HomeMy WebLinkAboutSouth Ridge Subdivision
CITY OF MERJDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
SUBJECT:
South Ridge Subdivision
AZ-06-031
Annexation and Zoning of 290.87 acres from RUT (Ada County) to R-8
(Medium Density Residential)(~ 115.65 acres), R-4 (Medium Low-
Density Residential)(~ 50.17 acres), R-2 (Low Density Residential)(~
35.21 acres), TN~R (Traditional Neighborhood Residential)(~ 65.60
acres), L-O (Limited Offic.~)(3.48 acres) and TN-C (Traditional Neighhorhood
Center)(J4M 20.71 acres). NOTE: As required bv the Plannine and Zonine
Commission. the aoolicant has submitted a revised master site olan (dated
December 7.2006) and zonine leeal descriotions and calculations of how
manv acres of each zone is orooosed. This revised information has been
used to notice the DubUc for the Ciro Council hearinll on this Dro;ect and is
included as underline information in the staff reoort below.
I
~;;di~'\
, IDAHO I
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STAFF REPORT
TO:
FROM:
Hearing Date: 1/16/07
Mayor & City Council
C. Caleb Hood, Current Planning Manager
Meridian Planning Department
208-884-5533
PP~06-031
Preliminary Plat approval of m 239 lots consisting of ~ 189 residential
lots, 11 commercial/other lots, 8 Mel!a lots (to be developed in the future).
and M Jlcommonlopen space lots in the proposed R-8, R-4, R-2, L-O. TN-R
and TN-C zones. NOTE: As required bv the Plannine and Zonine
Commission. the aoolicant has submitted a revised oreliminarv olat
consistine of the 239 lots listed above. This revised olat is dated December 7.
1006 and is included in the staff report analvsis below.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
On July ](/h the Planning & Zoning Commission voted to continue this project to October 1yh.
On October 1 yh the Planning & Zoning Commission voted to continue this project until
December th. Also at the October lyh meeting, the Planning & Zoning Commission directed
the applicant to hold another neighborhood meeting, receive comments from A CHD and give
City Staff new calculations and configurations for this project. At the October 1 yh hearing, it
was anticipated that ACHD's Commission would hear and act on this project on November
15'h. However, on December 6'h, ACHD's Commission voted to defer action on the revised
Southridge project, pending city action and public involvement regarding the proposed
.--r-ealignment of Overland Road through the Southridge project City Staff has included the
original conditions from the ACHD Commission in Exhibit B below (ACHD's conditions do
not include the proposed Overland Road realignment). The applicant did provide Staff with a
new concept plan, preliminary plat, narrative, legal descriptions, and calculations, as directed
by the Commission. Staff has updated the report below, based on the revised proposal (see
underlines herein).
The applicant, James L. Jewett, has applied for Annexation and Zoning of 290.87 acres to R-8, R~
4, R-2, TN-C, L.O and TN-R, and Preliminary Plat approval of 189 residential lots, 11
South Ridge Subdivision AZ-OG-031/PP-OG-031
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CITY UF MERIDIAN PLANNING DEPARTMENT STAB' REPORT FOR THE HEARING DATE OF JANUARY 16,2007
commerciaVother building lots, and 31 common lots. Of the 239 total lots, ~ are "mega" lots that
are going to be re-platted. Of the 11 commerciaVother building lots, 9 are for retail, office or
other commercial uses, 1 is designated for an elementary school, and 1 is designated for a public
library. One of the common lots is orooosed for a citv oark (oreviouslv shown as a meea lot). A
portion of one of the mega lots is proposed to contain a future fire station (near Ten Mile
Road). As part of the submittal, the applicant has provided a master concept plan for the entire
290 acres, including how the mega lots will be developed in the future. With this olat. and
consistent with the draft Ten Mile Area Plan. the aoolicant is orooosine to relocate Overland
Road to intersect Ten Mile Road aODroximatelv 2.100 feet south of its current intersection. The
applicant is also proposing to construct streets from Overland Road and Linder Road through the
site. Staff has analyzed the revised master concept plan, the revised legal descriptions, and the
revised preliminary plat and provided detailed analysis below.
The subject site is located on the south side of Overland Road, extending the entire mile between
Ten Mile Road and Linder Road. There are five existing homes and several associated out
buildings on this site. A large portion of this site is currently being used for agricultural purposes.
The subject property is within the City of Meridian's Area of Impact and Urban Service
Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) 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 both of the subject applications. Below, staff
has provided detailed analysis for thc rcqucstcd applications. Staff is recommending approval of
AZ-06-031 and PP-06-031, with the changes listed in this report. The Meridian Plannine: and
Zonine: Commission heard these items on July 20th. October 19th and December 7th. 2006. At the
December 7th public hearing they moved to recommend approval.
a. Summary of December 7tJJ Commission Public Hearine::
i. In favor: Jim Jewett. Phil Hull. Dan Thompson. Jason Densmer. Joe Attalla
ii. hi opposition: Ken Fawcett. Susan Stone. Lorna Hewett. KeiUl Eberlin!!. Trcsa
Ball. Robert Carlson. Steve Przvbos. Mel Schumaker. Lyle Larkin. Susan
Carlson. Pat Maron. Cristine Apostalou. Gary Liddell. Curtis Elton. Patty Zunie:a.
Nancv Darr. Sherry Fawcett. Donald Smith NOTE: The following names were
on the public hearinf!: sim-up sheet. but provided no verbal testimony: Terry and
Ruth Walker. Duane and Julie Walker. W.O. Weiss. Phvllis Weist Emma
Leonard. Bonnie Breiner. David Beneducci. Sharon Schumaker. Janaliece
Larkin. Phil and Nellie Gardner. Daplme Amend. Julie Gould. Dianne Eberling-.
M.L. Maron. Joe Zunie:a. Clerance Leonard and Mike and Mary Kleffner.
111. Commenting: Wayne Amend (si~ed up as neutral to the proiect)
iv. Staff presenting application: Caleb Hood
v. Other staff commentine: on application: None
vi. Written testimonv: Maiestic View HOA (signed bv: Larkin. Hewitt. Bastien,
Brammer. Stearn. Clovis. Packard. McClure and a couple illee:ible sil!llatures).
Aspen Cove and Other HOA (simed by: Carlson. Eberline:, Kendall. Gardner.
Weiss. Liddell. Carlson. Bennet. Smith. McKinney. Marsland. Lionard. Bagley.
Darr. Lubovich. Hickev. Equal. Ross. Dleffner (sp?). Hostand. Bower and a
couDle of illelZible silZllatures). Miles Hewitt. Jackie Guenechea. Steven Przybos.
Cheri Shanahan. Christine Apostolou. Mel and Sharon Schumaker. Scott and
Jennifer Nichols. Richard and Susan Bagley.
South Ridge Subdivision AZ-06-031/PP-06-031
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
b. Key Issues of Discussion by Commission:
i. Density and transition to the existin!! lots to the south:
ii. Inter-connectivityand stub street(s) to Val Vista Subdivision to the south:
iii. What happens to the existinfi!: Overland Road/Ten Mile Road if Overland Road is
realilmed to the south?:
IV. Fencin!! along the Ridenbaugh Canal:
v. Ten Mile Interchanl!e desil!11 and timinl!: and.
VI. Restricting height of homes to sin!!le stOry and increasinl! rear setback on south
side ofproiect.
c. Key Commission Chanl!es to Staff Recommendation:
i. Limit height of homes on the southern border that is shared with Val Vista
Subdivision and Aspen Cove Subdivision to a single stOry and to consider a
larl!er than 15 foot setback:
11. Require some L-O zoning alonl! Overland Road:
Hi. Require City Park site to be done with first phase:
IV. Require at least one future stub street to one of the lots within Val Vista
Subdivision. when Mega Lot 2 develops.
d. Outstandine Issue(s) for City Council:
i. The Commission recommended a larger than 15 foot setback for the future
homes on the south side of this development. Staff would like the Council to
derme what a minimum rear (south) setback is appropriate foc the south side of
this project. This south setback should be incorporated into the DA for this
project (see Commission-recommended DA provision #24 in Exhibit B).
11. As part of the cevised mastec plan for this entire 290 acres. the applicant
anticipates 1.252 total residential units on this property (737 single family and
515 multi-family units). Staff is ceQuestinl! that the Council add a development
al;!I"ccmcnt provision that limits thc maximum allowable dcnsity and rcquircs a
minimum ovecall density foc this pcoperty (add a DA provision to Exhibit B).
111. Durin!! the Plannin!! & Zonin!! Commission hearin!!. the applicant showed
several housinl! types for this development. Staff has scanned and included the
elevations and pictures presented by the applicant in Exhibit A. Sin!!le-family
homes for this project should be consistent with the applicant-submitted
elevations.
3. PROPOSED MOTIONS (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbecs
AZ-06-031 and PP-06-031 as presented in the Staff Report for the hearing date of January 16,
2007 with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
031 and PP-06-031 as presented during the hearing on January 16, 2007, for the following
reasons: (you should state specific reasons foc denial of the annexation and/or plat.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-031 and PP"()6"()31 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
South Ridge Subdivision AZ-06-031/PP-06-031
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CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
South side of Overland Road, between Linder Road and Ten
Mile Road; Township 3 NOlth, Range 1 West, Sectio1l23
b. Owner:
James L. Jewett et. al.
1560 Carol Street
Meridian, ill 83642
c. Applicant:
James L. Jewett
1560 Carol Street
Meridian, ill 83642
d. Representatives: Phil Hull and Van Elg, The Land Group, Inc.
e. Present Zoning: RUT (Ada County)
f. Comprehensive Plan Designation: Mixed Use - Community with a Neighborhood Center
designation and Medium Density Residential NOTE: This is the current Comprehensive
Plan Map Designation for this property. Staff is preparing an application to amend the Map
around the Ten Mile Interchange. This proposed Comprehensive Plan Map Amendment
significantly effects the designations for this property as noted above (see Section 8 below
for more information).
g. Description of Applicant's Request: The applicant is requesting annexation and zoning
approval for 290.87 acres of property currently zoned RUT in Ada County. The applicant is
requesting five ditlerent zoning designations for the property: R-2, R-4, R-M, TN-C, L~U and
TN-R. The applicant has concurrently requested detailed preliminary plat approval of 189
residential lots, 11 commercial/other building lots, and 31 conunon lots. Of the 239 total lots,
~ are "mega" lots that are going to be re-platted. As oart of the amended master olan for this
site. the aoolicant anticioates 1.252 total residential units on this orooertv (737 sinele.familv
and 515 multi-familv units). Of the 11 commercial/other building lots, 9 are fOf retail, office
or other commercial uses, 1 is designated for an elementary school, and 1 is designated for a
public library. One of the common lots is DroDosed for a citv Dark (oreviouslv shown as a
mef!a 'ot). A portion of one of the mega lots is proposed to contain a future fire station (near
Ten Mile Road). As part of the submittal, the applicant has provided a master concept plan for
the entire 290 acres, including how the mega lots will be developed in the future. With this
olat. and consistent with the draft Ten Mile Area Plan. the aoolicant is orooosine to relocate
Overland Road to intersect Ten Mile Road tlDoroximatelv 2.100 feet south of its current
intersection. The avefage residential lot size in the proposed development (not including the
mega lots) is 6,614 square feet. The gross density of South Ridge Subdivision (not including
the mega lots) is 3.22 dwelling units per acre. Approximately 13% (38 acres total; 8.9 acres in
the first phase) is being set aside for open space.
1. Date of revised master concept plan (attached in Exhibit A):
2. Date of revised preliminary plat (attached in Exhibit A):
3. Date oflandscape plan (attached in Exhibit A):
12/7/06
12/7/06
3/15/06 & 12/14/06
South Ridge Subdivision AZ-06-031/PP-06-031
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
h. Applicant's Statement/Justification: The requested zoning districts will accommodate future
multi-family residential areas (envisioned with the future phases, as shown on the concept
master plan). These areas are designed into the transportation flows and blend beautifully with
adjacent office-retail and higher density residential areas. In keeping with the vision of a true
neighborhood. . . that provides the mix of residentiallot sizes, the variety of residential
product type, the meandering and friendly street system, alley loaded lots, inviting product
design, commercial-office amenities, and etc.... the development will incorporate a
convenient pathway and open space system that will provide for future connections from other
owners, as well as an integrated system for the residents to enjoy (see applicant's submittal
letter.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions ofthe Meridlan City Code T1t1e 11 Chapter 5, a puhlic hearing is
required before the City Council on this matter.
b. The subject application will in tact constitute a preliminary plat as determined by City
Ordinance. By reason ofthe 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: July 3 and 17, 2006 (for Planning & Zoning
Commission hearing) and December 21. 2006 and January 8. 2007 (for City Council hearing)
d. Radius notices mailed to properties within 300 feet on: June 23, 2006 (for Planning & Zoning
Commission hearing) and December 21. 2006 (for City Council hearilllZ)
e. Applicant posted notice on site by: July 10, 2006 (for Planning & Zoning Commission
hearing) and January 6.2007 (for Citv Council hearing)
6. LAND USE
a. Existing Land Use(s): There are existing homes and some out buildings on this site. A
majority of the subject property is currently being used for agricultural purposcs.
b. Description of Character of Surrounding Area: There are one and five-acre lots in Val
Vista, Arie! Estates and Aspen Cove subdivisions to the south. Thc rcccntly approvcd Bcar
Creek West Subdivision is east ofthis site (across Linder Road). If approved, this property
would be the furthest west the City limits would extend, south of Interstate 84. This area is
rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single-family residential and agriculture on large parcels, zoned RUT (Ada
County)
2. East: Recently approved Bear Creek West Subdivision, zoned R-8
3. South: Singltl-family homes in Val Vista, Arie! Estates and Aspen Cove
Subdivisions, zoned Rl and RUT in Ada County.
4. West: Single-family homtls, wned Rl (Ada COWIty)
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities:
1. Public Works:
South Ridge Subdivision AZ-06-031/PP-06-031
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Location of sewer: This property will sewer to the Black Cat Trunk which is
planned to be adjacent to this property in Overland Road by the end of 2006 or
early 2007.
Location of water: There is currently a main in the intersection of Overland
and Linder.
Issues or concerns: Sewer main size and routing. The timing of available
sewer. The need for a well lot to service the new pressure zone being created.
2. Vegetation: There are some existing trees on this property that need to be mitigated
for.
3. Floodplain: N/A
4. Canals/Ditches Irrigation: Except for the Ridenbaugh Canal, and the irrigation drain
that the applicant is proposing to improve as an amenity, any open canals or ditches
that cross the subject site should be piped (see Exhibit B).
5. Hazards: Staff is not aware of any hazards associated with this property.
6. Proposed and Existing Zoning:
Q...TN-R, and TN-C.
7. Size of Property: 290.87 acres
f. Subdivision Plat Information:
Existing RUT (Ada County) to R-8, R-4, R-2, L-
1. Residential Lots: 189 in first nha.~e: not includinll 8 "mella" lot.'iI to he re-nlatted
2. Non-residential Lots: 11 (9 commercial lots, 1 school lot, 1 public library lot)
3. Total Building Lots: 189 sinele-familv. 8 commercial. 1 school lot. 10ublic
librarv lot. 1 citv oark lot. with the first ohase (total number to be determined with
future plats)
4. Common Lots: 31
5. Other Lots: 0
6. Total Lots: 239
7. Gross Density: 3.2 units per acre (net 6.58 d.u./acre ~ residential area only)
g. Landscaping:
1. Width of street buffer(s): Portions of Overland Road and all ofTen Mile Road
abutting this site are designated as entryway corridors. A 35-foot wide street buffer is
required along a majority of Overland Road and all ofTen Mile Road in this area.
(UDC 11-2B-3 & UDC 11-2D-2). A 25-foot wide street buffer is required along
Linder Road and the remaining portion of Overland Road, nearer Linder Road (UDC
11-2B-3). An 8-foot wide landscape parkway with street trees is required along the
streets within the TN-R zone (UDC Table 11-2D-2). Street buffers are not required
adjacent to the other internal residential streets.
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: For this phase of the development,
approximately 13% of the site is being set aside for open space; 8.8 acres (including
street buffers) is being set aside for open space. Approximately 38 acres of the entire
site is being set aside for open space. UDC II ~3G-3Al requires common open space
South Ridge Subdivision AZ-06-031IPP-06-o3 I
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
and site amenities foc developments of five acces or more. UDC 11-3G-3A2 cequires
one additional site amenity foc each additional 20 acces of development acea. The
UDC requires 14 amenities foc this development ovecall. Please see Section 10 below
for moce information regarding open space and amenities.
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11-3B-12. Common open space lots should include at least one deciduous
shautl lrtltl ptlr 8,000 square feet (UDC 11-3G-3E2).
h. Amenities: Club house (future), tot lot (future), pool (future), open space/parks, drain,
pathways.
1. Off-Stceet Parking: UDC 11-3C-6A requires single-family detached dwellings and
townhouses with more than 1 bedroom to have 2 enclosed parking spaces (a gacage) 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 foc every 500 square feet of gross flooc area.
J. Summary of Proposed Streets and/oc Access: On the submitted revised mastec concept plan,
there are several public streets and driveways proposed to the adjacent arterial streets. There
are two public street intecsections proposed with Linder Road. There are fouc public stceet
intersections and one driveway proposed with Overland Road. Thece is one public street, the
re-aligned Overland Road, and no driveways, proposed to intersect Ten Mile Road. The
applicant is proposing to construct Overland Road, from Lindec Road to Ten Mile Road,
Southern Way, Southridge Drive and American Frontier Drive, with the frrst fmal plat phase.
There are five blocks within the detailed phase of the development that use alleys. The alleys
are proposed 20-feet wide within common lots. ACHD is requiring that the alley in Block 3
connect with Craftsman Way and not Southridge Drive. Staff is genecally supportive of the
pcoposed street system. However, staffhas some concerns with the detached sidewalks and the
associated easements adjacent to the stceets in the TN-R portion of this project (see Section 10
below).
7. COMMENTS MEETING
On June 30, 2006, and al!ain on December 15. 2006. a joint agency and departments meeting was
held with selVice providers in this area. The agencies and departments present include: Meridian
Fice 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.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This pcoperty is designated "Mixed Use - Community" and "Medium Density Residential" on the
current Comprehensive Plan Future Land Us!,;: Map. However, Staff is preparing to submit a
Comprehensive Plan Amendment for the Ten Mile Area. This application for a Map
amendment has an impact on the land use designations for this property. The Map amendment
will propose, for this property, a mix of: mixed use commercial near the Linder Road/Overland
Road intersection; medium high density along the south side of Overland Road, and medium
and low density further south; civic for the areas shown as the elementary school site (near
Linder) and fire station (near Ten Mile) on the applicant's plans; open space/parks along the
Ridenbaugh and the natural gas pipeline; and, mixed use employment area on the north side
of Overland Road. On the Map currently, the mixed use area is shown in the middle of the
section, between Linder Road and Ten Mile Road, and the medium density is shown on eithec
side. The proposed development and zoning reflect moce of the mixed uses at the Lindec
Road/Overland Road intersection, and along the Overland Road frontage. Staff is generally
South Ridge Subdivision AZ-06-0311PP-06-031
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
supportive of the proposed, revised zoning designations as they are generally consistent with
both the current Map and the Map amendment that will he proposed.
In Chapter VII of the Comprehensive Plan, the mixed use designation is defmed-in part-as an
area that is situated in highly visible or transitioning pads of the City where ilUlOvative 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 189 buildable single-family lots for a gross density of 3.22
dwelling units/acre. Although the overall density is at 3.22 dwelling units per acre, there is a large
area of the plat that is being set aside for commercial U1le1l, a 1lchool, a city park, a fire ,<;;tation,
and a library. The net density for the residential area only of this project is 6.58 dwelling units per
acre and the average lot size is 6,614 square feet. The proposed density/zoning, generally
complies with both the Comprehensive Plan and the requested zoning districts.
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 following 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 (ACHD). This sen>ice 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.
Chapter IV, Goal I. Objective A. Action 6 - Permit new commercial developments only wherelurban services can be reasonably provided at the time of fmal approval and development is
contiguous to the City.
