. Staff Recommendation: Staff recommends approval of the subject AZlPP applications with
the conditions shown in Exhibit B. NOTE: As of the print deadline for this report, staff has
not received a report from ACHD. City Staff recommends that the Commission determine
whether or not it is appropriate to forward on the subject applications to the City Council
without first receiving and reviewing comments from ACHD.
11. EXHffiITS
A. Drawings
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
1. Vicinity Map
2. Preliminary Plat (Updated: October 31, 2006)
3. Landscape Plan (Updated November 1,2006)
4. Conceptual Housing Layout (Updated October 31, 2006)
5. Sample Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District (forthcoming)
8. Central District Health Department
C. Legal Description
D. Required Findings from Unified Development Code
Larkspur South Subdivision - AZ-06-049, PP-06-051
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (dated September 14, 2006, and
prepared by Robert G. Hinckley, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of permit submittal.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as Sheet PI, prepared by Treasure Valley Engineers and updated
October 31, 2006, is approved, with the conditions listed herein. Any future development
agreement shall also be considered conditions of the Preliminary Plat (PP-06-05l).
1.2.2 Dedicate and construct all public internal roadways to meet ACHD's road design standards.
1.2.3 The applicant shall vacate the cul-de-sac right-of.way at the terminus of Edmonds Court.
1.2.4 Provide a street connection to Assessor's Parcel Number R2114050305 to the west, as depicted
on the preliminary plat.
1.2.5 All internal roads and common driveways shall meet the Meridian Pire Department's requirement
of 28' inside / 48'outside turning radius and be constructed in accordance with ACHD's
requirements. No parking signs shall be installed along the common driveway on Block 9.
1.2.5 Provide a temporary turnaround for emergency vehicles on Lot 10, Block 12, as proposed.
1.2.6 The landscape plan prepared by Jensen Belts Associates, on November 1, 2006, no label, is
approved with the following modifications/notes:
. Provide 1.07 acres (8.42% of the site) for landscaped open space.
. Per UDC 11.3G-3B5, all parkways that are used as common open space shall be a
minimum of eight feet wide from street curb to edge of sidewalk and contain one Class II
tree for every 35 linear feet of parkway.
. Provide a 10-foot landscape buffer along the eastern property boundary to help the
transition in lot sizes between the proposed subdivision and Meridian Greens, as
proposed.
. The proposed micropathways shall be constructed in accordance with UDC 11-3A-8. All
landscaping adjacent to the pathways shall meet the requirements ofUDC ll-3B-12.
. Per UDC 11-3A-7A-7b, all fencing adjacent to micropathways shall be either four feet
(4') in height, if closed vision, or six feet (6') tall if open vision fencing is used. Modify
the applicable areas within the landscape plan to reflect this requirement.
. Coordinate a tree mitigation plan with Elroy Huff ofthe Meridian Parks Department.
. 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 Pinal Plat.
The landscape plan is not to be altered without approval of the Planning Department. No field
changes to the landscape plan are permitted. All standards of installation shall apply as listed in
UDC ll-3B-14. Submit a landscape plan, reflecting the changes/notes mentioned above, with the
final plat application(s).
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
1.2.7 All existing buildings that span across proposed lot lines or do not conform to the dimensional
standards (setbacks, height, etc.) of the UDC shall be removed, relocated, or made to conform to
city code, prior to signature of the final plat by the City Engineer.
1.2.8 Maintenance of all common areas shall be the responsibility of the Larkspur South Subdivision
Homeowners Association.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC 11-3A.l 7.
1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC 11- 3A-ll.
1.3.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to utilize any existing surface or well water for
the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is 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. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC ll-3A-15 and
MCC 9-1-28.
1.3.4 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. 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.
1.3.5 The applicant shall submit a fencing plan with the fmal plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 11-3A-7.
