HomeMy WebLinkAboutSouth Ridge Subdivision
December 4, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT James L. Jewett
AZ 06-031
December 7, 2006
ITEM NO.
9
REQUEST Continued Public Hearing from 10/19/06 - Annexation & Zoning of 290.87 acres from RUT to R-8 1115.91 acres), R-4
(62.92 acres), TN-R (51.36 acres), TN-C (34.65 acres) & R-2 (26.02 acres) zones for South Ridge
Subdivision - south side of Overland Road between Linder Road and Ten Mile Road
AGENCY
COMMENTS
CI ry CLERK:
See Previous Item Packet / Attached Minutes
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
See Attached Staff Report
CITY WATER DEfT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATlON:
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IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See Attached letter from Majestic View Estates Homeowners
Contacted: Date: I
Emailed: Cd Staff Initials:
Materials presented at public meetings shall become property of the City of Meridian.
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Project: Southridge Subdivision (AZ~06~03l. PP-06-03l)
>- Update: This project was continued (most recently) from the October 19th Commission meeting
at which time the Commission directed the applicant to hold another neighborhood meeting,
receive comments from ACHD and give City Staff new calculations and configurations for this
project. Staff is prepared to give a comprehensive report to the Commission on this project
tonight.
Overall Project Description & Subdivision Information: The applicant has applied for Annexation and
Zoning of290.87 acres to R-8, R-4, R-2, TN-C, and TN-R, and Preliminary Plat approval of 186
residential lots, 11 commercial/other building lots, and 16 common lots. Of the 186 residential lots, 9 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. A portion of one of the mega lots is proposed to contain a future fIre station (near Ten Mile
Road). Another mega lot is proposed for a city park. As part ofthe Annexation submittal, the applicant
has provided a master concept plan for the entire 7,90 acres, including how the mega lots will be
developed in the future.
Summary of Proposed Streets and/or Access: With this plat, the applicant is proposing to relocate
Overland Road to intersect Ten Mile Road approximately 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.
ACHD previously acted on Southridge, when Overland Road continued in its existing alignment (see
ACI-ID Conditions at the end of this memo). At the ACHD Commission meeting yesterday, they voted to
remand the revised Southridge design back to their staff, with no defInite date to reschedule the item. The
Commision determined that acting on this revised plat with the proposed Overland Road realignment was
premature ahead of the City's adoption of the Ten Mile Area P,lan and the interchange design.
Compliance with Comprehensive Plan: This property is designated "Mixed Use ~ Community" and
"Medium Density Residential" on the current Comprehensive PIWl Future Land Use 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 either side. The proposed development and zoning reflect more of the mixed uses at
the Linder Road/Overland Road intersection, and along the Overland Road frontage. Staff is generally
silpportive of the proposed zoning designations as they are generally consistent with both the current Map .
and the Map amendment that will be proposed, except for the proposed TN-C area along Overland Road
re-aligned. With the upcoming CPA, a majority of these areas will be proposed as "Medium High
Density". Staff believes that the area proposed as TN-C (northwest of Overland Road realigned, north of
the canal) should be zoned TN-R and except for a small "pocket" located on the northeast side ofthe local
street intersection with the new Overland Road, just north of the Ridenbaugh Canal- this area should be
zoned L-O. .
Proposed DA requirements/Modifications: Staff is requesting that the DA provisions be
modified. Staff will present these changes verbally during the hearing.
Staff Recommendation: Staff is recommending approval of the subject applications, with the changes to
the proposed Development Agreement as noted at the hearing. .
Notes:
ACHDJs Conditions of Aooroval from Oriainal Plat/Lavout
C. Site Specific Conditions of Approval
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 within 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.
3. Construct a 5-foot detached concrete sidewalk on Linder Road abutting the site. The
sidewalk shall be located a minimum of5-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 ofright~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 the existing ACHD right-of-way.
7. Construct a 5-foot wide detached concrete sidewalk on Ten Mile Roadabutting the site,
located a minimum of 41-feet from the centerline of the right-of-way. .
8. Construct a full-access commercial street, Spanish Sun Avenue, to intersect Overland
Road, a minimum of 600- feet west of Linder Road. The 600- foot measurement shall be
the distance between the location ofthe 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 ofTen 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-in/right-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 Driv~, 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:
'. 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 accommodate 2-travellanes and 2-
on street bike lanes.
15. Construct Southridge Drive as a residential collector with vertical curb, gutter, and 5-fobt
concrete sidewalk from Heavy Timber Drive to Southpoint Way. This roadway segment
may have un street parking on the west side of the 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
accommodate 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 staft).
· American Frontier, from Farmington 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 Driveadjacentto 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-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 restricted 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-foot 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 property line to centerline).
. First stub to the west, Rio De Plata Ct, located 720-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 of the proposed roundabout at the intersection of Southridge Drive
and American Frontier Drive 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.
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STAFF SUMMARY
OF
PARKS AND RECREATION COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
S01/~ j2,Jr ba.~ ~1-'
Park:
Applicant: pLI Hull {rd-. ~. L_l C;o'i'
P&R Commission Meeting Date: II /1 S/Q ,
Recommendation:
1I(<o~ ~\K1r~7l W/;10U cta~,e_,s
Summary of Public Hearing:
.
.
.RECEIVED
DEe 0 7 2006
.
City Of Meridian
City Clerk Office
Key Commission Changes to Staff Recommendation:
.
.
.
Outstanding Issues for City Council:
.
.
.
APPROVED:
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Creg Steele, Vice President
Revisoo February 27,2006
III
Meridian Parks & Recreation Commission Meetinf!
November 15, 2006
President Bruce MacCoy called the Meridian Parks and Recreation Commission
meeting to order at 7:03 pm on November 15, 2006 in the Council Chambers at the
Meridian City Hall.
Present: Shelley Bartlett, Creg Steele, President Bruce MacCoy, Mito Alonzo, Jim
Keller, Andee Stockton and John Nesmith. Also present is Ted Baird, Deputy City
Attorney, Joe Borton, City Council Liaison, Doug Strong, Parks & Recreation Director,
Elroy Huff, Park Superintendent, and LeAnna Thomas, Recreation Superintendent.
City Of Meridian
City Clerk Office
1
APPROVAL OF THE AGENDA
Creg Steele made a motion to approve the agenda as amended by moving the City Hall
Plaza presentation by the Mayor to after item VIII on the agenda. The motion was
seconded by Mito Alonzo, the motion passed unanimously.
APPROVAL OF September 13. 2006 MINUTES
John Nesmith made a motion to approve the minutes as written, seconded by Creg
Steele. Minutes were approved unanimously.
CONSENT AGENDA
REVIEW SEPTEMBER/OCTOBER 2006 COMMISSION ACTIONS
~ No action was taken at the September 13, 2006 meeting and the October
Meeting was canceled due to lack of agenda items.
SOUTH RIDGE DEVELOPMENT
Phil Hull, The Land Group, 462 East Shore Drive, Suite 100, Eagle, Idaho representing
the developer for South Ridge Development. Phil Hull stated that the overall site is
located within Linder Road, Overland Road, Ten Mile Road and 1-84. Some of the
amenities included in this development include a school site with large soccer fields,
library site, and commercial on the corner of Linder Road and Overland, and single
family residential throughout the development. Phase I of the development will
include the school site, commercial site, round-a-bout, single family residential, park
site and single family residential around the park site and on Overland Road.
The park site will include parking for 29 or 30 spaces, restroom facilities, picnic
shelter, hard surface plaza gathering area, tot lot with a walkway going around the tot
lot with benches, picnic tables, barbeque pits, and a sport court with a multi purpose
surface. The site will also include a 3 acre pond and pathway system throughout the
park to tie in with the interconnection plan.
Parks and Recreation Commission Minutes
November 15, 2006
RECEIVED
DEe 0 7 2006
III
After a lengthy discussion on the proposed park, the commission recommended a few
changes to the park design which includes a connection between the lots up to the
bottom corner of the lake, doing something with the other lot in the north end, and to
make the lake smaller in an oval shape. Creg Steele made a motion to approve the
park design with the noted changes and move it forward to City Council for their
approval. Andee Stockton seconds the motion and the motion passed unanimously.
SKATE PARK RULES
Stephanie Priess, representing Meridian Mayor's Youth Advisory Council, 3138 West
Pudu Court, Meridian, Idaho. Stephanie stated they were informed of problems
between skateboarders and BMX bikers at the skate park as to whether or not BMX
bikes should be allowed on the skatp- park or not. The Youth Advisory Council
subcommittee went out to Tully Skate Park and surveyed about 12 teenagers asking
them "if bikes and scooters are an issue on the skate park and did it pose a problem?"
What we found out was that only 2 out of the 12 surveyed had a problem with the bikes
and the biggest issue to all was the wetness or water on the concrete. When the
scooters were on the skate park it did more damage to the scooter than it did the skate
park.
Bruce MacCoy stated that what we were looking for was a report from your council as
to whether or not as citizens, that we bear the cost of re~surfacing the skate park
sooner than the normal expected life of the current surface because that's what the
youth wants done in the city.
2
Stephanie stated that they did talk about it and as a council we understand the costs to
fix the park and as a council we don't believe that bikes and scooters should be on the
park and what we could do to enforce the no bikes and scooter rule.
Doug Strong asked Stephanie Priess if there was any mention of the smallor kids
having conflicts with the older kids. Stephanie stated that there were a lot of
comments about that in the fact that they would get hurt and most of the smaller kids
are on scooters.
Bruce MacCoy stated that we have two issues here one of which is the youth council
going to support not having bikes and scooters in the skate park and the other is if you
support that, how are you going to go about enforcing the rule. No matter which way
you choose to go there is a secondary solution that needs to be configured.
I would like for the council to figure it out and bring it back to us as an endorsement
that the youth would support because you will be the ones paying the bill. By the time
the skate park needs to be resurfaced and everyone is facing that one hundred
thousand dollar bill you are going to be the ones paying the taxes on that so it really is
Parks and Recreation Commission Minutes
November 15,2006
III
appropriate that you are making the decision. Bruce thanked them for their report.
COMPREHENSIVE PARKS & RECREATION PLAN
Bruce MacCoy stated that you should have received by email the revised draft of the
plan from the subcommittee. In talking with Doug Strong on the comprehensive plan
we cannot pass it on to City Council for approval until it has been updated in whole.
With that being said, it means a lot of work by staff has to be done to bring it up to
standards as to how much park space and what we actually have in terms of facilities
around the city. What we addressed as a committee was the description of parks. We
want to bring all the parks going forward up to a standard we currently have in our
parks. What we really did was look at what we had in parks and made what we had
before as a suggestion, mandat.ory such as bike racks, restroom facilities, and
playgrounds just to name a few.
We also set some standards in terms of the amount of frontage per square acres that a
park would have because the developers took a pretty liberal reading of what we had
written and came up with a lot of parks that we didn't feel were appropriate for this
city to have. So we specifically said that if you have a seven acre park there should be
so many feet of frontage for that park. This really dictates that for a seven acre park
you have to have enough frontages to cover at least half that park space so we won't
have parks buried in the middle of neighborhoods.
Bruce went on to say that Jim Keller gave us a very objective input from a developer's
standpoint which helped us phrase it and put numbers to it that were fair and
appropriate for developers.
3
CITY HALL PLAZA PLAN
Mayor Tammy de Weerd stated that she appreciates having the opportunity to present
to you one of your soon to be parks which will be the City Hall Plaza. We have put
together a citizens committee that kind of helped us pull this together. In the packet I
handed out to you the first page will give you some ideas that went behind the design.
The committee was sensitive to the fact that we are locating our city hall project on the
creamery site so we wanted to make sure were reflected with the design.
As we go through this packet we will get into some of the design elements of the plaza
in detail.
Included in the design elements;
. A water feature/community garden is intended to demonstrate the irrigation
canals and agriculture heritage.
. A water feature outlet and the recycled brick wall as a tribute to our agriculture
past.
. Character of tree Bosque to provide shade and backdrop for amphitheater
opportunities for seating.
. Heritage Pavilion will be built using some of the beams from the creamery.
Parks and Recreation Commission Minutes
November 15, 2006
III
· Amphitheater for seating and events using recycled brick.
· Flowing colored concrete pattern to visually link water features together and
add interest to heritage interpretation.
· Historic wall interpretation exhibit used from recycled brick.
· An outdoor restroom facility for outdoor events after city hall is locked up.
These are some of the key elements to this public plaza and we have tried to design it
with an eye to not only a place that people wanted to be there but also safety because
Meridian Road will be a five lane road. The position of the building will keep kids in
the plaza and not give them direct access to a busy road. Weare also using the
building itself to provide shade in the late afternoon for events in the summer and in
the winter the sun will help to melt any snow and ice that builds up overnight which
will drain off into the waterways as part of the plaza design.
4
The mayor went on to say that the demolition should be completed by contract in mid
January but the progress they are making it appears it could be done by the end of
December.
Creg Steele made a motion to endorse the plaza as presented, John Nesmith second the
motion. The motion passes unanimously.
ADDITIONAL SKATE PARK RULE COMMENTS
An additional comment not related to the plaza was made by the mayor stating that
when the youth council was given the project on the skate park they were only asked
the question should scooters and bikes be allowed. They were not given statistics on
cost, damage or anything else so if you want to expand what they are suppose to be
considering, certainly we can bring that back to them. I was a little concerned with the
framing of the question to them as to what the chair thought they should come back
with. The overall and underscoring feedback they got from the kids that were there is,
they did not have an issue and they worked out their items.
The Mayor went on to say that where there was an issue is the age group difference.
There are parents who are dropping off their young kids at the skate park using it as a
baby sitter and picking them up at a later time. This is a serious issue at the skate
park and the language used by the older kids in front of the younger ones. It's not a
good environment for those kids to be in so do you baby sit or do we create
responsibility - you can't legislate by rule. So here's my challenge back to you.
Bruce MacCoy stated that looking at the findings so far, is not what we first
approached the youth council with which was the scooters and bikes. Perhaps we
should look at the whole set of rules as to the way the park operates and maybe
approach it from a new standpoint and let the youth council decide what is
Parks and Recreation Commission Minutes
November 15.2006
III
appropriate for the skate park.
The mayor stated that they just wanted to come and give an update as to what their
findings were and see if there is any further areas they should expand it to in light of
the kids not having a problem co~mingling other than the age differences.
Bruce MacCoy stated that he will have Diane Stewart send over to the Mayor the
listing of the Parks and Recreation Commission's subcommittee list and the chair for
each committee.
The Mayor stated that she will have Sara, RoAnne and Stephanie bring back some of
your discussion points to the group and see what they come up with. They will now
expand beyond the original question and maybe give some ideas on enforcement,
alternative types of rules or approaches. We will bring that back next month to the
commISSIOn.
Jim Keller stated he would like to compliment the mayor on the unique and innovative
concept for the new City Hall. It really does set the stage for it being called the center
of treasure valley.
5
HERITAGE MIDDLE SCHOOL BALLFIELDS
Doug Strong stated that we started discussions with Dr. Clark on the preliminary
issues to enter into an agreement. As part of that agreement when we went into
budgeting of the lighting of those fields is that we would also enter into a development
agreement for the use of the fields as well. We have extended that discussion to a
priority use of the gymnasium facilities at the middle school so we are in the early
stages of trying to figure out what that agreement would look like. We have also met
with Scott Stewart who is responsible for all the athletic facilities at the school district
and have taken it a step further with bullet points as to what we want to appear in the
first draft of the agreement.
STAFF DEPARTMENT REPORTS
DIRECTOR'S REPORT
Doug Strong provided a written report, no discussion took place.
RECREATION SUPERINTENDENT'S REPORT
LeAnna Thomas provided a written report, no discussion took place.
PARK SUPERINTENDENT'S REPORT
Elroy Huff provided a written report, no discussion took place.
Parks and Recreation Conunission Minutes
November 15, 2006
III
SUBCOMMITTEE REPORTS
MERIDIAN SCHOOL DISTRICT PARTNERSHIP
The committee has no report and no meeting has been set at this time. Shelley
Bartlett was added to this sub-committee.
PATHWAYS AND TRAILS
The committee met a couple times and has also had some public pathway open
meetings. Doug Strong stated that the master pathway plan is in the final stages of
completion.
PARK SIGN AND NAMING ORDINANCE
The committee met on October 18, 2006 . the minutes from that meeting have been
included in the meeting packet. After a lengthy discussion it was agreed to bring sign
examples back to the commission in December along with some ideas as to possibly
naming the MYB/S complex or the field after Trace Leighton.
6
RECREATION PROGRAM SUB-COMMITTEE
LeAnna Thomas and Mito Alonzo have met on several occasions to plan open houses in
regards to what the public would like to see in future recreation. Dates and times will
be sent out in the near future. Bruce MacCoy stated that he would like to be removed
from this committee and have Shelley Bartlett replace him. Shelley Bartlett agreed to
serve on this sub~committee.
COMPREHENSIVE PARKS & RECREATION SYSTEM PLAN SUB-
COMMITTEE
The committee has no report and no meeting has been set at this time.
CORRESPONDENCE~NNOUNCEMENT
No discussion took place on the correspondence.
OTHER BUSINESS I ADJOURNMENT
Mito Alonzo stated that we have set some dates on the open houses for recreation
needs the community would like to see. The open houses will be held at Ponderosa
Elementary, Discovery Elementary, and Peregrine Elementary from 7:00pm - 8:30pm
on the evenings of November 29th, December 06th, and December 8th. LeAnna Thomas
will send out a reminder email to everyone letting you know what school they will be
held at. Mito went on to say that these are the definite dates for the open houses.
Parks and Recreation Commission Minutes
November 15,2006
III
LeAnna Thomas stated that she has confirmed the availability for each one of these
open houses and it's just a matter of her re-contacting them and letting them know we
will be there on that date. There will be press releases sent out and also placed on our
web site informing the public of the open houses.
Bruce MacCoy reminded the commission that the December commission meeting will
include nominations and elections for president and vice president for 2007. It's
important that everyone attends this meeting.
7
A motion was made by John Nesmith to adjourn the meeting, seconded by Creg Steele;
the meeting was adjourned at 9:30 pm.
(TAPE ON FILE OF THESE PROCEEDINGS)
Parks and Recreation Commission Minutes
November 15, 2006
APPROVED:
BRUCE MACCOY, PRESIDENT
Parks and Recreation Commission Minutes
November 15,2006
III
_/_/
DATE
CREG STEELE, VICE PRESIDENT
8
Page 1 af2
Machelle Hill
RECEIVED
DEe 0 1 2006
From: C. Caleb Hoad
Sent: Thursday, December 07, 2006 9:27 AM
To: Steven Przybos
Cc: Tara Green; Machelle Hill; Sharon Smith; Will Berg
Subject: RE: Southridge Sub
City Of Meridian
City Clerk Office
Steven.,
ThankY9uJo.rtgkingth~ tim~ to. c.ommt:;nt onthi~U2I9ject.l.aD1 fQGV_arding on Y--QUf cancems.Jo the City
Clerksol1:ley c:;l,lLbeHentered !pto the officialrccon:l (QCSout1l1idg~and consldere_dJ2Y-.Jhe decision
m:ik:ers ill_tbe for::thcaminghearings pn this PIQj.ecl~~asLcant<!,ct me ifY...9JtwanUo_disclJss thisQro~j::t
further, ThQ.nk YOJl.
C._C<!'leb_Hoo_d
Cm:n:l_nt :elanlling M<!'llager
Meridian..Pl<!'nlli_og D.~Qartll1ent
6(iQ_E.__W ~teJ:t.ower_Lane
M~ridjan,_lD 8.3Ji42
208_.8B~~5533
208.8.S.8.,6854.Jfax)
YisioJl wjJhoYJ_actionis._a djn~dreall1~
Act.i.QTI .withoul_vision j~LanightIl1are--,.
-
::::::::Origiua,l ~:1.~SSage--::::
Ero.m~StevenJ~[~ybos___[maillQ;.Qr2;ybos.G.Qn.slD!~::ti 01l@hotlJ1<!iLc.Qm1
S~mt: TbWSd;!y,December07, 2006 7:08. AM
To...;_ C._.Cal~b_HQod
Cc.~sJJS_!ll}kstQn~@hotmaiJ .com
Subj_l:l..C1:Southridge S:!,I_b
Hi Caleb.,
My-name is. Steven Pr~bosand I live--.aJ.253Q_SnDeLReyLane oJf frPlll_Yal
Yjsta..cJ,_JJJY pr9Ileny <!bJlts JheQro12Qseq So.lJ1hridge Sub. MY_pXOPeID....sits
nexUo. th~_.p_roperty:Jhat J~wett is proI2-QsingJb~2_homes and_stJ!Q_ro&'Q
ka.dingfmmHSo.uthridge to._ Val Yist~_L<lm OP12Q~~dto_1LiitubmaQJoQ.Uf
culd~s.;!G_,_Ihis. mad was JloLdesignedJor .hjgbJraffic. .anclFe_.<lI!:l_not
int~rest!:l.djn. cOlme.Gtivity,
If.m!uoadw_as.a throllgh_streE;t fromTen MileJo Linder jtD;1jghtm~ke S_Otn_t;;
sen~,_Ihew:.a)' it is Qowisthe.Fayjt ne~ds to stay---,_]'h~re'l:Kmany
~bildr~n...Q.n OULstn:et tn_at walk:Jp th~ ..com~ut 10 MikJQ GillchJhe__bJ!.[,
sQnJ~tilUes_jnJhe d;lrkand_we are.notintereste.<iinJhem haying to d.Qdg~_cars
ra_C.llgJhrollgb_here trying to get to_the_nexLstopJigbtqlljyk~r, Th_~~~.Ie
IJJ) sidewalksJoI.childre_nJ.Q_rid~ bicycles saf~Iy if this (oad b~com_es a
tno.roughfair fOLall. I.t.binkyou_should.come._outJQLRyisiUmd_see...QUf
qui~.lD5:ighQOIhOo.d\Vitb_5 acr_e..12aLcels that are. v.e.rywlJch de_dic!lted Jo,.OJ.!I
12/7/2006
Page 2 of2
GJ!Ldc:Sll_~and_the _safetx.jt 110 lds._ Pka~e__caJLwitb _ al1X-JIUesti911s.
Resp~_Gtf_ully,
SteY.~1J. Px.zyb9S
......__... ___u_ ._____ __ .__" .____. ...___" __ ____.... ___ ..__... _____._ __....
MSl'LShQ12ping_has _ exerylbing_Qn _your holid!!y-JisJ,-Geli)5:m~stpi~.ks by--.SJyk,
a,ge,)mdprice._Try itJ.
nUp;!! spopping.msll. comLcontenth,11p/(gLd=8iWQ,12tnrid=:= 1.7.6_,ptnr..data=20_Q60 L&tcQd~=w lmtag Ul}~
12/7/2006
Page 1 of 1
From: C. Caleb Hood
Sent: Thursday, December 07,20069:25 AM
To: wingdancer@peoplepc.com
Cc: Tara Green; Machelle Hill; Sharon Smith; Will Berg; Bill Nary
Subject: RE: South Ridge Subdivision
Machelle Hill
Cheri,
Thank you for taking the time to comment on this project. I am forwarding on your concerns to the City
Clerk so they can be entered into the official record for Southridge and considered by the decision
makers in the forthcoming hearings on this project. Please contact me if you want to discuss this project
further. Thank you.
C. Caleb Hood
CUlTent Planning Manager
Meridian Planning Department
660 E. Watertower Lane
Meridian, ID 83642
208.884.5533
208.888.6854 (fax)
RECEIVED
DEe 0 1 2006
City Of Meridian
City Clerk Office
Vision without action is a daydream.
Action without vision is a nightmare.
From: wingdancer@peoplepc.com [mailto:wingdancer@peoplepc.com]
Sent: Wednesday, December 06,200611:00 PM
To: C. Caleb Hood
Subject: South Ridge Subdivision
Caleb,
I am a resident of Val Vista subdivision. Previously we had expressed concerns about a proposed stub road
to the boundary of our subdivision from the new South Ridge subdivision. At one point this was removed after
much discussion with Mr. Jewitt. Also Ada County assures us it is not a requirement from them.
After some of our neighbors attended the ACHD meeting today, they expressed concerns that you had put
the stub road back in the proposed South Ridge plan. I would like to express that I am opposed to this. I do
not now or in the future want access through South Ridge. The fact that such a large subdivision is going into
an area we prefer to be rural is bad enough. Having their traffic coming down our quiet, rural street is totally
unexceptable.
I hope you will consider the comments of myself and other neighbors and remove the stub once and for all.
Thank you,
Cheri Shanahan
121712006
Page 1 of2
Machelle Hill
From:
Sent:
To:
C. Caleb Hood
Thursday, December 07, 2006 9:28 AM
Susan Stone
RECEIVED
DEe 0 7 2006
Clty Of Meridian
CIty Clerk Office
Cc: Tara Green; Machelle Hill; Sharon Smith; Will Berg
Subject: RE: Val Vista
Susan,
IhaJ1k yml fOI-laking thgJime JO _cQm_mentmLtbjs JlmjeQLlam fOrwardillK.p1LY_Ql.lr cODcems. to tbe City
Cl~k sQJbey_~an.he cn~L~d into. the. official re90Jd i01:MLuthridge and GonsideredJ1Y- tlw deGision,
T11aker~jD th~Jorthc().mivg..he;1ringLQn this:Rroj.eQLElea~e_YQnta~t llle.j(you want tQ diSQuss tb.uU2foj~ct
f\ll1ber,-Thanksou.
c,_ Caleb fIQ.9d
Cl,m'~nt Planning. Manager:
M~ridianElanning D~.p.artJnent
66Q..E W;ll!;rtQWer La,Qe
Meridian.,JD 8.3642
Z_08._8B4. ~23J
ZQ8.888,.685AJt'<Jx)
Vision withQ!Jtllctionjs a dllydreaJJlc
AcJiQU w.itholJ1..vjsion .is a..Dightmare,
.~--~Q:r;jgiIl<:tLMess.qge--::::
From: Susan Stone [mailto:susankstone@hotrnail.com]
__ . __._u_. _..._.__ ..__..."_. _..__..._ __ ._ ____.__ ..__ .
SenLThu:r;$~lay, _D~cembJ~.L 0-'l,2Q06 7: 16..AM
10: C~_Ca1e.bBoQd
S11bjecL_Yal Yi.sta
C<:tleb,
My.name iSuSJ.lsan Stone <Ol]1__~lJ live 011 th~priYa.te lqll~DelJi~y off oLV <11
Vist/:!.~.nW e .in. Val Vista SlJ.Qllre.t;011lwited_to k~~-12iJ1Kour Quld~s_ac for the
saf~y_ofQJJrJamUi~s aIl~prop-erties, We dQnlnee_d_ exc~ss _glrs rllcing
thro\!gb.here to get. t.o th~..high ~,,-~]1_QQllmjmJl~_earl@r OLWOJse mowing .ds>wn
.our childrellwalkingto th~J~Jts stQ]1jn the..darkwith n.Q.sid~\V}~.lks.aRdJ!
narrow street. Please reconsider your stand for connectivity... to Qur
-,-_. . ----.------ ._._--~'--".. ...---'.-'. ....-.-.. - --- ...--'..' . --------.-- -- ,----
peaceful,. safe ne.ighbo:r;hoQd.
YO].l may caIlme..with llnYnque~ti.ons 850~8.9__I9_,
Rcs12eGtfuIlly,
SllSllnStOJle
-..
Stay l,lp-=-tQ_~date.withYQurJriendsJhrough.the Windows LiyenSp_aces. friends.
liB.!.
1217/2006
http-:!lQlk;,~tdl1).tcom/MBN (gQJrnsnnkwspQ07Q.OOQQQJ Dlsn/~ir~QtlQJL?
hrd=:ohttp:Llsp!lcesJ iv~.,~omLsP<l.~~s<!pi.aspx?wx.~aGJip.n=cre.ate&w~=url=/friends.a~12-x&mk
1217/2006
Page 2 of2
.RECEIVED
DEe 0 5 2006
City Of Meridian
City Clerk Office
November 28ih, 2006
Meridian PJanningarid Zoning Department
660 E. Watertower Lane, Suite 202
Meridian, ID 83642
RE: SouthRidge Subdivision-AnnexatiOn/Zoning and Preliminary PlatIMUterPlan (Revised)
Dear City of Meridian,
Attached you will find the requeSted material (revised) for SouthRidge Subdivision to help facilitate the
processing of this combinedlJinkedapplication.
ce during this process.
Please let us know if you need any additional information.
,
LtIJ~ Arr/IIlttittN - SillPhnNlitg - 0,,/ EII#"'"''i - Go, C(JlIfSt lnij,~ & ~."". . Grr#irC(JI>>N/Nllifl/li(J1J .SHI"!JiNj,
462 B. Shore Onve, Ste. 100, Eagle, ldahtl83616. P208JI39.4041 r: 208.Sl39.444$ . WWw.tbelllildgroupinc.com
SouthRidge Subdivision
AvulieadoD Narrative and lleoul8t
Along with this preliminary plat application of SouthRidge Subdivision) the owner hereby requests
annexation and zoning (into the City of Meridiatl) and approval of the concept for the described
properly. This application does 110t include any specific request for "variance" from the city ordinance.
As instructed by PUt this application was delayed pending additio~l discussion with ACHD regarding
the realignment of Overland Road. Obviously) this late occuring change in thepotelltialaIignment of
Overland road has caused a number of modifications to the design. As discussed with the planning stafft
this land remain, ripe for this development proposal for a munber of reasons:
1. The comprehensive plan identifies this area for "medium density residential"and '~MU -C' in
the general area of the proposed office/retail area.
2. It is anticipated that with the development of the Neighborhood Center that it will provide
employment and services opportunities for the existing and new residents:""""thus helping
reduce the total vehicle trips generated in the area (iCnot included as part of the
development).
.3, Public Utilities have been made reasonably available at the northeast comer of the property.
Engineers will work closely with city staff to ensure that these facilities are installed to
accommodate this property and to consider/provide for potential future connection of
adjoining properties.
4. The widening of Overland is scheduled and should coincide with the construction phasing
and subsequent re-platting of the large residential lots. As requested, a Traffic;Jmpact Study
has been completed and included in this material to further clarify the intent.
5. In these revised. documents, you will notice that Overland Road has been significantly
realigned and redesigned to accomttlOdate recent discussions regarding the Ten~Mile
interchange redesign and the recent comprehensive. planning efforts made in this immediate
area. We believe that this new design significantly reflects these recent discussions and
modifications and is harmonious with the current and future goals presented,
6. Along with the development of this project) the owner has identified the location .ora new
school site, and a potential public librarysitet and the location of a new fire station to sev~r
!heatea. These public/emergency spaces could prove to be wonderful additions "to the area-
benefiting both current and future residents, Proximity of the potential Library/public
building and Elementary School wiUserve as tremendous resources to students and
residents-not just the residents ofthis development! In factt they have been designed so as
to become focal point for visitors as well as neighborhood activity and interaction..
Along with the public sites. the owner will also include a variety ofsinglefamily(detached) and mul~i-
family (potential) product types thatwHl blend with future construction phases Qfthe,deve1opiuentas
well as the office-retail portions of the project. The approval of the suggested Mega Lot/blocks will
provide for future re~plattingofthe lots based on the concept plan, applicable ordinance, ahd market
conditions/demand.
The requested zoning districts will accommodate future Single Family Detachedhousing, Multi-FamUy
residential areas (envisioned with the future phases, as shown on the concept master plan), and the
important trip capturing opportunities ofthe Transitional/Neighborhood commercial zones and planned
uses. These areas have been designed with transportation flow in mind yet they also blend beautifully
with future/adjacentoffice-retail and other residential developments in the area.
In keeping witbthe vision of a true neighborhood... that provides the mix of residential lot sizes, the
variety of residential product type, the meandering and friendly street system, alley loaded lots, inviting
product design, commercial-office amenities. trip captures, gathering places; recreation areas, and
etc., ..the development will incorporate a convenient pathway and open space system that will provide
for future connections to adjacent properties. Many will enjoy the amenity on a daily basis as they pass
to and through this community on the well-integrated pathway system.
At the request of Staff, we have worked closely with the Parks Department staffand commission to
identify a wonderful and highly desirable community park. As you will see in the recommendation
from the Parks Commission, this park area has been carefully detailed and planneo to fit the needs Of the
community asa destination rather than just a neighborhood park, Visitors will be able to access the park
via the walking path system andlor via their vehicles. The beautiful pond and waterfall will provide
several benefits: liTigation. aesthetic visual appeal. aeration. and it will provide a wonderful view
corridor/open area for visitors to enjoy.
The well designed club houses, pool, and community areas will serve to enhance the experience of all
residents within this growing and vibrant community. Based on the combination ofalllenities,servlces
and benefits, the beautiful product'mix, and the vast Community offerings/attractionsj timing, and etc-.,
this project offers so much more than could be coordinated or offered if broken into small parcels and
individually subdivided.
This plan folds together the spirit of the city vision and plans, the needs of the commurijty-, and the
owner's desire for a successful andbeautifully,developed project. SouthRidge does all of this with flare
and, style.
We ask that the CommiSsion and Council move forward in granting the necessary fipprovalsfQr this
unique development to take root and develop in a fashion that is positive; progressive. and compliant
with current plans and needs_
, ,
NOTE: Allhe time of submittal we were prepJte(l to, submit a cl)ndltiOllal use applicaUon;however. it was discovered thai a CU ,
appllcatioo \Vasnot required for this particular portion of the development: IherefOre, pkUc nOte Ihllllhe attached Master Plan (with
elevation:s) are coticcptuel in nature and flnalizedldelailcd design will be submitted, BS required. with future preliminary platsandlor
conditional useappllcatlons.
,
undrrtp ArrJHlKhnr . Silt Plt>ffni", -Cidl B~II!. · C'lfCfJunt lrrftpliw do' BIIIi-1fl - Grt>P/Jk C(JJNmftNimtifJlI-SIi~ing
462 B. Sh~ Drive.Ste.l00. flltgle. Idaho 83616. P 20K939.4041 F 2080939.4445. www.thclaodgroupinc.com
.\ .'
~g~'~":. :r,J~
~l tJl'ldld;~~;
\(, , , II "11/1
~:;.~,~:.~~,s".;~'''''
~
J'
/
Planning Department
COMMISSION & COUNCIL REvrnW APPLICATION
Typo l>>fReview Reque.sted (cheek aU tbatapply)
(E) Annexation and Zoning
o Co~hensive Pllln Map Amendment
o Comprehensive Plan Text Amendment
8 Conditional Use Permit
Conditional Use Permit ModifICation
o Final Plat .
8 Final Plat ModifiOlition
. Planned unit Development
mJ Prelimi~'PJat
o Rezone
8 TIme Extension (Climmis$.ion or Council)
.ljDC Text Amendment
B. Vacation (Council)
Variance
D Other
STAFFUSl! QNLY:
Pile nWliber(s):
Project name: .
Date filed:Diltc complete~
Assigned Planner:.
Related. files:
Hearing date: .0 Commission/:] Councll
Phone: 939~4041. .
Fax: 9394445
AppU~aDt lnIormattoD
Applicant nante: James L. Jewett
A.pplioant address: 1560 Carol Street, Meridian, 10
Aplilicant's interest in property: [!] Own D Rent Cl Optioned 0 Other
owner nllme: James L. Jewett
Owner address: 1560 Carol Street, Meridian, JO
Phone: 955-6655
Zip: 83642 .
Phone: 95&-6655
Zip; 83642
Agent name (c;g., architect, engineer, developer, representative): Phil Hull, Jason Oensmar. Van elg
Firm name: The Land Group,lnc. Phone: 939c4041
Address: ~82 E. Shore Or..$uite 100, Eagle, 10 Zip: 83616
Primary contact is: [J Applicant 0 Owner fEJ Agent 0 Other
Contact ila~ Ph.ll Hull &. Van Elg
E-mail: phil@thelandgrOUpinc.oom&van@thelandgroupinp.com
Subject Property Informatloil
LOcation/street address: 1805 S. Linder Rd. (etal)
Assessor's parcel number(s): See attached parcel sheet for those parcelS involved.
Township, range, section: T3NR 1 W Section 23 Totalacreage: .290;8:7
Current land use: Residential and Ag Curtent zoning district: RUT and R-1
.660 c. Walei'tower Lane, Suite 202 . Meridian,ldaho 83642-
Phone: (208) 884-5533 . Facsiml.le: (208) 888~6S54 . Web$ite: W'\\:.w.meridiaticilv.org
J
PrejeetD_rIpdon
Projeet/subdivi&ion name: SouthRtdge SubdIvision
General description of proposed projec1lreqUest: MasterPlan project wlMix of single familydelached,
multi-family, commercial/retail and public building options .
ProposedZOJlin, dislriCt(S): TN~R TN-CR-2
Acres of each zOne proposed: approx, 57.19 32.06 35.5
l'ype of use propOsed (check all that apply):
I!J ResidentiaJ lEI Commercial 1m Office D Industrial lEI Other Public buildlng(s) and p~rkctrea
Amenities provided with this development (lfapplicable)Plub house, pool, open-space; park, pond
Who wUl own A maintain the pressurized irrigation system. in this development? HOA and Parks
Which irrigation district does this property lie within? Nampa Meridian Irrigation District
PrImary irrigation sOiJrCe: NMIO . SecQJldary: City
Square footage of landscaped areas to be irrigated (if prihllll)' or secondary pclint of eonneeliDn isCily water}: 38.3 Acres
R-4
50.3
R-8
111
R..15
8.34
Residential Project Summary (If .ppUeable)
NumberofresidentlaJ units: approx. 937 SF and MF NUlnberofbuilding.1ots: approx.: .533 SF
Number of common and/or other lots: 16 (may vary)
Proposed number of dweJUng unils (for muJti-famlly developments only):
.1 Bedroom: In future phases (undetermined) 20r more Bedrooms: In future phases (undetermined)
Minimum square footage ofstru~ture(s) (exeL garage): Approx MOOs ,f. PropGsed building height: 35 or max
Minimum property size (s.O: approx 3500sf (smallest) Average proper:ty size (~.f.): .6614 sf
Gross density (PUIaClro~l<iis;llaitd): approx. 3.22 Net density (riUlacre-eKduding r08ds& alleys): approx 6,58
Percentage of open space provided; 13.2% Acreage of open space: P1:;8.B5Tota/=3B.3
Percentage ofuseable open space: 13,2% (See Chapt.er 3, Article 0, for qualified open space)
Type of open Space provided in acres (Le.,Jandscaplng, public, common, ere): varles=see master plan
Type of dwelling(s) proposed: IBJ Single-family 0 Townhames DDuple"es IB] MuItHamily
tion
i ant. name:. Van EIg
\/an Elg :r==~~~~.~.....;~........~ ' N b 30 2006
ignature: v,.... . ;;=...~...._ Date: civem or ,
66GE. Wfltel't6wer Lane, Suite 202 . Meridian. Idaho 83642
Phone: (208) 884-513) . FacsimIle: U(8)888-6854. Webslt~: www;meridianoily.org
2
Noil-i'esldeDttal Project SUmmary (At appUcabli)
Number ofbuilding lots: approx 11 commercial. Other lots: 0
Gross tloorareaproposed: approx 121.250 Phase 1 Existing (if applicable): none
Hours of operation (days andhours);Slandard Business Building height: 45' max
Percentage of sitelptaject devoted ta the following:
Landscaping: approx34.3% Building: approx 22% Paving:approx 43.7%
Total numbc:r of employees: unknown Maximum number of employees at anyone time: unknown
Number and ages of students/children (if applicable): School=approx 600 SeQ.ting. capaoity:f'pprox 600
Total number of parking Spaces provided: approx 100 Number of compactspaees prbvided: approx.1 00
Machelle Hill
RECEIVED
DEe 0 7 2006
City Of Meridian
From: C. Caleb Hood City Clerk Office
Sent: Thursday, December 07, 2006 11:19 AM
To: chris
Cc: Tara Green; Machelle Hill; Sharon Smith; Will Berg
Subject: RE: Southridge Subdivision ~ stub road into Val Vista
Chris1il}~,
Page 1 of2
Ib.an~_Y9u (Qt. tqking tM.tim~.NGomment on_ this12roject,--.Spec:ifKallyyoW:j~9nCem r~ardingJhe stub
5tteetto Vat Vi~ta..LamJonyaLdinK9n YOJ.n:s;onc~.ms1Q..the. City CI~rk so.they~a.!Lbe entered into the
officiaLrec.ord for S_OJ)thrid~ Jlnd~onsi.deredQy_thj::_decisLQD.makers in Jhe forthc.omingJ1earings on this.
prQj~ct.. Plea~e 90nt<\'ct me iI-you want to .dis~!lstlhi..s....PfQLt:9.1:t1H:theL rh~mkyou.
-
C.~<\'kl:>Bood
CUrrent PlanninKM.aDag~r
Mt:ridian .{>lanning 12ep~I1:menj;
66.0. E. W atextowerLan~
Meridian,.JIL 83J,42
2Q8..8.84.5_533.
2Q~L8 8.8~ 6.854.{fa~)
-
YisiQll:withQuCacti9nis. aJiay:dream.
A.ction ~ithQutyisipn is_a.nightmare.
==-~OrigillaLM~s.sage~::.=~
Emm;..cbxi s ImajltO:GhJi.s.@mj.sbackho~.com]
S~l)t:mrl1JJJs_daY,..D~~el1J1Ler 07, 200&...10: 11 AM
1:.0: .C-, C.aJebJIQpd
C~: susankst911~@hQtmaiLGom
Sllbj~ct: Southrioge S...ubdiyision~tub road inlo.ValVisti;!
Ilear.sir~
Although the..9.0nCem!Dyith r~gafds tQ...southridg~_SubdivisiQn an: many, this
~~majlis .10 .specifi.c.aUy_t~Laddress the....de.sif~ tQ_cr~ate..fL.Stub fpad into
\Ca1.Yista .subdivisiQn,_Thitis currently_a .~IQs.cl. in neigbborl:m.QQ w.ith slow
traffic, J.2d V~\;y ,.an(LbeaJJti(lJLe~tate]o.aQs.c MQton lY..do.~.:La~1.1Jb..XQaJi
thrQJ!gllJhis_qui~tn~ighb_QJhQQd.disfl!PJour. q!lality_of li(~.J!ndJh@.l\t.en th_e
saf~lY of om chiJdxe.m wjthJ1WJIQtentialilflll,lndfed~...9f~arsJIaYj::lh1Klhi~
Loute.d.aily ,jj:. is._CUl:te_ntlyjlkgal according.tQ. th~.?:ol1ing~n.d CC~Rs ..1n
YalY istiLSubdiyi.siol1.. Ph::asLdiscQntim1.e_attemptuo foree.lhis_stulLfQad
iu..atYatYistanSl!bdiVisiQ!l.andJind an alt~IIlat~.Wi;!Y ofballillin-gJraffiG in
tl1k.SouJhridg~mSubdiyisjQ1Lor .r~design the $ubdivjs.i9J1With irs._ own
i]1frflstructur~,
12/7/2006
Page 2 of2
&ivc~r~ly,
kl:1rjstiIl~ __&P-_CtstOJ9U,
2-36Q.B _ 'Len_Mile
Met:idian,_lD_83Q42
208-941=152~
12/7/2006
December 6, 2006
RECEIVED
DEe 0 7 2006 "
CITY OF MERIDIAN
C'TY CLERK Of=FICF
Meridian City Council
660 E. Watertower, Suite 202
Meridian. ID 83642
Subject:
Southridge Subdivision -- Access and Stub Streets
Dear Council Members,
I am writing today to record and establish my ohjection to a very specific aspect of the proposed
Southridge Subdivision (Southridge). I currently reside at 2730 W. Val Vista Ct. My and my
neighbor's property abuts the southwest edge of the proposed Southridge development.
I and the residents of Val Vista Court (a cul-de-sac) are opposed to the stub street which is now
shown on Mr. Jewett's proposed plat. The basis for our objection is that our current CCRs were
written to prevent further subdivision. We have formed a legally recognized Homowner's
Association and we are in the process of reaffirming and strengthening our CCRs to ensure that
there is no future subdivision of lots or construction of any through street from Val Vista. The
residents are unanimous in our desire maintain our rural acreages and our dead end street. We
moved here because of these amenitites.
I have also been informed by ACHD that they have no such provision or requirement for
installation of a stub street.
As background for my comments, I would like to recap important discussions and commitments
that have been made by the City planning staff and Ada County Highway District staff.
First, I and the residents were previously informcd, by Meridian City staff and City planning
staff, that intemal streets in the west end of Southridge would not be a topic discussion or
proposal at the December 7 hearing. We were informed that the only topic of discussion was the
easterly ~ of the project and realignment of Overland Road. As such, we were not overly
concerned about the stub street (which was never previously identified on his applications) now
proposed by Mr. Jewett, the Southridge developer.
Second, Mr. Jewett had previously made an offer to purchase the lot on which the proposed stub
street ends. Mr. Jewett admitted that his intent was to purchase Lot 13 of Block 1, a 5.14 acre
parcel on Val Vista, divide it and bring the stub street through to Val Vista. I and the residents
were opposed to that action. Furthermore. Mr. Jewett, the current owner, and the realtor were
threatened with a lawsuit if additional houses and a through street were proposed. Since that
time, we have been informed by Mr. Jewett and the seller, Sid Ballard that the purchase offer
was withdrawn and therefore no division or stub street would be proposed.
Third, the current plat was received less than 5 days before the hearing on the December ih and
the plat now shows a stub street. Additionally, your planner, Caleb Hood, informed our neighbor
Nancy Brecks that he felt that the stub was needed and that we needed to envision the future.
We believe that Mr. Jewett and your staff are proceeding in an a misleading manner. If Ada
County Highway District is not requiring a stub, Meridian City should not require a stub road
that could eventually be used as a through street that the residents clearly object to! In addition,
Caleb Hood must set his personal opinions aside during the planning process or he should not be
working at the City.
The residents are prepared to submit a unanimous declaration indicating that no division of lots
or construction of a through street to Southridge is permitted by our CCRs. The current location
places any future through street on the shortest and most narrow lot (Lot 13) and between two of
the most closely spaced houses in the subdivision. I would be severely impacted by this action. If
Mr. Jewett is not purchasing the adjacent lot and he does not intend to try to subdivide Lot 13, it
is reasonable to remove the stub street entirely and allow Mr. Jewett to increase his revenue by
adding another Lot in Southridge without establishing an opportunity to prostitute our
subdivision. Based on our ongoing distrust of Mr. Jewett, I urge the Planning Commission and
City Council to reject the need for a stub street and direct it be removed from the plat.
If, after consideration of this letter, other letters and other testimony, you feel that a stub street
must be installed along the north side of Val Vista Subdivision, then that stub must be move to
the east ~ of Lot 12, Block 1, or to the west edge of Lot 14 Block 1. Neither of these locations
will interfere with existing home sites. Both locations will allow a perpendicular crossing of the
interstate gas pipeline and both of the alternatives will reaffmn that the City staff and Mr. Jewett
can work with the community in cooperative and forthright manner.
Thank You for Your Consideration,
~ ~ ~-~~,~
Scott & Jennifer Nichols
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Machelle Hill
From:
Sent:
To:
Subject:
Tara Green
Thursday, December 07,200612:07 PM
Machelle Hill; Sharon Smith
FW: No stub road onto Val Vista
RECEIVED
DEe 0 7 2006
City Of Meridian
City Clerk Office
-----Original Message-----
From: Anna Canning
Sent: Thursday, December 07, 2006 12:03 PM
To: Susan Stone
Cc: C. Caleb Hood; Sharon Smith; Tara Green; Will Berg
Subject: RE: No stub road onto Val Vista
Dear Ms. Stone,
Thank you for your note uf concern; however, I am confident that Caleb Hood's interests
are solely for the people of Meridian and for individuals such as yourself that are in our
Area of City Impact.
We are always concerned with providing stub streets to adjoining projects to allow the
orderly and safe development of our city. As areas develop within the city, we make sure
that our Fire Department has multiple access points to homes. In fact, our codes prohibit
dead-end or cul-de-sacs from being greater than 450 feet in length. As a comparison, the
Val Vista Subdivision cul-de-sac is over 2,500 feet long.
Another important consideration in requiring stub streets is for the efficient functioning
of vehicular, pedestrian, and bicycle transportation. Without a stub street, if a child in
the Val Vista Subdivision wanted to visit a friend in South Ridge subdivision, they would
have to precariously travel along the Ten Mile and Overland (realigned) arterial roadways.
With the stub street, that child can safely travel local roadways. Similarly, it is
important to provide drivers with routes that do not require entering the arterial roadway
system. This allows for those facilities to carry "through" traffic rather than local
traffic.
Thank you again for your comments and concerns. I am forwarding this e-mail to the City
Clerk to include in the public record for this item.
Sincerely,
Anna Canning
Anna Borchers Canning, AICP
City of Meridian Planning Director
-----Original Message-----
From: Susan Stone [mailto:susankstone@hotmail.com]
Sent: Thursday, December 07, 2006 11:00 AM
To: Anna Canning
Subject: No stub road onto Val Vista
Anna,
I am a concerned neighbor from Val Vista Sub and I met you at a meeting at
Mary McPherson back in October. We as a neighborhood are very concerned
whether Caleb Hood is working for the people of Meridian or the developer.
He seems to be very tight with JLJ Enterprises sitting with them at the
meeting @ ACHD yesterday, is that normal? See attached email.
Respectfully,
Susan Stone
>From: "beamer" <beamer@bigskytel.com>
>To: "'Susan Stone'" <susankstone@hotmail.com>
>CC: <beamer@bigskytel.~om>
1
RE: No stub road onto Val Vista
>Date: Thu, 7 Dee 2006 10:47:47 -0700
>
>
>
>
>
> Being one of the last to leave (due to a question) I saw Mr. Jewett,
>his entourage, and Caleb all huddled together. Me thinks something is
>amiss.
>1 found it interesting that when more people arose to make statements that
>Mr. J. stepped out and about 10 minutes later Caleb showed up. He even
>said
>that he hadn't planned on being there, but had to speak up for 'the
>developer'. Who does Planning and Zoning work for - the developer or the
>public or? ACHD seemed to make it clear that they are an independent body
>who will listen, analyze, and try to decide what would best suit the
>cornmunity as a whole.
> Anyway, the question I asked was about Mr. J. 's statement concerning
>a
>traffic signal at Lamont and 10 Mile. I said wouldn't that be too close to
>the one at the rerouted Overland (four-lane) and 10 Mile. I was told that
>there are no plans to put lights at either intersection - just stop signs
>until 10 mile is widened. I can't imagine what a mess that will cause.
> Plus, I hope ACHD and the city of Meridian check closely into the
>funding situation. Statements were made by those involved that were very
>unsettling if they go forward.
>
>
>held.
>
>
>
>
Hi,
I just called and the meeting for tonight is still going to be
Just more thoughts,
B.
Stay up-to-date with your friends through the Windows Live Spaces friends
list.
http://clk.atctrnt.com/MSN/go/msnnkwsp0070000001msn/direct/Ol/?
href=http://spaces.live.com/spacesapi.aspx?wx_action=create&wx_url=/friends.aspx&mk
2
December 7,2006
To:
~;i"'it,,-
~
tk~uL-:to ~c::-e-
John $, Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
RECEIVED
DEe 0 7 2006
City Of Meridian
City Clerk Office
City of Meridian Planning Department
660 E. Watertower
Meridian, Idaho 83642
Subject:
Revised South Ridge Subdivision & Proposed Overland Road Re-alignment
On December 6, 2006, the Ada County Highway District Commission held a hearing on the revised
master site plan and preliminary plat application for South Ridge Subdivision. The revised plan
proposed a re-alignment of Overland Road through the site, south of the existing roadway.
The Commission heard testimony from District staff, the applicant, adjacent and nearby property
owners, and City of Meridian Planning staff. Based on the testimony presented, the Commissioners
determined that a different public involvement process would be necessary for such a major re-
alignment of a principal arterial roadway. The ACHD Commission also determined that acting on
this proposed application would be premature due to the fact that the City of Meridian has not
completed the public process for the Ten Mile Area plan and has not yet formally adopted the plan.
In addition, the Commission determined that it would be critical to know the interchange design
selection for Ten Mile prior to acting on a re-alignment of Overland Road. The revised South Ridge
Subdivision proposal was remanded back to District staff, with no definitive date to re-schedule the
item back on the Commission agenda.
The previous Commission approval of the development did not include a re-alignment of Overland
Road, and restricted changes to Overland Road west of the half-mile with the first phase final plat.
If the applicant's proposal is to leave Overland Road as it exists today, the original Commission
approval is still valid.
If you have any questions, please feel free to contact me at 208~387-6171.
Sincerely,
Lori Den Hartog
Planning Review Supervisor
Right-of-Way & Development Services
cc: Project file
JLJ Enterprises
Ada County Highway District. 3775 Adams Street. Garden City, 10.83714. PH 208-387-6100 . FX 345-7650. www.achd.ada.id.us
CrTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
This report is being updatedfor the December 7,2006 Planning & Zoning Commission hearing. All
new information below is provided in bold and italics.
SUBJECT:
Southridge Subdivision
AZ-06-03l
Annexation and Zoning of 290.87 acres from RUT (Ada County) to R-8
(Medium Density Residential)(l15.91 acres), R-4 (Medium Low-Density
Residential)(62.92 acres), R-2 (Low Density Residential)(26.02 acres), TN-R
(Traditional Neighborhood Residential)(51.36 acres), and TN-C (Traditional
Neighborhood Center)(34.65 acres). NOTE: The applicant has submiued a
revised master site plan and zoning requests. At the time of this report going
to print, the applicant has not provided revised legal descriptions or exact
calculations of how many acres of each zone is proposed. This information
should be provided by the applicant prior to the City Council hearing on this
project, so it can be included with the noticing.
~~ /"":'~ ~ "
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STAFF REPORT
TO:
FROM:
Hearing Date: 12/7/2006
Planning & Zoning Commission
C. Caleb Hood, Current Planning Manager
Meridian Planning Department
208-884~5533
PP-06-031
Preliminary Plat approval of 233 lots consisting of 206 residential lots, 11
commerciaVother lots, and 16 common/open space lots in the proposed R-8,
R-4, R-2, TN-R and TN-C zones. NOTE: The applicant has submiUed a
revised preliminary plat consisting of 213 total lots, of which 177 are
residential lots that will be plaUed with the first final plat on this property, 9
are mega.lots that will be required to come back in for both preliminary and
final plat approval in the future, 11 are commerciaVother lots, and 16 are
common/open space lots.
On October 1'./\ the Planning & Zoning Commission voted to continue these items until
December th. The Planning & Zoning Commission directed the applicant to hold another
neighborhood meeting, receive comments from ACHD and give City Staff new calculations
and configurations for this project. At the October 1 rjh hearing, it was anticipated that A CHD 's
Commission would hear and act on this project on November 15th. However, ACHD's
Commission is now scheduled to hear this item on December (/h, the day before the Planning
& Zoning Commission hearing. ACnD Staff has prepared a report regarding this project. City
Staff has included the DRAFT conditions from A CnD in Exhibit B below. Staff will try to give
the Planning & Zoning Commission a verbal update on any changes the ACHD Commission
makes to the conditions shown in Exhibit B. The applicant did provide Staff with a new
concept plan, preliminary plat, narrative, and calculations, as directed by the Commission.
Staff has updated the report below, based on the revised proposal. Staff is recommending
approval of the subject applications, but there are still some outstanding issues that should be
addressed prior to this application being heard by the Council (see below). The applicant
should update the Commission as to the outcome of the neighborhood meeting.