South Ridge Subdivision AZ-06-031/PP-06..()31
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
This development is currently not serviceable by gravity means. Permanent sewer service for this
development will be via extension of the Black Cat Trunk The City of Meridian has recently
awarded the bid to a sewer project that will bring the Black Cat Trunk adjacent to this project by
early 2007. City of Meridian municipal water is currently available to this site. Solid waste and
other services can be provided to this property.
Chapter VI, Goal II, Objective A, Action 3. Consider "Accommodating Bicycle and Pedestrian
Travel: A Rt:conunendeu Approach" from the Natioual 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 proposing to provide one ...tuh ...treet to the south, to a 5-acre parcel in Val Vista
Subdivision. Stub streets, and half street sections. are proposed to all of the adjacent out parcels
except the one at the intersection ofTen Mile Road and Overland Road, and the out parcel on
Linder Road. Stajjis supportive of the proposed connection points between the subject property
and adjacent properties, with one change; cross access should be provided to the one acre out
parcel located at 1807 Linder Road. The revised preliminary plat and master site plan show
access being provided to this out parcel via the public street proposed to intersect Linder Road.
Staffis supportive of this change. See Analysis below.
Chapter VI, Goal II, 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 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.
The applicant is proposing to construct five-foot wide sidewalks adjacent to the internal streets.
The applicant is also proposing to construct micro-paths tolfrom the proposed school lot and the
library lot and within certain common lots throughout the development. The applicant is also
proposing to construct a multi-use pathway generally along the Ridenbaugh Canal, from Linder
Road to Ten Mile Road. Staff believes that with the construction of the sidewalks, micro-paths
and the multi-use pathway, a functional pathway system will be provided to this area.
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
permant:Ilt 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.
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
South Ridge Subdivision AZ.06-031/PP-06-Q31
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
On the submitted mLlster concept plan, there are several public streets and driveways proposed
to the adjacent arterial streets. There are two public street intersections proposed with Linder
Road. There are four public street intersections and one driveway proposed with Overland Road
(not including the driveways for the proposed fire station). There is one public street, and no
driveways, proposed to intersect Ten Mile Road. Staff is supportive of the proposed access
points to the adjacent roadways.
Chapter VII, Goal 1, Objective B - Plan for a variety of commercial and retail opportunities
within the Impact Area.
Approximately 35-acres of the subject site are proposed for traditional neighborhood center
zoning at the corner of Overland and Linder. Except for the public library, the subject
application does not propose any other specific uses within the TN-C area. 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 f{enerally supportive of some commercial uses in this area, as
proposed.
Chapter VII. Goal IV. Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing to plat some of the largest lots within the subdivision along the
southern boundary of the property, where there are existing county subdivisions. The UDC does
not require any buffering between single-family uses. 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. The applicant has proposed some additional R.2 zoning adjacent
to the lot.fJ in Val Vi.~ta Estate..., and R-4 lot... ju...t to the north. The...e areas were propo...ed D." R-8
on the original concept map and plat.
Chapter VTT, Goal T, Ohjective D, Action S - 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, and
surrounded by, this property. Stajfbelieves that the locations of the proposed zones and the lot
layout are generally appropriate as the larger lots will primarily be on the south side of the
development, and the higher density will be nearer Overland Road, a major arterial street. if the
preliminary plat is amended as proposed by staff, the proposed development should effectively
provide the transition between the adjacent roral 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 fmds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
. "The capacity of arterial. . .roadways can bc greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACHD to minimize access
points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page
72)
· "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing accl;;ss points on to arterial streets." (Chapter VI, page 79)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Staff believes that the proposed density and zoning for this property is generally appropriate (see
Analysis below for additional information). 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-2, R-4 and R-8 zoning districts. Meridian City
Code (Table ll-2D~l) lists multi-family developments, retail stores, public/quasi-public uses
and personal or professional services (offices) 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. UDC Table 11-2D-llists multi-family developments,
attached and detached single-family dwellings as permitted uses in the TN-R zone, while
several other uses are allowed either outright, as conditional uses, or as accessory uses in the
TN-R zone.
b. Purpose Statement of Zones:
R-2, R-4 and R-8: The purpose of the residential districts is to provide for a range of
housing opportunitie!'l 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.
TN-R: The purpose of the TN-R District is to provide for a variety of residential land
uses including attached and detached single-family residential, duplex, townhouse, and
multifamily. A TN-R District includes opcn spaccs and promotes pedestrian activity
through well-designed and varied streetscapes that also provide for the safe and efficient
movement of vehicular traffic. Most dwelling units should be accessed from alleys. The
maximum density of the TN-R District is fifteen (15) units per acre. The minimum
density is eight (8) units per acre. Density should decrease away from the center and
closer to l,;onvcrllional residential districts. The TN-R District should be generally
located: adjacent to a TN-C District, along a transit corridor, or within a mixed use
neighborhood. For the purposes of this Title. the term residential district shall also
include the Traditional Neighborhood Residential District.
c. General Standards: All of the proposed lots shall comply with the standard lot size,
setbacks, and street frontage requirements ofthe R~2, R-4, R-8, L.O. TN-C and TN-R zones
established in the unc. No dimensional modifications are being requested for the proposed
development.
10. ANALYSIS
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CITY OF MERIDIAN PLANNING Vt:J'AKTMbNT :STAtF KCJ'ORT FOR THE HEARING DATE OF JANUARY 16,2007
a. Analysis of Facts Leading to Staff Recommendation:
1. Annexation and Zoning Application: Based on the Comprehensive Plan and the
Future Land Use Map, staff believes that the requested zones, as amended. are
appropriate for this property. Please see Exhibit D for detailed analysis of the required
facts and fmdings for the annexation and zoning of this property.
Legal Descriptions: The annexation legal description submitted with the application
(stamped on May 10, 2006, by Hugh W. Edwards. PLS) shows the property as
contiguous to the existing corporate boundary of the City of Meridian. New leeal
descriotions showine each of the zones recommended bv Staff and the Commission.
have been submitted to the Plannine DeDartment. have been aooroved bv the Public
Works Deoartment. and are included in Exhibit B.
Special Considerations:
Master Concept Plan: The applicant has submitted a master concept plan for how the
290 acres will by-and-Iarge be developed. Staff is generally supportive of the layout of
the concept plan. Staff realizes that some flexibility is needed when developing a
property of almost 300 acres. However, Statf believes that some of the concepts
shown on the plan should be incorporated into the development. Concepts such as the
multi-family housing units along Overland Road being located between the street and
the parking for the units should come to fruition. Other concepts such as the
elementary school site and the public library site, and the accessibility of these sites
from the adjacent street layout and pathway/sidewalk connections, should also be
included/required as the phases develop.
Staff also believes that concepts not shown on the plan, including a provision for some
attached single-family and/or townhouses on the TN-R and/or R-8 lots should be
provided. A mix of alley loaded lots, attached single-family, and the more traditional
detached lots should be provided on this site to provide the variety of residential land
uses called for in both the Comprehensive Plan and the TN-R purpose statement.
Staff also believes that pedestrian connections from the future multi-family units to the
commercial uses are key to providing efficient pedestrian activity in this area. Staff is
also supportive of the street layout and believes this property should be developed in
substantial compliance with the street system shown on the Master Concept Plan.
Below, staff has listed concepts that should be included in a development agreement
for this property.
As part uf the revised master plan fur this entire 290 acres. the applicant
anticipates 1.252 total residential units on this propertv (737 sinl!le family and
515 multi.familv units). In addition to the DA provisions listed below. Staff is
requestine: that the Council add a development ae:reement provision that limits
the maximum allowable density and requires a minimum overall density for this
property.
Phasing Plan: The applicant anticipates constructing the suhdivision in multiple
phases. The phasing plan begins at the intersection of Linder Road and Overland Road
and then continues south, and east and west. Construction is anticipated to reflect
market demand and construction needs. Staff is supportive of the market controlling
the phasing plan, but believes that some of the amenities proposed with the
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CITY OF MERIDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY 16,2007
development should be constructed prior to the development build out, or before too
many homes are constructed without useable amenities. Therefore, Staff recommends
that with the construction of the first phase, a 10-foot wide multi-use pathway he
constructed from Linder Road to the lIew O.'erlsntl ROlld Dark site. along the
Ridenbaugh Canal. (NOTE: The proposed CPA is also showing a multi.use
pathway within the Northwest Pipeline easement. This multi.use pathway should be
constructed with the future phases, as this project builds out.) Also, Sttiff
rec8mmends that lilt of the ]IMbUe stFeets shown on the pl'6p8sed pl'eli1l,inary plat,
Sheet P1.9, be eenswlleled with the first philSe. Thi5 EfJRdili8n will alunt' 1Iudtiple
tlCCe!Hie8 int8 th8 Iletftelopment and ine/Jules all of Overland Road, aU of Seuthem
Way, and the other intanat streets pFOp9Sed with the first final plat p.'tflSe. Staff
further believes that the city park proposed on Mega Lot 4, be included (platted as a
lot) with the first phase of this development
Private Lanes: There are (at least) two private lanes that extend south from Overland
Road through this property. At least one of the private lanes, Windy Ridge, provides
access to an out parcel across the Southridge site. Staff recommends that the applicant
relinquish any interest the subject properties may have in Windy Ridge Lane and/or
Old Thorn Lane (and any other private lane easement that may encumber the subject
property). Upon annexation of either the existing homes taking access from private
lanes, staff recommends that such properties also relinquish their interest in the lane as
well. Further, Staff recommends that with the first plat submitted on Mega Lot 1 at
least one of the public stub streets shown on the concept plan be provided to the
Hodges parceL Also, the conditions of approval require that platting of the lots in
the northwest corner of the project, and along Old Thorn Lane, be subject to the
vacation of the existing private lane easement(s).
Access to Arterials: Except for the public streets and driveway accesses shown on the
Concept Master Plan for this property, all other vehicular access to Overland Road,
Ten Mile Road and Linder Road should be prohibited for this site
Multi-use Pathway: On the Comprehensive Plan Future Land Use Map, a multi-use
pathway is depicted on this property, alongside the Ridenbaugh Canal. The applicant
is proposing to construct a portion of the multi-use pathway. from Linder Road to
approximately SouthDoint Way within common lots that are not adiacent to the
Ridenbaue:h Canal. Near Southpoint Wav. thc applicant is proposinf! to construct the
multi-use pathway on the Befth south side of the Ridenbaugh Canal, up to the re-
alilZIled Overland Road. Staff is generally supportive of the location of the pathway,
but believes that the entire pathway. from Linder Road to the city park site, should be
constructed with the fIrst phase of the development (see Phasing Plan above). Also,
staff believes that the pathway should tenuinate near the intersection of Ten Mile
Road/Overland RoadlRidenbaugh Canal, so pedestrians using the path have a safe
crossing of the arterials.
City Park: On the Comprehensive Plan Future Land Use Map, a potential city park
site is shown on this property. The applicant is proposing to construct a City Park on
this site. The applicant has been working with the Parks Department and the Parks
Commi.f>.don on the design of this park. Staff understands that the Parks
Commission has an approved design for this site. (this design is shown on Sheet
Ll.04 of the landscape plan attached in Exhibit A).
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Amenities: A park area with a pool, clubhouse and pond is shown near the center of
the development. It appears an amenity or two are shown on Lot 5, Block 3 (just west
of the library lot). Staff is unclear as to what this amenity is, if any, and what other
amenities the applicant is proposing at this time for the rest of the R-2, R-4 and R~8
zoncd arcas. Thc applicant is proposing to improve the drain between the schoo11ot
and the library lot, up to Overland Road, as a water amenity. Staff recommends that
the applicant address the future amenities for this development and that the
Commission and Council decide if the proposed amenities are sufficient for a
development of this size (please see Section 10 below for more analysis).
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 for the multi-family
units or commercial buildings, or a list of uses that may be built in the commercial
area (TN-C zones) of this development, and to ensure that this project builds out
consistent with the Comprehensive Plan and the revised Master Concept Plan
submitted with the annexation application, 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. The applicant shall contact the City Attorney, Bill Nary, 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 Southridge 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 future development of the TN-C and TN-R zoned lots with frontage
on Overland Road and Linder Road, be subj ect to Design Review approval;
that all TN-C zoned lots contain structures that are at least two-stories tall;
and that all commercial buildings in the TN-C zone be located between the a
public street and the parking lot (as shown on the original master concept
plan dated 4-15-06).
3. That all TN-R zoned lots and uses will comply with the recently adopted TN-
R standards adopted in the UDC (see Ordinance# 06-1241); that the TN-C
zoned area along Overland Road will include; at least 20 multi-family
dwelling units with the dwelling units being located primarily between
Overland Road and any surface parking area for the units; at least 20 attached
single-family dwellings and/or townhouse units; that a useable common open
space area (park) be provided on site; and an internal pedestrian connection
to the TN-C zoned property to the west shall be provided.
1. That pri8r 18 annallR8H el'dinanee lIptW8l'fll, Hew legal deseripti8Hs.for the
R J, R 4, R 8, R 15, TN C, TN Rand L 0 f;8ltes be sNhmittetl. That said
legal tkseripti8Hs sh8uld depiet !fHte5 S6"si&tent with the IIulste e8neept
plan eJt<<Pt: that the alWlS pl'8pesed as TN R (SfJuth 8f Overland R8ad,
'lIeM af the aNt pareel) and LV C (Ilal'thwest 8f Offl'land Raai, Ila,.th 8f
the ellnalj sh81t/d be f;8"ed R 15, aeept for II SMall "peele!" 18eated 8n the
n8Ftheast sid/! 8f the [8eal street interseeR8n with the new Oller/and R8ad
South Ridge Subdivision AZ-06-031 /pP -06-031
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
thhi ar-ea sh8lJd be talted L O.
5. 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 (building pennit submittal). All of the future lots shall comply
with the standard lot size, setbacks, and street frontage requirements of Ule
R-2, R-4, R-8, L.O. TN-C and TN-R zones established in the UDC.
6_ 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 (building pennit submittal).
7. That the applicant will be responsible for all costs associated with the sewer
and water service extension.
8. 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.
9. That prior to issuance of any building pennit, the subject property be
subdivided in accordance with the City of Meridian Unified Development
Code.
10. That only one public street access, and no direct lot access or driveways, to
Ten Mile Road will be allowed on this site; that a maximum of five public
street accesses, and up to two driveways, to Overland Road will be allowed
on tins site (not including the fire station, and subject to ACHD approval);
and that a maximum of two public street accesses, and no direct lot access or
driveways. to Linder Road will be allowed on this site (subject to ACHD
approval).
11. That oublic street frontaee as shown on the revised master conceDt olano or
!Lcross access/ingress-egress will be provided to Parcel #S1223110500,
which is located on Linder Road.
12. That the applicant agrees to release any interest the subj ect properties may
have in Windy Ridge Lane and/or Old Thorn Lane. That the applicant agrees
to construct at least one stub street to the outparcel surrounded by Mega Lot
1, with the first plat within said Mega lot. That the applicant agrees that they
will not be allowed to record lots that are currently encumbered by private
lane easements, until said easements are vacated.
13. That the ap13lieaflt agrees to eOFlstmGt eOFltinuous pl:1elic str-eets from Tea
Mile Road, O':erlana Road and LiBder Road, that eOBBeet with eaeh other as
part of the [H"st fiFlftl plat, as proposed.
14. The citv park lot shall be included within the first [mal plat phase of this
development as shown on the revised master site plan; all "mega" lots shown
on: the master concept plan. west of the first phase shall be annexed and
recorded as mega lots with the first [mal plat. but no home or road
construction shall occur in this area until such time as the Ten Mile Area
Specific Plan is adopted by the City. After such time. the mega lots may be
developed if the new (detailed) preliminarv and then final plats of the meu:a
lots are consistent with the adopted Ten Mile Area Specific Plan.
15. That any future buildable lot shall not be encumbered by the existing
Northwest Pipeline easement that bisects this property.
16. That the applicant has requested an alternative schedule for the construction
of the required landscaping adjacent to Overland Road, Linder Road and Tcn
Mile Road; that said buffers will be constructed in accordance with the
Perimeter Landscape Requirement Plan prepared by The Land Group, Inc.,
South Ridge Subdivision AZ-06-03l/PP-06-03l
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16, 2007
dated 4-15-06, sheet PLR1.0; and that all landscape street buffers will be
constructed in accordance with the UDC provisions in effect at the time of
development.
17. That all intema11andscapingshallbeinstalledaseachphasefinalplats.prior
to occupancy of any structures within each phase.
18. That the applicant agrees to plat a public library lot and an elementary school
lot with the frrst phase of development. NOTE: Staff has not received details
from Joint School District #2, Meridian Parks, Meridian Fire, or Meridian
Library District regarding any improvements that may be required
regarding these sites. Staff will provided the Council an update as to any
requirements that may be associated with the proposed publidquasi-public
uses.
19. That with the construction of the first phase (prior to any occupancy being
granted), a lO-foot wide multi-use pathway shall be constructed on this site
generally on the Befth south side of the Ridenbaugh Canal, from Linder
Road to the city park (temporarily terminating at the city park) with the
remainder out to Ten Mile Road to be constructed with future Phases as
they are brought in for replatting. The city will require additional multi-use
pathwavs along the Ridenbaugh Canal and/or within the northwest pipeline
easement. as the mega lots develop.
20. That the applicant agrees to leave open and enhance the irrigation drain
located between Linder Road and Overland Road, by providing grass
seeding and two pedestrian bridge crossings. Said bridge crossings shall be
constructed between the school site and the library site, and between the
future multi-family units and the conunercial uses on Overland Road.
21. That the applicant agrees to provide at least the following amenities on this
site: a community clubhouse, pool area, and tot lot on Mega Lot 4; and any
other amenities required by the Conunission and/or Council at the public
hearings.
22. That the applicant construct the Black Cat Trunk through this development
the intersection of S. Linder Road and American Frontier Drive with the
first phase of this project. The invert elevation at this point shall be in
compliance with the City of Meridian's Master Sewer Plan.
23. That the applicant agrees to construct a development and public street
system on this site that is in general compliance with the submitted Master
Concept Plan, prepared by The Land Group, Inc., labeled sheet Ml.0,
dated 4-15-06, with the provisions mentioned above (detailed approval of
the internal street systems will be reviewed and approved with the re-
subdivision of each mega lot). Provide a stub street to at least one of the 5-
acre lots in Val Vista Subdivision when mega lot 2 develops.
24. The applicant has agreed to limit the height of homes on the southern
border shared with Val Vista Subdivision and Aspen Cove Subdivision to a
single storv. The applicant has also agreed to provide a greater than 15-foot
rear setback for the lots along the southern boundarv.
2. Preliminary Plat Application: Staff believes that the proposed preliminary plat
substantially complies with the Zoning Ordinance. The comments below are primarily
geared towards the portions of the preliminary plat that will be developed, not the
"mega" lots or the future, conceptual lots on the mega lots.
South Ridge Subdivision AZ-06-031IPP-06-031
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CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Special Considerations:
TN-R Standards: The City recently adopted standards for the TN-R district. Some of
the standards include: a requirement for all local streets to have 8-foot wide landscape
planters (parkway) with Class II trees and detached sidewalks. The submitted
landscape plan shows the required detached sidewalk: and 8-foot wide parkway.
However, the submitted preliminary plat does not reflect an easement for the sidewalk,
as the walk will be outside of the proposed 50-foot right-of-way for the street. Staff
has concerns with this easement not being shown on the plat, as building setbacks are
measured from the back of sidewalk and the buildable area for most of the lots in the
TN~R zone are around 4,000 square feet. Staff recommends that the preliminary
plat he revised to show how much of an impact the detached sidewalk will have
on the proposed TN-R lots, by depicting the sidewalk easement on the plat.
NOTE: This is still not shown on the revised Dreliminarv Dlat.
The TN-R standards in the UDC also require that all dwelling units have a minimum
of two lights at the front of the unit; all dwelling units on al1eYF< F<hal1 have a minimum
of two lights along the alley. All TN-R standards should be complied with.