1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.7 All irrigation ditches, laterals, or canals intersecting, crossing, or lying adjacent and contiguous to
the area being subdivided shall be tiled per UDC ll-3A-6, unless otherwise approved by the
appropriate Irrigation District. Plans will need to be approved by said 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 fmal plat signature.
1.3.8 Staffs failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.9 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 extension of mains planned in
Larkspur #2. These mains flow to sections of trunk mains that are currently accepting flow from
out of shed development causing capacity concerns. The applicant shall be required to install an
"off-peak pumping station" at a location coordinated with the Public Works Department. The
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
design shall be coordinated during construction plan review and shall include, but not be limited
to the following, odor control, duplex pumping, capacity of 150 gallons per ERU, and
communication capabilities consistent with our SCADA. This condition may be rescinded by the
City Engineer if new information arises from ongoing modeling exercises or other subsequent
sources.
2.2 The applicant shall install mains to and through this subdivision; applicant shall coordinate main
size and routing with the Public Works 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.
2.3 As part of the City of Meridian's to and through policy the applicant shall be required to install
sewer mains along this properties frontage on E. Edmonds Way.
2.4 Water service to this site is being proposed via extension of mains planned in Larkspur #2 and
Meridian Road. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.5 A water connection shall be required in Meridian Road.
2.6 This property is on the edge of a pressure zone boundary, and therefore the applicant shall be
required to install a Pressure Reducing Vault in a location coordinated with the Public Works
Department.
2.7 The existing houses that are to be retained on-site shall be required to connect to City Services.
The applicant shall be required for payment of the assessments prior to signature on the final plat.
The applicant shall be responsible for the actual physical hook-up of the house to the municipal
services prior to "Certificates of Occupancy" being issued in any phase containing the house.
2.8 With the final plat the applicant shall be required to dedicated a 10-foot wide Public Utilities,
Drainage, and Irrigation Easement centered on all interior lot lines not being spanned by an
attached structure.
2.9 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.10 The applicant shall provide a 20~foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.11 The applicant had indicated that the pressurized irrigation system in this development is to be
owned and operated by the Nampa and Meridian Irrigation District. Therefore a letter of plan
approval shall be submitted prior to scheduling of a pre-construction meeting.
2.12 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC ll-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.13 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.14 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
requirement and comply with all landscape requirements.
2.15 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.
2.16 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. 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 prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.17 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Pinal
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.18 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.
2.19 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.
2.20 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.
2.21 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Pair Housing Act.
2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.24 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.25 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.
2.26 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 ofthe crawl spaces of homes is at least I-foot above.
2.27 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Pinal design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
3. FIRE DEPARTMENT
3.1 One and two family dwellings will require a fITe-flow of 1,000 gallons per minute available for
duration of2 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 fITe 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 fITe hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing 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 IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
3.4 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 24' wide.
3.5 No parking shall be allowed along the common driveway on Block 9. Provide signage "No
Parking."
3.6 Operational fITe hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.7 The proposed 67-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 194 residents at build out.
3.8 All portions of buildings locate on Lot 9, Block 9, and Lots 8 & 9, Block 10, must be within 150' of
a paved surface, as measured around the perimeter of the building.
3.9 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 fITe apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fITe 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). Final Approval of the fire hydrant
locations shall be by the Meridian Fire Department.
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m)
b. 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 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 Pathway and Trail Standards: The proposed pathway and/or trail shall be constructed in
accordance with the Meridian Park Department's requirements.
5.2 Standard for City to Assume Maintenance of a Section of Pathway: The pathway must connect
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 16, 2006
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.3 Standard for Mitigation of Trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-I0) will be followed.
5.4 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-I0) will be followed.
6. SANITARY SERVICE COMPANY
6.1 Turning Radius: The applicant shall provide a minimum of a 50-foot turning radius.
6.2 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall
install a concrete pad 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 receptacles of the residences
that take access from the common driveway.
6.3 Trash collection for the existing residence needs to be from a local street, not from a collector or
arterial.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Forthcoming.
