HomeMy WebLinkAboutSouth Ridge Subdivision AZ-06-031 PP-06-031
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of Annexation and Zoning of 290.87 acres from RUT (Ada County) to R-8
(Medium Density Residential)(115.65 acres), R.4 (Medium Low-Density Residential)(50.17
acres), R.2 (Low Density Residential)(35.21 acres), TN-R (Traditional Neighborhood
Residential)(65.60 acres), L-O (Limited Office)(3.48 acres) and TN-C (Traditional
Neighborhood Center)(20.71 acres), AND Preliminary Plat approval of239 lots consisting
of 189 residential lots, 11 commercial/other lots, 8 Mega lots (to be developed in the future),
and 31commonlopen space lots in the proposed R-8, R-4, R-2, L-O, TN-R and TN-C zones,
for South Ridge Subdivision, by James L. Jewett.
Case No(s): AZ-06-031 and PP-06-031
For the City Council Hearing Dates of: January 16 and 23, 2007 (fmdings on the February
6,2007 City Council consent agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of January 16, 2007
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of January 16,2007
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of January
16,2007 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of January 16, 2007 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. ~67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-031 / PP-06-031 - PAGE 1 of 4
3. The conditions shall he reviewable by the City Council pursuant to Meridian City Code ~
II-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Warks Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of January 16,
2007 incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code ~ II-SA and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the
Preliminary Plat dated December 7, 2006 is hereby conditionally approved;
2. The site specific and standard conditions of approval for the preliminary plat are
as shown in Exhibit B of the attached Staff Report for the hearing date of January
16,2007 incorporated by reference;
3. The required development agreement provisions are as shown in Exhibit B of the
attached Staff Report for the hearing date of January 16, 2007 incorporated by
reference.
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-031 / PP.06-031 - PAGE 2 of 4
and conforms substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considefed fOf
final approval without fesubmission fOf pfeliminary plat approval. Upon wfitten fequest
and filed by the applicant prior to the termination of the period in accord with 11-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
Title 11. If the above timetable is not met and the applicant does not feceive a time
extension, the property shall be required to go through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body ofthe City of
Meridian, pursuant to Idaho Code ~ 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of January 16, 2007
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-031 / PP-06-031 - PAGE 3 of 4
By action of the City Council at its regular meeting held on the
Fe6ru4.A:J ,2007.
6~
day of
COUNCIL MEMBER DAVID ZAREMBA
VOTED
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COUNCIL MEMBER JOE BORTON
VOTED
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED
COUNCIL MEMBER KEITH BIRD
VOTED
TIE BREAKER
MAYOR TAMMY de WEERD
VOTED -
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Copy served upon: v Apphcant
v Planning Department
V... Public Works Department
v City Attorney
By; ~OJJlj^-Q ~ 0 Dated: ~-I ;;1-01
~ Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-06-031 / PP-06-031 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
STAFF REPORT
TO:
FROM:
Hearing Date:
1/16/07
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Mayor & City Council
C. Caleb Hood, Current Planning Managef
Meridian Planning Department
208-884-5533
SUBJECT:
South Ridge Subdivision
AZ-06-031
Annexation and Zoning of290.87 acres from RUT (Ada County) to R-8
(Medium Density Residential)(H&9+ 115.65 aCfes), R-4 (Medium Low-
Density Residential)(~ 50.17 acres), R-2 (Low Density Residential)(~
35.21 aCfes), TN.R (Traditional Neighbofhood Residential)(~ 65.60
acres), L-O (Limited Office)(3.48 aCfes) and TN-C (Tfaditional Neighbofhood
Center)(;4M 20.71 aCfes). NOTE: As required bv the Plannine and Zonine
Commission, the aoolicant has submitted a revised master site plan (dated
December 7, 2006) and zoninf! legal descriotions and calculations of how
manv acres of each zone is oroposed. This revised information has been
used to notice the oublic for the Citv Council hearine on this oro;ect and is
included as underline information in the staff reoort below.
PP-06-031
Pfeliminary Plat appfoval of ~ 239 lots consisting of 2G6 189 residential
lots, 11 commerciaVother lots, 8 Mel!a lots (to be developed in the futufe).
and Mllcommon/open space lots in the pfoposed R-8, R-4, R-2, L-O. TN-R
and TN-C zones. NOTE: As required bv the Plannine and Zonine
Commission, the aoolicant has submitted a revised oreliminarv olat
consisting of the 239 lots listed above. This revised olat is dated December 7,
2006 and is included in the staffreoort analvsis below.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
On July 2(/h the Planning & Zoning Commission voted to continue this project to October 1yh.
On October 19th the Planning & Zoning Commission voted to continue this project until
December th. Also at the October 19th meeting, 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 19th hearing, it
was anticipated that ACHD's Commission would hear and act on this project on November
15th. However, on December flh, ACHD's Commission voted to defer action on the revised
Southridge project, pending city action and public involvement regarding the proposed
realignment of Overland Road through the Southridge project City Staff has included the
original conditions from the ACHD Commission in Exhibit B below (ACHD's conditions do
not include the proposed Overland Road realignment). The applicant did provide Staff with a
new concept plan, preliminary plat, narrative, legal descriptions, and calculations, as directed
by the Commission. Staff has updated the report below, based on the revised proposal (see
underlines herein).
The applicant, James L. Jewett, has applied for Annexation and Zoning of290.87 aCfes to R-8, R-
4, R-2, TN-C, L-O and TN-R, and Pfeliminary Plat approval of 189 fesidential lots, 11
South Ridge Subdivision AZ-06-031/PP-06-031
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
commercial/other building lots, and 31 common lots. Of the 239 total lots, !l. are "mega" lots that
are going to be re-platted. Of the 11 commercial/othef building lots, 9 are fOf fetail, office Of
other commercial uses, 1 is designated fOf an elementary school, and 1 is designated fOf a public
library. One of the common lots is DroDosed for a city Dark (Dreviouslv shown as a meea lot). A
portion of one of the mega lots is proposed to contain a future fire station (near Ten Mile
Road). As part of the submittal, the applicant has provided a master concept plan fOf the entire
290 acres, including how the mega lots will be developed in the futufe. With this olat, and
consistent with the draft Ten Mile Area Plan, the aoolicant is Drooosine to relocate Overland
Road to intersect Ten Mile Road aooroximatelv 2.100 feet south ofits current intersection. The
applicant is also proposing to construct stfeets from Overland Road and Lindef Road through the
site. Staff has analyzed the revised master concept plan, the revised legal descriptions, and the
revised pfeliminary 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. Thefe afe five existing homes and sevefal associated out
buildings on this site. A large portion of this site is currently being used fOf agricultural purposes.
The subject property is within the City of Meridian's Afea of Impact and Dfban Service
Planning Afea.
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 fecommendations to the Council on both of the subject applications. Below, staff
has provided detailed analysis fOf the fequested applications. Staff is recommending approval of
AZ-06-031 and PP-06-031, with the changes listed in this report. The Meridian PlannilllZ and
Zonim! Commission heafd these items on July 20th. October 19th and December ih, 2006. At the
Decembef 7th public hearinll thev moved to recommend approval.
a. Summary of December 7th Commission Public Denim!::
i. In favor: Jim Jewett. Phil Hull. Dan Thompson, Jason Densmef, Joe Attalla
ii. In opposition: Ken Fawcett. Susan Stone. Lorna Hewett, Keith Eberlin!!:. Tresa
Ball. Robert Carlson, Steve Przybos. Mel Schumaker, Lyle Lafkin. Susan
Carlson. Pat Mafon. Cristine Apostalou. Gary Liddell. Curtis Elton. Patty Zuniga.
Nancy Darr. Sherry Fawcett. Donald Smith NOTE: The followinll names were
on the public hearing sill11-uP sheet. but pfovided no vefbal testimonv: Terry and
Ruth Walkef. Duane and Julie Walker. W.O. Weiss. Phyllis Weis, Emma
Leonafd. Bonnie Breiner. David Beneducci, Sharon Schumakef, Janaliece
Lafkin. Phil and Nellie Gardnef. Daphne Amend. Julie Gould. Dianne Eberling.
M.L. Maron. Joe Zunilla. Clerance Leonard and Mike and Mary Kleffner.
111. Commenting: Wayne Amend (signed up as neutfal to the proiect)
IV. Staff Pfesentinll application: Caleb Hood
v. Other staff commenting on application: None
Vi. Written testimonv: Maiestic View HOA (sill11ed bv: Larkin. Hewitt. Bastien,
Brammer, Steam. Clovis. Packard. McClure and a couple illegible silUlatures),
Aspen Cove and Othef HOA (signed by: Carlson, Ebefling. Kendall. Gardnef,
Weiss. Liddell. Carlson. Bennet. Smith. McKinnev. Marsland. Lionafd. Ba!!:lev.
Dare Lubovich. Hickev. EquaL Ross, Dleffnef (sp?), Hostand, Bowef and a
couple of illegible signatures). Miles Hewitt. Jackie Guenechea. Steven Pfzvbos,
Chefi Shanahan. Christine Apostolou. Mel and Sharon Schumaker. Scott and
Jennifer Nichols. Susan Stone. Richard and Susan Baglev.
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
b. Key Issues of Discussion by Commission:
i. Densitv and transition to the existin!! lots to the south;
ii. Inter-cormectivity and stub stfeet(s) to Val Vista Subdivision to the south;
iii. What happens to the existing Overland Road/Ten Mile Road if Overland Road is
realilmed to the south?:
IV. Fencing alon!! the Ridenbau!!h Canal:
v. Ten Mile Interchan!!e desig:n and timing:: and.
VI. Restrictin!! hei!!ht of homes to single stOry and incfeasing feaf setback on south
side of proiect.
c. Kev Commission Chan2es to Staff Recommendation:
i. Limit hei!!ht of homes on the southern bOfdef that is shared with Val Vista
Subdivision and Aspen Cove Subdivision to a sin!!le story and to considef a
laf!!ef than 15 foot setback:
11. Requife some L-O zoning alon!! Overland Road:
111. Require City Park site to be done with fIrst phase;
IV. Require at least one future stub stfeet to one ofthe lots within Val Vista
Subdivision. when Mega Lot 2 develops.
d. Outstandin2 Issue(s) for City Council:
i. The Commission recommended a lafgef than 15 foot setback fOf the future
homes on the south side of this development. Staff would like the Council to
derme what a minimum rear (south) setback is appropriate fOf the south side of
this proiect. This south setback should be incorporated into the DA for this
proiect (see Commission-recommended DA provision #24 in Exhibit B).
II. As part of the revised master plan fOf this entife 290 aCfes. the applicant
anticipates 1.252 total fesidential units on this pfoperty (737 single family and
515 multi-family units). Staff is fequesting that the Council add a development
agreement provision that limits the maximum allowable density and requires a
minimum ovefall density for this property (add a DA provision to Exhibit B).
111. Durin!! the Plarming & Zoning Commission hearing. the applicant showed
sevefal housin!! types fOf this development. Staff has scanned and included the
elevations and pictures pfesented bv the applicant in Exhibit A. Sin!!le-familv
homes for this proiect should be consistent with the applicant-submitted
elevations.
The Meridi~n City Council heard these items on .Januarv 16 and .Januarv 23. 2007. At the
.Januarv 23r nuhlic hearing they annroved the subiect AZ and PP reouest.
a. Summary of City Council Public Hearin!Ts:
i. In faVOf: Jim Jewett. Steve Pryzbos. Scott Nichols.
ii. In opposition: Sus.~.Stone. Waype Amend. Mel Schumaker. Curtis Elton.
iii. C..illDIUentin2:: Sherry Fawcett. Lvle Bfeiner. Larry Van Hees. Suzanne GrubauQh.
Christine Apostolou. James Prather. Gary Inselman NOIE~IheJiu]mrin1t.namSi.s.
wefe on the public hearin2: silID-uP sheet as neutral. but Provided no verbal
testimony; Bonnie Br.~..Ken..F.a,)Ycett. .LuJ;<yLe"ax.ell,j)aphne Amend-.and
Mary E. Van Der Ber!! {Naomi Elton si!!ned un a!!ainsn.
IV. Writte1l.kstiIDonv: Dou2: Stron2:: see summary of Commission public hearin2:
above.
v. Staff Pres.entin!! annlK<ation; Ann;;LCannin2:
VI. Othef staff commentin2: on apnlication: Lt. John Overton. Ron Anderson. Len
Gradv. Dou!! Stron!!. Bill Narv.
h. Kev Issues of Discussion bv Council:
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
1. Overland Road ah!!l1ment and the overall tran~Q.QTtation svsteU4
11. Iknsitv and develoomen~ of MelZa Lots and ohasi1l2..Plan:
111. ProvidinlZ oafk_&..ridJ!e._and~stoos:
lV. TihnlZ the drain ditch nort!! ofthe orooosed sch@l site~
v. Eencinl! alonl! the south boundarv~
VI. Setbacks "!,\}}d buildinlZ heilZhts alonl!..the south boundary: and,
vii. P-,lrk.s.ite beinl! oubhc vefSUS orivl:!.te.
~ Kev Council Changes to Commission Recommendation:
i. Reauifed orooosed oublic"l@;k t9 be orivate~
11. Reauifed the aoohcant to tile the drainalZe lateral on the north sjde QUill;
orooosed ~!~l!!ent~ school site:
111. RestrictedJhe heilZht of the homes adiacen(!p Val Vista and ASOeILC..i!Y-e.lQ..2.2
feet and ~uired a minimum 50 foot setbaQk;,
lV. ReQuifed aJi.:iQQUall solid masonry fence adiacent to Val Vista and Asoen CQve
(south boundarY):
v. ReQuired a_bus stoo and oafk & fide site:
VI. ReQuired the aoolicant to su.bmit..and obtain Citv CouQfil aooroval for. a
develooment.alITeement modification that oroooses soecific an.d.de.taikd
architectgI!!LKHidelines for this develQmnrn1. that address (at a minimum) varietv
in structur.e.s...J:Y.ithin a block. buildinlZ}nass. buildinlZ materials. rooflines. !;;.clm:s.
and architectural stvle~.
vii. ReQuin:.dA~tub stfeet to the westernmostJ.Qt in Val Vista SubdivisiQlliUldJu;.rub
to the west to either. Parcel #S 1223233905 or #S 1 22323Al 00 to the west. when
1l}.~g!llgt 2 develoos:
V111. Reauifed the aoolicant to work with ACHD on theJ!l.c.ali_Qn of the orooosed
Overland Road reali !!l1ment at Ten Mile Road:
lX. ReQ.uired:Jhe aoolicant to construct a mini1l1llIDJrr 1.000 fesidential dwellinlZ
units on the orooertv and j;tmaximum of 1.252 fesidential dwellinlZ units on the
orooertv. unless otherwise soecificallv aooroved bv the Ci1Y_GuunQiUhroul!h
~~Quent aoolications: and.
x. ReQuired the aoolicant shall comolv with all adooted state and federal air and
d:.usJ..p..ar.fu:ulate emission standafds.
3. PROPOSED MOTIONS (to be considered after the public hearing)
Approval
Aftef considefing all staff, applicant and public testimony, I move to approve File Numbers
AZ-06-031 and PP-06-031 as presented in the Staff Report for the hearing date of JanuafY 16,
2007 with the following modifications: (Add any pfoposed modifications.)
Denial
After considefing all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
031 and PP-06-031 as pfesented during the hearing on January 16, 2007, fOf the following
feasons: (you should state specific feasons fOf denial of the annexation andlof plat.)
Continuance
After considefing all staff, applicant and public testimony, I move to continue File Numbefs
AZ-06-031 and PP-06-031 to the heafing date of (inseft continued heafing date hefe) for the
following reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
South Ridge Subdivision AZ-06-031 /PP-06-031
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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. Ownef:
James L. Jewett et. al.