South Ridge Subdivision AZ.06-031/PP.06-031
PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, James L. Jewett, has applied for Annexation and Zoning of290.87 acres to R-8, R-
4, R~2, TN-C, and TN-R, and Preliminary Plat approval of 186 residential lots, 11
commercial/other building lots, and 16 common lots. Of the 186 residential lots, 9 are "mega"
lots that are going to be re-platted. Of the 11 commercial/other 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. A portion of one of the mega lots is proposed to contain a future fire station
(near Ten Mile Road). Another mega lot is proposed for a city park. 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 plat, the applicant is proposing to relocate
Overland Road to intersect Ten Mile Road approximately 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 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 the requested applications. Staffis 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 for each zone, prepared by a licensed surveyor; and 2) ten full-size, one 8.5"
x II ", one pdf and one jpg copy of the revised preliminary plat and landscape plan that
includes all changes 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 15''').
3. PROPOSED MOTIONS (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to
the City Council of File Numbers AZ-06-03l and PP-06-031 as presented in the Staff Report
for the hearing date of December 7, 2006 with the following modifications: (Add any proposed
modifications.) 1 further move to direct the applicant to submit: 1) new annexation and zoning
legal descriptions for each zone, prepared by a licensed surveyor, prior to the City Clerk
sending out notices for this project for City Council review; 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
changes 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
meetingschedukdforDecemberI5ffl).
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 2
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-03l and PP-06~03l as presented during the hearing on
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
December 7, 2006, for the following reasons: (you should state specific reasons for denial of the
annexation and/or plat.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZM06-031 and PP-06-031 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
South side of Overland Road, between Linder Road and Ten
Mile Road; Township 3 North, Range 1 West, Section 23
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 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 different zoning designations for the property: R-2, R-4, RM8, TN-C and TN-R.
The applicant has concurrently requested detailed preliminary plat approval for 177 buildable
single-family lots, 9 "mega" lots, 9 commercial lots, 1 elementary school lot, 1 public library
lot, and 16 common/open space lots. As part of the development request, the applicant is
proposing to plat nine "mega" lots that are to be re-platted in the future. Portions of two of the
mega lots include a city park and a fire station. All of the proposed lots in the first phase
appear to conform to the dimensional standards of the requested zone. The average 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):
10/24/06
11/28/06
South Ridge Subdivision AZ-06-03IIPP-06-03I
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
3. Date oflandscape plan (attached in Exhibit A):
3/15/06
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 residential lot 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 and revised submiualleUer.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: July 3 and 17,2006
d. Radius notices mailed to properties within 300 feet on: June 23,2006
e. Applicant posted notice on site by: July 10, 2006
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 purposes.
b. Description of Character of Surrounding Area: There are one and five-acre lots in Val
Vista, Arie1 Estates and Aspen Cove subdivisions to the south. The recently approved Bear
Creek West Subdivision is east oHms 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)
Recently approved Bear Creek West Subdivision, zoned R-8
Single~family homes in Val Vista, Arie1 Estates and Aspen Cove
Subdivisions, zoned Rl and RUT in Ada County.
4. West: Single-family homes, zoned Rl (Ada County)
d. History of Previous Actions: None. This project was on the July 2(/h, October l!1h and
now December 1h Commission agendas.
2. East:
3. South:
e. Existing Constraints and Opportunities:
1. Public Works:
South Ridge Subdivision AZ-06-031/PP.06-031
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
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.
2. Floodplain: N/ A
3. 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).
4. Hazards: Staff is not aware of any hazards associated with this property.
5. Proposed and Existing Zoning:
TN-R, and TN-C.
6. Size of Property: 290.87 acres
f. Subdivision Plat Information:
Existing RUT (Ada County) to R~8, R-4, R~2,
1. Residential Lots:
platted)
2. Non-residential Lots: 11 (9 commercial lots, 1 school lot, 1 public library lot, 1
future fire station site and 1 future city park site)
3. Total Building Lots: 188 (with the first phase, total number to be determined with
future plats)
186 (177 single~family lots in first phase, 9 "mega" lots to be re-
4. Common Lots: 16
5. Other Lots: 0
6. Total Lots: 213
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 of Ten 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 1l~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 ll-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
South Ridge Subdivision AZ-06-03l/PP-06-03I
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7,2006
site is being set aside for open space. UDC ll-3G.3Al requires conunon open space
and site amenities for developments of five acres or more. UDC ll-3G-3A2 requires
one additional site amenity for each additional 20 acres of development area. The
UDC requires 14 amenities for this development overalL Please see Section 10 below
for more 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
shade tree per 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-Street Parking: UDC ll-3C-6A requires single-family detached dwellings and
townhouses with more than 1 bedroom to have 2 enclosed parking spaces (a garage) and a 20'
x 20' parking pad in front of each garage. fu all commercial districts, UDC ll-3C-6.B
requires one off-street vehicle parking space for every 500 square feet of gross floor area.
J. Summary of Proposed Streets and/or Access: On the submitted revised master 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. There 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 Linder Road to Ten Mile Road,
Southern Way, Southridge Drive and American Frontier Drive, with the first final 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 generally supportive of the
proposed street system. However, staffhas some concerns with the detached sidewalks and the
associated easements adjacent to the streets in the TN-R portion of this project (see Section 10
below). NOTE: Staff has received comments on this project from ACHD. However,
ACHD's Commission is not scheduled to take action on this project until December 6'\ the
day before the Planning & Zoning Commission hearing. Staff has included the DRAFT
conditions from A CHD in Exhibit B below. If there are any changes to these conditions,
Staff will try to outline them at the hearing.
7. COMMENTS MEETING
On June 30, 2006, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Pire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has included comments, conditions and reconunended actions in
Exhibit B below. As noted in the Summary near the beginning of the report, the agencies and
departments listed above have not had a chance to review and comment on the revised plans.
Staff recommends that the applicant provide Staff with additional full-size plans so that the
agencies and departments can update their comments, concerns and conditions prior to the
City Council hearing.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use. Community" and "Medium Density Residential" on the
current Comprehensive Plan Future Land Use 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
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CITY Of MERIDIAN PLANNING DEPARTMENT STAff REPORT fOR THE HEARING DATE OF DECEMBER 7, 2006
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 either
side. The proposed development and zoning reflect more of the mixed uses at the Linder
Road/Overland Road intersection, and along the Overland Road frontage. Staff is generally
supportive of the proposed zoning designations as they are generally consistent with both the
current Map and the Map amendment that will be proposed, except for the proposed TN-R and
TN-C areas along Overland Road re-aligned. With the CPA, a majority of these areas will be
proposed as "Medium High Density". Staff believes that the areas proposed as TN-R (south of
Overland Road, west of the out-parcel) and TN-C (northwest of Overland Road, north of the
canal) should be zoned R-15 (medium high-density), except for a small "pocket" located on the
northeast side of the local street intersection with the new Overland Road, just north of the
Ridenbaugh Canal - this area should be zoned L-O.
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 parts of the City where innovative and
flexible design opportunities are encouraged. The Mixed Use - Community designation allows
residential density between 3 and 15 dwelling units per acre, up to 200,000 square feet of nonw
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 177 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 uses, a school, a city park, a fire station,
and a library. The net density for the residential area only ofthis 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, except for the
areas noted in the paragraph above.
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).
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
· The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
· The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department/United Water, the
Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility
Billing SenJices, and Sanitary Services Company.
Chapter IV, Goal I, Objective A, Action 6 - Pennit new commercial developments only where
urban services can be reasonably provided at the time of final approval and development is
contiguous to the City.
This development is currently not serviceable by gravity means. Permanent sewer service for this
development will be via 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 Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The applicant is proposing to provide one stub street to the south, to a 5-uc:re 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 of Ten Mile Road and Overland Road, and the out parcel on
Linder Road. Staff is 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 n, 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 to/from the proposed school lot and the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
library lot and within certain common lots throughout the development. The applicant is also
proposing to construct a multi-use pathway 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
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Prior to construction, fencing should be constructed around the perimeter of this site.
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
On the submitted master 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 hnpact 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 generally 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 developmcnt 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 UDe does
not require any buffering between single-jamily 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 lots in Val Vista Estates, and R-4 lots just to the north. These areas were proposed as R-8
on the original concept map and plat.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
Staff recognizes that there are some existing low density residential land uses adjacent to, and
surrounded by, this property. Staff believes that the locations of the proposed zones and the lot
layout are generally appropriate as the larger lots will primarily be on the 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
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 finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
· "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with 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 access points on to arterial strl;:l;:ts." (Chapter VI, page 79)
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 ~f 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 ll-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 proviut: for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to
the City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre
and corresponding housing types that can be accommodated within the density range.
TN~C: The purpose ofthe 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 open spaces and promotes pedestrian activity
through well~designed and varied streetscapes that also provide for the safe and efficient
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movement of vehicular traffic. Most dwelling units should be accessed from alleys. The
maximum density ofthe 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 conventional 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 of the R-2, R-4, R~8, L-O, TN~C and TN~R zones
established in the UDC. No dimensional modifications are being requested for the proposed
development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. Annexation and Zoning Application: Based on the Comprehensive Plan and the
Future Land Use Map, staff believes that the requested zones, as amended by Staff,
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.
Lellal 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 legal
descriptions, showing each of the zones recommended by Staff herein, should be
submitted to the Planning Department.
Special Considerations:
Master Concept Plan: The applicant has submitted a master concept plan for how the
290 acres will by-and~large be developed. Staff is generally supportive of the layout of
the concept plan. Staff realizes that somc flexibility is needed when developing a
property of almost 300 acres. However, Staff 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.
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Phasing Plan: The applicant anticipates constructing the subdivision 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
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 lO-foot wide multi-use pathway be
constructed from Linder Road to the new Overland Road, 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, Staff recommends that all of the
public streets shown on the proposed preliminary plat, Sheet P1.0, be constructed
with the first phase. This condition will allow multiple accesse:r.' into the development
and includes all of Overland Road, all of Southern Way, and the other internal
streets proposed with the first final plat phase. 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 mu1ti~use pathway on the north side of the
Ridenbaugh Canal, adjacent to Block 3 only. Staff is generally supportive of the
location of the pathway, but believes the entire pathway should be constructed with
the frrst phase of the development (see Phasing Plan above). Also, staff believes that
the pathway should terminate 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 on Mega Lot 4. The applicant has been working with the Parks Department and
the Parks Commission on the design of this park. Staff understands that the Parks
Commission has an approved design for this site.
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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
zoned areas. The applicant is proposing to improve the drain between the school lot
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 Il-5B-3D2 and Idaho Code S 65-67llA 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 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).
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.15
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 prior to annexation ordinance approval, new legal descriptions for the
R-2, R-4, R-8, R-15, TN-C, TN.R and L-O zones be submitted. That said
legal descriptions should depict zones consistent with the master concept
plan except: that the areas proposed as TN-R (south of Overland Road,
west of the out-parcel) and TN-C (northwest of Overland Road, north of
the canal) should be zoned R-15, exceptfor a small "pocket" located on the
northeast side of the local street intersection with the new Overland Road _
this area should be zoned L-O.
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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 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-S, R-15, 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 permit submittal).
7. That the applicant will be responsible for all costs associated with the sewer
and water service extension.
S. 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 permit, the subj ect 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 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 public street frontage as shown on the revised master concept plan, or
a cross 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 subject 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 applicant agrees to construct continuous public streets from Ten
Mile Road, Overland Road and Linder Road, that connect with each other as
part of the first final plat, as proposed.
14. That exceptfor Mega Lot 4 (city park lot) which will be included within the
first final plat phase of this development, all other "mega" lots shown on the
master concept plan will be recorded, and then re-submitted for "detailed"
preliminary and [mal plat approval by the City; that until such time as the
"mega" lots are re-platted no building permits will be issued on those lots.
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.
1 7. That all internal landscaping shall be installed as each phase fmal plats, prior
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
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 fIrst 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 north side of the Ridenbaugh Canal, from Linder Road to
Overland Road (terminating at the realigned Overland Road intersection).
That as future phases are brought in for re-platting, the City will require
additional multi-use pathways along the Ridenbaugh Canal andlor within
the Northwest Pipeline easement,
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 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).
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.
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
South Ridge Subdivision AZ-06-031/PP-06-03]
PAGElS
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
plat be 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 preliminary plat.
The TN-R standards in the UOC also require that all dwelling units 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.
Allevs: The applicant is proposing alleys within five blocks of the 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 bt:
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 proposed on the preliminary plat (as
allowed by ACHD). A note should be placed on the face of the final 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 requires 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 city park, make
up a majority of the 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
recommends that the applicant clarify, at the public hearing, what type of
amenity(ies), if any, are proposed near the parking lot in Lot 5. Staff further
recommends that the Commission 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 this irrigation drain open through
the site and improve it as an amenity. There are other irrigation/drainage laterals that
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
bisect this parcel. Per UDC ll-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-pathslPedestrian Connections: The applicant is proposing to construct one
micro-path on Lot 50, 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
50, 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 50, between Lots 53 and 54, Block 3, does not have enough landscaping on
the sides ofthe 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 10~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 to-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
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 ftrst 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 all commercial and other nonresidential street
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 17
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 35-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 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-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 Buffen along Streets.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
The landscape plan prepared by The Land Group, Inc., on 3-15-06, labeled Sheets
L1.00, L1.0l, L1.02, L1.03, and Ll.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 50, Block 3; a micro~path between Lots 43
and 45, Block 3; a micro~path between the future multi-family units on Mega
Lot 8 and the non-residential uses in Block 3; and a micro-path between the
school lot and the library lot, construct a 1 O~foot wide multi~use pathway
along the Ridenbaugh Canal, from the eastern property line to the Overland
Road/Ridenbaugh Canal intersection, 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
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 50, Block 3, or adjacent to the other interior common spaces.
UDC 11 3A-7 A 7a requires the developer to construct fencing adjacent to micro~
paths to distinguish common from private areas. Staff recommends that the
South Ridge Subdivision AZ-06-031/PP-06-03 I
PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
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 pennit, 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 for the payment of assessments for the common areas prior to signature on
the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with UDC 1l~3A~15 and MCC 9-l~28.
Existing Residences/Buildings: 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) tenfull-size, one 8.5" x 11", one
pdf and one jpg copy of the revised preliminary plat and landscape plan that includes all
changes 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 15t~.
11. EXHIBITS
A. Drawings
1. Revised Master Concept Plan (dated: 10-24-06)
2. Revised Preliminary Plat (13 pages; dated: 11-28-06)
3. Landscape Plan (5 pages; dated: 3-15-06)
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 Draft
8. Central District Health Department
9. Nampa - Meridian Irrigation District
C. Annexation and Zoning Legal Descriptions (forthcoming from the applicant)
South Ridge Subdivision AZ-06-03] IPP-06-03]
PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
D. Required Findings from Unified Development Code
South Ridge Subdivision AZ.06-031/PP-06-031
PAGE 20
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 7, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
B. Conditions of Approval
1. Planning Department
ANNEXATION AND ZONING PROVISIONS (AZ.06~03l)
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 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).
3. That all TN~R zoned lots and uses will comply with the recently adopted TN-R
standards adopted in the ODe (see Ordinance# 06-1241); that the R.15 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; and that a useable common open space area (park) be
provided on site.
4. That prior to annexation ordinance approval, new legal descriptions for the R-
2, R-4, R.8, R-15, TN-C, TN-R and L-O zones be submitted. That said legal
descriptions should depict zones consistent with the master concept plan
except: that the areas proposed as TN-R (south of Overland Road, west of the
out-parcel) and TN-C (northwest of Overland Road, north of the canal) should
be zoned R-15, except/or a small "pocket" located on the northeast side of the
local street intersection with the new Overland Road - this area should be
zoned 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 permit submittal).
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.
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
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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 this site
(not including the fire station, and subject to approval by ACHD); 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.
11. That public street frontage as shown on the revised master concept plan, or a
cross 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 subject 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 easement(s) are vacated.
13. That the applicant agrees to construct continuous public streets from Ten Mile
Road, Overland Road and Linder Road, that connect with each other as part of
the fIrst [mal plat, as proposed.
14. That except for Mega Lot 4 (city park lot) which will be included within the
first final plat phase of this development, all other "mega" lots shown on the
master concept plan will be recorded, and then re-submitted for "detailed"
preliminary and fInal plat approval by the City; that until such time as the "mega"
lots are re-platted no building permits will be issued on those lots.
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 PLRl.O; and that all landscape street buffers will be constructed in
accordance with the UDC provisions in effect at the time of re-development of
each mega lot.
17. That all internal landscaping shall be installed as each phase fInal plats, 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 fIrst phase of development.
19. That with the construction of the fIrst phase (prior to any occupancy being
granted), a 10-foot wide multi-use pathway shall be constructed on this site
generally on the north side of the Ridenbaugh Canal, from Linder Road to
Overland Road (temporarily terminating at the realigned Overland Road
intersection - remainder out to Ten Mile Road to be constructed with future
phases). That as future phases are brought in for re-platting, the City will
require additional multi-use pathways along the Ridenbaugh Canal and/or
within the Northwest Pipeline easement.
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 commercial uses near 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 Conurussion and/or Council at the public hearings.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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).
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-03l)
1.1.1 The revised preliminary plat, prepared by The Land Group, Inc., dated 11-28-06 is not
approved. The applicant shall submit 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 changes listed below, to Staff
by Thursday December 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 Exceptfor Mega Lot 4, all of the proposed Mega Lots shall be included within the boundaries
of the first final plat for this property. Except for Mega Lot 4, all other Mega Lots shall be
designated non-buildable lots on the face of the final plat.
1.1.3 Include Mega Lot 4 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 final plat, construct Overland Road, from Linder Road to Ten Mile Road, as
proposed on the preliminary plat (subject to ACHD approval), With the first final 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 l!iidewalk easement 0" 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 easeme"t for the sidewalk, as
the walk will be outside of the proposed 50-foot right-of-way for the street.)
1.1,6 All TN-R zoned dwelling units shall have a minimum of two lights at the front of the u"it; 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 sta"dards 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 first phase, set aside approximately 8.9 acresl13% of the site for common
open space; construct a micro.path in Lot 50, Block 3; "green-up" the drain between the
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
school lot and the library lot; construct a 10-foot wide multi-use pathway adjacent to the
Ridenbaugh Canal (maintain a 5-foot wide landscape buffer along the 10-foot wide multi-use
pathway), and dedicate a city park. Construct any additional amenities that may be required by
the Commission and Council.
1.1.10 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 50, Block 3, and one pedestrian walkway between the library lot
and the school lot, within this phase of the development. Construct a micro-path across
Southpoint Way, near Southridge Drive, that connects with the future multi-use pathway along
the Ridenbaugh. Construct a micro-path between Block 3, and the future multi-family units in
Mega Lot 8. 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 50, 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, labeled Sheets L1.00,
L1.01, L1.02, L1.03, and L1.04 (regarding the buildable lots in theftrst 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-path.f;.
. Provide amenities and open space as follows; 8,9 acres (13%) of common
open space, a micro-path on Lot 50, Block 3; a micro-path between Lots 43
and 45, Block 3; a micro-path between the future multi-family units on
Mega Lot 8 and the non-residential uses in Block 3; and a micro-path
between the 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 Road/Ridenbaugh Canal intersection, 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 of the Final Plat. All
standards of ins tali at ion shall apply as listed in UDC 11-3B-14.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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 final plat, but not constructed 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 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 across the Ridenbaugh
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-8 lots, 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-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.
1.1.14 In accordance with UDC 11 3A-7A7a, constructfencing 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-pathfencing 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.
1.1.17 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-06~03l)
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 [mal plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC ll-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 ll-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
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
permitted under UDC ll-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 of UDC 11 ~3A-18, then
the applicant shall relocate the facility. This may require losing a developable lot or developable
area. It is the responsibility of the developer to comply with 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 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-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 UDC.
2.2 No temporary or interim lift stations shall be allowed on this site.
2.3 The applicant shall be responsible to install the Black Cat Trunk through this project to the
intersection of S. Linder Road and American Frontier Drive with the first phase ofthis project.
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 ofthe 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 tive 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
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 will lie within two different pressure zones. The
applicant shall be responsible to install a minimum oftwo pressure reducing vaults/valves.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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 20pfoot 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 inigation 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 ofthe construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then 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 Il-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
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.16 All existing structures not meeting setbacks or the dimensional standards outlined in the UDC
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 ll-3A~6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department 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 ofIdaho 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 Enviromnental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off~site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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 irrigation, 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 proees:-o, 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 compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.27 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny 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 ofthe 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 pre:-o:-oure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design ofthe streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Pinal design locations and quantity are detennined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
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.
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
3.3 Final Approval ofthe fITe 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 pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.6 All common driveways shall be straight or have a turning radius of28' 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 Dl03.6 Signs.
3.8 Requirements for dead-end fire apparatus access roads that are between 500' - 7 50' 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 Dl03.4. 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 lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
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 homes. The two entrances should be
separated by no less than 'l2 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' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
3.16 Commercial and office occupancies will require a fITe-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~lot 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 fITe 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 fITe 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 fITe apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fITe hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
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 be required to be fire sprinklered.
3.28 There shall be a fITe hydrant within 100' of all Fire Department connections.
Exhibit B - Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
3.29 Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D105.
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 mm) 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 separate and approved fire apparatus access roads. Exception: Projects having
a gross building area of up to 124,000 squarc feet (11520 m2) 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.
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.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC ll-3B-1O) 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 Il-3B-lO) will be followed.
Exhibit B - Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District
Soecial Recommendation to the Citv of Meridian: The proposed Timberwood Drive intersects the re-
aligned segment of Overland Road on the outside of a curve. The applicant's traffic engineer has
identified adequate site triangles for entering the traffic stream and for emergency stopping situations.
These site triangles are located over common areas and public right-of-way these areas should have
limited landscaping which would impair the view of on-coming traffic. The District requests that the
City of Meridian review the landscape plan in accordance with the necessary site triangles for
intersection oj Timberwood Drive and Overland Road.
Site Soecific Conditions of Aooroval
1. The applicant shall be required to enter illto a developmellt agreement with the Di...trict for the
proposed reconstruction and realignment oj Overland Road. The development agreement shall
be executed prior to the first final plat being signed and prior to any design or construction
review oj Overland Road. The development agreement will address the number oj travel lanes,
the exact design criteria, construction requirements, and right-of-way dedication and potential
exchange. No particular alignment is specifically approved with the action on this application
as the roadway may need to shift to meet District standards based on determinations made
through the design process.
2. Dedicate a 96-feet of right-oj-way for the realigned segment of Overland Road through the site,
unless the applicant chooses to construct the sidewalk in an easement. At a minimum the
applicant will be required to construct a 2-lane roadway and a 4-lane bridge through the site
for the realigned segment oj Overland Road to serve the development. Construct center left
turn lanes on Overland Road at the site entrances. Construct a minimum 5-foot concrete
sidewalk abutting the site on Overland Road (and on both sides of the realigned Overland
Road) located a minimum of 41-Jeetfrom the centerline oJ Overland Road. OR enter in to a
development agreement with the District for the full reconstruction oj Overland Road as
identified in condition 1.
Exhibit B - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
3. Design, construct, and dedicate the necessary right-of-way to create a T-type intersection of the
existing Overland Road with the new Overland Road.
4. Design and construct the turnaroundfor the existing Overland Road disconnecting the road
from Ten Mile Road.
5. 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-feetfor 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.
6. 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-feetfor
300-feet. Dedicate a total of 48-feet of right-of-way for the remainingfrontage 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 within
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.
7. 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.
8. 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.
9. 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 the existing A CHD right-of-way.
10. Construct a 5-foot wide detached concrete sidewalk on Ten Mile Road abutting the site, located
a minimum of 41-feetfrom the centerline of the right-of-way. Construct the sidewalkfrom the
south property line and continue north approximately 1,200-feet or until sidewalk construction
is restricted due to topography. Provide a road trust to the District for the remaining sidewalk
to be installed, approximately 300-feet.
11. Construct a full-access commercial street, Spanish Sun A venue, to intersect Overland Road
located approximately 710-feet west of the existing centerline of Linder Road, as proposed.
12. Construct afull-access commercial street, Southridge Drive, to intersect Linder Road located
approximately 610-feet south of the existing centerline of Overland Road, as proposed.
13. 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)
Exhibit B - Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
14. Construct afull..access residential collector, Timberwood Drive, to intersect Overland Road,
located approximately 940-feet east of the west property line, as proposed.
15. Construct the following roadway segments as residential collectors with 36-foot street sections
(vertical curb, gutter, and 5-foot concrete sidewalks) within 50-feet of right-of-way. These
roadways shall have no on street parking and no front on housing:
. Timberwood Drivefrom Overland Road east 2IO-feet.
16. 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 accommodate 2-travellanes and 2-on street bike lanes.
17. Construct Southridge Drive as a residential collector with vertical curb, gutter, and 5-foot
concrete sidewalkfrom Heavy Timber Drive to Southpoint Way. This roadway segment may
have on street parking on the west side of the roadway only. This roadway segment will be
designed to accommodate one parking lane, 2-travellanes, and 2.on street bike lanes.
18. 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 Southridge Drive.
. Southridge 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 accommodate
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 Farmington Drive to Woodhouse Avenue, on the south side
of the roadway.
19. 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
Exhibit B - Page 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
20. Construct the internal residential streets, with the exception of Rustica Street, as 37-100t 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-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.
21. Construct Rustica Street as a 29-foot street section within 42-feet of right-ol-way, as proposed.
Receive written Fire Department approval for the reduced street section. Parking will be
restricted to one side of the roadway.
22. Re-design the proposed alley in Block 3 to intersect Craftsman Way. Receive approve by SSC
and the Meridian Fire Department for the proposed 90-degree curve. Construct all the
internal alleys as 20-foot wide paved public alleys.
23. Construct the following stub streets as proposed:
. First stub street to the south, Woodington Avenue, is proposed to be located 80-1eet
west of Linder Road (measured property line to centerline).
. Second stub street to the south, Woodhouse Avenue, is proposed to be located 146-
feet west of Linder Road (measured property line to centerline),
. Third stub street to the south, Southpoint Way, is proposed to be located 1,680-feet
west of the east property line (measured property line to centerline).
. First stub to the northwest, South point Way, is proposed to be located I,200-feet
north of the south property line (measured property line to centerline).
. Second stub street to the northwest, Southern Way, located approximately 1,600-
feet east of the west property line (measured property line to centerline).
24. Construct the four cul-de-sac turnarounds with center landscape islands with a minimum 45-
foot turn radius and a 29-100t street section on all sides of the center landscape islands.
25. Coordinate the design of the proposed roundabout at the intersection of Southridge Drive and
American Frontier Drive with District Traffic Services staff.
26. Submit the bridge plans for the two crossings of the Ridenbaugh Canal (Overland Road and
Southern Way) for review and approval prior to the pre-construction meeting and plat
approval.
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 Aooroval
1. Any existing irrigationfacilities shall be relocated outside of the right-of-way.
Exhibit B - Page 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during
the construction of the proposed development. Contact Construction Services at 387-6280
(withfile number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #200, also known as Ada County Highway District Road Impact
Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least twofull business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans,
or other regulatory and legal restrictions in force at the time the applicant or its successors in
interest advises the Highway District of its intent to change the planned use of the subject
property unless a waiver/variance of said requirements or other legal relief is granted pursuant
to the law in effect at the time the change in use is sought.
Exhibit B - Page J 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
8, Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run~off is not to create a mosquito breeding problem.
8.4 It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent
impact to ground water and surface water quality. The engineers and architects involved with the
design of this project should obtain current best management practices for storm water disposal
and design a storm water management system that is preventing groundwater and surface water
degradation.
9. Nampa & Meridian Irrigation District
9.1 No comments received
Exhibit B - Page 17
I
,
t'~ r?2
11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
C. Annexation and Zoning Legal Descriptions (zoning legal descriptions forthcoming)
THBLA:ND GROl.lP, INC.
May 4; 2006
Project No. 0502 I
Legal o-:ription
Soutbridge Subdivision
290.87 acres
J:XBIBff "A"
A tract of land sihiated in the North One Halland the Northeast One Quarter of the
Southeast One Quarter of Section 23. Township 3 North. Range I W~ Boise Meridian,
Ada County, Idaho. described as follows:
Commencing at a found 5/8-inch .steel pinmonumenting the Northeast Gomer of said
Section 23 on the centerline of Under I{oad bcingthe POINT OF BEGlNNING.
Thence following the easterly line of said Section 23 and the centerline of said
Linder Road. South OO~41 '28" West a distance of 639.61 feet toa found5/a-inch
steel pin;
Thence leaving said easterly line and said centerline, No11h89"19'41" West a
distance of 199.25 feet to a found SIB-inCh steel pin;
Thence South 00"41'26" West a distanCe of250.00 feet to a point;
Thence South '~"19'4l "East a distance of 199.25 feet to a found S/B.inch steel
pin on said easterlylinc and said centerline; .
Thence following said easterly line and said centerline South 00"4118" West a
distanteof 1.741.04 feet to a point;
Thence leaving said easterly line and said centerline. Nordl89"03'02" West a
distance of283.12 feet to a point on the centerline oflbe Ridenbaugh Canal;
Thence following the centerline of said Ridenbeugb Canal the folloWing fifteen
courses;
323.51 feet following th<l arc ofa non tangent ewve tottle left, said curve
having a radius of631 ,24 feet. a central angle of 29"21 '51 ", a chord
bearing ofNonh44"43'07" West and 8 chord distance on I 9.9t1 feetto a
point;
North 59"59'27" West a distance of 73.72 feet to a point;
9().21 fciet fOllowing the arc a circular curve to the left, said curVe hav.ing a
radius of 120.00 feet,. a cenl1'8l angle of 43"04'24". a chord bearing of
North 8 J "31'39" WeSt and a chord distance of B8.10 feet to a point:
South 76"5fJO'iJ" West a distance of 93.79 feet toapomt;
83.95 feet following the arc a circular curve to the right. sAid curve having
8 radius of 100.00 feet. a central aagle of 48"06'06". a chord bearing of
North7~00'481t Weshmd a chord di~ ofll.Sl ~t6 a pofut
,
I.....~.... .,}"ih PloolMq" a.iJ~. co'<-""'" r...."". ~ ..a..... ~~
4(4F', ShMPoive, Stt'. 100, F'......lcWlo 8>>16 . .. 208"/l9.4OoJl P:108. 'YM445 .1IIWW di(lontlp"'~~wn
G,\2DOS\0S021\dg~."lmbu\^dm;"\J~~\lJ....~-,0S021~d",,
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
...
THl'. LAND G"OUI'. INC.
North 54"57'45" West a distance of I 08.3 I fccL to a point;
90.18 feet following the an: a cirCular curve to the left, said curve having a
radius of 120.00 feet, 0. central angle of 43"03'30", a chord bearing of
North 76"29'30" West and a chord distance ofS8-07 feell.llli point
SoumSl "58'45" West a distance of 380.01 leet to Ii point;
160.45 teet following the arell circular curve to the left, said curvehliving
a radius of 150.00 feet, a central angle of61"17'12", u chord bearing. of
South 51"20'09" West and a chord distance of 152.91 teet to a point:
South 20"41 '33" West a distWlCC of216.91 fcetto a. point;
262.75 feet tbllowing \he arc a circular cwve to the right, said curve
having a radius of 420.00 feet, a central angle of3S"SO'36", a ch4rd
bearing ()fSouth 38"36'51" West and R chord distance (lI'258.4H ft:ettn a
point:
South 56"32'09" West a di"'tllncc of 343.51 feet to a p()int~
166.04 feet folluwing the arc a circular l;urve to lhe right, ~id curve
having a radius of 64.63 fi~et. a ccntrnJ angle of 147" 12'00" ,a cht)td
hearing of North 49C51 '.51 " West and a chord distance ofl24,0() fec.'1: to a
point:
North 2)"44'15" Ea~ta distance of14Z.00 feet to 8 point;
Nl'lrth 32"06' 19" East Ii distance of 219.83 feet to ap<lint on the southerly
line of the Nmth One Half nf said Section 23;
Thence leaving said centerline and foU()~ing said southerly line,
North 89'"'{i2'S6" West a distance of712A3 feet to a lounu 5/8-i.nchsteel pin
monumenting.the Center One Quarter of said Section 23;
Thence following said lloutherly lint:, North 89004'17" Westadislance of
1,832.01 teet toa found 112-inch steel pin:
Thence leaving said southerly line, North 22c09'32" West a distance of 520. '9
feet to a lhund 1I2-inch ste(;1 pin;
'Thence North 89016'08" Weilt a distance of 630.49 feet 10 a point on the westerly
line of said Section 23 on the centerline ofTen Mile Road;
Thence: fullowing the westerly Hne 01' lllliu Section 23 and the centerline M said
Ten Mile Road, North 00056'19" East a distance of 1,510.78 feet itl a point
Thence leaving said westerly Iinelli1d said centerline, South 89"03'3 7~ East a
distance of25.00 feet to a poinl;
Thence South 34"11'02" ElL'lt a disumcc 01'255.76 f"t to a point;
Thence South 21<>08'47" Fat a distance of 14\.89 feet to a point;
Thence South 21046'52" East a distance 01'332.62 feet to a polin;
Thence North 01 "24'08" East n distance of 111.80 feet w a point;
Thenee North 05020'23" East a distance of 201.34 feet to a point;
111ence North 13010'43" East Il distance of 138.68 f~ 10 a poiut;
Thence Nllrth 26"09'07" Wests distance 0030,77 feet to a point;
,
2
1~ A,,~ . SiN Pilotmi. . Ci,fi E........OX. (;o{fC.",,, Im.-;.- "'"~~ · (~r,,/,I';, L...__i__
462lc. Sh..,d),:iye.!ln,. 100, FABIo, Iwh" 81616 -I' 2Oll,939A04.1 F :ll1fl.1I)\I#45 - ~i:blJ>w.iJjp.\JUjIiA~&J.llll
C;:\~\05021\llg ..w.""f\1<*> ~\A..1mi" \ r ..,,~l.\ T,l ,-~:m._()5\Yll'1'n,,><1.ati<:
Exhibit C - Page 2
I~
-e
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
'rHH 1.IlND,GltOUI'. INC_
-rbencc North 14"01 '47" Wcst Ii distance of 273 .94 feet toa pQint;
Thence North 13011'58" East a distance of 166.51 feet to Ii point;
Thenee North 37"00'03" Easla distance of 149.62 feet to u point on the northerly
line of said Section 23 and the centerline of Overland Road; ,
Thence following the northerly line nfsaid Section 23 and the centerline of said
Overland R(Jud, South 89"15'27" Ea.'!t a distance of 1,024045 feet to a Iburid 5/11~
inch steel pin monumenting the West One Sixteenth Comer of said Section 23
and Section 14, Tllwosmp 3 North, Range 1 West, Boise Meridian;
Thence lolloVll-ing said northerly line and said centerline. South 890 J 4'25" East a
distam:e of 1,326,.15 feet to a IO\lnd bl'llSlll:ap monwnenting tbe NorlhOnc
Quarter of said Section 23;
Thence following said northerly line and said centerline, South 89,019'41" Eiulla
distance of 665.41 feet tt! Ii point:
Thencc leaving said northerly line and said ccnterline, South (}(}"38'49" West tl
distance of 888.62 tt..'tltlo 8 found 5/8-inch s~e1 pin;
l'hcnce South 89"1 9'29~ East a distance of 250.00 feet to u found 5/8-inch steel
~m .
Thence North OO"38'49fl EllS! a distance ot888.64 leet to a point on said nmlherly
line and said centerline; ..
Thence 101l0....;ng said northerly line and said centerline, South 89019'41" East a
distance of 1,746.32 feet the POINT or I!EGTNNING. .
The above-described tract of land contains 297,03 acres, more or less, subject to all
existing easemcnl'i and rights-of-way. .
EXCEPTING THEREFROM:
A tractor land sitUllted in the Northwe:;t One Quarter of the Northwest One Quarter of
Section 23, Township 3 North, Range 1 West, Bi:lise Meridian, Ada County. Idaho,
described as 1()l1ows:
Commencing at a found bra,,>s capmonumenting the Northwellt Comer oJ said Seetion
23. them..'t: following the nor1herly tine or :!llid Northwest One Quarter of the Northwest
One Q1.mrter. South 89"15'27" East 11 distance of 1.125.68 [Cello a poinl;
Thence leaving said northerly line, South 00"44'33" West 8 distance 0096.34 fcct 10 a
point on the centerline of the Rldenbaugh Call1ll being the POINT OF REGlNNlNG.
Thence lollowing the centerline of said Ridenbaugh Canal the following two
COl!nleS:
South 73"37'50~ liasu distance of 153.03 fcet to a point;
,
LMthtt>p< ~ .s.. p,...".. . CioJ E9-'''''''' (;.if(".,;." 1~C' H....,."" · Gn#i</'~'
"fiZ lL Shure Po"". iil.. LOll.l'1k, Idoho 8~1~. I' 208.9~\9,~1 F ~'9J9.4<<5' 'I/lIIW.lh.:brt'~<:iJI'~
(;: \2(105 \O~1l21 \1lH, ,..,~\jOh ""moo \Admin\ '""l\.r. \ U._06OW4t<l"'IlnlUlS(}2hm';';d. ~,,,.
J
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
...
TilE LA),,')) GROllI'. INC.,
South 63"48'13" East adistanee of 58.44 feet to II point on the eustcrly line
of said Northwest One Quarter of the Northwest One Quarter;
Thence lcaving said centerline and following said easterly line.
Suuth 00"47'25" West a distance of 85434 feel to II found S/8-inch sleel pin
monumenting the Southeast Comer of said Nunhwcst One Quarter of the
Northwest One Quarter: '
Thence leaving said easterly line IInd following the southerly line or' ~aid
Northwest One Quarter of the Northwest One~, North 890()9'38" West a
distance of 450.00 feet to a polm;
Thence leaving said southerly line, Nonh 00046'43" East u distance of302.18 reet
to It poin.!;
Thence North 65"39'49" East fl distance of 276.09 fcello II poInt;
Thenee North 00"46'43 II East II distance of 500. 71 teelto the POI NT OF
BEGINNING.
The above~dcSt.'1ibed tract ofland contaihs 6.16 acres, more or less. subject 10 all existing
easements IWd rights-of"WllY. '
The tlltalarcll of said parcel contains 290.87 acres, more Of lells, su~iecl to all existing
easements and rights-of-way.
Prepared By: TIlE LAND GROUP, INC.
462 E. SHORE DRIVF", SUHP. 100
EAGLE, IDAHO 83616
2H8-939-4041
208~939-444S (FAX)
RE~~VAL
Ely'" " .01
'"
,
JUN 0 5 (om,
ME/l,IOIAN PUBLIC
WORl(S OEPT:
I
4
I...."'" An"""'- - Sib p~ - end E!.~ . G<I{/ (:-" I~ <& EJ..,pu.ri." . (,rUpJti< ,....""''''''''K..
462 F., St~"" Oriv.. Ste_ 100. f.~.I,W>o 83616 . P 208.939.41141 F 208,9$9A4ilS . ri!lJhdiW_<lli:m~~,.\!!!I
G: \2005\05021 \ till $\l<Vq \iah l\"",[,.,'.\Mmiu\1'""l\""\UJI60~'-'),U21'11ll~.1.d&
Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Staff finds that the proposed zoning designations of R-8, R-4, R-2, TN-C and TN-R
comply with the Comprehensive Plan and recently amended Future Land Use Map. Staff
finds that the proposed map amendment is in general compliance with all other applicable
provisions of the comprehensive plan. Please see Comprehensive Plan Policies and
Goals, Section 8, of the Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that there are several uses that are allowed and conditionally allowed within
the requested zoning districts. 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, staff
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 dimensional
requirements that conform to the proposed zoning designations.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff fmds 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 ofthe City (UDC 11-5B-3.E).
The R.8, R-4, R-2, TN~C and TN-R zoning amendments will provide residential,
commercial, and public/quasi-public uses in this area. Staff fmds that all essential
services are available or will be provided by the developer to the subject property and
will not require unreasonable expenditure of public funds. The applicant is proposing to
develop the land in general compliance with the City's Comprehensive Plan. In
accordance with the findings listed above, staff finds that Annexation and Zonin~ of this
property to R~8, R~4, R~2, TN~C and TN~R would be in the best interest ofthe City.
Exhibit D - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan, and the land use designations for this property as shown on the
Future Land Use Map. Staff generally supports the proposed plat 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;
Staff finds that public services can be made available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more
details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
The Commission and Council should rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to detennine this finding. (See fmding Items 3
and 4 above under Annexation Findings, and the Agency Comments and Conditions in
Exhibit B for more detail.) Staff finds that there is public financial capability of providing
supporting services for this development.
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision. 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.
The Ridenbaugh Canal bisects this property. Staff considers the Ridenbaugh a scenic
feature. Staff reconunends 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. Staff
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance if developed under these conditions.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to detennine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
Exhibit D - Page 3
Meridian Planning and Zoning Meetina
October 19. 2006
Meeting of the Meridian Planning and Zoning Commission of October 19, 2006, was
called to order at 7:05 p.m. by Chairman Michael Rohm.
Members Present: Michael Rohm, Keith Borup, Wendy Newton-Huckabay, David
Zaremba, and David Moe.
Others Present: Bill Nary, Tara Green, Machelle Hill, Caleb Hood, Mike Cole, Amanda
Hess, Sonya Watters, Matt Ellsworth, and Dean Willis.
Item 1:
Roll-Call Attendance:
Roll-call
X Wendy Newton-Huckabay X Keith Borup
X David Moe ~ Vice Chairman X David Zaremba
X Michael Rohm - Chairman
Rohm: Good evening, ladies and gentlemen. It looks like we have a pretty full house
tonight. Welcome all of you. At this time I'd like to open the regularly scheduled
meeting of the Planning and Zoning Commission for this Thursday, October 19, 2006,
and begin with the roll call of Commissioners.
Item 2:
Adoption of the Agenda:
Item 3:
Consent Agenda:
Rohm: Thank you. The first item on the agenda is the adoption of the agenda and we
are going to have one change tonight. Items No. 10 and 11, public hearings for
Eastwood Subdivision, are both to be continued until the regularly scheduled meeting of
Planning and Zoning for December 21 st, 2006. So, anybody that's here tonight to listen
to or give testimony for that application, it is not going to be heard tonight. We received
a letter from the applicant requesting a continuance and we will not be hearing item, so
that one will be stricken from the agenda. The third item on the agenda is the Consent
Agenda and we have no Consent Agenda. So, with that being said could I get a motion
to accept the agenda as amended?
Zaremba: So moved.
Moe: Second.
Rohm: It's been moved and seconded to accept the agenda as amended. All those in
favor say aye. Opposed same sign? Motion carried.
MOTION CARRIED: ALL AYES.
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October 19,2006
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Rohm: Okay. Before we get started tonight there is a couple of things that have
changed for us as Commissioners at our last meeting -- and we are very new at this.
We have got these laptop computers now that all of our information is fed to us from --
off of the ethernet and so until last meeting I didn't know what an ethernet was and
many of us are kind of in that same boat. So, we are working with it now and we are
trying to learn as we go and we have got some backup paperwork, but for the
applications and documents online and we are working to get better at this as we go
and all of this is an effort to save paper, because each of us receive about a ream of
paper for each and every meeting and it gets a little bit expensive, so we are trying to
move in a direction of being more cost effective. Okay. With that being said, the
second thing that I'd like to talk to you about is the format of the meeting itself and what
we do is we will open up a hearing and the first thing we will do is we will ask staff to
give their summations of the project. Staff makes their presentation based upon
ordinance and the Comprehensive Plan and from that they kind of give us directions as
to which way they think the project should go based upon adherents to -- do you want
me to get that other speaker? Okay. The staff -- continuing. The staff, then, concludes
with their comments and any questions that we might have of staff we will ask at that
time. Once the staff has completed their assessment of the project, the applicant will
have 15 minutes to sell the Commission on the project based upon their perception of
the project. Once those two presentations have been made, it is open to the public.
Generally speaking -~ and it looks like it may be the case tonight -- if there is a single
spokesman for a larger body, like a homeowners association, we will give that single
person a ten minute window of opportunity to speak about the project, but anybody that
has signed up for it has an opportunity to speak for their three minutes. All we ask is
that if, in fact, somebody prior to you has made your point, it doesn't carry any additional
weight to make the same point again. So, you can just stand up and say I have been
spoken for and am in support of this or that comment made by previous testimony.
Once all of that has been done, the applicant, then, has an opportunity to rebut any
comments made and additional testimony. Once that's done, then, we will either make
a motion to recommend approval or denial or there may even be a continuance based
upon lack of enough information to come to a final decision.
Item 4:
Public Hearing: AZ 06-031 Request for Annexation and Zoning of
290.87 acres from RUT to an R-8 (Medium Density Residential (115.91
acres), R-4 (Medium Low-Density Residential) (69.92 acres), TN~R
(Traditional Neighborhood Residential) (51.36 acres), TN-C (Traditional
Neighborhood Center) (34.65 acres) and R-2 (Low Density Residential)
(26.02 acres) for South Ridge Subdivision by James L. Jewett - south
side of Overland Road between Linder Road and Ten Mile Road:
Item 5:
Public Hearing: PP 06-031 Request for Preliminary Plat approval of
233 lots including: 206 residential lots, 11 commercial/other lots and 16
common / open space lots on 290.87 acres in the proposed TN-C, TN-R,
R-8, R-4 and R-2 zones for South Ridge Subdivision by James L.
Jewett - south side of Overland Road between Linder Road and Ten Mile
Road:
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October 19, 2006
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Rohm: SO, with that being said, unless there is other comments that other
Commissioners might want to add, I will open the Public Hearing for AZ 06-031 and PP
06-031, both related to the South Ridge Subdivision and begin with the staff report.
Hood: Thank you, Mr. Chair, Members of the Commission. South Ridge Subdivision,
actually, is a continued Public Hearing item. It was continued previously so we could
get comments from the Ada County Highway District. We did not have them prior to the
last hearing and that's, essentially, the staff report that you have before you tonight is
the same one that you had at the last Public Hearing. No changes have been made at
this time to the staff report. However, some changes have been made to the concept
plan by the applicant and I will touch on that some more, but I did want to refresh your
memory, at least, that this has been on the agenda, but no public testimony has been
received so far. So, this is the first time that we are actually holding the hearing on this
item. South Ridge is located on the south side of Overland Road and it takes up the
entire mile between Linder and Ten Mile. The site does include 290.87 acres and there
are five proposed zoning designations. There are some outparcels in here. I said it
goes the entire mile. It does. There are some outparcels in here. This is one. There is
another one here. There is an outparcel here. And this is also not included in the
application. But pretty much it is the half mile south of Overland and the full mile
between Linder and Ten Mile. One hundred sixteen of the 290.87 acres are proposed
for R-8 zoning, 70 acres are proposed for R-4 zoning, 51 acres are proposed for TN-R,
35 acres are proposed for TN-C, and 26 are proposed for R-2. All of this property is
currently zoned RUT in Ada County. Here is the aerial view of the property. To the
north we have some single family homes on large parcels, agricultural parcels, also in
the county. To the east are the recently approved Bear Creek West Subdivision. That
received an R-8 zoning. There are also some residences right on the southeast corner
of Overland and Linder there. To the south are some single family homes in Val Vista,
Aerial Estates, and Aspen Cove Subdivision. Those are zoned R-1 and RUT in Ada
County. To the west are single family homes zoned R-1 in Ada County. Most those are
on larger parcels, as you can tell from this aerial view. Here is a picture of the master
concept plan that was originally submitted with this application. It is a little bit difficult to
make out there. I guess some -- just to kind of walk you through this application tonight,
it has been changed, but there -- but what hasn't changed significantly -- this is mid mile
point between Linder and Ten Mile, there have not been substantial changes throughout
the past three or four months that we have had this application in process. This is
substantially the same today as it was when the application was deemed complete in
July. What has changed is this side of the plat and concept plan, the roadway
configuration, based on a planning charrette that I know at least one Commissioner
attended. I'm not sure how many of you had a chance to make it over to Jabil and be a
part of that, but there is a plan that we are hoping to take before this board, as well as
City Council for their approval, in the spring of 2007. The applicant did attend portions
of that charrette, was involved with that, and did make some changes that are generally
consistent with the outcome of that charrette, but this application is kind of in between
the current Comprehensive Plan map and the charrette outcome and what we hope to
be the future land use map as adopted this next spring. So, that's kind of the pickle that
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October 19, 2006
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we are in now -- or the applicant's really in now, caught in between our current adopted
Comprehensive Plan future land use designation and the soon to be adopted, hopefully,
land use designations and roadway configurations in this area. So, that's kind of some
of the background information. Let me -- have to zip through here a little bit. This one
does a good job of showing the preliminary plat. So, this is the original preliminary plat
and there are -- I'll call them spine roads. Most of these are collector roadways that the
applicant was proposing to construct with the first phase. Now, this first detailed phase
of the development generally occurred in this corner -- and I'll go into more detail about
what those uses include here in just a second, but just to kind of give you the larger
picture first, this is the first phase. Everything that's darker here would be the first
phase, as well as the roadways that would be constructed so there would be access to
the properties in the interim. This does -- serves a couple of different functions. The
main thing being if there is -- the market calls for -- maybe this is a -- I can't remember
what the zoning was that was proposed here, but maybe this calls for a low density
residential here and this is high, well, you don't have to necessarily phase it contiguous
to the next phase and work your way from east to west, you could actually jump around
and phase this one and, then, that one, jump over here and kind of build it out as the
market -- that's one of the reasons for having those spine roads. Another good reason
is you can get all the facilities -- a major portion of facilities constructed with that first
phase and you have utilities that basically serve this project as part of the first phase.
So, I'll let the applicant, if he so chooses, to touch on that some more, but that's kind of
the master concept plan. Now, with that there are what I call in the staff report either
mega lots or mega blocks, but they are, essentially, one large lot that is going to be re-
platted, again, as the market demands and as the applicant so chooses to phase those
projects. So, there are -- I believe it was eight mega blocks that would be re-subdivided
in the future. These lots -- there are lots that would actually be final platted and, then,
submitted again for final plat -- preliminary and final plat that show detail of how those
lots would be developed. Let me see if I have a better -- this kind of shows the overall
concept for that master plan. Now, again, these mega lots or mega blocks will be
reviewed in detail when each one of them come back in for their preliminary plat in the
future. This really just shows a general concept of how it could be developed. Now, we
do -- and the staff report does talk about tying them to, essentially, this concept, but
there is some flexibility, and it has to be pretty minor. There can't be substantial
changes. We would expect the final concept plan to resemble what's approved before
the City Council and the Planning and Zoning Commission, again, with some flexibility
built in. I will take this opportunity now to kind of go through some of the uses that are
proposed, primarily focusing again on the east side of the development, because that's,
really, where staff is pretty confident in our recommendation for approval of this project.
It has stayed static and we have comments from ACHD regarding this side of the
project and the conditions of approval, although yet not drafted in the staff report, are
inferred through some of the analysis and I think the applicant has made some of those
changes in some of the revisions that you will see with the other concept plan. That one
actually does a better job, so I'm going to focus on -- this is the concept plan with
Overland, but try not to look at that too much yet. That's the punch line. So, up in this
corner we do have a public library that's proposed and an elementary school. There are
some roadways -- and, again, I apologize, it is a large project, 290 plus acres. There
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October 19, 2006
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are -- the roadway system also ties in here to both Linder and Ten Mile around the
public library and some commercial uses that are -- I think there were nine or eleven
commercial lots up near Overland -- feeds into these alley-load lots. A roundabout.
There are some more alley-loaded products in this block and feeds down to the
collector and, then, there is some -- some R-4 lots with some R-2 lots kind of around the
Ridenbaugh Canal -- in the general vicinity of the Ridenbaugh. There are also some
multi-family buildings and zoning. This is, actually, the TN-C, which is a traditional
neighbor center designation and this is -- or commercial designation and your traditional
neighborhood residential designation along Overland Road. Those are a mixed use
designation. They are shown on the concept plan. Again, some multi-family in that
general vicinity, with the commercial stuff there. I will jump across now to the other side
of the road. This is primarily a single family detached development, but for the __
basically at the intersection and the elementary school that's shown in this general
location on the plan. The outcome of the charrette -- and I do have Matt Ellsworth from
the comprehensive planning staff in the planning department is here this evening to -- I
only had a chance to attend the charrette for maybe an hour on Thursday I believe it
was, so I don't have the full picture of how this evolved fully. I know when I was there
folks were still kicking around the idea of relocating Overland Road and it was fairly new
in their minds there and this is, like I said, I think Thursday. So, we are a third, fourth
day into this thing and this is a pretty major change to not only the South Ridge -- I
mean huge implications for South Ridge, but also this entire area. And I'm not sure if
we got it into this presentation -- we did not. The actual land use designations and
roadway configurations that came out of that charrette. But this plan does generally
show Overland Road doing what we thought it would, although it did -- the hand drawn
plan had Overland coming in this way up, up this draw, and kind of gentler curve into
Overland Road. Now, a couple of issues -- and I'm sure that the applicant will talk about
this some more. There is an outparcel that that would have gone right through. So, that
makes it problematic just working with another party to try to get continuous roadway
through the -- through the site. So, he has dropped that down into this location. Staff is
generally supportive of this proposal. However, we received this revised plan on Friday
at 2:30. I have not had time to -- we did get it over to ACHD. We did get a memo back
from ACHD recognizing that there is a revised plan. However, they can't provide
detailed comments in time for this hearing, essentially, is what it says and they need
some more information before they can provide detailed analysis and give the city and
the applicant a thumbs up on this alignment for Overland Road. In concept, they are
supportive. They recognize, too, that there is a huge topographical relief here and that
having Overland Road as an arterial intersects Ten Mile there as Ten Mile falls down
and the same with Overland, it's not going to -- it just can't happen. It won't efficiently
work. So, some alternatives have to be explored. Matt may want to touch on that a
little bit more. I know they have a bigger study going on down in south Meridian, too, to
look -- an arterial study, collector study, to look at alignments of some of the other
arterials in this area. But, again, back to the charrette. So, this generally follows the
designation of Overland Road as the outcome from the planning charrette, but we just
don't have enough information for me personally to feel comfortable giving you a
recommendation for approval, because we don't have detailed comments from ACHD,
there is still some questions as to the implications for the opposite side of Ten Mile, a
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October 19, 2006
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road that was shown here before and maybe these property owners were in attendance
at that charrette, assumed that this roadway would be coming in this location -- well, it's
moved several feet now to the south -- how does that affect the redevelopment of these
properties there. We just haven't had a chance to fully grasp the implications of this
change in location of Overland Road. So, what staff this afternoon finally came to the
conclusion was we appreciate the applicant attending the charrette and even coming up
with a new concept plan that shows this roadway alignment, I think it's a step in the right
direction and I'm not trying to penalize them for showing that good faith and coming
forward with this concept plan, but there still are some unanswered questions there.