8. CENTRAL DISTRICT HEAL TH 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
C. Legal Description
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ANNEXATION AND REZONE DESCRIPTION
FOR LARKSPUR SUBDMSION No.3
Job No. 06160 September 14.2006
Lots 5 and 6 in Edmond'Subdivision. Book 33. Page ~ Ada County Plat Recotds. within the
NW1/4SW1/4 of ~on 19, T3N, R1E. 8.M., CIty ofMeridieri. Ada County, Idaho. described by
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COMMENCING at the West 1/4 Comer Of said Section 19..marked by an Aluminum Cap
Monument. per comer perpetuation record lnst. No, 9t41706;
thence. along the West UneofsWd Section 19, South OO'"5$'Og" West, 1330.58 feet, to the
Southwest Comer ofs.id NW1/4SW1/4 (South 1/1SCQmer). also btflng the Southwest Comer
of said Edmonds Subdivisldti; .
thence. along the South Una of$8ld edmonds SubdMsion.South S9056'43" East, 641.49 feet.
to the SouthWest Comer of said Lot 6 thenwf, and the POfNTOF BeGINNING;
thence along 1118 w",$t Lloe of said Lota. Norlh OO.02'21~E8$t. 317.13 feet. to a point on the
southerly right-of-way of Edmonds Court;
thence along a non..fangent45.00foot radius curve to the right, an.rc length of 36.25 feet,
through a central angleof48_5~, and haVing a chord which bears .
North 66053'11"West, 35.27 feet, ~ a 20.00 foot radius ..versing curve to the left;
thence along Said curve and ~ht-of-way, an ate length of 16.12 feet. through a central angle of
48011'13", having II chord whklhbaars North 66"S4'2Q"West. 15.69 feet;
thence continuingalon$! salcl right-of-way, North as"59'S6"W88t, 254.33 feet;
thence North OO~'15"~ SO.OO feet, to the southwesterlY comer of said lot 5;
thence along the West Woe ttwreof, being coinoiden1 wHh tile East Une of Volmah Subdivision,
as per the Plat theteof. in&oek 53, at Page 4652. Ada County Plat Records. North
00.54'02"East. 304.19 feet: .
thence continuing 810nguid common line, North 01C1Q7'06" East, 167.80 feel to the Northwest
Comer of said lot 5;
tMnoe along the North Une.thereof. South 89"5T16"East. 789.20 fee.t, to the Northeast Comer
of said Lot 5:
thence along the East Unes of said L.ots 5 and 6 of edmonds SubdMs/on. coinCident with the
~ndary of The Meridten GtMns Unit No. 3. as per the Plat thereof, In Book 33. at Pages 6402
'through 6405, AdlS COunty Plat Records. Souttl 00"45'52" West, 858.82 feet, to the Southeast
Comer of said Edmondt SubdMslort, msr1ced by 8 518 Inch ...bar, wldl a plastic cap maft<ed "
PlS 4431";
thenoe along the South Lkie of'" Edmonds SubdMslon. South 89"61'57" West. 48S,25 feet,
to the POINT OF SlGlNHIHG. ~. ROVAL
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF illL Y 20, 2006
D. Required Findings from Unified Development Code
1. 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;
The applicant is proposing to zone the subject property R-8 (Medium Density Residential). Staff
finds that the proposed zoning map amendment generally complies with the applicable provisions
of the Comprehensive Plan, if the Commission and Council allow a step up in density and zoning
for this property. Please see Comprehensive Plan Policies and Goals, Section 8, of this Staff
Report.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that single-family residences are allowed within the requested zoning district of R-8 as
a Principally Permitted Use. The accompanying plat demonstrates the land will be developed with
varying lot sizes and other dimensional requirements which conform to the proposed zoning
designation.
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. However, Staff recommends that the Commission and Council rely on any oral
or written testimony that may be provided when determining this fmding.