1560 Carol Stfeet
Meridian, II) 83642
c. Applicant:
James L. Jewett
1560 Carol Stfeet
Meridian, II) 83642
d. Representatives: Phil Hull and Van BIg, The Land Group, Inc.
e. Pfesent Zoning: RUT (Ada County)
f. Comprehensive Plan Designation: Mixed Use - Community with a Neighborhood Centef
designation and Mediwn Density Residential NOTE: This is the current Comprehensive
Plan Map Designation for this property. Staff is preparing an application to amend the Map
around the Ten Mile Interchange. This proposed Comprehensive Plan Map Amendment
significantly effects the designations for this property as noted above (see Section 8 below
for more information).
g. Descfiption of Applicant's Request: The applicant is fequesting annexation and zoning
approval for 290.87 acres of property currently zoned RUT in Ada County. The applicant is
fequesting five diffefent zoning designations fOf the property: R-2, R-4, R-8, TN-C, L-O and
TN-R. The applicant has concurrently requested detailed preliminary plat approval of 189
fesidentiallots, 11 commefcial/othef building lots, and 31 common lots. Of the 239 total lots,
!l. are "mega" lots that are going to be fe-platted. As Dart of the amended master Dlan for this
site. the aDDlicant anticiDates 1.252 total residential units on this DrODertv (737 sinele-familv
and 515 multi-familv units). Of the 11 commefcial/othef building lots, 9 afe fOf fetail, office
or other commercial uses, 1 is designated for an elementary school, and 1 is designated for a
public libfary. One of the common lots is DroDosed for a citv Dark (Dreviouslv shown as a
meea lot). A portion of one of the mega lots is proposed to contain a future fire station (near
Ten Mile Road). As part of the submittal, the applicant has provided a master concept plan for
the entire 290 aCfes, including how the mega lots will be developed in the future. With this
olat. and consistent with the draft Ten Mile Area Plan. the aDDlicant is DroDosine to relocate
Overland Road to intersect Ten Mile Road aooroximatelv 2.100 feet south onts current
intersection. 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 aCfe. Approximately 13% (38 acres total; 8.9 acres in
the first phase) is being set aside fOf open space.
1. Date of revised mastef concept plan (attached in Exhibit A): 12/7/06
2. Date of revised pfeliminary plat (attached in Exhibit A): 12/7/06
3. Date oflandscape plan (attached in Exhibit A): 3/15/06 & 12/14/06
h. Applicant's Statement/Justification: The fequested zoning distficts will accommodate future
multi~family fesidential areas (envisioned with the future phases, as shown on the concept
mastef plan). These areas are designed into the transportation flows and blend beautifully with
South Ridge Subdivision AZ-06-031/PP.06-031
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
adjacent office-fetail and higher density fesidential afeas. In keeping with the vision of a true
neighborhood. . . that provides the mix of residential lot sizes, the vafiety of fesidential
product type, the meandering and friendly stfeet system, alley loaded lots, inviting product
design, commefcial-office amenities, and etc.... the development will incorpofate a
convenient pathway and open space system that will provide for future connections ffom other
ownefS, as well as an integrated system fOf the fesidents to enjoy (see applicant's submittal
letter.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the pfovisions of the Meridian City Code Title 11 Chaptef 5, a public hearing is
fequifed befofe 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 pfovisions of the Meridian City Code Title 11 Chaptef 5, a public
hearing is fequifed befofe the City Council on this matter.
c. Newspaper notifications published on: July 3 and 17,2006 (fOf Planning & Zoning
Commission hearing) and Decembef 21. 2006 and January 8.2007 (for City Council hearing)
d. Radius notices mailed to properties within 300 feet on: June 23, 2006 (fOf Planning & Zoning
Commission hearing) and December 21. 2006 (for City Council hearing;)
e. Applicant posted notice on site by: July 10, 2006 (fOf Planning & Zoning Commission
hearing) and January 6,2007 (fOf City Council hearing)
6. LAND USE
a. Existing Land Use(s): There are existing homes and some out buildings on this site. A
majority of the subject property is currently being used for agricultural purposes.
b. Description of Character of Surrounding Area: Thefe afe one and five*acfe lots in Val
Vista, Ariel Estates and Aspen Cove subdivisions to the south. The fecently approved Bear
Creek West Subdivision is east of this site (across Lindef Road). If appfoved, this pfoperty
would be the furthest west the City limits would extend, south of Intefstate 84. This area is
rapidly transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single.family fesidential and agriculture on large parcels, zoned RUT (Ada
County)
2. East: Recently approved Bear Cfeek West Subdivision, zoned R-8
3. South: Single-family homes in Val Vista, Ariel Estates and Aspen Cove
Subdivisions, zoned Rl and RUT in Ada County.
4. West: Single.family homes, zoned Rl (Ada County)
d. History ofpfevious Actions: None.
e. Existing Constfaints and Opportunities:
1. Public WOfks:
Location of sewef: This property will sewef to the Black Cat Trunk which is
planned to be adjacent to this property in Overland Road by the end of 2006 Of
South Ridge Subdivision AZ-06-031/PP-06-031
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early 2007.
Location of water: There is currently a main in the intersection of Overland
and Linder.
Issues Of concerns: Sewer main size and routing. The timing of available
sewer. The need fOf a well lot to service the new pfeSSUfe zone being cfeated.
2. Vegetation: Thefe afe some existing tfees on this property that need to be mitigated
for.
3. Floodplain:
N/A
4. CanalslDitches Irrigation: Except for the Ridenbaugh Canal, and the irrigation drain
that the applicant is pfOpOSing to improve as an amenity, any open canals Of ditches
that CfOSS the subject site should be piped (see Exhibit B).
5. Hazafds: Staff is not aware of any hazards associated with this property.
6. Proposed and Existing Zoning:
Q",TN-R, and TN-C.
7. Size of Property: 290.87 aCfes
f. Subdivision Plat Information:
I. Residential Lots: 189 in first ohase: not including 8 "mega" lots to be re-olatted
Existing RUT (Ada County) to R-8, R-4, R-2, L-
2. Non-residential Lots: 11 (9 commercial lots, 1 school lot, 1 public libfary lot)
3. Total Building Lots: 189 single-rami/v. 8 commercial. 1 school lot. 1 oublic
librarv lot. 1 citv oark lot. with the first ohase (total number to be determined with
future plats)
4. Common Lots: 31
5. Other Lots: 0
6. Total Lots: 239
7. Gross Density:
g. Landscaping:
3.2 units pef acre (net 6.58 d.u./acre - residential area only)
1. Width of street buffer(s): Portions of Overland Road and all ofTen Mile Road
abutting this site are designated as entryway corridors. A 35-foot wide stfeet buffef is
fequifed along a majority of Overland Road and all of Ten Mile Road in this afea.
(UDC 11-2B-3 & UDC ll-2Dp2). A 25-foot wide street buffer is required along
Linder Road and the remaining portion of Overland Road, neafef Lindef Road (UDC
ll-2B-3). An 8-foot wide landscape parkway with stfeet trees is fequifed along the
streets within the TN-R zone (ODC Table 11-2D-2). Stfeet buffers are not fequired
adjacent to the othef internal residential stfeets.
2. Width ofbuffef(s) between land uses: N/A
3. Pefcentage of site as open space: For this phase ofthe development,
approximately 13% ofthe site is being set aside for open space; 8.8 acres (including
stfeet buffers) is being set aside fOf open space. Approximately 38 acres of the entire
site is being set aside for open space. ODC 11- 3G- 3Al fequifes common open space
and site amenities fOf developments of five acres or more. UDC 11-3G-3A2 requifes
one additional site amenity for each additional 20 aCfes of development afea. The
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
UDC requifes 14 amenities for this development overall. Please see Section 10 below
fOf mOfe information fegarding 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 tfee pef 8,000 square feet (UDC 11-3G-3E2).
h. Amenities: Club house (future), tot lot (future), pool (futufe), open space/parks, dfain,
pathways.
1. Off-Street Parking: UDC 11-3C-6A fequires single-family detached dwellings and
townhouses with more than 1 bedroom to have 2 enclosed parking spaces ( a garage) and a 20'
x 20' pafking pad in front of each gafage. In all commefcial districts, UDC 11-3C-6.B
requifes one off-street vehicle pafking space fOf every 500 square feet of gross flOOf afea.
J. Summary of Proposed Stfeets and/of Access: On the submitted revised mastef concept plan,
thefe afe several public streets and driveways proposed to the adjacent arterial stfeets. Thefe
are two public street intefsections proposed with Linder Road. Thefe 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 intefsect Ten Mile Road. The
applicant is proposing to construct Overland Road, ffom Linder Road to Ten Mile Road,
Southern Way, Southridge Dfive and Amefican Frontier Drive, with the ftfSt final plat phase.
Thefe afe ftve 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 genefally supportive of the
proposed stfeet system. However, staff has some concerns with the detached sidewalks and the
associated easements adjacent to the stfeets in the TN-R portion ofthis pfoject (see Section 10
below).
7. COMMENTS MEETING
On June 30, 2006, and again on Decembef 15. 2006. a joint agency and departments meeting was
held with service providefs in this area. The agencies and departments pfesent include: Meridian
Fife Department, Meridian Parks Department, Meridian Public WOfks Department, Meridian
Police Department, and the Sanitary Services Company. Staff has included comments, conditions
and fecommended actions in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use - Community" and "Medium Density Residential" on the
current Compfehensive 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
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 Lindef Road and Ten Mile Road, and the medium density is shown on eithef
side. The proposed development and zoning feflect more of the mixed uses at the Lindef
Road/Overland Road intersection, and along the Overland Road frontage. Staff is generally
supportive of the proposed, revised zoning designations as they are generally consistent with
both the current Map and the Map amendment that will be proposed.
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In Chapter VII of the Comprehensive Plan, the mixed use designation is defmed-in part-as an
area that is situated in highly visible Of tfansitioning parts of the City where innovative and
flexible design opportunities are encoufaged. The Mixed Use - Community designation allows
residential density between 3 and 15 dwelling units per aCfe, up to 200,000 square feet of non-
fesidential building afea, and is intended to allow a broad fange of uses. Medium density
residential areas are anticipated to contain between three and eight dwellings pef acre. The
proposed Pfeliminary Plat includes 189 buildable single-family lots for a gfOSS density of 3.22
dwelling units/acre. Although the overall density is at 3.22 dwelling units pef acre, there is a large
afea 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 of this project is 6.58 dwelling units pef
aCfe and the average lot size is 6,614 square feet. The proposed density/zoning, generally
complies with both the Compfehensive Plan and the fequested zoning distficts.
Staff fmds 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 fOf the provision of all public services.
(Chaptef 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 se1l'ice will be extended to the project at the
developer's expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be se1l'iced by the Meridian Police
Department (MPD).
· The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This
se1l'ice will not change.
· The subject lands are currently serviced by the Meridian Library District. This
se1l'ice will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal, fee-supported, se1l'ices 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 Se1l'ices, and Sanitary Se1l'ices Company.
Chapter IV, Goal I, Objective A, Action 6 - Permit new commercial developments only whefe
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 servicefor this
development will be via extension of the Black Cat Trnnk The City of Meridian has recently
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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 - Considef "Accommodating Bicycle and Pedestfian
Tfavel: A Recommended Approach" from the National Centef 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.
Chaptef VI, Goal II, Objective A, Action 6 - Requife stfeet connections between subdivisions at
fegulaf intervals to enhance connectivity and bettef 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 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. 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.
Chaptef 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 connectofs in all new
development to link subdivisions togethef to pfomote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to constructfive-foot wide sidewalks adjacent to the internal streets.
The applicant is also proposing to construct micro-paths tolfrom the proposed school lot and the
library lot and within certain common lots throughout the development. The applicant is also
proposing to construct a multi-use pathway generally along the Ridenbaugh Canal, from Linder
Road to Ten Mile Road. Staff believes that with the construction of the sidewalks, micro-paths
and the multi-use pathway, a functional pathway system will be provided to this area.
Chaptef VII, Goal N, Objective C, Action 6 ~ Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See analysis above.
Chaptef VII, Goal I, Objective D, Action 9 - Require new fesidential development to provide
permanent perimetef fencing to contain construction debris on site and prevent windblown debfis
from entering adjacent agricultural and other properties.
Prior to construction, fencing should be constructed around the perimeter of this site.
Chapter VII, Goal N, Objective D, Action 2 - Restrict curb cuts and access points on collectofs
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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
(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 fOf a variety of commefcial and fetail opportunities
within the Impact Area.
Approximately 35-acres of the subject site are proposed for traditional neighborhood center
zoning at the corner of Overland and Linder. Except for the public library, the subject
application does not propose any other specific uses within the TN-C area. Staff believes that the
future commercial and retail sites in this plat will add to the variety of non-residential uses within
the City's Area of Impact. Staff is generally supportive of some commercial uses in this area, as
proposed.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing fesidential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing to plat some of the largest lots within the subdivision along the
southern boundary of the property, where there are existing county subdivisions. The UDC does
not require any buffering between single-family uses. The Commission and Council should rely
on any public testimony provided when determining if this development is compatible with the
uses on the adjacent parcels. The applicant has proposed some additional R-2 zoning adjacent
to the lots in Val Vista Estates, and R-410tsjust to the north. These areas were proposed as R-8
on the original concept map and plat.
Chaptef VII, Goal I, Objective D, Action 8 - Require new ufban density subdivisions which abut
Of are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with lafgef, mOfe comparable lot sizes to buffef the intefface between urban
level densities and rural fesidential 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
providedfrom neighbors when determining the most appropriate zoning designation for this
property.
Staff also fmds the following 2002 Compfehensive Plan text policies to be applicable to this
application:
· "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway
cormections to the foadways. The City should coopefate 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 stfeets." (Chaptef 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.
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9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Mefidian City Code (Table 11-2A-2) lists single.family
detached homes as pennitted uses in the R-2, R-4 and R-8 zoning distficts. Meridian City
Code (Table 11.2D-l) lists multi-family developments, fetail stores, public/quasi.public uses
and pefsonal Of professional services (offices) as pennitted uses in the TN-C zone, while
several othef non-fesidential uses afe allowed eithef 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 pennitted uses in the TN-R zone, while
sevefal 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 fesidential distficts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to
the City of Meridian watef and sewer systems is a fequirement for all fesidential districts.
Residential distficts are distinguished by the allowable density of dwelling units per aCfe
and corresponding housing types that can be accommodated within the density fange.
TN -C: The purpose ofthe TN -C District is to serve as the focal point of a neighborhood
center, containing fetail, commercial, and community services to meet the daily needs of
community fesidents within a one- to two.mile fadius. A TN-C is pedestrian-oriented,
and it is designed to encourage pedestrian connection with a Traditional Neighbofhood
Residential District. TN-C Distfict uses include small-scale retail, festaurants,
fecfeational, personal services, public Of quasi-public uses, churches, and attached and
multi-family dwellings.
TN-R: The purpose ofthe TN-R District is to provide for a vafiety of fesidentialland
uses including attached and detached single-family fesidential, duplex, townhouse, and
multifamily. A TN-R District includes open spaces and promotes pedestrian activity
through well-designed and varied stfeetscapes that also provide fOf the safe and efficient
movement of vehicular traffic. Most dwelling units should be accessed from alleys. The
maximum density of the TN.R Distfict is fifteen (15) units per aCfe. The minimum
density is eight (8) units per acre. Density should decfease away from the center and
closer to conventional fesidential districts. The TN-R District should be genefally
located: adjacent to a TN-C District, along a tfansit COrridOf, Of within a mixed use
neighbofhood. For the purposes of this Title, the term residential district shall also
include the Tfaditional Neighborhood Residential Distfict.
c. General Standafds: 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 fequested fOf the proposed
development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
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1. Annexation and Zoning Application: Based on the Compfehensive Plan and the
Future Land Use Map, staff believes that the requested zones, as amended. are
appropfiate for this property. Please see Exhibit D fOf detailed analysis of the fequifed
facts and findings fOf the annexation and zoning of this property.
Legal Descriptions: The annexation legal description submitted with the application
(stamped on May 10, 2006, by Hugh W. Edwards, PLS) shows the property as
contiguous to the existing COIpOfate boundary of the City of Meridian. New legal
descriotions showing each of the zones recommended bv Staff and the Commission.
have been submitted to the Planning Deoartment. have been aooroved bv the Public
Works Deoartment. and are included in Exhibit B.