Alleys: The applicant is proposing alleys within five blocks ofthe development. All of
the alleys have a 20-foot wide paved area and are proposed to be owned and
maintained by the adjacent homeowners. Staff is generally supportive of the proposed
alley configurations, with one exception. The UDC, section 11-6C-3B5, requires all
alleys to be designed so that the entire length is visible from a public street. All alleys
should contain at least 16 feet of pavement within the 20-foot right-of-way and be
constructed with 28-foot inside and 48-foot outside turn radii where the alleys
intersect the public streets and where an alley curves; all alleys shall serve as fire
lanes. Further, no parking shall be allowed on either side of the street within 50 feet of
the alley entrance as measured from the centerline of the alley.
Access: As noted in the Annexation and Zoning section above, access to this site
should be limited to the driveways and streets proposcd on the preliminary plat (as
allowed by ACHD). A note should be placed on the face of the fmal plats stating this
restriction.
Amenities/Open Space: UDC 11-3G-3Al requires common open space and site
amenities for developments of five acres or more. UDC 11-3G-3A2 l-equires one
additional site amenity for each additional 20 acres of development area. The UDC
requires 14 amenities for this development overall. Staff is unaware of how many
acres are within the detailed area of the plat, but the number of amenities proposed
appears to be substandard.
The applicant is proposing to set aside approximately 8.9 acres/13% of the site for
common open space. A micro-path in Lot 50. Block 3. "greening up" the drain
between the school lot and the library lot, and constructing a portion of the multi-use
pathway adjacent to the Ridenbaugh Canal, and the dedication of a citv oark. make
up a majority ofthe useable open space/amenities for this phase of the development. A
large portion of the open space provided within this development is along the
Ridenbaugh Canal or adjacent to the streets-in planter areas, buffers, and islands in
roundabouts or cul-de-sacs. The applicant is proposing, what appears to be some type
of amenity in common Lot 5, Block 3 (across from the school and library lots). Staff
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CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
recommends that the applicant clarify, at the public hearing, what type of
amenity(ies), if any, are proposed near the parking lot in Lot S. Staff further
recommends that the Conunission and Council determine if the open space and
amenities proposed for this development comply with UDC 11-3G-3A2.
Ditches, Laterals, and Canals: The Ridenbaugh Canal runs along the site's southern
boundary, near Linder Road, and then cuts through the property east-west. The City
has historically not required the Ridenbaugh Canal to be piped (it would take a large
diameter pipe.) There is an irrigation drain that also bisects the property in the
northeast comer. The applicant is proposing to leave tIus irrigation main open through
the site and improve it as an amenity. There are other irrigation/drainage laterals that
bisect this parcel. Per UDC 11-3A.6 all irrigation ditches, laterals or canals, exclusive
of natural waterways (Ridenbaugh) and drains being uses as a water amenity (between
the school site and the library site, up to Overland Road), intersecting, crossing or
lying within the area being developed should be tiled. Staff recommends that
exclusive of the Ridenbaugh Canal and the drain near the school and library sites, all
irrigation ditches. laterals and canals be tiled on this site.
Micro-paths/Pedestrian Connections: The applicant is proposing to construct one
micro-path on Lot 52, Block 3, and one pedestrian walkway between the library lot
and the school lot, within this development. As submitted, there are few pedestrian
access points to the future multi-use pathway running along the Ridenbaugh Canal.
Staff believes access to the future regional pathway system is critical to its success.
Therefore, Staff recommends that an additional micro-path be provided across
Southpoint Way, near Southridge Drive, that connects with the future multi-use
pathway along the Ridenbaugh. Staff further recommends that additional micro-path
connections to the multi-use pathway be constructed when the mega lots develop in
the future.
The purpose statement of the TN-C zone states that it "is pedestrian-oriented, and it is
designed to encourage pedestrian connection with a Traditional Neighborhood
Residential District." To comply with the pedestrian-oriented statement listed
above, staff recommends that a micro-path be constructed between Block 3, and
the future multi-family units in the mega Lot 8. The proposed micro-path on Lot
52, Block 3, and all other micro-paths in the development, should be constructed in
accordance with UDC 11-3A-8. Landscaping adjacent to all micro-paths (not the
pedestrian walkway between the school and the library) should comply with UDC 11-
3B (Lot 52, between Lots 53 and 54, Block 3, does not have enough landscaping on
the sides of the pathway and will need to be amended).
The applicant is proposing to construct the multi-use pathway that is depicted on the
Future Land Use Map along the north side of the Ridenbaugh Canal. The applicant is
proposing to construct the pathway 8-feet wide; the Comprehensive Plan and the UDC
require a IO-foot wide pathway. The UDC requires a 5-foot wide landscape buffer
along the pathway. The submitted landscape plan depicts a fence directly adjacent to
the pathway; no landscaping is proposed. For safety purposes, staff recommends
that the applicant be required to maintain a 5-foot wide landscape buffer along
the 10-foot wide multi-use pathway.
Landscaping: This parcel has approximately 5,000 lineal feet of frontage on the
adjacent arterial streets. Because this is a phased development, with build-out to occur
Suuth Ridge SubUivisiull AZ-06-Q31/PP-06-Q31
PAGE 18
CITY OF MERIDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
over several years, the applicant has requested to delay the construction of some of the
landscape street buffers along Overland Road, Linder Road and Ten Mile Road, until
the adjacent mega lot develops (see Applicant's submittal letter). The applicant has
submitted a visual plan for when the perimeter landscaping is to be constructed. Staff
is in agreement with this plan labeled Perimeter Landscape Requirement Plan
prepared by The Land Group, Inc., dated 4-15-06, sheet PLR1.0; and staff is
recommending that as part of the Development Agreement, this plan be adopted.
However, because the mega lots are being platted with the first phase, staff
recommends that all of the landscape buffers adjacent to the arterial streets be
platted with the first final plat. UDC 11-3B-7C2 requires all residential street
buffers to be on a common lot and aU commercial and other nonresidential street
buffers to be on a common lot or a permanent easement. maintained by the
property owner or the business owners association.
. Along Ten Mile Road. a 35-foot wide landscape buffer lot should be platted.
. Along Overland Road. from Ten Mile Road to just over the Ridenbaugh
Canal. a 3S-foot wide landscape buffer should be platted (because the
landscape buffer is adjacent to residential zones. it should be within a lot.
not an easement.)
. Along Linder Road. a 2S-foot wide landscape buffer should be platted
(adjacent to the TN-C lots said buffer may be within a landscape easement.
adjacent to the TN-R. R-8 and R-4 lots. the landscape buffer should be in a
lot(s)).
The submitted preliminary plat should be revised accordingly. The future
landscape plans. submitted when the mega lots redevelop. will be evaluated at
that time for compliance with UDC 11-3B-7. Landscape Buffers along Streets.
The landscape plan prepared by The Lanu Group, hlC., on 3-15-06 & 12-14-06,
labeled Sheets Ll.OO, L1.01, L1.02, L1.03, and L1.04 is approved with the following
modifications/notes:
. Provide a 25-foot wide landscape buffer along Overland Road and Linder
Road, as proposed. Provide an 8-foot wide landscape planter (parkway) along
both sides of the streets within the TN-R zone, and install Class II trees within
the parkway (between the back of curb and the face of the 4-foot wide
sidewalk). The landscape buffers along the streets shall be placed in common
lots (adjacent to TN-R and R-8 zones) or in permanent easements (adjacent to
TN-C lots). 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 amenities and open space as follows; 8.9 acres (13%) of common
open space, a micro-path on Lot 52, Block 3; a H'liem path between Lots 43
and. 45, Bloek 3; a micro-path between the future multi-family units on Mega
Lot i and the non-residential US~S in Block 3; and a micro-path between the
school lot and the library lot, construct a 10-foot wide multi-use pathway
generally along the Ridenbaugh Canal, from the eastern property line to the
Oyer-land. Road./Ridoobaligfl Canal intersootioB city. PID:.k. and any other
amenities as required by the Commission or Council.
. A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
South Ridge Subdivision AZ-06~31/PP-06.031
PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF RnPORT FOR THE HEARING DATE OF JANUARY 16,2007
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC 11-3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
fmal plat application(s).
Fencing: The applicant is proposing to construct a six-foot vinyl fence along Linder
Road; no other perimeter fencing is proposed. A 6-foot tall black chain-link fence is
proposed adjacent to the multi-use pathway. Fencing is not proposed adjacent to the
micro-path on Lot SO, Block 3, or adjacent to the other interior common spaces.
UDC 11 3A-7A7a requires the developer to construct fencing adjacent to micro-
paths to distinguish common from private areas. Staff recommends that the
applicant clarify, at the public hearing, if any other perimeter or internal fencing
is being proposed for this development (particularly adjacent to the R.2 10tskA
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.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Southridge Home Owners' or Business Owners' Associations.
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 tor 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.
Existing ResidenceslBuildings: The site currently contains multiple buildings. All
existing buildings/structures that span across proposed lot lines shall be removed or
relocated prior to signature of the final plat by the City Engineer.
b. Staff Recommendation: Staff is recommending approval of AZ-06-031 and PP-06-
031, with the changes listed in this report. Among other conditions, Staff is recommending
that the applicant submit: 1) new annexation and zoning legal descriptions prepared by a
licensed surveyor (prior to noticing for City Council hearing); and 2) ten full-size, one 8.5" x
11", one pdf and one jpg copy of the revised preliminary plat and landscape plan that
includes all chanKes listed in Exhibit B to Staff by Thursday December 14 so agencies and
departments within the City can comment prior to the City Council hearing ~there is an
agency/department meeting scheduled for December 15th). On December 7 . 2006 the
Meridian Planning: & Zoning: Commission voted to recomm~ml approval of AZ-06-Q31 and pp.
06-031.
11. EXHIBITS
A. Drawings
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
1. Revised Master Concept Plan (dated: 12-7-0fJ
2. Revised Preliminary Plat (13 pages; dated: 12.7-0fJ
3. Landscape Plan (5 pages; dated: 3-15-06 and 12-14-0fJ
4. Elevations oresented to the Plannine & Zonine Commission (12 oaees)
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 (Orilrinal Conditions of Approval)
8. Central District Health Department
9. Nampa - Meridian Irrigation District
C. Annexation and Zoning Legal Descriptions
D. Required Findings from Unified Development Code
South Ridge Subdivision AZ-06-Q31 /PP -06-031
PAGE 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
A. Drawings
1. Revised Master Concept Plan (dated: 10 24 06 12-7-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Exhibit A - Page 24
CITY OF MERIDIAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
B. Conditions of Approval
1. Planning Department
ANNEXATION AND ZONING PROVISIONS (AZ-06-031)
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner(s) (at the time of
annexation ordinance adoption), and the developer. The appUcant shall contact the
City Attorney, Bill Nary, at 888-4433 to initiate tWs process. Staff recommends
that the COImnission and Council direct the City's Legal Department to draft a
development agreement for Southridge 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 future development of the TN-C and TN.R zoned lots with frontage on
Overland Road and Linder Road, be subject to Design Review approval; that all
TN-C zoned lots contain structures that are at least two-stories tall; and that all
commercial buildings in the TN~C zone be located between the a public street
and the parking lot (as shown on the original master concept plan dated 4-15-06).
3. That all TN-R zoned lots and uses will comply with the recently adopted TN-R
standards adopted in the UDC (see Ordinance# 06-1241); that the R-MTN-C
zoned area along Overland Road will include: at least 20 multi-family dwelling
units with the dwelling units being located primarily between Overland Road and
any surface parking area for the units; at least 20 attached single-family
dwellings and/or townhouse units; that a useable common open space area (park)
be provided on site; and an internal pedestrian connection to the TN-C zoned
property to the west shall be provided.
4. That pRer tB """6.'((18811 ortlillanee "ppl'oWlI, lieU/legal tle8e,ipHons fO,. the R
J, R 1, R 8, R 15, TN C, TN Rand 1. () ZOlles he SNhH.i<<etJ.. That said legal
descriptions should depiet ~1Ie6 ee"&i6te,,t witlt tlte ",lIlSter e8nsopt plan
19Eeept: that the alWls p'8po8ed lIS TN R (solltl. of Overland Road, lW!M of the
Ollt JHlreel} alld TN C (northwest of O..-e,lll"d Read, north 8: the eallal) 8h81:11d
he r..ened R 15, e3feept for a SlHlfll '1J0e!ret" leeatod Oil the 1I0I'ihea(j( side of the
local sf1'eet intel'seeRoll with the lien' fAler/alld Road this area mONld he ~Hed
b-Q-Complied with.
5. That all future development of the subj ect property shall be constructed in
accordance with City of Meridian ordinances in effect at the time of development
(building permit submittal). All of the future lots shall comply with the standard
lot size, setbacks, and street frontage requirements of the R-2, R-4, R-8, L-O.
TN-C and TN-R zones established in the DDC.
6. 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 (building permit submittal).
7. That the applicant will be responsible for all costs associated with the sewer and
water service extension.
8. 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.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Exhibit B - Page 2
9. That prior to issuance of any building permit, the subject property be subdivided
in accordance with the City of Meridian Unified Development Code.
10. That only one public street access, and no direct lot access or driveways, to Ten
Mile Road will be allowed on this site; that a maximum of five public street
accesses, and up to two driveways, to OvtJflaml Roau will bt: allowt:u on this site
(not including the fire station, and subject to ACHD approval); and that a
maximum of two public street accesses, and no direct lot access or driveways, to
Linder Road will be allowed on this site (subject to ACHD approval).
11. That Dublic street frontaee as shown on the revised master conceot olano or a
cross access/ingress-egress will be provided to Parcel #81223110500, which is
located on Linder Road.
12. That the applicant agrees to releafle any intereflt the fluhject propertiefl may have
in Windy Ridge Lane and/or Old Thorn Lane. That the applicant agrees to
construct at least one stub street to the outparcel surrounded by Mega Lot 1, with
the tirst plat within said Mega lot. That the applicant agrees that they will not be
allowed to record lots that are currently encumbered by private lane easements,
until said easements are vacated.
13. That the applieant agrees te 6eBstroet eoatiBlious public streets from TeFl Mile
Road, Overland Road and Linder Road, that eotmeet with eaefl other as part ef
the first final plat, as proposed.
14. The citv park lot shall be included within the first final plat phase of this
.development as shown on the revised master site plan; all "mega" lots shown on
the master concept plan. west of the fIrst phase. shall be annexed and recorded as
mega lots with the first final plat. but no home or road construction shall occur in
this area until such time as the Ten Mile Area Specific Plan is adopted bv the
City. After such time. the mel!a lots may be developed if new (detailed)
preliminary and then fInal plats of the mee:a lots. that are consistent with the
adopted Ten Mile Area SpecifIc Plan. are submitted and approved bv the Citv..
15. That any future buildable lot shall not be encumbered by the existing Northwest
Pipeline easement that bisects this property.
16. That the applicant has requested an alternative schedule for the construction of
the required landscaping adjacent to Overland Road, Linder Road and Ten Mile
Road; that said buffers will be constructed in accordance with the Perimeter
Landscape Requirement Plan prepared by The Land Group, Inc., dated 4-15-06,
sheet PLR1.0; and that all landscape street buffers will be constructed in
accordance with the UDC provisions in effect at the time of development.
17. That all interna11andscaping shall be installed as each phase final plats, prior to
occupancy of any structures within each phase.
18. That the applicant agreefl to plat a puhlic lihrary lot and an elementary school lot
with the frrst phase of development.
19. That with the construction of the first phase (prior to any occupancy being
granted), a lO-foot wide multi-use pathway shall be constructed on this site
generally on the 00fth south side of the Ridenbaugh Canal, from Linder Road
to the city park (temporarily terminating at the city park) with the remainder
out to Ten Mile Road to be constructed with future phases as they are broulilit
in for replatting,. The city will reJl\lire additional multi-use pathways along the
Ridenbaugh Canal and/or within the northwest pipeline easement. as the mega
lots develop.
20. That the applicant agrees to leave open and enhance the irrigation drain located
between Linder Road and Overland Road, by providing grass seeding and two
CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
pedestrian bridge crossings. Said bridge crossings shall be constructed between
the school site and the library site, and between the future multi-family units
and the commercial uses on Overland Road.
21. That the applicant agrees to provide at least the following amenities on this site:
a community clubhouse, pool area, and tot lot on Mega Lot 4; and any other
amenities required by the Commission and/or Council at the public hearings.
22. That the applicant construct the Black Cat Trunk through this development the
intersection of S. Linder Road and American Frontier Drive with the first phase
of this project. The invert elevation at this point shall be in compliance with the
City of Meridian's Master Sewer Plan.
23. That the applicant agrees to construct a development and public street system
on this site that is in general compliance with the submitted Master Concept
Plan, prepared by The Land Group, Inc., labeled sheet M1.0, dated 4-15-06,
with the provisions mentioned above (detailed approval of the internal street
systems will be reviewed and approved with the re-subdivision of each mega
lot). Provide a stub street to at least one of the 5-acre lots in Val Vista
Subdivision when me2:a lot 2 develops.
24. The applicant has agreed to limit the height of homes on the southern border
shared with Val Vista Subdivision and Aspen Cove Subdivision to a sin2:1e
story. The applicant has also a2:reed to provide a greater than 15-foot rear
setback for the lots along: the southern boundary.
1.1 SITE SPECWIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-031)
1.1.1 The revised preliminary plat, prepared by The Land Group, Inc., dated 11 2& 06 12-7-06 is fiat
approved. The applieaat shall submit teR full size, Oftel &.5" Jl 11", Ofle pElf aB.d one jpg copy of
the revised prelimffiary plat ane. lane.seape plan that iftekiEles all ehaages listee. below, to Staffby
Thl:lfseay Deeember 14. All comments and Development Agreement provisions of the
accompanying Annexation and Zoning (AZ-06-031) application shall also be considered
conditions of the Preliminary Plat (pP-06-031).
1.1.2 EKeept for Mega Lot 4, a All of the proposed Mega Lots shall be included within the boundaries
of the frrst final plat for this property. Exeept fef Mega Lot 1, aAll ethef Mega Lots shall he
designated non-buildable lots on the face of the final plat.
1.1.3 Include Mega Lot 1 the citv park site as a buildable park lot within the final plat of the first phase.
Design and construction of the proposed city park should be coordinated with the Meridian Parks
Department.
1.1.4 With the first fmal plat, constmct Overland Road, from Linder Road to Ten Mile Road, as
proposed on the preliminary plat (subject to ACHD approval). With the frrst fmal plat, construct
Southern Way from Overland Road to Southpoint Way (subject to ACHD approval).
1.1.5 Revise the preliminary plat to show how much of an impact the detached sidewalk will have on
the proposed TN-R lots, by depicting the sidewalk easement on the plat. (Staff has concerns with
this easement not being shown on the plat, as building setbacks are measured from the back of
sidewalk and the buildable area for most of the lots in the TN-R zone are around 4,000 square
feet. The submitted preliminary plat does not reflect an easement for the sidewalk, as the walk
will be outside of the proposed 50-foot right-of-way for the street.)
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
1.1.6 All TN-R zoned dwelling units shall have a minimum of two lights at the front of the unit; all
dwelling units on alleys shall have a minimum of two lights along the alley. All TN-R standards
should be complied with.
1.1.7 All alleys shall be designed and constructed in accordance with the standards listed in UDC 11-
6C-3B5.
1.1.8 Place a note on the face of the final plat, restricting direct lot access to Overland Road, Ten Mile
Road and Linder Road.
1.1.9 As amenities for the ft.rst phase, set aside approximately 8.9 acres/13% of the site for common
open space; construct a micro-path in Lot 52, Block 3; "green-up" the drain between the school
lot and the library lot; construct a lO-foot wide multi-use pathway generally adjacent to the
Ridenbaugh Canal (maintain a 5-foot wide landscape buffer along the lO-foot wide multi-use
pathway), and dedicate a city park. Construct any additional amenities that may be required by
the Commission and Council.
1.1.1 0 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways
(Ridenbaugh) and drains being uses as a water amenity (between the school site and the library
site, up to Overland Road), intersecting, crossing or lying within the area being developed should
be tiled. Staff recommends that exclusive of the Ridenbaugh Canal and the drain near the school
and library sites, all irrigation ditches, laterals and canals be tiled on this site.