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
delivery of services by any political subdivision providing services to this site, as conditioned in
the staff report.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Staff finds that all essential services 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 and this is a logical
expansion of the City limits. Staff finds that Annexation and Zoning of this would be in the
best interest of the City, if the Commission and Council believe it is appropriate to allow a
step up in density and zoning for this property.
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 fmds that the proposed application is generally compatible with the adopted Comprehensive
Plan. Staff supports the proposed density and proposed plat layout, with recommended changes,
as they generally comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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 own
cost, staff fmds 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, ACHD, etc.) to determine this finding. (See Exhibit B, Agency
Comments and Conditions, 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 Councilor Commission's attention.
ACHD 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 fmds 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 maj or importance of which
staff is unaware.
Exhibit D
Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 · (208) 855-4500 · Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
October 16, 2006
City of Meridian
City Clerk Office
City of Meridian
.-City Clerk'-s- Office_________
Attn: William G. Berg, Jr.
33 East Idaho Avenue
Meridian, ill 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 Larkspur South Subdivision will have a significant impact on school
enrollments at Mary McPherson Elementary. Lake Hazel Middle and Mountain View
High School.
We can predict that these homes, when completed, will house nineteen (19) elementary
aged children, eighteen (18) middle school aged children, and fifteen (15) 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
---------.necessaryioims-students,to-otlrersclroo-Is-acrosrthe 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,
~~
Building & Construction Manager
~
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John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd VIce President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
(h~ul;(;, ~
November 7th 2006
To:
Greenspur Investments, LLC
1883 N. Wildwood
Boise, ID 83713
RECEIVED
NOV 0 9 2006
Representative:
Treasure Valley Engineers
1204 6th Street N.
Nampa, 10 83687
Larkspur South/MPP-06-051/MAZ-06-049
230 & 240 Edmonds Court
67 -lot residential
City of Meridian
City Clerk Office
SUbject:
On November 7, 2006 the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6187.
Sincerely, \\
Andrew Mentzer
Planner I
Right-of-way & Development Services
Ada County Highway District
CC: Project file, Utilities, Construction Services, City of Meridian
Ada County Highway District. 3775 Adams Street · Garden City, ID · 83714 · PH 208-387-6100 · FX 345-7650 · ~''"/....".achd.ada.id.us
Right-oj. Way & Development Services Department
,,-,~~7t.,-
ACHD
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Lead Agency:
Site address:
Staff Level
Approval:
Applicant:
Representative:
Staff Contact:
Tech Review:
Larkspur South/MAZ-06-049/MPP-06-051
Annexation, zoning, & preliminary plat.
Meridian City
230 & 240 Edmonds Court
November ih 2006
Greenspur Investments, LLC
1883 N. Wildwood
Boise, 1083713
Treasure Valley Engineers
1204 6th Street N.
Nampa, 1083687
Andrew Mentzer
Phone: 387-6187
E-mail: amentzer@achd.ada.id.us
October 27th 2006
Application Information:
Acreage: 13.25
Current Zoning: RUT
Proposed Zoning: R-8
Residential Lots: 67
A. Findinas of Fact
Existing Conditions
1. Site Information: The site is currently occupied by two rural residential dwellings.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zonina
North Proposed larkspur #2: Residential R-8
South Vacant RUT
East Residential R-4
West Proposed Shepherd Creek: Residential R-8
3. Existing Roadway Improvements & Right-of~Way
Meridian Road is currently improved with 4 travel lanes, a center turn lane,
paved shoulders, and no curb, gutter or sidewalk abutting the site. Meridian
Road currently has 126-feet of right-of-way.
Edmonds Court is currently improved with 2 travel lanes, paved shoulders,
and no curb, gutter, or sidewalk abutting the site. Edmonds Court currently
has 50-feet of right-of-way.
4. Existing Access: There are currently three rural approaches accessing the site from Edmonds
Court located approximately 135-feet east of the west property line, 225-feet
east of the west property line, and off of the eastern terminus of the cul-de-
sac on Edmonds Court. There is currently no access to the site from Meridian
Road (the site does not have any frontage on Meridian Road).