Special Considerations:
Master Concept Plan: The applicant has submitted a mastef concept plan fOf how the
290 aCfes will by-and-large be developed. Staff is generally supportive of the layout of
the concept plan. Staff fealizes that some flexibility is needed when developing a
property of almost 300 acres. Howevef, Staff believes that some of the concepts
shown on the plan should be incolporated into the development. Concepts such as the
multi-family housing units along Overland Road being located between the stfeet and
the parking fOf the units should come to fruition. Othef concepts such as the
elementary school site and the public libfary site, and the accessibility of these sites
from the adjacent stfeet layout and pathway/sidewalk connections, should also be
included/fequired as the phases develop.
Staffalso 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 fesidentialland
uses called fOf in both the Comprehensive Plan and the TN-R purpose statement.
Staff also believes that pedestfian connections from the future multi-family units to the
commefcial uses afe key to providing efficient pedestfian 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 Mastef Concept Plan.
Below, staff has listed concepts that should be included in a development agreement
fOf this property.
As part of the revised master plan for this entire 290 acres. the applicant
anticipates 1.252 total residential units on this property (737 sinl!le family and
515 multi-family units). In addition to the DA provisions listed below. Staff is
requestinl! that the Council add a development al!reement provision that limits
the maximum allowable density and requires a minimum overall density for this
property.
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 feflect
market demand and construction needs. Staff is supportive of the mafket controlling
the phasing plan, but believes that some of the amenities proposed with the
development should be constructed pfior to the development build out, Of befofe 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
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constructed from Linder Road to the 1lew Ollel.laml Road park site. along the
Ridenbaugh Canal. (NOTE: The proposed CPA is also showing a multi-use
pathway within the Northwest Pipeline easement. This multi-use pathway should be
constructed with the future phases, as this project builds out.) Also, Staff
recommends that all of the public streets shown on the p1"6po-sed preliminal)' pial,
Sheet PI.f}, be eonstffleted with the first p.'tase. This condition will allow multiple
aeeesses into the del'el8JH1lent ami ineiud-es all of Overland Road, all of Souther-n
rl'ily, and the other internal sWeets pl'6posed with the first final plat pha8e. 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: Thefe afe (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 pafcel aCfOSS the Southridge site. Staff fecommends that the applicant
felinquish any intefest the subject pfoperties may have in Windy Ridge Lane and/of
Old Thorn Lane (and any othef pfivate lane easement that may encumber the subject
property). Upon annexation of either the existing homes taking access from pfivate
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 fOf the public stfeets 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 pfoposing to construct a portion of the multi-use pathway, from Linder Road to
approximately Southpoint Wav within common lots that are not adiacent to the
Ridenbaugh Canal. Near Southpoint Wav. the applicant is proposin!! to construct the
multi-use pathway on the ftet1h !!!.!!!!Lside of the Ridenbaugh Canal, UP to the re-
alil:med Overland Road. Staff is generally supportive of the location of the pathway,
but believes that the entire pathway. from Linder Road to the city park site. should be
constructed with the fifSt phase of the development (see Phasing Plan above). Also,
staff believes that the pathway should terminate neaf the intefsection of Ten Mile
Road/Overland Road/Ridenbaugh Canal, so pedestrians using the path have a safe
cfossing ofthe arterials.
City Park: On the Compfehensive Plan Future Land Use Map, a potential city pafk
site is shown on this property. The applicant is proposing to construct a City Park on
this site. The applicant has been working with the Parks Department and the Parks
Commission on the design of this park. Staff understands that the Parks
Commission has an approved design for this site. (this desilnl is shown on Sheet
Ll.04 of the landscape plan attached in Exhibit A).
Amenities: A park area with a pool, clubhouse and pond is shown near the center of
the development. It appears an amenity Of two are shown on Lot 5, Block 3 (just west
of the libfary lot). Staff is unclear as to what this amenity is, if any, and what other
amenities the applicant is proposing at this time fOf the fest of the R-2, R-4 and R-8
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
zoned areas. The applicant is proposing to improve the drain between the school lot
and the library lot, up to Ovefland 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: See Exhibit B fOf Citv ~ounci1 aDorQ"\:.e~d VA orovisions.
UDC 11.5B-3D2 and Idaho Code ~ 65-6711A provides the City the authofity to
require a pfoperty ownef to entef into a Development Agreement (DA) with the City
that may require some written commitment for all futufe uses. Because the applicant
has not submitted elevations fOf the multi-family units Of commercial buildings, Of a
list of uses that may be built in the commercial afea (TN-C zones) of this
development, and to enSUfe that this pfoject 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. Pfiof to the annexation ordinance appfoval, a Development
Agreement (DA) shall be entered into between the City of Meridian, property
owner(s) (at the time of annexation ofdinance 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 difect the City's Legal
Department to dfaft a development agreement fOf Southridge as follows:
1. That all futufe development shall not involve uses, activities, pfocesses,
matefials, equipment and conditions of opefation that will be detfimental to
any persons, property Of the genefal welfafe by reason of excessive
pfoduction of traffic, noise, smoke, fumes, glafe Of odofs.
2. That all futufe 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 structufes that are at least two-stories tall;
and that all commefcial buildings in the TN-C zone be located between the a
public street and the pafking lot (as shown on the original master concept
plan dated 4-15-06).
3. That all TN-R zoned lots and uses will comply with the fecently adopted TN-
R standafds adopted in the UDC (see Ordinance# 06-1241); that the TN-C
zoned area along Overland Road will include: at least 20 multi-family
dwelling units with the dwelling units being located primarily between
Overland Road and any surface pafking area fOf the units; at least 20 attached
single-family dwellings and/or townhouse units; that a useable common open
space area (pafk) be provided on site; and an internal pedestrian connection
to the TN.C zoned property to the west shall be provided.
4. That pl'iar la aHne;lfflRalt 8Mnanee tlpplVJWll, new kgal deseripRafls far the
R 2, R I, R &, R 15, TN C, TN R aHd L 0 l8nes be sHbmitted. That slItd
legal descripti8Hs sh8Hld depict l8HCS c8nsistcHt with the master c8ncept
plan exeept: that the al'eas pNJp8Sed lIS TN R (stJHth af Ol'eRand R8ad,
m:st 8/ the 8Ht pareel) ami TZ'{ C (narthwest (If Offffl:tlUi Rasd, n8I't.'t af
the eanal) shaH/d be l8ned R 15, &toopt far II SMall "pae.tel" IBeakd Bn the
ItBl'theast side a/Ihe [Beal stl'eet intel'seeR8H with the Itew Ol'edaHfi Raad
this lll'ea shaH/d be :tBlled L O.
5. That all future development of the subj ect property shall be constructed in
accofdance with City of Mefidian ofdinances in effect at the time of
development (building pennit submittal). All of the future lots shall comply
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
with the standard lot size, setbacks, and street frontage requifements of the
R-2, R-4, R-8, L-O. TN-C and TN-R zones established in the DDC.
6. That the future uses and lots on this site shall conform to the District
Regulations and Allowed Uses contained in the Unified Development Code
(UDC), in effect at the time of development (building permit submittal).
7. That the applicant will be fesponsible for all costs associated with the sewer
and watef service extension.
8. That any existing domestic wells and/of septic systems within this project
will have to be femoved from their domestic service, pef City Ordinance
Section 5-7-517, when services are available from the City of Meridian.
Wells may be used fOf non-domestic purposes such as landscape irrigation.
9. That priOf to issuance of any building permit, the subject property be
subdivided in accofdance with the City of Meridian Unified Development
Code.
10. That only one public street access, and no direct lot access Of driveways, to
Ten Mile Road will be allowed on this site; that a maximum of five public
stfeet accesses, and up to two dfiveways, 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 Of
dfiveways, to Lindef Road will be allowed on this site (subject to ACHD
approval).
11. That public street fronta1!e as shown on the revised master concept plan. or
!Lcross accesslingress-egress will be provided to Pafcel #SI2231l0500,
which is located on Linder Road.
12. That the applicant agrees to felease any intefest the subject properties may
have in Windy Ridge Lane and/of Old Thorn Lane. That the applicant agrees
to construct at least one stub stfeet 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 afe currently encumbered by private
lane easements, until said easements are vacated.
13. That tae applieaflt agrees to construct eOfltiflu0l:ls pl:lblie stf-eets from Ton
Mile R0ad, Overland Road afld Liflcler Road, that eOnReet \-vita eaeh 0taef as
part of the first fiaal plat, as profl0sed.
14. The city park lot shall be included within the fifst [mal plat phase of this
development as shown on the fevised master site plan; all "mega" lots shown
on the mastef concept plan. west of the fifst phase shall be annexed and
recofded as mega lots with the first final plat. but no home Of road
construction shall OCCUf in this afea until such time as the Ten Mile Area
Specific Plan is adopted by the Citv. After such time. the mega lots mav be
developed if the new (detailed) preliminary and then final plats of the mega
lots are consistent with the adopted Ten Mile Area Specific Plan.
15. That any future buildable lot shall not be encumbered by the existing
Northwest Pipeline easement that bisects this property.
16. That the applicant has fequested an alternative schedule for the construction
of the fequifed landscaping adjacent to Overland Road, Lindef Road and Ten
Mile Road; that said buffers will be constructed in accofdance with the
Pefimetef 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 accofdance with the UDC pfovisions in effect at the time of
development.
17. That all internal landscaping shall be installed as each phase final plats, prior
South Ridge Subdivision AZ-06-031 /PP-06-031
PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
to occupancy of any structures within each phase.
18. That the applicant agrees to plat a public libfary lot and an elementary school
lot with the ftrst 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 ftrst phase (prior to any occupancy being
gfanted), a lO-foot wide multi-use pathway shall be constructed on this site
genefally on the nnfth south side of the Ridenbaugh Canal, from Lindef
Road to the city pafk (temporarily tefminating at the city park) with the
remaindef out to Ten Mile Road to be constructed with futufe phases as
they are brought in fOf feplatting. The city will fequife additional multi-use
pathwavs along the Ridenbaugh Canal and/of within the northwest pipeline
easement. as the mega lots develoD.
20. That the applicant agfees to leave open and enhance the iffigation dfain
located between Lindef Road and Overland Road, by providing grass
seeding and two pedestrian bfidge crossings. Said bridge CfOSSingS shall be
constructed between the school site and the libfary site, and between the
future multi-family units and thecommefcial uses on Overland Road.
21. That the applicant agfees 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 fequired by the Commission and/of Council at the public
heafings.
22. That the applicant construct the Black Cat Trunk through this development
the intersection of S. Lindef Road and Amefican Frontier Drive with the
ftrst phase of this project. The inveft elevation at this point shall be in
compliance with the City of Meridian's Mastef Sewef 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 Mastef
Concept Plan, prepared by The Land Group, Inc., labeled sheet Ml.0,
dated 4-15-06, with the pfovisions mentioned above (detailed approval of
the internal stfeet systems will be reviewed and approved with the fe-
subdivision of each mega lot). Provide a stub street to at least one of the 5-
acre lots in Val Vista Subdivision when mega lot 2 develops.
24. The applicant has agfeed to limit the height of homes on the southern
border shared with Val Vista Subdivision and Aspen Cove Subdivision to a
single story. The applicant has also agfeed to provide a greatef than 15-foot
rear setback fOf the lots along the southern boundafV.
2. Pfeliminary Plat Application: Staff believes that the pfoposed pfeliminary plat
substantially complies with the Zoning Ordinance. The comments below are primafily
geafed towards the portions of the preliminary plat that will be developed, not the
"mega" lots or the futufe, conceptual lots on the mega lots.
Special Considefations:
TN-R Standards: The City recently adopted standards for the TN-R distfict. Some of
the standards include: a fequirement for all local stfeets to have 8-foot wide landscape
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY ]6,2007
plantefs (parkway) with Class II trees and detached sidewalks. The submitted
landscape plan shows the fequired detached sidewalk and 8-foot wide parkway.
However, the submitted pfeliminary plat does not reflect an easement fOf the sidewalk,
as the walk will be outside of the proposed 50-foot right-of-way for the stfeet. 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 afea fOf 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, by depicting the sidewalk easement on the plat.
NOTE: This is still not shown on the revised Dreliminarv Dlat.
The TN-R standards in the UDC also requife 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.
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 homeownefs. Staff is genefally supportive of the proposed
alley configurations, with one exception. The UDC, section 11-6C-3B5, requifes all
alleys to be designed so that the entife length is visible from a public stfeet. 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 whefe the alleys
intefsect 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 stfeet within 50 feet of
the alley entfance 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 stfeets proposed on the pfeliminary plat (as
allowed by ACHD). A note should be placed on the face of the final plats stating this
festriction.
Amenities/Open Space: UDC 11-3G-3A1 fequifes common open space and site
amenities fOf developments of five aCfes Of mOfe. UDC 11-3G-3A2 fequires one
additional site amenity for each additional 20 acres of development area. The UDC
fequifes 14 amenities fOf this development ovefall. Staff is unawafe of how many
acres are within the detailed area of the plat, but the number of amenities proposed
appears to be substandafd.
The applicant is proposing to set aside approximately 8.9 aCfes/13% of the site for
common open space. A micro-path in Lot 50, Block 3, "greening up" the drain
between the school lot and the library lot, and constructing a portion of the multi-use
pathway adjacent to the Ridenbaugh Canal, and the dedication of a citv oark, make
up a majority 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 plantef areas, buffefs, and islands in
roundabouts or cul-de-sacs. The applicant is proposing, what appeafS 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 furthef
fecommends that the Commission and Council determine if the open space and
amenities proposed for this development comply with UDC 11-3G-3A2.
South Ridge Subdivision AZ-06-031/PP-06-031
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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 fequired 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. Thefe are other irrigation/drainage laterals that
bisect this parcel. Pef UDC 11-3A-6 all irrigation ditches, latefals or canals, exclusive
of natural watetways (Ridenbaugh) and dfains being uses as a watef 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 fecommends that
exclusive of the Ridenbaugh Canal and the dfain near the school and libfary sites, all
irrigation ditches, latefals and canals be tiled on this site.
Micro-paths/Pedestrian Connections: The applicant is proposing to construct one
micfo-path on Lot 52, Block 3, and one pedestrian walkway between the libfary lot
and the school lot, within this development. As submitted, thefe are few pedestrian
access points to the futufe multi-use pathway running along the Ridenbaugh Canal.
Staff believes access to the future fegional pathway system is cfitical to its success.
Thefefofe, 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 Neighbofhood
Residential District." To comply with the pedestrian-oriented statement listed
above, staff recommends that a micro-path be constructed between Block 3, and
the future multi-family units in the mega Lot 8. The proposed micro-path on Lot
52, Block 3, and all other micro-paths in the development, should be constructed in
accofdance with UDC 11-3A-8. Landscaping adjacent to all micro.paths (not the
pedestrian walkway between the school and the library) should comply with VDC 11-
3B (Lot 52, between Lots 53 and 54, Block 3, does not have enough landscaping on
the sides of the pathway and will need to be amended).
The applicant is proposing to construct the multi-use pathway that is depicted on the
Futufe Land Use Map along the north side of the Ridenbaugh Canal. The applicant is
pfoposing to construct the pathway 8-feet wide; the Compfehensive Plan and the UDC
require a 1O-foot wide pathway. The UDC requifes 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 pafcel has approximately 5,000 lineal feet of frontage on the
adjacent arterial streets. Because this is a phased development, with build-out to OCCUf
over several yeafs, 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
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
is in agreement with this plan labeled Perimetef Landscape Requirement Plan
prepared by The Land Group, Inc., dated 4-15-06, sheet PLR1.0; and staff is
fecommending that as part of the Development Agreement, this plan be adopted.
Howevef, because the mega lots are being platted with the fifSt 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
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-410ts, the landscape buffer should be in a
lot(s)).
The submitted preliminary plat should be revised accordingly. The future
landscape plans, submitted when the mega lots redevelop, will be evaluated at
that time for compliance with UDC 11-3B-7, Landscape Buffers along Streets.
The landscape plan pfepared by The Land Group, Inc., on 3-15-06 & 12-14-06,
labeled Sheets L1.00, L1.01, L1.02, L1.03, and L1.04 is approved with the following
modifications/notes:
· Provide a 25-foot wide landscape buffef along Overland Road and Linder
Road, as proposed. Provide an 8-foot wide landscape plantef (pafkway) 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 buffefs 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 buffefs shall be designed in accordance with UDC 11-
3B-7.
· Provide landscaping in compliance with UDC 11-3B-12, adjacent to all
micro-paths.