1.1.11 Construct a micro-path on Lot 52, Block 3, and one pedestrian walkway between the library lot
and the school lot, within this phase of the development. With the development of mega lot 3.
fonstruct a micro-path across Southpoillt Way, Ill:lltr SlltLthrit:lJ:;u Drivl:l, that connects with the
future multi-use pathway along the south side ofthe Ridenbaugh. Construct a micro-path between
Block 3, and the future multi-family units in Mega Lot 5.. All micro-paths in the development
shall be constructed in accordance with UDC 11-3A-8. Landscaping adjacent to all micro-paths
(not the pedestrian walkway between the school and the library) should comply with UDC 11-3B
(Lot 52, between Lots 53 and 54, Block 3, does not have enough landscaping on the sides of the
pathway and will need to be amended).
1.1.12 The landscape plan prepared by The Land Group, Inc., on 3-15-06 and 12-14-06, labeled Sheets
Ll.OO, L1.01, L1.02, L1.03, and L1.04 (regarding the buildable lots in the first phase) is approved
with the following modifications/notes:
. Provide a 25-foot wide landscape buffer along Overland Road and Linder
Road, as proposed. Provide an 8~foot wide landscape planter (parkway) along
both sides of the streets within the TN-R zone, and install Class II trees within
the parkway (between the back of curb and the face of the 4-foot wide
sidewalk). The landscape buffers along the streets shall be placed in common
lots (adjacent to TN-R and R-8 zones) or in permanent easements (adjacent to
TN~C lots). 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 amenities and open space as follows; 8.9 acres (13%) of common
open space, a micro-path on Lot 52, Block 3; a miero path. betwl:leB Lots 43
aftEl 45, Bleek 3; a micro~path between the future multi-family units on Mega
T .ot 13. and the non-ref;idential Uf;ef; in Rlock 1; and a micro-path hetween the
Exhibit 1:1 - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
school lot and the library lot, construct a 10-foot wide multi-use pathway
along the Ridenbaugh Canal. from the eastern property line to the Overland
RoaGlRicleBe&l:lgR Canal interseetioB. city Dark site, and any other amenities as
required by the Commission or Council.
· 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.
. 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 ofthe Final Plat. All standards
of installation shall apply as listed in UDC 11-3B-14.
1.1.13 Staff is in agreement with the Perimeter Landscape Requirement Plan prepared by The Land
Group, Inc., dated 4-15-06, sheet PLR1.0; and Staff is recommending that as part of the
Development Agreement, this plan be adopted. Because the mega lots are being platted with the
first phase, Staff recommends that all of the landscape buffers adjacent to the arterial streets be
platted with the fIrst fmal plat, but not I,;ou:structeu until the adjacent area develops. UDC 11-3B-
7C2 requires all residential street buffers to be on a common lot and all commercial and other
nonresidential street buffeTS to be on a common lot or a permanent easement, maintained by the
property owner or the business owners association.
. Along Ten Mile Road, a 35-foot wide landscape buffer lot should be platted.
· Along Overland Road, from Ten Mile Road to just across the Ridenhaugh Canal,
a 35-foot wide landscape buffer should be platted; a 25-foot wide landscape
buffer should be platted along Overland Road where it is not an entryway
corridor (adjacent to the TN-C and L-O lots said buffer may be in an easement,
adjacent to the TN-R and R-810ts, the landscape buffer should be within a lot.)
. Along Linder Road, a 25-foot wide landscape buffer should be platted (adjacent
to the TN-C lots said buffer may be within a landscape easement, adjacent to the
TN-R, R-8 and R-410ts, thc landscape buffer should be in a lot(s)).
The submitted preliminary plat should be revised accordingly. The future landscape
plans, submitted when the mega lots redevelop, will be evaluated at that time for
compliance with UDC 11-3B-7, Landscape Buffers along Streets.
1.1.14 hI accordance with UDC 11 3A-7A7a, construct fencing adjacent to micro-paths to distinguish
common from private areas. A detailed fencing plan shall 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.
1.1.15 Maintenance of all common areas shall be the responsibility of the Southridge Home Owners' or
Business Owners' Associations.
1.1.16 An underground, pressurized irrigation system shall be installed to all landscape areas per the
approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
1.1.1 7 All existing buildings/structures that span across proposed lot lines shall be removed or relocated
prior to signature of the final plat by the City Engineer.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-031)
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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 fmal plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subuivisioIl
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 11-3B. 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 ofUDC 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 ACHD, 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 Staff's 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 extension the planned Black Cat
Trunk. The bid for phase 3 of the Black Cat Trunk has been awarded and is planned to be in
Overland Road by April 07'. However this property is currently not serviceable and the City of
Meridian does not guarantee service in the timelines established in the unc.
2.2 No temporary or interim lift stations shall be allowed on this site.
2.3 The applicant shall be responsible to inslalllht: Black Cat Trunk. through this project to the
intersection of S. Linder Road and American Frontier Drive with the first phase of this proj ect.
This condition can be rescinded by the City Engineer if documentation is submitted that proves to
his satisfaction that this condition is unattainable.
2.4 The applicant shall be responsible to upsize the leg of the lateral trunk being routed through to the
southwest comer of this project at Ten Mile Road. The size needed is being determined now
through ongoing modeling exercises.
2.5 No sewer manholes or water valves shall be allowed in landscape islands. If mains are routed
under the islands then no trees or other fixed vertical objects shall be allowed.
2.6 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
requirement and comply with all landscape requirements.
2.7 All water meters located in common driveways shall be constructed of traffic rated materials per
City of Meridian Standard Specifications.
2.8 The applicant shall install sewer mains to and through this development; applicant shall
hxhibit B -Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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.
2.9 Water service to this site is being proposed via extension of mains in the intersection of Overland
and Locust Grove. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.10 Due to the topography of this site, this property wi11lie within two different pressure zones. The
applicant shall be responsible to install a minimum oftwo pressure reducing vaults/valves.
2.11 Due to the fact that there is no existing feed for the new high pressure zone being created by this
development, the applicant shall be responsible to install a booster station, and donate a well site
on the south side of the Ridenbaugh Canal, location to be coordinated with the Public Works
Department. This condition may be rescinded by the City Engineer if subsequent development
provides the feed for this zone.
2.12 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.
2.13 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).
2.14 The applicant has not indicated who will own and operate the pressure iITigation 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 ofthis project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.15 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, a single-point
cormection to the culinary water system shall be required. If a single~point cormection is utilized,
the developer will be responsible for the payment of assessments for the COnllll0n areas prim to
signature on the fmal plat by the City Engineer.
2.16 All existing structures not meeting setbacks or the dimensional standards outlined in the UDe
shall be removed prior to signature on the final plat by the City Engineer.
2.17 If the sidewalk is not fully contained within the right-of-way the applicant shall dedicate
additional width to the public utilities, drainage and irrigation easement along the right-of way.
The additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.18 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.
2.19 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural watelWays, 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
hxhibit H -Page 7
CITY OF MERIDlAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JANUARY 16,2007
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.
2.20 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
prohihited unless the juri~diction 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.
2.21 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 Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.22 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized iITigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.23 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.
2.24 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.
2.25 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.
2.26 Applicant shall be responsible for application and compliancc with and NPDES Pcnnitting that
may be required by the Environmental Protection Agency.
2.27 Applicant shall be responsible for application and compliance with any Section 404 I'ennitting
that may be required by the Army Corps of Engineers.
2.28 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.
2.29 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.
2.30 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 I-foot above.
2.31 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. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. Fire Department
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 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing 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 IFe Section 509.5.
h. Show all proposed or cxisting hydrants for all ncw 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 of28' 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.
3.7 Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D103.6 Signs.
3.8 Requirements for dead-end fire apparatus access roads that are between 500' -750' in length. 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 26' wide_ Streets with less than a 35'
street width shall have no parking. Streets with less than 39' shall have parking only on one side.
These measurements shall be based on the face of curb dimension. Special approval required
over 750' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
3.9 For all Fire Lanes, provide signage "No Parking Fire Lane".
3.10 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.11 Fire lancs and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
3.12 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.
3.13 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 home:s. The two entrances should be
separated by no less than 12 the diagonal measurement of the full development.
3.14 Building setbacks shall be per the International Building Code for one and two story construction.
3.15 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' ~treet width 5lhal1 have no parking_ Street;; with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.16 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.
3.17 \The proposed 206-10t subdivision with an estimated 2.9 residents per household would have a
total estimated population of 597 residents at build out. The Meridian Fire Department has
experienced 2612 responses in the year 2004. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in the
year 2005 and 3800 by the year 2010.
3.18 The office/commercial lots lots will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has
experienced 2612 responses in the year 2004. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in the
year 2005 and 3800 by the year 2010.
3.19 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.20 Maintain a separation of 5' from the building to the dumpster enclosure.
3.21 Provide a Knox box entry system for the complex prior to occupancy.
3.22 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.23 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
3.24 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.
3.25 Provide exterior egress lighting as required by the International Building & Fire Codes.
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
Exhibit B ~ Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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).
3.27 All R-2 occupancies with 3 or more units shall he required to be fIre sprinklered.
3.28 There shall be a fIre hydrant within 100' of all Fire Department connections.
3.29 Buildings over 30' in height are required to have access roads in accordance with Appendix D
SectionDl05.
3.30 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.31 Pool chemicals shall be stored in compliance with the International Fire Code.
3.32 Buildings or facilities exceeding 30 feet (9144 rom) or three stories in height shall have at least three
means of fire apparatus access for each structure. (Remoteness Required)
3.33 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two scparatc and approved fire apparatus access roads. Exception: Projects having
a gross building area of up to 124,000 square feet (11520 or) that have a single approved fire
apparatus access road when all buildings are equipped throughout with approved automatic sprinkler
systems. (Remoteness Required)
4. Police Department
4.1 The pedestrian access to the proposed clubhouse/community entrance is not well-defmed. The
applicant shall submit a revised landscape plan that uses walkway paving materials and
landscaping to alert motorists to the pedestrian traffic.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
4.3 The proposed development does not offer natural surveillance opportunities of the public areas.
Prior to the next public hearing, the applicant shall meet with the Police Chief and/or Planning
Staff to discuss features that increase visibility, including but not limited to: doors and windows
that look out on the public areas, front porches, and adequate nighttime lighting. The site plan
and/or landscaping plan shall be revised in accord with those discussions.
4.4 The proposed plat design encourages high-speed, cut-through traffic. The applicant shall work
with the Ada County Highway District to provide traffic calming design to decrease travel speeds
on Southern Way.
Exhibit B - fag!;: 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
4.5 The proposed landscaping creates a hiding spots between Rio De Plata Court and Southern Way.
The applicant shall submit a revised landscaping plan that affords greater visibility of the area
from public areas such as a street or parking lot.
4.6 Provide lighting along pathways.
!Ii. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-IO) 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-IO) will be followed.
5.3 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed ill
accordance with the Meridian Park Department's requirements.
5.4 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
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.
5.5 Minimum acreage standard for City Park: The City is willing to develop and maintain
Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be reviewed
on a case-by-case basis. The City may choose to maintain neighborhood parks at an acreage of
seven acres or larger. It will be the responsibility of private homeowner groups or associations to
develop and maintain the smaller mini parks and some Neighborhood Parks in their subdivision
that the City does not maintain.
6. Sanitary Service Company
6.1.1 Please contact Bill Gregory at SSC (888-3999) [or detailed review ofyoUT proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District (Original conditions of approval)
(NOTE: The conditions below are based on the original plat layout. not tbe revised plans)
Site SDecilic Condition... of ADDroval
1. If the applicant does not enter into an agreement with the District for the reconstruction of
Overland Road, at a minimum the applicant will be required to construct a left turn lane for the
site entrances on Overland Road.
2. Dedicate 54-feet of right-of-way from the centerline for Linder Road abutting the site for the first
500-feet south of Overland Road. The right-of-way dedication will taper to 48-feet for 300-feet.
Dedicate a total of 48-feet of right-of-way for the remaining frontage on Linder Road. Coordinate
the exact right-of-way dedication with District Design and Right~of-Way staff. These right-of-
way widths anticipate that a detached sidewalk will be constructed WiUliu the right-of-way. The
applicant will be compensated at fair-market value for the right-of-way that is dedicated which is
in addition to the existing ACHD right-of~way.
Exhibit H - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
3. Construct a 5-foot detached concrete sidewalk on Linder Road abutting the site. The sidewalk
shall be located a minimum of 5-feet from the future back-of-curb location. If the sidewalk is
located outside of the right-of-way, the applicant will be required to provide an easement for
public use of the sidewalk.
4. Dedicate 54-feet of right-of-way from the centerline for Overland Road abutting the site for the
fIrst 500-feet west of Linder Road. The right-of-way dedication will taper to 48-feet for 300-feet.
Dedicate a total of 48-feet of right-of-way for the remaining frontage on Overland Road.
Coordinate the exact right-of-way dedication with District Right-of-Way staff. These right-of~
way widths anticipate that a detached sidewalk will be constructed outside of the right~of-way.
The applicant will be compensated at fair-market value for the right-of-way that is dedicated
which is in addition to the existing ACHD right-of-way.
5. Construct a 5-foot detached concrete sidewalk on Overland Road abutting the site. The sidewalk
shall be located a minimum of 5-feet from the future back-of-curb location. If the sidewalk is
located outside of the right-of-way, the applicant will be required to provide an easement for
public use of the sidewalk.
6. Dedicate a total of 48-feet of right-of-way from centerline for Ten Mile Road abutting the site.
The applicant will be compensated at fair-market value for the right-of-way that is dedicated
which is in addition to thc existing AClID right-of-way.
7. Construct a 5-foot wide detached concrete sidewalk on Ten Mile Road abutting the site, located a
minimum of 41-feet from the centerline ofthe right-of-way.
8. Construct a full-access commercial street, Spanish SWl Avenue, to intersect Ovedand Road, a
minimum of 600-feet west of Linder Road. The 600-foot measurement shall be the distance
between the location of the new STOP bar on Overland Road (at its widened intersection with
Linder Road) to the near edge of the new commercial street.
9. Construct a full-access residential collector, Southern Way, to intersect Overland Road
approximately 1, 760-feet east of the existing centerline of Ten Mile Road (measured centerline to
center line).
10. Either relocate Sunridge Drive to intersect Linder Road adjacent to the out parcels north property
line as a full access, OR construct a private driveway to intersect Linder Road approximately
460-feet south of Overland Road (measured centerline to centerline). The private driveway
would be required to be restricted to right~inlright-out by means of a raised concrete median on
Linder Road.
11. Construct a full-access commercial street, American Frontier Drive, to intersect Linder Road
approximately 1,300-feet south of Overland Road (measure centerline to centerline)
12. Construct a full-access residential collector, Timberwood Drive, to intersect Ten Mile Road,
approximately 2, 120-feet south of the existing centerline of Overland Road at the site's south
property line, as proposed.
13. Construct the following roadway segments as residential collectors with 36-foot street sections
(vertical curb, gutter, and 5-foot concrete sidewalks) within 50-feet ofright-of-way. These
roadways shall have no on street parking and no front on housing:
hxhibit J:J ~ Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
. Timberwood Drive from Ten Mile Road east to its intersection with Southern Way.
. Southern Way from Overland Road to a point approximately 460-feet southeast of its
intersection with Timberwood Drive.
14. Construct Southridge Drive as a 36-foot residential collector with vertical curb, gutter, and 5-foot
concrete sidewalks from the roundabout intersection with American Frontier Drive south to
Heavy Timber Drive. This roadway segment shall have no on street parking. This roadway
segment shall be designed to acconunodate 2-travellanes and 2-on street bike lanes.
15. Construct Southridge Drive as a residential collector with vertical curb, gutter, and 5-foot
concrete sidewalk from Heavy Timber Drive to Southpoint Way. This roadway segment may
have on street parking on the west side ofthe roadway only. This roadway segment will be
designed to accommodate one parking lane, 2-travellanes, and 2.on street bike lanes.
16. Redesign the proposed five residential lots on Southridge Drive north of its intersection with
Southpoint Way site so that no lots will take direct access to Southridge Drive.
17. Construct the following roadway segments as commercial roadways with standard 40-foot street
sections (vertical curb, gutter, and 5-foot concrete sidewalks) within 54-feet of right-of-way
unless other wise noted below:
. Spanish Sun Avenue from Overland Road to Sunridge Drive.
. Sunridge Drive from Spanish Sun Avenue to Linder Road.
. American Frontier Drive from Linder Road to Southridge Drive.
. Southridge Drive from Spanish Sun Avenue south to the roundabout intersection with
American Frontier Drive.
The following internal commercial roadway segments shall be constructed to acconunodate one
parking lane, a center turn lane, and 2-travellanes with on street parking restricted to one side of
the roadway.
. Southridge Drive, from Spanish Sun Avenue to a point north of the splitter islands for the
proposed round about (this location will have to be coordinated with District Traffic
Services staff).
. American Frontier, from Fannington Drive to Woodhouse Avenue, on the south side of
the roadway.
18. On street parking will be restricted on the following roadway segments:
. Spanish Sun Avenue
. Southridge Drive and American Frontier Drive adjacent to the proposed elementary
school site.
. Southridge Drive and American Frontier Drive on the segments leading into the proposed
roundabout.
. Southern Way
. Timberwood Drive
19. Construct the internal residential streets, with the exception of Rustica Street, as 37-foot street
sections with rolled curb, gutter, and 5-foot concrete sidewalks within 50. feet of right-of-way, as
proposed. Provide a minimum 24-feet (face-of-curb to face-of-curb) between the proposed bulb-
Exhibit B - Page 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
outs at the local street intersections. Provide written approval for the bulb~out designs from the
Meridian Fire Department. Coordinate the exact design of the proposed bulb-outs with District
Traffic Services and Development Review staff.
20. Construct Rustica Street as a 29-foot street section within 42-feet of right-of-way, as proposed.
Receive written Fire Department approval for the reduced street section. Parking will be
refltncted to one side of the roadway.
21. Re-design the proposed alleys in Blocks 3 and 4 to remove the proposed 90-degree curve.
Construct all the internal alleys as 20-toot wide paved public alleys.
22. Construct the following stub streets as proposed:
. First stub street to the south, Woodington Avenue, located 80-feet west of Linder
Road (measured property line to centerline).
. Second stub street to the south, Woodhouse Avenue, located 146-feet west of Linder
Road (measured propel1y line to centerline).
. First stub to the west, Rio De Plata Ct, located nO-feet north of the south property
line (measured property line to centerline).
. First stub to the northwest, Southpoint Way, located 1,200-feet north of the south
property line (measured property line to centerline).
. Second stub street to the northwest, Heavy Timber Drive, located 1,680-feet west of
Linder Road (measured property line to centerline).
23. Construct the five cul.de~sac turnarounds with center landscape islands with a minimum 45-foot
turn radius and a 29-foot street section on all sides of the center landscape islands.
24. Coordinate the design ofthe proposed roundabout at the intersection of Southridge Drive and
American Fronticr Drivc with District Traffic Services staff.
25. Submit the bridge plans for the two crossings of the Ridenbaugh Canal (Southern Way) for
review and approval prior to the pre-construction meeting and plat approval.
26. Resubmit the preliminary plat to demonstrate compliance with the site specific conditions of
approval. This will be required prior to the District reviewing construction plans.
27. Other than the access specifically approved with this application, direct lot access is prohibited to
Ten Mile Road and Linder Road and shall be noted on the final plat. The access restrictions for
Overland Road will be determined upon future preliminary plat submissions.
28_ Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
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-of-way.
Exhibit B - Page 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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 ofthe 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 pennits), which incorporates any required design changes.
9, Construction, use and property development shall be in conformance with all applicable
requirements ofthe 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 DIGLINE (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
Opt:rations 387-6190 in the event any ACHD conduits (spare or filled) are comprolIlised 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
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.
Exhibit B - Page 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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 RWl-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.
9. Nampa & Meridian Irrigation District
9.1 No comments received
Exhibit B - Page 1 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
c. Annexation and Zoning Legal Descriptions
l
II
Tll.B Urom O.O\.lp. .",c.
May 4. 2006
Project No. 05021
Legal Description
Southridgc SulxUvision
290.87 acres
EXIIIBlT ."A"
A tract ofland situated in lhC North One Half and the Northeast Oue Quarter of the
Southeast One Quarter of Section 23. Township 3 North. Range 1 West. Boise Mcridian,
Ada County, Idaho, described as follows:
Commencing lU a found Sl8.lncb steel pin monumenting the Northeast Comer ofsaid
Section 23 on the =terlineofLinder Road bcing1be P<>lNTOF BEGINNING.