5. Site History: ACHD has not previously reviewed this site for a development application.
Development Impacts
1.
Trip Generation:
This development is estimated to generate approximately 650 additional
vehicle trips per day (20 existing) based on the Institute of Transportation
Engineers Trip Generation Manual, single family dwelling land use
designation.
2.
Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
3.
Traffic Impact Study:
A traffic impact study was not required with this application.
4. Impacted Roadways:
Roadway Frontage Functional I Traffic Count Level of Speed
Classification Service* Limit
Meridian Road N/A Principal 27,351 south of Better 50 MPH
Arterial Overland on than "C"
02/02/2006
Edmonds 450' 25 MPH
Court Local Street N/A
N/A
*Acceptable level of service for a Slane principal arterial is "0" (33,000 VTO).
5. Capital Improvements Plan/Five Year Work Program
There are no roadways, bridges or intersections in the general vicinity of the project that are
currently in the ACHD Capital Improvements Plan or Five Year Work Program.
B. Findings for Consideration
1. Tree Planter Policy
Tree Planter Policy: The applicant should also comply with the District's Tree Planter Width Interim
Policy which prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in
planters less than 6-feet in width, the policy requires a minimum planter ...width of 6-feet for class Ii
tress with the installation of root barriers on both sides of the planter strip or a minimum planter
width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III
trees to provide a minimum planter width of 10-feet.
2. Edmonds Court
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
36-foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot
that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-
feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to
back-of-curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated
from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of
a 29-foot street section on either side of any proposed center islands within the turnarounds. The
medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot
area.
Applicant Proposal: The applicant is proposing to construct Edmonds Court to one half ot a 36-
foot street section with rolled curb, gutter, and a 5-foot attached concrete sidewalk, within the
existing right-ot-way, abutting the site. Additionally, the applicant is proposing to vacate the cul-de-
sac at the eastern end of Edmonds Court and reorient the roadway to curve to the north to facilitate
the internal street system.
Staff Recommendation: The applicant originally proposed to transition Edmonds Court from the
existing cul-de-sac, directly north, continued as Marlon Way. A revised site plan was submitted that
continues Edmonds Court through to an intersection with Blackspur Way, thereby eliminating a 90-
degree curve in the roadway, and effectively removing an unnecessary intersection. Staff is
supportive of the new site plan. The applicant should be required to construct Edmonds Court to
one half of a 36-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk
within the existing right-of-way for the existing (not vacated) section of Edmonds Court; AND
construct the internal portion of Edmonds Court as the internal street section (34-foot) within 46-feet
of right-of-way. All street improvements for Edmonds Court should be constructed along the
vacated frontage to provide a complete and continuous transition from the improved (internal)
section to the existing (off-site) section.
3. Driveways/Bollards
Applicant Proposal: The applicant originally proposed to construct three crossings of the Kennedy
lateral in order to provide driveway access to lots 2 through 7 of Block 9. The revised site plan has
one crossing of the lateral intersecting Marlon Way, continued along the noted lots to an
intersection with Edmonds Court. It is to be 24-feet wide, intersecting either public street a minimum
of 150-feet from the public intersection.
Staff Recommendation: Staff is supportive of the driveway width and design, although it has been
noted that any access to Meridian Road (public or private) with this application mayor may not be
desirable. Depending on what the City of Meridian and the Idaho Transportation Department's goals
are for Edmonds Court, the applicant may be required to install removable bollards at the
intersection of the noted driveway and Edmonds Court, thereby restricting access to/from Edmonds
Court to emergency access ONLY. Additionally, if access is to be completely restricted to Edmonds
Court, removable bollards should be installed along the southern edge of the intersection of Marlon
Way and Edmonds Court (approximately at the northern edge of the existing cul-de-sac; thereby
restricting access to Meridian Road to emergency access ONLY). These determinations should
ultimately be made by the City of Meridian, ITD, and the fire department.