· pfovide amenities and open space as follows; 8.9 acres (13%) of common
open space, a micro-path on Lot 52, Block 3; a miero path betweeFl Lets 43
and 45, Bleek 3; a micfo-path between the future multi-family units on Mega
Lot i 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
generallv along the Ridenbaugh Canal, from the eastern property line to the
Overland ReadlRidenbau:gh Canal interseetioFl citv pafk, and any othef
amenities as fequired by the Corrunission Of Council.
· A wfitten certificate of completion shall be prepared by the landscape
architect, designer, Of qualified nurseryman fesponsible for the landscape plan
and submitted priOf to City Council signature of the Final Plat. All standafds
of installation shall apply as listed in UDC 11-3B-14.
Submit a landscape plan, feflecting the changes/notes mentioned above, with the
final plat application(s).
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Fencing: The applicant is pfoposing to construct a six-foot vinyl fence along Lindef
Road; no othef perimetef 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
applicant clarify, at the public hearing, if any other perimeter or internal fencing
is being proposed for this development (particularly adjacent to the R-2 10tskA
detailed fencing plan should be submitted upon application of the final plat. If
permanent fencing is not provided before issuance of a building permit, temporary
construction fencing to contain debris must be installed around the perimeter.
Perimeter, common open space, and micro-path fencing shall be designed accofding to
UDC 11-3A-7.
Common Areas: Maintenance of all common afeas shall be the fesponsibility of the
Southridge Home OwnefS' or Business Owners' Associations.
Pressure Irrigation: The City of Meridian fequires that pressurized irrigation systems
be supplied by a year-round SOUfce of water. The applicant should be fequired to use
any existing surface Of well watef for the primary source. If a sUfface Of well source is
not available, the applicant shall coofdinate with the entity providing watef service to
allow a single-point connection to the culinary watef system. If a single-point
connection to the City of Meridian's water line is used, the developer will be
fesponsible fOf the payment of assessments fOf the common afeas priOf to signature on
the final plat by the City Engineer. An underground, pfessurized irrigation system
should be installed to all landscape areas pef the approved specifications and in
accofdance 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 pfoposed lot lines shall be femoved or
felocated priOf to signature of the final plat by the City Engineer.
b. Staff Recommendation: Staff is recommending approval of AZ-06-031 and PP-06-
031, with the changes listed in this report. Among other conditions, Staff is recommending
that the applicant submit: 1) new annexation and zoning legal descriptions prepared by a
licensed surveyor (prior to noticing for City Council hearing); and 2) ten full-size, one 8.5" x
11", one pdf and one jpg copy of the revised preliminary plat and landscape plan that
includes all 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 15th). On December 7th, 2006 the
Meridian Planning & Zonin!! Commission voted to fecommend approval of AZ-06-03l and PP-
06-031. On January 23rd. 2007 the Meridian City Council voted to aoorove AZ-06-03 Li:mdlT.:
06-031.
11. EXHmITS
A. Drawings
1. Revised Mastef Concept Plan (dated: 12-7-06)
2. Revised Preliminary Plat (13 pages; dated: 12-7-0~
3. Landscape Plan (5 pages; dated: 3-15-06 and 12-14-06)
4. Elevations Dresented to the Plannine & Zonine Commission (12 vaees)
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
B. Conditions of Approval
1. Planning Department
2. Public WOfks Department
3. Fife Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway Distfict (Original Conditions of Approval)
8. Central District Health Department
9. Nampa - Mefidian Irrigation Distfict
C. Annexation and Zoning Legal Descfiptions
D. Required Findings from Unified Development Code
South Ridge Subdivision AZ-06-031/PP-06-031
PAGE 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
A. Dfawings
1. Revised Master Concept Plan (dated: 10 21 06 12-7-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CJTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Exhibit A - Page 24
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
B. Conditions of Approval
1. Planning Department
ANNEXATION AND ZONING PROVISIONS (AZ-06-031)
Prior to the annexation ordinance approval, a Development Agreement (DA) shall be
entered into between the City of Meridian, property owner(s) (at the time of annexation
ordinance adoption), and the developer. The 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 exceot for tlw
JlubliQ.Jibrarv; and that all commercial buildings in the TN-C zone be located
between the a public street and the parking lot (as shown on the original master
concept plan dated 4-15-06).
3. That all TN-R zoned lots and uses will comply with the recently adopted TN-R
standards adopted in the UDC (see Ordinance# 06-1241); that the TN~C zoned
area along Overland Road will include: at least 20 multi-family dwelling units
with the dwelling units being located primarily between Overland Road and any
surface parking area for the units; at least 20 attached single-family dwellings
and/or townhouse units; that a useable common open space area (park) of at least
10.000 sauare feet. ~~glu,9!"nKQ~rkiru! areas andloLdr.ainal!e areas. and inc1udimr
some recreational eauioment (e,l!. - l!azebo-with benches. BBO are.!\.... tot-lot.
swirruninl! oQ_ol.._c1ubhouse. etc.) within the ooen soage area 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 pennit submittal). All of the future lots shall comply with the standard
lot size, setbacks, and street frontage requirements of the R-2, R-4, R-8, L-O,
TN-C and TN-R zones established in the UDC.
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 pennit 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 pennit, 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 five public street
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Exhibit B - Page 2
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).
10. That public street frontage as shown on the revised master concept plan, or a
cross access/ingress.egress will be provided to Parcel #81223110500, which is
located on Linder Road.
11. That the applicant agrees to release any interest the subj ect properties may have
in Windy Ridge Lane and/or Old Thorn Lane. That the applicant agrees to
construct at least one stub street to the outparcel surrounded by mega lot 1, with
the fIrst plat within said mega lot. That the applicant agrees that they will not be
allowed to record lots that are currently encumbered by private lane easements,
until said easements are vacated.
12. The e#y orivate park lot. clubhouse....and.JlQQl. shall be included within the fIrst
final plat phase of this development as shown on the revised master site plan; all
"mega" lots shown on the master concept plan, west of the first phase, shall be
annexed and recorded as mega lots with the first final plat, but no home or road
construction shall occur in this area until such time as the Ten Mile Area Specific
Plan is adopted by the City. After such time, the mega lots may be developed if
new (detailed) preliminary and then final plats of the mega lots, that are
consistent with the adopted Ten Mile Area Specific Plan, are submitted and
approved by the City. Nu..Y.ariances to lot dimensions. setbacks or block lelllrths
shall be reauested bv the aoolicant as oart of the re-develooIP.-ent ofthe m~g~ lots.
13. That any future buildable lot shall not be encumbered by the existing Northwest
Pipeline easement that bisects this property.
14. 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.0; and that all landscape street buffers will be constructed in
accordance with the UDC provisions in effect at the time of development.
15. That all internal landscaping shall be installed as each phase final plats, prior to
occupancy of any structures within each phase.
16. That the applicant agrees to plat a public library lot and an elementary school lot
with the first phase of development. That the aoolicant will tile the drainalle
facility on the northern orolK.UV boundary. m:t.w:~~n theu:tementary----8_cho_QLsite
.and.Jhe--1lubk librarY lot.
17. 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 consistent with the aV.DliQant's interconnectivitv olan on tho south side
of the Rideabaugli Canal, from Linder Road to the e#y orivate park (temporarily
terminating at the etty orivate_park) with the remainder out to Ten Mile Road to
be constructed with future phases as they are brought in for replatting. The city
will require additional multi.use pathways that are con~istent with the City's
Pathwavs Plan. !!enerallv along the Ridenbaugh Canal and/or within the
northwest pipeline easement, as the mega lots develop.
18. That the applieaat agrees to lea-ve area and enhance the irrigation drain located
betweefl Liader Road and O','erlat'ld Road, by providing grass seeding aad tvro
redestriaa bridge erossings. Said A bridge crossings shall be constructed between
the school site aad the library site, and between the future multi-family units and
the commercial uses on Overland Road" jf this section is left o~n and enhanced
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
Exhibit B - Page 3
with {!fass seedim!. and not cov..e~
19. That the applicant agrees to provide at least the following amenities on this site: a
community clubhouse, pool area, and tot lot; and any other amenities required by
the Commission and/or Council at the public hearings.
20. 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.
21. That the applicant agrees to construct a development and public street system on
this site that is in general compliance with the submitted Master Concept Plan,
prepared by The Land Group, Inc., labeled sheet M1.0, dated 4-15-06, with the
provisions mentioned above (detailed approval of the internal street systems will
be reviewed and approved with the re-subdivision of each mega lot). Provide a
stub street to at least one of the 5-acre lots in Val Vista Subdivision when mega
lot 2 develops. Said stub street shall be located near the west orooertv line. Also.
orovide a oublic stub street to e.ither. Parcel #SI~23233905 01: #S1223234100 to
the west. when !nelZa lot 2 develQos. NOTE: In accordance with..ACHD oolicy.
the aooh9an! should include lW1!!UalZe at th~ t~moorary termini Qf these stub
streets tha_t.s.tate that the roadwaY~ will be extended..in the future (oortions of the
fences wil!h~ve to be removed to_ilccomolish this t
22. The applicant has agreed to limit the height of homes on the southern border
shared with Val Vista Subdivision and Aspen Cove Subdivision to a single story,
with a maximum heilZht of 22 feet (measured frolll_Jeiiher the mid ooint of the
front of the lot at the too back Qf. curb. or the mid ooint of the rear of the_lot
(whichever is more restrictive). to the averalZe heilZht ofth~lZhest roof surfac~
The applicant has also agreed to provide a greater than .g-50 foot rear setback
for the lots along the southern boundary. The aoolicant has als..Q....aiU"~ed. and shall
~_n;guired. to construct a solid 6-foot tall masonry f~D&S< adiacent to the lots in
Val YL~ta Subdivision and Amen Cove Subdivision. orior to iss!lance ofbuildinlZ
~ts within the first phase of the develooment.
23. The M)olicant shall be reauired to constmct a minimum of 1.000 residential
dwellinlZ unit~_on ~he orooertv and a maximum of 1.2,~u.:.sidential dwellinlZ units
on the orooertv. unless otm:rw.:ise soecifically aooroved by the Citv Council
thro_u.cl1 subseauent aoolications.
24. The aoolicant shall comolv wjth all adooted state and federal ait and dust
oarticulate_..l::Dlis.s.Km...s1andards. The aoolicant shall make all reasonable attemots
to abate (mitilZate) dust settlinlZ on adia.Q.enL orooerties lZenerated by the
develooment of the orooertv. The..a1212li&ant shall keeo a water truck on site at all
times. unless o1herwise allo'w'e.d.. by authorized city staff. and the aoolicant shall
use said truck to abate the emission of dust.
25. ,Wi!!1 the develooment of the villalZe centeutQy.erland_RQad ~Linder Road.
the aoolicant shall incomorate and J2uil(L at least one transit stoo. includinlZ
benches and covers. The aoolicant shall incomorat.e....and.ronsJrn.ct ~ulark..and_ridJ;
!lrea near the oTImQsed fire station and Ten Mile Road.
26. Prior to the sil!l1ature of the first final oll!!.. the aoolicant shall submit apd .,ob_tain
City Council aooroval for. a develgoment ~eement modification that oroooses
slle~jfw and detailed architectural l!Uidelines for this develooment that address
(at a minimum) variety in structures within a block. buildinlZ mass. buildinlZ
materials. rooflines. colors. and architectural styles.
27. The aoolicant shall work with ACHD to alil!l1 Overland Road to accommodate
develooment of the Prather orooertv to the west (across 1m Mile...Road).
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
1.1 SITE SPECIFIC REQUIREMENTS~PRELIMINARY PLAT (PP-06-031)
1.1.1 The revised preliminary plat, prepared by The Land Group, Inc., dated 11 28 06 12-7-06 is flet
approved. The applicant sllall sootnit tea full size, one 8.5" J( 11", one paf and one jpg (;lOp)' of
the re>:ised prelilTliaar)' plat and landscape plan that ineluaes all changes listed below, to Staff by
ThlH"saay Deeember 11. 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 Exeept f-or Mega Lot 4, a All of the proposed Mega Lots shall be included within the boundaries
of the fIrst [mal plat for this property. Except for Mega Lot 4, aAll etheF Mega Lots shall be
designated non-buildable lots on the face of the final plat.
1.1.3 Include Mega Lot 1 the efty orivate park site as a buildable park lot within the final plat of the
first phase. Design and eORstruetioa of the proposed city park sooHld be eoonlinatea \'lith the
Meriaian Parks Department.
1.1.4 With the fIrst fInal plat, eb;onstruct 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 sidewalk easement on the plat. (Staff has concerns with
this easement not being shown on the plat, as building setbacks are measured from the back of
sidewalk and the buildable area for most of the lots in the TN-R zone are around 4,000 square
feet. The submitted preliminary plat does not reflect an easement for the sidewalk, as the walk
will be outside of the proposed 50-foot right-of-way for the street.)
1.1.6 All TN-R zoned dwelling units shall have a minimum of two lights at the front of the unit; all
dwelling units on alleys shall have a minimum of two lights along the alley. All TN-R standards
should be complied with.
1.1.7 All alleys shall be designed and constructed in accordance with the standards listed in UDC 11-
6C-3B5.
1.1.8 Place a note on the face of the [mal 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 acres/13% of the site for common
open space; construct a micro-path in Lot 52, Block 3; "greea ap" the drain between the sehool
lot and the library lot; construct a to-foot wide multi-use pathway generally adjacent to the
Ridenbaugh Canal (maintain a 5-foot wide landscape buffer along the to-foot wide multi-use
pathway), and dedicate a city construct a private park. Construct any additional amenities that
may be required by the Commission and Council.
1.1.10 Per UDC 1I-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways
(Ridenbaugh) and drains being uses as a water amenity (betweea the sehool site afla the library
site, ap to OT/erland Roaa), intersecting, crossing or lying within the area being developed should
be tiled. Staff recommends that exclusive of the Ridenbaugh Canal and the drain Rear the sehool
aRa libFaI)' sites, all irrigation ditches, laterals and canals be tiled on this site.
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JANUARY 16,2007
1.1.11 Construct a micro-path on Lot 52, Block 3, and one pedestrian walkway between the library lot
and the school lot, within this phase of the development. With the development of mega lot 3.
.Qonstruct a micro-path across Southpoint Way, flear So1:1-thridge Drive, that connects with the
future multi-use pathway along the south side of the Ridenbaugh. Construct a micro-path between
Block 3, and the future multi-family units in Mega Lot 2. All micro-paths in the development
shall be constructed in accordance with UDC 11-3A-8. Landscaping adjacent to all micro-paths
(not the pedestrian walkway between the school and the library) should comply with UDC 11-3B
(Lot 52, between Lots 53 and 54, Block 3, does not have enough landscaping on the sides of the
pathway and will need to be amended).
1.1.12 The landscape plan prepared by The Land Group, Inc., on 3-15-06 and 12-14-06, labeled Sheets
L1.00, L1.01, L1.02, L1.03, and L1.04 (regarding the buildable lots in the first phase) is approved
with the following modifications/notes:
· Provide a 25-foot wide landscape buffer along Overland Road and Linder
Road, as proposed. Provide an 8-foot wide landscape planter (parkway) along
both sides of the streets within the TN-R zone, and install Class II trees within
the parkway (between the back of curb and the face of the 4.foot wide
sidewalk). The landscape buffers along the streets shall be placed in common
lots (adjacent to TN-R and R-8 zones) or in permanent easements (adjacent to
TN-C lots). All street buffers shall be designed in accordance with UDC 11-
3B-7.
· Provide landscaping in compliance with UDC 11-3B-12, adjacent to all
micro-paths.
. Provide amenities and open space as follows; 8.9 acres (13%) of common
open space, a micro-path on Lot 52, Block 3; a miero path betv:eefl Lots 13
and 15, 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
aloflg the Rideflb&ligfl Canal, from the eastern property line to the Oyerlafld
RoaEllRidenbaugh Canal interseetioB eiW Dark site, and any other amenities as
required by the Commission or Council.
. Per UDC 11-3B-1O, 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 installation shall apply as listed in UDC 11-3B-14.