So, staff is recommending tonight to the Commission that this half of the development
be approved -- essentially, I'll need you to continue it, so I can draft detailed conditions
of approval, but we are recommending that this half be approved with the conditions
stated in the upcoming staff report, I guess the -- we will let the rest of the Public
Hearing take place and you can decide what date is appropriate for that if you so
choose. I'm not prepared to go there right now anyways, based on the Public Hearing,
though, maybe that may bring some clarity to a good date that we all -- oh, I guess
speaking of dates, ACHD has stated to me that if they do receive some of the
information mentioned in their memo dated October 18th, a revised traffic study,
topography and street cross-section information for Overland Road, site distance and
safety analysis and information regarding how the properties on Overland Road that are
not a part of this development would have access, if you get that stuff in a timely
manner -- and I'm not sure what that is, they said they could possibly have this on their
November 15th plan -- their commission hearing agenda. I do not know a time frame of
when that has to be. Maybe the applicant can say he's working on this stuff and he's
going to have it to them by such and such date and -- but that's just to kind of give you
that background that best case scenario November 15 would be ACHD commission
action, hopefully, at least on an agenda. So, I wanted to also point that out. The
applicant -- I did speak with them just briefly in the hall here, they are not supportive of
my recommendation to only do half, they would like to see the whole thing move
forward as one. I understand that, just cannot support that at this time. If this were six,
seven months later, I think if we had the future land use map we may not be having this
discussion, hopefully, but that's kind of where staff is at at this point. There are letters
that were rolling into my office here this afternoon and the clerk's. I'll just briefly try to
get those on record from the ones that we did receive. All of them will be included as
part of the record for this, but we did receive one dated yesterday from Richard Bagley -
-- Richard and Susan Bagley, the Majestic View Estates Homeowners and Water Users
Association, dated October 11th, stamped October 13th. There are several names that
are also signed on that -- I'll call petition. There is another petition from the Aspen Cove
and other neighboring subdivision's homeowners, dated Tuesday, received today, with,
again, several signatures from -- I'm going to guess adjacent property owners and I did
get an e-mail this afternoon from a Jackie Goegoechea -- I apologize for that, but I did
get an e-mail aswellthatwillalsobeincludedaspartoftherecord.So.ldid want you
to know there are those that they did, for the most part, start rolling in this week. I think
there was one from the previous hearing that I already had, but it's not handy right now,
but rest assured it is part of the record as well. So, I feel like I have been talking
forever. It is a big project. I did kind of gloss over a lot of the details that we would
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October 19. 2006
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usually go into with other projects, so if you have any questions I am available. I hope
you all had a chance to look at the staff report and really look at the plans, but I will end
staff's report and stand for any questions you may have.
Rohm: Thank you, Caleb. Any questions of Caleb before we -- are you hearing me?
Okay. Thank you, Caleb. Were you going to ask Matt to speak to the charrette or -- or
possibly later?
Hood: If that's what the Commission would like, a little more background on that. We
do have some stuff on a thumb drive. I have not actually pulled that up, so it may take
30 seconds or so to actually get the displays up on the screen, but Matt is here and if
you'd like he can give a synopsis of what happened there.
Rohm: I'd like to hear that.
Ellsworth: Mr. Chairman, Members of the Council, if it's okay with you I suppose I'll
jump in as to the alignment of Overland Road here and I can field specific questions as
they come up. The decision to shift the road south came primarily down to two different
factors. Caleb touched briefly on each of those during his report. The first was to avoid
any conflict with the incoming interchange there. The existing alignment is roughly a
quarter mile south of the interchange, which even -- with the existing interchange over
on Meridian Road it tends to cause backups during peak hour and so that was the initial
reason why we started looking at it. Caleb also mentioned that as you continue west of
Ten Mile there are typographical challenges galore. You would need to cross the canal
five different times to get a connection over to Black Cat. The slopes are fairly intense.
So, that was really the reasoning behind dropping it further south and the reason for the
location that was decided on came down to several factors once again. On the one
hand -- grab a pointer here. The curve of the road we get -- get more and more intense
as the connection into Ten Mile continues to drop south. So, as the road does need to
function as an arterial, it made sense to keep it roughly in the vicinity that is to allow it to
bypass the canal as it comes down to the east of Ten Mile and, again, not create too
intense of a curve for traffic to move the desirable speed for that kind of a road. As you
work further west here you get into the gravel pit, depending on where the connection
comes through, and the gravel pit was identified as a potential park or open space
opportunity, so we didn't want to see a major arterial running directly through the center
of that. That was another reason for the chosen location of Overland as it crosses Ten
Mile. We also looked at existing parcelization and impacts to homeowners. The
chosen alignment did everything they could to minimize the impacts to homeowners. It
runs a logical course along lot line -- along lot lines and, again, as it works its way
further to the west there to connect back into the existing Overland to the west over
here, it would sort of be the same situation in reverse of what we were looking at to the
east, the further south it goes, the more intense that curve is going to be as it works its
way back up to make that connection. So, that was really the logic behind the
replacement of Overland and the chosen location for it. And specifically -- I'm not sure if
you have any questions. It was a big enough project -- I guess I'd leave it open for any
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October 19, 2006
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questions that you have at that point as to land uses or specifics about the road
alignment.
Rohm: I guess my first question would be is that location -- is that pretty cast in
concrete or is it subject to movement 100, 200 feet north-south or how comfortable are
you with this new alignment?
Ellsworth: I would say it is subject to change based on a number of things, but first and
foremost it would be ACHD's approval. So, until they have time to look it over and get
into the nuts and bolts of the transportation system and, you know, the numbers, the
angles, and so forth, it's more of a technical question on their end that would need to be
answered, so I'd feel a lot more comfortable hearing from them before I said with
certainty whether that's the right alignment. I think based on property owner input to the
west and the discussions that were had during charrette, that this alignment made
sense, but at that point we sort of turn it over to them.
Rohm: Okay. Thank you. Any other questions of staff before we move on? Okay. All
right. With that -- thank you. At this time I'd like to have the applicant come forward,
please. And, please, state your name and address for the record.
Jewett: Mr. Chairman, Commissioners, my name is James Jewett and my address
1560 Carol Street here in Meridian. Before I start I guess I will need to ask for a point of
clarification on what the Commission would like to do. I agree with everything staff says
until they say cut my property in half for right now. So, if the Commission would like
more information, then, we probably should go get that additional information for them.
Like the ACHD says, they can possibly meet on this on the 15th. Obviously, I'd like to
go forward now. We have already been quite delayed getting to this point waiting for
ACHD on the original application and I was asked by the city to make these changes to
more mirror the charrette and that's why I'm trying to do this, I'm trying to accommodate
the city and I believe it's a good idea and I believe it's in the best interest of the public as
a whole long term for Overland Road to be located away from that -- below the hill and
too close to the interstate. So, I guess I would need first direction from the Commission,
do they -- are they in a position where they can move forward or would they need that
ACHD determination before they move forward, because having my project approved in
half isn't going to be acceptable for me at this time.
Rohm: Boy, that's a tough question, because we haven't -- first of all, we haven't heard
your presentation, nor have we heard testimony from the public. But just based upon
the presentation of staff, there are huge implications from the changes in Overland
Road in that whole area and I can't speak to the balance of the Commission, but that's
something that we are going to want to make sure we get right and I don't think that any
decision that we can -- let's put it this way. For myself I can't make a conclusion without
knowing as much as possible and if that includes additional information from Ada
County, then, so be it. But I'm -- that's kind of where I fall at this point in time, but I can't
speak for the balance of the Commission. Dave, would you --
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October 19, 2006
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Moe: Mr. Chairman. Quite frankly, I don't think I have enough information entirely on
the western side of this property to make any decision tonight. I'm anticipating that even
in public testimony there is going to probably be some questions I have on the east side
as well. So, I can guarantee you I would not see the thing going forward in my mind
tonight for sure.
Rohm: Commissioner Newton-Huckabay.
Newton-Huckabay: My concern is that this is the first time I have seen it with the
changes from -- potential changes from the charrette. I suspect it's the first time a lot of
people have seen it with the potential changes from the charrette and I think it does
have the possible impact of changing people's opinions that they may have already
expressed, written or when expressed tonight, and I do think it is because we are talking
about the interchange, Overland, this area, that I do think it's important that we have all
parties who are going to have a voice to have a voice and -- but I don't, myself, do not
want to move half the project forward either. So, I would prefer to delay the -- and I'm
sorry to say that, but delay the entire project for resolution of all these issues. These
aren't small issues, as you're probably dealing with every day, and so I would like to see
them resolved and have everybody get a chance to digest them.
Rohm: Commissioner Borup.
Borup: I agree with everything said. Tonight's not the time to make a final decision.
The only question, comment I may have, is on how much time we would need to look at
the western half, the second half. I had the impression from Caleb that he may say, you
know, eight months to a year from now, but I don't know if I understood that correctly or
not. I would hope that we could do something much sooner than that as far approval of
the rest of it, but I -- but, yeah, we do need a lot more information. But you have done a
good job of complying with -- with charrette layouts and the overall project.
Rohm: Commissioner Zaremba.
Zaremba: My comment at this point before your presentation or the rest of the public
testimony, would be that I very much appreciate your participation in the charrette. I
very much agree with the realignment of Overland, whether it's exactly this or a hundred
feet one way or the other. I have thought a long time that it needs to connect to the
other piece of Overland beyond Black Cat and doing it in its current location would be
very difficult. It needs to curve like this because of the terrain. My feeling is that Caleb
was trying not to penalize you for being so cooperative with the city by offering that we
work on half of it that is ready to go, but like the other Commissioners and as you have
expressed yourself, I probably would like to discuss the whole project in its final form
and, unfortunately, it does feel like that penalizes you for being cooperative. I would like
__ if it is eventually to be approved, for it to be something like we are looking at as a
result of the charrette. So, my feeling would be we are probably going to listen to you,
listen to the public, and continue it for -- the whole thing. Continue the whole thing for
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October 19, 2006
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ACHD and details on it, but I don't see any reason why that needs to be more than a
month or two.
Jewett: And I appreciate all your comments. I don't think they different a whole lot from
mine. And I know a lot of folks have come out tonight and I know they have a lot of
questions, they have a lot of concerns, and they are looking for answers and I think I
can give a lot of answers, but if we are not prepared to move forward based on getting
additional information, I guess we need to work that out here before we go forward,
because through additional information things might change further, which will require
more testimony, so -- and I don't certainly want to send somebody home after they
came out, but I think we do need to have the complete picture. Now, the other problem
I have is, you know, we have some Public Works agreements that I have made with
Meridian Public Works that need to be facilitated and that's bringing sewer over to Ten
Mile through the west half of this project. That's going to be greatly impacted by any
delay, even a two week delay would greatly impact that Public Works project that's
currently under design and ready to get started. And we do have a current application
in front of you that does not have these changes on it that meets the Comp Plan and I
don't know if something could be developed to let us go forward on that testimony on
that application, with -- I'm assuming there will be a development agreement on this
project, that maybe that in the development agreement we can workout that when the
charrette is approved, if it's approved with ACHD's endorsement, that I would agree to
change the western boundary to match the charrette. I'm not asking for any preliminary
plat, other than the mega lots on the western side. I think that that avenue would allow
us to go forward. Unfortunately, we would be looking at just the first application and not
this one. This one was done again per request from the planning director that I meet
the planning charrette and -- and I asked specifically if I did that that I would not be
delayed and I got the implication that I would not be delayed if I went down that path.
Now, we are seeing significant delays on the entire project, not even half, and I do
appreciate staff's comments and your comments not wanting to delay me. Truly I do
appreciate that. But I think we do have to answer all of the questions and I'm prepared
to answer all the questions in regards to the first application. It does meet the Camp
Plan, it does have a recommendation of approval in the staff report. In fact, that's the
staff report you have. And I truly don't want to be penalized for trying to be cooperative,
but I think I can be cooperative in the future and still move forward tonight.
Nary: Mr. Chairman? I don't know if this would be of any assistance to the
Commission, but two nights ago the City Council had another project north of the
freeway in similar circumstances. The Baraya Subdivision, you probably recall, and that
had originally been denied by the Council. It was reconsidered and remanded back to
this Commission for its January meeting and the main reason -- in fact, the only reason
the Council agreed to that was because of the charrette. They had participated and
they had designed similar to what Mr. Jewett's saying, but the Council was very clear
that they were not approving the project and they didn't want to approve any projects in
this area until the Ten Mile charrette study was fully discussed by the Council,
scheduled for Public Hearing, the public had opportunity for input and they made it clear
to the applicant in that particular case that although they were remanding it back to this
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Commission for a January hearing date, that they didn't expect it to come back for
approval or they wouldn't even consider approval until this South Ten Mile area plan has
been completed. So, I understand where Mr. Jewett's coming from, I just -- for
whatever that's worth, the Council has wrestled with this already a couple of times with
Baraya and made a decision not to bring that forward yet. I don't know that that would
be the circumstance with this one, but it certainly would be a similar situation for the
Council and they mayor may not bring it further much quicker anyway.
Rohm: I think, really, where this all washes out is even if you had not participated in the
charrette, that's not a cast-in-concrete location and associated lots and blocks
surrounding it aren't conclusive until -- until it is and I don't feel comfortable moving the
project forward until we are -- we know for sure where that Overland tie to Ten Mile is
going to -- where it's going to be and the specifics of it and I think that Caleb offered up
a good solution in his testimony that if we take a look at the east half, even though that
doesn't give your project full development, at least that gives you something to work on
until we do have a -- a response from Ada County. And I can't tell you how to proceed
tonight. If you want to make your presentation based upon basically the assessment of
the project from the Commission that we are all uncomfortable with the west half, then,
by all means we can proceed tonight with that, but I don't know that you're going to get
a lot of support on the west half.
Borup: Mr. Chairman, I have got a question for Mr. Hood. Your statement on approving
the eastern half and only at this time, what would be the procedure on that? Are you
anticipating not even annexing the other half or annexing the whole property and
approving the proposed road alignments, which you said would be developed with the
eastern part of it or what did you have -- what were you thinking on that
recommendation?
Hood: Mr. Chair, Commissioner Borup, the recommendation would be that we just
annex half of the property and not annex the west half. The thinking behind that was
there is also -- and we haven't talked about this. We didn't really talk about land use
designations that come out of the charrette either, but -- and I'm not quite sure how
much to play this up. I hear the applicant talking about, well, he wants us to analyze his
original plan. I'm not quite sure which one I should talk about at this point, but I will talk
about the revised plan, because it's got some land use zoning designations that aren't
consistent with the plan. There is TN-C shown here. Well, there is no commercial
shown anywhere in this area on the charrette map. Same with this area. Some
changes in zoning have happened up here. Now, it's true that it will -- just as the future
land use states, it's just a guide, it will also be a guide, but, really, all of my questions
are on this side of the plat regarding roadway alignment, regarding zoning, land use, all
the questions are west half. So, that's why the recommendation would be -- and what I
imagine is if the Commission wants to go forward on that recommendation, the
applicant doesn't have to submit revised legal descriptions for the zoning that only goes
to mid mile. I mean if they don't comply with that condition, the development agreement
doesn't get signed, it doesn't get annexed, and, you know, the project doesn't go
forward as half. I mean it's ultimately up to him to agree to only developing half of it at
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this time. But the conditions would be to submit revised legal descriptions with -- like
this R-8 zone, we have one legal description today that does that number or something
like that, you know, so it would have to be amended to be cut off on that property line
and this would be your new R-8 legal description. Things like that would have to be part
of the conditions of approval if we so choose to do it that way. And it was just -- while I
have the mike, I hope that answered the question, but we were trying to -- at least in my
mind not delay the applicant because phase one was up in that corner and we thought
you can get going, be constructing, hopefully by the time we get over there far, then, we
will have the roadway alignment figured out and we can come back in and annex the
rest -- the remainder half. Again, that's up to him to go whatever direction he wants to.
What was envisioned -- and I don't think when we started this -- I'm glad that the
applicant was there and participated. I don't think anyone envisioned Overland doing
this and when we said we hope to not delay your project, we didn't envision Overland
coming down to a half mile, essentially. So, some things maybe were said, which --
through the charrette process, just the changes were made that were so large that we
just can't grasp all the changes that have happened and they are still relatively new. I
mean it's three weeks -- we are three weeks out of the charrette and haven't gotten all
the information. So, that's what the recommendation would be, annex one half and wait
for the other half.
Borup: The Comp Plan still shows the neighborhood center there, doesn't it?
Hood: It does. Right at the half mile. And that's -- I guess just to follow that up, too,
the east half of this project is consistent with the Comp Plan today, as well as the
charrette plan. That's another reason we -- I can confidently recommend approval of
this project, is because everything there is consistent with what we have adopted today
and what we anticipated for future changes to the map sometime next spring.
Borup: Okay. And, Mr. Cole, Mr. Jewett had mentioned bringing sewer line in from Ten
Mile. Is that -- and, Mr. Jewett, your -- the Ten Mile trunk would sewer the eastern half
of your property or --
Jewett: That's correct.
Borup: Okay.
Cole: Mr. Chairman, Members of the Commission, Commissioner Borup, this property
has one trunk running to it. The Black Cat Trunk runs to the north side of this property.
Then, it has two separate -- two separate spurs, two separate legs of that trunk that
runs down. Public Works has a significant interest in the sewer to the east going to
Linder Road. The ultimate destination of the Black Cat Trunk at this time is through Mr.
Jewett's property, down through Bear Creek West, and, eventually, will tie into the
diversion manhole at Glacier Springs, which will leave some problems in our system.
Mr. Jewett on the west of this is talking about a separate trunk that will run down
approximately this location here that a future lift station in the south would discharge to.
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It's an important leg of our system, but not of our main concern right now. It's of lesser
importance to us than the trunk heading east to the diversion manhole.
Borup: Okay. Thank you.
Jewett: I would like to comment on that.
Rohm: Go ahead.
Jewett: And I hope the City Attorney can confirm that I signed an agreement with the
city to extend that sewer line to Ten Mile to accommodate a lift station that's supposed
to be completed by April 1. So, I'm a little confused by Public Works' comment that it's
not of that much importance, when I had actually signed an agreement with the city to
have this Public Works project done. So, I'm a little bit confused by that.
Cole: Mr. Chairman, Members of the Commission, the city -- City Council has agreed to
provide sewer service to a non-farm subdivision down around Amity Road by the name
of Bitter Creek. They have agreed -- they have agreed to provide sewer and water
service to that -- that sewer is going to a lift station that would discharge to mains
planted in this subdivision.
Borup: But the comments on April 1 st, I assume, then, the city would offer an extension
or --
Cole: I'm unaware of the time line of having the lift station completed by April 1 st.
haven't been -- I'm not the project manager of that -- of that lift station.
Borup: Definitely the normal procedure on something like --
Cole: Correct.
Borup: -- to just extend it.
Rohm: I before we move forward that, really, in my mind they are two separate issues.
The development of the sewer system within the city, albeit that there is a collaborative
process of which you participated in, ultimately our decisions from a planning and
zoning are not affected by where a trunk line is. We have to make our decisions based
upon what's best for the community from just that perspective, not the location of the
sewer, and so -- and I don't want -- I'm not trying to undermine your concerns over
agreements made, but from a -- from a planning and zoning I probably wouldn't put that
in my equation as far as rendering any kind of a decision from that perspective. Mr.
Nary did you -- would you have some additional comments on that?
Nary: Mr. Chairman, Members of the Commission, no, I don't. I mean I think you have
hit it on the head. I think this Commission's responsibility is to look at the project and
how it interacts with the rest of the community and what's in the best interest of the city.
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I guess I don't see a particular issue with Mr. Jewett and being able provide that
particular service or how it gets there. I think if there is a need for an extension that's
something -- we can discuss that, but I don't think that's an issue for the Commission to
make a decision on.
Rohm: That's kind of what I'm thinking. Before we go any further I'd like to ask the city
attorney another question. Given the fact that it appears as if we are probably not going
to come to fruition tonight on this application, would it be your opinion that we go ahead
and take all testimony full well knowing that more than likely everything is going to
change or do you have some comments on that?
Nary: Mr. Chair, Members of the Commission, I guess what I would recommend -- I
mean part of the staffs issue and some of the discussion has been around this
particular design and that some of the information is new, there is some concerns about
the roadway. It may be somewhat fruitless -- I recognize a lot of folks have taken the
time out of their evening to come here, but it may be fruitless to take testimony on a
proposal that hasn't been fully -- fully reviewed by the staff and hasn't been fully
reviewed I think by a number of the people in this room. What you may want to do is if
you're going to set this over, whether it's for two weeks or four weeks or two months or
whatever that is, you may want to direct the applicant have another neighborhood
meeting, so that if there are questions or concerns -- there may -- and they may not be
able to be answered, but if there are questions or concerns that many of those things
might be able to be ironed out in a neighborhood meeting context, that would be more
fruitful, then when the people come back they have more I guess focused ideas on what
the issues are and some of the other ones may be resolved. Now, again, I don't know
how the last neighborhood meeting for this project went and whether that's a reasonable
expectation that that may get resolved that way, but that's certainly an option this
Commission could have.
Rohm: Thank you, Mr. Nary. And with that being said I'd ask you what your preference
would be, because we can take your testimony and testimony from the balance of the
people here, but the bottom line is it's going to change anyway, so I'm not sure from my
perspective that an extended hearing is in order, but that's kind of -- that's your call.
Jewett: Mr. Chairman, Commissioners, again, I appreciate the comments. You know, if
-- if you want to -- if the idea to limit it to the east side and you just desire the
Commission -- to me to testify on the east side only and for -- you would only make a
recommendation on the east side so directed, that's what I will do. And I will limit it to
that and, then, the Commission can do what they wish with the west side. It's not my
desire. This is a project that we have worked long and hard on and that we are quite
proud of and we think it should be treated as a whole. But having said that, there is so
many outside issues that I have to deal with -- as some of you may be aware of, you
know, the library is going forward on their bond for this site to build their building in two
weeks. So, that's associated in the east side of this project. So, again, if staff and the
Commission would like me to limit the testimony to the east side, then, that's what I will
do.
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Rohm: And I think that's probably in good order. The other thing that I'd like to say, too,
though is because the application will change based upon the west half being omitted
from the conclusions written by staff, it will be continued from tonight's hearing anyway
and we won't be able to conclude this hearing tonight, it will be continued even if we
take testimony on the east half.
Jewett: Understood for the technical reason, but would you be to a point to recommend
-- make a recommendation on those Findings?
Rohm: No.
Newton-Huckabay: Mr. Chair? I just -- the direction I think you're going, I want my
preference known here. I don't want to really, myself, go forward with a -- limit it to one
side of the project and also be forcing the issue. I don't want to make a decision in a
vacuum, knowing that there is information forthcoming. My preference is not to have a
hearing now and have a hearing again, if we have that option.
Rohm: Okay.
Newton-Huckabay: I just wanted to make that clear before you got any farther down
your road of committing for the Commission.
Rohm: And in some ways I support your comments there. Mr. Nary, can we just
request that we continue it at this point, rather than take any testimony, or what are our
options at this point?
Nary: Mr. Chairman, certainly you can -- you can continue this matter if you want.
What I would suggest you do is at least outline for the applicant's sake as to what
specific types of information you want to bring back and if your desire is to have a
neighborhood meeting, then, to make that clear that that's going to be required by this
Commission, if -- again, what specifiC information -- I mean Mr. Hood could probably
provide some staff assistance as to what particular issues they are going to focus on in
that, so that everyone knows what's -- what issues are going to be asked to come back
with at your next hearing.
Jewett: Mr. Chairman, Commissioners, I believe staff is saying they don't want to hear
the west half until the charrette's approved. I think that's what I'm hearing. They are not
looking for anything on the east half, if I understand what staff is saying, so --
Newton-Huckabay: Mr. Jewett, that's the problem. So many of us don't really know
exactly what the direction is, so I think rounding up, itemizing those bullet points, and
setting a hearing for a date -- a date certain or in the future. I, myself that is my
preference, because I think we will end up going through this again.
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Moe: Mr. Chairman, I guess the point I would like to make on that is we are going
through it right now. We continued it to now, because we were waiting on information
and we, actually, ended up with more questions than answers. So, therefore, I don't
think we should go forward along with any of it tonight, until we are able to find out what
we are going to do on the west side and, then, go from there.
Rohm: Did you want to keep the project all together, then?
Moe: Yes, I do.
Newton-Huckabay: As do I.
Rohm: Okay.
Borup: Just one comment. The application as originally submitted -- the only -- the
platting is taking place on the east side. Everything on the west side are those mega
lots with just roadways.
Hood: Mr. Chair, Commissioner Borup, that's huge. I mean you're vesting them with
zoning and --
Borup: Right.
Hood: -- street layout and that, essentially, is the development. Even though they are
one mega block, you're approving R-8 zoning, they can go in and put in 8,000 square
foot lots from here over to Ten Mile forever and there is really nothing -- that's what the
zoning would allow, if you approve the whole thing. And that may or may not be
consistent with the charrette outcome. And that's why staff didn't recommend denial. I
mean with Baraya we would say wait six months and come back with us. We don't think
that's fair to the applicant and we said here is a compromise, half of this works.
Borup: And that was the point I was trying to make, that the half -- and nothing's
changing to any degree on that eastern half. Even when we see everything, nothing's
going to be different in that area. We are going to be looking at the same street layout,
same -- same platting and everything.
Rohm: Commissioner Zaremba, would you like to weigh in on your position on east
half, west half, as a whole? How do you view this project?
Zaremba: There are a couple of struggles that I have here. It is so much to the benefit
of Meridian to have applicants come in with large projects, such as this. There are so
many benefits that Meridian could beat out of the developer on a bigger project than on
a smaller project, that I don't want to do anything that discourages either Mr. Jewett or
other developers from bringing large projects. We are suggesting that we break this
project up into two parts. I like the idea of having big projects. Again, I say the difficulty
I have is on the one hand I appreciate the willingness to cooperate in the realignment of
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Overland and I feel there is some suffering going on from the delay that that causes. I
would like to see the whole project. I probably would suggest continuance. I could just
as easily focus only on the east half. That's no help at all.
Borup: But well said.
Rohm: Thank you. Actually, I -- from that I think that the primary issue from a staff
perspective is the zoning that is being proposed by the developer, based upon unplatted
large parcels, and -- and I think that the audience as a whole is a little bit nervous about
us granting permission to rezone without having any feel for what that configuration is
going to be, other than from the large parcel perspective and I think Caleb offered a
solution that both meets the majority of the people here's concerns and gives the
applicant an opportunity to move forward with the east half. And so it would be my
opinion that even though there are always benefits to large projects as a whole, I still
think that this particular one we are probably better to split it into east and west. And
so --
Newton-Huckabay: Are you making a decision?
Rohm: No. No. No. Everybody is voicing their opinion here and that's just mine.
Newton-Huckabay: Okay. I thought you were making a second time.
Rohm: Okay. With that being said, we still need to -- Mr. Jewett, would you like to
proceed with your testimony or would you like to have us continue it until a date certain?
Jewett: Mr. Chairman, Commissioners, I agree with every comment that every
Commissioner's made here. That's how confused and on the fence I am on this. I want
to move forward on the east side. I do believe it should be heard as a complete project,
because there is merits to the complete project. So, I will do what this Commission
wants me to do and I hear two different comments coming out of the Commission. I
would gladly go forward on the east side, so long as everybody recognizes it's the east
side. I would gladly go forward on the whole thing. I would gladly agree to a -- you
know, a tabling, as long as it was a timely tabling, just maybe just beyond the ACHD
hearing on the matter. But I don't know if that clears up all the matters in its entirety,
because the charrette has more issues than just the realignment of Overland Road. So,
I would like to move forward. I'm prepared to move forward.
Rohm: Okay. Thank you. Before we go any further, Caleb, would you like to give him
a laundry list of things that he would need to address before we hear this project again?
Hood: Depending on what the project is defined as. If the project is defined as the east
half -- they are detailed in the staff report. I mean there is some analysis and they aren't
in condition form, but our concerns really aren't that major. I mean there is some minor
tweaks to like alley visibility -- I think one of those has even already been made. There
are not a lot significant changes to that side of the project and I think staff could come
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back with recommended conditions and findings for approval on that half in a fairly quick
time frame. Without going through the staff report page by page and listing those out --
really, they are quite minor. There is some talk about a -- the multi-use pathway along
the Ridenbaugh and some things like that, but bigger picture things -- I mean there is
definitely bigger items than the issues that are listed in the staff report with this one. So,
if you want -- again, if you want a recommendation on the project as a whole, that's
going to take some more time, because I would need ACHD comments for one. The
other, again -- it sounds kind of repetitive. We are going around in -- I, too, agree with
everyone's point of view. It's not easy. But, you know, the Council hasn't adopted the
charrette. It's not adopted yet. But pressing forward with a plan that may be outdated in
six months doesn't make sense either. So, I'm really -- it's at your -- I have made my --
my staff report and Jim I'm sure has went through it and I think we can come -- we can
agree on those conditions anyways. I mean there is -- really, there is no substantial
change to that side of the plat. There are some development agreement provisions for
some of the TN-C and TN-R that's along Overland Road. You know, it talks about a
connection between the two and some things like that, but I haven't heard any negative
feedback at least from his end of the land group on not being able to comply with some
of those conditions. So, with that I don't have anything else to add.
Rohm: Okay. Thank you.
Borup: Mr. Chairman.
Zaremba: One, I know you have said this, Mr. Hood. When is the ACHD planning to
meet on the revised discussion?
Hood: And maybe the applicant can clarify a little bit, too. I talked Lori Den Hartog
today and she said if they had all of this stuff by a certain day -- and I don't know when it
is and this is where I'm going to need Jim's help -- they could potentially get them on the
15th of November, if that's a Wednesday, the 15th of November ACHD commission.
Now, it's a night meeting, so that neighbors can attend, too, if that's the case. I don't
know when that drop dead line is, so Jim may be able to help you out with that.
Jewett: Mr. Chairman, Commissioners, the -- ACHD sent me a list of five items they
wanted to be able to make a complete review of the application that's up on the screen
there. I got my traffic engineer in the room tonight and three of those items have to
come from him and he is committed to get them to ACHD by Tuesday, which was what
their requirement was to meet that 15th. Of course, that is not promised or cast in
stone, but they are saying if we get it to them by Tuesday that they will endeavor to
have it heard on November 15th.
Zaremba: Mr. Chairman -- thank you for that. I would add a comment that ACHD was
also a pretty heavy participant in the charrette. For those of you that don't know what a
charrette is -- I don't know what it means either, but the result is that it's a four or five
day long intense meeting on a specific subject where you hear from, essentially, all
stake holders and anybody that has an opinion and hopefully you come out at the end
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October 19, 2006
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of four or five days with an area plan that otherwise might take months and months and
months. So, where the name charrette came from I don't know, but it's -- it's a very
intense planning process that condenses what might take six months or so into four or
five days, gets everybody involved that could want to be involved, and that's what
happened. Anyhow, ACHD was a big participant in that and I believe they are on board
with the realignment of Overland specifically, but I don't believe that they will need to
have a very long discussion about what Mr. Jewett is going to present to them, but I
would suggest that we right now continue this to our first meeting in December, which
would be like the week after that and it's, what, a month and a half from now?
Rohm: Okay. With that being said --
Mae: Excuse me. But staff isn't going to be ready at that time or would they?
Zaremba: Well, it would give them two weeks after the ACHD meeting.
Moe: Okay.
Zaremba: On the 15th.
Rohm: Okay. What I'd like to, Commissioner Zaremba, is somebody to make a motion
of continuance with specifying whether it's a continuance for the east half, the whole, or
make that specific in your motion to continue and, then, we will vote on it based on that
and, then, everybody will know exactly what we will be hearing at the date of
continuance.
Borup: Mr. Chairman, I got one question on the definition of the east half. Are we
talking the whole entire east part of the property or those areas that are shown with
preliminary plats?
Rohm: I believe it's everything --
Borup: In the original -- I'm talking about the original preliminary plat from the original
application. Because those are just -- right there. Yes. Is that what we are talking
about, the east half, the platted area and the mega lots or just the platted ones?
Hood: Mr. Chair, Commissioner Borup, Members of the Commission, when I say east
half, I am talking taking the half mile section line, because that is today -- there is a
parcel break -- we aren't creating any legal split or anything in the county by taking parts
of this parcel and parts of that parcel and annexing something. Mr. Jewett owns or his
LLC or whatever owns 80 acres due west. It makes a nice clean break right on the mid
mile section. So, when I say that half, I'm literally talking half mile on that property line,
nothing else over there. Now, just a point of clarification. Everything here is part of the
preliminary plat. Everything is being platted, included the road shown, all the lots. They
are mega lots. They don't really look like lots, but everything is part of the preliminary
plat here.
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Borup: Thank you.
Newton-Huckabay: Mr. Chair?
Rohm: Commissioner Newton-Huckabay.
Newton-Huckabay: I recommend we continue AZ 06-031 and PP 06-031, to the
regularly scheduled meeting of December 7th, 2006, and we need to get instructions to
the applicant of -- to have another neighborhood meeting?
Rohm: If that's in your motion.
Newton-Huckabay: To hold another neighborhood meeting, receive comments from
ACHD, and what was the other -- was that --
Zaremba: Basically, we are looking for the new configurations.
Newton-Huckabay: Yes. Yes. That includes a new configuration.
Zaremba: I would second that.
Newton-Huckabay: End of motion.
Zaremba: Second.
Rohm: Just as a point of clarification. So, the entire project, not just --
Newton-Huckabay: Yes. The entire project.
Rohm: Thank you.
Newton-Huckabay: All 290.87 acres.
Rohm: Okay. It's been moved and seconded that we continue items AZ 06-031 and PP
06-031 to the regularly scheduled meeting of December 7th, 2006. All those in favor
say aye. Opposed same sign?
MOTION CARRIES: ALL AYES.
Hood: Mr. Chair? Point of clarification. Because part of your motion was to have
comments from ACHD. By chance, if we aren't on, what's the protocol there. I mean
we will have an agenda. I would hate for these folks that have maybe come twice
already to come a third time to be continued for a fourth time. What are we going to do
if we don't have those comments from ACHD two weeks before and I'm not able to
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incorporate those or we don't have them at all into a revised staff report. How would
you like me to proceed in that instance, should we cross that bridge? I hope we don't.
Newton-Huckabay: My opinion is that the balance of this Commission wants to see the
comments from ACHD and most likely the public does, as well as the applicant. So, I
would -- unfortunately, in the process of doing it right that may require all of us to have
to show up again -- or possibly again. So, unfortunately, that may be the case, but --
Borup: If ACHD does not hear it on the 15th, when would be their next date? Do we
know?
Hood: Mr. Chair, I know they usually don't meet the 22nd, because they are eating bird,
so they don't meet that next Wednesday. I don't know if they have one -- is there a last
-- so, it would be the 29th -- it may be December before their next meeting and they
wanted to have it on a night meeting, is my understanding, so neighbors could attend.
They only have one night meeting a month. I'm not sure when that is in December, I
don't have their schedule memorized, but usually it's towards the latter part of the
month, usually the last Wednesday of the month. So, now we are talking
Christmastime. It could get ugly if they don't make the 15th I guess is what I'm trying to
say.
Borup: A lot of incentive to make the 15th.
Rohm: We don't have any control over that, so the thing that I would I like to say to
each of you that came in to listen to this tonight is thank you for your time and I want
you to know that we try very hard to take your -- even though you didn't testify, I believe
most of the people here were anxious to see us get more information before we made
any decision and thank you all for coming in.
Hood: I may add, too, for those of you in the audience, I'm going to get a ton of phone
calls, but to save you a trip, go ahead and call our department, call the clerk's office that
Thursday, see if we have ACHD comments, see if the hearing's going to be held. We
can save you a trip down here, potentially, if it's not on the agenda. So, give us a call
and we can -- we can touch base and I can even answer maybe a couple questions
while the other hearing is going on, but can't get out of hand, because we do have a
hearing to -- the question was can we put it on the website. We may be able to. It's
going to be on the agenda, so I can't say that it's going to be continued or not, because
that's up to this body. What we could potentially put on the website is we have received
the ACHD's comments on this project and staff has received them, something to that
effect. We can try to do that.
Zaremba: I think the applicant has said he will do everything he can to be ready for
their 15th meeting. So, I would anticipate it's going to move forward.
Rohm: I believe so, too. Thank you all for coming in.
Meridian Planning & Zoning Commission
October 19, 2006
Page 22 of 84
Jewett: And thank you, Chairman and Commissioners.
Rohm: You bet. Just due to the nature -- we are going to take a 15 minute break here
and continue it at 8:35.
(Recess.)
Item 6:
Public Hearing: RZ 06-009 Request for a Rezone of .57 acres from an 1-
L zone to an R-8 zone for Vicki Garton by Vicki Garton - 435 W.
Broadway Avenue:
Rohm: Okay. At this time we'd like to continue our regularly scheduled meeting of the
Planning and Zoning Commission and begin by -- okay. At this time I'd like to open the
Public Hearing RZ 06-009, request for a rezone of .57 acres from an l-L zone to an R-B
zone for Vicki Garton and begin with the staff report.
Watters: Thank you, Mr. Chairman, Members of the Commission. The application
before you is a rezone for the property located at 435 West Broadway Avenue. The
applicant has requested this property be rezoned from the I-L, light industrial, to the R-B,
medium density residential zoning district. The subject property is generally located on
the south side of West Broadway Avenue, west of West 4th Street, adjacent to the
railroad tracks. The vicinity map on the overhead here highlights the property here in
blue. The site is a residential property that contains an existing single family home and
associated out building. To the east and west of the property are single family homes
zoned I-L. To the north are single family homes zoned R-15. The property abuts the
railroad tracks on the south. South of the railroad tracks is industrial property zoned I-L.
This property and other neighboring properties to the east and west were originally
developed as residential properties, but were rezoned at some point supposedly for
industrial redevelopment that never occurred. The applicant would like to rezone the
property so that the existing residence can be considered a conforming use in the zone
for financing purposes, as most financial institutions will not finance a nonconforming
use or property, because if the structure is significantly damaged it cannot be rebuilt.
The only issue highlighted in the staff report for the Commission is that the applicant
needs to submit a legal description and associated documents stamped and signed by
a professional land surveyor that meet the city's and State Tax Commission's
requirements prior to Council approval of the rezone ordinance. Staff is recommending
approval of their requested rezone from I-L to R-B as stated in the staff report. That's all
staff has, unless the Commission has questions.
Rohm: Any questions of staff?
Zaremba: Mr. Chairman, actually, I do have one. I agree with the reason for changing
the zoning, but it was my understanding when the Old Town zone was established that
we would not go out and force people to change their zoning, but if and when they
asked for any change, the change would be to Old Town, and I -- and that would still
MAJESTIC VlEW ESTATES
HOMEOWNERS AND W ATERUSERS, 1Ne.
November 6, 2006
RECEIVED
NOV , 4 2006
City Of Meridian
City Clerk Office
We the undersigned would like to express our opinion concerning the development of
290 acres at the corner of South Linder and West Overland to be called South Ridge
subdivision.
The developer JLJ Enterprises and his architects have shown us a map of the 290 acres
he wants to develop. This subdivision will include sites for about 1,200 homes, an
elementary school, public library, retail areas, recreation center including a pool, and a
park with jogging paths, poilds, etc:-.. -
The area to be developed is in a Medium Density growth area on the most recent Ten
Mile Interchange Project map, and yet the design for the South Ridge subdivision is
Medium to High density, with the approximately 1,200 homes proposed to be built. This
is not a well designed neighborhood plan because the density is not "neighbor friendly",
and does not compliment the already established homes built on lots with acreage that are
to the south or behind the proposed development. These existing homes will loose their
country appeal and their property values will go down, if the developer does not take
this into consideration_
We also have to consider that the last phase of the Bear Creek subdivision will be going
in on the east side of Linder and will greatly increase the number of vehicles already
driving on over used, crowded and dangerous two-lane roads. Trying to get on to, or
across the Meridian highway, let alone getting on the freeway, at peak traffic hours is
next to impossible. Therefore, the focus on efforts to improve the roads to support the
inevitable increase in traffic should be taken into consideration before these
subdivisions go in.
It has been explained to us, who have attended the Planning and Zoning meetings, and
-- - - the Ten Mile Interchange project meetings, that the impact fees from building these
subdivisions are used for the building of roads, but it seems the "cart is being put before
the horse" as in this case the "houses before the roads".
In conclusion we of Majestic View Estates, believe that proper and considerate planning
and working with existing home owners along with the City of Meridian in this area of
impact, would be highly beneficial and greatly appreciated by all involved.
Again by, lowering the number of dwellings per acre in the proposed South Ridge
subdivision, upgrading roads, focusing specifically on Overland and Linder roads,
building the Ten Mile Interchange, and improving the flow of traffic off of Overland
onto 1-84 at the Meridian Interchange, our neighborhood can grow and flourish safely
and attractively, as will the City of Meridian.
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
December 7, 2006
ITEM #
9, 10
DATE
PROJECT NUMBER AZ 06-031 & PP 06-031
PROJECT NAME South Ridge Subdivision
NAME (PLEASE PRINT) FOR
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
December 7, 2006
ITEM #
9, 10
PROJECT NUMBER
AZ 06-031 & PP 06-031
PROJECT NAME
South Ridge Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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October 1 6, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT James L. Jewett
AZ 06-031
October 19 I 2006
ITEM NO.
4
REQU EST Public Hearing - Annexation & Zoning of 290.87 acres from RUT to R-8 (115.91 acres), R-4
(62.92 acres), TN-R (51.36 acres), TN-C (34.65 acres) & R-2 (26.02 acres) zones for South Ridge
Subdivision - south side of Overland Road between Linder Road and Ten Mile Road
AGENCY
COMMENTS
CITY CLERK:
See Previous Item Packet / Attached Minutes
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See Attached Staff Report from 7.20 Hearing/Attached Memo from Planning
CITY POLICE DEPT:
CITY fiRE DEPT:
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CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
See Attached Comments
SANITARY SERVICES;
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATlON:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See Sign Posting/ See ITO Memo/ See Attached Letter from Mel Schumaker
contacted:_~.~ "\ Date: {Olf7 /C(p Phone: 939~ C{OcJ(
Emailed:?h ( I @;-If~ lQi~~ roup loe. . CPfV\ Staff Init!ols: ~
Materials presented at public meetings shall become property of the City of Meridian.
See Attached Comments
Meridian Plannina and Zonina Meetina
Julv 20. 2006
Meeting of the Meridian Planning and Zoning Commission of July 20, 2006, was called
to order at 7:00 p.m. by Chairman Michael Rohm.
Members Present: Michael Rohm, David Zaremba, Wendy Newton-Huckabay, and
David Moe.
Members Absent: Keith Borup.
Others Present: Bill Nary, Sharon Smith, (Craig) Caleb Hood, Mike Cole, Jenny Veatch,
Justin Lucas, Amanda Hess and Dean Willis.
Item 1:
Roll-Call Attendance:
Roll-call
X Wendy Newton-Huckabay 0 Keith Borup
X David Moe - Vice Chairman X David Zaremba
X Michael Rohm - Chairman
Rohm: Good evening, ladies and gentlemen. At this time I'd like to call the regularly
scheduled meeting of the Meridian Planning and Zoning Commission to order and begin
with the roll call of attendance.
Item 2:
Adoption of the Agenda:
Rohm: And I'd like to start with the adoption of the agenda and there are a few changes
to the agenda this evening and before we adopt it , would like to just make note of the
changes that will occur as we work our way through the agenda. The Public Hearing for
the annexation and zoning of Silver Springs Subdivision will be continued to the 17th of
August. The annexation and zoning for Trilogy Subdivision will be continued to August
31 st. And the annexation and zoning of South Ridge Subdivision will be continued to
September 7th. Those three items, including other attachments to those projects, will
all be heard on those dates. So, if there is anybody here tonight to those items, they will
not be heard tonight.
Newton-Huckabay: Mr. Chair? We are not going to be opening the South Ridge at all
for discussion as stated in the staff report, we are just going to open it and continue it?
Rohm: Open to continue it, yes.
Newton-Huckabay: With no discussion?
Rohm: That's correct.
Newton.Huckabay: Okay.
Meridian Planning & Zonin9
July 20, 2006
Page 16 of 34
August 31st, and South Ridge Subdivision to September 7th. So, anybody that may be
here to hear anyone of those three items, they will not be heard tonight.
Item 5:
Public Hearing: MCU 06-001 Request for a Conditional Use Permit
Modification for residential home built two feet into five foot setback (sold
prior to discovery of mistake) for Fulfer Subdivision No. 5 (Lot 4, Block
5) by Russell Dunstan - 2593 W. Ditch Creek Drive:
Rohm: With that being said, I'd like to now open the Public Hearing on MCU 06-001,
Conditional Use Permit modification for Fulfer Subdivision No.5, Lot 4, Block 5. And
begin with the staff report.
Veatch: Thank you, Mr. Chairman, Members of the Commission. This application is for
a modification of a conditional use. It's located here on Ditch Creek in the Fulfer NO.5
Subdivision. The exact address is 2593 West Ditch Creek and it's Lot 4, Block 15. This
is a residential area. The home here has already been built and it was discovered after
several inspections had gone through and passed, that the applicant had been given
the wrong plat. The plat that he was given was a 76 foot width and the house
specifications were built to that and, then, it was discovered later on that it is a 74 foot
width and so the house has been built two feet into the five foot setback. The original
Conditional Use Permit was through Havasu Subdivision back in 2003 and City Council
approved that. It is, though, within your jurisdiction to modify that CUP without it having
to go back, then, to City Council. I just wanted to clarify that. The applicant will be also
applying for a vacation of the easements of that two feet and the neighbors have
submitted a letter saying that they are not opposed to the encroachment into the
setback between the home. It still meets fire code for the building department as it
stands. And if you have any questions I will be happy to answer them.
Rohm: Thank you very much. Any questions of staff?
Zaremba: Mr. Chairman, just one and this may include Mr. Nary possibly. On page two
of the staff report, paragraph 5-B, you made it clear that this Commission can hold a
Public Hearing and approve it, but I would like Mr. Nary, who is our legal department, to
clarify that we can change the wording.
Veatch: This actual sentence was carried over from a previous report and so it may be
modified or completely eliminated.
Zaremba: Okay. With Mr. Nary's approval, I would modify the end of that sentence to
say a Public Hearing before the Planning and Zoning Commission. I'm watching him for
a nod of the head.
Hood: I may well -- while legal counsel is reviewing that, the first part of that sentence I
think is key, because it refers to a miscellaneous application, which this is not. So, if
you're going to modify it, you should modify the first part of it, too, to say a modification
Meridian Planning & Zoning
July 20, 2006
Page 33 of 34
lots on 28.17 acres in a proposed R-8 zone for Trilogy Subdivision by
Conger Management Group - south side of Chinden Boulevard and east
of Black Cat Road:
Rohm: Thank you all for coming in. At this time I'd like to open the Public Hearing for
AZ 06-032 and PP 06-032, both for the sole purpose of continuing them to the regularly
scheduled meeting of the Planning and Zoning Commission of August 31 st, 2006.
Could I get a motion to that effect?
Zaremba: So moved.
Moe: Second.
Rohm: It's been moved and seconded to continue AZ 06-032 and PP 06-032 to the
regularly scheduled meeting of August 31st, 2006. All those in favor say aye. Opposed
same sign? Motion carried.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Moe: Mr. Chairman, the boards they presented tonight, are they to take those?
Hood: Mr. Chair, Members of the Commission, I believe we have all those in a smaller
version. They are just blown up. So, we do have hard copies of the same thing, just an
eight and a half by 11.
Moe: Just checking.
Item 13:
Public Hearing: AZ 06-031 Request for Annexation and Zoning of
290.87 acres from RUT to an R-8 (Medium Density Residential (115.91
acres), R-4 (Medium Low-Density Residential) (69.92 acres), TN-R
(Traditional Neighborhood Residential) (51.36 acres), TN-C (Traditional
Neighborhood Center) (34.65 acres) and R-2 (Low Density Residential)
(26.02 acres) for South Ridge Subdivision by James L. Jewett - south
side of Overland Road between Linder Road and Ten Mile Road:
Item 14:
Public Hearing: PP 06-031 Request for Preliminary Plat approval of
233 lots including: 206 residential lots, 11 commercial/other lots and 16
common / open space lots on 290.87 acres in the proposed TN-C, TN-R,
R-8, R-4 and R-2 zones for South Ridge Subdivision by James L.
Jewett - south side of Overland Road between Linder Road and Ten Mile
Road:
Rohm: All right. At this time I'd like to open the Public Hearing of AZ 06-031 and PP
06-031, both related to the South Ridge Subdivision for the sole purpose of continuing
to the regularly scheduled meeting of September 7, 2006.
Meridian Planning & Zoning
July 20, 2006
Page 34 of 34
Moe: So moved.
Zaremba: Second.
Rohm: It's been moved and seconded to continue AZ 06-031 and PP 06-031, to the
regularly scheduled meeting of September 7th, 2006. All those in favor say aye.
Opposed same sign? Motion carried.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
Zaremba: Mr. Chairman?
Rohm: Commissioner Zaremba.
Zaremba: I move we adjourn.
Moe: Second.
Rohm: It's been moved and seconded to adjourn. All those in favor say aye.
MOTION CARRIED: FOUR AYES. ONE ABSENT.
MEETING ADJOURNED AT 8:45 P.M.
(TAPE ON FILE OF THESE PROCEEDINGS.)
APPROVED
I I
DATE APPROVED
MICHAEL ROHM - CHAIRMAN
ATTESTED:
WILLIAM G. BERG JR., CITY CLERK
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
STAFF REPORT
TO:
FROM:
Hearing Date: 7/20/2006
Planning & Zoning Commission
C. Caleb Hood, Current Planning Manager
Meridian Planning Department
208-884-5533
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SUBJECT:
South Ridge Subdivision
AZ-06-03l
Annexation and Zoning of290.87 acres from RUT (Ada County) to R-8
(Medium Density Residential)(115.9l acres), R-4 (Medium Low-Density
Residential)(62.92 acres), R-2 (Low Density Residential)(26.02 acres), IN-R
(Traditional Neighborhood Residential)(51.36 acres), and IN-C (Traditional
Neighborhood Center)(14.o5 acres).
PP-06-031
Preliminary Plat approval of233 lots consisting of206 residential lots, 11
commercial/other lots, and 16 common/open space lots in the proposed R-8,
R-4, R-2, TN-R and TN-C zones.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, James L. Jewett, has applied for Annexation and Zoning of290.87 acres to R-8, R-
4, R-2, IN-C, and IN-R, and Preliminary Plat approval of 206 residential lots, 11
commercial/other building lots, and 16 common lots. Of the 206 residential lots, 8 are "mega"
lots that are going to be re-platted. Of the 11 commercial/other 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. 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 plat, the
applicant is proposing to construct collector streets from Overland Road, Ten Mile Road and
Linder Road through the site. Staffhas analyzed the master concept plan and the 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
Plamring 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 the requested applications. Because this
development is so large and is requesting some changes be made, and because staff has not
received written comments from ACHD yet. staff recommends that the Commission hold the
hearing on this proiect on July 20. 2006 and discuss the overall concept plan. At the public
hearing, staff recommends that the Commission provide staff and the applicant direction
regarding the staff-recommended changes and clarifications called for in the Analysis section of
this report. Staff further recommends that the Commission continue the public for approximately
30 days to allow staff and the applicant time to receive and incorporate ACHD's comments and
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, Z006
conditions, and the Commission's comments, into a revised Staff Report and Preliminary
Plat/Conceot Plan.
3. PROPOSED MOTIONS (to be considered after the public hearing)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-03l and PP-06-03l as presented during the hearing on July
20, 2006, for the following reasons: (you should state specific reasons for denial of the
annexation and/or plat.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-031 and PP-06-031 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
South side of Overland Road, between Linder Road and Ten
Mile Road; Township 3 North, Range 1 West, Section 23
b. Owner:
James L. Jewett et. aI.
1560 Carol Street
Meridian, ID 83642
c. Applicant:
James L. Jewett
1560 Carol Street
Meridian, ID 83642
d. Representatives: Phil Hull and Van Elg, The Land Group, Inc.
e. Present Zoning: RUT
f. Comprehensive Plan Designation: Mixed Use ~ Community with a Neighborhood Center
designation and Medium Density Residential
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 different zoning designations for the property: R-2, R-4, R-8, TN-C and TN-R.
The applicant has concurrently requested detailed preliminary plat approval for 187 buildable
single- family lots, 8 "mega" lots, 9 commercial lots, 1 elementary school lot, 1 public library
lot, and 16 common/open space lots. As part of the development request, the applicant is
proposing to plat eight "mega" lots that are to be re-platted in the future. All ofthe proposed
lots conform to the dimensional standards of the requested zone. The average 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 2.54 dwelling units per
acre. Approximately 13% (9.5 acres) is being set aside for open space.
1. Date of master concept plan (attached in Exhibit A):
2. Date of preliminary plat (attached in Exhibit A):
4/15/06
4/15/06
South Ridge Subdivision AZ-06-031/PP.06-031
PAGEZ
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
3. Date oflandscape plan (attached in Exhibit A):
3/15/06
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 residential lot 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 detennined 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.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: July 3 and 17,2006
d. Radius notices mailed to properties within 300 feet on: June 23,2006
e. Applicant posted notice on site by: July 10, 2006
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 purposes.
b. Description of Character of Surrounding Area: There are one and five-acre lots in Val
Vista, Ariel Estates and Aspen Cove subdivisions to the south. The recently approved Bear
Creek West Subdivision is east of this 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: Single-family homes in Val Vista, Ariel Estates and Aspen Cove
Subdivisions, zoned R-l and RUT in Ada County.
4. West: Single-family homes, zoned Rl (Ada County)
d. History of Previous Actions: None.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property will sewer to the Black Cat Trunk: which is
South Ridge Subdivision AZ-06-031/PP-06-031 PAGE 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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:
be mitigated for.
2. Floodplain: N/A
3. 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).
4. Hazards: Staff is not aware of any hazards associated with this property.
There are some existing trees on this property that need to
5. Proposed and Existing Zoning:
TN-R, and TN-C.
6. Size of Property: 290.87 acres
f. Subdivision Plat Information:
1. Residential Lots: 195 (187 single-family lots, 8 "mega" lots to be re-platted)
2. Non-residential Lots: 11 (9 commercial lots, 1 school lot, 1 public library lot)
Existing RUT (Ada County) to R-8, R-4, R-2,
3. Total Building Lots: 198
4. Common Lots: 16
5. Other Lots: 0
6. Total Lots: 222
7. Gross Density:
2.54 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 an entryway corridor. 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 ll-2D-2). A 25-foot wide street buffer is required along
Linder Road and the remaining portion of Overland Road, nearer Linder Road (UDC
ll-2B-3). An 8-foot wide landscape parkway with street trees is required along the
streets within the TN-R zone (UDC Table ll-2D-2). Street buffers are not required
adjacent to the other internal 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; 9.46 acres (including
street buffers) is being set aside for open space. At the public hearing. staff would like
the applicant to clarify how much open space is anticipated in this development as a
whole. UDC 11-3G-3Al requires common open space and site amenities for
developments of five acres or more. UDC 11- 3G-3A2 requires one additional site
amenity for each additiona120 acres of development area. The UDe requires 14
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
amenities for this development overall. Please see Section 10 below for more
information.
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
shade tree per 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-Street Parking: UDC ll-3C-6A requires single-family detached dwellings and
townhouses with more than 1 bedroom to have 2 enclosed parking spaces (a garage) and a 20'
x 20' parking pad in front of each garage. In all commercial districts, UDC 11-3C-6.B
requires one off-street vehicle parking space for every 500 square feet of gross floor area.
J. Summary of Proposed Streets and/or Access: On the submitted master 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. There is one public street, and
no driveways, proposed to intersect Ten Mile Road. The applicant is proposing to construct all
of the collector roadways in this development, Southern Way, Timberwood Drive, Southridge
Drive and American Frontier Drive, with the first final plat phase. The internal public streets
are all proposed with a 50-foot right-of-way. There are five blocks within the detailed phase of
the development that use alleys. The alleys are proposed 20-feet wide within common lots.