Thence foUowing the eBSterly line of said seCtion 23 and the centerline of said
Linder ROad. South 00"4)'28" West a diStance of 639.6 I feet toa found 518cinch
~. ..
Thence leaving said easterly line and Said centerline, North 89" 19'41" Wests.
distance of 199.25 feet. to a found SIB-inch steel pin;
Thence South 00"41'26" West a distance of250.00 teet to a point;
ThcnceSouth 89"19'41" East a distancc of 199.25 feel to a found SIB-inch stecl
pin on said easterly line mdsaid centerline; . .
Thence following Said easterly line and said centerline South 00"41'28" Wcst a
distaoceof 1.741.04leet to a point;
Thence leaving ~ _erly liJie and sai!icilnwUne, North 89"03'02" West a
distance of283.12 feet to a point on the centerline oftbe Ridenbal.lgh Canal;
Thence following the centerline of said Ridenbeugh Canal the folloWing fifteen
oounies;
323.51 feet following the an: ofallOn tangontcurve to the left. said curve
having -a radiUs of 631.24 feet, a ~8QsIe of29"21'51 ", a ChOrd
bearing of North 44"43'07" West and a chord distance 0019,98 feet to a
point;
No1'l:li 59"59'27" W~t a distance- of73. 72 feet to a point;
90.21 feet following thc an: acircuJar curve to the left, said curve having a
rBdiusof 120.00 fCli:t. a central anule of 43004'24". a chord bc!nirigof
NQrtb 81031'39" WeSt and a chord distanGe orB8.1 0 feet tOB pOint:
South 76"56'09" West a distance -of93.79fee1 to a POint;
83.95 het foUowingthe am a c~ar curvl!! to the riSln.8aid curve having
a radhisof 100,00 feet. aocntral angle of 48"06'06". Bchord beanng of
North 1~OO'4g. West and. a cbord~ ofll 51 f=t fu 8 pciiilt:
,
l.-1.u.tJi~ ",fiB p--.. ~~ .(,"fc;-.~ViE........ G~c-","'""
462l'MShOl'll.))riy~._$Dt. 1!lO,~ ~83Ci16.1'20IM!3,.-I()4.1 fl'2lJtl.\l39.#n. __ ~inc rnm
C,\2OlI&\DSO:al\dfl ~..II>ID1>a~\t~l~li&1Lo,JiliOlll~d.;.:
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
THr~ I-IA.ND (iiaoutt, JNt:;.
North 54"57'4$" Wcstadistancc of 108.31 feet tll a point:
90.18 feet followil1-i the ate a circular curve to the left, said curve hllving a
mdius of 120.00 feet. a central angle of 43"03'30", B chord bearing of .
North 76"29'30" Wcst and a chord distance of 88.07 feet 10 11 point:
Souths 1 "58'4S" Wost adi!llanct' of 380.01 feet to a point;
160.45 feet following the arc 11 circular curve to the len, said curve having
llradiusofl50.00 feet;ll central angle 01"61 "17'1 2", a chord bcnrhlgof
South 51 "20'!l9" west and a chord disllInce of 1 52.9,1 feet to a point:
South 20"41'33" West a distance 01'216.91 feet 10 o point;
262.75fcct following !be arc a circular curve 10 the right, said curve
having II radius of 420.00 fect, a central angle of3S"SO'36", II. choru
bearing of South 38"36'51" Wesl and ll. chord distance (jf258.4H feet to 11
point;
South 56"32'09" West a dj~1J.lnce of 343.51 fcct to a point;
166.04 feet fallowing the arc a circular curve to the riyht;said curve
having a radius of 64.63 feet. a central angle of 147"12'00". a chord
hewing ofNllrth 4965 I '51" West imd II chord diswm:r: uf 124_00 feet 10 u
point:
North 23"44'15" East a distanl"e of 142.00 feet to a point;
N~)rth 32"06'19" F.ast 1\ dislancc of219.R3 feet to a poim on tbe southerly
line of the North Oile Half of said Section 23;
Thence leaving said centcrline lUld following said southerly line.
North 89"02'56" West a distwlce of 712.43 feet to 1\ (buod SIR-inch steel pin
mnnumenting the Center One Quarter of said Section 23;
Thence following sRid llOutberly line, North 89DQ4'17" West a cli:;tWlce of
1.832.01 feet to a [(Iunul/2-inch steel pin;
Thence leaving said somherly lim:, North 22"09'32" West a disLam:eof 520.19
feet to a ll:/Und II2-inch steel pin;.
Theiler: NImh 89"16'08" Wcst a distance or 630.49 feet to a point on tbe westerly
line of said Section 23 on the centerline.of Ten Mile Road;
Thence followitig the westerly tine of said Section 23 and the centerline of said
Teo Mile Road. Nonh 00056'19.' East II distance of 1.510.78 feet to 11 point;
Thence leaving said westerly line Wld said cCllterline, South 89"03'37" Basta
distance of25.00 leCI to a point;
Thence Soutl:t 34"11'02" East a distance of25S.76 feet to a point;
Thence South 21008'47" East B distance 01"141.89 feet to a point;
Thence South 21 "46'52" EllSt 8 distance of 332.62 feet 10 a point;
Thence North 01 ~24'08" JUist 11 distance of II 1.80 feet to a point;
Thence North 05"2()'23" East a distance of 201.34 feet to a. point;
Thence North 130} O'43"East a dislllnce of 138.68 feet Lo a point;
Thence North 26"09'07" Wcsta distanc~ of 330.77 feet 10 a point:
,
1~ ArrJ.--.r . .tik p....... CioiiTi'lfl-i'V. Go{fQ"'Jt l~. (\0 ~ . G,,w,;.c...,,,,,,,j"'Du
462 Eo ~ho,c On"'" Sh:.l 00, e.,t., Idlih" A:'l~16 0.1' 208,i)39,4().1) " 2118.939.4"'15 . """"' thd.nilg;w~
G'\~\O..02.1 \t1gtfllrV"l'\jnb numbtt\A<ltnin \ !''WI1.\ 1.L06OSIM~"",id._05021a;'uw,iloc
.2
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
"tHB I-AND.G~OlJ.tt INC.
Thence North 14001 '47" West a distance of 273.94 feet to a pQint;
Thence North 13011'58" East a distance of '66.51 feet tt) u point;
Thence North 37000'03" East Ii distance of 149,62 fect to 11 point on the nonh~rly
line of said Section 23 and the centorline of Ovorland Road;
Ihence following the northerly line of said Section 23 and tho centerline of said
Ove:rlandRpad. South 890) 5'27" Ea'-il a distance of 1,024.45 feet to a Jbund 5/11-
inch steel pin monumenting the West One Si~teentb Comer of said Section 23
and Seetiun 14. Township 3 North; Range 1 West, Boise Meridian;
Thence following said northerly line and said centerline. South 89014'25" East.a
dislonce of 1.326.15 feet to a IQund brass Cllp monumenting the Norlh One
Quarter of said Section 23:
Then~ fullowing said northerly line Iind said centerline. South 89019'41" East a
distance of 665.41 feet tn .ll point;
Thencc ICllving said norlhedy line und said ccnterline, SouthOO"J8'49'. Wl;!st a
distance Qf &88.62 lee! to a fOUnd 518-inch steel pin; . .
fhencc: South 8901 9'29~ East a distance 01"250.00 feet to a found 5/8-inch steel
pin;
Thence North 00"38.'49" East a distance of8118.64 leelto a point Illl said north~rly
line and said centerline;
Thcnci: following ~d northerly Hue Wld said cemerliuc, South 89" 11);41" tasla
distance of 1 ,746.32 feet the POINT OF BEGINNING.
The Ilbove-dc:!Cribcd tract of land cimLllins 297.03 acres, more or less. subject to all
existing easements and rights-of-way.
EXCEPTING THEREFROM:
A tract ofllmd situated in the Northwest One Quarter of the Northwest One Quart!!r of
Sectiun 23, Township 3 Nonh. Range 1 West. Boise Meridian, Ada County. Idaho.
described as follows:
Commencing al a lbund bru.'is cap monumenti.ng the Northwest Corner of said Scction
23. thenCe following the northerly line of said Northwest One Quarter of the Northwest
One Quarter. South 89015'27~East a distance of 1.125.68 feet to a point;
Thence leaving said northerly line, South 00"44'33" West II. diBtancc of 396.~4 fcct to a
point on the ccnterlihcof the Ridenbaugb Canal. being the POINT OF BEGINNJNG.
Thence following the centerline: of said Ridenbaugh Canal the following two
COUJ'llCS:
South 73037'50" East 11 dilltam:e of 153.03 leel to a point;
,
r-dmtpt 4rr1M1ror.nr .Sit,P~. OoIIEIIJ!i"",;." .(;of(C-..l~ 6' H9~ .G"fJhirG-.,,~.
~ro2l'.. sl1.... 0";,;<, Sit. 100. J~, Td.h(l1ll(,16. J'208.939.4041 .F 206.9~9.444S" 'WIWi t""la"~WPll~
(;;\2005\OS(J21 \Ilg ...rvcy\foh numb<.\M.iUn\I"'l\oIl\U~0Ii()504<<h,"ml'-'150214nnnl.doc
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
~ rr:.~
."
'If
'fill;. J,...4~") CaO\H\ lNC.
South 63Q48'13" Ea.'lt a distance of 58.44 feet to a point on thc ea..;tcrly line
of said Northwest One Quarterofthe NorthweSt One Quilrter ;
Thencc leavinll said centerline and following said cuterly line,
SilUtb OOD47'25" West a distance of 854.34 feel to a Jound S/8-inch sleel pin
monumenting the Southeast Comer of said Northwest One Quarter of the
Northwest One Quarter;
Thence leaving said ea.o.1erly line and Ihllowing the southerly line (If said
Northwest One Quarter afthe NanhwestOne QUarter, North 890()9'38" West a
distonceof450.00 feet toa point;
Ihence leaving said 50utherly line, North O(N6'43" East a distance of 302.18 feet
to 11 point;
Thence North 6SD39'49i' East a diStance of 276.09 fect to It point;
Thence North 00"46'43" East n distam:e of 500.71 teet to the POINT OF
BEGINNING.
The above-dcscribc.:d tract oflamJ contains 6.16 acres, more or h:ss. subject 10 all eXisting
easements and rightJil-llJ'-way. .
The tutw area of said pll1'Ccl contains 290.87 acres, more or lells. subject to nU existing
easoments aoo rjghl~.of.wny.
Prepared By: TIIE LAND GROUP. INC.
462 E, SHORE DRIVE, SUlTE 100
EAGLE. IDAHO 83616
20R~939.4041
208.939-4445 (FAX)
R~ ~Pi>~VAl.
oV :1....0/ ,.~
JUN 0 5 2006
MERIOIAN PUBUC
WORKS OEPt
I
4
I~A~ . .I'm P'-RIIJ. . a.lli~. Gof(:-Jllfiitplift ",e~ . (;rrphk ,."',;'"~"';."
462 Po. Sh..", om-t, s~ lOO.I'.ogI~.ld..h" 111616 0 l' 2Otl.9~.<IM'1' 2D8;9~9.+44~ o~IUl.~.C\lm
G: \200S \05021 \dll""".Y \Ioh III""bet' ^dm~l\l"'l!.l. ,Ii .06(l~""-rdU)5021lWli.,;,J."'..
Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
December 11,2006
Project. No. 05021
Legal Description
Southridge Subdivision
Rezone to TN~C
20.7111c~
THE LAND Giwu~ rNC.
EXHIBIT "A"
A tract of land for rezone purposes situated in the North One Half of the Northeast One
Quaner ofScction 23. Township 3 North. Range I West. BoiSQ Meridiiln, AdeCounty,
Idaho, cleseribed S$ follQw8: .
BEGINNING al a found S/8-incb ,steel pin mOIJumel1ling tho Northea.~tCol11er of said
Section 23 on the centerline ors. Linder R.oad;
.=
Thence following the easterly line of said Section 23 and the centerline of said S.
Lindu Road. South OO"41'26H West.a distance of639.61 feet to a founii.5/8-inch
steel pin, fivm whIah It found SI8-iricb steel pin monumcnting the East One
Quarter of said Section 23 bears South 00041 '26" West B dislMceof 2,0 11.06
~ .. .
Thence Ie$ving said easterly J ine and said center! inc, North 89019'41" West a
distance of 199.25 feet to a found S/8-ind.. steel pin;
Thence South Oo041'26H West adistanee of224.~2 feet 10 II point;
Thence North 62009'27H Wesl a distance of 379.49. feet to apointi
Thence North 49"16'00" West a distanceofj43.92 feet toa point;
Thence North 560]4'44" West a distao~ of 50.06 feet to 8 point;
Thence North 47"31'1 OH West adislMccof214,73 feet loapoirit;
ThenceSOUlh40"01'S4" West a diStance of I 19.46 feet toa point;
lhence SQuth 59"25'54" West a distance 6f38.74 feet to a point;
Thence South S4039'26H West a diStance of 50.00 fcetto a point:
Thence 83,n feet foltowjng theBtcof Ii non tangent curve lo the right.. said curve
having a radius Of 13~,80 feci. a central angle of35019'18", a chord bearing of
SoulhOl 012'25" West and a chord distance of 82.40 feet to a point;
Thence South 18052'04" West a distance of 13.05 =1 to a point;
Thence southwesterly 37.2$ feet following the arc ora circular curve to the righi.
said curvebavinj a radiuS 0(98.35 feet. a centtal ans1e of2'''43'11 ",a (;hord
bearing of SOuth 29043'39" West and 8 chord distance of 37 .l)6 feet to. a.PQint;
Thence NOrth 4~4S'46" W.a diStance of24.88 feet to a point; .
Thence North36059'3S~ West a diStance of 70.57 feet 10 a point;
,
~ArrJ/IM"" .S/(4.""". CllHB.9-" · c.,-c-. ~ 6' 8.<w'"*'i'liC .(;'PfIIIIr.~'r~'
~21.1. :I/Ic>", 1)1'lw,~w. l00..IltW:. i4Iloo "'16. P;108.11:J!l.4041 P2ila.93J"'~5. _.ti,.~.","i"jn< <,~"
O,\c,\D\I~ T'*'-kr 1'ib\050l1 \,w....I\l.qpb\IL06':nI.;.,MmUhridjlt'.JOO2Ltn(;.illn"'.il..c ,.
Exhibit C - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
Exhibit C - Page 6
II
THJl LAN)) ClROUP, .",c.
Thence northwealerly 198.86 feel foHowing the arc ofa circuJar curve to the I~ft,
said cW"'t'e having a radiUb Of 425.00 fC<lt. a central angle 0126048'31 ", a: Chord
bearing of Nonh 50"23'54" West atid ilehord distance of 191.05 feel io a point;
Thence North 63~48'09n West a distance of223.27 feet to a point;
Thence weste1iy 62.82 feel following the Mcofa circular curve to the left, said
curve havinS a radius of 425.00 feet, a central angle of 08"28'06". a chord bearing
ofNoith 68"02'12" West and a chord distance of62.76 feet 1.0 a point;
Thence South 17043'45" West a distilnce of 100.00 fect to a point;
Thence 68.01 feet followiilg the atc ora non tangent cutv.c tothc left, said curve
havirig a radius of325.00 feet, a central angle of 11059'21", a chord bearing of
North 78015'55" West and a chord distance of 67.88 f"t to a point; .
Thence North 00"40'19" Eastadistlince of336.45 feet to a pointon the northerly
line of said seCtion 23 and the centerline of W. Overland ROad;
Thence fOllowing said no.'lhedy line and said centerline, South 89019'4 J " East D.
dlstMce of 1;746.17 feet to the POINT OF BEGINNING.
~
The abOve described tract of land contains 20.71 acres. more OJ' less, subject to all
existing casements and rights-of-way.
Prepated By: THE LAND GROUP, INC.
462 E. SHORE DRIVE, StnTE 100
EAGLE,IDAHO 83616
208-9394041
208-939.4445 (FAX)
I~
nEt 2 Q 2000
~1"NPlJeuc
wQRl<SOEPT.
2
,
~A~ ~Si" ~ oCif# P.Ifj-,,,, o Gt(CIiI,,! f~~ ell' 1::";-'", ~GMptrkC-nNimfj~.
462t~.J Kh~~'e I.~~~..!l~ IOO.I~'(I" iJahc-8W16 ~ 1).~,030~4O-J' P 20$.'~."""'5. ~;"W"" tlid~I'u:ltllT~lp;CIIC-.C.)1I1,
o;W~\1)\I'.1c T....", ,ljIgo\llS01l \.-\tl'''in\t''''lI''Io\P_061211_il'lIlhtl._0502Lt~...~
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
t~1
Ii .
.
- ..
TlI. LAND GllOlJP, INC.
~ber12;2006
Project No. 05021
Legal Description
SOU1hridgeS1,1bdivision
Rezone to R-2
35.21 acres
EXHIBIT "A"
A tract ofllnd for rezone purposes situated in the South One Half of.the North One Half
of Section 23. Township 3 Nonh. Range 1 West, Boise Meridian, Ada County, Idaho,
described III follo\W;
Commencing ata found brass. Cap monumenting the West One QulUtcr ofsaid Section 23
on the centerline of S. Ten Milo Rolld;
Th~ce following the westerly line of said Section 23 and the centerline of said S. Ten
Mile Road, North 00056'16" East a distance of 476.36 feet to a point, from which a found
S/8-inch litcd pin mon\lmenting the North Om: Sixteenth Cornet common to said Section
23snd Section 22, Township 3 North, Range 1 West, Boise Meridian bears
North 00056'16" East a distance of 838.34 feet;
Thence leaving said we$tod)' line and Said centC(linc. SOUl11 89"16'08" East a distance of
630.49 feet to the POINT OF BBOlNNING.
Thenee South 89040'35" East . dis\.i!Dcc of ] 82.42 fm to Il point:
Thence Soulh 21'"20'10" East a distance of241.65 feet to il point;
Thence southeasterly 175.65 feel following the arc of II cirCular curve to the left,
said CUl"YC having a radius of 146.82<(eet.ll eentrBllUlgle or68~32W7", llchoJ'd
bearing of South 55036'33" EaSt and a chord distance of] (1536 feet 10 a point;
Thmce South 89"03'14" East.8 distance of 881.371'eet to EI polm;
Thence easterly 119.69 feet followill& tltC arc of a eircuhlt curve to the left. said
curve having a radius of 150.00 feet, a central angle of 45<'43'07". a chord bearing
of North 68"04'S2"East and.. chord distance of 116.54 feet to a point;
ThenccNorth 45013'18" Easladistance of77.52 feet to a point;
Thence South 46010'53" East il distanceof89.52 feet to a poinl;
Thence e8st~ly 111.94 feet following 1:110 arC of 8. cirl:ular curve to the left. said
curve having II radius of 150.00 feet, a central angle of 42045'24". aehord bearing
of South 61"40'52" East and a chord dllltance of 109.36 feet toa point;
Thence South 89"03'34" East a distanCe of 204.56 feet to a point;
Thence northeasterly 87.52 feet following the arc of a circular curve to the left.
said curve having a radius 005.00 feet. tl central.angle of910I0'32", a chOl'd
bearing of NOM 4502]' J 0" East and a chord distan~of 78.58 feet to a point;
,
l~AIIItiIIttm oSi(rPfrtit,;bu. CktiIB.",..mc '~Ic....,.~.I!I1'~I. .aflt1/l/Jlt~'!wi<<tIiu
4621L SImn: Oriva, 510. lOO.l3iwk:.ldllM .83616 01' 208;939:>11I41 tl2llll.1I311.d4S.o.i!"""" .h,.I.,.I......plnr n~'
O;\CAD\EoWc .f.-....e, JTIlH\05021\Addm\I.qpllo\ll_06t212..)tOurh~1.).-Von"iki<
Exhibit C - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
IfNi
.....
TJ'nr UNDCllOUP, me.