4. Stub Streets
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required. If a street ends at the
development boundary, it shall meet the requirements of sub section 7205, "non-continuous
streets." District pOlicy 7205.5 states that stub streets will be required to provide intra-neighborhood
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Applicant Proposal: The applicant is proposing to construct three (3) stub streets with this
application. The first stub street, S. Blackspur Way, is to be constructed as the internal street
section, extended to the south providing a connection to the proposed Bitterbrush Subdivision,
located approximately 135-feet west of the east property line (measured near edge to near edge).
The second stub street, S. Dowdy Avenue, is proposed to be constructed as the internal street
section, extended to the north into the Larkspur Subdivision #2, located approximately 310-feet east
of the west property line. The third stub street, E. Whitehall Drive, is proposed to be constructed as
the internal street section, intersecting the west property line 11 O-feet north of the south property
line; with a temporary turnaround on Lot 11 of Block 12.
Staff Recommendation: The applicant should be required to construct all stub streets, where
proposed, as 34-foot street sections with rolled curb, gutter, and a 5-foot concrete sidewalk within
46-feet of right-of-way. E. Whitehall Drive should have signage at the terminus stating: "THIS
STREET WILL BE EXTENDED IN THE FUTURE." Additionally, the applicant should provide a
turnaround easement encompassing the entirety of Lot 11 of Block 12 for E. Whitehall Drive due to
the fact that the street is greater than 150-feet in length. A notation of this easement should be
made on the final plat.
5. Internal Streets
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is
less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet
with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-
curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the
curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width; District policy
72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides
of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the
appropriate fire department reviews and approves the street section. The proposed density of
development that will utilize the internal local residential streets is anticipated to generate less than
1,000 vehicle trips per day.
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of
a 29-foot street section on either side of any proposed center islands within the turnarounds. The
medians should be constructed a minimum of 4.feet wide to total a minimum of a 100-square foot
area.
Applicant Proposal: The applicant is proposing to construct the internal streets as 34-foot street
sections with rolled curb, gutter, and 5-foot attached concrete sidewalk within 46-feet of right-of-
way. The centerline offset between E. Bluespur Drive and Edmonds Court is proposed to be
approximately 11 O-feet.
Staff Recommendation: The applicant should be required to construct the internal streets as 34-
foot street sections with rolled curb, gutter, and 5-foot attached concrete sidewalk, within 46-feet of
right-of-way, as proposed. Any curves in the internal roadways should have a minimum centerline
radius of 100-feet; and the applicant should obtain fire department approval for the reduced street
section widths.
c. Site Specific Conditions of ARProval
1. Construct the internal streets as 34-foot street sections with rolled curb, gutter, and 5-foot attached
concrete sidewalk, within 46-feet of right-of-way. Obtain Fire Department approval for the reduced
street section widths; and construct any curves in the internal streets with a minimum centerline
radius ot 100-teet.
2. Construct all stub/connecting streets, where proposed, as 34-foot street sections with rolled curb,
gutter, and a 5-foot concrete sidewalk within 46-feet of right-of-way. E. Whitehall Drive should have
signage at the terminus stating: "THIS STREET WILL BE EXTENDED IN THE FUTURE."
Additionally, the applicant should provide a turnaround easement encompassing the entirety of Lot
11 of Block 12 for E. Whitehall Drive due to the fact that the street is greater than 150-feet in length.
A notation of this easement should be made on the final plat.
3. Construct Edmonds Court to one half of a 36-foot street section with rolled curb, gutter, and 5-foot
attached concr~te sidewalk within the existing right-of-way for the existing (not vacated) section of
Edmonds Court; AND construct the internal portion of Edmonds Court as the internal street section
within 46-feet of right-of-way. All street improvements for Edmonds Court should be constructed
along the vacated frontage to provide a complete and continuous transition from the improved
(internal) section to the existing (off-site) section.