Staff is generally supportive of the proposed street system, but believes that ACHD will
require some of the street sections adjacent to the commercial lots to be constructed as a
10caVcommercial street, with a wider right-of-way. Also, staff has some concerns with the
detached sidewalks and the associated easements adjacent to the streets in the 1N-R portion of
this project (see Section 10 below). NOTE: Staff has not received comments on this proiect
from ACHD. Because this is such a large proi ect. staff recommends that the Commission
delay forwardimz on a recommendation to the City Council without first reviewing ACHD' s
comments and conditions regarding this proiect.
7. COMMENTS MEETING
On June 30, 2006, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staffhas included comments, conditions and recommended actions in
Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use - Community" and "Medium Density Residential" on the
Comprehensive Plan Future Land Use Map. On the Map, 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 either side. The proposed development and zoning reflect more of the mixed uses at the
Linder Road/Overland Road intersection, and along the Overland Road frontage. Even though the
proposed development does not exactly depict land uses as envisioned with the map, staff
believes that the proposed zoning and development complies with the intent and general land uses
envisioned with the Map and the Comprehensive Plan.
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 parts of the City where innovative and flexible
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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 tlrree and eight dwellings per acre. The proposed Preliminary Plat
includes 187 buildable single-family lots for a gross density of 2.54 dwelling units/acre. Although
the overall density is at 2.54 dwelling units per acre, there is a large area of the plat that is being
set aside for commercial uses, a school, 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, complies with both the Comprehensive Plan and the requested zoning
districts. Staff fmds the following Comprehensive Plan policies to be applicable to this property
and apply to the proposed development (staff analysis in italics):
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis in italics below policy):
. Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City establishes its Area of City Impact, it plans to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the 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 service will not change.
. The subject lands are currently serviced by the Meridian School Distric:t #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 where
urban services can be reasonably provided at the time of final approval and development is
contiguous to the City.
This development is currently not serviceable by gravity means. Permanent sewer service for this
development will be via 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
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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 Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
constrnction and reconstrnction 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 stub street to the south, to a 5-acre parcel in Val Vista
Subdivision. Stub streets, and halfstreet 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. Staff is 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. 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 constrnct five-foot wide sidewalks adjacent to the internal streets.
The applicant is also proposing to constrnct micro-paths to/from the proposed school lot and the
library lot and within certain common lots throughout the development. The applicant is also
proposing to constrnct a multi-use pathway along the Ridenbaugh Canal, from Linder Road to
Ten Mile Road. Staff believes that with the constrnction 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
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Prior to constrnction, fencing should be constrncted around the perimeter of this site.
Chapter VIT, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
On the submitted master 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. 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.
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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. Except for the public library, the subject application does not propose any other specific
uses within the TN-C area. Staff believes that the jitture commercial and retail sites in this plat
will add to the variety of non-residential uses within the City's Area of Impact. Staff is generally
supportive of some commercial uses in this area, 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.
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
Staff recognizes that there are some existing low density residential land uses adjacent to, and
surrounded by, this property. Staff believes that the locations of the proposed zones and the lot
layout are generally appropriate as the larger lots will primarily be on the 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 rural parcels and the proposed urban development.
Staff recommends that the Commission and Council rely on any written or verbal testimony
provided from neighbors when determining the most appropriate zoning designation for this
property.
Staff also fmds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
· "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with AClID 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 access points on to arterial streets." (Chapter VI, page 79)
Staff believes that the proposed density and zoning for this property is generally appropriate (see
Analysis below 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 11-2D-l) lists multi-family developments, retail stores, public/quasi-public uses
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and personal or professional services (offices) as pennitted uses in the IN-C zone, while
several other non-residential uses are allowed either outright, as conditional uses, or as
accessory uses in the IN-C zone. UDC Table 11-2D-llists multi-family developments,
attached and detached single-family dwellings as pennitted uses in the IN-R zone, while
several other uses are allowed either outright, as conditional uses, or as accessory uses in the
IN-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 opportunities consistent with the Meridian Comprehensive Plan. Connection to
the City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre
and corresponding housing types that can be accommodated within the density range.
TN-C: The purpose of the TN-C District is to serve as the focal point of a ncighborhood
center, containing retail, commercial, and community services to meet the daily needs of
community residents within a one- to two-mile radius. A IN-C is pedestrian-oriented,
and it is designed to encourage pedestrian cormection with a Traditional Neighborhood
Residential District. IN-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 IN-R District is to provide for a variety of residential land
uses including attached and detached single-family residential, duplex, townhouse, and
multifamily. A IN-R District includes open spaces 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 conventional residential districts. The TN-R District should be generally
located: adjacent to a IN-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 of the R-2, R-4, R-8, IN-C and IN-R zones
established in the UDC. No dimensional modifications are being requested for the proposed
development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. Annexation and Zoning Application: Based on the Comprehensive Plan and the
Future Land Use Map, staff believes that the requested zones are appropriate for this
property. Please see Exhibit D for detailed analysis of the required facts and findings
for the annexation and zoning of this property.
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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.
Special Considerations:
Master Concept Plan: The applicant has submitted a master concept plan for how the
290 acres will by-and-large be developed. Staffis 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, staff 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 sh-eet 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 conunercial 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.
Phasine Plan: The applicant anticipates constructing the subdivision 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
development should be constructed prior to the development build out, or before too
many homes are constructed without useable amenities. Therefore, staff recormnends
that with the construction of the first phase. a 10-foot wide multi-use pathwav be
constructed from Linder Road to Overland Road (near the Ten Mile Road
intersection). NOTE: The location of the multi-use pathway. from Linder Road to Ten
Mile Road. is shown on the Future Land Use Map to parallel the Ridenbaueh Canal.
Exceot for adiacent to block 3. neither the preliminary plat. the concept plan. nor the
landscape plan shows the multi-use pathwav. Staff reconunends that the concept plan
be amended to reflect the location of the oathway as reauired above (from Linder
Road to Ten Mile Road. generally alon!! the Ridenbaugh Canal).
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 this site. Staff recommends that the applicant relinquish
any interest the subject properties may have in Windy Ridge lane and/or Old Thom
Lane (and any other private lane easement that may encumber the subject property),
upon annexation (the existing home(s) that is not a part of the development that is
currently using the private lane may continue to do so until they apply for annexation
and develop within the City).
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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 on the north side of the
Ridenbaugh Canal, adjacent to block 3 only. Staff is generally supportive of the
location of the pathway, but believes the entire pathway should be constructed with
the fIrst phase of the development (see Phasing Plan above). Also, staff believes that
the pathway should terminate at the intersection of Ten Mile Road and Overland
Road, so pedestrians using the path have a safe crossing of the arterials.
Citv Park On the Comprehensive Plan Future Land Use Map, a potential city park site
is shown on this property. The applicant is not propu:sing tu l,;un:slruct a City Park on
this site. There are not many other parcels in this area that are large enough to
accommodate the 7-acre minimum park size required by the Parks Department for a
City Park. Therefore, staffrecommends that the Commission determine whether or not
it is in the City's best interest to annex this property without the provision for a citv
park.
Amenities: The submitted concept master plan does not shown many amenities for this
development. 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
zoned areas. 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 ll-5B-3D2 and Idaho Code S 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 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 South Ridge 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
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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 master concept plan).
3. That all TN-R zoned lots and uses will comply with the recently adopted TN-
R standards adopted in the tIDC (see Ordinance# 06-1241); that the TN-R
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 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 permit submittal).
5. That the future uses and lots on this site shall conform to the District
Regulations and Allowed Uses contained in the Unified Development Code
(tIDe), in effect at the time of development (building permit submittal).
6. That the applicant will be responsible for all costs associated with the sewer
and water service extension.
7. 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.
8. That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified Development
Code.
9. 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 three public
street accesses, and up to two driveways, to Overland Road will be allowed
on this site (as allowed by ACHD); and that a maximum oftwo public street
accesses, and no direct lot access or driveways, to Linder Road will be
allowed on this site (as allowed by ACHD).
10. That cross access/ingress-egress will be pruviueu across Lot 1, Block 2, to
Parcel #81223110500.
11. That the applicant agrees to release any interest the subject properties may
have in Windy Ridge Lane and/or Old Thorn Lane.
12. That the applicant agrees to construct continuous public streets from Ten
Mile Road, Overland Road and Linder Road, that connect with each other as
part of the first fmal plat, as proposed.
13. That all "mega" lots shown on the master concept plan will be recorded, and
then re-submitted for "detailed" preliminary and fmal plat approval by the
City; that until such time as the "mega" lots are re-platted no building
pennits will be issued on those lots.
14. That any future buildable lot shall not be encumbered by the existing
Northwest Pipeline easement that bisects this property.
15. 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
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constructed in accordance with the UDC provisions in effect at the time of
development.
16. That all intemallandscaping shall be installed as each phase final plats, prior
to occupancy of any structures within each phase.
17. That the applicant agrees to plat a public library lot and an elementary school
lot with the first phase of development.
18. 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 north side of the Ridenbaugh Canal, from Linder Road to
Overland Road (terminating at the Ten Mile Road/Overland Road
intersection) .
19. 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 commercial uses on Overland Road.
20. That the applicant agrees to provide at least the following amenities on this
site: a community clubhouse, pool area, and tot lot on Lot 66, Block 3; and
any other amenities required by the Commission and/or Council at the
public hearings.
21. 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.
22. 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.
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.
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
be revised to show how much of an impact the detached sidewalk will have on the
proposed TN-R lots. bv depicting the sidewalk easement on the plat.
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 alleys shall have a minimum
of two lights along the alley. All TN-R standards should be complied with.
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Allevs: 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. The entire
alley in Block 3. is not visible from a public street. Therefore. staff recommends that
Block 3 be redesigned. 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 proposed on the preliminary plat (as
allowed by ACHD). A note should be placed on the face of the final plat 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 requires 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 9.5 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, make up a majority of the useable open
space/amenities for this phase of the development. A vast majority 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 recommends that the applicant
clarify. at the public hearing. what type of amenitv(ies). if any. are proposed near the
parkin!! lot in Lot 5. Staff further recommends that the applicant state how many acres
are within the detailed area of the submitted preliminarv plat. and that the Commission
and Council detennine if the open space and amenities proposed for this development
comply with UDC 11-3G-3A2.
Because no improved open space park area of any substantial size is proposed for a
development with 187 future dwellings, staff is recommending, through the DA, that
the la-foot wide multi-use pathway along the Ridenbaugh Canal be constructed with
the first phase (see Annexation Analysis above).
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 this irrigation drain open through
South Ridge Subdivision AZ.06-031/PP-06.031
PAGE 14
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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 50, 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-oath be provided across
Southpoint Way. near Southridge Drive. that connects with the future multi-use
pathway. 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 Lot 4. Block 3. and the
future multi-family units in the mega Lot 23. Block 3. The proposed micro-path on
Lot 50, 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 50, 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 la-foot wide pathway. The UDC requires a 5-foot wide landscape buffer
along the pathway. Thc submitted landscape plan depicts a fence directly adjacent to
the pathway; no landscaping is proposed. For safety purposes. staff recommends that
the applicant be reauired 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
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 adiacent to the arterial streets be platted
with the first fmal plat. UDC 11- 3B.7C2 reauires all residential street buffers to be on
a common lot and all commercial and other nonresidential street buffers to be on a
South Ridge Subdivision AZ-06-03l1PP-06-031
PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
common lot or a pennanent easement. maintained bv 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 the eastern boundary of the TN-R
zoned lots. a 35-foot wide landscape buffer should be platted (adiacent to the TN-
C lots said buffer mav be in an easement. adiacent to the TN-R lots. the
landscape buffer should be within a lot.)
. AlonlZ Linder Road. a 25-foot wide landscape buffer should be platted (adiacent
to the TN-C lots said buffer mav be within a landscape easement. adiacent to the
TN-R. R-8 and R-4lots. 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 ll-3B-7. Landscape Buffers alonlZ Streets.
The landscape plan prepared by The Land Group, Inc., on 3-15-06, labeled Sheets
Ll.OO, L1.01, Ll.02, L1.03, and Ll.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; 9.5 acres (13%) of common
open space, a micro-path on Lot 50, Block 3; a micro.path between Lots 43
and 45, Block 3; a micro-path between the future multi-family units on Lot
23, Block 3 and Lot 4, Block 3; and a micro-path between the 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 Road/Ten
Mile Road intersection, 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
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
final plat application(s).
Fencing: The applicant is proposing to construct a six-foot vinyl fence along Linder
Road; no other perimeter fencing is approved. A 6-foot tall black chain-link fence is
proposed adjacent to the multi-use pathway. Fencing is not proposed adiacent to the
micro-path on Lot 50. Block 3. or adiacent to the other interior common spaces. UDC
11 3A-7A7a requires the developer to construct fencing adiacent to micro-paths to
distinguish common from private areas. Staff recommends that the applicant clarify. at
the public hearing, if anv other perimeter or internal fencinlZ is being proposed for this
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 16
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
development (particularly adiacent to the R-2 lots). A detailed fencing plan should be
submitted upon application of the final plat. If permanent fencing is not provided
before issuance of a building pennit, 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 11-3Aw 7.
Common Areas: Maintenance of all common areas shall be the responsibility of the
South Ridge Home Owners' or Business Owners' Associations.
Ditches. Laterals. and Canals: Per UDC 11-3A-6 all inigation ditches, laterals or
canals, exclusive of natural waterways, and waterways being used as amenities, that
intersect, cross or lie within the area being subdivided shall be covered
Pressure Irrigation: The City of Meridian requires that pressurized inigation 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 singlewpoint connection to the culinary water system. If a single-point
connection to the City of Meridian's water line is used, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the fmal plat by the City Engineer. An underground, pressurized inigation system
should be installed to all landscape areas per the approved specifications and in
accordance with UDC ll-3A-15 and MCC 9-lw28.
Existing Residences/Buildings: 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 fmal plat by the City Engineer.
b. Staff Recommendation: Staff recommends that the Commission hold the hearing on this
proiect on July 20.2006 and discuss the overall concept plan and the preliminary plat. At
the public hearing. staff recommends that the Commission provide staff and the applicant
direction regarding the staff-recommended changes and clarifications called for in the
Section 10 of this report. Staff further recommends that the Commission continue the
public hearing for approximately 30 davs to allow staff and the applicant time to receive
and incorporate ACHD's comments and conditions. and the Commission's comments.
into a revised Staff Report and Preliminary Plat/Concept Plan.
11. EXlDBITS
A. Drawings
1. Master Concept Plan (dated: 4-15-06)
2. Preliminary Plat (13 pages; dated: 4-15-06)
3. Landscape Plan (5 pages; dated: 3~15-06)
B. Conditions of Approval
1. Planning Department (fc)rthconnng)
2. Public Works Department
3. Fire Department
South Ridge Subdivision AZ-06-03l/PP-06-031
PAGE 17
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District (forthcoming)
8. Central District Health Department
9. Settlers' Irrigation District (forthcoming)
C. Annexation and Zoning Legal Descriptions
D. Required Findings from Zoning Ordinance
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
A. Drawings
1. Master Concept Plan (dated: 4-15-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
B. Conditions of Approval
1. Planning Department
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 applicant shall contact the City Attornev. Bill Nary. at 888-4433 to initiate
this process.
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-031)
.. Forthcomine:
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-031)
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 subdivision
pursuant to UDC 11-3A-17.
1.2.3 All areas approved as open space shall be free of wet ponds or other such nuisances, unless
otherwise deemed an amenity. All stormwater detention facilities incorporated into the approved
open space are subject to ODC 11-3A-18 and shall be fully vegetated with grass and trees. Sand,
gravel or other non-vegetated surface materials shall not be used in open space lots, except as
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 of UDC 11-3A-18, then
the applicant shall relocate the facility. This may require losing a developable lot or developable
area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all
other regulatory requirements at the time of fmal 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 the end of 06' or early 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 install the Black Cat Trunk through this project to the
intersection of S. Linder Road and American Frontier Drive with the first phase of this project.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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 detennined 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
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 will lie within two different pressure zones. The
applicant shall be responsible to install a minimum oftwo pressure reducing vaults.
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.
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 irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to [mal plat signature on the last phase of this 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
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
signature on the final plat by the City Engineer.
2.16 All existing structures not meeting setbacks or the dimensional standards outlined in the UDC
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 waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department 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 ofIdaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557,10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.21 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 irrigation, sanitary sewer, water, etc., prior to
signature on the fmal 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 fmal 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 compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.27 Applicant shall be responsible for application and compliance with any Section 404 Permitting
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.
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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 shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25~feet; height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3. Fire Department
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 fITe protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fITe hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 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 IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
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
Exhibit B - Page 4
over 750' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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 lanes and streets shall have a vertical clearance of 13 '6". This includes mature landscaping.
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 homes. The two entrances should be
separated by no less than Y2 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' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.16 Conunercial 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-lot 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 anwllrnuwn 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.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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
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 be 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
Section D105.
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 mm) 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 m~) shall
be provided with two separate and approved fire apparatus access roads. Exception: Projects having
a gross building area of up to 124,000 square feet (11520 m2) 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-defined. 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.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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, cuHhrough traffic. The applicant shall work
with the Ada County Highway District to provide traffic calming design to decrease travel speeds
on Southern Way.
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.
5. 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-l 0) will be followed.
5.3 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed m
accordance with the Meridian Park Department's requirements.
5.4 Standard for City to assume Maintenance of a section of Pathway: The pathway must COImect
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) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District
ForthcomiD2
8. Central District Health Department
Exhibit B ~ Page 7
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run.off is not to create a mosquito breeding problem.
8.4 It is recommended that stonn 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 stonn water management system that is preventing groundwater and surface water
degradation.
9. Nampa & Meridian Irrigation District
Forthcoming
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
C. Annexation and Zoning Legal Descriptions
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TilE LAND GR<H.Il'. INC.
May 4, 2006
Project No. 05021
legal Description
Southridgc Subdivision
290.87 acres
EXHIBIT "An
A tract orland situated in the North One Halfandthe Northeast One Quarlerofthe
Southeast One Quarter of Section 23, Tol.\'uship 3 North, Range 1 West, Boise Meridiiln,
Ada County, idaho, d~scribed as follows;
Commencing at a found 5ill-inch steel pin mClOumenting the Northeast Corner of said
Section 23 on the centerline of Linder Road being the POINT OF BEGI~G.
Thence following the easterly line of said Section 23 and the centerline of said
Linder Road. South 00041'28" West a distance of639.61 feel to a found 5ig~illch
sted pin;
Thence leaving said easterly line and said centerline, North 89019'41" West il
dislance of 199.25 feet to a found 5i8-inch :.1eel pin;
Thence South 0004 J '26" West a distance of 250.00 feel 10 a point;
Thence South 89019'41" East a distance of 199.25 jeetl.o a found 5lB-inch steel
pin on said easterly line and said I;cnterline;
Thence folluwing said easterly line and said centerline South OO~41 '28" West a
distance of 1,741.04 feet to a point;
Thence lea"ing said easterly line and said \:t:'nterline, North 89~03'02"V.,'esl a
distance of283.12 feet to a point on tl", l'enlerliuc of the Ridenbaugh Canal;
Thence following the centerline of said Ridenbaugh Canal the follov.lng fifteen
courses;
323.51 feet following the arc of a nOIl tangent curve to the len, .said curve
having il radius of 631.24 feet, a central angle 0[29021'51 ", a chord
bearing of North 44043'07" West and a chord distance of319.98 feet to a
point;
?'i/orth 59059'27'" West a distance of73,72 feet to a poiut;
90,2] feet following the are a circLllar curve to the left, said curve .luwing a
radius of 120.00 feet, a central angle of 43"04'24", a chord bellring of
North 81031 '39" West and a chord distance of 88.1 0 I~et to a point:
South 76056'09" West a distance of 93.79 feet to a point;
83.95 teet following the W"C a circular curve 10 the right, said curve having
a radius of 100.00 feeL, a central angle of 48006'06", a chord bearing of
North 79000'48" West and a chord distance of 81.51 fcct to a point:
,.
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Exhibit C - Page 1
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
Exhibit C - Page 2
,')1 r: LA:'olr> r;uoul-', ll'o;C.
Norlh 54"57'45" \\/est 11 dislallce or 1 (Ut] 1 kd 10 a point:
90.18 feet to]hming the an: a cirmbT ":UTVC to the left, said ellTVC having a
mJius of ]10.00 teet. a central anglt: of ;f3'(J3'.10'", a chord he<lring of .
North 7629'JO" West and fl chord distarh;C 01' R8.07tcc( to ,I point:
South 81 "58'4:\" W,,!';t II distanc:e (If 380.0' Ie!:.'! to a poin!:
160.45 j~et foHO\~ing the an:: a drcular curve to the len, said CUf\'"~ having
~ radius of} 50,00 feel, a CeJllnll angk or 61" J 7'] 2", a chord bcw"ing of
South 51020'09" West and n ~.hQrd di.~liJnc:c uflS2. 91 fcd 10 a point:
South 20"41'3:1" West a distance i"ir2IG.9} feel 10 a point
262.75 tC-ct I(lllowing thl;' arc :I ein:ular curve to the right, ~aid curv\:
having a mllius of 420.00 teet. a centra] .\I1gle ofJ5"5()'JI'i", il chorJ
bearing ('f South ~R':36'51" West and a chord \list(j.nl:~ of 258.4~ n~el LO fl
poim;
Soulll 5(;';'3~'o'l" West ::t distance (1 t' 343.5 t ket to a point:
'I 66JI4 feet lilllowing the un: a circular curve 10 tll(.: right, said l'UT"'"
having a rad;u~ of 64.63 leet. a COILral angle of ] 47012'OU", a i:hord
bearing o(Nonh 4\~"51 '51" \\/'~Sl and a chord Llblnl1cc of] 24_00 f'eet tn a.
point:
:\'orth 2:F44' IS' !'-.ast a dislance of 142.uO feet ro a poinl:
North 32"06' [9" Fast a disLance of.2 j ':I .In rect \'0 a point on the soulherly
lint: ofthc Norlh 01](: Half ()f sai.d Sta:lion .23.:
Them;e 'Ieaving said centerlinc and following said slllllherly litle.
North f(1)'"'02'56" v,,'cst a Jisl.mce ('1' 712.43 feet to a round 5i8-1nch steel pill
IllI>1lume>ming. thl: Cclltcr One Quarler {lfsaid Secuoll 23:
Thence ful1owil1g '>aid sOUlbcrly lim'., North &9004' 17" v..\~SI a tlist.mce of
r .832.01 Ih:t to a round 112.inch sleel pin:
Thence I.:udng saili southerly line, l\ortb 22009"'2" \Vest.l UISlalll:t' lJf 520.19
teclln a f(1und ]12-inch stccl pin:
ThCll(;e North 89'16'08" We~l a distanc,' or 630.49 feet to a point on me 'westerly
line or ><lid Section 23 on lh", cetltcrlirK' ofTen ~'v1i[c Road:
Thence following the wi:slerly line of said Section 2:\ and the (;ent,~'r1inl' of ~rlid
Ten Mile Road, Nol'th 0(J056'19" Ea...! u distance (.f 1,510,78 feel (0 a point:
Thence leuving said we~1erly Jint: .md :;aid centerline, South 89"OT37" East a
distance of 25.tJU feel to a poinl:
Thence South 34~11'02" Easl a distance (.f 25S. 76 feet to a pnint;
Thence Soulh 21008'47" East iI diSTallce of 141,8~) feet tn a point:
Thence Soulh 21 "46'52" East a distance or 332.62 feet to iJ point;
Thence 'lorth 01 "24'08" East a dislam;t: of I] ] ,80 feel to a point:
Thence North 05020'2]" East a distance of~Ol.34 l~ellO a point;
Thence Nnrtb 13"10'43" East a Jislunce of 138.68 r~ell(lll point;
Tbcm;c Nortb 26"09'07" West a tlislance of 330.77 Ii:ello a poil\[:
,
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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Th",nce'\Jorlh J4"0]'47" \V('staJisl;lllcCof273.94 fcctto apoinl;
1111:11CC' Nonh )J"11'5R" L!l5t adisl8ncc 01' fMSI tc'::lttlaroilll~
ThcucC' I\orth 37C(IO'03" Ea~t a distance 01' 141).62 f(cl to a poinl "11 Ill'" [wnherly
line of sllid SCcllon 23 and lh", centerline of Overlllnd RnmL
Tht:nce t~)Jh)wing lhe llOTtherly !ill.: of said SCcl1(JJ1 23 ,md tb!C "'l;'nkrlinc .l1"S,lid
Overland Road, South 89015'27" Ea.sl a distant:'" of 1.024.45 fel:l to a found 5iS-
inch st.::d pilllllOIJUmenting the W<:,sl One Sixte~nth Corner of said S.:l:IiOll 23
8nd S..x:lion 14. TnwTlship 3 North, Rar\~" I \Vest. Uoi~" M"ridL:\Jj;
fhclll:C Iilllowing said northerly line ,md said ..::entcrJine, South l!'!" 14'2:'-" La;;1 a
distance of 1,326.15 P<.'el 10 0\ I'(mnd bm~:-; !Cap monurm:nting tllc 1\011.11 Om:
QLI,rrtt:r ofsaiu Section 23~
111t~ncc foJ/owing said lie 'nh\:r!y line and said cct1l.::rli Ilt:, SLmth X90 19'4 J " Ew;( n
lli,lance oj" M5.41 fcelln '-l p{)int;
-nWl1CC ka,'ing said northerJy li[)~ and said centerline. Snuth 0OO3W49" \'v','SI ,I
distmlel' of R8x.62 feel tu a tOlJruJ 5i8~illCh ,tcd pin;
l'l-1(;OC,t: Sllllth Il(F [9'29" Ea~lll.lliS"tHllcC of250.00 fect to u I'JllDd 5iR-i nch stc~1
pin:
ThenCe t\"ortn 0(('31:('49" East a di"lll.nci;: of 88x.64 lei;:( 10 a POilll on said o'lrlh<:rly
line and ~<lid cemcrliol;';
rhcm:e fi.lllowing said nonherly Iini.' 811d said I;cll1erlil1(:. South 89' 11)'4 J " Fa,! ;]
di.'illince of] .746..'\2 feet the P011\T or ]JHIN\iING.
The above-deseribl,d lract of laml conlilius 2Sl7.03 ,lcres. more or less. 311bjc,t! LO all
existin[! eascmenl!i and riglus-oJ:'way.
EXCEPTING THEREFROM:
A tract (,J"land situal(:d in th<.' ~l\onhwe~l One' Quarkr of lhe Nonhwl::~[ One ()uartcr of
S.:ction 23, rown.~hip 3 01onh, Rangt: I West. Bois,," Meridiau, Ada ('ounty. Idaho,
dllso.;rihed as fi:lllllws:
[;(lIluncm:ing at a found hrass cap lllOnLtTllt:nting. the 1\nrthwesl Comer of SoLid SeNilln
23, th",m:e filllowing the f1nl"therly line \ ,[" suid North wesl One Quarter or the NOl1hwesl
One Quarter, Soulh 89" 15'27" Lasl a dist<lIlCC of 1.125.68 feel t.' a point;
Thence leaving suiu northerly lin..::, Smith 00"44'33" V/t:st It distaocc of396.34 feet l!) H
point on tbe ccnlllrline of the Ridenbaugh Canal being the POINT OF BEGLl\ NINC"
Thence following Ihe t:t'lllerlim: of said Ridenbaugh Canallhe foHo"vill~ tW(1
,"nurses:
South 7;\037'50" Gas! u dislan<::e of 153JIJ leell.o a point
,
LwdJlL1fi ,yJIIi".,;,dlf'.. .rill P!tJ1Jlijl.,~ . (~"o.J'i Ei1..'J.i,w:.r:n..~. (~,~{(~'Il.l' \: Jm~a/ur..f?'" l:;"':i:ji!".!'T~.\::" Crri}'i',,, " ..'.'l"'J.o".JI"I~i~d/in!
..Ira? l;:, .:-;h'1f(: [)l'i,",~('. Sh LO()~ L2~~k.. I.;bhn ,Or,lrj. p '::O~.~,\~'!.-;..(141 r~ :Jlil:-l.9.W..P.";'5" .?:.:\.;i.-.tl1tb:I~~~'U~I~lHE..~..:.d.t
l'1:\20uS\\I'iO~!.J \tlf, S{jf\...{~r'-..;(,h llU.'l.Il:II..'!'.,A:.imin\l.q;:lil: '.1 1....IHi~}!.1~J..k.J\.....:.ldr._.I/){L! 1.J'1111..::J ~",j:t:
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
:-~ ~~~
~... -.
~
. &If
...
'rUE L,,-~n CRO\ll" 1 1'\ C.
South 63Q48'13" :Ea~l a distance or 5RA4 f(;!:'t [0 a point on lh..: ""Lq('rly line:
or said ~<)nhwest On~ Qua,lel' of the Northwest One Q~lw'lcr :
Thence kaving sail1 ceJll~-rlinc anJ "oJk.wing :>llid easll,;r1y linc.
South 00"'47'25" Wes1 a distance of 854J4 kel to a found 5i!\-inch ~lee] pin
momnl1enting the Sulllhea5t Comer of said Norl:hwc,l On>: QlIOolncr of the
:-Jorthwest One QI,lan('r~
ThcJ\t:'" leaving said casted)' line ami !c.llo\\lng the :-;ollthcrly line nl'said
~orlhwest One Quarter nfllw Nonll\\eST On" Quar~er. .'ionh 8'r'()9".~S" \Vc~l a
distance of 4SfU)U reel to l! POilU;
J'.h<.!IlCe- kaving said southerly line, NOl1l1 00"46'41" Ea~t a distance of302.1 ~ I'<:et
to u point:
Them;\: North 65~39'..j.9" E<lst II distance llf276JJ9 [CClIO a point;
ThcIl\:<;; ]\'ol'th 0(1''46'43'' La~t a diswnce of 500, 71 ket to the f>OI:'-lT or
BEGI]\'}.: IVi.
'n1t~ abovt'-dcsclibt>d lracl of land contaim 6.1 () :1cr("5. I1WI'C. or less, ;;ul~jetj to all exjsting
euscmcnls and rights-of-way..
lhe IOI.d area of saiJ parcel contains 29n.87 acres. more or h;oiS. subjl.'i:l 10 all existing,
easements and riQ.hts-of.,vay.
PreparcJ By: -I1II LAND GROUP, \"1(,.
46~ E. SHORF. f>R1VE, SenE 100
hAlI!.E. IDAHO 1;361(;
10/1-939-4041
20~-9JY-4445 (FAX)
l;~~1(1-,!, )"pp~v~", . "
.~.._~~
Ii..: ( :-
,L._._"
""~HlOlAN PUBLIC
W')4"30EPT..
,
.cj
I' 4il,(h..l,tl~' J' ~~.i\J:l,'dJOl ~ .'i'm' PL'Jtf:rm;../;. ... ('"Ill:.' E.".~met7~I"{ ~ (;{}:;i C;",M.u hTl;~'J.'1ii~Jt (\~", [;iJ.!:.i~II'I'd,~~ . ( ~''''-~lh,~I' 1"_:'1~.)-.t;?:N;rl'/'ll!;
-t6:2 'F :"'Iv'rt' f"hh'L S\.<;;. \l"11..,l, F.;lV;ll'. ld~lhl~J !Bol c." P 2f)l! 939..+(f-l1 F ::!.OH.~~:~1),+11~ II ~1".~~j'.IE.d.f,~E..tl,!I~iu~".~u.l.~
C;:"<.lurfl\0;;1J11\,'1,t ~,'j.t~'t:.i \jnh 11'~mUCf '. .\...-i'~:lhl',.L{:F.:':\5\J..J. 06Ujl}:.,':~~w~~t<l!;_n,,(I?I;l\.~~I;:;:xl U('}f
Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
~~ ,,~~
.... ~~.......
"'~.
~
-..
- ..
TU~ lJAND GROIlI', INC.
April 1(), 2006
Project No. 05021
Legal {Jc,eriplioll
Soutbridgc Subdivision
Annexalion and reZOlle to TN-C
34.65 acres
EXHIBIT <<A"
PARCEL "A"
I
A trAct ofland for IlIll!CxatklJ1 nnd n.::wnc purposes situHled illlhe North One Ihlf(,fthe
NorlhCllsl One Qllarter Qf Section 23. T(,wnship 3 Nor:h, Range I West, Boisc Meddinn, Ada
County, l<.laho, described /Ill f(,nows:
Commencing lit !l found 5/R-;m:11 steel pin mOlllllllenting lile Nor1hca.~1 Corner nfsaid Scclil}!l 2J
OIl the centerline of Linder ROAd t>"iugthe POINT OF BEGINNING;
Thence foHewing the easterly Iinc ofs.aid Section 23 and the centerline of said Linder
Rond. South 00"4] '2&" West n distance of 639.61 feet 10 n found 5/8-inc.h steel pin, fmm
which fI found 5/8-inch steel pill IUQlllll1lenting lhe F..asl Olle Qunrtcr of snid Seclion 2J
bca{s South 00041'28" West a distance of20 11.06 feet;
Thence leaving said easterly line 811d said ecntcdiI\e, North &C)o 19'41" Weslll. distance of
199.25 feet to a fOUlld S/g-Inch slcel pin;
Thence South 00"41'26" West a distanccof224.62 feet t(lll point;
Thence North 62009'27" West a dislancc of379.49 fcello a point;
Thence North 49016'00" West a di~lanc.e 01"343.92 fect 10 8 point;
Thence North 560;14'44" West a distance of 50.()6 felllla n point;
Thence North 470) 1 '1 0" West a distllnee of 214.73 fcct to a poillt;
Thence South 4000)'54" West a distance (If I 19.46 fcello <l poil1l;
Thence South 59025'54" Wast a distance of38.74 feel 10 A point;
Thence South 54039'27" WMt a distllnce or 50.00 feCI (0 II poilU;
Thence 83.72 ft:cl following Ihe arc Ma non langent curve to the righ!, snid curve having
a radil's of \35.79 feet, fI central angle (If)So 19'J 8", 1I Chord be8l'ing (If
South 01012'25" West and II ch~'rd di~llInce l)f 82.-10 feel to n poinl;
Thence South 18052'04" West A disllmcc of J 3.05 feel to II point;
Thence j7.33 feet following Ihe ara a circulnr curve to the right, said curve hllVillg II
radius of I 00.00 feet, II cenlrlll angle of21 "23'09", a chord heflring of
South 29033'39" West and a chord distance of 37.11 feet to a point:
Thence North 49~44'47" Wc.~l a distance of25.1l0 feet to II point;
Thellce 298.92 feet following the are of II non tangenl eurvc to Ihe left, sllid CUIVC having
a rlIdius of 650.06 feet, a central angle of26~20'57", II chord bearing llf
NCll'!h 50.37'40" West alld a chord distance of 296.29 10 il poillt;
Thencc Norlh 63"48'09" West II Iii, lance of 138.34 feci III II point;
I
I
,
[
'...JnIilsmpt A1r'hi'~#" III Silf Plrl#1Jilll .. (:i,r:iI J-3l;tI,,~riHf. . G~fC(JHf~ 1rril111iril1 f? n1fli~i'rii'tj . G'MplJit ~MN>>i(~itlJY
~62 B. SI-.,,\, f),i,,~,SH', lOO,li'l:k,ld.h" 11:1616. P 2()8.~)~,.H).111'2\1a,~J~.4~45. ~.tlld""dJlr<~'W<lkmIll
G:\2O(JS\I1~w.J \d~ 'U""9\i"b ,nunb,"\AJ,ni..\ 1.."1',;11,\1.1 ,_OM)4 \l1<,,1'''''r(1~, O)~21 ,,,." "7(>n~,i1,,(,
Exhibit C - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
TIlcnce following said norlherly tine and said ccnlcrlille, Soulll 890]5'27" EllSl a disl,lflee
of 856.41 feel 10 D found 5lH.inch steel pill O'lOnllmenling lhe West 01110 Sixleclith Comer
of wid Section 23 l\lld Seclion 14, T~lWl1ship 3 Norlh,
Range I West. Boise Meridian:
Thence following said nonherly line and said centerline South 89014'25" East a dislancc
of1 1 4.93 fcello lIpoinl;
TII1:nee Ie.Rvil111 said northerly Jjne and said cenrcrline, Soulh Oo048'l6" West ~ (jistanee
of332.21 fcello a point;
Thence South 00032'34" WC!lt a dil;tllm:e 01'99.60 feel 1(1 n p!lint~
Thence Soulh 70020'08" Easl it dislll11CC of 5.99 Jcet 10 a polol;
Thence South \9DJ9'52" West it di~tancc of25.oo feel 10 a point;
Thence North 70'20'08" Wcslll distullcc of32J.39 fo:~t to a point;
Thence' 47.09 feel following tile lire of a non tnngCl1I curv" 10 the right, uid curve
having l\ rlldll]~ of 425..00 feel. a ccnlm1 angle of 19"49'45",,, chord bearing ofSoulh
29~J4'44" West nnd a chord di~tance of 146.35 feel 10 n poin\.;
Thence SClUlh 39"2:9'37" West II distance 01'245.86 fcello 11 PO;'ll;
I
~u-~
...~.
iIII
._~
flU; J~A.~1) ';:HOUfl, tl\=(;,
Thence 51-117 feel follOWing the arc 11. clrcnl,1r curve !o the righi, said c"rvc having n
radius of 100.00 feel, II eenfrllll\llgle of 29043' 11 ", a chon! bearing of Norlh 48"56'34"
West ltnd II chord distance of 5 t .29 feet to 8 point:
Thence] 8.25 feel following Ihe arc ofa compound curve 10 lhe righI, said cur~'c h:,vinj; a
radius of30,00 fee!, a l;CJ1tralllngle of 34"51'00", II chord bCllring of North 16'39'211"
West :md a chord dislance of 17.97 fee! to 1I pojnl~
Thence North 00'46'02" Ensl a diillnl1l:e of 35.00 fcello a poi'll;
Thence North 89.13'58" Wcst a distllllceof 151.92 fCf.:t to 3 poinl;
lllence North 00"38'49" Emil a distance of 222.07 feerloll poinl on the nnrtherly line of
~aid Section 23 and Ihe centerlille (If Over/Bud Road:
Tlllmce following the 1I00'llwrly line of said Section 23 and lhe centerline ofsllid Overllllld
Road. Soutb 89']1)'41" Eas! Ii. dislance of I ,74t'-32 fect to the
POINT Of BEGlNNING.
I
The Ilbov~escribecllT3ej of lAnd clll1tains 20.51 acre.." more or IClis, subjCl;1 to all (;xisl ing
ellsements and rights-or-way.
TOGETHER WITH:
PARCEL "0"
A tract orland torllI1nexft!ion and rezone purposes situaWd in the North One Half"oflhc
Northwi:ll( One QUllrterofSccllon 23, Township:1 North, Range I Wesl, Boise Meridian. Ad~,
County, Idaho. described as follows:
I
Commencing at 1I fourld hnlss Clip monument;"g the Northwesl Conwr of said Secl ion 23 on tile
centerline ofOverJlllld Road, thence roHowing Hie IlOfli\erly IInc ofsilid Sectiol123 llnll lhe
centerline ofsllid OVlI-rlBlld Rond. South 89") 5'27" 63st II dislnnce of 469.79 ree! Iho POINT OF
BEGINNING.
,
2
I'
.~
(A'J~dJ.M/,< Arrhilrd"" . of;1r l'''''''-l!~ . Ci,,;rE~li,,",,"f. . Co! c."." I~;... .... EW",,"i",( . c,,,,,bU'C'''''''MN;,,,t,,.
162 H. Sl,Me I)rl-ve. -""" 100, I,(ogle, hI-,ll" 8361 Ii '. P 2011.?3?jO'fl F 201l,?J9A445 . ~.Illd."d""""/lill<:.",..m
{>:\2(105 \()~011 \d" .urv<'}'\jo), numh<t\.~,",,,,,\Lt'f)lI.\r..L_OMH'1 rbl"",,,io_OS(l21 ",,"c ,<1'''''''",1""
Exhibit C - Page 6
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
:0-'
-....
.,-,
~
.
r?;.~.
~. ~
..
..J
'n11~ LAN:D GROUl~. .NL:.
Thence 36.76 feet following the arc 11 circ>IIHf cUI'Ye to the left, said cHrve fmving (I radilrs
of200.00 fect, " centmlllnglc of 1003 1'55", a chord bearing ofSomh 34"[3'39" West and
II cho.rd distAnce of 36.7] fcetlo a point:
Thence SO\llh 28057'4l" West II distance of 92.99 feet to a ruin!;
Thence 9.24 feet foUtlwingthe arc 11 circular curve to tile len, ~llid curve having" mdills
of200.00 feet, Ii cent11l111ngle of {)20)8'50'" II chord bCilrill!! of SOl,!h 27"38'16" Wc~l and
II chord di~lance of 9.24 fcello a point inlhe cenledinc of Ihe Ridcnballgh Callal:
Thence fol!owing Ihe cClltcrlinc of said Ridenba\lgh Cllnalthe tol!owinp; ~ix courses
102.05 feet fOllowing the arc of a lion lallgenl curve 10 the righI, said curve
having a radius of 75.00 feet, a ccnlralllOg]C of77"57'42", II chord bearing of
North 16029' 16" West Btld II chord dismnee of 94.36 feel to 11 po till;
Not1h 22029'35" East II dislance of90.98 feel III a pOint;
150.62 feCI followlng the nre II circular cUrve 10 Ihe lell, Sllid curve havj.,!; l)
radius of 100.00 fcel, a cenlTIlI angle of 860 j 7"48", II chord hearing of North
20"39'19" Weslalld a chord distaricc of I 36.78 ICeI 10 a poillt:
North 63"48' 13" West iI distance of 124.34 feel II) 11 point;
Nonl1 7)"37'50" West II distnnce of 414.94 feet to II poinl;
North 61"44'37" West 0 dislllllec of 455. 14 fcot tQ II poinl~
1'hcm:c Jeaving said centerline,. Norlh 00"44'3)" Easl il dislllnce l)f r 15.53 fcello Ihe POINT OF
BEGINNING.
I
The IIbove-describcd tract of lAnd contains 14. [" Hcrcs, l11or~ or les~, subject to all existing
casements and righIS~tlf-waY.
I
Prepared By; HIE LAND GROUP, lNC,
462 E. SHORE DRIVE, SVlTE lOll
EAGLE, I!)AHO 836 t 6
208 -93 9~4 Oil 1
208-939"4445 (FAX)
REV,JE.W I,PPH,~\I~L.. .
BY <=- . ,"~()i:---
,/ - .
~
I
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.:\ :'~ (:I; -' ;_~ ..I"
,
3
f
~
1.Aitdi",,,, AttlNl<<I.n! · Jit< P",...~t ~ (."./ f~!i"""11t - C.1f nY~lt Imh</;'N ('" EiW""';"!. . (;"'phirC''''JO>r,dmiiM
~62 K Sl,,,rc Dril't., S1c. 100, F."l\lr., 1.I.h" 836t6 '1' 2Cla.9)?..H)~ I l' 208.9.W.41-IS. ~thI:lull~W\lpin~.~"m
C, \ 200;\ nS021 \111l .,.rvcy \job ""mb"r\,\J "';0\ I "'R.I, \ Ll ._06f.1'1 1 O,.<lwnrd. .O~(J21 ",-< "',,",w.,he
Exhibit C - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~~~
iill
-~
'.'H~ I.ANn e;tu,J'(.w, INC,
April 10,2006
Pr~icct No. 0502]
Legal Dc!\criplion
Soulhridge Subdivision
Annexatioll :lT1d rezone to TN-R
:i l. J6 acre.~
EXHIBIT "a"
PARCEL "C"
I
A. lfaCI of land for lllmex"t;on llOd relOIlC purposcs ~itualed lU the Northeast One QU8r1Cr of the
Northwest One Quarter, and the Northwest Qlle Quarter oftbe Northeast One QlIllflcr ofSeclioll
23, To.....nship 3 NOrlh, Range I West, Boise Meridian, Ada County, Idaho, dllscribcd as follows:
Commencing al El found brnss cap rnlJlllllllcnting Ihe Norlh One QUlIrter Corner of said Scdi(>!1 2J
olllhc CClllwlille of Overland Road being the l'OiNT OF BEGINNING,
Thence following Ihe northcrly line of said Section 23 nnd the cenlerline of said Ovcrl;l1ld
ROlld, South 89019'41" MsllI dislanl:e of665.41 feet to I!! POilll, from which a 5/8-illCh
steel pin-inch steel! pin monumenling the NOflhel1st Comer of said Section 23 bears
South 89" 19'41" E,nsl A distanec of ! 996.32 H:et;
Thence leaving said northerly line and said centcrline, Soulh OO~jS'~9" West ll. dist.anee
of 469.66 feet to 11 j:>oint;
TItCIICC North 89~11'44" West II distance of 633.84 reet to a poilll~
Thence South 00046'02" Wllllt a distance (If 150.78 foct 10 a point
Thence Norlh 89013'58" We;;tll distance of 74.71 teet to II point;
Thene", 87.96 feel following the arc a circular Cllrve to the righI, stlid curve hllViill!. ~
l1Idiu$ of 200.00 feel, fI centrelllllgl<l of25011'59''':l chord bearing of
Norlh 76~37'58" West and n chord dilllallCc of 87.26 feel to II poinl:
lllencc Norlh 64001'59" West a dlslance of243J4 feet to II point;
Thence I) 1.75 I~el following the arc it ein;I,latcLlnie to the len, s~id curve haVing a
mdius 0000.00 fect, p central angle of 25"09'44", n chord hearing of
North 76036'51" West and a ehord distallee of 130.69 feel to II JI(liffl:
T!liilllce Norlh 890 II '44" Wcst a dislllnce of 84.40 feet to iI (lOint;
Thence westerly 65,83 feet followillg Ihe 'It" 11 drc~ll'ar CIII'Ve to the right, ""id CIltVC
having 0 radius of20n.aO feel, a celllnl1 i1ngle of 1805 1 '36". it chord bearing of
North 79~45'56" Wesl and D. chord distance of65,54 feeltl) a pllinl:
Thence North 19039'52" East a dlstanee of25.00 feel to a poim;
Thence Norlh 70020'08" WCSIll dislallCe of5,99 feel 10 II point;
Thence Norlh 06"32'34" EIISlll distance of 99.60 fect tl> II poinl;
Thence North 0004S' I 6" Enst n distance or332.21 felll to II point on sllid norlherly line
and said centerline,
Thence fOllowing said nOl1herly line and said cellterline, Soulh 89014'25" East Ii dishlllce
of611.22 Ibct 10 Ihe I'OINT OF HE(i1NNING.
I
I
,
I
Lnm/m'l" ArcMt",,,,, . ,i;/tl'hmri/lK . Ow E~i_1Hil . Coff COli'" ImlJ'li.. & EIf1i-;~~ . Cmplm C.mmnlll[,tlJM
,1(,2 E_ ~l""c .I),;w. S,c., 100, li'RIe, 1d.!u, 63M6. P 201j,.?3?,4(M,1 F 21111.~}9.4.145. ~cl~vsktv.tilliu~,,,,-,l)
(;:\2.005\05021 \01/\ "''''cr\;.;!> nnl11hol\A,liflin\l.cr.ol.\I,I._0604l o",I...,nl.,JIS()211"..,. ",~,,,,,'~I,,<
Exhibit C ~ Page 8
A trnet of land lor 1I1111exnlion lllll.! rezone PU'lI('i<eS situllh:d ill the NorthCllsl OIle QU/l.tlC'r of
Section 23, Townshifl) North, Ranse 1 WCSI, Boilltl Meridian. Adn CoUnt)'. Idaho, descrihed ,IS
fullows:
I
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~~ q>-'Z
iill
-WIf
~
THE J.^N1J (;I\OlH', INC.
The above-described tract ur land contains 14.72 acres, more or less. suhjcct to all cxisling
casements and righls-llr-way.
TOGETHER WIllI:
PARCEL '<D"
Commencing at II found Sl3-inch steel pin lltolUllnentifJg the Norlhcnsl Comer of said Seclion 23
on tJlC center.! inc of LInder road, (hence fol](Jwhlg the easlerl)' line of said S<:ction 23 ami the
celllerline of said l.inder Road, S.outh 00041'28" West 11 dislancc 01'889.61 feel to n found 5/8-
inch steel pin being lhe POINT (W BEGINNING.
Thence followinll said easterly line and said centerline, South Ooo41'2~" Wcsl D djstJlllc~
of 425 .G3 feet 10 a point:
Thene-eleaving said easterly line and said centerlinc. N(lrf.h 89034'28" Wcst a distancc or
509.80 fe-clio a. poinl;
Thence South 00025'32" West 11 dlslancc of288.61 feet 10 u poitlt;
Thcnce 705.87 feet following the arc of anon langen I curve to the dght. said curve
having a radius of7<10.00 fecit, a centrlllllngle of540J9'12".11 chord bearing of
North 65044'08" West and n chord distance of679.4 I f~ to II point:
'Dlcnee 172,27 feel following the arc ofa reverse ClII'Ve to the lell, said cllr",: hIlV'"!'.ll
radius 01'300.00 feet, l\ central lingle (lfJ20~4'O 1 ", II chord bearing of
NOl'lh 54051'33" West and II chord distance of 169_91 feel to II Iloinl;
Thence Norlh 710] 8'33" Weslll distanCC(lf6L94 feel to II point;
Thcnce SOllth 18041'27" West a distallcc of 189.96 fCl:Ilo II JlOilll;
Thence J50.117 feet following the art: II cirelllar ClHl'e lo Ihe right. said Cur v'" haVing It
mdius of6oo.00 feet, a central lingle of 33~25'46", II chord bearing of
South 35"24'20" West lInd 1I chord distance 01'345.13 feet 00 II point:
Thence South 52007'13" West a distance 01'173.34 feet to n poinl;
Thence 65.69 feel following the ore vI',. non [nngc"l curve 10 the leO.Solid curve having a
radius of 510.00 feet, II central angle of 07022'47", a chord benring of
North 34011'23" West and a chord distance of 65.64 feel [0 8 poilll;
'fhence North 37"52'47" West a (Iislnncc of2 t 4.49 If.:et to 1I point;
Therlce North 52~07'13" East a distance of 169.12 feet to It polm:
Thence 186.71 feel fullowing the 11I'e 1I circular ClIrvC to the left, said curve huving Il
radius of320.00 fect, :1 centrlll angle 0[33025'46''. 1I chord bearing of
North 35"24'20" East and a ehord disl'ancc M 184.07 [cet III a point:
Thence North 18041 '27" Easl a distance of 189.96 feet to a point;
Thence North 71 "18'33" West II distallce of250.00 fect 10 n poinl;
Thence North 18041'27" East II distance of 174.81 fcello 0 point:
Thencc SOlllh 89019'04" Easlll distance (104.59 feet 10 Ii [oulld 5/8-inch slcd pin;
Thel\ee North 00038'49" East a distallci: nf666.S? feel to II puinl;
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~62 1'. Shnfl; r)rjv~. S,," 100, H"l\lc, Idol", 836M. I' 20ll.9:\9A(WI F 2aa:9'9.4~~~" '-"-ww.lh~I;uIU.l:l)J1!Jlil1.!:&I'-'-1!
(;,\2(lf15\OS02l \rl1\ .u'v<y\i<>b ~tlmbl"\I\''''",I\f ~'j;;1I"\r ,l.~o(,()~ I (!<,h..,,1'.J)it!21 "' .,."...."c.'J"r
Exhibit C - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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Till'; lAND (;ROVI', INC.
Thence Soulh 89013'58" East n dislllllce of 151.92 feet 10 a poin!;
Thence SOUlII 00046'02" West II distance 005.00 fcello il !l<1int~
Thence J 8.25 feet [oJlow;n(j: Ihl:' :.re 11 dreul:.r eurve 10 Ihe left, sllid curve D.llving n ra"ill~
of 3 0.00 feet, a ~cnlml allgle of34"51 '00", 11 chord bearing of Smllll 16039'211" Eas' and a
chord disUlnce of' 17.97 feet to a point:
Thence 51.87 fecI following tJw arc Qf 11 compolllld etlrve to lhe lefl, :;llid curve having ij
radius of 100,00 feel, l'\ \"'Cnlmlllnglc l,f29"4:\'\ .", a chord IlcMing of
South 48.56'34" E-asland a chord dis'ance of:5I.29 fe.:elll> a poil\l;
Theno", Soulh 6J048'{)9" Haljl 0 dislllllce of 138.34 lcct to a point;
Thcl\Ce 2911.92 f~t followil\g the Ilrc Il circular curvc (0 the right, said Clll'VC hnving a
radius of650.00 feel, n central "ngle of 26020'57''. n chord benrin!.l of
South 50037'40" Easl and II clwrd dislanee llf296,29 feCI to a point:
Thence Soulh 49"44'47" EIl~i a dislllnCC 01'25.00 feel 10 II point;
Thence J1.JJ fe.:et following the arc ofa tWl1taogent curve 10 the left, slIid curve ha\'hlg II
radius of] 00.00 feCI, II C\:lltl'lll angle of21 02J'09", II chord hearing of
North 2.9033'39" Enst and II chord distance of37 .11 reet to 1l11oint;
Thence North 18052'04" ElIst iI diswnce IIf 13.05 fee1 10 n point;
Thence S3.72 fect following the arc of a non t1Ingcnl curve 10 the left, said curve hMiLtg n
radi1.l.~ of 135.79 feet, a cenlralllngJe 0[35"l9'18", a chord bUllring OJ
North 0 10'2'25" Easl and a chord distance of 82.40 feel 10 Il point;
Thence North 5-1"39'27" Enst 1\ distlll1ce of 50.0() fcello a point;
Thence Nbtlh 59"25'54" East B. dislll1lCC 008.74 fccl to a poinl:
Thence Norlh 400{) I '54" Eftst 0 dislance of I [9.46 f<Jet to a point;
Thence South 47Q)I'10" Ensl a distan<Jc <;>f214.73 feel 1'0 n point;
Thence South 56034'41\" EA~I a distance \If 50,{}6 feet to a point;
Thence South 49" 16'00" East a distance nf 343.92 f1:ctlo II poinl;
Thence Soulh 62"09'27" EElSt a distance 0079.49 feet to a point;
Thence SoulhOO.4I'2l)" West a distance of25.38 fcello a poinl;
Thellce SOUlh 89019'41" Eost El diwmcc of 19925 fect 10 the.: POIN'r OF BEGINNING.
The above-descrillcd lmct of Illnd contains 36.64 acres, more or less, snbject hl all exisling
easements and rigIHs.of-wlIY.
Prcpnrcd By: TI.IE l.,^ND GRaUl" INC.
462 F.. SHORE DRIVE, SUITE 100
E^GLE,II)M'IO 836\6
tOg.939-4041
208.939.4445 (FAX)
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4(,2; 1\.. :illO.e Dr;"'., $1<_ 100, F."IIIo. 1<1>1>" R)6H.. I' 208.939.4110\ I F 1()~ 9~9.H'l~ . wWw ,hd,,,,lllC<lllRiOJ;,,U1l11
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Exhibit C - Page 10
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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Till> 1.<l.ND Gl\ClUr, INC.
May 10, 20(J6
Project No. 0502J
Legal Description
SOllthridge Subdivision
Annexation and rezone to R-8
115.91 acres
EXInBrr "C"
PARCEL "E"
I
A tract of land for annexation and rezone purposes situated ill the Norlh One Half of
Seclion 23, Township 3 North, Range} West, BOise Meridian, Ada County, Idaho,
described as follows:
Commencing at II found brass cap monumenting the Northwest Comer of said Seclkm 23
un the centerline ofOvcrland Road, thence following the northerly line of said Section 23
and the centerline of said Overland Rond, South 89"15'27" East a distance of3()1.76 feet
to IhePOINTOF BEGINNING.