Th.cncc North 00"14'06" West a distance of 132.00 fcello a point;
Thence 18'3.59 feet followirtg the arc of 1\ nOn tangent Curve to the dghl, said
curve having a rad.iusof 483,98 feet. Ii central angle of21"<<'05". a .-chord bearing
of North 72"58'52" West and a cbord distance ofl82.50 feet toa point;
Thence 227.50 feet following the arc (lf a compound cu.....e to the right, said "urve
having a radius of275.oo feer. a central angle of 47"23'54". a chon! bearing of
North 38"24'53" West and 8 chord distance of 221.06 feet to Ii point;
Tbence 538.04 feet following the arc (lfreverse CUl'V~ to the left, $llid c.urvC
havins a radius of 850.00 feet, a ccntralangle 0[36016'03", a chord bearing of
North 32"50'57" Weil and a cOOr!! distance of 529. to feet to.a point;
Thence NOl1b 39001 '02" East a distance of75 06 feet t(l a point;
Thence North 14"38'04" Esste dislaiJCc of 130.00 feet to a point;
Thence South 80"09'32" Ballt a distance of97.30fect to a point;
Thence South 2,5"35'04" East a distance of45.73 feet to a point;
Thence South 39"58'SS"East 11 distance of 85.38 feet to a point;
Thence South 67"35'34" East II distance of 112.36 feet to 11 point;
Thence North 200 It '27. Ballt a distance of 103.27 feet to Ii1 point;
ThenCe South 72017'28" East 11 distance of 172.81 feet to II. point;
Tbencee8llterly 77.62 feet following the ate of a circular curve to tbe left, said
curve having aradiu..'1 of 80.00 feet, a central angle of 55"35'25". a chord belli"ing
of North 79"54'50" Easi and 11 chord distance of 74.61 feet to II point;
Thence South 15"07'20" East a distance of 122.50 feet to a point;
Thence North 86"31 '43" East It distance of 190.50 feet to a point on the centerline
of the Ridenbaugh Canal;
ThenCe f'Oilowing lbecenterlinc of said Ridenbaugh Canal the following eleven
. courses:
Thence South 03028'J 7" East a distance of3.59feet to a1'oin4
Easterly 167.39 feet following the are ofa circular curve to the left, said
CW-V~ baYing a radius of 70.00 fcel, a central angle of )37"00'42", a Chord
bearing of South 7."58'38" East and .8 chord distance of 130.26 feet to a
point;
Thcncc:North )9"31'01" Ea:it iI dilitll~ of 141.01 fecllo a point;
Easterly 232,80 feel. following the arc of a ciTewar curve to th~ right, said
CUrve havillg a radiU$ of 130,tlO f~ a central angle of 1 02"36'12". a
chord bearing of South 89"] 0'53" East lIud a chord di5Wlceof202;92 feel
to a point; .
Thence South 37"52'47" Basta distlma: of 369,31 feet to apoil1t;
,
!~ ArdiJIIdll/r . Silf "" . Q,J s.w-;. . G."c.".1,... dr' E~. . CIVlf'bk~"'lditN;...
4.62 n. 5Imrt Oriollt, liIe- 100, ~ Jdiib.o 83616. p :wa.ll),.4~1 It 211Uj9.~~. ~""'Io...I.,~",i.... "V"
. O;\CAO\EafIleTtall.(llI' fIIIo;\0!021 \Admlot \Lqols\lU)6t2t~~I_lt-Loim~.doc:
2.
Exhibit C - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
1[1
.~
-~
THE L:.UI D OAOUl'; INC.
Southerly 389.27 feet foHowing the arc ofa olrcular eurveto the right.
saidcurvc having a radius 0000.00 feci. a central angleof74020'42". II
(lhord bearing of South 00"41'26" East and a chord dIstance of 362,53 feet
to II point.
Thence South 36"27'5j" We!!t a distance of34.82 feet to B. pointi
Southerly 140.75.feet follo\V:ing the arc of a circulat. curve to the left, said
curve havi"g 8 radiU9 of 150.00 feet,lI central angle of 53045'48",3 chord
bearing of South 09")5'01" West and a chord distlmCe of 135.64 feel to 8
point;
Thence South 1 70 17'53" East a distance of I 10.54 feet to II point.
Southerly 129.34 feet. following the. arc of a circular curve to the right..
said curVe hsving a rndius of 150.00 feel,s QCntrsl angleof49"24'12", a
chord bearing of South 07024'13" West and a chord distance of 125.37
feet to a point;
Thence South 32"06'19" West a distance of21.!,? feet to II poiht on the
southerly line oCthe South One Half ofthe North One Half of Section 23;
'Ibence leaving said centerline and fo)lowing said southerly lUie, North 89002'56"
Wesladistance of 712.43 fecHo a foundS/8.inch steel pinmonumentillg the
Center One QuartcrCOrner of said Section 23;
Thence following said southerly line North 89"04'17" West a distance. of 1,832,01
feet to a found 112-inch steel pin;
Thence leaving said southerly line North 22009'3r Wesl a distance of 520.19 feet
to the POINT OFBEGINNINO.
The above described tract oflandcoil1ains 35.21 acres, more or Icsss, :mbject to all
existing casements and rlghts-.of-way.
Prepared By:
THE LANDGROUP, INC.
462 E. SHORE DRIVE, SUITE 100
EAGLE,IDAHO 83616
208"939-4041
208-939-4445 (FAX)
:rjf~1.
DEe 2 0 2~6
Mf.",OI"''''' 'PUQUC
\/\IORKS DePT., 3
'-"-. Atr/dtl'" · Skr P.",. · CiltiI B,yj..mIU · Ci4 C~I'H Jrrf&lIHM d's..w-rnu .cmpiJK ~1/<IIrNi.",io.
.62 r. Slioco: nrive..Scto.IOO, &alc.JlbI1o lI3614 0" ~llU)9.4041 J; 2Oll.9')~.4445" ~thoI.nd"";"l'in" ","''
O:\CAo\c.wlc'I'IIIIU(Olf flib\05021\Admin\l.\IUI6121~d,,~_05021.JI"2...~.d<l<:
Exhibit C - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
il
I
.- .....
THE LAND GROUl', INC,
December 12, 2006
Project No. 05021
LepJ Description
SOuthridge Subdivision
RezOne to R-4
30. J 7 acres
EXHIBIT "AN
A tract ofland for rezonepurpollC$ situa~d iri the Southwest One Quarter onhe
Northw~st One Qulirter of Section 23. Township 3 North. Range 1 West, Boise Meridian,
Ada County, Idaho. described as follows:
Commencing at a found brass cap .monumcnting the West One Quarter of said S.cction 23
on the centerline ors. Tl:ln Mile Road;
Thence follOwing the westerly Hne of said Section 23 and the centerline of !laid S. Ten
Mile Road. North 00056'16" East a distance of476.36 feet toa point, from which II. found
SIB-inch $tc~1 piri monumcnting the Nvith One Sixteenth Comer wOlmon to said Seelion
23 and Section 22, Township 3 North, Range 1 West, Boise Meridian bears
North 00056'16" East a distance of 838.34 feet;
Thence leaving said westerly line and ooldec:nterlinc, South 890 16'OS" East adilitance of
630,49 feet to the POrNT OF BEOINNlNG.
Thence North 06032'52- West a distance of26S.26 feet to a pOint;
Then~ 371.22 feet along the arc of anon tangent curve to the left, said-curve
having 8.radiu5 of 1.000.00 feet. a central angle of21 016'1 0",8 chord beatiT\g of
North 71048'44" Eutand a chord di~taiJce 0069.09 foot 10 a point;
Thence South 27"49'21" Easl a distance cif 146.17 fuet to a point;
Thence southeasierlyJ03;S7 feet along the arc ofa ciltuJarcurve to the len. said
curve havina a radius of 300.00 feet, a ccntralangJe of 1.9"50'14", a chord bearing
of South 3 7044'28" Fat and a chord distance of 103.35 feet to a point:
Thence South 47039'35" East a distance of217;64 feet to Il point;
Thence easterly 390.1 S feet along the arc ofacircular cwve to the left. saidclIrve
having a radius of275.oo feet, a cePlral. angle of 81 017'16", a chotd bearing of
South 88" 1S'13 " &51 ands chord distanceof358;25 feet to il point
Thence North 51003'09" EaSt a distance on1S.2S feet to a point;
Thence 336.71 feet along the.src ofa non tang~tcurve to the rigbl, said curve
having aradiusofSSO.OO feet. ~ central angle of22041 '47". a chordbeHring of
South 26<1103'49" East and a chord distance of 334.51 Met 10 a point;
Thence 227.50 feet. along the al"O ofareVel'5C curve to the left, said curve having.a
mdiusof27S,OO feet, 8 central angle of 47"23'54" ,a chord bearing of
,
~ ArUilliliirr · Sift"""'. .o.ue..-". · G.{c- In'iJpIJfM v ~-u . Gf'//(IM C_flir;,,;,."
462F~ Sh"".l)rivc. Solo, 1(lQ.I~h. IrJQJ,u U6hj . I' 2Cl8.113UOU 1.1. 208.9Ml.+l.S.,..,.,.. ,1"~~'..II!f"llil.lt..w",
0;\(;,\ \)\I~ Tmn.r... "a..\0S021 \.\J'ni..\I......\Il.06l21 z..*'ull>ritl~.;:0502LR..U",.,.-dfl<
Exhibit C - Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II~
I
- ......
THE 1.4101)) CROUP, INC.
South 38"24'Si"East and a chord distance of 221.06 feet to a poInt;
Thence ISJ .59 feet along th~ IIl'C of a compoWld curve to the loft, said l;llrvC
havinguadiusof483.98 feet, a ccntJahngle of21 "44'05", a chord bearing of
South nOS8'S2" East and B chord distance of 182,50 feet 10 a poInt;
Thence SolitbOO"14'06" East a distance of 132.00 feet to a point;
Thence southwesterly 87.52 feet along the arc of 8 circular curve to the righi, said
curve having a ~B,dius onS.DO feet, a ccritrallUlglt of9101 0'32", a chord bearing
of South 45"21'10" West and a chord distance of78.58 fcelto apeint:
Thence North 89"03'34" West a dislance of204~56 feet to apolnti
Thence westerly] I ].94 feet along the arc of a clrelllar curve to the right, said
curVe having a radius of 150.00 feet, a central angle of 42"45'25" ,acherd bcal'ing
of North 67"40'52" West and a chord distance of 1 09.36 fect to a point:
Thence North 46"10'53" West a distanceof89.S2 feet to ft poirtt;
Thence South 45013'18" West a distinct of 77.52 feet to a poin~
Thence westerly I t 9.69 feet along the arc of a circular curve to the right, said
curve having a radius of 150.00 feet, a central angle of45~43'07", a cb(lrd bearing
of Soulb 68"04'52" West and a chord distance of 116.54 fectto a point:
Thence North 8~03j34" West & distance of881 .37 feet to a point;
Thence northwesterly 175.15 feet along the arc of a circular curve to lhcright.
said curve having a radius of 150.00 feel, II centra1811gle of66"S4'02", aehart!
bearing of North 55"36'33;' West and a chord distanCe of 165.36 feet to a point:
ThenccNortb 2P'20'10" West a distance of247.65 feet to 8 point;
Thence North 89"40'35" Wesl a distance of 182.42 feet to the
POJNT OJ> BEOlNNINO.
TOGETHER WITH:
A tracl ofll1I1d for rci'.one pW'p()SCS situated in the North One Half81id the Northwest One
Quarter of the SouthC8!lt One Quarter of Section 23. Township 3 North, Rangel West,
Boise Meridiau. Ada County. Idaho, described as Follows;
Commencing at a fouridS/8-inchSlccl pin monumenting the East One Quarter ofllaid
Section 23 on the centerline ofS. Linder Road;
Thence following the easterly linear said Section 23 and the centerline of said S. Linder
Road, North 00"4] '26" East a distance of 20.00 feet to the POINT OF BEdINNlNG,
nom which a found SIB-inch steel pin monumentingtbc Northeast Comer of :;aid Section
2:3 bears North 00041'26" East a distance of 2.630.67 feet;
Thence leaving said easterly line and said cente.rline. North 89"02'56" West a
distance of283.71 feet 10 a point on the centerline of the Ridenbaugh Canal;
,
~ Arobllimt" · Silt 1'IuaI,. . Chi! B.qi~ · c.{~ ''- c)'~., ~ G..,." C"""""Simli'M
~1i2 l~ .!l'-" !')rM;; SII>. l\Xl,I!oAio,'","bo ~.16 . P 2011..939.4041 "'.')llA44S' "........lhd...hrn..lJ1;Il" hill
();\c;.-\l}\l'-Alc ,.....ok, 1'll..\llS021 \,\,1"';"\] -<'/I01o\IL061:a 12p......"''''ll''_0S02l_R..._''''no,<lnc
].
Exhibit C - Page II
CITY OF MERIDIAN PLANNING DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
'l1lE .....ND .GaOUl',.INC-
Thence folJowlng the centerline of said Ridenbaugh Canal the following twenty-
nine (29) courses:
North 32027'21" Wests distanCe of35.33 feet to a point;
NorthwcstCl~Y 288.35 f'eetfollowing the ~ of a eirculllr curve to (he left,
said curve having a radius of 600.00 fee\, a central angle cif27<>J2'06", a
chord bearing of North 46"13'24" West and a chord distance of285.:S8
redtos point:
North 59"59'21" West a distance of13.72 feet to 8 point;
Westerly 90.21 feet folJowingthe iIro ofacirtular curve lathe left,.said
curve haVing a rac;iius of 120;00 feet, a central angle of41"04'24", Bchord
bearing of North 81"31'39" West and Bchold distance of88.10 [eeltos
point:
South 76"56'09" West a distMce of93.79 feet to a point;
Westerly 83,95 feet following the are of II circular CUl'Ve to thc right, said
cun'e having a radius of 100.00 feet,a central tIllSle of 48"06'06",.a chord
bearing of North 79000'48" WeSt end a chord dislaneeof 81.5 1 feet to a
poinl:
North 54"5145" West a distance of 108.31 feet to a po inti
Westerly 90.1 & feet following the arc of a circular curve to the left, said
curve having a radius Of 120.00 fecI, a oentralangleof 43"03'30", II chord
bearing of North 76~29'30" West and a chord distance of 88.07 leet to a
point:
South 81"'8'4'" West 8 distance ofJ80.01 fectt.o Ii point~
So\lthwestcrly 160.45 feet following the arc ofa circular curve to the left,
said curve having a radius of I 50.00 feel. a central angle of 61 017'12",8
chord b"J"ing uf South 51 "20.09" West and a chord distance of1 S2B l
feet to B point;
South 20"41'33" West a distanccof216.91 feel to a point;
Southwc3lcrl)' 262.15 feet following the arc of a circular curve to the right,
said curve having a radius of 420.00 feet, a central angle of 35"50'36",11
Chord bearing of South 3 8:~36'51" West and a chord distancc of 258.48
fceot to a point:
South 56032'09" West a dislanceof 342.25 feet to a poirit;
NorthWtlllterly ] 66.99 feet following the tu'c of a circullU" curvc to the tight,
$8idcurve bav:ing a rdius of65..00 foet, Ii ccntnllanglc of 147"12'06", II
chord bearingot North 49"5 i'48" West and a chord distance of 124.71
feeJ to B point:
North 21044'15" East a distance of 140.74 feel 10 a point;
North 3r06'19" East 8 distance of241.50 feet .108 point;
,
.~ ArJiIm"" . Silt '''''''''IIJI. . OWl ~'''"'' . GoT UNnt '.10. c)' ~'" .c"""", C",u"iJ."'i,,,
~6211..Il""'" Dri~t,:lft:. 100, lli1lik.l......o8S/1I6. 1'2I1I1:939.4Ool1 "201.939.4445 .~!IiriinUmn
o:\ci\ 1>\1. Tri""r;,i Fik'Il\05O;l.' ',\dmin \ l..e~Io\li...0CI1212..1IfJUd>I"_0502IJl.L'(;"NlDc
3
Exhibit C - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
j
I
II
...
T:!l5 LAND GIlOUP, INC.
Northerly 129.34 feet folJciwJng the arc of a circulllr curve tolhe len. said
curve havi!'1ga radius of 150.00 fe.lL, a oentralangle of 49"24'12;';.. ..:.hurd
bearing of North 01"24']3" East and II chord distance of 125;37 fectto 1\
point:
North 17"17'53" West II distance of 110.54 feet to II point,
Northerly 140.75 feet following tbearc of a circular cUrve. to the [jghl,
said curve baving a radius oflSO.OO feet, Ii central angle of 5)045'48". II
chord bearing of North 09"35'01" Easl aDd II chord distance of' 135.64 feet
to a point:
North 36"27'55. Ea.'!! II distanCe of 34.82 r_ to a point;
Northerly 389.27 feet fullowing the an: of a circular curve to the left, said
curve baving a radius oOotl.Oo fut, a central angleof74<>20'42", a chord
bearing of North 00"42'26" West and a chord distance of 3.62.53 fcetto ii
point:
North 37"52'41" Wests distance of369.31 feet to a point;
WelIterly 232,80 feet following the arc of a circular curve to the left, said
curve having a radius of130_00 feet, 11 central angle of 102"36'12", 1I
thot'd bearing of North 89"10'53" West and a chord distance of202.92
feet to a point:
South 39"31 '01" Weita distance. of 141.01 feet to a point;
Westcrly 167.39 fut following the arc ofa circular curve to the right, said
curve baving II r&dius lIf70.00 feet. a central angle of 137"00'42", a chord
beaiing ofNonh 71 "58'38" West arid fl chord distance of] 30.26 feet to a
poinl:
Nortb 03"28'17" West a distance of 414.91 feet 10 a point;
Northwesterly 180.31 feet following the 8ro ofa cin:uJar curve. to Lhe left,
3liIid cu(Vc having a nt.dius of 1 :'50.00 feet, II cmral flngle 0[68052'24". a
chord ~ing of North 37"54'29" West and a chord distanCe of169.65
feel to a point:
North 72"20'4]" Well!" distance of 150.79 feet to a point;
Wcst~dy 58.Q3 feet following the arc of a circular curve to the Tight. said
curve baving a raiUus of400,OO feeL, a central angle of 08"1 8'42", a chord
bearlns of North 68"11'20" Wesl emd a chord distUllCC of57.97 feet to II
point:
North 64"01'59" West Ii distance of 194.18 feet toa point;
Thence leaving said centerline, North 25<>58'01 " East II distance of 205,02 feet to
II point;
Thence South 64"01'59" F.ast a distance of 179.36 feet to a point;
,
I..nibmpAttJJi_ "SilfPl.IIOi'l..OriIE'lf-I. .(;..,('.-.,,,,,.., O'BiIII"""'''A. G""""C_"'''mr~''
462 H :\he.." Omc, Src. iOn, f~, ldnlm i~t 6 . I' 2o&.939.400n I' 2llU39A....S. ~.miiji1inu<lin
():\,.i\I'J\I:..r 1"<1I'IlOr".I'lIIlo\t15021\Admin' 1-"lIu..'I_06t2t:LolIlUibridJ<L05021_R-<l-"""c,ilnc
4
Exhibit C - Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
THll.LAND GllOUI', 'INC.