1.1.13 Staff is in agreement with the Perimeter Landscape Requirement Plan prepared by The Land
Group, Inc., dated 4~15-06, sheet PLR1.0; and Staff is recommending that as part of the
Development Agreement, this plan be adopted. Because the mega lots are being platted with the
first phase, Staff recommends that all of the landscape buffers adjacent to the arterial streets be
platted with the first [mal 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,
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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-81ots, the landscape buffer should be within a lot.)
· Along Linder Road, a 25-foot wide landscape buffer should be platted (adjacent
to the TN-C lots said buffer may be within a landscape easement, adjacent to the
TN-R, R-8 and R-410ts, 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, construct fencing adjacent to micro-paths to distinguish
common from private areas. A detailed fencing plan shall be submitted upon application of the
final plat. If permanent fencing is not provided before issuance of a building 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.
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-06-031)
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 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 stonnwater 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 stonnwater 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 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.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension the planned Black Cat
Trunk. The bid for phase 3 of the Black Cat Trunk has been awarded and is planned to be in
Overland Road by April 07'. However this property is currently not serviceable and the City of
Meridian does not guarantee service in the timelines established in the 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 of this 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 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 obj ects 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 oftraffic 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. Minimwn 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 minimwn of two pressure reducing vaults/valves.
2.11 Due to the fact that there is no existing feed for the new high pressure zone being created by this
development, the applicant shall be responsible to install a booster station, and donate a well site
on the south side of the Ridenbaugh Canal, location to be coordinated with the Public Works
Department. This condition may be rescinded by the City Engineer if subsequent development
provides the feed for this zone.
2.12 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized 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).
Exhibit B - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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 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 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
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 of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Inj ection 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 pennits.
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
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.25 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.26 Applicant shall be responsible for application and 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 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 of the crawl spaces of homes is at least I-foot above.
2.31 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
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 fITe-flow of 1,000 gallons per minute available for
duration of 2 hours to setvice the entire project. Fire hydrants shall be placed an average of 500 feet
apart. mtemational 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 ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the !Fe 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.
Exhibit B - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
3.4 The phasing plan may require that any roadway gTeater 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 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 D 1 03.6 Signs.
3.8 Requirements for dead-end fIre apparatus access roads that are between 500'-750' in length. The
roadways shall be built to Ada County Highway Standards cross section requirements and shall
have a clear driving surface, available at all times, which is 26' wide. Streets with less than a 35'
street width shall have no parking. Streets with less than 39' shall have parking only on one side.
These measurements shall be based on the face of curb dimension. Special approval required
over 750' IFC Table D103.4. The roadway shall be able to accommodate an imposed load of
75,000 GVW.
3.9 For all Fire Lanes, provide signage "No Parking Fire Lane".
3.10 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.11 Fire 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 Yz the diagonal measurement ofthe 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 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.
Exhibit B - Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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 proj ected to reach 2800 in the
year 2005 and 3800 by the year 2010.
3.19 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.20 Maintain a separation of 5' from the building to the dumpster enclosure.
3.21 Provide a Knox box entry system for the complex prior to occupancy.
3.22 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.23 All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
3.24 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.25 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.26 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
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 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)
Exhibit B - Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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 square feet (11520 rrr) 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.
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 See memo to Mavor and Citv Council dated Januarv 23. 2007 for
additional comments.
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-I0) 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-1O) will be followed.
5.3 Pathway and Trail standards: The proposed pathway and/or trail shall be constructed 1ll
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
Exhibit B - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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 (Original conditions of approval)
(NOTE: The conditions below are based on the original plat layout, not the revised plans)
Site Soecific Conditions of Aoproval
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. lfthe 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 ofthe 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 ofthe 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.
Exhibit B - Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY J 6,2007
7. Construct a 5-foot wide detached concrete sidewalk on Ten Mile Road abutting the site, located a
minimum of 41-feet from the centerline ofthe right-of-way.
8. Construct a full-access commercial street, Spanish 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-inlright-out by means of a raised concrete median on
Linder Road.
11. Construct a full-access commercial street, American Frontier Drive, to intersect Linder Road
approximately 1,300-feet south of Overland Road (measure centerline to centerline)
12. Construct a full-access residential collector, Timberwood Drive, to intersect Ten Mile Road,
approximately 2, 120-feet south ofthe 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 residentiallots 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.
Exhibit B - Page 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
· 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 staff).
· American Frontier, from Fannington Drive to Woodhouse Avenue, on the south side of
the roadway.
18. On street parking will be restricted on the following roadway segments:
. Spanish Sun Avenue
· Southridge Drive and American Frontier Drive adjacent to the proposed elementary
school site.
· Southridge Drive and American Frontier Drive on the segments leading into the proposed
roundabout.
. Southern Way
. Timberwood Drive
19. Construct the internal residential streets, with the exception of Rustica Street, as 37- foot street
sections with rolled curb, gutter, and 5-foot concrete sidewalks within 50-feet of right-of-way, as
proposed. Provide a minimum 24-feet (face-of-curb to face-of-curb) between the proposed bulb-
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 nO-feet north of the south property
line (measured property line to centerline).
· First stub to the northwest, Southpoint Way, located 1,200-feet north of the south
property line (measured property line to centerline).
· Second stub street to the northwest, Heavy Timber Drive, located 1,680-feet west of
Linder Road (measured property line to centerline).
Exhibit B - Page 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
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.
E. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
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 munbers) 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.
Exhibit B - Page 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 16,2007
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. It is the responsibility of the applicant to verify all existing utilities within the right -of~way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
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 oftms
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 subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
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 oftms 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
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
C. Annexation and Zoning Legal Descriptions
" !
II
THE LAND CAOllP, INC.
May 4. 2006
Project No. OSOil
Legal Description
Southridge Subdivision
290.8700005
EXHIBIT "A"
A tract orland situated in the North One Half and the 'Northeast One Quarter ofthe
Southeast One Quarter of Section 23. Township J North. Range 1 WeSt, Boise Meridian,
Ada County. IdahO, described lI$ folloWs: ' , , ,
Commencing at afowid 51B-inch steel pin mooumenting the Northeast, Comer ofs'aid
section 23 on the centmine orUnder IWad being1he POINTOF BEGINNING,
Thence following the eaSterly Hrm of~dSeCtion 23 and the ceri1erlineuf said
Linder Road; SoUth 00041 ~8;' West a disWlceOf639.61 feet t(la foundS/8-inch
steel pin; ,
Thence leaving said easterly line ands8.id cCn1e.r1ine. North 89" 19'41" West a
distance of 199.15 feet 10 a found SIR-inch steel pin;
Thence South ()()041'26" WeSt a distance of2S0.00 feet ,to a point; .
Thence South 89019'41" East a distance of 199.25 foet to a found 518-joch steel
pin on said easterly line and said centerline; ',.
ThenCe fonowing Said easterly line and said centerlino South 00"41'28" West a
distance: of 1.741.04 feet to a 'point;
Thence leaving said easterly line aDd said centerline, North 89003'02" \Vesta
distanct\ of281.72 feet tOa point on theccnterlii1e oftbe Ridenbauglt Canal;
Thence following the centerline of said Ridenbaugh Canal.thefolloWing fifteen
c01ines; .
323.51 feet followinglhearc ofa non tangent curve to the left, said curve
havingaradNsof631.24 feet, a central angle of29"21'51", Bchord' .
bearing of North 44"43'07" West and 8 chord distance 0019.98 feettoa
point;
North59"S9'27" West a distance of 73.72 feet to a point;
00.21 feet. following the arc a circular curve to the left, saldcurve having a .
fadilJs of 120..00 feet, a central angle of 43004'24". a chordbe8ring of
North 81 "31 '39" WtSl811d a chOrd distance oU8.to feeftoapoint:
South 76056'09" West. a distan~of93. 79 feet to apomt;
83.95 feet folloWing theari.: a circ1iJar curVtto Iherisht,Said curve having
a radiUso/lOO.l)O feet, a central aElg1e of4r06'06". aehard bearing of
North 19"(J()'48"Westand a~rd distanceof8I.S1 ~ to apqint:
,
t~~.J'/II~.CiJi/~.(~~:_Jr;;;tIif"C>~"G~C~
~R ShortIOomr,Sre. lOll, '.1clJhO 83616 ".1' 2lNl,9l9:<lO$1 F U93?44'lS" \Wri1dt="~~lpi""rom
G:\2JJQ5\0S0'2I\."".....,,\iobnwabot\:Adrnin \l.cxOh\U'-0605oO~..Jlso:n . d""
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
I:-~ ~
."".
- ....
THF. I..AND GH.OUi", me.
NGrth 54"57'45" West a distance of 108.31 feet to a point;
90.18 feetfuHowing the an: a cirCular curve to the left, said curve having a
nidius of120.(>{} feet, a central angle of 43"03'30", a chord bearing or
North 76029'30" West and a choTddistance of 88.07 feet ill a point
South 81 "58'45" West a distance of 380:01 feel to a point;
160.45 teet foHowing the arc a cirCular curve to the len, saideurve having.
a mdiU$ of 150.00 feet;n central angle of 61 017'12", a.chocdbcar.ingof
South 51020'09" WeSt and a chord distance of' sin feet to a point:
South 20"4 J ')3. West a distance of 216.91 feet to a point;
262,75 feet following the iIrt: a circular curVe to the right, said CUTve
having a rndius of 420.oofcct. a central angle oD5"50'36", a: chon.!
bearing or South 380.36'51" West ilitda chord distance of 258,48 ft:et to a
point;
South 56"32'09" West a dis.tanceof 3U51 fcetto a p()int~
166:04 feet following the lire~. circular ctu'VC to the right, said curve
baiting 8 radius of 64.63 feet. a ccnlralangle of 147" 12'00", a \Churd
bearing of North 49"5\'51" Wcstund a chord distance of 124.00 leCtto a
pOint:
North 21044'15" Eusta distance of 142.00 feet to II point;
North 32"06'19" Rasts distance of219.83 feet to a pointoh the southerly
. line of the North One Hlllf of said ~tion 23;
Thence leaving said centerline and following said southerly line,
North 89"02'56~West a distance of 712-43 feet to a found Sl8-inch steel pin
monumcntlng lhe Center One Quartcfofsaid Section 23;
Thence following said southerly line, North 89004'17" West a distance: of
1,832.01 feet toa foundll2-inch steel pin;
Thence leaving said southerly line, North 22"09'32" WeSts distance 01'520.19
feet to a fbund 112-inch steel pin;..
'lhcnce North 89016/08"WC5t u distance 0(630.49 fecHo apoiht on the westerlY
line of said Section 23 on the cen~lioo ()fTen: Mile Road;
Thence following the weslerly lineal' said Section 23 IIlld the cent~>fJ:ine of said
Ten Mile Road. North OOQ56'19"1~tadi~ofl.510.78 fect to af/oint:
Thenccleaving said westerly line and said centerline, South89003;37~ East a
distance of25.00 feet to a point;
'llIcnceSouth 34011 '02" East a distance of255.76 feet to a point;
Thence South 21008'47" F.ast a distance of 141.89 feet to Il point:
Thence South 21046'52" East adistance ofJ32.62 fl)ietto apoinl;
Thence ~orth 01 ~24'08"East a di!>tance of 11l.80 feet to a point;
Thence North 05"20'23" East lluistanceof20L34 feet to a point;
Thence North 1301 [)'43" East a distanc!: of 138;68 feet to a' point;
Thence North 26"09'07" West Ii distaru:.e of 330;71 feet to a point;
,
2
J-m.,,"'l" ,4"',,,,, .,ti" P.-uitl · CJ.iJTii"li-riiw ,- (;-IJ'(~",,, 'm.8/.lii. e;. E......."II.,;rtiphi;C...."'-'-~''''M
46z E. Sh~,c DO"/4)\~ 100, EilaI<.ldohn 11'\(.16. I' 20IVI39A041'J12(i4l.m4445..Dlr.;W~titll!iliI;.!0lll
C; \20115 \D,;D21 \dg "uM:y\j<>b numk, \Admin \ r '1\~I. \ 1 J:._JJ60'i04.u-nk,,05021 ,,,,ic,,J,;J,,",
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
<~'
.~~
I....
. _. ..
'I'HIl 1_IJ,NDGROlw. INc.
Tbencc Nnrtb 14QOI'47"Wcst a distance 01'273,94 feet to apbint;
Thence North 13" 11'58" East a distance of 166~? 1 foct to Ii point;
ThCnceNortb j7"OO'03" East udistancc of 149.62 feel to It point on the northerlv
line ofsaid SccLion23 and theccntcrlineof OvedandRoad; , . . ,
'Ibence following the northerly line ,if said Section 23 and thc'centerline 01.' said
Overland Road. South 89"15'27" Rasia distance ofl.024.45 feeLtaafhuIid 5/8-
inch stool pin monumtmting the West One Si~teenth Comer llfsaid Section 23
and Secfion 14, TOWllsmp3 North,Rangei West. Boise Meridian;
Thence lollowing slIid northerly line and said centerlinc,S()utl1 89"14'25" hitst II
mstanl.'"e of 1,326.,"1 5 feet 10 a li:I1Did brass cap monwul,.-nling the NorlhOnc
Quartet ofSaid Section 23; .
Thence following said northerly line and.said centerline, South 89" 19'41" East u
dIstance of 665.41 feet toa point;
Thence leaving said norther1y line and said cellterline, South OO~38'49" West a
dista.nce of 888.62 lectlDa found S/8.inch steel pin;
1 ~el1Ctl South 89Q19'29" Eastu distanccof 250.00 feet lOll round SIB-inch stcel
pIn;
Thence North 00"38'49" East a distance of888.64 teet to a poilll oflsaid nurtherly
line.and said centerline; .
Thence foJlowing said northerly line and said centerline, South .89" 19'41" East a
distance- of J.74632 feet the POINT or BEGlNNING.
The above-dcscribtid tract of land c~mlaiils 297.03' acres. more or less; subject to ulJ
existiilg elI!lelllcnt'l and rights-of::way.
F..xcEPTING THEREFROM:
A tract ~)nai:ld situated in lhe Northwesl Oni: Quartt:t of the Northwest One QUfirlcr of
Section 23, Township 3 North, Range 1 West:, B()ise Meridian. Ada County, Idaho,
described as Ji:lllows:
Commencing at a fOund bross cap montunenting the Northwest Corner oJ said Section
23. thence tblloWing the n(Jr'tl1erly line or isaid Northwe~t One Quarter of the Northwest
One Quarter, South 89"15'27" Eastll diStance of J,125.68 feet to a point;
Thence leaving. said northerly line, South 00"44'33" West 11 distance pf396.34 [ceth) a
point on tlic cClUerlincofthe Ridtmbaugh Caoolbcing the POINT (}F BEGINNING.
Thence foUo'Ving the centerline of said Riciei1baugh Canallhe followinglwo
CUUTh\Cs:
Soulh73c37'50" EastadiilLance of153.Q3 teeltoa point;
,.
L,odJ<tI{It ,,'~ .S;1t P~. 0iW Ew......"" .(..i((4Mffll~_ & F4~ -GT1I}.' c-.,.;~.
46ZE. !;hlltc t:lr;,..... S1<. 100. Hog.kl, Idobo 8l616. I' 2011.9J?,4iI41 F 2l.l8:<)19.444.~. ~dgt~UI'uil;,mm
(j, \2005 \O~021 \ ~ g<ltVe!'\ in" numb.!< \. ^ilinin\ 1~"r;\U ._()6()>lMW"""',_O'i{)21"",,,r..l 00c
J
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
~~ '8-~
.'.-:'
- "111
TilE LA"'>> GllOtl~. INC..
South 63048'13"Ea,"I1 a distance of 58.44 reetlo a point on the easterly line
of said Northwest One Quarter of the Northwest OneQuartcr; .
Ihence leaving saidcentea-Iine [Utd following said easlerly line,
S()utb 00"47'25" West a distance of 854.34 feel to a fOund 5/8~inch sleel pin
monumenting the Southeast Comer of said NurthweslOne Quarter (If the
Northwest One Quacter; . .
Thence leaving said ew.1crly line and following the southerly line ()j's;tid
NorlhwestOne Quarter bftheNonhwest One Quartet, North 89"()9'38~ West a
distance of 4$0.00 feeltoa point; .