Thence following said northerly line and said centerline, South 89015'27" Easl a distllI1ce
of 168.04 feel to a point:
Thence leaving said northerly line and said centerline, South 00"44'33" West a distallce
of} } 5.53 feet t() t\ point on the centerline ofthe Ridenballgh Canal;
Thence following the centerline of the Ridenbaugh Canal the 1()Howing two counes:
South 61044'37" East a distance of 455.14 feet to a point;
South 73Q37'50" East a distance of 261.91 fect to 11 point;
Thence lellving said centerline, South 00044'26" West a distMce of 500.39 feel tn fI point;
Thence South 65~39'49" West a distance 0[276.09 feet to !I point;
Thence South 00050'31" West a distance of302.50 feet to a point;
Thence South 89009'38" East a distance of 450"00 feet to a found 1/2-inch steel pin;
Thence North 00047'25" Ea5t a distance of85434 feet to a point on the centerline of said
Ridenbaugh Canal;
Thence following the centerline of said Ridenbaugh Canal the following four courses:
South 63Q48'[3" East a distance of 65.91 feet to a peitlt;
J 50.62 lcct following the arc 11 circuLa.r Ilurve to the righI, said curve having II
radius (Jf 100.00 feet, a central angle of 116~ 17'48", a chord bearing of South
20039' I 'J" East and a chord distancc of 136.78 feet 10 II point:
South 22029'35" West a distance 01'90.98 feet to II poin\;
.102.05 feet following the arc a circular curve 10 the left. sllid curve having n
radius of75.00 feet, a central lingle of77"57'42", tI chord bearing of
South 16029'16" East and a chord distance 01'94.36 feet to a point:
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4(,2 H. Sl",,," i,rive,l'l'" 100, floglo, IIl.hi> 8%16' 1'20S.939A()~1 "208.939.01445 . ~1l"J:.\\>lIl,m,,-CUl1l
C;,\2111l:;\<I,021 \111\ .n",,')' \~',b nllmhCf\t\<IlIl'" \1"1l.1.\1.1._1l604 to",I.......I._0502I r-t', ",,,,,,,,.,<1,,,,
Exhibit C - Page 11
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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'rHE LANl) GROUl', INC,
Thence 155.53 feel following the arc a circular-curve to the left, said curve having n
radius of360.00 lI~et, a centra! angle 01'24045'10", a chord bearing of
North 59058'06" West and a chord distance of 154.J2 Icct 10 a point:
Thence North n020'41" West a distance of 146,74 lcel to Il POillt;
Thence 58.03 feet following the arc l!I circular eur\le to the right. said curve having a
radius of400.00 fee!, II centra! angie of 0801 8'42", a chord bearing of
North 6801\'20" West llnd a chord distance of 57.9& feel to a point:
Thence North 64001'59" West a distance of 179.36 feet to a point;
Thence SOUlh 25058'0]" West a distance of205,02 feel to a point on the ccnter!inc of
said Ridenbaugh Canal;
Thence following the centerli:ne of said Ridcnbaugh Canal the following six courses:
South 64001'59" East a distance of 194,7& f~t:1 to a poinl;
58.03 feet following the arc It circular curve to the left, said curve having a radiUS
of4oo.00 feet, accntral angle of 08018'42", a ehord bearing of
South 68011 '20" East and a chord distance of 57.9& feet to a point:
South 72<>20'41" East a distance of 150.79 feel to a point;
180.31 feet following the arc a circular curve to the right, said cu.rve havirlg a
radius of \ 50.00 feet, II centml angle of 68052'24", a chord bearing of
South 3 7054'29" East l'Uld a chord dJslnnce of 169.65 feet to a point-.
South -03028'17" East a distance of 414.91 feet to a point;
3 \.\5 feet following the arc a circular curve to thc left, said curve having a radiLIS
of70.0Q feet, a central angle of2SQ30'Ol", a ChOld beal'ing of
South 16013'17" East and n chord distance of30.90 teet to II point:
Thence leaving said centerline, South 47038'58" West a distance of 206.63 feet to a poinl;
Thence 65.62 feel. following the arc of a non tangenl curve to the right, said curve having
a radius of275.oo feet, a ccl\ual angle of 13"'40'19", a chord bearing of
North )2014'33" West and a chord dislance 0[65.46 feet to a point;
Thence South 64035'31" West u distance of 130.(}{) fecI 10 a poinl;
Thence North 29"'30' 17" West a distll.llCC of 93.59 feet to u point;
Thence North 70003'OS" West a dislllJ1ce of212.41 teet to a point;
Thence North t 9056'55" East a distWlce of 77.68 feet to a point;
Thence North 61 "29'03" We.~t a distance t)f219A5 fc.ct to a point;
Thence South 28"30'57" West a dislmoo of 169.18 feel to a point;
Thence 86.18 feet folJowing Ihe arc of a non langent curve 10 the right, said curve having
araditl!l of 525.00 feet, a central angle of 09024'19", II chord bearing of
South 47033'35" .Easl and a chord distance of 86.08 feet to a point;
Thence South 51059'06" West a distancc of 350.3 0 fect to a point;
Thence 322.11 feet following tile arc a circular curve to the righi, said curve having a
radius of 475.00 feel, fl central angle of 38051'1511, a chord bearing of
South 71 024'43" West and a chord distance 0015.98 feel to It point:
Thence North 89009'39" Wcst a distance of29 1.02 feet to a point;
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I.AJNk'''I'A.,1,i/n-lim "S""l'~"f, . 0,.1 B"fi",.ri.".. coIl<''''''' Irri,~"'n 4& I!.nJi>>"';'1!.. . Gr"/>b<< C.Itt",N";WJo~
~(i2 l",. $\1.".. bri\'<, s.c. lOO,IJ''Il1e. l<L.r,o 83(,1(, .l'20Am9A1I41 F 20a.939A'11S . ~,.tjl;:)llllW:!'ID1~
"'\2005\05<121 \liB ....,,~.~\V;h ,"..""n\A.I.min\l "'ll'h\l..l..3)('0410cd""'''',_ll!>021,.,1I ,"",,,It,d,,"
Exhibit C - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
....,~~
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THE LAND (iROUl', INC,
Illcnce leaving said centerline, 9.24 feet [ollowing the arc of a non tangent cllrve to the
right, said curve having a radius 01'200.00 fcc,-> a central angle of 02"38'50", a chord
bearing ofNoi1h 27038'16" East and a chord distance of9.24 fect to a point;
Thence North 28"57'41 n East a dIslance Qf92.99 feet to a point;
Thence 36.76 feet following the arc a circular curve to the right, said curvc having a
radius of200.00 feet. a central ,angle of 10"31'55", a chord bearing of
North 34"13'39" East and a chord distance of36.71 fee.! 10" point:
Thence North 39"29'37" East a distance of245.86 feet to a point;
Thence 147.09 feet following the arc R circulm- curve to the left, 5llid curve having a
radius of 425.00 feet, a central angle of 19"49'45", a chord bearing of
North 29"34'44" East and a chord distance of 146.3j feet to a point:
Thence South 70020'08" East a distance of 323 .39 feet to a point;
Thence 65.83 feet following the arc a circular curve to the left, said curve having n radius
of200.00 feet, a central angle ofl8"51'36", a chord bearing of South 79"45'56" East and
II chord distance of 65.54 feet to apoillt:
Thence South 89" 11'44" East a distance of 84.40 feet to a point;
Thence] 31.75 teet following the arc a circular curve to the right. said curve having a
mdius of300.00 feet, n centlld angle of 25"09'44", a chord bearing of
South 76036'52" East and a chord distance of 130.69 feet to a point
Thence South 64"01'59" Ea<.t a distance of243, 14 fcd to a point;
'{bence 87,96 feet following the arc a circular curve to the lef4 said curve having a radius
of 200.00 feet, a central lingle of25"11 '59", a chord bearing of South 76037'58" East and
a chord dislance of 87 .26 feet to a polnt:
Thence South 89"13'58" East a distance of14.71 feet to a point;
Thence North 00046'02" Eas! at distance of ]50.78 teet to II point.
Thence South 89" II '44" East 11 distance of 633 .84 f'eel to II point.
Thence South 00038'49" West a distance of 418.96 feet to a found SIll-inch stecl pin;
Thence South 89"19'33" East a distance of215.41 fect to a point;
Thence South 18"41 '27" West a distanCe of 174.81 feet to a point;
Thence Soulh 71018'33" East a distance of250,00 feet to II point;
Thence South 18"41 '27" West a distance of J 89,96 feet to a point;
Thence 186.71 feet foIlowingthe arc a circular curve to the right, suid curve having 1\
radius of320.00 feet, a central angle of33"25'4.6", a chord hearing of
South 35"24'20" West and a coord distance of 184.07 feel to a point
Thence South 52"07'13" West a distance of 169_12 feet to II point;
Thence North 37"52'47" West a distance of 154.81 feel to a point;
Thence northwesterly 57.63 feet following the arc a dr(;ulnr curve to the left, said curve
having a radius 0040,00 tect, a central lingle of 09"42'43", a chord bearing of
North 42044'08" West and a chord distance of 57 .56 feet to a point
Thence North 47035'31" West a distance of631.71 feet to a point;
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./.LI",bM/'< ,,!flINIM_" JiJ. PimrHi".! . 0..1 /J"k'""ri~l . G-tfC",,,, ,11'I'iJpI;.n &' H.,y1J<tli"1. . Grnp1W;.c."''''RMhamm
'162 r:.. 811",,, I),.v". $,.., I 00, F..~l.. (d.h" 6~616. 1'1011-9.19,404 1 I' 208,9~~AM5 · ID!!l!1Jllclw.,iJ:lnilPiru;,mm
(;,\200-'>\05021 \d" ";,v"y\j,,h o",nl....\J\.ln.;,,\I.cwl.\LJ ._()6(}\ 10,'<.IworU<., 05021 ,.8 "",,,ftc,,I,,.
Exhibit C - Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~~ ~T-.-~
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THE LAND GROVll1 JNf:,
Thence 99.83 feet tollowing the arc a circular- curve to the left, said clIrve having a radius
of 300,00 fect, !l central lingle of 19004'0 I ", a chord bearing of South 810] 8'20" West Clnd
a chord distance' of99.37 feet to a point:
Thence South 71 046'21" West a distance of209.04 feet to II point;
Thence 99.27 feel following the arc a circulllr curve to the right, said curve having fi
radius of 300.00 feet, a central angle of 18"57'31 ", II chord bearing of
South 81015'07" West and II chord distance of 98.81 feet to 0 point:
Thence North 89016'08" West II distance of 154.25 feet to a point;
Thence South 22"'09'32" East a dislance of 27.14 feet to a point;
Thence North 89016'08" West a distance of630.49 feet to a point on the westerly line of
said Section 23;
Thence following said westerly line, North 00"'56'48" East it distance of 50.00 feet to it
point;
Thence leaving said westerly line, South 89016'08" East a distance of766.98 feet to it
found II2-inch steel pin;
Thence North 13"26'20" West a distance of616.39 fect to it found In-inch steel pin;
Thence South 74000'20" West a distance of 128.71 feel to it found 1!2-il1ch steel pin:
Thence North 32<>02'26" West a distance of270.09 feet to a point 011 the southerly line of
the Norlhwesi One Quartcr of the Northwest One Quarter of said Se1;:lion 23;
Theoce following the southerly line of said Northwest One Quarter ofthe Northwest One
Quarter, North 89"09'38" West a distance 0[35.02 feet to a point on tbe centerline ofsajd
Ridenbaugb Canal;
Thence leaving said soulherl)' tioc and following the centerline of said Ridcnbaugh Canal
the following courses:
155.67 feet following the arc of a non tangent curve to the right, said curve having
a radius of 520.24 fect,a centralllllg1e of 17008'40", a chord bearing of
Nonh 25045'42" West and a chord distance of 155.09 feet III a point;
North 16056'54" West a distance 0[243.49 feet to a point;
148.43 feet following the arc a eircu]ar curve to the left, said curve having a
radius of 500.00 feet, a cenlrli.l Bngle of 17"00'30", a chord bearing of
North 25"27'09" West and aenord distance of 147.88 feet to a point:
North 3305"1'24" West a distance oj' 172.26 fect lu a point on the westerly line of
said Section 23;
Thence leaving said cenierline and following lhe westerly line of said Section 23,
North 00"56'48" East a distance of27.87 feet to a point;
Thence leaving said westerly line, South 89"'03') 7" East a dislance of25.00 feet to a
point;
Thence South 34611'02" East a distance of 255.76 fccl to a poim;
Thence South 21008'47" East a distance of 141.89 feet 10 a point;
Thence South 21 "46152" East a distance of 332.62 feet to a point;
Thence North 0 1 "24'08" East a distance of 111.80 fWllo a point;
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Lts.mmpt Adiitrl"'. . Silt P"",n;~ .Ci>il Eni_ng . GD; Gmru Jm..~"'io" & H"Sin"',f1,l 0 Cmpbit (-:"",,,.nic.i;.r.
~62 F- Sb",. Driv'., S",. 100, h'I;l~, hbho 8~616 .1' 2l1ll.939..IOH F 2011-'))9.4445 . lV\V\V.th,'h"d~'''Il~iu~Cio!l!
C:\2005\OS021\1l1l.mv<y\job 11,,,,,h,,r\Aumin\I..<g>I,\1 J.._o60410odw."b_05021 J.B. .....,..m<.d,,"
Exbibit C - Page 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~ 'f?:~
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T.HE LANU (jROlrp~ JNC:.
Thence North 050:20'23" Ea~t a distance of201 .34 fcet to Ii point;
ThenceNorth 13010'43" East adi:mmce of 138.68 fcetLo "point;
Thence North 26009'07" Wesl a distance 0010.77 feet to a point;
Thence North 14001'47" West a distance of273.94 feel to a point;
"lbenee North 1301 I '58" East a distance of 166.51 fect to a point;
Thence North 3rOO'03" East a distancc of 149.62 feet to the POINT OF BEGINNING.
The above-described tract 'Of land contains 86.03 acres, more or less, subject to all
existing casements and rights-of-way.
I
TOGETHER WITH:
PARCEL "F"
A Iract of land for annexation and rezone purposes situated in the Northeust One Qlllll.'lJOr
of Section 23, Township 3 North; Range 1 West. Boise Meridian, Ada County, Idaho,
described as follows:
Commencing at a found 5/8-inch sleel pin monumenting the Northeast Corner of said
Section 23 on the centerline of Linder Road, thencc following the easlerly line of said
Section 23 and the ccnterlhle of said Linder Road, South 00"41 '28" West a dislance nf
1,315.24 feet the POINT OF BEGINNING,
Thence following said easterly line and said centerline, South 00041'28" West a
distance of 593.01 feet to a point, from which a found 5/8-inch steel pin
monumenting Ihe West One Quarter of said Section 23 bears
South 00041 '28" West a distance of742.43 feel;
Thcnce leaving said centerline, Norlh 89"]4'28" West a dislancc of 532.06 feet to
a poi nt;
Thence South 00025'32" West a distancc of94.76 feet to a point;
Thcnce North 76029'51" West a dislam;c of277.19 feet Lo !I point;
Thence Nonh 78037'14" West a distance of76.39 feet to a point:
Thence North 84"\ 5'50" West a distance of70.30 feet 10 a point;
Thcllce North 89051'12n West a distance of97.26 feel to a point;
Thence South 81 058'50" We~t a dista.nce of 250.45 fect 10 II point;
'nlcnce North 89034'28" West a distance of 25.00 feet to II jXlilit;
Thence North 00025'32" East l\ distance of 415.5} feet to n point;
Thence 62,21 feet following the arc a circulur curve to lhc Icll, said curve having
a "mdius of 55.00 feet, a central angle of64g48'39", a chord bearing of
North 31058'47" West and a chord distance or 58.95 feet to a point
Thence North 64023'07" West a distance of 71 .51 feet to II point;
I
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462 U. Sh<>f" br,"~, ,Stc. 100, Engle, Id.l", 83(016 . l' z(1ll.93'M041 F Z08,"9.4~45 . ~.!jm!'ipj'IS;".t~\l.!ll
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Exhibit C - Page 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
........ ---
~"" 'i'-"~
iili
-~
THll t..M'/n (;JWU!'. INC.
Thence 72.5] feci following the arc of a non tangent curve 10 lhe ldt, said curve
having a radius of600.00 feet, a cenlral lingle of 06055'26", II chord hearing of
. Norlh 22009'10" Easl and a chord distm1ce of 72.46 feet to a point;
Thence North 18041'27" East a distance of 189.96 feet to a point;
Thence Soulh 71018'33" East a distance of6L94 feci to a point;
Thence 172.27 feet foJ/owing the arc a circular curve 10 the right. said curve
having a radius onoo.Oo teel, a centralllIlgle of32054'01 ". a chord bearing of
Soulh 54051'33" Easl and a chord distance of 169.91 feet to a point:
Thence 705.87 feet follOwing the arc of a reverse curve to the left, said curve
having a rndius of 740.00 feet, a central angle of54039'12", II chord bearing of
8oulh65044'08" East and a chord distance of 679.41 feet to II poi nl;
Thence North 00025'32" East a distance of 288.63 feet to a point;
Thence South 89034'28" East a distance of 509.80 fect to the
POINT OF BEGINNING.
I
The above-described truct of land containsJ 6.19 acres, more or tess, subject to all existing
casements and rights-of-wlly.
TOGETHER WITH:
PARCEL "J"
I
A tract ot land for anncxation and reWJ1C purposes situated in tbe West One Half of the
Northwest One Quarter of Section 23, Township 3 North, Range 1 West, Boi:;c Meridilln,
Ada County, Idaho, deSClibed as follows:
Commencing at Ii .lhllnd brass cap monumenting the West One Quarter of said Scction
23 on the centerline ofTen Mile Road, thence following the westerly Hne of said
Northwest One Quarter and the cenlerline of saId Ten Mile Road, North 00056')9" East a
distaneeof526.36 feet to tbe POINT OF BEGINNING.
Thence following said westerly line and said centerline, North 00"56'19" East a
distance of 1,432.92 feel to a point on the centerline of the Ridenbaugh Canal;
Thence leaVing said westerly line and said centerline and following Ihe centerline
of said Ridenbaugh ('"anal the follo\\>ing four COurse~;
South 33057'24" East a distance of 172.28 feet lo a point;
148.43 feet along the are a circular curve 10 the right, said curve having a
radius of 500.00 feet, accntral angle of 17000'30", a chord bea[ilH;: of
South 25027'09" East and a chord distance of 147.88 feet to a point:
South 16056'54" East a djstance of 243.49 fcetlo is point;
155.67 feel along the arc a circular curve 10 the lell, said eliI'Ve haviog II
radius of 520.24 feet, a central (Ingle of 17008'40", a chord hearing or
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462 Ii- Shore Driv&; St.. 100, E'IJll., ld.h" 6361(, . l' io8.939.40.11 F 20B.939A'145 . \YW"'-lhd."rllI[l.'\l~1iD<;J;llIll
G,\WO~\ll5(l21 \lIp, ",,,v<,y\~.G ",,,,,lxr\I\.lmin \1.'11,,1.,\1 .L_lI6M la.,d\""",I'_O~OZI,.S ""'>01",,10<'
Exhibit C - Page 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~~~
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nm J,^~D GROUl~ INC.
South 25045'42" Enst and a chord distance of 155JJ9 feet 10 a point on the
southerly line of the Northwest Olle Quarter or the Northwest One Quarter
of Said Section 23:
Thencc leaving s,'\id centerline and following the .southerly line of said NOlthwcst One
Quarter of the Northwest One QUlU'ter, South 89009'38" East a distance of35.02 feet to a
point;
Thence leaving said southerly line, South 32"02'26" Easl a distance of270.09 iCet 10 a
found Ill-inch steel pin;
Thence North 74000'20" East II distance of 128.71 fect to a fhund 1/2.jnch steel pin;
Thence South 13026'20" Ell.~t a distance of 616.39 feet to a found 112.inch sleel pin;
Thence North 89016'08" West a distanc~ of766.98 feet to the POINT OF BEGINNING.
I
The above-described Iract of land contains 13.69 acres, more or less, subject to Illl
existing easemenls and rights-of-way.
Prepared By: THE LAND GROUP, rNC.
<162 E. SnORE DRlVE, SUITE 100
EAGLE,IDAHO 83616
208.939-4041
208-939.4445 (FAX)
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Exhibit C - Page 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
..., ~-:.
II
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THE LAND GJlOur. tNC.
May 10, 2006
Project No. 05021
Legal Description
Southridge Subdivision
Annexation and rezone to R-4
62.92 acres
EXHIBIT "U"
PARCEL"G"
A tract of land for annexation and rezone purposes situated in the South One Half of the
Northwest One Quarter of the Northeast Olle Quarter of Section 23, TO'Wllship 3 North,
Range I West, Boise Meridian, Ada County, Idaho, described as follows:
Commencing at a found brass cap monumenting the West One Quarter of said Section
23, thence North 00056'19" East a distance of 476.36 feet to a point; from whiCh a brass
cap monumenting the Northwest Comer of said Section 23 bears North 00056'19" East a
distance of2153.42 feet;
Thence leaving said westerly line, South 890 16'08 ~ East a distance of 630,49 feet to the
POINT OF BEGINNThlG.
Thence North 22009'32" West a distance of27.14 feet to a poin~
Thence South 89016'08" East a distance of1 54.25 feet to a point;
'Thence 99.27 feet following the arc of a non tangent curve to the left, said curve
having a radius 300.00 feet, a central angle of 18057'31 ", a chord bearing of
North 81 "15'07" East and a chord distance of98.82 feet to a point;
Thence North 7] "46'21" ElISt II distance of209.04 feet to a point;
Thence 99.83 feet following the arc a circular curve to the right, said curve having
a radius 0000.00 feet, a central angle of 19"04'0]", a chord bearing of
North 81 "18'20" East and a chord distunce of 99.37 feet to a point:
Thence South 89"09'39" East a distance of 29] .02 feet to a point;
Thence 322.11 feet following the arc a circular curve to the left, said curve baving
a radius of 475,00 feet, a central angle 008"51'15", a chord bearing of
North 71 "24'43" East and a chord distance of 315.98 feet to Ii point:
Thence North 5}059'06" East a distance of350.30 feet to a point;
Thence 250.70 feet following the arc of a non tangent curve to the right, said
curve having a risdius of 525.00 feet, a central angle of 27"21 '36",8 chord bearing
of South 29"10'38~ East and a chord distance of248.32 feet to a point:
Thence South 15"29'49" East a distance of 157.82 feel to 8 point;
I
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462 E. Shore Drive, 9"'.100, Bagk, Idaho 83616. P 2lJ8.939,4041 f' 206.9J9.<<45" VfW'iI,I'h~I."dllJ'~,?n"i""rn
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Exhibit C - Page 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
''lil~~
II
- -
THE LAND CROUI'. INC.
Thence 242.09 feel following the arc a circular curve to the left. said CUl"\Ie having
a radius of 275.72 feet, a central angle of50018'30", a chord bearing of South
40039'04" East and a chord distance of234.39 feet to a point:
Thence South 00014'06" East a distance of 390.57 feet to a point on the south line
of the Northwest One Quarter of the Northeast One Qu&rterofsaid Section 23;
Thence following the southerly line of said Northwest One Quarter of the
Northeast One Quarter, North 89004'17" West a distarll;e of 1,526.43 feer to a
found II2-inch steel pin;
Thence North 22009'32" West a distance of520.19 feel to the
POINT OF BEGINNING.
The above--described tract of land contains 23.83 acres, more or less, subjecl to all
existing easements and right~of.way.
TOGETHER WITH;
PARCEL "'H"
A tract of land for annexation and rezone purposes situated in the North One Half and the
Northwest One Quarter of the Southeast One Quarter of Section 23, Township 3 North,
Range I West, Boise Meridian, Ada County, Idaho. described as follows:
Commencing at a found S/8-inch steel pin monumenting the East One Quarter of said
Section 23 on the centerline of Under Road, thence following the easterly line of said
Section 23 and the centerline of said Linder Road, North 00041'26" East a distance of
20.00 feet to the POINT OF BEGINNING, from which a 5/8.inch steel pin-inch steel pin
monumenting the Northeast Comer of said Section 23 bears North 0004) '26" East a
distance of2630.67 feet.
Thence leaving said easterly line and said centerline, North 89003'02" West a
distance of283.72 feet to a point on the centerline of the Ridenbaugh Canal;
Thence following the ceo.wrline of said Ridenbaugh Canal the folloWing twenty-
nine courses;
323.73 feet following the arc of a non tangent curve to the left, .said curve
having a radius of613.26 feet, a centra) angle of30014'44", a chord
bearing ofNortb 44043'07" West and a chord distance of 319.98 feel to 11
point;
North 59059'27" West a distance of 73.72 feet to a point;
90.21 feet following the arc a circular curve to the left, said curve having a
radius of 120.00 feet, a central angle of 43004'24", a chord bearing of
North 81031"39" West and a chord distance of88.1O feet to a point:
South 76056'09" West a distance of 93.79 feet to II point:
,
2
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Exhibit C - Page 19
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~~ rT--~
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THE LAND GROt'P, I~C.
83.95 feet following the arc a circular curve to the right, said curve having
a radius of 100.00 feet, a central angle of 48"06'06", a chord bearing of
North 79"00'48" West and a chord distance of81.51 feet to a point:
North 54"57'45" West a distance of 108.31 feel to a point;
90.18 feet following the arc a circular curve to the left, said curve having II
radius ofl20.00 feet, l1 central !Ingle of 43"03'30", a chord bearing of
North 76"29'30" West and a chord distance of 88.07 feet to a point:
South 81"58'45" West 8 distance of380.01 feet to 8 point;
160.45 feet following the arc a circular curve to the left, said curve having
a radius of 150.00 feet, a central angle of6]"J7'12", a chord bearing of
South 51020'09" West and a chord distance of 152.91 feet 10a point
South 2004] '33" West a distance of 216.91 feel to Ii point;
262.75 feet following the an; a circular curve to the right, said curve
having a radius of 420.00 feet, a central angle of 35050'36", a chord
bearing of South 38"36'SI" West and II: chord distance of258.48 feel to 8
point:
South 56032'09" West a distance of343.51 feet to a point;
166.04 feet following the arc a circular cwve to the right, said curve
baving a radius of64.63 feet, a central angle of 147012'00", a chord
bearing of North 490S1'51 " West and aehorn distance of 124.00 feet to Ii
point:
North 23044'15" East a distance of 142.00 feet to a point;
North 32"06'19" East a distance of 241.50 feet to a point;
) 29.34 feet following the arc a circular curve to the left. said CUJ"\IC having
a radius of 150.00 feet, a central angle of 49024'12''. a cho.rd bearing of
North 07024'13" East and a chord distance of 125.37 feet to II point
North 17011'53" West 8 distance of 110.54 feet to a point;
) 40,75 feet following the arc a circular cutve to the right, said curve
having e. radius or 150.00 feet, a central angle of 53045'48", a chord
bearing of North 09"35'01" East and 8 chord distance of J35.64 feet toa
point:
North 36027'55" East II distance of 34.82 feet to a point;
389.27 feet following the arc a circular curve to the left, said curve having
a radius of3oo.oo feet, a central angle of 74"20'42", a chord bearing of
North 00042'26" West and a chord distance of362.53 f~t toa point;
North 37052'47" West a distance of 369.31 feet to a point;
232.80 feet following the arc a circular curve to the left. sa:idcUTYe having
a radius of 130.00 feet, a central angle of 102"36'12". a chord bearing of
North 89010'53" West and a chord distance of202.92 feet to a point
,
3
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Exhibit C - Page 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
:'''
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TtJ.H LAND GROUP. 1f',;C-
South 39"31'04" West a distance oft 41.0] feet to a point;
167.39 feet following the arc of a curve to the right, said curve having a
radius of7o.60 feel, a central angle of 137"00'42", a chord bearing of
North 71058'38" West and a chord distance of 130.26 feet to a point;
Thence North 03"28'17" West a distance of 414.91 feet to a point;
Thence 180.31 feet following the arc of a non tangent cut\'e to the right"
said curve having a radius of 150.00 feet, Il central angle of 68052'24", a
chord bearing of North 37"54'29" West and fl chord di.stance of 169.65
feet to a point;
North 72"20'41" West a distance of 150.79 feel to 8. point;
58.03 feet following the arc a circular curve to the right, said curve having
a radius of 400.00 feet, a central angle of 08"18'42", a chord bearing of
North 68"11'20" West and a ch.ord distance of 57.98 feet to a point:
North 64"01'59" West a distance ofl94.78 feet toa point;
Thence leaving said centedine, North 25"58'01" East a distance of 205.02 feet to
a point;
Thence South 64"01'59" East a distance of 179.36 feet to a point;
Thence 58.03 feet following the arc a circular curve to the left, said curve having
iii radius of 400.00 feet, a central angle of 08"18'42", a chord bearing of
South 68"11'20" East and a chord distance of 57.98 feet to a point:
Thence South 72"20'41" East a distance of 146.74 feet to a point;
Thence 155.53 feet following the arc a circular curve to the right, said curve
having a radius of360.00 feet, a centmle:ngle of24045'10", a chord bearing of
South 5go58'06" East and Il chord distance of 154.32 feet to a point:
Thence South 47035'31" East a distance of 631.71 feet to a point;
Thence 57.63 feet following the arc a circular curve to the right, said curve
having a radius of340.00 feet, iii central angle of 09"42'43", a chord bearing of
South 42"44'09" East and a chord distance of 57.56 feet to a point:
Thence South 31"52'47" East a distance 0069.30 feet to a point;
Thence 65.69 feet following the an: a circular curve to the right,. said curve having
a radius of 510.00 feet, a central angle of 07"22'41", a chord bearing of
South 34"11'24" East and a chord distanceof65.64 feet to a point:
Thence Notlh 52001'13" East Ii distance of 173.34 feet to a point;
Thence 277.57 feet following the arc a circular curve to the left, said curve
having a radius of 600.00 feet, a central angle of 26"30'20", a chord bearing of
North 38"52'03" East and a chord distance of275.1O feet to a point:
Thence South 64023'07" East adlstance of71.51 feet to a.point;
Thence 62.21 feet following the arc a circUlar curve to the right, said curve having
a radius of 55.00 feet, a central angle of 64048'39", a chord bearing of
South 31"58'47" East and a chord distance of 58.95 feet to a point:
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4
Exhibit C - Page 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~"
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niB LAND GROUP, INC.
Thence South 00"25'32" West a distance of 415.51 feet to a point;
Thence South 89"34'28" East a distance of25.00 feet to a point;
Thence Nonh 81058'50" East a distance of250.45 feet to a point;
Thence South 89051 '12" East a distance of 97.26 feet to Ii point:
Thence South 84015'50" East Ii distance of70.30 feet to Ii point;
Thence South 78"37'14" East a distance of76.39 feet to a point;
Thence South 76"29'51" East a distance of271.19 feet to II point
Thence North 00"25'32" East a distance of 94.16 feet to II point;
Thence South 89"34'28" East a distance of532.06 feet to a point on the easterly
line of said Section 23 and on the centerline of said Linder Road;
Thence following said easterly line and said centerline, South 00"41'28" West II
distance of722.40 feet to the POINT OF BEGINNING.
The above described tract ofJand contains 39.09 acres, more or less, subject to all
existing easements and rights-of-way.
Prepared By: THE LAND GROUP, INC.
462 E. SHORE DRIVE, SUITE 100
EAGLE, rDAHO 836]6
208-939-4041
208-939-4445 (FAX)
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Exhibit C - Page 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~ rr-~
;ai.
I[~
TlU:: LA1'iO Gll.OUP. INC.
April] 2, 2006
ProJoctNo.05021
Legal Description
Southridge Subdivision
Annexlltion and rezone to R-2
26.02 acres
EXHIBIT "E"
PARCEL "]"
A tract of land for annexation and rezone pwposes situated in the South One Halfofthe
Northeast One Quarter of Section 23, Township 3 North, Range I West, Boi~e Meridian, Ada
County, Idaho, described 8ll follows:
Commencing at II 5/8-inch steel pin monumenting the Center One Quaner Comer of said Section
23 being Ibe POINT OF BEGINNING.
Thence following the southerly line of the Northeast One Quaner of said Section 23,
North 89"04'17" West II distance 01'305.58 feet to II point;
Thence leaving said southerly line, North 00"14'06" West II distance of39O.57 reel 10 n
point on the centerline of the Ridenbllugh Canal;
Thence 242.09 feet following the arc of II non tangent curve to the right, said curve
having aradius of 275.72 feet, ru:entl'1l1 angle of 50"18'30", II chord bearing of
NQJth 40"39'04" Wef>t IIDd II chord distance of234.40 feet to II poinl:
Thence North 15~29'49" West II distance of I 57.82 feet to II point;
Thence 336.88 feet following lbe arc a circular curve to the left. said cllrve having a
radius of 525.00 feet, a centl'1llangle of 36"45'55", B chord bearing of
North 33"52'46" West and a chord distance of331.13 feel to a point:
Thence North 28"30'57" East a distance of 169.18 feet to a point:
Thence South 61"29'03" East a distance of219.45 feet to a point;
Theooe South 19"56'55" West.ll distance of 71.68 feet to a point;
Thell~ South 70"03'05" East a dis_e of212.41 feet to Ii point;
Thence South 29"30'17" East a distance 0(93,59 feet to a point;
Thence North 64"35'31" East a distance of 130.00 feet to 8 point;
Thence 65.62 feet fOllowing the arc of II non tangent curve tei the left, said curve having a
radius of275.00 feet, a central angle of 13"40'19", a chord bearing of
South 32"]4'33" East and a chord distance of65.46 feet to' a point;
Thence North .(7"38'58" East a distance of206.63 feet to a point on the centerline of the
Ridenbeugh elmal;
Thence follOwing the centerline of the Ridenbaugh Canal the follOWing ten COill'SCS;
136.24 feet following the arc of a nOIl tangent curve lathe left, said curve
having a r&diusof70.00 feet, a central angle of 111"30'41", II chord
bearing ofSouUl 84"43'39" East and 8 chord distance of 115.73 feet 10 II
point;
,
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462 E. lIborc Orive. $re, 100. EagI., IdAho 83616. P 2lJ1t939.4041 F 208.939.444S. W\IIW lh.l.nd""",nin<' mm
(;:\2005\OS021 \I:lg "tm/ey\job numba\.~dmin\I.cgol.\LL_060412.dwllrd._OS02h.2 "".o"~,d",,
Exhibit C - Page 23
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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THE LANIl- GROUP, INC.
North 39Q31 '0 I" East 8 distance of 141.01 feet to a point;
232.80 feet following the arc of II curve to the right, wid curve having II
radius of 130.00 feet, a central angle of 102036') 2",8 chord bearing of
South 89" 1 0'53" East and II chord distanCe of 202.92 feet to lil point;
South 3r52'47" East a distance of 369.31 feet to a point;
389.27 feet following the arc: II circular curve to the ri&ht. said curve
having II radius 0000.00 feet, a central angle of74"20'42", Q chord
bearing of South 00"42'26" East and a chord distance of 36253 feet to II
point:
South 36"27'55" West a distance of 34.82 feet to a point~
140.75 feet following the arc II circular CUI've to the left, said curve
having II radius of 150.Co feet, II centraJ angle of 53"45'48", a chord
bearing of South 09"35'01" West and II chord distance of 135.64 feet to a
point:
South] 7" 17'53" East II distance of 11054 feet to a point;
129.34 feet following the arc a circular curve to tile ri&ht, said curve
having a mdius of 150.00 feet, a central angle of49"24'12", I\. dlord
bearing of South 07~24'13" West and a chord distance of 125.37 feel to a
point:
South 32"06'19" WeSt a distance of 21.67 feet to a point on the lioutherly
line of said Nonhwest One Quarter,
Thence leaving said center line and following said southerly line, North 89002'56" West Ii
distance of712.43 f~l to the rolNT OF BEGINNING.
The above described tract of land eontains 26.02 acres, more or le5s, subject to all existing
casements and rights-of-way,
Prepared By: THE LAND GROUP, INC.
462 E. SHORE ORNE, SUITE 100
EAGLE,IDAHO 83616
20&-939-4041
208-939-4445 (FAX)
r~~~~":C)\'>?/ -~.
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l.-Jsa1pt A~ "SiM PI.m"'1!& . ChiJ E'li""';/I& " Go! C-.. JrriJpIion & E""...."I!& . GmplJi< C_.imJion
~2. E. Sho",Driv.. St.. \00, r.....gl..ld.b.. ~16. P 2ll8.'.l3'M04! P 20&.939.444~ .www ,h<IQnt!""",nint.<om
(\,\2005\05021 \1l11'U~\;ob !IlU11oo\.\dm.n \1...gohl\1l.))60412<duoatd"_OS021 r"2 ,""on<-<loc
Exhibit C - Page 24
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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Exhibit C - Page 31
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
D, Required Findings from Zoning Ordinance
1, Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Staff finds that the proposed zoning designations of R-8, R-4, R-2, TN-C and TN-R
comply with the Comprehensive Plan and recently amended Future Land Use Map. Staff
finds that the proposed map amendment is in general compliance with all other applicable
provisiuns of the comprehensive plan, Please see Comprehensive Plan Policies and
Goals, Section 8, of the Staff Report,
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff fmds 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, staff
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 dimensional
requirements that conform to the proposed zoning designations.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding,
4. Tbe map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-8, R-4, R-2, TN-C and TN-R zoning amendments will provide residential,
commercial, and public/quasi-public uses in this area. Staff finds that all essential
services are available or will be provided by the developer to the subject property and
will not require unreasonable expenditure of public funds, The applicant is proposing to
develop the land in general compliance with the City's Comprehensive Plan, In
accordance with the findings listed above, staff fmds that Annexation and Zoning of this
propertv to R-8. RA. R-2. TN-C and TN.R would be in the best interest ofthe City.
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
2. Preliminary Plat Findings;
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff fmds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan, and the land use designations for this property as shown on the
Future Land Use Map, Staff generally supports the proposed plat 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;
Staff finds 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, staff fmds that the subdivision will not require the expenditure of capital
improvement funds,
4. There is public financial capability of supporting services for the proposed
development;
The Commission and Council should rely upon comments from the public service
providers (i,e., police, fire, ACHD, etc.) to detennine this fmding, (See finding Items 3
and 4 above under Annexation Findings, and the Agency Comments and Conditions in
Exhibit D for more detail.) Staff finds that there is public fmancial capability of providing
supporting services for this development.
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision, ACHD considers road safety issues in their analysis.
The Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems.
6. The development preserves significant natural, scenic or historic features.
The Ridenbaugh Canal bisects this property, Staff considers the Ridenbaugh a scenic
feature, Staff recommends 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. Staff
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance if developed under these conditions,
Staff reconunends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware,
Exhibit D - Page 3
Memo
OCTt 3 20~]6
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To:
From:
Planning & Zoning Commission
C. Caleb Hood, Current Planning Manager
Jim Jewett, Phil Hull, Anna Canning, Bill Nary, Clerk's Office, Project File
October 13,2006
South Ridge Subdivision (AZ-06-031, PP-06~031)
Applications for 10.19-06 Planning & Zoning Commission Meeting
"- ~ :, .,' --,
CC:
Date:
Re:
During the last week of September, a planning charrette was held at the Jabil Building
to determine appropriate land uses around the future Ten Mile Interchange. A majority
of the property owners in this area attended the charrette, including the applicant of
South Ridge. On October 11th, Staff met with the applicant to discuss the outcome that
the Ten Mile Area Charrette would have on this property. Staff believes that if the
Council adopts and implements the Charrette plan for the Ten Mile Area this area will
thrive for many years to come, However, the original plan for the South Ridge
development does not fully reflect the Charrette Plan,
At 2:30 pm on Friday the 13th of October, the print deadline for Commission projects
scheduled for October 19th, the applicant submitted a revised Master Site Plan (MSP)
for this project. The revised MSP generally reflects the land uses (zoning) and
roadway configurations that came about as part of the Ten Mile Area Charrette (see
attached maps). Because Staff does not have enough time to fully analyze the revised
MSP and incorporate comments into a report, this memo will have to suffice as a brief
description of what is now being proposed on this property. Please note that it does not
appear that major changes were made to the first detail phase of the preliminary plat
(near Linder and Overland Roads), but several aspects of the western part of the site
have been changed with the revised MSP. Staff will try to have more detailed
comments available for the Commission during the verbal staff report given at the
public hearing. New preliminary plats, landscape plans, calculations, legal
descriptions, etc. will also be required for Staff to fully analyze this revised project.
Overland Road: The most significant change to the project has to do with the
relocation of Overland Road away from the section line. During the charrette, it was
agreed upon that Overland Road as an arterial street should not intersect Ten Mile
Road in its current location (there are topography issues with its current location and it
is less than ~ of a mile away from the future interchange). Relocating Overland Road
through this project not only affects the roadway and lot layout in this project, but
impacts other property owners along Overland Road and Ten Mile Road, Staff is
generally supportive of the new roadway location, but is not aware how this change
may fully impact this area. Staff hopes to have at least preliminary comments from
ACHD regarding this new street layout by the October 19th hearing date, NOTE: The
applicant is proposing to construct center medians in portions of Overland Road, as
well,
Zonin2: The zoning changes on the west half of this site are different then what was
submitted with the original application. Some of the zoning designations, particularly
the TN-C proposed around the future fire station at the new Overland Road/Ten Mile
Road intersections and the TN-R proposed where the new Overland Road veers away
from the existing road, are different. The TN-C zoning around the future fire station is
not consistent with the charrette land use map.
Other: A fire station is now shown on this site. The applicant should coordinate the
sighting of the fire station with Meridian Fire's, Ron Anderson.
The applicant mentioned to Staff possibly adding some R-2 zoning on the south side
of the site to transition from the large lots in Val Vista Estates. lbis change is not
shown on the revised MSP.
One of the proposed streets in the preliminary plat, American Frontier Drive, does not
connect to Overland Road from the roundabout as originally shown on the MSPIPlat.
The ratio of single-family homes to multi-family and non-residential uses has changed
on the MSP.
As part of the original submittal, the applicant provided a master concept plan for the
entire 290 acres, including how the mega lots will be developed in the future and
constructing a system of spine roads throughout the entire 290 acres, With the revised
MSP, the timing/phasing of the roadway construction is unclear to Staff
Overall: When the applicant submitted a complete application to the City, in July
2006, the applicant applied for Annexation and Zoning of290.~n acres to R-8, R-4, R-
2, TN-C, and TN-R, and Preliminary Plat approval of 206 residential lots, 11
commercial/other building lots, and 16 common lots. Of the 206 residential lots, 8
were "mega" lots to be re-platted, Of the 11 commercial/other building lots, 9 were for
retail, office or other commercial uses, 1 was designated for an elementary school, and
1 was designated for a public library, Due to the outcome of the charrette, the
preliminary plat and some of the zoning legal descriptions are now out of date,
Staff has been working with the applicant for several months on this project. Staff
appreciates the applicant's willingness to provide a project that generally reflects the
outcome of the Ten Mile Area Charrette. And Staff is generally supportive of the
revised MSP, but has not had enough time to provide detailed analysis or conditions to
the Commission. Because this proiect has already been continued once, Staff
recommends that the public hearing for South Ridge Subdivision be held on October
19th. so a verbal report can be given to the Commission. public testimony can be
obtained. and the Commission can give feedback on this proiect to Staff and the
applicant.
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Transportation Network
7);0
Joint School District No.2
911 Meridian Road · Meridian, Idaho 83642 · (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr, Linda Clark
July 6, 2006
RECEIVED
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City of Meridian
_ ~~9lh VI at~rtower Lane
Suite 202
Meridian, ill 83642
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.. ---sdloofcapacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 855-4500.
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of the South Ridge Subdivision will have a significant impact on school
enrollments at Mary McPherson Elementary. Lake Hazel Middle and MOlmtain View
High School.
We can predict that these homes, when completed, will house sixty (60) elementary aged
children, fifty-six (56) middle school aged children, and forty-six (46) senior high aged
students. Additional students will further compound the current overcrowded situation.
Residents cannot be assured of attending the neighborhood school, as it may be necessary
to bus students to other schools across the district.
s~~
Wendel Bigham
Building & Construction Manager
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John S, Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R, Huber, Commissioner
Rebecca W, Arnold, Commissioner
September 28, 2006
To:
Jim Jewett
1560 Carol Street
Meridian, 10 83642
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Subject:
PP-060031/AZ06-031
South Ridge Subdivision
1805 S. Linder
OCT 0 5 2006
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On September 27, 2006, the Ada County Highway District Commission acted on your application
for the above referenced project, The attached report lists site-specific requirements, conditions of
approval and street improvements, which are required,
If you have any questions, please feel free to contact me at 208-387-6178,
Sincerely,
--IJl~0
Mindy Wallace
Planner II
Right-of-way & Development Services
Ada County Highway District
CC: Project file, Utilities
City of Meridian
The Land Group
Ada County Highway District. 377S Adams Street - Garden City, ID - 83714. PH 208-387-6100 - FX 345-7650 · www.achd.ada.id.us
Right-of-Way & Development Services Department
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Project/File:
Lead Agency:
Site address:
Commission
Hearing:
Applicant:
Representative:
Staff Contact:
Tech Review:
South Ridge Subdivision - PP~06.031/AZ06~031
This is a re-zone and annexation application for 290 acres (this is the entire site).
This is a preliminary plat application for the first phase of the development, and it
includes 206 residential lots, 11-commerciallots, 16~common lots, 1-elementary
school, and 1~public library (this is the first phase of the total development). The
conditions identified in this staff report relate to the first phase preliminary plat,
For the entire development the conceptual plan includes 785~single-family units, 160
multi-family units, 1 ~elementary school, 1-public library, 104, OOOSF of specialty retail,
88, 150 SF of office space, and a day-care facility,
City of Meridian
1805 S. Linder Rd
September 27,2006
James Jewett
1560 Carol St
Meridian, ID 83642
The Land Group
462 E. Shore Drive
Eagle, ID 83616
Mindy Wallace
Phone: 387-6178
E-mail: mwallace@achd.ada.id.us
September 18, 2006
Application Information:
Acreage: 290,87
Current Zoning: RUT & R-1
Proposed Zoning: TN~R, TN~C, R~2, R~4, & R-8
Residential Lots: 206
Commercial Lots: 11
Common Lots: 16
Elementary School: 1
Public Library: 1
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South Ridge Subdivision - PP~06~031/AZ06~031
Findinqs of Fact
Existing Conditions
1, Site Information: The site is currently used for agricultural purposes,
2, Area:
Direction
North
South
East
West
Land Use
Rural residential
Rural residential/Sin
Rural residential
Rural residential/Single-family
Zonin
RUT
RUT/R-1
RUT
RUT/R-1
3, Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site
· Linder Road is currently improved with 2 traffic lanes, and no curb gutter or sidewalk abutting
the site, There is 50.,feet of right-of-way existing for Linder Road (25-feet from centerline).
. Overland Road is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk
abutting the site, There is between 50 and 74-feet of right-of-way existing for Overland Road
(25-feet from centerline),
. Ten Mile Road is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk
abutting the sire, There is 50 to 55-feet of right-of-way existing for Ten Mile Road (25-feet from
centerline),
4. Existing Access: There are four defined access point to this property off of Overland Road, two
defined access points off of Linder Road, and several defined access points off of Ten Mile Road,
5,
Site History:
Development Impacts
6,
Trip Generation:
7,
Impact Fees:
ACHD has not previously reviewed this site for a development application,
This development is estimated to generate 12,240 additional vehicle trips per
day based on the submitted traffic impact study, This number is based on the
conceptual plan as a whole,
There will be an impact fee that is assessed and due prior to issuance of any
building permits, The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time,
; 8. Impacted Roadways:
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South Ridge Subdivision - PP-06-031/AZ06-031
Roadway Frontage Functional Traffic Count Level of Speed
(Entire Site) Classification Service* Limit
Overland Approximately Principal 6,514 west of Better 45 MPH
Road 5322' Arterial Linder Road in than "C"
July 2006
Linder Road Approximately Minor Arterial 2,018 south of Better Between
2616' Overland Road in than 35 and 50
July 2006 He" MPH
Ten Mile Approximately Principal 5,370 south of Better 35 MPH
Road 2140' Arterial Overland Road in than
Julv 2006 "en
*Acceptable level of service for a two-lane arterial roadway is "0" (14,000 VTD),
9, Capital Improvements Plan/Five Year Work Program
The following improvements have been scheduled in the District's in Five Year Work Program,
o Overland Road between Linder and Meridian is scheduled to be widened to 5-lanes,
The following improvements are scheduled in the District's Capital Improvements Program,
o Overland Road between Ten Mile and Linder Road is scheduled to be widened to 5-lanes in
6 to 10-years,
o Ten Mile Road between Victory and Overland is scheduled to be widened to 5-lanes in 6 to
10 years,
o The intersection of Overland and Linder is scheduled to be widened to 6-lanes on the north,
south, and west legs, and to 7 -lanes on the east legs with a new signal in 6 to 10-years,
o The intersection of Overland and Ten Mile is scheduled to be widened to 5-lanes on the
north leg, 6-lanes on the south leg, and 4-lanes on the east leg with a new signal in 6 to 10
years,
B. Findinqs for Consideration
1, Traffic Study
Thompson Engineers prepared a traffic study for this site, Below is an executive summary of the
findings from the amended traffic study dated August 14, 2006, The submitted traffic impact study
addresses the entire proposed development, not just the components of the submitted preliminary
plat.
· The proposed development is projected to generate an average daily traffic count of 12,240 new,
external vehicle trips per day, of which 786 will occur during the AM peak hour and 1,067 will occur
during the PM peak hour,
. The proposed development will access the transportation system primarily through Overland Road,
. The primary intersection which will be impacted is Overland Road and Linder Road, Overland Road
and Ten Mile Road, The intersection of Overland Road and Linder Road is scheduled for
reconstruction in 2007 by ACHD, The intersection of Overland Road and Ten Mile Road will be
reconstructed as part of the Ten Mile interchange, tentatively scheduled for 2010, The developer is
working with ITD to provide right-of-way for possible reconstruction scenarios,
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South Ridge Subdivision - PP-06-031/AZ06-031
· During the AM peak hour, the Overland Road and Linder Road intersection will operate at LOS B
under 2010 background traffic conditions, and the LOS C under 2010 total traffic conditions, It will
operate at LOS B under both the background and total traffic conditions for 2025, This is due to the
construction improvements at the intersection, and the shift of traffic patterns caused by the
construction of the Ten Mile Interchange,
· During the PM peak hour, the Overland Road and Linder Road will operate at LOS C under 2010
background traffic conditions and LOS D under 2010 total traffic conditions, It will operate at a
similar LOS under both the background and total traffic conditions for 2025,
· During the PM peak hour, the Overland and Linder intersection will operate at LOS B under 2010
background traffic conditions, and LOS B under 2010 total traffic conditions, This improvement in
operations is a reflection of scheduled construction improvements,
· The intersection of Overland Road and Ten Mile will require improvements to operate at acceptable
levels of service with the addition of traffic from this project. Adding lanes to the intersection is
costly, if not impossible, and will not result in an acceptable level of service, If the intersection is
converted to an All-Way stop controlled intersection, an acceptable level of service can be obtained,
Since this intersection is scheduled for reconstruction prior to build out, it is recommended to
continue review of reconstruction scenarios,
· Overland Road and Linder Road have the capacity to absorb the traffic generated by the proposed
project. A left turn lane should be constructed on Overland Road, A left turn lane is not necessary
on Linder Road or Ten Mile Road,
· In its entirety the site is estimated to capture approximately 16% of its estimated total trip
generation,
Staff Comments/Recommendations: Staff comments are provided by the District's Traffic
Services Department.
· An all way stop at the Overland and Ten Mile Intersection would not be appropriate due to the
close proximity of future Ten Mile Interchange as well as the severe vertical alignment could cause
some sight distance issues and potential rear end accidents,
· The submitted calculations for the anticipated internal trip capture have been reviewed and have
been found to in compliance with the accepted ITE standards for the commercial, retail, and
residential portions of the development. However, trip capture calculations for the elementary
school and the day care are not supported by the accepted ITE standards. The District finds that if
the applicant modified the submitted trip capture rates for the elementary school and the day care it
would not impact the overall conclusions and recommendations in the submitted traffic impact
study,
. 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, Linder Road
Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B), This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes
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South Ridge Subdivision - PP-06-0311AZ06-031
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204,7,2),
Applicant's Proposal: The applicant has proposed to dedicate a total of 48-feet of right-of-way
from the centerline of Linder Road abutting the site, The applicant has proposed to place a 5-foot
detached concrete meandering sidewalk outside of the right-of-way abutting the site on Linder
Road.
Staff Comment/Recommendation: As identified in the District's CIP the south and west legs of
the Linder/Overland intersection are planned for 6-lanes, The applicant will be required to dedicate
a total of 54-feet of right-of-way from centerline of Linder Road, from the Linder Road/Overland
Road Intersection approximately 500-feet south, The right-of-way will then taper to 48-feet from
centerline for approximately 300-feet. These right-of-way dimensions are inclusive of the required
5-foot detached sidewalk. If the sidewalk is placed in an easement the right-of-way could be
reduced to 44 and 38-feet respectively, An easement will be required for all sidewalks located
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,
The applicant will be required to coordinate with District Right-of-Way staff on the exact amount of
right-of-way to be dedicated for Linder Road in order to accommodate the planned six lanes at the
intersection,
3, Overland Road
Right-of-Way Policy: District policy requires S6-feet of right-of-way on arterial roadways (Figure
72-F1 B), This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes,
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204.7.2),
Applicant's Proposal: The applicant has proposed to dedicate a total of 48-feet of right-of-way
abutting the site along Overland Road, The applicant has proposed to construct a 5-foot concrete
meandering sidewalk outside of the right-of-way abutting the site,
Staff Comment/Recommendation: As identified in the District's CIP the south and west legs of
the Linder/Overland intersection are planned for 6-lanes, The applicant will be required to dedicate
a total of 54-feet of right-of-way from centerline of Overland Road, from the Linder Road/Overland
Road Intersection approximately 500-feet west. The right-of-way will then taper to 48-feet from
centerline for approximately 300-feet. These right-of-way dimensions are inclusive of the required
5-foot detached sidewalk, If the sidewalk is placed in an easement the right-of-way could be
reduced to 44 and 38-feet respectively. An easement will be required for all sidewalks located
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,
The applicant will be required to coordinate with District Right-of-Way staff on the exact amount of
right-of-way to be dedicated for Linder Road in order to accommodate the planned six lanes at the
intersection,
The intersection of Ten Mile Road and Overland Road is scheduled to be improved in 6 to 10 years,
Ten Mile Road has also been identified as a location for a future 1-84 interChange location.
Because of the future scheduled improvements staff recommends that no additional right-of-way be
dedicated on Overland Road west of Southern Way to Ten Mile Road approximately 1, 760-feet east
of the existing centerline of Ten Mile Road (measured centerline to center line). The applicant will
be required to road trust for the construction of a 5-foot concrete sidewalk in that location abutting
5
South Ridge Subdivision - PP-06-0311AZ06-031
the site, The road trust will be in the amount of $28,160, Future plat re-submissions in this
location will not be approved until the tinal design ot the Ten Mile Road/I-84 interchange has been
decided by ACHO and ITO, The required right-of-way dedication will be decided at that time,
4. Overland Road Reconstruction
Staff Comment/Recommendation: The applicant has been in discussions with District staff in
regards to the redesign and reconstruction of Overland Road, At this time staff has not received a
tormal application for the reconstruction of the roadway but has reviewed preliminary concepts,
The applicant has proposed to construct Overland Road as a parkway with four 12-foot travel lanes,
4-foot bike lanes, vertical curb, gutter, and a 10-foot center landscape island.