Thence easterly 58,03 feel foUowing the arc of a cirCular curve to the lCift, s8id ,
curilchaving a radius of 400.00 feet, Bcentral angle of 080 I g'42~" a chord bearing
of South 68011'20" Easl and a chord distance of57.97 feet to a point:
Thence South 72'"20'41 "Easl a distance of' 146.74 feet to a point;
Thence southeasterly 155.53 feet foUowing the arc of a circular curve lathe right,
said curve h8vingaradius of 360.00 feet. a central angle of24045'10", a chord
bearing of South 59058'06" East and a chord distance of 154.32 feet to a point:
1l1ence South 47035'31" East adistanceof631.71 feel to a point;
ThenCe sOutheasfe.r1y 57.63 feet following the arc of a circUlar curve 10 the right.
said curve haVing a radius of340.oo feet. a central angle of09042'44",ei choro
bcari11gof South 42044'09" East and a coord distance of 57.5.6 feet-to a win\;
1'bence South J7~5,2'47" East a distance of 369.31 feet to a point;
Thence southerly 298.25 feet following tho arc of a circular curve lO the right,
said curve having aradius of 5 10.00 feel, a central angle of33030'24", a chord
bearing of Sauth 21-007'))" East and a chord distance of 294.02 f~t to. a point:
lbence North 8.5037'37" East a distance of 128.09 feel to a point;
TI1cnce North 81 "25'37" East a distance of 182.24 fed 10 a point;
Thence Nonb 81"58'50~ East Ii distanCe af272.96 reet to. a point;
Th~nce North 85935'37" East a distance of 50.18 feet to. a point;
Thence South 89"51'12" East a distance of 75.00 feet to a point;
Theoce South 84015';50" Bast a diStanc::e of 70.30 feel to. a point;
Thence South 78037']4" East a distance.of 76.39 feet to II point;
Thence South 76033'49" East a distance oB 1.32 feet to. a point;
Th~nce Sauth 76"28'57" Eat a liIs{ance of 225.87 feet l~ a point;
Thence South 63022'56" East a distaJ1.ce of 118.67 feet to a point;
Thence 336.68 roet following the I1fC ofa nan tangent ClD've to. the right, said
eurve having II radius of9S0.00 feet, a centrlll angle of 20" 18'19'. ,a chord bearing
ofSoulh 55030'47"Eut and a chord distance 0.f334.92 feel to. a point;
Thence South 42"22'42" East a distance of 42.13 feet to a point;
Thence South 47059'55" &stll dj~tDJlce of 156.82 feet to II point an the castcr1.y
line of said Section 23 and the centerline of said S. Linder Road;
Thence follawing said easterly line and said centerline, South 0004-1'26" We5la
dillt!lIJCe 0(252.72 feet to tbePOINT OFBEOINNINO.
,
I"""'" AtrINftdIttr . Sill p'-'. . a.."E"II~~ . co(c.-. J".., d- E",-n", . G,w;Isir c.a.nim(io.
162/t. 500'" Oriv.:. ~ 100,1.. hlflll(> 8)016 . 'p 208.939.0f0.11 I' 201.939.4145 . """'" ,10",.."01...";,,,... <<om'
(). \(".1\ 1)\1;..". :h""..... l'ib\OWz'1 \Atl,,,", \ t..cll"'.\IL061212.......\bridat_OS021..;tl"4_""!'..d<>c.
5
Exhibit C - Page 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~...~
L....l.,~
1-
mE LA,ND-GlIQ!JP,INC.
The above described tnJcllil of land contain 50.17 acres, more or Iw, subject to. ail
existing eascmentsand r1ghts.-of-way. -
Prepared By: THE LAND GROUP,lNC.
462 B. SHORE DRIVE. SUITE 100
EAOLE.IDAHO 83616
208-939-4041
208-939-4445 (FAX
,~
DEe 2 a 2Q05
N1iR.lDW4 puel.tt;
WORKS DEPT.
,
1 ~A""""'_. Siu Pin";.. CHilE~... . G./fC.",., lnfrtiu 6oEIW-ilf! . G..;Jiitc..-wtiOtli..
462 K Sl,."o Dri"",&o, HXI, rloglc. liI.h" &3616 -" 2lII-939.4041I' 2Dl.939..445......... Ihn....I.IY.llpi"c,mm
():\c/\O\~ T.....ror J']1oo\lIStJ21 \ ,\dmiu \1...... \U_061 t12.....ouu1hacw:_0i021 ~ll-<l_."".'_",,<
6
Exhibit C - Page 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
TlfJ. 1."N)) ,GROUP, INC.
December 12, 2006
Projec;t No. 05021
Legal DesJ:{jption
Southridge Subdivision
Rezone to R~8
11S.65ilcrcs
.EXHIBIT "Alt
A tract of land for rezone purposes siluated in the North One Half of Section 23,
Township:l North, Range 1 West, Boise Meridian, Ada County, Idaho, described as
follows:
Commencing al a found brass cap monunlenting the Wesl One Quarter Comer ohaid
Section 23 on thecenterlinc of S. Tei:. Mile Road;
Thencc following the westerly line ofsaidSecti0ll23and tbe centerline of said S. Ten
Mile Road, North 00056' 16" East a distance of 476.36 reet to the
POINT OF BEGINNING.
Thence foUowingsaid westerly line and said centerline, NOl1h 00"56.16" Easl a
distance of838_34 fecI 10 a found 5/8-incll stool pin monumcntin8 the North One
Sixteenth Comer cornmori to said Section 23 and SeCtion 22, Township 3 North,
Range 1 West. Boise Meridian;
Thence followina said westerly line and said centerline, North 00"56'23" EIISI II
disUUlce of672.43 feet to a point;
Thence South 89"03'3T' East a distance of25.oo fect to a point;
Thence South 34011'02" East a distance of2S5.76 feet to II point;
Thence South 21"08'47" Eam. a distance of] 41.89 fcellO a point;
'Thence South 21046'52" East 8 dislance of 332.62 feel 10 a point;
ThenCe North 01 "24'08" East a distance of 111.80 feet to a point;
Thence North 05"20'23" East a distance of201.34 feet to a point;
Thence North 13"10'43" East a distance of 138.68 feel to a point;
Thence North 26"09'07" West fI distance of330.17 feet to a point;
Thence North 14"01 '47" West a distance of273.94 feet to a point;
Thence North 13011'58" East a distance of 166.5 I feel to a point;
Thence Nonh 37"00'03" East a distance of 118.62 feet to a point;
Thence North OO<i44'33" East a distanceof25.00 feet toa point on the northerly
line of said Section 23 andthe centerline ofW. Overland Road;
Thence following said northt(ly line and said cCDterllnt, South 89"15'27" Easla
distance of 186.37 fcct to II point;
Thence leaving said northerly Jineand said centerline, South 00"44'33" West II
distance of I 1 5.53 feet to a point on the centt:rline of the Ridenbaugh Canal;
,
~ ArrIiiftrI",. -Slit 1'ItM.II"I . 0riI Bqmtlil/& . Go! COlt/it In(pliu f7 Eo"";" . Grrrj>llirc;"",;".irtiliu
4621t~. 0.;... s.... 100. '..It, Jd!lh<>a'61.6. 1'.2l18."9AO,IlI' 2lIU!9."~5. "'- ""'''';'''Iti'nlluiiiorr,,",
o. \r." IJ' I iIttlk TfIUfi:t 1'lIqI'0502l \i\~~ \l"W". \U_0612I 2....ullllll"lJIe_OS02I.)\-3_Illln<'.<loe
Exhibit C - Page 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
il
I
.- ...
THE U"'D GIIOUP. INC.
Thence following the centerline of said Ridenbaugh CanaJ the followingtwo
cou~s; .
South 61044'31" East a.dislance of455.14 feet 10 II point;
South 73037'50" Eut a distance of261.91 &et to a poinl;
TbenCelcaving sa.id centerline, South 00.46'43" Wesl a dislance of SOO.7 1 feet to
II poinf;
TheilOc South 651>39'49" West a distance of 276.09 fect to II point;
'lbence So1Jtb 00.49'4'" Weslll. distance of 3()2.18 f~t to II point;
Thence South 89009'38" Easl B distance of4S0.00 feet to a point:
ThCnce North 00047'25- Easl II distance of 854.34 feel. to a point on the centerline
of said R.idenbaugh Canal;
Thence fOllowing said cenlerline the following six cOurses:
South 63048'13" East a di~ance of65.91 feet 10 a point;
Southerly 148.91 feet following tbe arc ota circular cUrve to tlterigh1.,
said curVe having II radius of 100.00 feet. II cenlntlangle of 85019' 12'\ u.
chord bearing of South 21008'37" East Ilnd II chord distance of l35:53 feet
to a point;
South 22"29'02" West a distance of" 92.69 feet to a point;
SoutheaSterly 173.93 feel following the arc of 8 circular curve to the left,
sa1d curve having a radius of75.00 feet, a central angle of 13205 1'30'~,.8
chord beJUinS of South 43"j6'43" East and 1.\ obord dls.taDce of 137.50 feet
to a point;
North 69"37'00" East a distance of 94.62 feet to a point;
FA3~ly 320.04 f~t following the are of II. ciicul.lll" curve to.the righI, said
cwve having a radius of375:00 feet, a central anglcof411"53'57", a chord
bearing of South 85056'02;' East and 8 chord distance 0[310:42 feet to 8
point;:
South 61 "29'03" East a dis1imce of 1 SO.70 foet to a point;
Tbence leaving said centerline, NorthOQ048'16" East a dislance of353J7 teel to
spoint;
Thence 175.79 feet following UJc arc of a non tangent curve to the left, said curve
havli:Jg a radiUs of 500.00 feet,. ~Jltral angle of20"08'37". a chord bearing of
North 85"52'34" East and a chord dis~ce of 174.88 feet to a point;
Thence North 75048'] 6" Basta distiUtce of 497.22 feet to a point;
Thence Sol.llh 890]] '44" Easla disi:BnCe of 633_61 feet to a poirit;
Thence South OO"38'49~ West a distance of 528.96 feet to_a point;
Thence South 891>] 9'29" Best a distance of 184.28 feel to a point; .
,
~A~ ,Si,.P_>>I1tj. · CirilE/WMilIfJ .Go(<;'_l~ c-t:lli-'><< - G"'fJ"'C._,,;;r"'~
<l1l2 1>- llhon: DriVe. 8<<:, 100, I'" IcJohl, 8)616 '1'108.9)9.4001' r- D..93U44S. ~Wl/llil~
O"C:"O\flogle -1.r......".i'i...\QWll \"dmitI'I..\II_D612I:L~05OtJ_R.'_"o''',,,,>c
2
Exhibit C - Page ] 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
TllE LANI) GROUP, INC:.
Thence South 00040'31 d West a distance of 71.94 feet to a point;
Thence southerly 41.16 feet following the arc ofa circular curve to 1hc i-ighl,said
curve having a radius of 150.00feet,lcenti'a1 angle of I 8000'5~",a chord ~ini
of Soutb 09040'59" West and 8 chord. distance of 46.97 feet toa poInt:
Thence SQutb 1804)'27" West a distance of23] .33 ~et to 8 point;
~cc southwester]y 58.35 feet following the arc of i circular cUrve to the right,
said curve having a radius of 100.00 fl;d, a central angle of33"25~46", a chord
bearing of South 35~'20" West and a chord dlstan~ nf.57.52 feel 10 Ii point:
Thence South 52007'13" West a distance ofJ71.46 feet toa poittt;
Thence North 47035'31" West adistancc.of 593.32 feet to a poin~
ThenCe northwclitet'ly 155.53 &et following the arc of a Circular curve 10 the left,
said curve having a radius 0060.00 feet, a central angle of 24045' 1 0", a chord
bearing of North 59058'06" West and a chord distance of 154.32 feeno a point:
Thence North 72020'41" West a distanceof146.74 f~noapoint;
'I11ence westerly 58.03 feet folli>wing-thearc of acin:ular curve to the right, said
cUI'Ve having a radius of4OO,oo feet, a central angleor080l8'42", a chord ~az:ing
of North 68011'20" West and a chord distance of 57;98 feet to B poInt: .
Thence North 64"01'59" West a distance of 179.36 feel to a point;
Thence SOUth 25058'01" West a distance of205.02 feet to B point on the
centerline of said Ridonbaugh Canal,
Thence fullowing said centerline the following four cOurSes:
Soulh 64"01'59" East a distance of 194.78 feet to a pojnt;
Easterly 58.03 feet following .thc arc of a circular curve to the lefl,said
curve havjng a radit1.$ of 400.00 feet, a cCntral angie of 080 18'42", a chord
be$ing of South 68011'20" East and a chord distanceofS7,98 feet to a
pOint:
South 72020'4J" East a distance of J 50.79 feet to. a point;
Southeasterly 180.3] feet following the arc of a circular cutve tollle righl,
!laid curve having II radius of 150.00 fc~. lll;;cntral angle 0(68052'24'" a
chord bearing of South 37054'29" East and a Ch91-d distance of 169.65 feef
to II point:
South 03"28'17" East 11 dislanceof 411.33 feet to a point;
Thence leavill$ said centerline, South 86"31 '43" West a distance of 19050 fectlo
a point;
Thence North 15"07'20" West a distance of 122.50 feetto II point,
Thence 77.62 feet folIowingtbe arc of a non tangent curve to the right, :sair.! curve
having aridius of 80.00 feet, a cClllral,llogleof 55"35'25.. a chord beadng of
South 79054'50" West and a chord distance of?4.61 feet to.a point;
Thence North 72017'28" West a distance of\72.81 fecttoa pOiDl;
,
~ A,.,.".., . Sill Plallhi& .0.;1 B9-i., . C-{C.Mm /nfrlNU? Sifjitm/", 'G~C~IIiIY1lio.
462 I'p ShQr, Uri"f, S.... I OO.I!agIc. hlllho 836 16 . P 208.9J9.40<l1 l" 201,9)9-444$ . -....ilwlonil"""pinc cur'
01'1...\1)' r~c -j'lllllorc. r<ilpo'awi!.l 'Admin "..."\11_061 21~lhritliC_0SQ21_R-8J101'c.il/l<
:I
Exhibit C - Page 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
.lll
~
-- ~
TB.. J..\/'<J> "Hour, !Nt:.
Thence South 20011 '27" West 2l di.,tam:e of 103.27 =tto a point;
Thence North 670)$'34" West a diStance of 112.36 feet to a point;
'Thence North 39"58'55" West a distance of 85.38 feet to a point;
Thence North 25"35'04M West a distance of45.73 feet toa point;
Thence North 80009'32" West a distance of97.30 feet to a point;
ThenceSoutb 14"38'04'i West a distance of1JO.OO feet to a point;
Thence South 39001'02" Wesla distance of7S.06 fO(:( to a pciint;
Thence 201.33 feet foJlowingtlle arc of a non langent cUrVc to the riiht. said
curve having a radiUll of 850.00 feet, a central angle of 13"34'16ft,a chord bearing
of South 44"I1'SO" East and a chord distanceof200.86 f. to a point; .
Thence South 51"03'09" West a distluiCe of 575.25 feel toa pOint; .
Thence ~Iy 39O.l S feet followmgthC arc of a circular curve to the right, said
CUf\/C having a radlus of27S.00 feet, a central angle of 81 017'16~', a chord bearing
of North 88018'13" West and a chord distllncc of358.25 fcelto apomti
Thence Nonh 47"39'35" West adislance of217.64 !eetto 8 pciint;
Th~ncenorthwesterly 103.87 feet following the arc ofa circular curve to the right,
:said curve bavinga radius of3Oi).OO teet. a central angle of 19"50'J4"..1l chord
bearing of North 37044'28ft West and a chord disiancc of.IO).35 feet to a poir'lt;
Thence North 27"49'21" West a diStarice ofl 46. 1 7 feet 00 a point;
Thence 371.22 feet following tne arc of anon tangent CUlVeto the right; said
curve having a nuiius of 1 ;000.00 fc(lt, a central angle of2I" 16: lOoo, 11 chord
bearing ofSoutb 72048'44" West 8hd a chon:! distance of369.09. feet to a pointj
Thence South Q6":32'S2ft E8st adistaoce of'265.26 feet to a point;
'[hence North 89"16'08" Weal. a distaoQC of 630.49 feet to the
POINT OF BEGINNING.
TOBE'I"HJl:R wrrH:
A trnctof land for rezone pUrpoSC9 situated in the Northeast One Quarter of Section 23,
Township 3 North. Range 1 West. Boise Melidian, Ada County, Idaho. dcscribedas
follows:
Commenc;jng at a found Sl8-inch steel pin monumenting the Bast One Quarter Corner of
said Section 23 on thc centerline ofS. Linder Road;
Thence following the eastedy line of said Section 23 and the ~nlerline of said S.Linder
Road, North 00"41'26" East a distance of272.73 feet to !he POINT OF BEOlNNING.
fiorn which a found Sl8-inch steel pin monumentingthe Northeast Comer of said Section
23 bears North 00"41 '26" East a distance of2,377.95 feet;
,
r.-u..,~",. · SiN..... . CRiI HIIi....",'IC . GofCM./1t 1~1I do'~...Ii-u . Gtr/f'IM< (,"__tirtllio.
<lll2 l~$h!,,~ l)rlve; SIc. lOG, l"'<<le. ldollo 83616.]> 208.939-~011 l" 2O&93M445 . www..hrt....dll.....l.it.ooum
0;\(:,\1)\ 1':0"" '1'",n.(.. 1'ih:O\0S021\Mm"'\1"'lPl"'IU~ 12111...-tlll'klac_OS021_R.a.;."",..,.dut
4
Exhibit C - Page 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
~...
~H", l.,(NO .oaoU.. JNC.
Thence: leaving said easterly lipe and said centeJ"line, North 47059'55" West a
distance of 156~a~ feel to a point;
Thence North 42022'42." West a distance of 42.13 feet to a pOint;
Thence 336.61 f~tfoUowing the arc of a non tangent curve to the left, said curve
having a radius of 950.00 feet, a central angle 000018'19", a chord bearing of
North 55030'47" Westand a chord distance of334.92 feet to a point;
Tben&Cl North 63"'22'SQ" West a distance of 118.67 feet to It point~
Thence North 76"28'57" West sdislance of225.87 feet 10 a poinl;
ThenCe North 76"33'4~" Wesl a dlsl.ance of51.32 feet 10 a poiOI;
l'hm&c Nol1h 78"37'14~ Weslll distanCe of76.39 feel 10 a point;
Thence North 8401S'SQ" West a diStance 0(70.30 keno a point;
Thence North 89"51'12" West a distance of7S.00 feet lOa poInt;
Thcoce South 85'135'37" West a distMICClof 50.18 feet to a point;
Thence South $]058'50" \Vesta dIstance of222.41 feet to a point;
Thence South 81032'SP" West a distance of232.79 feet 10 a point;
'lbence SoUth 85"37'37" West a di:stance of 128.09 feet loa point;
Thence 232.56 feet following the arc ofa nOn tangent cUrve to the. left, 3llid curVc
having a radius of510.00 fcct, a central angle 006001'38",6 chord bearing of
North 17"26'12" West and a chord distance of230.55 fcct to a pl)int;
Thence North S2"07't3" Eastadistancc of 173.34 feet to a pob'll;
Thence nonheasterly 350.07 feCI following the arc of a circular curve to the left,
said curve having ./!ra(!iull of /?Do.DO feel, a eentnll angle of33'12S'46". II chord
bearing of North 35"24'20" Easl and a chord distance of 345.1 J feel to a point;
Thence North lS041'27" East a distance of 189.96 fect to a point;
ThericeSouth 71 "~8'33" EaSt a distance of 61,94 feet to II point;
Thence soutltci'lS.tcr1y 172.27 feat following the arc of a circular eUlve to the right,
said curve having iii radius of 300.00 feCI, a central angle of 3205.4'01", aehard
bearing of South S1J."51'32" East and it chord distance of 169.91 feet to a point;
'~ce 705.87 fct1 following tbearc of a reverse curve to the left, said curve
having a radius of 740.00 feet, a centralllngle of 54039'12~, a chord beariilg of
South 65"44'08" East and a chord distance of 679.41 feet to II point;
Thence North PP"25'32" East a distance of 288.63 feel to a point;
Thence South 89"!~'28" East a dis18nce of 509.80 feet to a point;
Thence South 00041 '26" West a distance of 1,062.71 feet to the
POINT OF BEOl~NING. . .
,
~~ .J'i(tPl<<tilI/l, -Chile";';"';J/& .ctfc.,.",J+.. do'S";"''''' .G,..p/Ji<C._lIimIi..
<l62ll.SIlrm: l";";~,S'" 100, E..gJe, Idllhu 8iCllcl. P 2il8.939.,jo., I' D9.)9.""4S .~IllJJl.11l11JliA'=
o.\(:^I)\I'~ T",,,,,r.. rrd..\0502t \A<l"'1n \I.qr;alo\ll_061211....N~OS021_U-lt..._~~><
5
Exhibit C - Page 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
la
~
THI! I..AN,D G1ioup, !NC.
The above descr?bcd trl!clSofJand I J5.65 acres. more or less. subjecL to all existing
ea,sements and nghts-of-way. '
Prepared By; THE LAND GROUP. INC.