Thencelcavil)g said southerly line, North ()(Y'46'43 " East a distance of 302:18 feet
to 11 point;
Thence 'North 65"39'49" Easta distance of 276.09 feet loa IX)in!;
Thence North 00046'43" Ea.';t a disttUkeof 500.71 feet to thePOIN'T OF
BEGINNING.
'I1leabove~describcd tract of land contains 6.16 ,leres, more or less, subject-toal! existing
e&scrm...nls and rights-u\:'way.
The ttltalarea ofsiiid parcel contwns290.87.acn::s. more or les$, subject 1.0 all existing
eaSements and rig.hts-uf-way,
Prepared By:
TIlE LAND GROUP. INC.
462 E.SHORF. DRIVE"SUlTE 100
EAGLE, iDAHO 83616
208-939-4041 .
208-939-4445 (FAX)
RE~W\lAL
El~ ~ .01
JUN OS 2OOl)
MERICIAN f'UBLlC
WORKS DEPT:
,
4
L~'AfilOt.d- .I'i#.;'~";"" . (:RJ E!..-~ . (;ofI Coti'" 1,."".,. &Ep~ . (;~ (:""'....""~"
462 F..5h...", rim~. :Ill:. lOll. E.ilW",l,",~ 11)616 . ~ 2Otl:939AflooIJ ". 208. 9$9<<45 .~,~~Vlll
Go \200; \ 05021 \lf~$UtvCy \~;b limri~,\Adnl;'l\J."'IiOlI\)..L ..tlt\0ilO4~!IIlitdU)S021 ltll,,,,,td.;C
Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
f
!
I
II~
- ....
THl':. v.,ND Gll,OUJ>, INC.
December 11, 2006
ProjcctNo. 05021
Leg8J Descriplion
Southridge Subdivision
Rezone to TN.C
20.n acres
EXHIBIT "A"
'"
A tract of land for tezone purposessifuated in the North One Half of the Northeast One
QuanerofSection23. ToWnship 3 North. Range 1 We5t;B()Isc; Merldil\ri. Adtit:;ounly,
Idaho, dMcribed as followS: .
BEGINNING at a found SJS,.incl1 steelpin mOllumentiog thcNortheast Cmner of said
Section 23 on lhe.oenterlineofS. Linder Road;
Thence fQllowi~ the easterly line of said Sectwa 23 and the eCllterlil.lc of said S.
Linder Roacl. South 00"4\ '2.6" West a dis!Wloe of 639.6 t f~tto Ii found 5/8~inch
sted pin, from which a fOUM .s18-inchSteel pin tnonUmentlng theEtist One
Quarter of said section Z3 bears South 00"'41 '26,j West a disumceof2,O.lI ,06
feet;
Thence leaving $lid Casterly line end said centerline, North 8~19'41" We5t a
distance of 199.~5 f~ tl:l a fOUnd 5/8~inch stccl pin;
Thence SOuth oo041'i6" West a distance ot224.62 feet to a poiill;
Thence North 62"09'27" WeSt a distanCe of J 79.49 feet to BpOirit:
Thence North 49<' 16'00" West a distance 0043.92 feet toa poinl;
Thence North 56<>34'44" West a distance of 50.06 feet to 8 poltll;
Thence North 47031'10" West a distance of214.73 feet loa point;
Thence South 40"01'54" west a distance of 119.46 feet to a point;
Thence SQuth59"25'S4" West adislllnce of38,74 feetto a point;
Thence South 54~39'26. West a dWa!}Ce of 50.00 feet to a POillt;
Thence 83~ 72 feet foUQWing the.8fCofa non tangent curve to the right" saidcurvc
havingal'lidius of 135;&0 feet, acenttalarigleofJS;)l9'lg",a chord bearing of
South 01 "12'25" Wcstaitds chord disfanceof 82.40 feet toa point;
Jhence South 1'8052'04" West a distance of 13.05 ieet to a point;
Thence southwesterly 37.28 feet fQUow:ing 1,ho .roofa cimularcurve 10 the right;
saidcurvebaving a radiu.s.of98,3S f~et.a central angle of21043'11 i', a chord
bea'ritigof SOuth 29<>43'39" West and II chord distaDce of 37.06fuet to apoinl;
Thence Not:th 49"45'46" West a distaill:e9f24.88 &et to a point;
ThenCe North 36"59']8" West a distance of 70.S7 feet to a point;
,
~~'"" ..Silt 1'futIbc., Ci/IH~id.C.,C.-l~ 6' SiW~ 'G~c-.wIt'kiII#.
462 J!,:U\.;""t)ril'<:j SI~' lOG, I.. tdMu836l'.. f>2Oll:\l39.4041 P allUM4S . ........,,.,;..b,'Il";;up"'c.,,,,:,"
()~\C,\l)\I,.Wc Tranmr JlIh:ll\05021\..w~\I.cw"'\1L06121,....""rh"'lfl<'.JIWU""-'-lIOuc,dl>e .
Exhibit C - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
Exhibit C - Page 6
.~~-
lj;;!lIil'~
l.lI!!..
- . ~
1HELA.ND ":1I;011P, INe.
Thence northweslerly 198.86 fc:el following the arc1lfa circwar cUTVe lo lhrilefl,
said curve having a radius of 425.00 feet-a central anglf"lof 26"4tb i;' I a chord
bearing ofNorlh 5o.'"23'54~' Wesliirld it chord distance of 191.0.5 feet 10 a point;
Thence North 63"48'09- West a distance of 223.27 feet toa point;
Thence westerly 62.82 teel following lhe an:: of a circular cUrve lathe left, said
curve having a radius of 425.00fect,llceiltFlIl angle of08"28'06'''~ coord bearing
of North 68"02'12" West and a chord distance of62.76 feet to a point;
Thence South 17"'43'45" West a distance ofJOO.OO feeUoapoint;
Thence 68.0. I feet following the arc !if a non tangent cwve to1heJeft. siiid curve
having aradilisof325.00 feet,a cefilrs1 angle of 11"59'2I",achonl bearing of
North 78"15'55'" West and a chord distance of 67.88 feet to a pOint; .
Thence North 00"4o.'l9"8ast adistanceofl36.4S feet to i point on .thenorihi:rly
line of ~idSection2Jaildthecenterlineof W. Overland ROad;
Thence following said northerly line and said centerline. South 89" 19'41" East a
distance of 1,746. J 7 feel 10 the POINT OF BEGINNING_
..0
The libOvedescribed tractofJandconlains 20.71 acres, more or less, subjed to all
existing easements and fights~of,way.
Prepared fiy:
THE LAND GRotJP,-lNC.
462 E, SHORE DRIVE, StnTE 100
EAGLE. IDAHO 83616
208-939.:404-1 .
208-939-4445 (FAX)
\~~IIA,~
BY~
DEe 20 200'0
~ijl.~bi~
~l'l5 ... .
2
,
~~- .S,"~'Ci';;IB'!t-"8 .Gf(C_l""",,"o'" H"i-"l.Gf-wpAYc.-"o/mi;".
~'2J(. Sh"'~ rl,j~Sle. iOO,I"'AI<>, i""~.83ciHI' t> ;mll:9$HMl l' ."',",,,~,,s "li._.lbd.ndl"'I1I-.w.lll
. ():\C:. \ D\Eilglc.-r ",".r... tl;L,,<\OSO;U \{\dmin'b'lll'I~\II_0612i 1-".il>uihtloJllf_OSCl21_~...l"mc;.,I,~
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
..~ I. :.:
I"A
- .....
ntB LA.Nll GllOUl', INC,
December 12, 2006
Project No. ()S021
Legal Desctiption
Soutl1ridge Subdivision
RezQnl; to R-2
j5.2I acres
EXHIBIT ~A"
.A tract of land for l'e7.onc pUtpOses situated in tbe South One Half of the: North OzieHalf
of Se:ction 23~ Township 3 North. Range 1 Wf.:gt, Boise Meridian. Ada County, Idaho,
desi;nOed as follows: .
Commencing.ata fOllnd brais cap monwnentirig. the West One Quarter of said Section 23
on the centerline of S" Ten Mile Rbad;
Thence fOllowing the westerly line or said ~ection 23 and the centerline of Said S. Ten
Mile Road, North 00"56'16" East adistanceof476.36 fecUo apoint;i'tomwhich a found
5/~incb Stcelpin mon\lmenting the NoOh One Sixteetltb COmer comJ)10nto said Section
23 and SeCli<m22, Township 3 North, Range 1 West, Boise Merldian bears
North 00"56'16" East a dillta1ll:C of 838.34 feel; .
Thcneeleaviitg $aid westerly line and said .ceriterline, S<Juth &9"1 6'08"Easta distllrtce of
630.49 !ectto the POINT OF BEGINNING.
Thence South 89"40'35" Ealst a distance .of ] 82A2 feet [0 a pOint:
1be~e SouLli 21 "jO'lO" East a distance of 24 7 ,65 feet to a point;
Thence SoUtheasterly 115.65 feel following 1hc arc of a cil9ular curve1(i the left,
said curve having a radius of 146,82 fcet"acentral engle of68"32'47", a chord.
bearing of South 55"36'33~ East and a chord distanceof16Dti feel loa point;
Thence South 89"03'34" East a distance of 88.1 :37 feel to a point;
Thence easlerly 119.69 feet following the are ofa oircularcurve tothe1eft, said
curve bavirtga radiuS of 150.00 feet, acentral8n&le of 45"43'07", a chord bearing
of North 68"04'52" East and a chord distaooe of 116.54 teet to a plJi1it;
Thetlce North 45"13iI8" East adistance.of77.52 feel to 11 point;
Thence South 46"10'53" East Ii distancc of89.52 feet to it. poinl;
Thence eallterly III ,94 feetfullowin.g the arc Of a cireular curve to !heleH, said
cl1{Ve baving a radius of 150;OOfeet, a central angle of 42045'24~', a chord belirill&
of South 61"40'52" East and a chord distllnce of 109.36 teeOo a point;
Thence South 89"03'34" EaSt a distance of 204..56 feet to a point;
Thence northeasterly 87 .52. feel following the arc of a circular curve to the .left,
said curve having 8 radius oBS.DO foot, Ii central angle of 91 b.IO'32\ a chord
bearing of North 45021' 1 0" Castand a chord <.lista.ri~ of 78;SSfeCt to .11 w>inl;
,
1~.A~ .SHtNmIIC .ChilB'fIi-n..(;"fc...",i~,,""~'l!t.G"'}hItc-'('~~
442l!. ~ O,i..;,.~, 100.1~,lcl.lio ~j6.1' 20U39..oI041 ...2ll&<1l)1l,<<4~ .......... .hct""""h'jiiwol;uw
0: \C,\O\Eaglc'f~. l'ile.\0S02I\Atltnin\I..qaho\IL061212.,.""ud'*osO:njt.2;,..><......It"
Exhibit C - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
.1
ii
,.
II
T~ UNO .(ifIOUI'. IN(:,
Then~ NorthOO~ 14'06" West a distance of 132.00 feet to Ii .point;
Thence 183.59 feet following !heart ofa non lllngent eurve tathe righi, sitid
curve having a nidiUJl of 483.98 feet. aCl':ntral ar"gIeof21 Q44'05", achordbearing
of North 72105$'52n West and a chord distance ofl82.50 feelt lOa p~jnt;
Thence 227.50 feet following the art of a eompoundcutVe to ~ right; saidcur'i'~
having a radius of275~OO feet, a. centralang1e of4'M3'S4". achotd ooaringof
North 38~'53" West and a chord distimce of. 22 J .06 t'eetto a point; . .
Thence 538.04 feet {ollowing the arc of reverse curve 10 the let}. said curve
having Bl'8dius of 850.00 ft!et. a central angle of 36otQ03 h, a chord bearing of
North 32"50'57" West and a chorddistanceof529.10 feel toapoi.nt;
TheilceNottb 39"01'02" East a distance of75.06 feet toa point; .
Thence North 14(;38'04" East a di~of130.00 feet to Ii poirit;
Thence South 80009'32"E8sta distance of97.30 feet to apolut;
Thence South 25"35'04" East a distance of45.73 feet toa point;
Thence South 39"58'55" East a dislance of85.38 feet toa point;
Tht:nce South 67035'34" Euta distance of 112.36 feet to a pOirii;
The.rice North 20011'21" EaSt a dlstimceof 103.27 feet to Ii point;
ThenCe South 72017'28" Basta distance of 112.81 foel to a point;
Thence easterly 77.62 reet f9Uowing the arc of a circular curve to the :left, said
curve having a radius of 80.OQ feet, Ii centralanglcof5S0)5'25 i" a chord ~aili]g
of North 79"54'50" East and I1cltord distanceof74.61 feet to a point;
Thence South] 5"07'20" East a distance of 122,50 feet toa point;
Thence North 86"31'43" East adistance of 190.50 feclte a point on,thecemerJhle
. cifthe Ridcnbaugh Canal;
ThenPe fuIlo.wingtbe centerline of said Ridenbaugh Canal the follo~ngeleven
courses:
Thence South 03"28'17" East a distance of3.59 feet to a point;
Easterly 167.39 feet following the arc of a circular ~urve to. the teft, ~ili
curvebaving a radius of 70. 00 f~.aceniraI angle. of U7i>Q()'42",a.ehor.d
bearing of South 711058'38" East and a choi'd distanCHf 130.26 feetto a
point; .
Thence North 3?O~1'Ol n Ea:;radistancc of 141.01 feet toa pOint;
Easterly 232.80 feet foll6w~ng the arc ofa cirCular curve to thil right, said
curve having a radius ofl30.00 feet, a centraJangle of 102036'12". a
chord bearing of South 8901 O'S3" Ellst and a. tho~ distance of ?W;92 feet
to a point; ...
Thence: South 370S2'4T;Easladim.oce of369.31.feet toa point;
,
~A~~Slkr"""". .C4iI~", .G"C",",~dr'~.G~c~;,~
o\lI2 F.. $bt= I>rivc; Sro-.100.1logk.1dliha $56IlI. I' 2QlI.9]9.4CJ.41 " _?39,4<<S ;, >Itl>lI:I\\,S!i~I'ODllinc.<om
. O,\t^l)\~T...mc.,.. f'icJ\05021 \AdlflM\UCDl~\IlJll'l12U_,_Il1riilsl..0$021..Jl.2,...zonc.d'1i
2
Exhibit C - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
.<
I
I rr-:.a
.JiI
THE lJoHp 011001'. INC,
Southerly 389.27 feet following the arc of a circular curve to the right;
said curve having a radius of 300-00 feet., a central ~ng,le of 74"ZO;4:i\a
chord bearing ofSoulh 00042'26" Easl end a chord distlmce of 362.S1fect
to a point;
Thence South 36"27'5S" West a Qistance of 34.82 feet to a point;
Southerly 141l1S feet foI16\Ving.thearc ota oircUlar curvelo the left, said
curve having a radius of 150,OQ feet, a eentral.angJe 0($3045'4&",.8 chord
bearing ofSou~ 09035'01" West lII1dil chord distBDceofl35.64 feeUo/l'
~~. .. ...
Thence South 17"1 7'53". East a distance of I 10.54 feet to a poiot;
SOutherly 129.34 feet following the iIrC of Ii circular CUrVctli the tight,
said curve having nudius of 15~.OOfeet,1l c--cntral angle. of ~9924'12", a
chord bearing of South 07024'13" West and a chord di.slance. ~n25J 7
feet to 8. point;
Thence South 32006' 19" West a distance of 2 1;67 feet to a point on the
soufuedy1i.neof the South One JIlilf (lIthe North One HilJf of s<<tion23;
Thence leaving said centerline and folloWing said southedy line, North 89"O~:56"
West a distance of 71 VB feet to. B found SIB-inch steel pm ttlOl'ltlmenting the
Center One QutU1cir Corner ofsllid Section 23;
Thence followiDi said southerly line North 89"04'17" West a distalice .of 1,832,01
feet to a fOund 112-lnchsteel pili;
Thence leaving said southerly line ~oi1h 22009'32" West a di!jtance of 5~j)~ 19 feet
to thePOJNT OF BEGlNNJNG.
The above described tta~t of land contains lS.21acres, more or less. su'bject to ilU
existing CJi$ement$and rights-of-way;
Prepared I3y:nIE LAND qROUP, lNC.
462 E;SHORE D1nVE, SUlTE1 00
EAGLE, IDAHO 83616 .. . .