This section of Overland Road (between Ten Mile and Linder) has been scheduled in the District's
Capital Improvements Plan to be widened to 5-lanes in 6 to 10 years, Because this section of
Overland Road is included in the CIP, the District would consider a cooperative development
agreement for the design and construction of Overland Road,
It Overland Road is widened and constructed by the applicant (by means of an approved
development agreement) and landscape medians are installed on the roadway, the medians would
delineate the access for the properties on the north side of Overland Road, as well as for this site,
The applicant should work closely with District staff and the property owners on the north side of the
roadway to determine the appropriate locations of the medians.
5. Ten Mile Road
Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B), This right-ot-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes,
Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete
sidewalk on all collector roadways and arterial roadways (7204,7,2),
Applicant's Proposal: The applicant has proposed to dedicate 48-feet of right-of-way from the
centerline ot Ten Mile Road.
Staff Comments/Recommendations: The applicant will be required to dedicate a total of 48-feet
of right-of-way along Ten Mile Road, and construct a minimum 5-toot wide concrete sidewalk along
Ten Mile Road, located a minimum of 41-feet from the centerline of the right-of-way, The applicant
will be compensated at fair-market value tor the right-ot-way that is dedicated which is in addition to
the existing ACHD right-ot-way,
6, Ten Mile/Overland Road Intersection
The intersection ot Ten Mile Road and Overland Road is scheduled to be improved in 6 to 10 years,
Ten Mile Road has also been identified as a location for a future. 1-84 interchange location, The
submitted traffic study has indicated that with this development the intersection will require some
improvements, The traffic study suggested that an All-Way stop would be appropriate to control the
intersection, and provide an acceptable level of service, District staff does not think that an All-Way
stop controlled intersection is a viable solution to the problem,
Staff acknowledges that there are roadway improvements scheduled for this intersection and
requiring the applicant to make the improvements at this time does not make sense, At this time
the District will not require any additional improvements to the intersection of Ten Mile Road and
Overland Road due to the pending roadway improvements planned by the District and ITO, Instead
the District will restrict approval of future preliminary plat applications until the intersection has been
6
South Ridge Subdivision - PP-06-031/AZ06-031
reevaluated to ensure it is functioning properly or to determine when improvements to the
intersection are warranted,
7, Roadway Offsets
Roadway Offset Policy: District policy 7204.11,6, requires local roadways to align or offset a
minimum of 300-feet from an arterial roadway (measured centerline to centerline),
District policy 7204,11.6 states that the optimum spacing for collector intersections along arterial
roadways is 1 ,700-feet to allow adequate signal spacing, The minimum spacing that is acceptable
for collector intersections along arterials is 1,300-feet.
District policy 7204,11,6, requires residential collector roadway to align or offset a minimum of 200-
feet from a collector roadway (measured centerline to centerline),
District policy 7204,11,6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
Applicant Proposal: The applicant has proposed two roadways to intersect Overland Road,
Spanish Sun Avenue, approximately 578-feet west of the existing centerline of Linder Road
(measured centerline to centerline), Southern Way, approximately 1, 760-feet east of the existing
centerline of Ten Mile Road (measured centerline to center line),
The applicant has proposed two roadways to intersect Linder Road, Sunridge Drive, approximately
460-feet south of the existing centerline of Overland Road (measured centerline to centerline),
American Frontier Drive, approximately 1 ,300-feet south of existing centerline of Overland Road
(measured centerline to center line),
The applicant has proposed one roadway to intersect Ten Mile Road, Timberwood Drive, 2,120-feet
south of the existing centerline of Overland Road at the southern property line,
Staff Comment/Recommendation: As identified in the Capital Improvements Program the
intersection of Overland Road and Linder Road is going to be widened and signalized in 6 to 10-
years. Because of these improvements it is important to move the proposed access roads a far
back from the intersection as possible to accommodate taper lanes, storage, and for the general
safety of the public.
The applicant will be required to construct Spanish Sun Avenue to intersect Overland Road a
minimum of 600-feet from the Overland Road/Linder Road intersection (measured from near edge
or STOP bar of the new intersection to near edge of the new roadway). This distance is based on
the anticipated intersection design which accommodates dual left turn lanes, storage lengths, and
tapers, Due to the existing topography on Overland Road, if there is a site distance issue, the
. intersecting commercial roadway may need to be located further west from the intersection of
. Overland and Linder. .
Relocate the public road Sunridge Drive south abutting the out parcels north property line. If the
roadway is relocated in this manner it would function as a full access intersection, As an alternative
the applicant could modify the proposed public street approach to a restricted access private
driveway (right-in/right-out).
The proposed locations of Southern Way, American Frontier Drive, and Timberwood Drive meet
District Policy and should be approved with this application.
Commission Action:
On September 27, 2006 the District's Commission heard the application for South Ridge
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South Ridge Subdivision - PP-06-031/AZ06-031
Subdivision, The applicant and staff had one outstanding issue; the location of the first entrance
roadway into the site off of Overland Road (west of the Overland/Linder intersection),
After hearing testimony from the applicant, staff, and neighbors the Commission acted on the
application. The Commission acted to approve the staff report as written with the exception of site
specific condition number eight, which requires the applicant to construct a full-access commercial
street to intersect Overland 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. The
Commission directed Staff's traffic engineer and the applicant's engineers to work together on the
location of the proposed entrance roadway. The Commission indicated that the final decision on
the location of the entrance roadway would be made by the District's Traffic Services staff,
8. Residential Collector
Residential Collector Policy: District policy 72-F1A, 7202,3,2 and 7202.3.5, requires that
residential collectors be constructed as 36-foot street sections with curb, gutter and 5-foot wide
concrete sidewalks with no front-on housing, The access restrictions for these street segments
should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these
street segments, Coordinate the signage Program with District staff,
Applicant's Proposal: The applicant has proposed to construct three discontinuous residential
collectors within the site. The first, Timberwood Drive is proposed to intersect Ten Mile Road and
continue east to where it intersects Southern Way (approximately 2,1 DO-feet), The second,
Southern Way, is proposed to intersect Overland Road and continue south as a residential collector
approximately 460-feet east of its intersection with Timberwood Drive. These two residential
collectors are proposed with no front-on housing or on-street parking,
The applicant has proposed to construct a third residential collector, Southridge Drive, from the
roundabout intersection south to its intersection with Southpoint Way, approximately 1,060-feet.
This residential collector is proposed to have front-on alley-loaded housing on the west side of the
roadway and on-street parking on both sides of the street. The applicant is not proposing bike
lanes on any of the proposed residential collector roadways. The submitted proposal also shows
approximately 5 residential lots that would take direct lot access to the residential collector.
Staff CommentJRecommendation: The proposed residential collector segments for Timberwood
Drive and Southern Way meet District policy and should be approved with this application, These
roadways should be constructed as 36-foot street sections with vertical curb, gutter, and 5-foot
detached (or attached) concrete sidewalks within 50-feet of right-of-way,
The applicant will be required to construct the 1 ,060-foot section of South ridge Drive from the
roundabout to where the roadway intersects Southpoint Way as a residential collector with no on
street parking, Staff is supportive of the alley loaded front on housing on Southridge Drive; a note
on the final plat will be required stating that direct lot access to Southridge Drive is restricted from
those lots fronting the roadway,
The current site plan proposes five residential lots to take direct access to South ridge Drive, the
residential collector, north of its intersection with Southpoint Way, The applicant has agreed to
redesign this portion of the site so that no lots will take direct access to Southridge Drive,
As the preliminary plat has been proposed there are just a few gaps in the residential collector
roadway system. If the City of Meridian would require a continuous residential collector be
constructed though the site District staff would be supportive of that requirement. On street parking
will be addressed in finding number 10,
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South Ridge Subdivision - PP-06-0311AZ06-031
9. Internal Commercial Street
Commercial Street Policy: District policy 7202,8 and 72-F1A, requires roadways abutting
commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot
concrete sidewalk within 54-feet of right-of-way.
Applicant's Proposal: The applicant is proposing to construct a commercial roadway section from
Spanish Sun Avenue from Overland Road to Southridge Drive around the east segment of the
proposed roundabout and continuing on American Frontier Drive out to Linder Road (approximately
2,240-feet), The applicant has proposed to construct these roadways as a 51-foot street section
with one 10-foot center turn lane, two 12-foot travel lanes, two 8-foot parking lanes, vertical curb,
and gutter within 50-feet of right-of-way, The applicant has proposed 5-foot attached sidewalks
outside of the right-of-way and bulb-outs at the intersections, The proposed bulb-outs would reduce
the width of the travel lanes to 38,8-feet at the intersections, Additionally, the applicant has
proposed on street parking on Spanish Sun Avenue and America Frontier Drive.
Staff Comment/Recommendation: The applicant will be required to construct the proposed
commercial roadway section from Spanish Sun Avenue to Southridge Drive around the east
segment of the proposed roundabout and continuing on American Frontier Drive out to Linder Road
(approximately 2,240-feet) as a standard 40-foot commercial street section with in 54-feet of right-
of-way, On street parking will be addressed in finding number 10,
The applicant has also proposed to construct Sunridge Drive as a commercial street section from
Linder Road to its intersection with South ridge Drive, The applicant has not proposed on-street
parking adjacent to the elementary school site.
10. On Street Parking
Staff Comment/Recommendation: District Policy does not typically allow for on street parking on
residential collectors and commercial streets, The applicant has proposed on street parking in
various locations within the development. District staff recognizes the applicant's on street parking
proposal is directly related to the desire for a traditional neighborhood feel and for aesthetic appeal.
Because the applicant is proposing an alley loaded residential product on the residential collector
(South ridge Drive) and on the commercial street (American Frontier Drive) there is a desire to
provide on street parking for guests and visitors,
District staff has careful weighed the applicant's proposal against District policy relative to on street
parking, Based on conversations with the applicant and the proposed site layout staff proposes that
the following street segments be allowed to have on street parking on one side only:
Residential Collector - This roadway segment shall be designed to accommodate one parking
lane, 2-travellanes, and 2-on street bike lanes,
· Southridge Drive, from Heavy Timber to Southpoint Way, on the west side of the roadway,
Internal Commercial Streets - These roadway segments shall be designed to accommodate one:
parking lane, a center turn lane, and 2-travellanes,
· South ridge 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 Farmington Drive to Woodhouse Avenue, on the south side of the
roadway,
Parking will be restricted on the following roadway segments:
· Spanish Sun Avenue
9
South Ridge Subdivision - PP-06-031/AZ06-031
. South ridge Drive and American Frontier Drive adjacent to the proposed elementary school
site,
. South ridge Drive and American Frontier Drive on the segments leading into the proposed
roundabout.
· Southern Way
. Timberwood Drive
11. Internal Streets (Residential)
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets, This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
36-foot Street Section Policy: District policy 7204.4,2 states, "developments with any buildable lot
that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-
feet with curb, gutter and sidewalks, The total street width shall be 36-feet from back-of-curb to
back-of-curb, Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated
from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width,
Reduced Street Section POlicy: District policy 7204.4.1 states that right-of-way widths for all
streets and highways shall not be less than 50-feet wide except in unusual cases, Any request to
the District to approve a street with a right-of-way width less than 50 must prove by clear convincing
evidence that the facts and circumstances of the development warrant a finding of an exceptional
case. The applicant must show that the roadway will be used for residential purposes, there will be
no possibility that the street will be extended in the near future and the traffic volumes on the street
are not forecast to exceed 200 vehicle trips per day,
District policy7240.4,3 allows a developer to construct a local urban residential street with a
reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk, Policy
requires Fire Department approval from use of reduced street sections and restricts parking on
reduced street sections.
Applicant's Proposal (Internal streets): The applicant is proposing to construct the internal
streets as 37 -foot street sections with two 10-foot travel lanes, two 8,5-foot parking lanes, rolled
curb for front on housing, vertical curb for alley loaded housing, gutter, a 8-foot planter strip within
50-feet of right-of-way, The applicant has proposed a 5-foot detached concrete sidewalk placed in
an easement outside of the right-of-way, The applicant has proposed to construct bulb-outs at the
intersections. The proposed bulb-outs would reduce the width of the travel lanes to 20-feet at the
intersections, Additionally the applicant has proposed a reduced 29-foot street section within 42-
feet of right-of-way for one roadway (Rustica Street), .
Staff Comment/Recommendation: The applicant's proposal for the street sections meet District
policy and should be approved with this application, However, District practice requires 24-feet ot
pavement between the bulb-out to .allow for two 12-foot travel lanes, additionally the applicant will
be required to receive fire department approval for the construction of the bulb-outs, Coordinate the
design of the bulb-outs with the District's Development Review Department.
12. Alleys
New Alley Policy: District policy 7204,10,1 requires the minimum right-ot-way width for new alleys
to be 16-feet if: the alley is abutted by residential uses and zoning on both sides; and building
setbacks required by the land use agency having jurisdiction provide sufficient space for the safe
backing of vehicles into the alley; and 20-feet in all other situations. Dedication of clear title to the
right-ot-way and the improvement ot the right-of-way, and acceptance of the improvement by the
District as meeting its construction standards, are required for all alleys contained in a proposed
development. The alley shall be improved by paving the full width and length of the right-of-way;
10
South Ridge Subdivision - PP-06-031/AZ06-031
provided, that the minimum width of the right-of-way is 16-feet and the homeowners association has
obtained a license agreement from the District authorizing the landscaping of a portion of the alley
right-of-way, which a portion abuts the development and does not exceed two feet in width, such
licensed area need not be paved until the license is terminated,
Alley Design Policy: District policy 7202.6 states that alleys shall connect to a public street at
each end and shall not terminate in dead-ends. Alleys with curves are not allowed without specific
District approval taken on good cause shown, Curves shall have a minimum inside radius of 26-
feet.
Applicant's Proposal: The applicant has proposed to construct five 20-foot wide public alleys
with this preliminary plat. The proposed alleys do intersect public streets at both ends, Two of the
alleys have approximate SO-degree curves,
Staff Comment/Recommendation: The District's current alley policy anticipates a standard grid
street system with straight alleys that intersect public streets at both ends. Because two of the
proposed five alleys have approximate SO-degree curves, it is recommended that the applicant re-
design the alleys in Blocks 3 and 4 so that they do not have any curves, OR make the alleys private
and not dedicate them to the public.
13. Stub Streets
Stub Street Policy: District policy 7203,5,1 states that the street design in a proposed development
shall cause no undue hardship to adjoining property. An adequate and convenient access to
adjoining property for use in future development may be required, If a street ends at the
development boundary, it shall meet the requirements of sub section 7205, "non-continuous
streets," District policy 7205.5 states that stub streets will be required to provide intra-neighborhood
circulation or to provide access to adjoining properties, Stub streets will conform with the
requirements described in Section 7204,5, 7204,6 and 7204,7, except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Applicant Proposal: The applicant has proposed two stub streets to the south, one to the west,
and two to the northwest. The stub streets are proposed to be located as follows:
. First stub street to the south, Woodington Avenue, is proposed to be located BO-feet west of
Linder Road (measured property line to centerline),
. Second stub street to the south, Woodhouse Avenue, is proposed to be located 146-feet west of
Linder Road (measured property line to centerline),
. First stub to the west, Rio De Plata et, is proposed to be located 720-feet north of the south
property line (measured property line to centerline),
. First stub to the northwest, Southpoint Way. is proposed to be located 1 ,200-feet north of the
south property line (measured property line to centerline),
. Second stub street to the northwest, Heavy Timber Drive, is proposed to be located 1,6BO-feet
west of Linder Road (measured property line to centerline), '
Staff Comment/Recommendation: The applicant's proposal meets District policy and should be
approved with this application.
14. Driveways
Staff Comment/Recommendation: The applicant has shown the conceptual locations of several
driveways intersecting the residential collector street, and the commercial streets within the
development. Staff will review the proposed driveway locations with the individual building permit
applications for the school site and the commercial uses, Staff encourages the applicant to align
11
South Ridge Subdivision - PP-06-031/AZ06-031
these driveways, The identified driveways for the elementary school site maybe impacted by the
roundabout design,
15, Turnarounds
Turnaround Policy: District policy 7205,2,1 requires turnarounds to be constructed to provide a
minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of
a 29-foot street section on either side of any proposed center islands within the turnarounds, The
medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot
area,
Applicant's Proposal: The applicant has proposed to construct five cul-de-sac turnarounds with
center landscape islands and a 50-foot turn radius and a 25-foot street section all sides of the
proposed islands,
Staff Comment/Recommendation: The applicant will be required to 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.
16. Roundabout
Roundabout Policy: The roundabout should be designed with 21-foot street sections on either
side of the center island, The applicant will be required to dedicate sufficient right-of-way on either
side of an island, Coordinate the size and design of the roundabout with traffic services staff,
Applicant's Proposal: The applicant has proposed to construct one roundabout with a center
island,
Staff Comment/Recommendation: The applicant will be required to coordinate the size and
design of the roundabout with the District's Traffic Services staff. The island should be designed
with 21-foot street sections on either side of the center island, Splitter islands may be required on
the roadway intersecting the roundabout.
17, Knuckles
Knuckle Policy: District policy District policy 7202,7 and 7207,5 and the local Fire District
standards require an island within a knuckle to be constructed with the island being a minimum of 4-
feet wide with a minimum area of 1 DO-square feet and designed to safely channel traffic, The
roadway around the traffic island should maintain a minimum of a 29-foot street section, The
design should be reviewed and approved by ACHD's Development staff,
Applicant's Proposal: The applicant has proposed to construct one knuckle,
Staff Comment/Recommendation: The applicant's proposal meets District policy and should be
approved with this application,
18, Tree Planters
Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters
less than 6-feet in width, In addition to prohibiting trees in planters less than 6-feet in width, the
policy requires a minimum planter width of 6-feet for class II tress with the installation of root
barriers on both sides of the planter strip or a minimum planter width of 8-feet without the
installation of a root barrier. The policy also requires Class I and Class III trees to provide a
minimum planter width of 10-feet.
19. Bridge for Ridenbaugh Canal Crossing
12
South Ridge Subdivision - PP-06.0311AZ06.031
The District will require that the applicant 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.
20. Resubmission of Preliminary Plat
Staff Comment/Recommendation: Due to the recommended changes and various proposals
from the applicant District staff will require that the applicant resubmit the preliminary plat to
demonstrate compliance with the site specific conditions of approval. This will be required to be
completed prior to the District reviewing construction plans,
21. Other Access
Overland Road and Ten Mile Roadways are classified as principal arterial roadways. Linder Road
is classified as a minor arterial roadway, Other than the access specifically approved with this
application, direct lot access is prohibited to these roadways and should be noted on the final plat.
The conceptual plan identifies one other full-access public street intersecting Overland Road, Upon
the submission of future preliminary plats, the District will consider and review one other full-access
to Overland Road,
C. Site Specific Conditions of ARjlroval
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 within 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,
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, The applicant will not be required to dedicate right-of-way west of
Southern Way to Ten Mile Road (approximately 1 ,760-feet) ,
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. The applicant will not be required to construct sidewalk on Overland Road west of
Southern Way to Ten Mile Road (approximately 1 ,760-feet) , instead the applicant will be required to
13
South Ridge Subdivision - PP-06-031/AZ06-031
provide the District with a road trust for the construction of the sidewalk in the amount of
$28,160,00.
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 the existing ACHD 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 of the right-of-way.
8. The applicant's engineers will be required to work with the District's Traffic Services Staff on the
ultimate location of the full-access commercial street, Spanish Sun Avenue, to intersect Overland
Road, west of Linder Road, The final decision on the location of the entrance roadway would be
made by the District's Traffic Services staff.
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-in/right-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 of right-of-way, These roadways
shall have no on street parking and no front on housing:
. 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 accommodate 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 of the 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 South ridge Drive north of its intersection with
Southpoint Way site so that no lots will take direct access to Southridge Drive,
14
South Ridge Subdivision - PP-06-0311AZ06.031
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 South ridge Drive,
. South ridge Drive from Spanish Sun Avenue south to the roundabout intersection with
American Frontier Drive,
The following internal commercial roadway segments shall be constructed to accommodate 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 tor the
proposed round about (this location will have to be coordinated with District Traffic Services
staff),
. American Frontier, from Farmington 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
. South ridge Drive and American Frontier Drive adjacent to the proposed elementary school
site,
. South ridge 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 ot right-of-way, as
proposed. Provide a minimum 24-feet (face-of-curb to tace-of-curb) between the proposed bulb-
outs at the local street intersections, Provide written approval tor 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-at-way, as proposed,
Receive written Fire Department approval for the reduced street section, Parking will be restricted
to one side of the roadway.
21, Re-design the proposed alleys in Blocks 3 and 4 to remove the proposed SO-degree curve.
Construct all the. internal alleys as 20-foot 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 property line to centerline).
. First stub to the west, Rio De Plata Ct, located 720-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).
15
South Ridge Subdivision - PP-06-0311AZ06-031
. 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 of the proposed roundabout at the intersection of Southridge Drive and
American Frontier Drive 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.
D. Standard Conditions of AR)Jroval
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,
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4, Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details,
5, Comply with the District's Tree Planter Width Interim Policy,
6, Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details,
7, All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein, An engineer registered in the State
of Idaho shall prepare and certify all improvement plans,
8, The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes,
9. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy,
10, Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance,
16
South Ridge Subdivision - PP-06-0311AZ06-031
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way, The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way, The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12, No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13, Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1, The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied,
2, ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1, Vicinity Map
2, Site Plan
3, Neighborhood Petition
4, Request for Reconsideration Guidelines OR Appeal Guidelines
5, Development Process Checklist
17
South Ridge Subdivision - PP-06-031/AZ06-031
18
South Ridge Subdivision - PP~06~031/AZ06~031
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South Ridge Subdivision - PP-06-031/AZ06-031
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21
South Ridge Subdivision - PP-06-031/AZ06-031
II
Development Process Checklist
II
~Submit a development application to a City or to the County
~The City or the County will transmit the development application to ACHD
~The ACHD Planning Review Division will receive the development application to review
~The Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time,
DSend a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application,
DWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
~Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy,
~The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
. The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including. but not limited to, driveway approaches, street improvements and utility cuts,
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
D Driveway or Property Approach(s)
. Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services), There is a one week turnaround for this approval.
o Working in the ACHD Right-of-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application"
to ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
o Sediment & Erosion Submittal
.. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative &,Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division,
o Idaho Power Company
. Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled,
o Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con,
22
South Ridge Subdivision - PP-06~031/AZ06-031
.~,
Request for Reconsideration of Commission Action
1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties,
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on by
all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b, The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p,m. on the day prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken, Upon receipt of the
request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting,
c, The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of fact
or law in the earlier action, The request may also be supported by oral testimony at the
meeting,
d, If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally, It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the
matter is to be returned. The Commission shall only take action on the original matter at a
meeting where the agenda notice so provides,
e, At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable,
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission,
23
South Ridge Subdivision - PP~06~031/AZ06-031
"
TRANSPORTATION BOARD
Frank Bruneel
Chairman
John X, Combo
VICe Chairman
District 6
John McHugh
District 1
Bruce Sweeney
District 2
Monte McClure
District 3
Gary Blick
District 4
Neil Miller
District 5
David Ekern, P.E.
Director
Sue Higgins
Soard Secretary
~~.t 0(\
QX~V\
IDAHO TRANSPORTATION DEPARTMENT
P.O. Box 8028
Boise,ID 83707-2028
(208) 334-8300
itd.idaho,gov
July 18, 2006
City of Meridian
Planning Department
660 E. Watertower Lane, Suite 202
Meridian, ID 83642
VIA FAX: 208-888-6854
"R,F~ (; Ji= IVE~ ~[)
JUL 2 5 2006
City Of Meridian
City Clerk Office
Re: #AZ 06-031 I PP 06-031
Location: near Ten Mile and Overland
Dear Zoning Administrator:
While it does not appear there are any direct impacts to the highways in ITD
jurisdiction, traffic from this area will affect the intersection of Ten Mile and
Overland. You should notify the design team on the Ten Mile IC of the proposal,
for information only.
Sincerely,
~ ~II/~
Sue Sullivan
Senior Planner
Ju1. 24. 2006 3:21PM
No,5139 P. 1
Me) R. Schumaker
1620 S Teru\1ile
Meridian, ID 83642
July 13, 2006
~~\J
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RECEIVED
JUL 2 If 2006
COity ot Meridia
ity Clerk Otfic~
Meridian City Clerk's Office
33 East Idaho Avenue
Meridian, 10 83642
RE: James L. Jewitt's proposed AZ 06.031 Annexation and Zoning of 290,87
acres from RUT to R-8 and Application PP 06-031 for preliminary plat
In reference to the above annexation, zoning and platting, please put on record that we
are against the massive South Ridge subdivision.
The expansive South Ridge Subdivision that Mr. Jewitt has laid plans for the agricultural
property located to the South and East edges of our property is out of conte>.1 for the rural
area. My family and I live and raise livestock on our property located at 1620 S Ten Mile
Road. The proposed South Ridge Subdivision that would tower over our property with
thirty. five foot high buildings to the South and East of our property is not suitable; thus,
we are against the plans Mr. Jewitt has put forth for the agricultural property, Our roral
lifestyle will be destroyed by the massive influx of people that tvf.r, Jewitt will bring to the
neighborhood with his substantial and overwhelming South Ridge subdivision,
The Ridenbaugh Canal runs through Mr. Jewitt's farm, which concerns us in three (3)
ways:
1 in - Baaed upon observations in areas similar to ours, the large amounts of people will
walk, run. operate cars, trucks and other vehicles (i.e" 4-wheelers), motorcycles on
the canal, which is against canal regulations, due to safety issues. The canals are
not for recreational purposes. Furthennore, the large amount of people using the
canal for recreational purposes will impact our livestock, which are sensitive to
being startled by people, vehicles, dogs and loud disruptive noises,
2nd -Through the years of using the Ridenbaugh Canal for irrigation purposes. we have
encountered more and more garbage floating in the canal, which includes, but is not
limited to, lawn clippings, shrub and tree trimmings, trash which covers and chokes
water irrigation inlets, into ours as well as others property. With the amount of lots
Mr, Jewitt is showing bordering the canal, one can conclude that his South Ridge
subdivision witl substantially contribute to this litter problem in the Ridenbaugh
Canal.
3rd. The Ridenbaugh Canal that runs through Mr, Jewitt's property has dry cheat grass
banks for a good portion of the year. We are concerned that during the dry season
someone from his huge proposed subdivision could possibly set the grass on fire
putting our property in peril from a deadly fire caused by carelessness with fire.
JUL 24 '06 16:49
PAGE. 01
Jul. 24. 2006 3:22PM
No,5139 P. 2
Meridian City Clerk's Office
July 13, 2006
Page two
Our personal drinking water system is a well, which provides ground water for our home
and livestock. We have concerns that Mr, lewitt's South Ridge Subdivision will have
stonn water run off that will pick up contaminates, such as oils from vehicles using the
roads and parked with the subdivision, yard fertilizers, and other hazardous chemical that
someone may dump into the catch basins, which, in the long run, will contaminate the
gravel strata above our property and which will eventually contaminate our well and
eventually the aquifer that many familles use as a source for drinking water. Nonnally,
grease traps catch oil and fuel leaks from vehicles when impeccabiy maintained, if not,
grease traps do little, if any, good to stop the contamination of ground water,
Furthermore, any sewer line that may develop an undetected leak is just as deadly as
sewage is raw and untreated. We feel that the South Ridge Subdivision will eventually
contaminate not only our drinking water, but other families waterthat also use the aquifer
as a clean. pure water source.
I acknowledge that your document says to direct traffic concerns to the Ada County
Highway District, although, it must be said that the volume of traffic related to and
associated with this proposed South Ridge Subdivision win be tremendous, Already, this
valley is overwhelmed with traffic. The traffic from Mr. Jewitt's South Ridge
Subdivision's ingress and egress on Overland and Ten Mile Roads y,..m be overwhelming
to the surrounding infrastructure,
At one time, there was discussion in the Meridian community about "referral area"
'~here existing farmland would be preseIVed by limiting new development to lots no
smaller than 10 acres." "I think Ada County is kiild of at a crossroads," said County
Commissioner Roger Simmons, "There's something to be said for Ag preservation in a
county thaes losing more of its agricultural roots just about every day," (Reference Idaho
Statesman article)
Please do not let our agricuJturalland be turned into massive high traffic subdivisions.
Go back to and toward Boise, infill the land that is vacant, and please stop the policy of
urban sprawl. Solve traffic issues and congestion first, don't ruin the ;:ural countryside,
In summary, we are against the South Ridge Subdivision for the following reasons:
1) Out of context for the rural area,
2) Destruction of our ruralHfe style with 35' high buildings to the South and the
East of our propeny.
3) Ridenbaugh Canal issues:
a. Large amount of people using the Ridenbaugh Canal for
recreational purposes [i.e., walking, running, operating
cars, trucks, other vehicles, such as 4-wheelers, motorcycles]
which is against canal regulations, because of safety issues.
JUL 24 '06 16:49
PAGE. 02
Jul.24. 2006 3:22PM
No,5139 p, 3
Meridian City Clerk's Office
July 13, 2006
Page three
b. Large amounts of people using the canal for recreation
wili impact our livestock that are sensitive to being
startled by peop,}e, vehicles, dogs, and loud disruptive
no~ses,
c, Peopie throwing garbage, lawn clippings. ga_n.!b ~d tree
trillllnmgs, trash, which covers and chokes water irrigation
iniets to our property and others property.
d. Concern that dry cheat grass canal banks could possibly set
grass on fire and put our property in peril from a deadly fire
caused by carelessness witb fire.
4) Concern that :ME, lewitt's South Ridge Subdivision will contaminate our weH
by pollutants per.~.rating through the gravel streta above our well.
a. Stonn water run off that will pick up contaminates. such as oils,
chemicals, yard fertilizers, other hazardous chemicals that will
leach imo or be dumped into catch besins, which in the long run
will contaminate the gravel strata above our property, a:"1d will
e'\o-etltually contaminate our wen and the aquifer that is our sour~
of drinking wa~er,
b, Sewer lines that may develop an undetected leak will leach raw
sewage into the gravel strata and contaminate our d....ir.king water,
5) Concern about:Mt, Jewitt's huge subdivision generating large vchlmes of traffic
on and to an infrastructure that is already overloaded.
6) Concern that the preservation of farmland is Dot being don~ even though the
concept of<lreferra! areas" has been ad-ioeated.
7) Mr. Jewitfs PP 06-031 of233 lots is only the 'tip of the iceberg' compared to the
hage size of subdivision he wants to build on L'1e 290 acres, The total size of his
eventual subdivision is three to four times the 2331ots, We are against the
annexation oftbe 290 acres and against Mr. Jewitt's huge subdivision in a rural
agricuhure area. Mr. Jewitt's application for the 290 acres is AZ06-031.
Respectfully submittoo,
~
,
jI~~ 4.~'A~~
Mel R, and Sharon Schumaker
JUL 24 '06 16:49
PAGE. 03
Oct 18 06 10:22p
Dick and Susan Bagle~
208-858-9008
p. 1
~
.,
RE' t"Ii' J"'\lI~' I
_~ 'j ~,,'-J , . _J. J
OCT 1 9 2006
October 18,2006
Cic-,' or ;'-,IenJian
Cit~- (.:lerk OHicc
Meridian Planning and Zoning Commission
33 E. Idaho Avenue
Meridian, ID 83642
RE: South Ridge Subdivision
To Whom It May Concern:
I would appreciate your consideration of the following comments and concerns regarding
the above mentioned development that is being considered close to our home. I am
respectfully requesting that the Commission defer making a recommendation to the city
council on this development at this time for several reasons as explained below.
1. Roadways: The subdivision is proposed along Linder and Overland roads, both
of which are 2 lane roads with heavy use. Overland Road is often backed up to
Linder from Meridian Road to the east during the morning commute (a distance
of 1 mile). The ACHD is proposing and planning the widening of Overland
Road, and there are also plans being developed for the 10 mile freeway
interchange, however both of these projects have yet to be started, and my
understanding is that the 10 mile interchange would not begin until 2009. In the
meantime, development of the aforementioned subdivision would result in very
large increases in the amount of traffic that would be using Overland Road. No
development should take place until Overland Road has been widened to 5 lanes
from Meridian Road to Ten Mile to accommodate the traffic increase. The city
of Meridian seems to want to build subdivisions before providing necessary
infrastructure to accommodate the new growth. The Commission can change
this trend south of Meridian by requiring that the developer delay any
construction until the necessary traffic corridors are in place. Furthermore, I
would ask the Commission to consider tbat the construction of the 10 mile
interchange should be fully approve<L committed and in progress as a
preliminary condition to allowing this subdivision to proceed.
2. Density: The developer should reconsider the impact on the sunounding homes
presently in the area. The Jot sizes should be increased to at least .50 acre each
at a minimum, with a prohibition of any modular or mobile homes.
Homeowners presently in the area enjoy the rural feel of this part of Meridian,
and this should not be changed. Allowing the presently proposed layout of the
subdivision will significantly reduce the rural feel of the neighborhood"
substantially increase the impact to city services such as police and fire
protection and create the potential for a majority of the home sites to become
investor owned rental properties that tend to decrease the property values due to
inattention to home maintenance. As stated in the staff report for the project on
page 8, Chapter VII, Goal 1, Objective D, Action: ..the Commission is urged to
Oct 18 06 10:23p
Dick and Susan Ba;le~
208-898-9008
..
, ,"",
rely on written and verbal testimony from neighbors when making zoning
designations for this property". Accordingly, we would ask you to seriously
consider the effect this large development would have on the stUTounding
properties. We are aware of the interest the City has in rezoning and annexing
this property for purposes of raising tax revenue, however, the Conunission and
Council must not allow development to take place for this reason alone, without
fully taking into consideration the resuhing changes in traffic flow, noise. and
crime.
Your consideration of the above concerns is very much appreciated. 1bank you for
including our thoughts in the decision process.
i!:JJ1Jr/
Richard Bagley ['-IIi
2125 Aspen Cove Dr.
Meridian, ID 83642
~~
Susan Bagley
p.2
Page 1 of 1
Tara Green
From: C, Caleb Hood
Sent: Thursday, October 19, 2006 3:55 PM
To: Tara Green; Machelle Hill; Sharon Smith
Subject: FW: South ridge Subdivision
C. Caleb Hood
Current Planning Manager
Meridian Planning Department
660 E. Watertower Lane
Meridian, ID 83642
208,884,5533
208,888.6854 (fax)
'1:J J-:Jl (~"'i T;'ir"{ :.r T~"1 'I--'~
" \ I ,~.~j '_.,. )' ,_1. ::.,; 1.1 . ~~~~: A. _./t
OCT 1 9 2006
Vision without action is a daydream.
Action without vision is a nightmare.
C'iLy Of lVk',-;,FH
l~~~i(v Clm~i~' ofH~~'
From: Jackie Guenechea [mailto:Jackie@ringertclark.com]
sent: Thursday, October 19, 2006 2:44 PM
To: C. Caleb Hood
Subject: Southridge Subdivision
To Whom This May Concern:
My name is Jackie Guenechea, My husband and I own 5 acres of land in Meridian (Val Vista Court). I am unable
to attend the public meeting tonight regarding the development of South ridge Subdivision but would like to voice
my concerns.
I am asking you, and the City of Meridian to make a responsible decision regarding the development of
Southridge Subdivision, A responsible decision, in my opinion, means that the City of Meridian work in
conjunction with the transportation department to ensure that as new construction and subdivisions are being
approved that the current infrastructures are equipped to handle the added stress. Currently, 1-84 and Overland
are not equipped to handle more traffic and it is unjust that you continue to allow further development until exits
are in place, The Treasure Valley is a great place to live but if the growth is not managed and
maintained properly, it will soon loose all of its appeal. I would ask all of you to please table the development of
South ridge Subdivision until the Ten Mile interchange is implemented, As Commissioners of the City of Meridian,
it is your duty to preserve the quality life of your current residents and tax payers by responsibly managing the
growth of our community,
Thank you for your time and consideration,
Sincerely,
Jackie Guenechea
10/19/2006
F
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OCT f 6 2006
MAJESTIC VIEW ESTATES
HOMEOWNERS AND WATER USERS, INC.
OCTOBER 11, 2006
f~:'\:~ : ",:\ , c~'~.'~-::'..~.: I,~):;.~~~;,\~l.~:;
We the undersigned would like to express our opinion concerning the development of
290 acres at the comer of South Linder and West Overland to be called Southridge
subdivision.
The developer JLJ Enterprises and his architects have shown us a map of the 290 acres
he wants to develop. This subdivision will include sites for about 1,200 homes, an
elementary school, public library, retail areas, recreation cent~r including a pool, and a
park with jogging paths, ponds, etc... .
The area to be developed is in a Medium Density growth area on the most recent Ten
Mile Interchange Project map, and yet the design for the Southridge subdivision is
Medium to High density, with the approximately 1,200 homes proposed to be built. This
is not a well designed neighborhood plan because the density is not "neighbor friendly",
and does not compliment the already established homes built on lots with acreage that are
to the south or behind the proposed development. These existing homes will loose their
country appeal and their property values will go down, if the developer does not take
this into consideration.
We also have to consider that the last phase of the Bear Creek subdivision will be going
in on the east side of Linder and will greatly increase the number of vehicles already
driving on over used, crowded and dangerous two-lane roads. Trying to get on to, or
across the Meridian highway, let alone getting on the freeway, at peak traffic hours is
next to impossible. Therefore, the focus on efforts to improve the roads to support the
inevitable increase in traffic should be taken into consideration before these
subdivisions go in.
It has been explained to us, who have attended the Planning and Zoning meetings, and
the Ten Mile Iilterchililgeptojectmeetmgs, that the impact fees from building these
subdivisions are used for the building of roads, but it seems the "cart is being put before
the horse" as in this case the "houses before the roads".
In conclusion we of Majestic View Estates, believe that proper and considerate planning
and working with existing home owners along with the City of Meridian in this area of
impact, would be higWy beneficial and greatly appreciated by all involved.
Again by, lowering the number of dwellings per acre in the proposed Southridge
subdivision, upgrading roads, focusing specifically on Overland and Linder roads,
building the Ten Mile Interchange, and improving the flow of traffic off of Overland
onto 1-84 at the Meridian Interchange, our neighborhood can grow and flourish safel
and attractively, as will the City of Meridian.
~'~.J~S)
--<"c,'3-'\' I\~%
"(1 \') c~ 'l.\) ~ \~ MAJESTIC VIEW ESTATES
y"" \ \, .....,~.}J~~O' HOMEOWNERS AND WATER USERS,INC.
~~ *~*~~****************************************************************************************
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NAME ADDRESS & PHONE NUMBER
Lot Number
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Machelle Hill
RE C E ~rV'El)
From: Peggy Gardner
Sent: Wednesday, October 11. 2006 8:24 AM
To: Clerks GITY OF rJlEH!OIA~J
. " , , elTV r:i l=PV ("\!=r:I('r=
Subject: FW: Southndge subdiVISion '. , . m' .. ,....' ' .',
From: Tammy de Weerd
Sent: Tuesday, October 10, 20069:55 PM
To: Peggy Gardner
Subject: RE: Southridge subdivision
I think she was submitting a letter for public record on the development application, Forward this to Will and ask
him to send the standard card that it was received and will be part of the public record.
Tammy ue Weerd, Mayor
City of Meridian
www.meridiancity,org
(208) 888-1,1,33 ext. 201,
(208) 888-,1,218 fax
From: Miles Hewitt [mailto:mhewitt@icehouse.net]
Sent: Tuesday, October 10, 20064:54 PM
To: Barbara Shiffer; Peggy Gardner
Subject: South ridge subdivision
To: Meridian Planning and Zoning
I am a concerned resident of the area that will be impacted by the proposed building of the subdivision called
"South ridge" to be located at Linder and Overland roads, I am not a long time resident. I have only been here 5
years and live in the Majestic View Estates located on Linder and Victory roads, I have tried to be involved in our
neighborhood activities and have tried to keep updated on our city/county politics as well as the new plans for
development in our area, I have recently attended our Parks and Recreation meetings as well as attended the
Ten Mile Interchange project meetings, I have done a lot of networking concerning the projects to be
implemented in our area, I feel the need to pass on my concerns about the developer JLJ Enterprises that the
city of Meridian is considering for the "South ridge" subdivision, This is important because the developer has now
said that he will fund the Overland road project as well as develop the 290 acres to be called "South ridge"
subdivision, I do not know the subdivision developer personally, and I realize that rumors and here-say do not
"hold much water", but when I here things from people I don't even know, I have become increasingly alarmed. I
hope that the Planning and Zoning members as well as the City Council members will consider this as a "RED
FLAG" and that they should look in to this developer's history with Ada county on all activities that he has been
involved in. You will be enlightened and will hopefully be aware that he doesn't have a good reputation on past
projects, Please consider this as a warning to check and re-check your contract with him because he might not
do as he has proposed, and has backed out on projects due to conflicts in the past. This project is really
important to the growth and development of Meridian and I hope that you will please check into the background of
this developer to find out the truth about JLJ Enterprises.
Sincerely,
Lorna Hewitt
Concerned citizen
Majestic View Estates
10/16/2006
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
October 19, 2006
ITEM #
4,5
PROJECT NUMBER
AZ 06-031, PP 06-031
PROJECT NAME
South Ridge Subdivision
NAME (PLEASE PRINT)
FOR AGAINST NEUTRAL
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
October 19, 2006
ITEM #
RECEIVED
OCT 1 9 2006
City,ofMeridian
City Clerk Office
4,5
PROJECT NUMBER
AZ 06-031, PP 06-031
PROJECT NAME
South Ridge Subdivision
NAME (PLEASE PRINT)
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FOR AGAINST NEUTRAL
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Project: South Ridge Subdivision
Location, size of property and existing zoning: south side of Overland Road, between Linder and Ten
Mile. This site includes 290.87 acres with 5 zoning designations. 116 acres are proposed for R~8 zoning;
70 acres are proposed for R-4 zoning; 51 acres are proposed for TN-R zoning; 35 acres are proposed for
TN-C zoning; and 26 acres are proposed for R-2 zoning, All of this property is currently zoned RUT in
Ada County.
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: Single-family homes in Val Vista, Ariel Estates and Aspen Cove
Subdivisions, zoned R-l and RUT in Ada County,
4, West: Single-family homes, zoned Rl (Ada County)
Applications: Annexation and Zoning (with a master concept plan for the entire site), and a preliminary
plat ofthe entire site (several large lots to be re-subdivided in the future).
Overall Project Description & Subdivision Information:
1. Residential Lots: 206 (8 are mega~lots to be re-subdivided)
2. Non-residential Lots: 11 (9 are for retail/office, 1 for a library, 1 for a elementary
, school)
3. Common Lots: 16 (a future City park is also shown)
4. Gross Density: The average 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 2.54 dwelling units per acre,
Summary of Proposed Streets and/or Access: The applicant is proposing to re-route Overland Road in this
section. On the originally submitted master concept plan, there were 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, There is
one public street, and no driveways, proposed to intersect Ten Mile Road. Originally, the applicant was
proposing to construct all of the collector roadways in this development, Southern Way, Timberwood
Drive, Southridge Drive and American Frontier Drive, with the first final plat phase. There are five blocks
within the detailed phase ofthe development that use alleys. The alleys are proposed 20-feet wide within
common lots. Staifis generally supportive of the proposed street system, but would like detailed
comments from ACIID and HDR (the consultant studying the roadway system in this area) regarding the
re~align:n1'ent of Overland Road in this area before making a final recommendation on this project.
Existing Constraints and Opportunities: If approved, the developer will be extending sewer service south
of the interstate. This will open up a vast amount of property to be serviced by the City's sewer system.
Comprehensive Plan Designation: Mixed Use - Community with a Neighborhood Center designation and
Medium Density Residential
Compliance with Comprehensive Plan: Generally complies with the existing Comprehensive Plan and
Future Land Use Map, However, Staff envisions that the Map will be revised this next spring, This
project mayor may not fully comply with the anticipated Map designation for this property.
Compliance with UDC: Generally complies.
Proposed DA requirements:
History of Previous Actions:
RECEIVED
OCT 1 9 2006
City of Meridian
City Clerk Office
o'
Other: 1) We did receive a couple of letters from property owners in this area, 2) If the Commission
decides to continue this item all of the upcoming hearings are very full. I do not know where this project
will fit.
Elevations: No
Outstanding Issue(s) for Commission: This project has been re-designed to generally reflect the outcome
of the Ten Mile Interchange Charrette. However, the outcome of the Charrette has not been adopted by
the Council. Further, the implications of moving Overland Road have not been fully analyzed. Staffhas
reservations about forwarding on a favorable recommendation for this project as a whole until the ACHD
and the Council adopts addresses what is appropriate in this area for the street system and the roadway
layout of the arterials.
Staff Recommendation: Staff is recommending that the east half of this development be annexed and
platted as proposed. The west half should be annexed and zoned according to the Future Land Use Map,
as amended by the Council in 2007. NOTE: There are currently no conditions of approval in the Staff
Report. If the Commission votes to continue this item, Staff should be able to generate conditions in a
relatively quick manner. The applicant will need to submit new legal descriptions for the individual
zoning designations.
Notes:
'.
Project: Vicky Garton Rezone (RZ-06-009)
Location, size of property and existing zoning: The subject property consists of .57 acre and is located
at 435 W. Broadway Avenue, in the I-L zone,
Adjacent Land Use and Zoning:
1. North: Existing single-family residences, zoned R-15.
2. East: Existing single-family residences, zoned I-L.
3. South: Union Pacific Railroad, industrial property (Louisiana Pacific), zoned I~L.
4. West: Existing single-family residences, zoned I-L.
Applications: Rezone
Summary of Proposed Streets and/or Access: Direct lot access is provided from W. Broadway Ave.
Existing Constraints and Opportunities: Single family residences are prohibited in the I-L ZOlle,
Therefore, the existing residence is a non-conforming structure. The applicant is applying to rezone the
property so that the existing singe-family residence will be a conforming use in the zone because if the
stnicture is significantly damaged, it can not be re-built in the I-L zone.
Landscaping: None required
Comprehensive Plan Designation: Medium Density Residential
Compliance with Comprehensive Plan: Proposed R-8 zone complies with Comp, Plan designation.
Proposed DA requirements: None
History of Previous Actions: None for this property; however, City Council recently approved a rezone
from I-L to 0- T for the property located at 608 W. 3rd Street, in the general vicinity as the subject
property. That situation was similar to the subject request for rezone.
Other: Prior to rezone ordinance approval by Council, the applicant shall submit a metes and bounds
legal description and associated documents as stated under the Analysis section of the staff report that
meets the requirements of the City of Meridian and State Tax Commission,
Elevations: Yes (picture of existing house)
Outstanding Issue(s) for Commission: NOlll:
Staff Recommendation: Staff is recommending approval of the rezone request from I-L to R-8 per the
staff report.
Notes:
Project: Spurwing Patio Homes Subdivision (AZ-06-043, PP-06-045, V AR-06-020)
Location, size of property and existing zoning: The subject property is generally located north-east of
the N. Ten Mile Road/Chinden Boulevard intersection; is 20.65 acres in size; and is currently zone RR in
Ada County.
Adjacent Land Use and Zoning:
1. North: Single-family I-acre lots within Spurwing Subdivision, zoned RR (Ada
County), .
2. East: Immediately to the east, Spurwing Golf Course, zoned RR (Ada County);
further east, the proposed Knight Sky Subdivision, zoned R-4, R-15, and C-C.
3. South: Spurwing Golf Course, zoned RR (Ada County); South of Chinden, the
proposed Irvine Subdivision, zoned R-8; rural residential property, zone RUT
(Ada County).
4. West: Spurwing Golf Course, zoned RR (Ada County); further west, single-family
one-acre lots in Westwing Estates Subdivision and agricultural land, zoned
RR.
Applications: Annexation and Rezone, Preliminary Plat, & Variance (Commission is not required to
make a recommendation to City Council on the Variance).
Overall Project Description & Subdivision Information:
1. Residential Lots: 73
2. Non-residential Lots: 0
3. Total Building Lots: 73
4. Common Lots: 6
5. Other Lots: 0
6. Total Lots: 79
7. Gross Density: 3,56 dwelling units per acre
Summary of Proposed Streets and/or Access: Access to this site is currently provided hy N. Spllrwing
Way via W. Balata Court, both local public streets within SpUlWing Subdivision. An emergency access is
proposed from Chinden Boulevard at the southwest comer of the site for emergency vehicles only. Direct
lot access to Chinden Boulevard shall be prohibited except for the emergency access point approved with
this subdivision; a note shall be placed on the final plat restricting access, (lTD has not yet approved the
emergency access to Chinden; the Police Dept. is requesting the applicant provide an additional access,)
Existing Constraints and Opportunities: The location and configuration of the site is such that it will
be difficult for the applicant to provide a secondary access to the site as requested by the Police
Department since it is surrounded on the east, west, and south by golf course and there are no stub streets
or pedestrian pathways provided to the property from the existing Spurwing Subdivision to the north,
Landscaping:
1. Width of street buffer( s ): None required
2. Width ofbuffer(s) between land uses: None required
3. Percentage of site as open space and any amenities: 18% open space is proposed
including ponds and connecting streams as amenities; however, most of the open
space is inaccessible by the residents of the subdivision and the Police Department
does not approve of the lack of visibility from the street to the open space proposed
behind the residential lots,
Comprehensive Plan Designation: Medium Density Residential
'.
Compliance with Comprehensive Plan: The proposed R-8 zone generally complies with the Future
Land Use Map; however, Staff recommends that at least a portion of the property be zoned R-4 to provide
more of a transition in zoning from the existing I-acre lots on the north boundary of the subdivision (see
staff report for more detail.) The Compo Plan specifically states that "residential uses north of Chinden
and within a 1f4 mile or less from the rim should have lot sizes ranging from ~ - 1 acre. ensuring
compatibility with Spurwing Country Club to the east. Use of transitional lot sizes & clustering of smaller
lots adiacent to the non-residential and rim property is encouraged." Staff is not recommending approval
of the annexation & preliminary plat as submitted,
Compliance with UDe: All lots shown on the proposed plat conform to the minimum dimensional
standards of the R-8 zone, A Variance is being requested to exceed the maximum block length allowed in
a residential district.
Proposed DA requirements: None; Staff is recommending denial.
History of Previous Actions: The subject property is currently platted in Ada County as Lot 3, Block 1,
ofSpurwing Subdivision and also contains portions of Lots 2 and 4 of the same subdivision. NOTE: A
Property Boundary Adjustment is currently in process at Ada County that will adjust the boundaries of
these lots as shown on the proposed plat and described with the annexation application,
Other: A Variance is being requested to exceed the maximwn block length allowed in a
residential district.
Elevations: None
Staff Recommendation: Staff recommends denial of the subject applications, (The Commission is not
required to make a recommendation on the Variance request.)
Notes:
Project: ~ ~() \):aa.,.; ~ L- 'DUx '~
Location, size of property and existing zoning: A Conditional Use Permit for a 5,200 square foot retail
building with a drive-through window. The proposed building will be located on the north side of
Overland Road, approximately 400 feet west of the Eagle Road / Overland Road intersection on Lot 4,
Block 1, of the Dorado Subdivision.
Adjacent Land Use and Zoning:
1, North: Grandview Marketplace Retail Building 1 (Dorado Subdivision), zoned C-G
2. West: Commercial (Dorado Subdivision), zoned C-G
3. South: Bonito Subdivision / El Dorado Business Campus, zoned C-C
4. East: Fanners & Merchants Bank (Dorado Subdivision), zoned C-G
Applications: CUP
Summary of Proposed Streets and/or Access: Access to the site will be from a right-in, right-out only
access from / to Overland Road. In addition, a right-in only access from Eagle Road has also been
approved, Eagle Road, south of 1-84, and Overland Road are under the jurisdiction of the Ada County
Highway District (ACHD). ACHD has indicated approval of accesses at these locations. Additionally, a
note on the Final Plat (Book 95, Page 11647) establishes a perpetual vehicular cross access easement that
is dedicated to all lots within the Dorado Subdivision,
Existing Constraints and Opportunities: Procurement of a CUP is required where a drive-through facility
is located within 300' of another drive-through, residential district, or an existing residence (UDC 11-4-
3.11A). Several residential properties to the west, that are currently zoned R-l, Ada County, are located
with 300' of the subject site. Additionally, the Sterling Savings Bank, Lot 6, Block 1, and Taco Bell, Lot
7, Block 1, of the Dorado have been issued Certificates of Zoning Compliance for construction of drive-
through windows also located approximately 300 feet from the proposed building,
Landscaping:
1. Width of street buffer(s): Thirty-five feet (35') oflandscape buffer required on Overland
Road, Forty-one plus feet (41 '+) of buffer provided by the applicant.
2. Width of buffers between land uses: N/A
3. Percentage oflandscaped area: 27.5% (10,799 sq. ft.)
4. Other landscaping standards: MCC 12-13-11 requires landscaping within and around
parking lots, The landscaping standards for parking lots will be applied prior to issuance
of a Certificate of Zoning Compliance permit (see Exhibit B, Conditions of Approval),
Off-Street Parking:
1. Parking spaces required: UDC 11-3C-6B establishes minimum parking standard for non-
residential uses. Within commercial districts, spaces shall be provided at one per 500
square feet of gross floor area.
2. Parking spaces proposed: 21
3. Compact spaces proposed: 0
4. Off-site parking proposed: N/A
5. Percentage of interior parking as landscaping: Prior to issuance of a Certificate of Zoning
Compliance, staff will ensure that the proposed parking lot is improved with landscaping
according to UDC requirements (see Exhibit B, Conditions of Approval),
Comprehensive Plan Designation: Commercial
Compliance with Comprehensive Plan: Yes
Compliance with UDe: Yes
DA Requirements: The subject site, Lot 4, is subject to the conditions of the development agreement for
the Dorado Subdivision. .
History of Previous Actions: In 2005, the City of Meridian approved the annexation and zoning (AZ-05-
019) of 10.9 acres to C-G (General Retail and Service Commercial) for this site, Preliminary Plat (pP-05-
024) and Conditional Use Permit (CUP-OS-031) approval for a Planned Development for Dorado
Subdivision was also granted in 2005. The PP and CUP application proposed 16 commercial lots. The
Final Plat (FP-05-057) for Dorado was approved by the City Council in 2005, The subject site, Lot 4, is
therefore subject to the conditions offmal plat.approval and the development agreement for the Dorado
Subdivision
Elevations: Yes
Outstanding Issue(s) for Commission: None
Staff Recommendation:
Staff recommends approval of the Grandview Retail Huildine B proiect (CUP-06-029)
Notes:
,Project: Cream line Park Subdivision (AZ-06-048, PP-06-050)
Location, size of property and existing zoning: The project consists of Annexation and Zoning to C-G for
8.74 acres and I-L for 24.01 acres of property currently zoned RUT in Ada County. The site is located on
the north side of Franklin Road, near the northeast comer of Franklin and Linder Roads, approximately
350 feet east of Linder Road,
Adjacent Land Use and Zoning:
1. North: Retirement Community and future Multi-family, Zoned L-O
2. East: Lumber Storage and Vacant Land, Zoned I-L
3. South: Franklin Road and Crestwood Estates Subdivision, Zoned R-4
4. West: Single-family homes and some home occupations, zoned RI (Ada County),
a daycare, zoned L~O, and vacant land zoned c~c.