462 E. SHORE DRIVE; SUITE 100
EAOLE. IDAHO 83616
208.-939-4041
208-939-4445 (FAX)
~~~VAL
DEe 2 0 2006
MERIDIAN PUSUI;
WORKS DEPT.
,
~ ...,........ · SR, PMrIIi" . O..e..w",!n4 · GIf C._liT I""" Cr &,t'-''lI ..GIItJIOt CAitmJN"ift1l~.
4621:" S...... Drk,s,. 100, 1;..wo,I.J.hoiJ616' t>20U)9.~O<l,ll' 2OI.t1.)9.4:44S. ~
o.\c:AD\""Al<- .....".r", Pn.,,;\D502'V..l"iln"o<.lIolo\U:...oo 1%:1 z...nuihrkigc...05O:._n.B_'I''''.'''''''
6
Exhibit C - Page 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
-.,.,
"-;::lIil l, ..
~.
I
. - -
l'HE LAND _GROU', me.
December 14,2006
Project No. .05.021
Legal Description
Southridge Subdivision
ReZ9De to TN-R
65.6011cteS
EXHIBIT "A"
A tract ofIand for rezone purposes situated in the North One Half of the Northwest One
Quarter of Section 23, Township 3 North, Range I West. Boise Meridian. Ada County,
Idaho, described lIS follows:
Commencing.at a found brllS$ cap monumenting the NQnhwcst Com,:r of said Section 23
on the centerline ofW. OVerland Road;
Thence following thcnortherly line of said Section 21 and the centerline of said W.
Overland ftoad, South 89015'27" East a distance of469.79fcct to the POTNT OF
BEGINNING. . .
'fhence following said northerly line and said centerline, South 89i>15'27" East a
distance of 832.5 J feet to a p<lint. a found j/8-inch steel pin monumenting the
WeSt One. Sixteenth Corner common to said Sections 23 and Section 14,
Township 3 North, Range I West, Boise Meridian bears South 89015'27" East a
di5tllncc: of 23:91 feelt;
Thence leaving said northcdy line and said centerline, South 48044'14" East a
distance of 539,65 fect to a point;
Thence 508.12 feet following the arc ofa nun tangc.ut curve to the left,said curve
baving a radlusQf 1,000.00 feel, a central angle of 29006'49", a chord hearing of
South 26042'21" West and a chord distatKC of 502.68 feel toa pohit on the
ccnterlil)C oithe Rldenbaugh CanS!;
Thence following said centerline the following six courses:
167 ;86 feet following the arc of a non tallgent curve to the right, lioid curve
having a radius of75.00 feet, a cenlral angle of 128014'04",a (;hard
bearing of North 41037'28" West and a Chord distance. of 134.95 [eel to. a
poll"; .
North 22~9'J5" East a disLanee of 90.98 feel taB point;
Northerly 150.56 feet following the an: of 8 circular curve to the left. said
curve havini a radiU$ of 100.00 feet. a cetund angle of 860 15'4.5", n chord
bearing of North 20OJ8'17" Westand a chord distance of 136.73 feet to a
point;
North 63048'13" West a distance of 124.40 feCt to a point:
,
LA"""""'A~-SiH ~. CJ.,;IEttI~. -CIi/C-.. J,.iu b E..j~1jJ Ii c~a._~.
4':1 R SIoo... J)"~.!II<-: 100. UoI!k,ldoli,,83616 .\' 2IiR.lin.ofCJ.41 ..._.03\1.......S....;..- 'Kln'KI"'~"'I.;.~.n.;'
O:\<:AD\VAA!c1".....rl/l' 1~k-'\OSO:Il\^d..,;n \1.~\IlJl6'21..-'"'j"'"i._IOO2'_"u.~..me.doc .
Exhibit C - Page 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
TUB LAND !i.lIour. INC-
North 73"37'50" West a distanCe of 414.94 feet to a point;
North 61 044'37" West II distance of 4.5.5.14 feet to a point;
Thence leaving said centerJirnl, North 00"44'33" East II distanceofl 15.53 feel to
tlw POINT OF BEGINNING.
TOGETHER WITH:
A liact oflsu.d forrezonepurposes situated!n the North One Half of Section 23,
Township 3 North, Rmge I West, Boise Meridian, Ada County, Idaho, described as
follows:
BEGINNING at II found brsss cap monumenting the North One Quarter of said Section
23 on the centerline ofW. Overland Road;
Thence following the northerly line of said Section 23 and the centeiHneof said
W. Overland Road, South 89"19'41" East I! distance of 66S.42 fcelto II point;
from which II found Sl$.ineh steel pin monumenting the Northeast Comer of said
Seetion23 bears South 89"19'41" East a distance of 1,996.31 feet;
Tbence leaving said northerly line and said centerline, South 00"38'55" West a
distance of 359,66 feet to a point;
'l11cnce North 89"11'44" West 8 distance of633.61 feet to II point;
Thence South 75"48'16" West a distance of 497 .22 lectlo a point;
Thence t7S.79 feet following me arc ofa circular curye tei.the right, said curve
having a radius of 500..00 feet, II central angle of 20"08'37", a chord bearing of
South 85."52'34" West and a chord distance of 174.88 feet to a point; .
Tb~nce South 00048'16;' Wests distance oD53. I 7 feet to II point on the
centerline oilbe Ridenbaugh Canal;
Thence followlnll dIe centerline of SLlid Ridenbaugh Canalthll following three
courSes;
North 61 "29'03" West a dista/lce of ) 50;70 feet to II point;
320.,04 feet folloWing ihe arc of II circullilJ' curve to the left, said curve
havingll l'8diusof375.00 feet, a centml angle of 48"53'57", a chord
bearing of North 85"56.'0.2" West and a chord dil$l~ of31 0.42 feet to a
point; . .
South 69"45'24" Wesl adistanee of 100.69 feet toa paint;
Thence leaving said centerline, 1.372.01 feet followingUl.oarc ofa. non
tangent eur...e to the righ4 silid IOUrvC having a radius of.1 ,000.00 feet, It
centi'al angle of 78"36'37", a choni bearing of North 51~27'1T' Ewitallp'8.
,
~AniliIlilN" .SIlrP~.ORIB;tW-m.a.. .C.fUNntI".,;,.Ilo'~ .C;rtfIItk~~1I
~':l1i Shnrc. Un.,.. Sftl. 100. l!.g.Ie. ldab" BJ61' . "208939.4041 ,,-,*.#4$. ~ m.-1..no.lw<"lI~\I<oddlID
0:\ CAO\nllik 'J'rw.r..r Irlk!o\0502I\,\dmlQ\I..,..I>\ft_06t214:"0DlIIl.r!tlr.t.OS02J_tnr'2_zftno:,r..e
2
Exhibit C - Page 23
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
.,......
THE L'''ND CJlOUP, INC.
chord distance of 1,266.90 feet to a point on the northerly line ofsaid
S~ion 23 and the centerlinc of lIaid W, Overland Road;
Thence following said Donher!y line and said centedil)e; SolJth 890J4'25"
East a distance of 179.35 f~t to the POINT OF BEGINNING.
TOGETHER WITH:
CommMcins at a found S/8-inch siecl.pinmonumcnting the NorthcD.'lt Corner ofsaill
Section 23 oIithc CeIlterllllc of8. Linder Road;
Thence following thl:lC8Sterly line ofsaid Section 23 and tbe centerlllic of said S. Linder
Road, South 00"41'26" West It distance of 6,39.61 feet to iii faurtd S/8~inch steel pin, frOm
wh1ch a foutld 518~ineh steel pin monumenting the East One QlIaTterof said Section 23
bean; Soulhoo"41 '26" West a distance of2,OI1.06 feet;
Thence leavinl.id easterly line and said C<'.ntl'.rline. North 89" 19'41 ., West B .distanCe (}f
199.25 feel to a found 5/8-inch steel pin;
Thence South 00"41'26" West a distance of 224.62.foet to the POINT bF BEGINNING;
Thence South 00"41 '26" West a distance of2S.38 feet to H. point;
Thence South 89"19'41" Easl H. distance of 199.2S feet to a found S/8-inch steel
pin on said CBSterly line and said centerline;
Thence following said easterly line and said centerline, South 00"41'26" W~st a
. dlstilnee of 425.63 fectto a point;
Thence leaving said easterly line and said centerline, North 89"34'28" Wests
distance of 509.80 feet W a PQint;
Thence South.00"2S'32" West a distanee 0(288.63 feet to iii point;
Thence 70S.87 feet folloWlngthe arc of a non tangent curve to the right, said
curve havjng a t.adiusof 740.00 feet, II ccntrallUlgle of 54"39'12"" a chord bearing
of North 65"44'08" West and a chord dilotance of 679.41 fcetto a po bit;
Tl:tenee 172.27 feet followiJlg the arc of a reverse curve to the left. Bald cUl've
having a radius of 300.00 feet, acentrs1 angle of 32"54'0 1 ", a chord bearing of
North 54"51'33" West and a chord distance of 169.91 reetto a point;
Thence North 71 "18'33" West a distance of61.94 feet to a point;
Thence South 18"41'27" West a distance of 189.96 feello a point;
Thence southwesterly 350.07 fect following the arc oh c;rcular cu~e to the
right, said curve having a radius of 600,00 feet, a central angle ~f 33"2?'46", a
chOrd bearing of South 35"24'20" West and a chord distance of34S.13 feel to a
point;
Thence South 52"07'13" West a distance of 173.34 feet to a point;
Thenee 65.69 fi:ot foUowing the arC. ofa rion tangent curve to the leO, said curve
haviDg a radius ofSl0.00fbCt. a central angle of 07"22'47", a chord bearing of
North 34"] 1'23" West and a chord distance of 65,64 feet to a paint;
,
~A1Jtihd"" .Sltt P""""iII.CIoiIEpn", .c"fC."".lm,tJos c-EII,f.mIfl.. GtW#/rC'''''''';Rimfi..
46:1 t" ~ Om.~. 100,1,"#. 'dol,!, 8361.6 . P 208 9l!l.401ll P 208.9)'...44~.......... ,h.t';nil"n;,ll'u.,' ,,"n
O:\I.'"..\OW. T"",.lcr t'lk:o\05D2t \,\,LlIln \1.tpls\U.:.061214__lfHi<lIF.:.crlO21_Tnr. 2;,.."nc:.dlic
j
Exhibit C - Pi:lgc: 24
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
I
{it
THE. LANJ:l ellour, ""c.
Thence North 37"52'47" West a djstanoo of 369.31 feet to a point;
Then" northwesterly 57.63 feet following the arc of a circular curve to the left,
said curve bavinga radius Qf340.00 fl?el, a c:enttal angle of 09"42'43 ", a chord
bearing of North 42"44'08" West ~nda chord distance of 57.56 feet to a point;
Thence North 47Oj5'3 J" West a distance of 38.38 feet to a poinl;
Thence North 52007' 13" E1I91 a distance of 171. 46 feet to a point;
Thence nOrtheastu1y 58.35 feet following the arc ofa circular curve to thc left,
:laid curvc having a radiUlI of I 00.00 teet, 8 central angle of 33"25'46", a chord
bearinS of North 3S~4'26" Easl and a chord .distaoce of 57.52 feel ro a point;
Thence North 18"41'27" East 114istanc;e of231.33 feet to II point; .
Thence .northerly 41.16 feet following the <<TC ora circular curve to tl1c left; said
CUrve having a radius of 1$0.00 feet; accnU'al angle of 18"00'56", a chord bearing
of North 09040'59" East and a chord distance of 46.91 feet .10 a point;
Thence North. 00"40'31" Bastll distance of71.94 fUlt to 11 point;
Thence South 89"19'29" East It distance of 65.72 feet to a point;
Thence North 00"38149~ East a distance of 552.19 feet to a point;
Thonae 68.01 feet foltowillgthe arc of a non tangent curve to the right, said curve
having a radius 0025.00 feet, 11 central angle of 11"59'21", 11 chord bearing of
South 78"1 S'SS" East and a chord distance of 67.88 feel toa point;
Thenee North 17"4]'45"F:ast adi$t8nc~ of 1.00.00 f$8l10 a point;
Thence 62.82 feet following the are oh non lamaen" curve to the right, said curve
having II radius of42$.00 feet, a centra] angle of 08"28'06"; a chord bearing of
South 68"02'12~ East and a chord distlince of 62. 76 foel '0 a point;
Thence South 63048'09" East. a distance of223.27 fcetlo a point;
Thence so11theasterly 198.86 feet folloWing the arcofa circular curve 10 the light,
said curve haVing a radius oJ 425.00 feet. a central anile of 26048'31" ,a chord
bearing ofSoutb 50"23'54" East and a chord distance of 197.05 feenb a point;
Thence South 36"59'38" East a distance of 70.51 feel to a point;
Thence South49"45'46" East 8 distance of25.00 feet to a point;
Thence 37.30 feet following the arc of a non tangent curve to the left, of said
curve having a ramUll 0000.00 feet, II central angle of21fl22'tO", II chord bearing
of North 29"33 '09" East and a chord distance of 31.08 feet to a point;
Thence North 18"52'04" Basta distance of 13.05 feet toa point;
Thence northerly li3. 72 feetfollowing the arc of a circular cUI'Vt 10 the 1efl, said
curve having a radius of 135.80 feet, .8 cen1ral angle of 35019'.18",8 cbord .beating
of NOM 0] "12'25" East and a chotel distance of 82.40 feet to a poirit;
Thence North 54039'26" East a dislance of 50.00 feet to II point:tThence North 59"25'54" EaSl a distance of33.74 feet to a point;
Thcm.ic: North 40"0 1 'S4~ East a distance of 119.46 teet to a point;
Thence South 47"31']0" East a distanc!! 0[214.13 feet to a point;
Thence South 56"34'44" East a distance of 50.06. feet to apoinl;
,
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"'2 U;..SI_ .O~. s.i lOG; ".. I,laht> M6'6 . P 2Ill\.95?AD41 I' aoa.'.)9.<t+t5 . ~m.I.'klpl.'>Ilplo",,,.,ti.,.
O:\CAP\l!ol# '(t_rcr IljJ",\M021 \,'dmln\I..'U_0Il1214_~lUl"riclRiLD502Un..2..J<<l"..do<
4
Exhibit C - Page 25
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
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'rHK l.AND GIIOUP, INC.
Thence South 49"16'OO"E~t a distance 0(343.92 feet to 8 point;
Thence South 62"09'27" East a distance of 379.49 feel to the POJNT OF
BEGINNING.
The above described IlllCtli gf land contain 65.60 acres. morcor less. subjecllo all
existing easements and rights-of-wtlY. ..
Prepared By: THE LAND GROUP. INC.
462 E. SHORE DRIVE, SUITE 100
EAGLE. IDAHO 83616
208-939-4041
20&-939-4445 (FAX)
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[~A~ oSitfPJ""., OCIW(~'II ; Gorc::..-/m,.tIwr ir ~IIJ ~G"",*ColllititNlil1llio.
462 H'lIh_D.;v~; Ilf.. 'OO..llopo.l..L;hJ~16. P 2011.':l7,,",,, 1 I' 3lli.n!I.~"~~.;""''''~li"",iLk',~;ui\lllc.~iim
. ();\CAI)W. Tr<onokr rU..\OS1I21 \Adlll/n\J"'JiIILtW.:.061214__liridJl1:-..0S02Crn,.1J<ij,l('.d,iC
5
Exhibit C - Page 26
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
ir?2
III
THE L^ND 011001', INC.
December 14, 2006
Project No, 05021
Legal Description
Southridge Subdivision
Rezone to LO
3.48 acres
EXHIBIT "A"
Atnuit of IllOd for rezone purposes situated in the North One Half of the Northwest One
Quarter ofScction 23, Township 3 North, Ral'ige 1 West. Boise Meridian, Ada County,
IdahO..described 1lS follows:
Commencing at a found brass cap m:onumenting the Northwest. Comer of said Section 23
on the centerline of W. Overland Rood;
Thence following the northerly line of said Section 23 and the cenlel'line of said W.
Overland Road. South 89015'27" East adislallcc.of1302.30 fed to the POrNT OF
BEGINNING.
Thence following said northerly line and said centerline, South 8cp15'27~1 East 8.
distance of 23.91 feet to It found 5/8-i11chEiteel pin monumenting the West One
Sixteenth Comer common to said Sections 13l1nd Section 14, TownshipJ North,
Range 1 West, Boise Meridian;
Thence followin& saJd nortbcrly line and said eetlterline, South 89014'25" East a
distance of 924.59 feet to II. point;
Thence ll~aviDg said DOrtherly line .and said ~enterline, South 00045'35" West a
di:ste.nce of25.00 feet to a point;
Thence 639.81 feet following the arc ofanon tangont curve to the left,saidell!"v\:
having nadilJl> of J .OOO.OOftict, a centrlil 8n$lc;of 36039'29", a chord bearing of
Soulll 59"35'31. West andll chord distance Qf 628..95 feet to a pOInt; .
Thence North 48044'14 a Wests distance.of 539.65 feet to the .
. .
POINT OF BEGINNING.
Prepared-By; THE LAND GROUP, INC.
462E. SHORE DRIVE, surrE 100
!lAGLE, IDAHO 83616 REV~ROVAL
208-939"4041 BY ~
208-939-4445 (fAX
DEe 2 0 2006
t:xhibit C -Page 27
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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Exhibit C - Page 28
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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Zoning Area ExhIbits
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Exhibit C - Pag.. 29
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SOI.llhRidge Sl,Ibd/vl$iQn
Zoning ~ &hlbits
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CITY OF MERIDIAN PLANNING DEPAR1MENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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Zoning Area Exhibits
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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~lhRldge Subdivision
Zoning Me Exhibits
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'jfl~9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
D. Required .Findings from Unified Development Code
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;
The Commission finds that the proposed zoning designations of R-8, R-4, R-2, TN-C L-
~and TN-R comply with the Comprehensive Plan and recently amended Future Land
Use Map. The Commission 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;
The Commission finds that there are several uses that are allowed and conditionally
allowed within the requested zoning districts. If the applicant complies with the
conditions outlined in the development agreement, and receives design review approval
for the future buildings that are along the portion of Overland Road designated as an
entryway corridor, the Commission finds that the proposed 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 dimenilional requirements that conform to the proposed zoning
designations.
3. The map amendment shaD not be materially detrimental to the public health, safety,
and welfare;
The CommiSilion 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 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,
The Commission 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 11-5B-3.E).
The R~8, R-4, R-2, TN-C, L~O and TN-R zoning amendments will provide residential,
commercial, and public/quasi-public uses in this area. The Commission 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, the Commission finds that Annexation
and Zoning of this property to R-8, R-4, R-2, TN-C, kQ and TN-R would be in the
best interest of the City.
Exhibit D - Page I
CITY OF MERIDIAN PLANNING DEP ARlMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and I'mal plat, or short plat,
the decision.making body shall make the following findin2s:
1. The plat is in conformance with the Comprehensive Plan;
The Commission 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. The Commission generally supports the proposed plat and
associated master concept plan 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;
The Commission fmds that public services can be made available to accommodate the
proposed development. (See fmding 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, the Commission 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;
The Commission and Council should rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See finding Items 3
and 4 above under Annexation Findings, and the Agency Comments and Conditions in
Exhibit B for more detail.) The Commission fmds that there is public fmandal capability
of providing supporting services for this development.
5. The development will not be detrimental to the public health, safety or general
welfare; and
The Commission is not aware of any health, safety or environmental problems associated
with the development of this subdivision. ACHD considers road safety issues in their
analysis. The Commission and Council reference any public testimony that may be
presented to detennine whether or not the proposed subdivision may cause health, safety
or environmental problems.
6. The development preserves significant natural, scenic or historic features.
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
The Ridenbaugh Canal bisects this property. The Commission considers the Ridenbaugh
a scenic feature. The Commission finds that this feature be protected and enhanced by the
applicant. Further, there are some mature trees on this property. Any existing trees larger
than 4" caliper that are removed should be mitigated for, per the Landscape Ordinance.
The Commission .fmds that the proposed development will not result in the destruction,
loss or damage of any natural feature(s) of major importance if developed under these
conditions.
Staff recommends that the Commission and Council reference any public testimony that
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 stafIis unaware.
Exhibit D - Page 3