208,.939-4041.
208-939-4445 (FAX)
:fjf~W3IAL
OEC20 2~6
~S"\O\t\tol~PUl1lUC
WORKS DEPT.
,
3
~~,,".$J1f~.'CMf~ .G.fi::_/~'/lI!'e.,g;.Nm.C""'C4m~""'"
<<21.. ~ t)ri~, SI':. 100, ~I~~16. P 2o&;9;)'t.4Q411' a9~A<<5.; ~ t1..n."dj".;'lloln< "'""
O:\CAO\I14P.j.rlll...."" F"Jlt.l\0S021\AdiiIin\l.op,\U_OOI21"-"Ou~1_JI.~2..~A"c.
Exhibit C - Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
, !
December 12, 2006
. Project No. OS()21
Legal Description
Southridge Subdivision
ReZOne toR-4.
SO.J7.acres
1.-1(2
- '"
TIU,,- .LA.ND GROUP, lNC,
EXHIBIT "A"
A tract ofland for rezone PUrposes situated in the Southwest One Quanercflhe
North",,!:st One Quarter of Section 23,: Township 3 North. Range 1 West, Boise Meridian,
Ada County,Idaho. described lIS fullows:
Commencing at II found brass cap monumcming the WeSt Oni: QUlirterof said Section 23
on rhe centerline of S, Ten Mile Road;
Thence following the westerly line of$ajd Scc:tion23 and the ccn.tmine ofsaiti S. Ten
Mile ROad. North 00"56' 16M East a dis13nceof 476.36 fcetlo a point, froin whichat<:iund
~/8.inch steel piit .ln6numenting the North One. Sixteenth Comer common to said Section
2hnd Section 22, Township 3 North, Range 1 West. Boise Meridian beal'S
North 00056'16" East a diStance of 83lU4 feet;
Thence leaving said Westerly line md ~id centerline, South 89'"' 6'08" East a distance of
630.49 feet to the POINT OF BEGINNING.
Thence North 06<>32'52" West a dislanceof 265,26 feet to a pOint;
Thence 371.22 feet a10ngtbe arc ofa non tangent curve to the'Ieftj said curve
having a radius of 1;000.00 feet, a central angle of21'"16~1O", a chord beariilgof
North 72048'44M Easl8llda cltorddiStance l)f369.09 feet tp sWii'lt;
TheneeSouth 27"49'21 ~ WIll distance of 146.17 feet to a pOint;
"Thence southcaslerly 103.87 feet along the arc ofa circul.8r:curve to the Ml, said
curve having a radius of 300.00 fcet, a central angle of 19"50'14", a chord beariii.g
of South 3 7"44 '28~ East and a chord distance oft 03 .35 feel to a point: .
Thence South 47'"39'35" EaSt adistlinceof217,64 feet 10 8 pOint; ..
'Thence-easterly 390.15 feet along the arc.oIa cifcuJar curve to the Icft,:Said curve
having a radiusof.275.00 feet, a central angle of 81"17'16",8 chord b,e:aring of-
South 88" 18'13" ~andacborddistanceof3S:8.25 feet 10 a point:
Thence Nor1h SI"03'09MEast a distance of575.2S.teet to apoiD.t;
Thence 336.71 feet along the arc. of a no." tangent curve to the ri8ht, said *urve
having a rildius of 850.00 f~t,a eentril angle of22"4 1 '41"; achorilbearingof
South 26"03'49" Eatt and II chord distanceo:f334.S i feet to a point;
Thence 227.50 feet along the al"C ora reverse curve to the len~ said curve hllviil~a
radius of275.oo feet, a central angle of47"23 'S4" , a cho~ bearing of
;:
~ Ardlilllf/in ..fili~,<<. CIdI~ .G.fCrmmJni;p1/fIfve~ .G1'II/IIJk~;;,,~~
<M2 T~ SIi_I),i..",~: 11lll.1~~. t.hlM83616 . P .2ll8:93!J:<lIUll' 211U3!l.....4S . _.t!)<~I.'~_ll-lili:suw
():\CA1)\I~ 'l'nlMr.t 1:;....\O~l \Mmiol\J.i;?Io\IL06121 a...-1'lfidg<!_05<I2U\.~':",,,,<.d'>t
Exhibit C - Page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
I.,rr-A
- ..:..
THU U'Nti OllbUl';I.NC.
South 38"24'52" East and a chord distance of221.06 feet 1:0 a point;
Thence 183.59 feet along lheliilc ofacompound curve to thli left, saidcunie
having a.radiU$ of483.98 feet; a central angle.ofll "'44'05", a chord besringof
South 72"58'52" Eastanda chord distanceofJ 8i.sO feet to a point;
Thence South.oo" I 4'06" East a distance of 132.00 fee( toa point;
Thence $Outhwcsterly 87:$2 feet along the ai't ora circular curve tOlhc righI, said
curveha:ving 8 radius of 55.0(} feet, a central angle of9 1"1 0'32", a chord beal'ing
of South 45~1' I 0" West and a chord distance of 78.58. feet toa poine
Thence North 89"'03'34" West adistanC(:of 204.56'feet to a point;
Thence westerly 111.94 feetalOJlg the arc ofacircular curvcto the right, said
curve having a r8dius of 150.00 fect, a central angle of 42"45'25". a chord bearing
o{North 6T'40'5Z- West and a chord distance of 109.36 feet to a poillt: . '.
Thence North 46"10'53" Wests distance6f8952 fed to a point;
Thence South 450} 3'18" West a distance of 7752 feet to a point;
Thence westerly. t 19,69 feet along the arc ora circular curve to the right, said
curve having a radius of 15.0..0.0 feet, a central angle of 45 ~43 'OT', a. chon1 biiaring
Of South 68"04'52" We!t and s ~lmldiSllUi.ce ofI16.54 feet to a point:
Thent."e North 89"03'34" West a distance of.881.37feet to a point;
Thence northwesterly 175.15 feet along the are of a circular curve tbthe right,
said curve having a radius of 150.00 feet. i/.central ang)e:of66~54;Or.a chord
bearing of North 55")6']3" West.and a choW distance of 165;36 feet 1(11'1 point:
Thence North 21"20.'10" West a distance 0(247:65 feet toa point;
Thence North 89"40'35" West a distance of 182.42 feeUothe
POINT QF BEGINNING.. . . ..
. .
TOGETHER WITH;
A tract of lwid for rci.one putp\lSCS situittCdin the North ~ Helfand the Northwest Qne
Quarter of the Southeast One Quarter of8ection 23.Towl'lShip 3 North. Range I We..~t.
Boise Meridian, Ada County~ Idaho; described as followS:
Commencing at a foundS/8.inehsteel pin monumenting the East One Quarter of said
Section 23 on thecentcrline or8. Linder Road; .... .
Thence follbwingtheeastel'ly line of said Sectiori 23 and the cl:riterlineof saidS. Linder
ROad, North (10041'26" E8S't a distance of 20..60 feet to the POINT OFBEOTNNING~
from which a found Sl8-inch steel pin monumenting tho Northeast Corner ohaid Section
23 bean North 00"41 '26" East a distance ofZ,630i67 feet;
Thence leavingsirid eastcdyline and said centerline, North 89"02'56~' West II
distance of283. 71 feet to a point on the centerline of the Ridenbaugh Canal;
,
Lo~A"1Iif<<rmt .s"'~. Otl/&.p.ri'!t, ~ G4cUiRJ~ ~ ~.. GI,,,,IJkC."'._M;r,,,i~~
~62 1-;; sha...l),iv<i;~. Iro.I~".I""hli~16. t' 200J9A041 fl2OI.9J1l..44.S" ..".".. ",d.,i'~'''''il,i,,(' >JlIll
. ())\CAI)\l>lljlle "I",.."fn j'a...\0S021\"dmin\I~.\1l.D61212~~_0S021_R,~,...",,",.1<lC
2
Exhibit C - Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
Exhibit C - Page 12
1=
'-~
T.Hl> "AND GROUl',lNc.
ThenCe following t.he centerline o(said Rldenbaugh Canal the following twenty.
nine (29) courses: ' .
North 32"27'21" Westa disfaneeof3S.33 feet to a point;
NOMwestctiy 288.35 feet following the arc of a circull!f cwve to ~he left,
said curve baving aradiu.'l 0(600.00 feet, a Central angle of27"32'06",a
chOrd bearing /)fNorth46"13'24" West and a chord distance of28558
feetio a poInt: . .
North 59"59'27" West a distance of 73.72 feet to a point;
Westerly 90.21 feet following the aA::ofa cirCular curvetolhe left,said
curve havingaradillsof 120;00 feet; a central angle of43"04'24", II chord
bearing of North 81~31'39" West and a chord distanl::e of88.10 feel to II.
point:
South 76"56'09" West a distance of 93 ,79 feet to a. point;
Westerly 83.95 feet following the arc of a circular curve to .ttrc rigbt,said
curve having uadius of 100.00 feet, a central angle tif 48"06'06",achord
bearing of North 19"00'48" West and a chord distance .of8I.51 feet 10. a.
point:
North 54~57'4S" West a distance of 108.31 feeoo a point;
Westerly 90.1$ feet followingthearcofaci1'Culal' curve to the left. said
curve having a radiUS of 120.00 f~l, 8 ctntral angleof43"Ol'3()", a chord
bearing of North 76"29'jO" West and a chord distance of 88,07 fect toa
point:
South S 1 QSr4S" W~t a distilrice (If 380.01 fcellO 8.pQinl; .
S\:iuthwesledy lWAS feel foll owing the arc of a circular curve to. the !eft~
said curve having a radius(j{~5(tOOfeet, 8 eentra! angle Qf61"} 7'12", a
chord bearing of SOl,Ith 51 "'20~()9" WeSt and a c!'!ord distance of152. 91
feet to apoirit: . .
South 20"'41'33" West a distance of216,91 feel to 11 point.;
Southwesterly 262.7S feet fOllowing the arc of a cii'cularCUTVC to the right,
said cu~ having a radius of 42().OQ feet, a ccrittal angle on5"50f36~' in
choidbesl'ing Of South 38"36'51" West and a chord dislanccof258.48
feet to a point:
South 56"32'09" West a distitnceof 342.25 feet toa poirit;
Northwesterly 166.99 feet following the 1Il'C of a circular curve .to the right,
said curve having awtiu.s of 65.00 feet. II central angle of 147"12'06", a
chord bearing of North 49"51'48" WC,'lt and il chor:d distance of J 24,] f
feet to a point ... .. .
North 2:i~44'lS" Ea$! a distauce of140:14 fed loa point;
North 32006'19" East Ii distance of.241.50 feet to .11 point;
,
. !~"--'" An/JiI_ · Shf~ . Oif/l .eW-"'l .<'4~ 1m".t;,....~'I! .GmplIii(j;"".1!~"'i"lI
mE: Slx>tc Diivl:;!lIe. too.l~. '~83l'l11l. t'1lli8.l)39:~00I11'308.m,"""s .~IMr".JK!tm~.
O:\CAI)\I. 'f....ufei fIl\nt\OSOZt\Mnlin \1~\U_061212.....,,,,dtrii!f:o_0Sl)21..R .._t~",.<fo'
. .
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
.{
j
i
Exhibit C - Page 13
II
. ..
TH>'l t....NO GIl{)U l". INC.
NOrtherly. 129.34 feet following the arc of II circular curve to the len, said
curve having a radius of 150.00 feel, a central angle of 49"24'12", a chord
bearing ofNQnb 07024'13" E8stand II chon:! distance ofl25j7feello 11
poiJit:
NorthI7017'5J" West a distance ofll0.54 feet to a point;
Northerly 140~ 75 feet following:the: arcofa circular curve to theright,
said ~. bavinga radius pf ]50.00 feet, a centrid angle. of 5304S48". a
chord bearing of North 09"3-5'0}" .Ed and a chord distance of n5~64 feet
to a point:
North 36021'55" Easta distance of34.82 reetfu II point;
Northerly 389:27 feet folloWing the an: of ilcircular curve to the left, said
curVe having II radius 0000.00 feet, II eentral8l'lgle 0(74020'42", achord
bearing of North 00"42'26" West and a.chQrd distance of 362.53 feet to a
point:
North 37<'52'47" We5ta dislance 0069.31 feet to a poinl;
Weslerly 232.80 feet following the lll'c ora circular curve 10 the left, Said
curve having a radius .of 130;(jO feel, a central a.rtg1~ oflOi"36' 12'" a
chord bearing of North 89"10'53" West and a chord distance of202;92
feetto llpoint:
South 39")1'01" West II di5tanc~.of 141.01 feetto.a point; ..
We,.o;tetly 167.39 feet following the arc .of it cii'culat ClU'V.e ta the right, said
curVe baving a radius uf70.00 reel,' a central angle.of 137"00'42", achol"d
bearing of North 71 "58'38" West and a chord distarice- of 130.26 fe.et to a
point
North 03<l28'17" W~t n distliiJceof 414.91 feet to a point;
Northwesterly 180.31 feel following the arc .of a circular curve to the left,
said curve having a radius ofl50.00 feet,llcei1tral angle Qf 680?2'2.4'~, a
chord bearing of North 37<>54'29" West and a cborddistaiu:e of 169,$5
feet loa point;
North 72020'4]" West a dilltlU1ce.of 150.79 feet taa point;
.WesterIy 58.03 feetfoliowirigthe arc of a eircularcU,rve to the right, ,S;lid
curve having a radius of 400,00 feel, a central angle of080IS'42'\ a chord
btllIing ofNorth68011 '20" Westand a chord distance of57,97 feet to a:
point:
North 64"01'59" West B distance Of 194,7$ feet to a point;
Thence leaving said centerline, North 25"58'01 " &sIft distanccof205,02 feet .to
llpoim;
Thence SOuth 64"Ql '59" East II disiarice of 179:36 feet kl a point;
,
l.;g~AItlliItd",. .SMpJ.~.... Oiil EiW,.,t/t&. GoIfC",,>'Jt'~ ()- B~ ~ Gm;JW c---HkMiO"
462 B. Shl.....l)ri.", S..,. lCiIi.I~, kkhn8i61' ".. 2OlJ.9~1I.ojO.l ji2O&.910.444S ,,~~
0; \C,\D\lloW. '\"...,..(". l"oJ".\tI.~1l21 \Admin\I..c1l"k\IUl(; 121 :t._lhridJlc.JIS02Ul"'..P>Il~,d<l<'
4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
Exhibit C - Page 14
~rT-.-~
~."-;j
.
- ......
THTU,,\l'.lD G.OUl" j'NC.
Thence easterly 58,03 feet folloWing the arc of a circular cUrYcto the left. said
curveluiving a radiUS of 400.00 feet, a ct:ntral angle of 080 18'42". a chord bearing
of Soulh.68" J 1 '20" Bast and a chord distance of 57;97 feet to A point: . .
Thence South 72"20'41" East 8.distarlce of' 146.74 feet toa point;
Theilcesoutheastcdy 155.53 feet f'oIJoWing the arc of a circular curve.to .theright,
said curvehilvinganKIius of 3.60.00 feet, It central aqle of24"45'1 0", a chord
bearing of'South 59"S8'Otj" East and a chord distance of I S4m ftet to a pOint:
Thence South 47035'31 "East a distance of631.71 feet to 8 point; .
Thenci::iOUtheasr.erly 57.63 feet following ihe arc ofaeircularcurve to the right,
said curve having a radius of340.oo feet, acemnd .angle.of09"42'44", 1\ chord
bearing of South 42"44'09" East and a chord distance of 57,56 feeHo a pOltit:
Thence South 37"52'47" East a dist8nce of369.31 feet to a point;
Thettcc southerly 298,25 feet following the arc ofa circular curve to the right,
said curve having a radius of 510 .00 feet, a central angle of 3 3 "30'24 ", a chord
beari.rig of South 21"07'35" E~ and l\cbord distance of 294.02 feet to Ii point:
Thence North 85"37'37" East adistariceof 128.09 feet to II point;
Thence North 81"25'37" East a distance ofl82.24 feeno a point;
ThenceNorth 8'''58'50'' East a distance of 272.96' feel to a point:
Thence North 85<:>JS'37" East a distance of 5001 8 feet 10 a paint;
Thence South 89"51 '12" East a distanceof7S.00 fecUo apoinl;
Thence South 84"lS'SO" East a distance of 70.30 feet to apointi
Thence South 78037')4" East a distance of 16.39 feet to a point;
Thence South 76"33'49" East a distance: of 513:t feet to a point;
Thence South 76"28'57" Basta distance or 225.87 feet to It point;
Thence South 63"22'56" East a distance of I J8.67 recito a.point;
n,encc 336.68 feet folJowing the arc o(anon fangentcUrve to the right, said
curve having a radius of950,OO teet; a cCDt\'1lIang1e of 2(}" 18'19':,achol1:1 bearing
of South 5$030'47" East and a chord dbta.lu:eof3J4.92 feet to lIpoi~ti .