Applications: Annexation and Zoning, and Preliminary Plat
Overall Project Description & Subdivision fufonnation:
1. Residential Lots: 0
2. Commercial Lots: 4
3. fudustrial Lots: 6
4. Total Lots: 10
Summary of Proposed Streets and/or Access: One public street (North West 13th) is proposed for this
project. This street is proposed in the center of the site and ends in a cul-de~sac that extends from Franklin
Road and runs north into the property for approximately 450 feet. Beyond the cul-de-sac the applicant is
proposing a 500-foot long drive aisle and cross access easement to provide access to the rest of the
property that is not directly served by the cul-de-sac. The applicant is also proposing to construct two curb
cuts that will allow for direct access from Franklin Road for Lots 2 and 10, Block 1,
Existing Constraints and Opportunities: Large site with a single public access
Landscaping: Width ofbuffer(s) between land uses: 25 feet on west property line adjacent to residences
(as proposed by staff).
Off-Street Parking: Concept plan shows ample off-street parking; the applicant will be required to
provide parking with the development of the individual lots,
Comprehensive Plan Designation: Mixed Use Community
Compliance with Comprehensive Plan: Generally Compliant (see staff report for more detail)
Compliance with UDC: Generally Compliant (see staff report for detail regarding cul-de-sac length)
Proposed DA requirements: Restriction of uses along western property line and use restrictions as
imposed by the Fire Department (Haz-Mat etc.)
History of Previous Actions: A Residential Subdivision was proposed on this property in 2005, That
application was later withdrawn, primarily due to access issues.
Outstanding Issue(s) for Commission: Lack of secondary access and circulation on the north side of this
development (discussed at length in Staff Report) NOTE: The Meridian Fire Department submitted
the following condition on 10-19-06 regarding this project: "As a condition of approval, that we
request that the applicant provide fire department approval of any uses North of the creek with any
application for a CZC."
Staff Recommendation: Staff is recommending approval of the proposed Cream line Park Subdivision
(AZ-06-048 and PP-06-050) with the conditions listed in Exhibit B of the Staff Report. Staffis
recommending that a Dublic loop road system be constmcted and add the Fire De-partment's new
condition listed above.
Notes:
!
Project: Office CPA
Location: City wide
Overall Project Description: At the City Council Review public hearing for AP-06-001, it became clear
that the intent of Resolution 04-454 is not reflected well in the approved (current) wording, Therefore,
the Planning Department is filing this text amendment to fulfill the original intent. The proposed revision
to the "Office" designation description is as follows:
Office. This designation will provide opportunities for low-impact business areas. These would include'
offices, technology and resource centers; ancillary commercial uses may be considered (particularly
within research and development centers or technological parks), Additionall.."" as noted in the
Residential disfricts section of the C8f1~tJr-ohensive PlEIn, light offices UrSes mav be appropriate in limit-od
cir-cumst$1CCS and at tho discretion a/the Citv Council, (June 2006 printing Chapter VI/page 106.]
The original purPose of this last sentence was to indicate that some office uses were appropriate in the
Residential designation, That infonnation is accurately conveyed in the Residential discussion and should
not be included in the Office description.
Outstanding Issue(s) for Commission: None,
Staff Recommendation: Approval as noted above.
Notes:
ITEM NO.
13
July 17, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT James L. Jewett
AZ 06-031
July 20, 2006
REQUEST Public Hearing - Annexation & Zoning of 290,87 acres from RUT to R-8 (115,91 acres), R-4
(62.92 acres), TN-R (51,36 acres), TN-C (34,65 acres) & R-2 (26,02 acres) zones for South Ridge
Subdivision - south side of Overland Road between Linder Road and Ten Mile Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See Attached Staff Report
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
O{lYV-e. ~t~
~ q /o-1+Y
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
See Attached Comments
See Attached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See Attached Affidavit of Sign Posting
Contacted: P J,.:P Ykn Date: 7(tc; lex;" Phone: 93 Cf - Y<>c; I
Emailed: ~Jan~rOl1pl';c.. . COf\1 Staff Initials: LJI!!...
Materials presented at public meetings shall become property of the City of Meridian,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
STAFF REPORT
TO:
FROM:
Hearing Date: 7/20/2006
Planning & Zoning Commission
C. Caleb Hood, Current Planning Manager
Meridian Planning Department
208-884-5533
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SUBJECT:
South Ridge Subdivision
AZ-06-031
Annexation and Zoning of 290,87 acres from RUT (Ada County) to R-8
(Medium Density Residential)(115,91 acres), R-4 (Medium Low-Density
Residential)(62,92 acres), R-2 (Low Density Residential)(26.02 acres), TN-R
(Traditional Neighborhood Residential)(51.36 acres), and TN-C (Traditional
Neighborhood Center)(34,65 acres).
---"'-.............-----.
----~
'-....,..-..-----:....~-------.~~------- ~-- ---.~----...-..-~
PP-06-031
Preliminary Plat approval of 233 lots consisting of 206 residential lots, 11
commercial/other lots, and 16 common/open space lots in the proposed R-8,
R-4, R-2, TN-R and TN-C zones.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, James L. Jewett, has applied for Annexation and Zoning of290,87 acres to R-8, R-
4, R-2, TN-C, and TN-R, and Preliminary Plat approval of 206 residential lots, 11
commercial/other building lots, and 16 common lots. Of the 206 residential lots, 8 are "mega"
lots that are going to be re-platted, Of the 11 commercial/other 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, 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 plat, the
applicant is proposing to construct collector streets from Overland Road, Ten Mile Road and
Linder Road through the site. Staff has analyzed the master concept plan and the 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 humes 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 the requested applications. Because this
development is so large and is requesting some changes be made. and because staff has not
received written comments from ACHD vet, staff recommends that the Commission hold the
hearing on this proiect on Julv 20. 2006 and discuss the overall concept plan, At the public
hearing. staff recommends that the Commission provide staff and the applicant direction
regarding the staff-recommended changes and clarifications called for in the Analvsis section of
this report, Staff further recommends that the Commission continue the public for approximatelv
30 davs to allow staff and the applicant time to receive and incorporate ACHD's comments and
South Ridge Subdivision AZ-06-031/PP-06-031
PAGEl
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
conditions. and the Conunission's comments. into a revised Staff Report and Preliminary
Plat/Conceot Plan,
3. PROPOSED MOTIONS (to be considered after the public hearing)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-031 and PP-06-031 as presented during the hearing on July
20, 2006, for the following reasons: (you should state specific reasons for denial of the
annexation and/or plat.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
AZ-06-031 and PP-06-031 to the hearing date of (insert continued hearing date here) for the
following reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
South side of Overland Road, between Linder Road and Ten
Mile Road; Township 3 North, Range 1 West, Section 23
b. Owner:
James L. Jewett et. al.
1560 Carol Street
Meridian, ID 83642
c, Applicant:
James L. Jewett
1560 Carol Street
Meridian, ID 83642
d, Representatives: Phil Hull and Van BIg, The Land Group, Inc,
e, Present Zoning: RUT
f. Comprehensive Plan Designation: Mixed Use - Community with a Neighborhood Center
designation and Medium Density Residential
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 different zoning designations for the property: R-2, R-4, R-8, TN-C and TN-R.
The applicant has concurrently requested detailed preliminary plat approval for 187 buildable
single-family lots, 8 "mega" lots, 9 commercial lots, 1 elementary school lot, 1 public library
lot, and 16 common/open space lots. As part of the development request, the applicant is
proposing to plat eight "mega" lots that are to be re-platted in the future. All of the proposed
lots conform to the dimensional standards of the requested zone, The average 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 2.54 dwelling units per
acre, Approximately 13% (9,5 acres) is being set aside for open space,
1, Date of master concept plan (attached in Exhibit A):
2, Date of preliminary plat (attached in Exhibit A):
4/15/06
4/15/06
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3, Date oflandscape plan (attached in Exhibit A):
3/15/06
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 residential lot 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 aIUlexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter,
b, The subject application will in fact constitute a preliminary plat as determined by City
Ordinance, By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter,
c, Newspaper notifications published on: July 3 and 17, 2006
d, Radius notices mailed to properties within 300 feet on: June 23, 2006
e, Applicant posted notice on site by: July 10, 2006
6. LAND USE
a, Existing Land Use(s): There are existing homes and some out buildings on this site, A
m~ority ofthe subject property is currently being used for agricultural purposes.
b. Description of Character of Surrounding Area: There are one and five-acre lots in Val
Vista, Ariel Estates and Aspen Cove subdivisions to the south, The recently approved Bear
Creek West Subdivision is east of this 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: Sing1e- family residential and agriculture on large parcels, zoned RUT (Ada
County)
2, East: Recently approved Bear Creek West Subdivision, zoned R-8
3. South: Single.family homes in Val Vista, Ariel Estates and Aspen Cove
Subdivisions, zoned R-1 and RUT in Ada County,
4, West: Single-family homes, zoned Rl (Ada County)
d. History of Previous Actions: None,
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property will sewer to the Black Cat Trunk which is
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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.
2, Floodplain: N/A
3, 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 cro~~ the subject site should be piped (see Exhibit B),
4. Hazards: Staff is not aware of any hazards associated with this property.
5. Proposed and Existing Zoning:
TN-R, and TN-C,
6, Size of Property: 290.87 acres
f, Subdivision Plat Information:
1, Residential Lots: 195 (187 single-family lots, 8 "mega" lots to be re-platted)
2, Non-residential Lots: 11 (9 corrunerciallots, 1 school lot, 1 public library lot)
Existing RUT (Ada County) to R-8, R-4, R-2,
3. Total Building Lots: 198
4, Common Lots: 16
5. Other Lots: 0
6, Total Lots: 222
7. Gross Density: 2.54 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 an entryway corridor, A 35-foot wide street buffer
is required along a majority of Overland Road and all ofTen Mile Road in this area,
(UDC ll-2B-3 & UDC ll.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 ll-2D.2), Street buffers are not required
adjacent to the other internal 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; 9.46 acres (including
street buffers) is being set aside for open space, At the public hearing, staff would like
the applicant to clarify how much open space is anticipated in this development as a
whole, UDC ll-3G-3Al requires common open space and site amenities for
developments of five acres or more. UDC ll-3G-3A2 requires one additional site
amenity for each additional 20 acres of development area, The UDC requires 14
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J UL Y 20, 2006
amenities for this development overall. Please see Section 10 below for more
information.
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
shade tree per 8,000 square feet (UDC ll-3G-3E2).
h, Amenities: Club house (future), tot lot (future), pool (future), open space/parks, drain,
pathways,
1. Off-Street Parking: UDC 11-3C-6A requires single-family detached dwellings and
townhouses with more than 1 bedroom to have 2 enclosed parking spaces (a garage) and a 20'
x 20' parking pad in front of each garage, In all commercial districts, UDC 11-3C-6,B
requires one off-street vehicle parking space for every 500 square feet of gross floor area.
J. Summary of Proposed Streets and/or Access: On the submitted master concept plan, there are
several public streets and driveways proposed to the adjacenl arlt:riaI streets. There are two
public street intersections proposed with Linder Road, There are four public street
intersections and one driveway proposed with Overland Road, There is one public street, and
no driveways, proposed to intersect Ten Mile Road, The applicant is proposing to construct all
of the collector roadways in this development, Southern Way, Timberwood Drive, Southridge
Drive and American Frontier Drive, with the first final plat phase, The internal public streets
are all proposed with a 50-foot right-of-way, There are five blocks within the detailed phase of
the development that use alleys, The alleys are proposed 20- feet wide within common lots.
Staff is generally supportive of the proposed street system, but believes that ACHD will
require some of the street sections adjacent to the commercial lots to be constructed as a
local/commercial street, with a wider right-of-way, Also, staff has some concerns with the
detached sidewalks and the associated easements adjacent to the streets in the TN-R portion of
this project (see Section 10 below), NOTE: Staff has not received comments on this proiect
from ACHD, Because this is such a large proiect. staff recommends that the Commission
delav forwardinll on a recommendation to the Citv Council without first reviewing ACHD's
comments and conditions regardinll this proiect.
7. COMMENTS MEETING
On June 30, 2006, a joint agency and department~ meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company, Staffhas included comments, conditions and recommended actions in
Exhibit B below,
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use - Community" and "Medium Density Residential" on the
Comprehensive Plan Future Land Use Map, On the Map, 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 either side. The proposed development and zoning reflect more of the mixed uses at the
Linder Road/Overland Road intersection, and along the Overland Road frontage, Even though the
proposed development does not exactly depict land uses as envisioned with the map, staff
believes that the proposed zoning and development complies with the intent and general land uses
envisioned with the Map and the Comprehensive Plan,
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 parts of the City where innovative and flexible
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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 187 buildable single-family lots for a gross density of 2.54 dwelling units/acre. Although
the overall density is at 2.54 dwelling units per acre, there is a large area of the plat that is being
set aside for commercial uses, a school, 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, 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 proposed development (staff analysis in italics):
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the subject property (staff analysis in italics below policy):
. Require that development projects have planned for the provision of all public sl;;rvicl;;s,
(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 service will not change,
. The subject lands are currently serviced by the Meridian School District #2, This
service will not change,
. The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department/United Water, the
Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
Chapter IV, Goal I, Objective A, Action 6 . Permit new commercial developments only where
urban services can be reasonably provided at the time of [mal approval and development is
contiguous to the City,
This development is currently not serviceable by gravity means, Permanent sewer service for this
development will be via 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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 M Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions,
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient,
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street cOImections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The applicant is proposing to provide one stub street to the south, to a 5-acre parcel in Val Vista
Subdivision. Stub streets, and half street sections, are prupused 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, Staff is 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, 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 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, Actiun 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity,
See analysis above,
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties,
Prior to construction, fencing should be constructed around the perimeter of this site,
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
On the submitted master 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. 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.
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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, Except for the public library, the subject application does not propose any other spec#fic
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 generally
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,
Chapter VII, Goal I, Objective D, Action 8 - Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities,
Staffrecognizes that there are some existing low density residential land uses adjacent to, and
surrounded by, this property, Staff believes that the locations of the proposed zones and the lot
layout are generally appropriate as the larger lots will primarily be on the 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 rural parcels and the proposed urban development.
Staff recommends that the Commission and Council rely on any written or verbal testimony
provided from neighbors when determining the most appropriate zoning designation for this
property,
Staff also fmds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
.
"The capacity of arterial. , ,roadways can be greatly diminished by excessive driveway
connections to the roadways, The City should cooperate with 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 access points on to arterial streets," (Chapter VI, page 79)
.
Staff believes that the proposed density and zoning for this property is generally appropriate (see
Analysis below 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 #f 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 pennitted uses in the R-2, R-4 and R-8 zoning districts. Meridian City
Code (Table 11-2D-1) lists multi-family developments, retail stores, public/quasi-public uses
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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 ll-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 ofthe residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan, Connection to
the City of Meridian water and sewer systems is a requirement for all residential districts,
Residential districts are distinguished by the allowable density of dwelling units per acre
and corresponding housing types that can be accommodated within the density range,
TN-C: The purpose of the TN-C District is to serve as the focal point ofa 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 open spaces 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 conventional 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, TN-C and TN-R zones
established in the UDC. No dimensional modifications are being requested for the proposed
development.
10. ANALYSIS
a, Analysis of Facts Leading to Staff Recommendation:
1, Annexation and Zoning Application: Based on the Comprehensive Plan and the
Future Land Use Map, staff believes that the requested zones are appropriate for this
property. Please see Exhibit D for detailed analysis of the required facts and [mdings
for the annexation and zoning ofthis property,
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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,
Special Considerations:
Master Concept Plan: The applicant has submitted a master concept plan for how the
290 acres will by-and-Iarge be developed. Staffis 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, staff 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 IN.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 IN-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.
PhasinlZ Plan: The applicant anticipates constructing the subdivision 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
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 IO-foot wide multi-use pathwav be
constructed from Linder Road to Overland Road (near the Ten Mile Road
intersection), NOTE: The location of the multi-use pathwav. from Linder Road to Ten
Mile Road. is shown on the Future Land Use Map to parallel the Ridenbaugh Canal.
Except for adiacent to block 3. neither the preliminary plat, the concept plan. nor the
landscape plan shows the multi-use pathwav. Staff recommends that the concept plan
be amended to reflect the location of the pathwav as required above (from Linder
Road to Ten Mile Road. lZenerallv along the Ridenbaugh Canal),
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 this 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 (the existing home(s) that is not a part of the development that is
currently using the private lane may continue to do so until they apply for annexation
and develop within the City),
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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 on the north side of the
Ridenbaugh Canal, adjacent to block 3 only, Staff is generally supportive of the
location of the pathway, but believes the entire pathway should be constructed with
the fIrst phase of the development (see Phasing Plan above), Also, staff believes that
the pathway should terminate at the intersection of Ten Mile Road and Overland
Road, 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 not proposing to constmct a City Park on
this site, There are not many other parcels in this area that are large enough to
accommodate the 7 -acre minimum park size required by the Parks Department for a
City Park. Therefore, staff recommends that the Commission detennine whether or not
it is in the Citv's best interest to annex this orooerty without the provision for a city
oark.
Amenities: The submitted concept master plan does not shown many amenities for this
development. 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, RA and R-8
zoned areas, Staff recommends that the applicant address the future amenities for this
development and that the Commission and Council decide if the oroposed amenities
are sufficient for a development of this size (olease see Section 10 below for more
analysis),
Develooment Agreement: UDC 11-5B-3D2 and Idaho Code S 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 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 Citv Attornev. Bill Narv. at 888-4433 to initiate this orocess. Staff recommends
that the Commission and Council direct the City's Legal Department to draft a
development agreement for South Ridge 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
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
on Overland Road and Linder Road, be subject to Design Review approval;
that all 1N~C zoned lots contain structures that are at least two~stories tall;
and that all commercial buildings in the 1N~C zone be located between the a
public street and the parking lot (as shown on the master concept plan),
3, That all1N~R zoned lots and uses will comply with the recently adopted TN~
R standards adopted in the UDC (see Ordinance# 06~1241); that the 1N~R
zoned area along Overland Road will include: at least 20 mu1ti~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 1N~C zoned property to the west shall be provided.
4, 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 permit submittal),
5, 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),
6, That the applicant will be responsible for all costs associated with the sewer
and water service extension,
7. 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,
8, That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified Development
Code.
9, 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 three public
street accesses, and up to two driveways, to Overland Road will be allowed
on this site (as allowed by ACHD); 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 (as allowed by ACHD),
10. That cross access/ingress~egress will be provided across Lot I, Block 2, to
Parcel #S1223110500,
11. That the applicant agrees to release any interest the subject properties may
have in Windy Ridge Lane and/or Old Thorn Lane,
12. That the applicant agrees to construct continuous public streets from Ten
Mile Road, Overland Road and Linder Road, that connect with each other as
part of the first final plat, as proposed,
13. That all "mega" lots shown on the master concept plan will be recorded, and
then re~submitted for "detailed" preliminary and [mal plat approval by the
City; that until such time as the "mega" lots are re~platted no building
permits will be issued on those lots.
14, That any future buildable lot shall not be encumbered by the existing
Northwest Pipeline easement that bisects this property,
15, 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, mc"
dated 4~15~06, sheet PLR1.0; and that all landscape street buffers will be
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
constructed in accordance with the UDC provisions in effect at the time of
development.
16. That all internal landscaping shall be installed as each phase fma1 plats, prior
to occupancy of any structures within each phase,
17, That the applicant agrees to plat a public library lot and an elementary school
lot with the first phase of development.
18. 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 north side of the Ridenbaugh Canal, from Linder Road to
Overland Road (terminating at the Ten Mile Road/Overland Road
intersection) .
19, 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 commercial uses on Overland Road,
20, That the applicant agrees to provide at least the following amenities on this
site: a community clubhouse, pool area, and tot lot on Lot 66, Block 3; and
any other amenities required by the Commission and/or Council at the
public hearings.
21, 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.
22. 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.
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,
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
be revised to show how much of an impact the detached sidewalk will have on the
proposed TN-R lots. bv deoictin!Z the sidewalk easement on the plat.
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 alleys shall have a minimum
oftwo lights along the alley, All TN-R standards should be complied with,
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
Alleys: The applicant is proposing alleys within five blocks of the 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. The entire
alley in Block 3. is not visible from a public street. Therefore. staff recommends that
Block 3 be redesigned, 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 proposed on the preliminary plat (as
allowed by ACHD). A note should be placed on the face of the final plat stating this
restriction,
Amenities/Open Soace: UDC 11-3G-3A1 requires common open space and site
amenities for developments of five acres or more, UDC 11 ~3G-3A2 requires 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 9,5 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, make up a majority of the useable open
space/amenities for this phase of the development. A vast majority 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 recommends that the applicant
clarify. at the oublic hearin!!. what type of amenity(ies). if any. are proposed near the
oarkin!! lot in Lot 5. Staff further recommends that the applicant state how many acres
are within the detailed area of the submitted preliminary plat. and that the Commission
and Council determine if the ooen space and amenities proposed for this development
complv with UDC 11~3G-3A2.
Because no improved open space park area of any substantial size is proposed for a
development with 187 future dwellings, staff is recommending, through the DA, that
the 10-foot wide multi-use pathway along the Ridenbaugh Canal be constructed with
the first phase (see Armexation Analysis above).
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 this irrigation drain open through
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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-pathslPedestrian Connections: The applicant is proposing to construct one
micro~path on Lot 50, 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 multiwuse 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 Wav. near Southridl!e Drive. that connects with the future multi-use
pathwav, 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 complv with the pedestrian-oriented statement listed above.
staff recommends that a micro-path be constructed between Lot 4. Block 3. and the
future multi-familv units in the mel!a Lot 23. Block 3. The proposed micro-path on
Lot 50, Block 3, and all other micro-paths in the development, should be constructed
in accordance with UDC ll-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 50, 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 10-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 safetv purposes. staff recommends that
the applicant be required to maintain a 5-foot wide landscape buffer along the lO~foot
wide multi-use pathwav,
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 15
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
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, mc" 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 adiacent to the arterial streets be platted
with the fIrst [mal plat. UDC ll-3B-7C2 requires all residential street buffers to be on
a common lot and all commercial and other nonresidential street buffers to be on a
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
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 the eastern boundary of the TN-R
zoned lots. a 35-foot wide landscape buffer should be platted (adiacent to the TN-
C lots said buffer may be in an easement. adiacent to the TN-R lots. the
landscape buffer should be within a lot.)
. Along Linder Road. a 25-foot wide landscape buffer should be platted (adiacent
to the TN-C lots said buffer may be within a landscape easement. adiacent to the
TN-R. R-8 and R-410ts. the landscape buffer should be in a 101(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,
South Ridge Subdivision AZ-06~031fPP-06-031
PAGE 16
The landscape plan prepared by The Land Group, Inc., on 3-15-06, labeled Sheets
Ll.OO, L1.01, Ll.02, Ll.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 ofthe 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; 9,5 acres (13%) of common
open space, a micro-path on Lot 50, Block 3; a micro-path between Lots 43
and 45, Block 3; a micro-path between the future multi-family units on Lot
23, Block 3 and Lot 4, Block 3; and a micro-path between the 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 Road/Ten
Mile Road intersection, 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
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
[mal plat application(s).
Fencin.Q;: The applicant is proposing to construct a six-foot vinyl fence along Linder
Road; no other perimeter fencing is approved, A 6-foot tall black chain-link fence is
proposed adjacent to the multi-use pathway, Fencing is not proposed adiacent to the
micro-path on Lot 50. Block 3, or adiacent to the other interior common spaces, ODe
11 3A-7A7a requires the developer to construct fencing adiacent to micro-paths to
distinl!llish 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
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20,2006
development (particularlv adiacent to the R-2 lots), A detailed fencing plan should be
submitted upon application of the final plat. If pennanent 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
South Ridge Home Owners' or Business Owners' Associations,
Ditches, Laterals, and Canals: Per UDC ll-3A-6 all irrigation ditches, laterals or
canals, exclusive of natural waterways, and waterways being used as amenities, that
intersect, cross or lie within the area being subdivided shall be covered
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water, The applicant should be required to use
any existing surface or well water for the primary source. If a surface or well source is
not available, the applicant shall coordinate with the entity providing water service to
allow a single-point connection to the culinary water system, If a single-point
cOImection to the City of Meridian's water line is used, the developer will be
responsible for the payment of assessments for the common areas prior to signature on
the [mal plat by the City Engineer, An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with UDC ll-3A-15 and MCC 9-1-28,
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 recommends that the Corrnnission hold the hearing on this
proiect on Julv 20. 2006 and discuss the overall concept plan and the preliminary plat. At
the public hearing. staff recommends that the Commission provide staff and the applicant
direction regarding the staff-recommended changes and clarifications called for in the
Section 10 of this report, Staff further recommends that the Commission continue the
public hearing for approximatelv 30 days to allow staff and the applicant time to receive
and incorporate ACHD's comments and conditions, and the Corrnnission's comments,
into a revised Staff Report and Preliminary Plat/Concept Plan,
11. EXHIBITS
A. Drawings
1, Master Concept Plan (dated: 4-15-06)
2, Preliminary Plat (13 pages; dated: 4-15-06)
3. Landscape Plan (5 pages; dated: 3-15-06)
B. Conditions of Approval
1. Planning Department (forthcoming)
2. Public Works Department
3, Fire Department
Suuth Ridge Subdivision AZ-06-031IPP.06-031
PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
4. Police Department
5. Parks Department
6. Sanitary Service Company
7, Ada County Highway District (forthcoming)
8, Central District Health Department
9, Settlers' Irrigation District (forthcoming)
C. Annexation and Zoning Legal Descriptions
D, Required Findings from Zoning Ordinance
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
A. Drawings
1, Master Concept Plan (dated: 4-15-06)
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Exhibit A - Page 17
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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Exhibit A - Page 18
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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Exhibit A - Page 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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 applicant shall contact the City Attorney. Bill Nary. at 888-4433 to initiate
this process,
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-031)
ForthcomiDl!
1,2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-031)
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 [mal plat application(s),
1,2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC ll-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
pennitted 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 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance,
1.2,6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2,1 Sanitary sewer service to this development is being proposed via 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 the end of 06' or early 01', However this property is currently not serviceable
and the City of Meridian does not guarantee service in the timelines established in the UDC.
2,2 No temporary or interim lift stations shall be allowed on this site.
2.3 The applicant shall be responsible to install the Black Cat Trunk through this project to the
intersection of S, Linder Road and American Frontier Drive with the first phase ofthis project.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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 ofthe 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. Ifmains 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
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.
2.1 0 Due to the topography ofthis site, this property will lie within two different pressure zones. The
applicant shall be responsible to install a minimum oftwo pressure reducing vaults.
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.
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 pip!;;) 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 irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to fmal plat signature on the last phase of this 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
connection to the culinary water system shall be required. If a single~point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
Exhibit B - Page 2
CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
signature on the final plat by the City Engineer.
2.16 All existing structures not meeting setbacks or the dimensional standards outlined in the UDC
shall be removed prior to signature on the fmal 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 waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with wriUt:n approval or nun-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 ofIdaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.21 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 irrigation, 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 fmal plat.
2.25 It shall be the responsibility ofthe 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 compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.27 Applicant shall be responsible for application and compliance with any Section 404 Permitting
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.
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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 ofthe crawl spaces of homes is at least I-foot above.
2.31 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25.feet; height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
3.7 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. 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 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above fmish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
3.4 The phasing plan may require that any roadway greater than 150 feet in length that is not
provid.ed 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 of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
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
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
over 750' IFC Table DI03.4. 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 lanes and streets shall have a vertical clearance of 13 '6". This includes mature landscaping.
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 homes. The two entrances should be
separated by no less than 'l2 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' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of75,000 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.
1_1 R 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.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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
measured by an approved route around the exterior ofthe 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 be 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
Section DI05.
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. (Remotcncss Rcquircd)
3.33 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 ml) shall
be provided with two separate and approved fire apparatus access roads. Exception: Projects having
a gross building area of up to 124,000 square feet (11520 ml) 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-defined. 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.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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.
8. Central District Health Department
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.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-l 0) 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) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. Ada County Highway District
Forthcomin2
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
8.4 It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent
impact to ground water and surface water quality. The engineers and architects involved with the
design of this project should obtain current best management practices for storm water disposal
and design a storm water management system that is preventing groundwater and surface water
degradation.
9. Nampa & Meridian Irrigation District
Forthcoming
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
C. Annexation and Zoning Legal Descriptions
~~~-
II
THE LA.ND <lItOIII', INC.
May 4, 2006
Project No. 05021
Legal Description
Southridge Subdivision
290.87 acres
EXHIBIT "A"
A tract of land situated in lhe North One Half and the Northeast One Quarter of thc
Southeast One Quarter of Section 23, Township 3 North, Range 1 West, Boise Meridian,
Ada County, Idaho, described as follows: .
Commenc.ing at atbund S/R.inch steel pin monumenting the Northeast Comer of said
Section 23 on the centerline or Linder Road being the POINT OF BEGINNING.
Thence following the easterly line of said Section 23 and the centerline of said
Linder Road. South 00041'28" West a distance of639.61 feet to a found SIB-inch
steel pin;
Thence leaving said easterly line and said centerline, North 89019'41" West a
distlUlce of 199.25 feet to a fuund 518-inch litecI pin;
Thence South 00041 '26" West a distance of 250.00 feet to a point;
Thence South 89019'41" East a distance of 199.25 teet to a found S/8-inch steel
pin on said easterly line and said centerline;
Thence lbllowing said easterly line and said centerline South 00"41 '28" West a
distance of 1,741.04 feet to a point;
Thence leaving said easterly line and said centerline, North 89003'02" West a
distance of283.72 feet to a poim on the centerline of the Rldenbaugh Cnnal;
Thence following the centerlinlil of said Ridenbaugh Canal the following lillt-en
COUlSCS;
323.51 feet following the arc of a non tangent curve to the left, said curve
having a radius of 631.24 feet. a central angle of 29"21 '51 ", a chord
bearing of North 44043'07" West and a chord distance of 319.98 leet to a
point;
North 59059'27" West a distance of73. 72 fect to a point;
90.21 feet following the arc a circular curve to the left, said curve having a
radius of 120.00 feet, a central angle of 43004'24". a chord bearing of
North 81031'39" West and a chord distance of 88.1 0 teet to II point:
South 76056'09" West a distance 01'93.79 feet to a point;
83.95 feet following the arc a circular curve to the right, said curve having
a radius of 100.00 feel., a central angle of 480{)6'06", a chord bearing of
North 79000'48" West and a chord distance 0'81.51 fuct to a point:
,
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46Z f. ....em.. Do,,', ::;<<. lOll, f'.aWc, Idllho 8l(,16 .1' 2lI8,9l9,4()4.I.F 2(\tl~l9.4""~ 0 !f:Ww,rnclond",m'p),;ur"n
0,\2005\05021 \,lll...,vry\iob tllinl.b~,\Adm,.n\I'<R"I,\1 ,( d160!\IJ4t:dwlUW_G502h""""l.doc;
Exhibit C - Page I
ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
:-~ rr-.-~
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North 54'57'45" West [) distuncl: or 108.3 I fcellu a point
90.] 8 feel following the au: a circular curve to the left, said curve having (l
radius of 120.00 feet ft cenlral angle uf 43"03'30", a chord bearing or
North 76"29'30" West and a chmd distance of 88.07 teet to H point
South 81058'45" West il distaJ1Ce of380,OI I~et to a point
160.45 leet following the arc a drcular eurve to thc lell, snid eurve having
a radiwl uf ISO,nO fee!, a eClllraJ angle of61 017'12", a chOl'd bcuring of
South 51020'09" West and n chord distance of 152.91 fect tQ a point:
South 20041 '.n" West a di~lllncc of 216.91 feet tu u point;
162.75 teet Illllowing tht: I\I'e a circular curve lo the righl. slJid curve
having a rudius t)f 420.00 feet, a cenlral angle oI"J5"50'3(i", iI chord
bearing of South JR.o 36'51" West (wd it chord distance of258,4S rc~t to a
point
Souln 56"32'09" West u distance of 343.51 fcet to a point;
166.04 feet lllllowing tilC an.: It circular curve to thll righI, liaid curve'
having l\ radius of 64,63 teet, a central angle of 147"12'00", a chord
hearing ofNurth 49"51'51" Wcs[ and l\ chord distance-of 124.00 fcello 11
point:
North 2.1"44'15" East a distlln\it: llf 142.00 teet to a point;
~orth 32'06' 19" East n dislunce of219.83 teet 10 a.pdinL on the sOlllhel'ly
lioe (lfthc Nm1h One Hulfnfsaid Sed.ion 23~
Thellce leaving ~aitl centerline and following saio soulherlf line,
Norlh R9"02'56" West a distance of 712,43 teet w u Ihund SIR-inch sted pill
mOl1umcnting Ihe Centcr One Quarter of ~aid Sce\iun 23;
Thence following said !(\luthcrly lim:, NQrth 89"04'17" WCSlli dbtutlce of
1,832.U\ reel ton found 1/2.inch sleel pin:
Thellcc leaving said southerly line, North 22009'32" West a disl1.l11Ce of 520,19
feet Iu li Ibund II2-inch steel pin;
'J1lcnce NQrth 890 t 6'08" West a disumcc of 610,49 feel 10 II p(llnt on tlle weslerly
line of SOlId Scclitm23 on the l,:euterlinc of Ten. Mile R()ad;
Thence tollowhlg the weslerly line of said Section 23 and the centerlinp of ~fiid
Tt:n Mile RIIUU, Nonh 00"56'19" Eu.'1t a distance of 1,510.78 teet to a puiu\:
Thence leaving said westerly line and suid centerline. South 89003'37" .East a
distance of25.00 teet to a poinl;
Thence South 34"11'02" EaSI 11 distance or255.76 feet to a point;
Thence South 21008'47" Eust a distance tlf 141.119 feet to u point;
Thence South 21"46'52" East a distuncct1f332.62 tt.'et to a point:
Thence :-.lorth 0] Q24'08" East a distance of U 1.80 fcellu a point;
Thence Nmth OSQ20'23" East a distunce 000 L34 leeL to a pOInt;
ThctlceNnrth lYIO'43" East adiillmtce ofI3R.6.~ (celLO a pollll;
Thence Nnrth 26"'09'07" West a disllmce of33tl,77 I~et to El poiut:
,
2
l..-dt.rapf' A~bilc(IMf7 f'\ fi1~ fi)(mui-iQ! II eiM'RW1Jl.wnJJ,J: . < ~P!lL'D#1'.rt h~iffJM" & ~'t.V.Ntn<< .. r;ttiflk, C'lfIlNJnNltji~.th~ln
462 h i'OhOle l.l",~. :41<. 100. \!;tv., il.l.b" llV, \6' I' 208.919...1').1 J F ~I$.'H') 440'15 · ~:~l1cLuJ.JW\'\lI".nf"n<l'::;.
C.\liJl.5\tlSft!' ",1g. ,u"'CY\J'~l ,,,,,,,lx-,\Admin\ r J"g"l,,\ r.r..J/f.o5(~I"d""fiJ.~O.~)21 ",ac..!.'.!..!'
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~~ !F..~
~ ~-""
.~~"'.
~
"H Ii I.>\ND G!CUlll~~ INC.
Th~ncc North l4"0I'47" West a dislHncc of2TL94 teet to a pi:.lint;
Thence North 13ull'58" but u distance (If f h(j,:'1 teet to <I point:
Thence KllrtJl 3T'OO'Il)" East Ii distance 01" 149.62 t'Cet to Ii poill11.in the nOTllwrly
line or said Sccti~m 23 and the centerline of Overland Road;
f'hence following the 11Mtherly I.ine of said Section 23 and the centerline or said
Over/and Roud, South 89" 15'27" Ea.'!1 a distance of I,U24.45 feet to a lhund SiX-
inch sted piulllonumenting the West One Sixteenth COllIer nfsaid SCl:llon 23
und Scdinn 14, Tllwnship 3 Nnrth. Rang,", I West. lloiHt: Meridian:
Thence Ji1llo\villg said northerly line and suid centerline, South INO 14'25" L::rd:t a
distance of 1.326.15 feclto II lilUnd bmss ~ap monwm.'TILing the l\ (lrth One
Quarter of said Section 23;
rht:ncc following said nmthcrly line af1d said centerline. Smllh 89019'41 " E;~sln
distam:c of 605.41 feeL tn II point:
Thence leaving said nnrtherly line and said centerline. South (}(}oJ8'4lj" '''iCSl Q
distance of 888.62 reel to a found 5lR-inch sted pin;
thence South 89" 19'29" East a distance 01" 2511,OO fect to II round 5!8~inch stcL,1
pill;
Thence North nO"JW49" East a dislance of 888.64 l\:let to a point Oil said northerly
line and said centerline;
l'hcncc ['ollowil\g >;aill northerly line ulld said centerline. South 89"1 Y'4 J " Fast 11
dis.Lanl:e of 1.746.J2 teet thc I'Oll\T 01' BEGIN'llNG.
The nbove.describcd lruet of land contains 297,(}3 ;il:res. more or less. subjccL 10 all
existing easement!> and rights"ol"-way_
EXCEPTING TfIEREFROM:
A tract orland situated in the Northwesl One Quarter of the Northwest One t)uarkr or
Seeti(m 23, fownship J North, Range I West, B{)i~ Meridian, Ac.ia County, lduno,
dl,}ilCribed as follo......s:
COllUncncing at a found nrasll cap monumcnling the Korthwest Corner of said Section
23. thence tilllowing the nm1hcrly line \ll':said Northwest One Quarter ofthe Northwest
One Quarter. South 89015'27" East a distance of I. J 25.68 feet to a poinL;
Thence leaving said northerly line, Snuth 0()"44'33" West u distwlcC 0096.34 teet to OJ
point on the centerline ufthe Ridenbuugh Canul heing the POINT OF BEGINNIN<i.
Thence luJlowing the cL"Ilterlinc of.said Ridcnbaugh Canal the following two
courses;
South 73"37'50" East 11 distance of 153,OJ led 10 u point:
,
J..,,,dd'f'i ArdJlf*:'INrr . .ri/~ Ph"'Jfi~~ .. (~I EIIJilfu"i".'(. (:1(.1/( ,:"1m:1" Jn~JJI/J"" ..:.~ H~.(i...i\tfiflg" r;rupht.- (,t'1fllltN1U)lii~"1/iiJJ
~lb2 E, SJu,Ire Dri\'(\ Sir.: lOU.l;lI~ltf\ l,bhr'I':i~(llfJ _II 20f.L9.V:1.#l41 t: 2UM~;W.i\,{W5. m.t~Jw.l.J\l}tlq..:.;SJ'j!1~
t.,:\2(J(J,l)\(jl)f"):!.) \tJr..~ N~Jr"'(..'Y\:nh 1\I,.l:l!"ul..l~;!.\l\~cmin\J .q~ar~\ I I ._IXi{}5()4edw:.ln,h;~I)'}(rll :H'11U.:1J.J,X;
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
....'lIl--'..-
...~ !<,-:~
~.~ -..
~
I!.~
TIU; L~,'l" GROlII.. II'I:.
South 6]048'13" Ea~t a dislam:c of 58.44 rc~t to a point on the e.lst<:'ely line
of said Northwest One Quarter () C lhe Nurthwest One QU<U1cr ;
Thence Leaving said centerline and following said easterly Line,
South Ooo47'2S" West a distance of g5434 feel to a ruund Sill-inch _~lccl pin
monul11enting the Southeast Comer 01" said Northwest One Quarter of the
Northwest One Quarter;
Thence leaving said ca..'5tcrly line and J"ol.lowing the southerly lin\: of said
~orthwest One Quarter or the Northwest One <)uarler, Nonh 89"09'38" We~r a
distance of 450.00 feet to a point;
Thence Lcaving said southerly line, North OO"46'4r East a distance or 302.1 K J~ct
to u l)Oinl;
Thencl' North 65~J9'49" East II distance Ill' 276.09 fcellO a pi1int;
Thence North 00"46'43" ElIsl u distance of500.71 H::el to the POI:-lT OF
ilEGINNING.
The abllve-descl;bed tract of land contains 6.16 ill.TCS. more or less. sl!bjectlo all exbling
eil.o;enwntll nnd rights~ur'WRY.
Tbe ultal area or said parcel contains 290.87 acres, more or less, sll~jcct 10 nil existing
caSements lind rights-of-way.
Prepared By: TIlE LAND GROUP, INC.
462 h. SHORR ORIVE, SUITE 100
HAOLE, IDAHO 83616
2()R.!)39-4041
208-939-4445 (FAX)
J~~'jAJ.L_~"
JUN n
MH~tOiAN rUBl.lC
WORI<SOEPT.
,
-l
1411&"~;.'J}1f, 1,./v./td~n ~ Jill Ph"",II!. . (."itil E:.1f..;.WUffllt~ . C;a!f.( ..;l(t.J~ Im:~JliJ}f I?;'" ljiltlM/tri/!{t. .I.;r~,*'},kil.' Cil~m~Klfl'!iltrm
462 F. Sf..."" n,iv<, Slc. \Ut). L"y)e. Id,f>"tio616 .1' ~\ltl ~)"..>r"n i' ~I)R,?3'J.l'115 . "/!:Jo\'1ulJdmJd14',f.!i 1j!!.L> ' "\"r
Ci:\2_u li\05:0~1 \tlg ~~UVt}'\lnh UUlubcr\ .\dl'"fllu.d..eWlh:'. 1..1. .U60.~IH('U:w~h....f}I,021 :tUBt'):,! ~k~
Exhibit C - Page 4
CITY OF MERIDiAN PLANNING DEPARTMENT STAPF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~~~
i:iIj
It~
nUl J.AND GR0111', INC,
April 10, 2006
Project No. O,S021
Logal Description
SQulhridge Subdivision
Annexation and reZOlle 1(, TN-C
34,65 acres
EXHIBIT",4 ..
PARCEL "Aft
I
A tract of land lor Rnnexation Rnd rezone purposes situated in the North One 1I111f (lflhe
Northeasl One Quarter of Section 23, Township 3 NOr1h, Range 1 West, Boise Meridilln. Ada
County', Idaho, descrll>cd as follows:
Commencing at a found ~/B-jnch steel pil'llnOl'lUl1lenting the NQrtllclISI Corner Ill' said Seclh>l1 23
on the centerline of Linder Road being the POINT Of BEGINNING;
Thence follolNing th" easterly line ofuid Section 2) and Ihe centerline of said Linder
Road, South 00"41 '28D We-'it a distance of 639.61 feel to a found Sl8-inch sleell'ln, from
which 0. found Sl8-inch steel pin mommlenting the F..asl Ottc QUllrter of SRid Section 23
bears South OO~41 '28" West II distance 0(2011..06 feet;
Thenu leaving snid easterly line and $I\id centerline. North 89~ 19'41" Wesla distance of
199.25 feel to 8 found 518.inch sleel pin;
Thence Soulh 00"41 '26" Wsst a distance of 224.62 feci 10 II point;
Thence North 62"09'27" West R dislf1llCe Qf379.49 fcello II poinl;
Thence North 49"'6'00' WCIiIIl dislam:e ofJ43.92 feet IQ II point;
Thence North 56".14'44" West II distance of 50.06 feet IQ a point;
Thence North 47"3 1'10. West 8 distance 0014.73 foot 10 II point;
Thence South 40"O)''s4" West a distance of I 19.46 l'QC.1t 10 a poiut;
Thence South 59"25'54" West II distance 0(3&.14 feet to a point;
1ltenco Soulh 54"39'27. West II dlstlUlcCl of 50.00 feel to n pol1Jl:
Thence 83:12 feet following 100 arc Clf II non t!lngen! curve to the right, said curve IInvlng
II rlldius of 135.79 rllct,llccntrllll\ngleonS"19'IS", II chord bearillg of
South 01"12'25" West and n chord dlGtllllce ofll2.40 fftt to a point;
Thence South 18"52'04" West a distance of 13.05 fcetto II point:
Theooe 37.33 feet following the arc II circulAr cum 10 tho rJaht, said eurve haVing n
radiua of 100.00 feet, II. central angle of21 "23'09", a chard bearing of
South 29Q33'39" West and (I ch(lfd distance of 31.11 fect to II. point:
Thence North 49"44'47" WC$1 a distance of 2S.oo fc:et to ft point;
TIlllnce 298.92 feet following the are of a non tangent curve 10 lhc Jell, said clI1\1chavillg
a ralJiu5 of 650.00 feCI, II. cenlral angle of26"20'51", a chord bcarhlg (1f
North 50"37'40" West and a chord distance of 296.29 to n point;
Thence Norlh 63"48'09" West II dislance of 138.34 fcello n point;
I
I
,
I
I~ Art6lItflhlt . Silt PI""",,,,, '" O,J 1;1"li'"""<< " co{ C.",... J .;.. .,. Ii",,,,,,,",, "C,..". Qiw",lmimfi."
.112 It SlI<.", \),.y~, !\w. lOO,l'..gle, "'.n.. lIl616. P 2llll.~~?,,1(Ml1' wa.9J9A~45' !'!IO",d"'M"'t,rr~IUlll:.>Q/J1
0:\2IOOS\0,021 \dll $'.....y\jr>b ''''mbtt\A"",in\I''Il''I.\11._OIoll4 lo.d_nlo. .OSOZI 111;( fCX<,,,",,k><
Exhibit C - Page 5
CITY OF MERIDiAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~~~
--
-"
1'1I1l r.ANO IlROUP, 11"1(;.
Thence 5].87 ftet following Ihe nre n circulllr curve 10 Ihe right, said curve having 11
rIUlius of 100,00 feel, a CC1l1rlll lingle of29"43'11 ", II ckord bearin{!,ofNor!h 43056'34"
We~t !lnd a ehotd distance 01' 51-29 fect tOll point;
Thence 18.25 feel followIng: the IIrc ora compound curve 10 the righi, snid curve havilll; II
rlldius oDO.OO feel, a central angle 004051'00", a cbord bearing of North 16039'28"
West and II chord dlslance of 17.97 feet 10 II POllll;
Thence North 00046'02" Enst 8 dill1auee of 35.00 feet 10 a poinl;
Thence North 89013'58" W~t II distance of 15 i .92 feet to a pOint;
Thence Norlli 00.33'49" IIDsI a distance III' 222.07 feet 10 B poinl on the northerly ([ncaf
said Section '23 lInd the ccnterlille of Overland Road;
Thence following Ihe northerly line of sllid Section 23 and the eelll~rlinc ofsllid Ovcrhmd
Road, Soutb 119"'10'41" MilIa dislance (II" 1,746.32 fecI t~ the .
POINT OF BEGINNING.
I
The above-<le5cribed Iruct of lAnd C<lIItains 20.5 I acre", more or less, subjeclto oil exiSI illg
ca.sements and rlghl~f-way.
TOGETHER WITH;
PARCEL "8"
A tnwt of land for annexalion and flllone purposes situated in the North Ono Halfofthc
Norlhwest One QUllrter of Section 23, Township :1 North, Range I West, Boisll Meridian. Ada
County, Idaho, described as follows;
I
Commentina at II found brass ClIp monumcllling the Northwcll!: Corn.:r of said Sect iOIl 23 on the
cenlCl'llne ofChwllUld Ro.!, then<:e following the nortberly line ofsRid Seetlon 23 l\r\d Ih"
centorllno of sAid Overlond Road, South 89"15'27" ElIsl u distance of 469.79 feel the POINT OF
BBGINNING.
Thence following said nonhcrly I1l1e I1nd SOill celllerline, Soulh 89"l5'27"ElISllt disiIulce
of &56.4\ feel 10 II found 51S.inch steel pin momn1'lenling the Wesl 01\0 Sixtecnth CorIler
ofsoid Section 23 and Section 14, Town~htp 3 North,
Rllllge I WCJt, &i$c Meridian:
Thence following said northerly line and said centerline South 8\}o14'25" EasllI distance
of 114.93 feel to a poinl;
Thence Iellvin, said northerly line and said ccnlerline, South 00048'16" West Il dislance
uf3:J2,21 feel to II point;
l1lcncc Salllt! 06"J2'34" West a dislllm:e of 99.60 fcello II polllt;
Tbtl1K11l Soulh 70020'08" East a distsncc of S.99 fcello B polnl;
Thence Soulh 1\}o39'52" West R distance 01'25.00 feel 10 a pallll:
Thence North 70.20'08" Wcst a distllllce of 323.39 fut 10 a point:
Thence 147.09 feet followhlg Ihe e.re ofa non tangellt curYe l(l the righi, said curve
having a mdl\l!> of 425.00 feel, a cenlrnl angle of 19"49'45", 1I chord benring ofSolllh
29"34'44" Wesl nnd It chord d&,tance of 146,35 [cello n 1I0111t;
Thence Soulh .:19"29'37" Wesl a dillllmer: of245.86 feel to n pClilll;
I
,
I~ AtrhI_ . Silt ~4f · Ci"'E.p-I~. ('dfC..,..,./~. 0' i:l'll"MM-u . GM/J&C""""ffljm,,;..
~621\. S.ilO<<' I)ri",,_ .'11". IOO.I!.ogl., ldohu 8:31>16. P 2118').\?4().11 II 2OII.9}9A~45 .lIlJ/W.lhp.,~I.t<"lplm;..{j}lIl
G:\:ilMl5\05021 \lIg .."".:y\jol> "',..,l,,,\.\.It,,,..\I....-goI,\LL_Ol\()~ I nnl"",,,11dlS021 tn'" "",,,,..,..100
2
I
Exhibit C - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
'" ~~
1 iii
l7 ~
'Hill LA NO Gl~O lll'. If'H;,
Thence 36.76 reet following Ihe are II circular curvc In lholeft, sald cllrve having II melitIs
of200.00 feel, II centml angle of 1 0"31'55", II chord bearing or South 34"13'39" West ul1d
II chord distance of 36.71 feet to. II point:
ThellC6 SQ\llh 2&057'4 \.. West a dilltllllce of 92.99 feet 108 poilu;
ihence 9.24 feet lbllowing the arc II circular cnrve 10 lhe len, said curve hllvillg a I'lIUhlS
of200.00 fe~t, II centnd Ingle of 02"38'50" , n chord bearing of Soulh 27"3lf' 16" Wcsl and
a chord dilu.nce of9.24 (oello a polnl in the centerline of lhe Ridcnballgh Callal:
Thence followlll& Ihe centerline of saki Ridcnoough Canal the following ~ix eourses
102.05 feet following lite are of a non langenl curve 10 rhe righi, <id curve
having II radius of75.00 feet, II cenlral Mgle pf77057'42", " chord bearing of
North 16029' 16" Wcslllud a cllOrd distllncc of 94.36 feel to a point;
North 22029'35" EllSl a dlslance of90.98 feel 10 8 point;
150.62 feel (ollowlng the lIN II circular curvc 10 lhe len. said Cllrve having 3
r~dilJs of 100.00 feel, a GenlTalllngle of86" 17'48", a chord bearing ofN(\rtl\
20039'19" West and 8 chord dislance of] 36.78 fcello a point:
Norlh 63"48'13" Welt a distance of 1 24.34 fect to Il pain I;
North 73037'50" West II distance of414.94 fcello e (lOint;
North 61044'37" West a dimu1Ce of 455.14 fcello II point;
Thence leaving said centerline, North 00"44'33" ~asl R distance of 115.5] feellu IhcPOINT OF
BEGINNING.
I
The abovlKlescribed ttat.t of IlInd oontr.ins 14.14 acre.~, Inore or less, SUbJcCllO all existing
easements IUld righI9-Uf,way.
I
Prepared By: TilE LAND GROUP, INC.
462 E. SHORE DRIVE, SUITE 100
EAGLE. IDAHO 83616
208-939-4041
203-939-4445 (FAX)
:;,~w APP,~?~
JUN 0
I
\.H.') \. ~'N Pl.:I.;
,
,..... AotIwllltllm . Silt Plm..;/lt . aw f;,w....m"-t . CofOMrJ< /.;." v~. G,.",m;rc__6ImI;,,~
.62I:lSl\"..I)fto,;,.~I<. IOO,I'.asIk, "'.00 836t6 . \' 2I\B.'J)'MIl11 .. 20M)9Jt445. ~WI:WJlPig.~WJ)l
{;;\2OO$\tI~021 \111; ourvcy\jnt, ",....b:'f\l\tlmi..\1 "ll.1.\L1._06l14 Hkd"",n.l...OWI,,1-t l'<',"",~..lnc
I
Exhibit C - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
:-~ "1"-:~
~II
I.,
--"
'I'Hp.; .~I\Nll (fkOV1'1 lfiC.
April 10,2006
Project No. 05021
Lepl Description
Soulbridgc Subdivision
Annexatlolllll1d reronlllo TN.!{
S 1.36l1ere.~
EXHIBIT ";B"
PARCEL "C"
I
A Ifact of lalw for am\eX.lllion nod relOne purposes sHuIIlcd ill Ihe Northeast Olle Q\iarlcr of the
Northwest One QUllrler, ll,ld Ine Northwest One Quarter of/he Nortlwmll One QUllrlcr of SCCtil)ll
23, Townsliip:1 North, Rallg.e 1 Wl;lst, Boiw Meridian, Ada County,ldaho, dcseribcd a~ follows:
Commencing al a found brnss cap mO'lumcnling Il1e Norlh Ol1O Quartet Comer ,)( lijIid Section 23
on the centerline of Overland Roe<i being the POINT OF BEGINNING,
Thence following the northerly line of said Section 23 lInd the cenlerline of said Overland
Road, Soulh 89"19'41" Easl R distance of 665.41 fOd to II polnl, fJOm which aSIS-inch.
steel pin-inch steel pin monllmcnling the Northeast Ccmer OfSllid Section 23 bears
South 8IJOt9'41" P..ast II distance of 1996,32 feet;
Thenco lo~!.Ving 118id northw'ly line and said centerline, South 000)8'49" WelIl a distance
of 469.66 feet to II point, .
Thence North 119'11'44" West a dlslance of 633.84 feet to a poilll;
Thencc ~()uth 00"46'02" Wll:$t a dhitellce of 15Q,7S foot \0 II point;
l'hern:c North 89013'58" West a distance ()f 74.71 feel to 11 point;
Thence 37.% feci following the IIrc a circular ClJrvo to the righI, said curve nllVinl1. il
radius of 200.00 fecI, II central angle ofl50II'59", a chord bearing of
Norl" 76"37'SS" Wesl and I chord dilllllt1ce of 87.26 feet to R poinl:
~ce North 64001'59" Wesl a dislllllCC of243.14 feet to a point;
Thence 13 J.75 feel following the arc II eirculllrcu.-vo to Ihe Ien,lIlIid curve hllving II
radius 0000.00 feet,lI central anSlo of 25009'44", n thord bearing of
North 76036'51" West and a chord distance of I3U.69 feet to a point:
Thence North 119"11'44" Wesl a disUlncc of 84.40 fCiSt to 1\ point;
ThellClI: westerly 65,113 fC1I:1 following the arc II circular curve t() the right. said cu.ve
having n radius of200.00 feet, a cenlmJ ilngle of '8"51'36". a chord bearlllg of
North 79"45'56" West and a chord di5l&nce of65,54 fe~t 10 a point;
Thtnce No.-th 19039'52" Bast II distance of 25..00 feel \Q 1\ poinl;
Thence North 70"20'08" We.~t II distallce of5,99 fMt lo a point;
Tlumco Norlh 06"32'34" East & distll~e of 99.60 feet to 11 point;
Thence Norlh 00048'16" East 11 distance of 332.2 1 feci 10 a poinl 011 snid northerly lirte
and sBid centerline:
Thence following said JIOI1hcrly line and said cenlerlille, South 89"14"25" Eastll dislullcc
of 611.22 feet to the POINT OF BEGINNING.