4. Comply with the City of Meridian, ITD, and fire department's requirements for the potential
installation of removable bollards at the driveway intersection on Edmonds Court from Lots 2
through 7 of Block 9; as well as along the southern edge of the intersection of Marlon Way and
Edmonds Court (approximately at the northern edge of the existing cul-de-sac); thereby restricting
access out to Meridian Road.
5. Comply with all Standard Conditions of Approval.
D. Standard Conditions of AQProval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-at-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
REVISED:
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Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal and/or the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the
notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
II
Development Process Checklist
~Submit a development application to a City or to the County
t21The City or the County will transmit the development application to ACHD
l8IThe ACHO Planning Review Division will receive the development application to review
~The Planning Review Division will do one of the following:
OSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
OSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or p~
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
I8IWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluatin!
the proposal for its conformance to District Policy.
OWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
OThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
OFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit one (1) set of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements requirec
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a pennit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
OPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
o Driveway or Property Approach(s)
. Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o Working in the ACHD Right-of-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
o Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
o Idaho Power Company
. Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
o Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development SelVices prior to scheduling a Pre-Con.
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
r. ~:~T':.~~ CENTRAL DISTRICT HEALTH DE~MVEDRetum to
_HEALTH Environmental Health Division o Boise
DEPARTMENT
DEagle
City of Meridian 0 Garden City
City Clerk Offil'A ~dian
o Kuna
DACZ
o Star
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o 1. We have No Objections to this Proposal.
o 2. We recommend Denial of this Proposal.
o 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
o 4. We will require more data concerning soil conditions on this Proposal before we can comment.
o 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
o 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
)(s.
After writ~approval from appropriate entities are submitted, we can approve this proposal for:
~tral sewage ~munity sewage system 0 community water well
o interim sewage tral water
o individual sewage 0 individual water
/(s" 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Snvironmental Quality:
. .,3-eentral sewage 0 community sewage system 0 community water
o sewage dry lines lJ'Central water
~ Run-oft is not to create a mOSqUit:breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
o 14. Please see attached stormwater management recommendations
D 15.
Date: A/ / n/.t2;(
Reviewed By: ~~ --------.
'5726.001 EH0904
Review Sheet
Margareta lonescu
Distribution Planning Engineer
OffIce (208) 388-2068
An IDACORP Company
10/26/2006
0('7 " .. .:\~,
\.H.., . " ~\"""...,,
City of Meridian
Planning & Zonning Departament
660 E. Watertower Suite 202
Meridian, ID 83642
.,:;
Re: Larkspur South Subdivision - Preliminary Plat
File # AZ 06-049 / PP 06-051
Idaho Power Company, upon receipt of a formal request, may possibly need to upgrade
existing infrastructure in order to provide electrical services to this development.
The applicant should contact the local Idaho Power Company Operations Center with a
formal request for service.
Sincerely,
Margareta Ionescu
NovNo_v~ 6.: _ 20_0_61 _t34PM Mark It. Rdv"I"t.1s1nc
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208-939-293~O, 6147 p, 1~2.2
AFFIDAVIT OF POSTING
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COVNTY OF ADA )
... Adam Mark. Mark II MYrilla., LLC. 388 N. Olde Park Place. '..a~le.lD 83616.,
boin~ dal)' swon. upon oatb, depou and say;
I did ponoully post Ulo IDbject property aD the, dllJ otNovombor, 2006 willi tbo
hearieg I"" This is.. eomplillaee witb tbe tea (II) day posti.g u required by tb' CIIy or
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Sl18SCRID'KD AND SWORN to Won: me this day ad year tinal above written.
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CITY OF MER.,DIAN
PUBLIC HEARING NOTICE!
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APPliCATION BY: lfeu"" 111'lD$lmoftls. UC I*, .,.::,
,CONTACT: A CitVPlaI1"eul884-5S33 wit~ anyquosCions. .
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