I
I
,
I
~ At<:Iti/ttfN'< "SiI.I'ImJ';1l! ,,".>HI E.w-',<< "GoI] C""'" Im",lIiu 0- l'!.",,,,,"," "Cf>I/Jbk C__."tIt,.
4&K Slw>ro \}rI... SIC. 100, liogl.,l~.t_)8}616' P2QU~M(Mll' 2OIl.9~9.4.I'5' ~l!llwuj)1\Il;&\!!ll
G:\:I.OO<;\IlW I \tlll "".<r\;i,b l\"mhc(\^dlll!n\I.o:wJ~\t.I__fk\0411l\,,,,,,,,,,,"'_OS02htH """"II'AI""
Exhibit C - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
:..., ~
",... 1.'~
~.
'--~
TH~ I.AND G._Olll'. INc.
Tbe abovc.:dcscflbcd trael of land conlains 14.72 ncres, mon:: en less, subjocl to 1111 existing
easements and rtghlHlf-wIIY.
TOGETHER wlm:
PARCEL "D"
A trlllCt of 10lld for llnnexnt[on 81m r~zone pUrp\l$~ situlltcd in the NOI'tnelllll One QUfltler of
Section 23, Township 3 Norlh, Range I West, Boise Merldial1. ^dll Counly, Idaho, descrilwd liS
follows:
I
Commencing ala found 5/8-inch steel pin Illonumenting Ihe NortheaSI Comer of sllid Section 23
on the centerline of Under rand, Ihenee following lhe eaSlcrly line of !;lid Seclion 23 Il11d lho
celllerline of said Linder Road, South 00-41 '211- West a dlslnncc of889,61 fcello n found 5/8.
inch Iteel pin being lhe POINT OF BEGINNING.
Thence fallowing said easterly line and said cenlerline. South OO~41 '28u WCSl a dislM'c
of425.63 fecHo II point:
'IlIence leaving said easterly line and So.Jd centerline. NQrlh 89"34'28" West II distancc of
509.80 fllello a point;
Thcmec Soulh 00"25'32" West a d15t!lllCe of 288.63 fOOl to a point;
Tllene~ 705.87 feet following the arc of 1I non langelll clIrve to lhe nahl. SlIid curvc
having A radius of740.oo foot, a central angle of 54"39'\2", II chord bellring of
North 65"44'011" Wesland II chord distancc of 679.4 1 feet 10 n poinl;
11lence 172.27 felll following UIII IIrc of 8 reverse CllrvC to the left, soid curve hllVill~ II
radius of3oo.00 feet, a centrallUl&~of 32"54'0 \", II chord beating of
North 54"51'33" Wesl llnd II chord distanc!; of 169_91 feet to a poinl;
Thence North 71"18'33" West a distance of6L94 fcello II point;
Thellce South 18"41'27" West II diste.l\CC of 11'.9.96 rcelto n point;
Thence 350.07 feellOllowing the arc II circular curve lalhe right, said curve havinJi; a
radiu. of 600.00 f!;Ct, II CCnlralllllllle of 33<>25'46", a chord bearing of
South 35"24'20" West mld I chord dislanceo[J4S.13 lOOt to II point:
Thence Soulh 52"07'13" Wesla distance (If 173.34 feet to II point;
Thence 65.69 feet following the Are {If 1\ non lDIlB~nl curve 10 the lef\, mid curve having a
,..dius of 510.00 feel, a cenlral angle of 07022'47", a chQrd bearing of
North 3401 I '23" West lllld a chord distance of65.64 (eel 10 8 JM.>inl;
Thence North 31"52'47" Wc81 a dishull.le of214,49 feet to 8 pollll;
Thence Norlll 52007'13" Basta dislaOCe 0(169.12 feet to II point;
Thence 186.71 feot follOWing lhe am II circular curve 10 IIICllefl, said curve hnving a
radius of320.oo feel, II centroll1.ngle or33~5'46". II chord bearing nr
North 35"24'20" Easl and II chord distance of 184.07 feet \0 II pOill\:
1bclWe North 180,", 1'27" Enst a dirrtllnce of 189.96 recllo a poinl;
Thence Norlh 7\"18')3U West a distance of250.00 fecI 10 a poinl;
Thence NOl1h 18041 '27" East Il dilllllnce of I 74.81 feet 10 a point;
'rhcnce Soulh 89-19'04" Easlll distlldCe (1(34.59 fect ((18 found 518-inch slcel pin;
11\e1\Ce N011h 00"38'49" EllSt a distance of 666.51 feel 10 1I pllint;
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LaNdI... ArrlJilttf.ft .. Sill pJ>llfIll"ll - 0,,;/ S-i-;'J . Go( c.",,, 1m.!,Ni<" 60 fJ'iv-ri1lK, .. "",!,bit OI_N/li""io.
~62I~ Sh"", n'i_., Stc. lOO.l~"',ldllh<, 83616 ~ I' *'>~<).4(1~11' 2OU~'>.4<t.~ .l!I.WlI'.lhdiwlIltM!~!UIi
(J:\200S\OS021 \rlll..........,.\j<>u ",,,,,"";\^,l1n~'\I.('!;'1I.\1 ,J"jlil(>-lto.dweru..JIWll" .r'"",,"".u,,<
Exhibit C - Page 9
CITY OF MERIDIAN PLANN ING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~ tT-4
iMi
-Iii!
nu; I.^NJ) GROllI'. INC.
Thenc:cSoll.h 89" 13'58" Ensl a distllnce of 151 .9i feet 10 a point;
Thence South 00046'02" West a dislanco oDS.OO fccl to a poinl;
Then<:e 18.25 feel followinfJ 100 life a ciroulllr curve tlllhe 11:1\, snid curve having II mdiu~
of30.00 fevl. iI tcnlral Ullr)e of34"51'OO",1l chort! bcnring ofSoulh 16"39'211" EllM /lnd iI
chord distance of 17,91 feet to a point: .
Thence 5 1.1l7 fect following Ute arc of II compound eurvc 10 Che Icn, SIlid curve having iI
mdius of 100.00 feel, aocutralangle. of29"43'11", II chQrd hearing of"
Soulh 48"56'34" East and . chord dilllllnce of 5 I ,29 feel tn II poinl;
Thence SmIth 6)"48'0\>" Eael. distlll~<l of I 38.34 feeT TO a point;
Thence 298,92 feel folloWing the arc 4 cireulnr C\lrVe 10 the daht, $.llld curvo having !I
radius of6S0.oo feel, n cenITal Rngle of 26"20'57", II chord bearing or
Soutb 50037'40" Hasl and Il ellorddilllllnce of.296.29 feet to a poinl:
Thence South 49"44'47" EMt a dislancc on5.00 lect to II point;
Thence 37.33 feet followinglhe arc ofa nonlangcnt curve 10 the left, said CllTVC having II
radius of 100.00 feCI, II ~ntfD.lliIlgle of 21 "23'09". n chord bearing of
Nor(h 29"33'39" Easlllnd II chord distance aD 7,11 feet to II point;
Thence Nortlt 18c52'04" East II distnnce of 13.05 fect 10 a polnl;
Thence 83.72 feet following the are of a nOIl tangent eu",e 10 the lell, sllid curvc having II
mdius of 135.79 feci, a Ctlnlrahllgle ofJSo 19'18", IIChonl btlarlng of
North 0 I 0 12'25. Hastnnd It chord dislancc of 82AO feel to II polnl;
Thence North 540)9'27" East a dllllllru::e of 50.00 feel to a poinl;
Thence North 59"25'54" Eallt. distance 008,14 rcell(l a point:
Thence North 40COI'S4" EMt a distance of 119,46 flo'Ct to II pollll;
Thence South 47"'31'10' Easlll distance of214,7) feet 10 II poinl;
Thence SouthStl"34'4"" East II distanco of 50,06 feet 10 a point;
Thence South 49016'00" But Il dislance of343.92 feet io a poinl;
Thenl1e South 62"09'27" East a distllnce of 379,49 feet to a point;
Thellce South 00041'26" WC$llI distance of25.38 feet to l\ point:
Thence South 89CI9'41" East 8 dislnnCil of 199.25 feet to I~ POINT OF BEGrNNIN().
The above-1SollOfibt:d ttllet of land CCllltains 36,64 acres, more Ot less, subjectlo all existing
casements and rlghts'of.way.
PreJlllrcd By: TIm L-^ND GROW', INC.
462 R. SHORE DRIVE, SUITE roo
EAGLE, IUAHO 83616
208.-939.4041
208-93\1-4445 (FAX)
.11 ft,. l'
. R~I:~O~'J\~ _
BY ~.,C>.I-c
MERIDIAN F~ t3,Li("
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4~2 I~ SllOl<C D,iv...'>Io. 1000,':;.w_, I.M.., ll:J4tr,. I' 2OlI.919.4U4\ I' 2\lll.II)9.444$. www.tl.dlt.dJilwupino.mlll
G,\~\0S(I21 \,~ .U....f\~lh nmobc,\A,J,,\;n\1 "lI.1.\I.LjI6041llc:<I""".r"_05021",., ,.."",...1".
Exhibit C - Page 10
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~ f?:.~
III
V -'"
nu. I.<\ND CROUP, INC,
May 10, 2006
Project No. 05021
Legal Description
Southridgc Subdivision
Annexation and rezone 10 R.8
]15.91 acres
EXHIBIT "C"
PARCEL KE"
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A tract of land for annexation and rezone purposes situated in the North One Half of
Section 23, Township 3 North, Range 1 West, Boise Meridian, Ads County,ldaho,
described as follows:
Commencing at a found brass cap monumenting the Northwest Comer of said Sl;)clioo 23
on the centerline of Overland Road, thence following the, northerly line of said Seclion 23
and the centerline ohald Overland Road, South 89015'27" EM' 4\ distance 0001.76 teet
to !he POINT OF BEGINNING.
Thence following said northerly line and said centerline, South 89015'27" East a clisllUlcc
of168.04 teet to a point:
Thence leaving said northerly line and said centerline, South 00044'33" West a distimcc
of 1 IS.S3 feet to 11 point on the centerline of the Ridenbaugh Canal;
Thence following the centerline of the Ridenbaugh Canal the foll()wing two courses:
South 61044'37" Hast B distonce of 455.14 feet to a point;
Soulh 73037'50" East a distance of 261.91 feet to a point;
Thence leaving said centerline. South 00"44'26" West a distance of 500.39 feet to a point;
Thence South 65039'49" West a distance of276.09 feel to a point~
l11ene6 South 00050'31" West a distance of 302.50 feet to a point;
Thence South 89"09'38" East a distance of 450.00 teet to a found In.-inch steel pin;
111encC North oo04T25" Bast a distance of 854.34 feet to a point on the centerline of sllid
Ridenbaugh Canal:
Thence following tho centerline of said Ridenbaugh Cana1lhe foJlowing four courses:
South 63048'13" Ea8ta distan1:e of65.91 foot to a point;
150,62 foct following the arc a circular curve to the righI, said curve having ,I
radius of 100.00 feet, a central angle of 86" 17'48", a chord bCl1l'ing ofSoulh
20039'19" East and a chord distance of 136.78 feet to a point:
South 22"29'35" West a distance of9O.98 feet to a point;
102.05 feet following the erc a eircular curve to the left, said curve having 11
radius of 75.00 feet. a central angle of77"57'42", a chord beating of
South 16029'1(," l1ast and a chord distance of94.36 feet to a point:
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~ Am,;/tdlw P.tilt Ph"",""& P r:;oi/lJ..."otniJ(~ #c.(CMm r.,.,. & H...~ · Grr(J1h CDMJ/okilfWt
~6211. Sh..... Dri~. s,.- 100. 110&10. 1d.11w> U616 . p 2()M39.4(1~1 l' ZlIS.939.444S . ~ .h~nndll"""'piw:.ruI!l
(;,\ZOOS\OS02t \ilR """''Y\~>b m,mhct\Admin\l.pJ.\l.l ,-06OolHIf(lwonl~_O!>ll21r"lI 0'<',,,,,,,<100
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Exhibit C - Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
tJ 1T-~
1_
.tHE LMW GROUP, 'Me.
Thence 155.53 feet following the arc a circular curve 10 the left, said curve having 11
radius of 360.00 feet., 8 central angle of 24045'1 0", a chord bearing of
North 59058'06" West and a chord dislance of t54.32 f~t to ape!nt:
Thence North 12020'41" Wesl a distance of 146.74 fcct to a pOint;
Thence 58.03 feet following the arc a cireular curve to the right, said curve having 11
radiUB of 400.00 feet. a central angle of 080 18'42", a chord bearing of
North 68"11'20" West and a chord distance of57.98 feetlo a point
TIleI)" North 64"01'59" West a distance of 119.36 feet to a point;
Thence South 25058'0]" West n distance of205.02 feet to a point on the centerline of
said Ridenbaugh Canal;
Thence following tile centerline of said Rldcnbaugh Canal the following six courses:
South 64"01 '59" East adistanee of 194.7& fect 10 apolnl;
58.03 feel following the arc a circular curve to the l<ill, said curve having a radius
of 400.00 feet., a central angle of 08018'42", ilchord bearing of
South. 68011 '20" ES1Ilan.d II chord distance of 57.98 feet to tl point:
South 72"20'41 n East lot distance of 150.79 feet to a point;
180.31 feet following the arc a circular curve 10 the rigbt, said curve having a
radius of 1 50.00 feet, a centnll angle of 68052'24", a chord bearing of
South 37054'29" East ftnd Il chord diSlllTlce: of 1.69.65 feet to a point:
South'03<128'17" Easl a distance of414.91 feet 10 a point;
31.1 S feet following the aro a circular curve to the: left, said curve ha1ling a radius
of70.00 feet, a central angle of25030'01", a chord bearing of
South 16013'17" East and a chord distance 000.90 feet to II point:
Thence leaving said centerline. South 47"38'58" West a distance Of 206.63 feet to Ii point;
Thence 65.62 feet following the are of a non tangent curve to the right. said curve having
a radiU3 of275.00 feet, a oenttallmgle of 13<>40' 19". II chord belU'ing of
North 32"14'33" West and a chord distan~ of65.46 feet 10 a point;
Thence South 64035'37" West a distance of 130.00 feet to a point;
Thence North 29030' 17" West a distance of 93.59 feet 10 a point;
'lbence North 10003'05" West a dislance of212.41 feel to a point;
Thence North 19"56'55" East a dist.uncc of 77.68 feet to a point;
Thence North 61 "29'03" West a distsllCilof219A5 fcCl to a point;
Thence South 28"30'57" West a distance of 169.1 g feel to II poiRt;
Thence 86.18 feet following the arc of a non tangent curve to the right, said curvo having
a radius of 525.00 feet, a central angle of 09"24'1 9", a chord bearing of
South 47"33'35" Easl and a chord distance of 86.08 feet 10 8 point;
Then<:e South 5\ 059'06" Wesl a distance of 350.30 fcetlO a point;
Th~ 322.11 feet following the arc. a circular curve 10 the righl. said curve having a
radius of 475.00 feet, a central angle of 38"5 I 't5". a chord bearing of
South 71 "24'43" West and a chord distaneo 0015.98 fOCI to II point:
Thence North 89009'39" Wesl a dist.e.nce of291.02 fect to II point;
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l.Ath..ArtNIotIIJ" .Si/ll p~",,<< . GiilE.1Ili""""". C..g-c.-lm,pliJ. '1!1' f~I/I.' (;~~"IIi"'I""
<162 R Sl"'IC 1),,1'<". Sle. lOO.I~e, l<h1h<> 816 HI . \' 20l\.9)9A041 t' .0&.9~\MM~ . ~,I~II:IPu~
n~\200S\O.'i021 \~ ....".,,\"'b ,"'mbor'Ad",>,,\I.<jl>Io\I.\ ~06!l410<<l""""I..JI5021r,8 <l'M>II"J.-x:
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Exhibit C - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~,~~
II
V ....
THE LAf'l1) GIlOUl', INC.
Thence leaving said centerline, 9.24 feet following the arc of a non tangent cUrVe to the
right. said curve having a radius of 200.00 feet. u central angle of 02"38'50", a chord
bearing of North 27"38'16" East and II chord distance of 9.24 feel to a point;
Theuc:1: North 28"57'41 n East a distance of 92.99 feet to II point;
Thence 36.76 feet following the are II circular curve to the right, Mid curve having II
radius of 200.00 feet. a central angle of \ 0"31 '55", II chord bearing of
North 34"13'39" East and II chord distance 006.71 feel to a point:
Thenc:c North 39"29'3r Ell$t a distance of 245.86 feet to II pQintj
Thence 147.09 feet following the arc II circular curve to the left, said curve having a
radius of 425.00 feet, II central angle of 19"49'45", II chot'd bearing of
North 29034'44" East and a chord dl!ltance of 146.35 feet to II point:
Thence South 70"20'08" Bast a distance of 323 .39 feet to a point;
Thence 65.83 feet following the arc II circular curve to the lell., said curve having n radius
of200.00 feet, II central angle of 18"51 '36", a chord henring pfSouth 79"45'56" East and
a chord distance of 65.54 feet to a point: .
Thence South 89"11'44" Ballt a distance of 84.40 feet to a point;
'Thence 131.75 feet following the an: a circular curve to the right. said curve having a
radius of 300.00 feet, a contI1l1 angle of25009'44'', a chord bearing of .
South 76036'52" East and 8 chord distance of 130.69 feet to a point:
Thence South 64"01'59" East a distance of243.14 feet to a point;
Thence 87.96 feet following the arc a circular curve to the left. said curve having a radius
of 200.00 feet. a central angle 0(25011'59", a chord bearing of South 76"37'58" Bast and
a chord distance of 87.26 feet to a point
Thence South 89"13'58" East II. distance of74.71 feet to a point;
Thenee North 00"46'02" EaS't II distance of 150.78 feet 10 a point;
Thence South 89"11'44" East II distance of 633.84 feet to a point;
Thence South 00038'49" West a distance of 418.96 feet to a found S/8-inch steel pin;
Thence South 89<' 19')3 n Ea.'!t a distance of 215.41 fed to a point;
Thence South 18"41 '27" West a dislance of 174.81 feet to a point.
Thence South 71 "J 8'33" East a diltanCe of250.00 feet to a point;
Thence South 1804\'27" Wests distance of 189.96 feet to a point;
Thence 186.71 Jeet followill8lhe arc a circular curve to the right, Sllld curve having n
radius of 320.00 feet, a central angle of 33"25'46", It chord bearing of .
South 35"24'20" West and a ehoro distance of 184.07 feet to a point:
Thence South 52"07'13" Weal a distance of 169.12 feet to a point;
Thence North 37"52'47" West a distance of 154.81 feet to a point;
Thence northwesterly 57.63 feet following the arc a circular curve to tho left, said curve
having a radius of340.00 feet. a central angle of 09"42'43", a chord bearing of
North 42"44'08" West and a chord dlatanceof57,56 feet lb 8 point
Then~ NQrth 47"35')1" West a distance of631.71 feel to a point:
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~ /1",,,,_ . Sil.,,"-I. . alii /)."""'''8 . G4COl"'< l.if~ & 1'1..,-, . Gtwphi< ,;""";""",,,,"~
~62I'.. Sh",,~ l),;vc,ll".. lDO. l:.we,ld.h" 83616. I' :!08.\n9.~l)Il Ii 208.93H<l45 . ~_p~
G: \200S\0S021 \11j; ..,rv<'Y\"'" "'om"",\A<I...~,\I~.\ 1.1._0601 HJNwonl~,,05ll21 ,.8 "'..'.....k,<
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Exhibit C - Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
~~
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Ttl.E LAND OI\OUP, lNI:C
Thence 99.83 feet following \he arc 8 circular curve 10 Ihe left, said curve having a t1Idius
0000.00 feet, 8 central angle of 19"04101" ,9 chord bearing of South 81018'20'; Welll aud
$ chord distance of 99.37 feet to 8 point:
Thence South 71"46'21 II West a distance of 209.04 feet 10 a point;
Thence 99.27 feet following the aro a circular curve to the right> said curve Mvh\g Ii
radius of 300.00 feel, a central angle of 18"S7'31", a chord bearing of
South 81 "15'01" West and a chord distance of98.81 feet to a point:
"fhmce North 89"16'08" WCIlt II distance of 154.25 teet to a point;
Thence South 22009'32" East a distance of 27.14 feet to a point:
Thence North 89" 16'08" West a distance of 630.49 feet to a point on thc westerly line of
said Section 23;
Thence following said westerly line, North 00"56'48" East a distance of 50.00 leet to a
point; .
Thence leaving said westerly line, South 89"16'08" East a distance of 766.98 feet to El
found 112-inch steel pin; .
Thence North 13~6'20" West a distance of 61 6.39 feel to a found J/2-inch steel pin~
Thence South 74"00'20" West II. distance of t 28.71 feet to a found l/2-illch sleel pin;
Thence North 32002'16" West a distan<:e of270.09 feet 10 a point on the southerly line of
the Northwest One Quarter oflhe Nonhwest One Quartcr ofuid Set>tion 23;
Thence following the southerly line of said Northwest One Quarter of lhe Northwest One
Quarter, North 8!)O09'38" West a distance 005.02 fcet to a point on the centerline of said
Ridcnbaugh Canal; .
Thence leaving said southerly line and following the centerline OfSllidRidenoough Canal
the following coutSCll:
155.67 feet following the arc of a non langent curve to Ole right, said curve havillB
a radius of 520.24 feet, a centnll angle of 17008'40., II chord bearing of
North 25045'42" West and a chord distance of 155.09 feet to a point;
North 16"56'54" West a distance of 243.49 feet to a point;
148.43 feet following the arc a circular curve to the left, said curve having i\
radius of 500.00 feet, a central angle of 17000'30", a chord bearing of
North 25"27'09" West and a chord distance of 147.88 feet to a point:
North 33Q51'24" West a distance of 172.26 feel t<" II point on the westerly line of
said Section 23~
Thence leaving SAid centerline and following the westerly line of said Section 23,
North 00"56'48" East a distance of27.87 feet to. a point;
Thence leaving said westerly line, South 89003'37" East a dislal\CC o.f25.00 feel to a
point;
Thence South 34"11'02" East a distance of 255.76 Iccl III a point;
Thence South 21 o08'4r East adistancc of 141.89 feet to 11 point;
Thence South 21 "46152" East a distance 0.1' 332.62 feet [0 a point;
Thence North 0 I "24'08" Easl a distaooe of 111.80 feel to a point;
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~ AnMffrilm -Si/l PJ.wN1Il .CJiiI J3JW-'1It . G,'(AuJllrrikf1M~ ~ HlfliltHrl"l - cmp/Jit C_8(."""'io.
462 R fIIw... I)rl~(>.S!<". 100. HosI~, ......., 8)616 01' 2I1JU39,~041 r: 2011.~l9..44~' """'II,lht~..\tl"'''''lliut.J;.Qm
O:\ilOO~\O~2' \Ill! "'''''1'\)nb "llmbct\^~,";n\L.~\l J.~060~ 1t'h,d"""..I._C)Wl,.lIttmn<'.'\llc
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Exhibit C - Page 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~ 1T-~
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T>>~ LANll ClROUP, INC.
Thence North 05"20'23>> Ea.~ 8 distllnce of201,34 feet to a point;
Thence North 13~ 10'43" East a distlUlce of 138.68 fc.ct 10 a point;
Thence North 26"09'Or West 8 distance of330.77 feet to a point;
Thence North 14001'47" Wests. distance 0013.94 feetlo a point;
Thence North 130) ) '58" EQSt a distance of ) 66.51 feet to a point;
Thence North 37000'03" East a distance of 149.62 teet to the POINT OF BEGINNING,
The abovc-descTibed tract of land contains 86.03 acres, more or 1es.'1, subject 10 all
existing easements and rights-of-way.
I
Commencing at a foWld 518-mch steel pin monumenting the Northeast Corner of said
Section 23 on the centerline ofLinder Road, thence following the easterly line of said
Section 2J and the ccnterllneofsaid Linder Road, South 00"41'28>> West a dislance of
1,315.24 feet the POINT OF BEGINNING,
Thenoe following Qid eastuly line and said centerline. South 00041'28" West u
distanee of 593.01 feet to 11 point. from which a found S/8-inch stccl pin
monumenting the West One Quarter of said Section 23 bears
South 00"41 '28" West a distance of742.43 feel;
TIlCnce leaving said cetttetline, North 89034'28" Wesl n distance of 532.06 fCi,.>t to
a point;
Thence South OO~5'32. West II distance of94.76 feel to a point;
Thenee North 76"29'51" West a dislance of277. J 9 feel to a point;
11JenceNorth 78037'14" West a distance of76.39 feel to a poinl;
Thence North 840\ 5'50" Weslll dis\ance of70,30 fuel to II point;
Thence North 89051'12" West a distance of 97.26 feet to a point;
Thence South 81058'50" West a distance of250.45 fect to a point;
'Ibence North 89034'28" West a distance of25.00 feet to a point;
Thence North 00"25"32" East a distance of 415.51 feet to a poinl;
Thence 62,21 feet following the arc a circular curve to the lolt, said curve having
a radius of 55.00 fect, a central angle of 64"48'39", a chord bearing of
North 31058'47" West and a chOrd distance of 58.95 fcelto a point:
Thence North 64"23'07" West a distance of 71.5 1 f~t to a point;
I
TOGETHER Wlm;
PARCEL "F"
A tract of land for annexation and rezone purposes sllllated in the Northeast One Quarter
of Section 23, TQwnship 3 North; Range 1 West, Boise Meridian. Ada County. Idaho,
described as follows:
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l.J1~ /frril/wt_ 0 Sit. J....~. 0 0'"' 13~. 0 ("../[0"", 'rrifI'IioH C l~.u 0 C"",,* C_!fi;.,.Ii""
463 Ii. m..,,,, n'N(',I;I(', IOO,l'.oWc.ldlll", U616 oJ> 201U)Ho-11 1'2IllI,I)J9_.w~~ .~IIl~tQllJ
(;- \2QOS\OS021 \dg fUf>mY\job n\l",bc.,^.ill\,t\\L."W'ls\U._l\('0410<<1"""d~0S021<-l1 ....""",....,'"
Exhibit C - Page 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~ !I'-.~
A ." .-...
-'"
I
- -""'"
TUII l.Al'll) <lIlOIJI', tNC.
Thence 72.5 I feel lollowing the arc of a non tangent curve 10 the teft, said CUrve
having a radius of 600.00 feet, a cenlral angle of 06"55'26" , II chord bearing of
, North 22009'10" Easl and a chord distance of 72.46 feet to n point;
Thence Nortb 18041'27" East EI distance of 1 &9.96 feet 10 a point;
Thence South 710 IS'33" Bast a distance of 61. 94 feet to a point;
'rhonc!: 172.27 feet following the arc a circular curve to the right, said curve
having fl mdius of 300.00 tOet, a central angle of32054'01",a chord bearing of
South 54"51'33" East and a chord distance of 169.91 feet to II point:
Thence 705.87 feet following the arc of a reverse curve to the left, said curVe
having aradil.111 of740.oo feet, a central Rngle of54039'12", l\ chord bearing of
South 65"44'0&" East and a coord distance of679.41 feet to a point;
Thence North 00"25'32" Bast 8 distance of288.63 feet to a point;
Thence South 89"34'28" East a distance of 509.80 feel to the
POTNT OF BEGINNING.
I
TOGEnlER WITH:
PAllen ",}'It
I
The above-deseribed \ract of land contains 1 6. 19 acres, more or less, subject to all existing
easement:! and rights-of.way.
A tract of land for annexation and J'1u.one purposes situated in the West One Hlllf ofthc
Northwest One Quartet ofScction 23, Township 3 Nonh, Range 1 West, Boise Meridian,
Ada County, Idaho, described as follows:
Commencing at a found brass cap monurnenting the West One Quarter or said Section
23 on the centerline ofTen Milo Road, thence following the westerly Iille ofsaid
Northwest One Quarter and tho centerline of said Ten Mile Road, North 00"56'19" East a
distance of 526.36 feet to the POINT OF BEGlNNlNG.
Thenoe following said westerly line and said cel1lerline, North 00056'19" East a
distance of 1.432.92 feet to a point on the cent~rlille of the Rldenbaugh eMul;
Thence leaving said westerly line and said centerline and following the cllnterlinc
of Slild Ridenbaugll ('..anal the following four courses:
South 33057'24" East a distance of 172.28 feet toa point;
J 48.43 feet along the arc a circular curve to the right. said curve having II
radius of 500.00 feet, a CCnlri\lllllglcpf 17000'30", a ohord bearing of
South 25027'09" East and u chord distance of 147.88 feel to a point:
South 16056'54" East a distance or 243A9 feet to a point;
155.61 feet along the arc a circular curve to the len, said curve having Il
radius of 520.24 feet, a central angle of 17c08'4G". a chord bearing of
I
,
6
I
~ I1rdJim/_,.,. SiIr P....lli/t . C;i.;I1~n"l. . G.,CMm !~. & fJ9hMIC . (;""""" C_..i'llIi..
.(,2 I\. Shrnv Ori"", 5<<. 'OO.I;.gl~.lcl.h" 8.)616' I' 208.93'1.41l11 "20fl.91M....$ · 'MhI.ll",b"'\PI'llUI1in~
G,\:>./)(lS\OS021\tlll """"y\"b n'..',...r\^.lmjn\l.woh\I.I....lJ<I()>ltlle<l""'nl._O~2',...8 ","""""<\(",,
Exhibit C - Page 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~~~~
~."'_...
-'"
I
-~
'fill> LAND liI\OUI'. INC.
South 25045'42" Enst and a chord distance of 155,09 feel to a point on the
southerly line ofthc Northwest One Quarter or lhe Northwest One Quarter
of Said Section 23:
Thence leaving said centerline and following the south<:r!y line of said NOl1hwcst One
Quarter of the N(lrthwest One Quarter, South 89"09')8" East II dislance of35.02 feet to a
point;
Thence leaving said southerly line. South 32"02'26" East a disllIncc of 270,09 leel to it
found 1/2-inch steel pin;
'Thence North 74000'20. East a distance of 128.71 feet to II lound l12-inch sleel pin;
Thence South 13026'20. East a distance of 616.39 feet to I.l found 1/2.inch sleel pin;
Thence North 89"16'08" West a distance of766.98 f~'t \0 the POINT OF BEGINNING,
I
Prepared By: THE LAND GROUP. INC.
462E. SnORE DRIVE. SUITE 100
EAGLE, IDAHO 836)(j
208.939.4041
208.939-4445 (FAX)
I
Tbe above-described tract ofland contains 13.69 acres. more or les..~. liubjcct 10 all
existing easements and righll~f-way.
/.
I
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~ '
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.. ;~'lrltA~ r i..:J3LiC
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,
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462 I!.. sn.".. I)m.,. 51~. 100, t,~c. ldnl... 83616 -I' 20U3MO<II IJ 203,939."~'U . ~Ih~~
. C,,\20\'l$\OSOOl \~ ,u"'<1\~ll> Mlmbc..\Admi~\Lcgol.\I,k06CH IOnI...."I._ClSllZlr.8 ,c'MIIMlo<
7
I
Exhibit C - Page 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARiNG DATE OF MARCH 2, 2006
~ ,..,.~
~f(A
I.
~
THE LAND CROll'. INC.
May J 0, 2006
Project No. 05021
Legal Description
Southridge Subdivision
Annexation and rezone to R-4
62.92 acres
EXHIII1T "D"
PARCEL"G"
A tract ofland for annexation and rezone pwposes situated in the South One Half of the
Northwest Om Quarter ufthe Northeast One Quarter of Section 23, Township 3 North,
Range I West. Boise Meridian, Ada County, Idaho, described as follows:
COIIIlDCncing at a found brass cap monumenting the West One Quarter of said Settion
23, thence North 00"56'19" East a distance of 476.36 feet to a point; from which a brass
cap JDOnUUHlDting the Northwest Comer of said Section 23 bears North 00"56'19" East a
distmc:e of2I53.42 feet;
Tbeslc:e leaving said westerly line, South 89" 16'08" East a distance of 630.49 feet to the
POINT OF BEGINNING.
Thence North 22"09'32" West a distance of27.14 feet to a point;
Thence South 8~16'08" East a distance of 154.25 feet to a point;
Thence 99.21 feet fonowing the arc ofa non tansent curve to the left; said curve
having a nulius 300.00 feet. a central angle of 18"57'31", a chord bearing of
North 81"15'07" East and a chord distance of 98.82 feet to a point;
Thence North 7] "46'2]" East B distance of209.04feet to a point;
Thence 99.83 feet following the arc a circular curve to the right, said Cl.lI'Ve having
a radius of300.00 feet., a central angle of 19"04'01". a chord bearing of
North 81"18'20" East and a chord distance of 99.37 feet. to a point:
Tbcnce South 89009'39" East a distl'lncle of 291.02 feet to a point:
1'hencc 322.11 feet following the an: a circular curve to the left. said cUrve having
. radius of 475.00 feet, a central angle of 38"5 1 '15", a chord bearing of
North 71 "24'43" East and a chord distance of 31 5.98 feet to a point:
Thence North 51"59'06" East a distanee of350.30 feet to a point;
Thence 250.70 feet following the llJ'C of a non tangent curve to the right. said
cW'Ve having a mdhu of S2S.00 feet, a central angle of 27"21 '36", a dwrd bearing
of South 29" 1 0'38" East and a chord distance of 248.32 feet to a point;
1'berwe South J S"29'49" East a distanee of 157.82 feet to a point;
,
~~ .SmP.... .Gtls..... .Gofc-.. I~ bS....... .G",.c.~
462E. Slaon: oa.e. 5<<. 100. E.&le.ld.ho 8)616. P2ClIl-1I)lI.4041 r 208.939.444$. plIIr.l!wI.o......lI\llill~ cum
G:\200S\05021\dg 0\ltYt!)'\i<,b num....\r\dmill\l.e!laIo\1l..JI600412edwatdA_05021r.... _e.d.x
Exhibit C - Page 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
1f?i1
till
THB !.ANn GROUP. INC.
Thence 242.09 feet following the arc a cin:;ular curve to the left, said curve having
a radius of 275.72 feet, a centra) angle of50"18'30", a chord bearing ofSoulh
40039'04" East and B cbord distance of 234.39 feel to a point:
Thence South 00014'06" East a distance of 390.57 feet to a pomt on the south line
of the Northwest One Quarter of the Northeast One Quarter of said Section 23;
Thence following the southerly line of saki Northwest One Quarter of the
Northeast One Quarter, North 89004'17" West a distance of 1,526.41 feet to 8.
found If2.inch steel pin;
Thence North 22009'32" West a distance of 520.19 fcetlO the
POINT OF BEOINNlNG.
The above-described tlact of lm:t contains 23.83 acres, more or less, subject to all
existing easements and rights-or-way.
TOGETBEll W1TB:
PARCEL -8"
A tract of land for annexation and rezone PUIpOSeS situated in the North One Half and the
Northwest One Quarter ofthc Southeast One Quartet of Section 23, Township 3 North,
RInge 1 West, Boise Meridian, Ada CoWlty~ Idaho, descnDed 18 follows:
Commencing at a fOWld S18-inch steel pin monumenling the E8st One Qulllter of said
Section 23 on the centerline of Under Road, thence following the easterly line of said
Section 23 and the centerline of said Linder Road, North 00041 '26" East a distance of
20.00 feet to the POINT OF BEGINNING, from which a SI8-incb steel pin-inch steel pin
monumenting the Northeast Comer of said Section 23 bears North 00041 '26" East a
distance of 2630.67 feet.
Thence leaving said easterly line and said centerline. Nortb8~3102" West a
distance of283.72 feet to a point on the centerline oftbc Ridcnbauah Canal;
Thence foDowint the centerline of said Ridenbaugh Canal the following twenty-
nine counea:
323.73 feet following the arc of a non tangent curvo to the left, said curve
having B radius of 613.26 feet, a central angle of 30"14'44", a chord
bearing of North 44"43'07" West and a chord diS1lOOe of 319.98 feel 10 a
poin';
North 59'"59'27" West a distance of 73.72 feet to a point;
90.21 feet following the an: a circular curve to the left. said curve having a
radius of 120.00 feet, B central angle of 43"04'24", a chord bearinS of
North 81 "31'39" West and a chord distance of 88.10 feet to a point
South 76"56'09" West a distance of93.79 feet to a point;
,
~~ .s..~ .Q.iI~ .G.fC._I........ d'~ .~c____.
of62l?;. S"'- DriYe, ~ too. ~.ldAbo S3616. P 208.9:$9,4041 F 208.919.4445...- ,1woI."'.P".'pinc-<..m
(i,\200S\05021 \dl aarwy\job momloer\A.dmin \I.cpJ.\LL_060412.edw1rd._OS02Ir-4 n:zOQc.dot
2
Exhibit C - Page 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
{,
THE LAND GROUP, INC.
83.95 feet following the arc a circular curve to the right, said curve having
a radius of 100.00 feet, a central angle of 48"06'06". a chord bearing of
Nonh 7~OO'48" West and a chord distance oUl.S 1 feet to 8 point:
North 54"57'45" West a distance of 108.31 feel to a pointj
90.18 feet following the arc a circular curve to the left, said curve having a
nt.dius of 120.00 feet, a central angle of 43"03'30", a chord bearing of
North 76"29'30" West and a chord diitance of 88.07 feet to a point:
South 81 "58'45" West a distance oE3S0.0t feet to a point;
160,45 feet following the are a circular curve to the left, said curve having
a radius of 150.00 feet, a central angle of6J"17'12", a chord bearing of
South 5 1 "20'09" West and a chord distance of 152.91 feet to a point:
South 20"41'33" West a distance of216,91 feet to a point;
262.75 feet following the arc a circular curve 10 the right, said curve
having a radius of420.00 feet, a central angle of3soS0'36", a chord
bearing of South 38"36'51" Wesl and a chord distance of 258.48 feet to a
point:
South 56032'09" West a distance of 343,5 1 feet to a point;
166.04 feet following the IJ'C a circular curve to the right, said curve
having a radius of64.63 feet, a central mgle of 147"12'00", a chord
bearing of North 4~51 '5 1" West and a chord distaftce of 124.00 feet to a
point:
North 23"44'15" East a distance of )42.00 feet to a point;
North 32"06') 9" East a diatance of 241.50 feet to a point;
129.34 feet following the arc a circular curve to the left, said curve having
a radius of) 50.00 feet, a central angle of 49"24'12", a chord bearing of
North 07"24'13" East and a chord distance of 125.37 feet to a point:
North 17"17'53" West a distance of 110.54 feet to a point;
140.75 feet foUowing the an: a circular curve to the right, said curve
having a radius of 150.00 feet, a central angle of 53"45'48", II chord
bearing ofNortb 09"35'01" East and a chord distanec of 135.64 feet to a
point:
North 36"27'55" East a distance of 34.82 feet to a point;
389.27 feet following the arc a circular curve to the left. said curve having
a radius 0000.00 feet. a central angle of 74"20'42". a chord bearing of
North 00"42'26" West and a chord distance of 362.53 feet to a point;
North 37"52'47" West II distanoe of 369.31 feet to a point;
232.80 feet following the arc a circular curve to the left, said curve baving
a radius of 130.00 feet, a central angle of 102036'12", a chord bearing of
North 89"10'53" West and a chord distance of 202.92 feet to a point:
,
~A__ .$" p.... · Cif8lS..........Go/c-" I......... VB..... .G.....C---."..
462 E. ~ om..:. SIC. 100, !!.ale, Idaho 83616. P 208.,"'M041 F 20U39.444S -lInlI'lV.,I...l.nollV""pi.ncCorB
(;:\2005\0S021 \.. ~\job _....\Admin \1.qa1.\U.....Il604I~..Jl~I'.. ",'OM.doc
3
Exhibit C - Page 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
I
.....
TRIl LAND GROUlI'. INC.
South 39"31'04" Westa distance of 141.0) feet to a point;
167.39 feet following the arc of a curve to the rish., said curve having a
radius of70.dO feet, a central angle of 137"00'42", a chord bearing of
North 7) "58'38" West and a chord distance of 130.26 feet to a point;
Thence North 03028'17" West a distance of414.91 feet to a point;
Thence 180.31 feet following the arc of a non tangent curve to 1he right,
said curve having a radius of 150.00 feet, a c;entral angle of 68"52'24". a
chord bearing of North 37"54'29" West and It chord distance of 169.65
feet to a point;
North 72"20'41" West a distance of 1 50.79 feet to a point;
58,03 feet following the arc a circular curve to the right, $Ilid curve having
a radius of 400.00 feet, a central angle of OSO 18'42", a chord bearing of
North 68011'20" West and a chord distance of 57.98 feet to 8 point:
North 64"01'59" West ad.istance of 194.78 feet to a point;
TheDce leaving said centerline, North 25"58'01" East a distsnce of 205.02 feet to
a point;
Thence South 64"0]'59" East a distance of 179.36 feet to a point;
Thence S8.D3 feet following the arc a circular cwve to the left, said curve having
a radius of 400.00 feet, a central angle of 08"1 8'42", a chord bearing of
SOUth 6801 1 '20" But and a chord dislanCe of 57.98 feet to a point:
Thence South 72020'41" East a distance of 146.74 feet to a point;
Thence 155.53 feet following the arc a circular curve to the right, said curve
baving a radius o{360.00 feet, a central angle of 2404S'l 0", a chord bearing of
South 59"58'06" East and a chord distance of 154.32 feet to So point:
TbenI;:e South 47"35'31" East a distanc:e of631.71 feet to a point;
Thence 57.63 feet following the arc a circular curve to the right, said curve
having a radius of 340.00 feet. a central angle of 0g042'43 " . a chord bearing of
South 42"44'09" East and a chord distance of 57.56 (eet. to a point:
Thence South 37"52'47" East a diS18nCe 0069.30 feet to a point;
Thence 65.69 feet following the arC a circular curve to the right, said curve having
uadius of 510.00 feet, aoentta1 angle of 07022'47". a cbord bearing of
South 34011'24" Bast and a c:bord distance 0(65.64 feet to a point:
Thence North 52"07'13" East a distance of 173.34 feet to a point;
Thence 271.57 feet following the arc a circular curve to the left, said curve
baving a radius of 600 ,00 feet, a central angle of 26030'20", a chord bearing of
North 38"52'03" East and a chord distance of275, 10 feet to a point:
Thence South 64"23'07" East a distance of 71.51 feet to a point;
Thence 62.21 feet following the arc a circular curve to the right, &aid curve having
a radius of 55.00 foet, a cenual angJeof 64Q48'39", a chord bearing of
South 31 "58'47" East and a chord distance of 58.95 feet to a point:
,
z...,w,pA......... -.In. I'IoIMi<r& -Ci<</~ -Gtfu.m I""... v~ .G~c-,~"~
462 B. Sb_ ~ See. 100. EocIc,lda.bo 83616. P 2Oll.939.4041 F 2tl8.939.#45 ........ r~d~".wm
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4
Exhibit C - Page 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
~
THB LAND GROUP, tNe:,
Thence South 00025'32" West a distance of 415.51 feet to a point;
Thence South 89"34'28" East a distance of25.oo feet to a point;
Thence North 81058'50" East a diBtan(:eof 250.45 feel to a point;
Thence South 89"51'12" East adistan<< of 97.26 feet to a point;
Thence South 84"15'50" East a distance of70.30 feet to a point;
Thence South 78037'14" East a distance of 76.39 feet to II poml;
Thence South 76029'51" East a distance of 277 .19 feet to a point;
Thence North 00025'32" East a distance of94.76 feet to A point;
Thence South 89034'28" East a distance of532.06 feet to a point on the easterly
line of said Section 23 and on the centerline of said Linder Road;
Thence following said easterly line and said centerline, South 00041'28" West a
distance of 722.40 feet to the POINT OF BEGINNING.
\\
The above described tlal:t ofland contains 39.09 acres, more or less. subject to all
existing easements and rights-of-way.
PreplIn:d By: TIlE LAND GROUP. INC.
462 E. SHORE DRIVE. SUITE 100
EAGLE. IDAHO 836]6 .
208-939-4041
208-939-4445 (FAX)
P-EYP;.W ~?"f1P~t.if/---
B~__,"u)-
M"RIC,.IAN fl!hlt
WORKS 0"1'1
I'
~~ -s..~ .CiriI~ -Gf{CMntJn\JIlIiM ~~ .G~ c-.,,;...
462 E. Sho<e om., Ste. 100, EiP,lcW>o 83616. P .')9.4041 f' :2{18.939.......5. __ .1wI.n~c rom
G:\200S\05021'1Ie S\lJ'W7\iob ruunbor\Admin\LcplI\ll._06041 ~_0S021..4 l'02(1Q(doc
5
Exhibit C - Page 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
Tiff; LAND GI-our. LNC.
April J 2, 2006
Project No. 0502\
Lepl Drescription
Soutbridge Subdivision
Annexation and Jero8e to R.2
26.02 acte$
IXHIBIT -)t..
PARCEL "r
A tract of land for annexation and rer.one purposes situated in the South One Half of the
Northout One Quarter of Section 23, Township 3 North. Rango I West. Boise Meridlllfl, Ada
County, ldllho, descnOed as follows:
CO\lUQCm;ing at a S/a..im:h sleel pin monumenling !he Center One Quarter Comer of said Se>ction
23 being !be POINT OF BEGINNING.
Thence following the southerly line of the Nonheast One Quarter of said Section 23.
North 89"04'17" West a dktaN:e 01305.58 feet to . point;
Thence lellving said southerly 1_. North 00"14'06" Welt a diBtIUlCD of 390.57 feet to a
point on the contcrtioe ofdle Ridenbeugh Canal:
Thence 242.09 feet following the ate of. non tangent curve to tbe right. said curve
bavlng. radius of275.72 feel. accnUW angle of 50018'30". B chord baarlng of
North 40<>39'04" West and a chord distanee of 234.40 feet to a point:
Tbenu Nonh 15"29'49" West B distance of 157.82 feet to a point;
Thence 336.88 feet following me ere a circular l1W"Ve to the loft, said curve: having a
radius of 525.00 feet. a central angle of 36045'55". . coord bearing of
North 33052'46" West and 8 chord distance 0031.13 teet to . point:
Thcoce North 28030'57" East a dlS1BnCC of 169.18 feet to a point:
Thence South 61"29'03" East a distance of219.45 feet to. point;
Thence South 19"56'5S" West a distante of 77.68 feet to a point;
Thence South 70"03'05" East a distanc:e of212.41 feet to a point;
Thence South 29"30'17" But a distance 0(93.59 feet to . point;
TboncaNoIth 64"3''37" But a diltance of 130.00 feet to. point;
Thence 65.62 feet foUowina the are of a lion lanpmt curve to the left, said curve having 8
r$lius 0(275.00 fee... ccatm angle of 13040'\9", a chord bearing of
South 320\4'33" East and a chord distance of 65.46 feet to. point;
'Jbcnce North 47"31'58" East. distence 0(206.63 rlld to a point on the centerline ofthe
Ridenbaugh Canal;
Thence following the centerlino of the Ridenbaugh Canal the following ten OO\lrllDS;
136.24 feet following the ~ of a non tangent CUlVCl to me left. BJlid curve
having a radius 0170.00 feel, a central angle of 111030'41 ", a chord
bearing of South 84043'39" .wt and . chord distance of 115.73 f~t to a
point,
I
~~ .SiltP........CMI~.Wfc-l"p. ",.B~.GIWJMfC~
462 E. SboJl: Orivc.Sle. 100, f41c,ldIlIlo &36U,. J' 2CI'-939.4041 F 2ll8.939.#fS" .".,..""'''nd~~ir><:ccm
G: \2OIK\0S021 \ da """,cy\i<>b nlll'lObcr\Admin \1.. \1J,_060412cd\llW,_0S021f-2 ""101lto,doc
Exhibit C - Page 23
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
.....
THE Lo\ND OIlOUP, INC.
North 39"31 '0 I" East a distance of 141.0 I feet to . point;
232.80 feet following the an: of a curve 10 the right. said curve having eo
radius of 130.00 feet, a cenl1a1 angle of 102"36'12",. chord bearing of
South 89"10'53" East and a chord distance 01202.92 feet to a poim;
South 37"S2'47" East a distance of .369.3 I fMt to a point;
389.27 ket following the arc a <:irculu curve to the right, said curve
bavlng a radiva 0000.00 ~et. I central angle of74"20'42", a chord
bearing of South 00"42'26" East and a chord dislaDce of 362.53 feet to I
point:
South 36027'S5" Wesl a distAmce 004.82 feet to a point;
140.75 feet folJowlq the arC a circular wrve to the left. said curve
baving a r.dius of 1 50.00 feet, a cenlraJ angle of 53"4S'48".. chord
bearing of Somb 09"3S'OI" West and a chord d~ of 135.64 feet 10 II
point;
South 17"11'53" Eat a distance of I 10.54 fcot to a point;
129.34 feet folJowingthc arc a circular curve to the ripl, said curve
having a radius or I 50.00 feet, a central anp of' 49"24'12". a chord
bearing ofSoutb 07"24'13" West and &chord dlatanceof11S.37 feet toa
point:
South 32.06'19" West a distance of21.67 feet to a point on thuouthcrly
line of said Normwest One Quarter;
Thence leaving Mid center line and folJowma said southerly line, NOJtb 89"02'56" West a
distBnce of712.43 feet to the POINT OF BEGINNING.
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The above described tract of land contains 26.02 acres, rnore or less, subject to .11 existing
eaaements and rights-of-way.
Prepared By:
THE LAND GROUP, INC.
462 E. SHORE DRIVE. SUITE 100
EAGLE. IDAHO 83616
201-9394041
201-939-4445 (FAX)
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
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The R-8, R-4, R-2, TN-C and TN-R zoning amendments will provide residential,
commercial, and public/quasi-public uses in this area. Staff fmds 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 fmdings listed above, staff finds that Annexation and Zonin!! of this
prooertv to R-8. R-4. R-2. TN-C and TN-R would be in the best interest ofthe Citv.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Staff fmds that the proposed zoning designations of R-8, R-4, R-2, TN-C and TN-R
comply with the Comprehensive Plan and recently amended Future Land Use Map. Staff
finds that the proposed map amendment is in general compliance with all other applicable
provisions of the coruprt:hensive plan. Please see Comprehensive Plan Policies and
Goals, Section 8, of the Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that there are several uses that are allowed and conditionally allowed within
the requested zoning districts. 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, staff
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 dimensional
requirements that conform to the proposed zoning designations.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this fmding.
4. The map amendment shall nut result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and fmal plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan, and the land use designations for this property as shown on the
Future Land Use Map. Staff generally supports the proposed plat 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;
Staff finds that public services can be made available to accommodate the proposed
development. (See finding Items 3 and 4 above under Annexation Findings for more
details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
The Commission and Council should rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See fmding Items 3
and 4 above under Annexation Findings, and the Agency Comments and Conditions in
Exhibit B for more detail.) Staff finds that there is public fmancial capability of providing
supporting services for this development.
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision. ACHD considers road safety issues in their analysis.
The Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems.
6. The development preserves significant natural, scenic or historic features.
The Ridenbaugh Canal bisects this property. Staff considers the Ridenbaugh a scenic
feature. Staff recommends 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. Staff
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance if developed under these conditions.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
Exhibit D - Page 3
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
July 20, 2006
ITEM #
13
DATE
PROJECT NUMBER
AZ 06-031
PROJECT NAME
South Ridge Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
()J ~ VL '€--- 't- ~ ~()/;Ln 'e ~A ~ 1> ~ -ct ~-
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fity !!f~eridian
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
July 20, 2006
ITEM #
14
PROJECT NUMBER
PP 06-031
PROJECT NAME
South Ridge Subdivision
NAME (PLEASE PRINT)
FOR AGAINST NEUTRAL
EL
~v'
x
1-
ell g:~:.~~ CENTRAL DISTRICT HEALTH DEPARTMENT
_HEALTH Environmental Health Division
DEPARTMENT
Rezone #
Conditional Use #
relimina Final/Short Plat
Sovl-h.
01.
02.
03.
04.
05.
06.
07.
~8.
A z.. ()(P -05 I
Return to:
o Boise
DEagle
o Garden City
gMeridian
o Kuna
OACZ
o Star
fP ()~ -os/
R..'d Sv~cI.;viS;o
We have No Objections to this Proposal.
. ( ''--,.
,: ; L ~
GtTY OF MEF~IDIA~<)
CITY 1:1 f=P',( L.;:-Cl(':~:
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We recommend Denial of this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
a or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After writte'!JPproval from appropriate entities are submitted, we can approve this proposal for:
a..central sewage 0 community sewage system 0 community water well
o interim sewage ¢ral water
o individual sewage 0 individual water
~ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division 2.L E~ental Quality:
Mcentral sewage 0 community sewage system 0 community water
o sewage dry lines ~al water
.. ~o.-Run.off is-not to create-a mosquito breeding problem.
o 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
o 14. Please see attached stormwater management recommendations
015.
Reviewed By: _
15726.001 EH0904
Review Sheet
c~~~n
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
6 July 2006
Phones: Area Code 208
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
Meridian, ID 83642
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
RE: AZ 06-0311PP06-03l; South Ridge Subdivision
Dear Anna:
Narnpa & Meridian Irrigation District requires that a Land Use Change Application be filed,
for review, prior to final platting, Please contact Donna Moore at 466-7861 for further
infonnation,
All laterals and waste ways must be protected. The District's Ridenbaugh Canal courses
through this proposed project This easement must be protected and any encroachment
without a signed License Agreement and approved plan, before any construction is
started, is unacceptable.
All municipal surface drainage must be retained on site, If any municipal surface drainage
leaves the site, the Narnpa & Meridian Irrigation District must review drainage plans. The
developer must comply with Idaho Code 31-3805. It is recommendt:u that irrigation water be
made available to all developments within the Nampa & Meridian Irrigation District
- Si.aCtieiy,
L).I. ~ t2J----
~hn p, Anderson
Water Superintendent
Narnpa & Meridian Irrigation District
JPAldbg
C: Board of Directors
Secretary/Treasurer
Asst. Water Superintendent
File
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJEG RIGHTS. 40,000
AFFIDAVIT OF POSTING
RECEIVED
JULl 0 2006
City Of Meridian
City Clerk Office
stATE OF IDAHO
COUNTY OF ADA
)
) ~
)
I,
Mike,Amold,
, :(name)
PremiAr Signs, Inc ::>100 E. Fl(lIiNlew Avenue, Suite 7
(address) .
855-0380
(phone)
Meridian
Idaho
(state)
I being first duly sworn upon
oath, depose and ~ay:
(city>:
I personallYiPosted the subject property with the hearing notice sign a minimum of 10 days prior
to the City pOuncil hearing for the Annf!UtlJtionOonl'Vl (i_A- TN-It TN-Gr R-~ R-4_ R..Il), & P.
P'af.ppmr.' tw1ma!lM' p'ait,.) fo, .ppmr_ 2IM1'B7 ~IRSL .,st phllltA of dA~lJ/op",Ant shall
::/:.:r;;;.~:;:::::::::.~' commAn:iallom on come, of Lind-: & OVArlantt, &
i ~
Dated this
ih
,
day of
July
'"~,
My Commission Expires: 7. Z Y r If' 7
MaSter\affid-pO,sting
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