Thence South42"22'42" East a distance of 42.13 feet to a point; .
Thence South 47"59'55" East a distance of I 56.82 feet to a point on the easterly
line of said Section 23 8lld the ccntedincof said S, Linder Road;
Thence following said easterly line and said tc:ntuliue, South 00"41'26" weSt a
dist~ of.2n.72 feet to. tJie PbINTQf BEGINNING,
,
I~~ .s;,. n....,;. .a,uE'tt-"'t' c.,c-w,~ q 1?!W-n.. .~~.
~62 I'" Slt<J", Om...Ste ItIO, Ii.. ht.l.... .834016 . P 1iNl,939.4Q,11 I' 208.9)1'.4445 . ......... 11;<.t....I,,;;".j~nr em;,
0, \C" D\E..gl. -r"",.r.,-J'iklI\05021 \",11",,, \L,'K"I.\lI~061212..<<",th...._~1.Jt..4_...",...00c.
5
CITY OF MERIDIAN PLANNING DEP ARTMENT 8T AFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
~ .".~
~..~
~.~
'tHJ!; Lt\ND:.(:aO\ll'.rnc.
Th,e ~bove described tractS of land contain :50.17l1Cres. more 01'.1$. siJbjefl tc> till
eXlsUngeascments end righls-of~way.
Prepared By:
THE LAND GROUP. !Ne,
462 E.SHORBDRlVE, SUITE 100
EAGLE, IDAHO 83616
208~939..404t
208-939-4445 (FAX
,~
DEe 2 n 20nS
MiRll)l>>l PIJl!lL~
WOR1<.S OE:PT.
,
l~ A~. Smo"""""",.o.ttE~'II . G-fC""-l~&E9'-,i'li.C+C"-..;;m60,,
462 ,;, Sh",~ qrlv:<>~, 100.1""",,; Idoll<l1>>61~ ~ r ;2ll8:~J?-4C>>t l'i.oll.l13lM....S ..,...., 'lId""'Ir;~'''pin'''I>lll
()'\('.J\l)\Llll,iI~ t'Il""I<'. trob\OS021 \,\dni.m\l ~.\n_D61 U1.....,Jth.."JII'~0$D.21~R-L:<'MI".,I{)C
6
Exhibit C - Page 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
i
I
II
THE ,L-'Nl> (I.IlOU'p. INC.
December 12; 2006
Proj~No; 05021
. Legal DeScription
Southridge Subdivision
RcZOtle toRe8
115;65 acres
EXHIBIT "A"
A tract oflandfor rezone purposes siluatedin the North One HaIf of Section 23,
Township 3 Nortl:t, Range 1 West, Boise Meridian. Ada County, Idaho, des~ribedall
follows:
Commencing al. a found brass cap monumenting the West One Quarter Celmer of said
Section 23 on the ~terli1lll of S. Ten Mile Road;
Thence following the westerly line of said Section 23 and the centerline of said S_ Ten
Mile .Road, North 00056'16" East a distence of 476.36 feet to the
POINT OfBE<lINNfNG.
TIwoi;efoUowing:Said westerly line and said centerline. NOlth 60"56'16" East a
di:stance of833.34 feet to a found Slg~inch steel pin monumentingtheNorth dile
Sixteenth Comer common to said ~tioil23 and Section 22; Township] North,
Range I Wcst. Boise Meridian;
Thence following said westerly line and said centerline,North OooS623~ East a
distance of672.43 rUt to it point;
Thl/l1ce Sou\h89"03'3r East a diilance of2S.00 feet to a point;
Thence South 34011'02" East a dislllnceof15S. 76 feet to a point;
Thence South 21 ~08'47" East a distance of14.L89 fceLlO i1 point;
Thence South 21046'52" EIIst a distance 0032.62 feet toa point';
Thence North OJ ~4~08" East adistaoce of 111 ,80 feet to B point;
Thence North 05"20'23" East adislaneeof201.34 feet to a point;
ThenceNorth 13"10'43" East 8 diStance of 138.68 feettli a'pQint;
ThenCe North 26"09'07" West.a distance 6f3'JO.77 feet to apointi
ThenCe North 1400 I '4r' West a distance of213.94 feet to a point;
Thence North 13"11'58" East a di$Wlcc of166.51 feet to a poiot;
Thence North 37"00'03" East Ii distance of t 18.62 feel to a point;
TheuceNorth 00"44'33" Easla dis!anceof2s:(IO feet toa point on the northerly
line of said Section 23 and the centerline ofW. Overland Road; . .
Thence following said northerly lirie and said Centerline, .south 89"lS'27"Elist a
distance ofl 86.37 feet to a point; . .
ThenCe le1(Ving said northerly line and said centerline, South 00"44'33" WeSt II
distance of 1 15,53 feet to a point on the, centerline of tile Ridenbaugl1 Canal;
,
~Art/Ji_ .Siki>.l.....-1t · CitH&Q-iM& .Gofc.",..t~vF.9-!"& .G"'J'I1ir'~_~
~62 KShtK.O.;vo. s~ l00.I~I~.Ir.liW" ~l616. I' 208.9J\I.4{)oIlI' 2118.'1J'-40!-4$. _w .h,4.1II'~(J'~Li~.i:WlI'
0; \r.AD\1 ialII. T;"n'fi" ,"d.,o.\()5021 \Admin \1""II"'.\II~061212.."""hfi<lF-,)5021.)t--8..:.imc,(loc
Exhibit C - Page 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
I.l~~.
- ...
THE UN!} ,G,ROUI'. iNC.
ThenccfciUowing the centerline of said Ridenbaugh Canal the following two
courses; ,
SOuth 61 "44'37" &st a disuince of455.14 feet to a ,point;
SOuth 73"37'5.0" East a distance of261 ,91 ket to a point;
Thence leaving said Centerline, South 0.0046'43" WeSt a distance of 500~71 ft:et to
Il point; "
Thence South 65<>39'49" West a distance of276.09 ~tto II point;
Thence South 00<146'43" West j distance 00.02.18 fuet to a Point;,
Thence South 89"09'38"Easl !ldistance of 450..0.0 feet to a point;
ThenceNorth 00"47'25" Easlll distance of 854.34 feet to a point on the centefline
of said Ridenbaugh Canal; ,
ThenCe followingsaid centerline lhefoltowingsJX cOurSes:
South 63"48'13" East adistanCeof65~91 feet tiJ a point;
Southerly 148,91 feet following the arc of'a circular eurveto the righi,
said curve having II radius of 10.0,00 feet; acenu-alanglc. oU50I9'12", a
chord bearing of South 21008'37" East and a chord distance of 135.53 feet
10 apoin~ '
South 22029'02" weSt a disUinceof92,69 feet 10 a poiof;
Southeasterly 173.93 feel folio-wing the llI'C of a cireularcurve 10 the left,
said eurve having a radius of75.00 feet,.. central angle of 132~51~30~',lI
chord bearing ofSouth43"56~43"Easland a chord distance ofQ75{) fcel
to a point; . .
North 69031'00" East a distance of94.62 feet to a point;
F,.astedy 320.04 fcelfo-Howing-the <Ire of acircuJar curvctliUie'righl,sail;l
curve having a radius of375 ,00 feet, acenlral angleof4SoSjiS7\ a. chord
bearing of&>uth 85056'02;' East and IU:hord dlstancc()f3!O,41fCettoll
point;: .
South 61 <129'03" East a distance of! 50.7.0 feet to a point;
Thence leaving said centerline, Norr:hOO"'48'16" East a distance or 353, I 7 feet to
a point;
Thence. 175.79 feet following the arc of anon tangent curve TO the left, said curve
having li. rad.ius 0[500.00 feel, a central angle of20008'3'7", a chord bearing of
North 85"52'34" East and a chord disUlnceofl74;88 feet to a point; .
Thence Nonh 75"4$'16" Ea:sladistant;cof4n22 fcelto-apoint;
Thence South 89011 '44" Easta distance of633.61 reet to a point:
TbeneeSouth 00"38'49" West adi!ltal1ce o(528.~ feel toapoint;
Thence South 89"19'29n East adL'itanctqf 184~28 feet to a point;
,
~"'~'_fffl:~1f.i -Ci11ilE",~1IJ. -"ofC-"!fr" f~<J'~""""A - GM{IlIk<;~.liir";,.~
"If:iZ Fe ~I""" l)riv~; :ire.lOO, 1~ld"""8)616 . "2Oll.9l9.4lUl r ::IO.ll9]MoWS. ~llwllliJliliI;.=
():,C;\l'l\H.gI<! T.....("" l'ilO.;'0S021 'i\drnjn'I~.\lUl~I212..fl>~05OZ'-R:8"l!A)tI..\h .
2
Exhibit C - Page 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
. ~
T14E LANl) GROUP, lNC.
ThenceSouth00<'40~31 Q Wesladistance of1L94 feet to 8 point;
Thc:tlce Southerly 47.16 feet followinglhe arc ofa circular cw'Veto the right,said.
cllTVe having:a radius of 150,GOreet, Il central angle of 18"00'59",8 cl\Ord~aring
of South 09"40'59" West and a chord distance of 46.97 feel to a point;
Thence South 18041'21" West a distance of231.3) fi:et to a poiin;
Thence southwesterly 58.35 feet foUowing the arc of B circularcuive to lheJight,
said curve having a radius of 1 OO.OOf~, a central angle of 33"25'46", a chord
bearing of South 35<>24'20" Weisqll1d a .chord distance of 57.52 feet to a paint:
Thence Smith 52<>07'13" West adislanceof 111.46 feet to a point;
Thence North 41015'31" West a disttmc(: of593_32 fCetlo a POint;. .
Theni:enorthWC$lcrly 155,53 Ie<< following the are ora circular curve 10 the left,
said curve having IlradIus .0060.00 feet, a central angle of24Q45'1O".a chord
bearing of North 59"58'06" West and a chord distance of 154.;32. fuet!o a poinl~
Thence North 72"20'41" West adiSlanceof 146.74 feel to a point; .
Thence WC3terly 58;03fett foJIowing the lire- of II cin:uJar curve to the right, said
curve having a radius of 400.00 feet, a centraJangleo! 08"18'42", schon:! heariilg
of North 68"11'20" West and achorddislance of 57,98 feet 10 a point: .
Thence North 64QOl '59" West adistance of 179.36 feet to a point;
TIMince South 25"58~OI" West a distance of205.02 feet to a:poinhm the
. centerline of said Ridenbaugh Canal;
Thence followingsa.i.d centerline the following four CourseS:
Soulh 64:00 I '59" East II distance of 194.78 feet to a point;
Easterly 58,03 fect following the arc ofa citcullU" curvetl) theleft, said
curve having a radiUs of 400,00 feet. a centralangIe of 08"18'42".. a ch(u;d
bearing of South 68"1 1'20" Eastand a cborddistance of57,98 feet to a
point: .
South 72"20'41" East Ii distance of 150.79 feclto a point;
Southeasterly 18:0.31 feet fi:iIlowing th~ arc of a circular curve 10 the right,
said curve having a r:adiusof 150.00 feet. a cl3l1tm angle of68"52'24'\ Ii
chant bearing of South 37054~2g:" East and a chOrd dista:nceof 169,$5 feet
to 11 point; .
South 0.3"28'17" East a distance of41 1.33 feet to spoint;
Thence leavingll8id centerline, South 86".31 '43" West a distarice of190.50 feet 10
a point; .
Thence North 15007'20" West a distance of 122;50 feet toapofut
Thence 77.62 feet following the arc of a rionW)gent curve t(jtheright~sl!;idclirvc
having a: radius Qf80.00 feet, ac'entrallingleofS5"3S'2S~"a chord bearing of
South 79"54'SO" West and SchON dista:nceof14.61 feet to a poiot;
Thence North 72"1 Jis" Wesla distance9f112.81 feel to a pc;int; .
,
~Ard1iItd.", .S/ltPlilli,;;1/I. .GilB.,;....n"". (;ofC__/~.1II?8~,<< .~(.~~.
462ft Slw:>rtl Vti"r, S~, lOO..I~, Id.ho 83616. V 2Ot9}9AQ0.41l:' 2llIl,9'lU<<S.' ~mr
(),\C.\ 1)\1;0# i....nok< Fih'I'\Qml \t\dmin\l.qpi4<\ 1J~061 ;!12..;OlIII1rldge..;0s01l.,.R-8.,.'''"'',,,iloc .
.3
Exhibit C - Page 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II
THE LANlJCROUI', INC.
Thence South 20"11'27" West a distance of 103.27 feet to II poinl;
Thence North 67"'35'34" W est a distance of! 12.36 feet to a point;
Thence North 391>58;55" West lldistance of85.38 feet loa-point;,
Thence North 25"35'04" West 8 distance of 45.73 feet lOa poini;
Thence North 80"09'32" Wesla diSlanceof97.30 feet toapoinl;
Thence South 14"38'04" West a distance ofl30.00 fuet to a point;
Thence South 39"01'02" West a distance of75.06 feet to a pomt; .
Thence 201.33 feet fOll(iWing the arc of n non iangent curve to the right, sirid
curve havlitgll. radius of850.00 feet, a central angle of 13034'16", a,chord bearing
ofS()uth 44"11 '50" East and. a chord distance of 200, $6 feet to a point;
Thence South 51"03'09"Westa distal)Ceof 575,25 feet to a pOint; .
'Ibence w~ly 390.15 feetfQ110Wing the arc ora circular curve to the right; said
curve having a radius of275 , 00 ket, a central angle of 81 "17' 16", a chord beating
of North 88018'13" West and a'chorddislance of358.25 fcelto apojrit;
Thence North 47"39'35" Westadistlinceof217.64 feel to a point; . .
'fhencen()rthwesterly 103.87 fcetfoUowing the arc ofa circular curve tOlhe.right,
said curve having a radius of 300.00 (eet, a central angle of 1 ~50'14";a .chord . .
beating of North 37<>44'28" West and a chorddistancc of.103.:35 feet to lJ:point;
Thence North 21"49'21" West a distance of 140.17 feet to a point;
Thence 371,22Jeet following the arc of a non tangent C\Uve to the right, said
curve having a radius of I,OOO.OOfcet, acen1tahingle of21" 1 6'10", a chQrd
bearing of South 72048'44" Wut and Ii chord distance of 369,09 feet to a point;.
Thence South 06"32'52" East a distanCe of 2'65.26 feet to a point; .
'Therx:e North 89" 16'08" West a distance 0[630.49 feet to the
POINT OF BEGINNiNG.
TOBETHER wrrH:
A tract of land fouezbnc purposessitUilk:d in the Northeast One Quarter QfSectioJl 23,
Township 3 North, Range 1 West. BOiSeM~iidian; Ada County; Idaho; d~ribed &'1
follows:
Commencing at a found SI8-inch $t.eelpin monumenting the ~stOne Quarter COmer of
said Section 2.3 on the centerline of S. Linder Road;
Thence following the a.;tedy Iirie pf said Secuon23 and the centerline of saidS,Linder.
Road. North 00041'26" East II distance of272.73 feet to t!tePOlNT OF BEOlNNING.
from which a fOllnd 5/8-inch steel pin rilonumenting the Northeast Corner of said Section
23 hears NorthOO"41 '26~ ~ a distanc~ of 2,377.95 feet;
,
L4""",," An/Jifod_ .Silt '-'-"",<<. Q,j/ B"ItI/!I1iJ/&. GofCn,"Jf>fll'lil1I u.El(#imii't. Gmllllid.-...w,mrI1lJu
.1k\2 i~ S.4".., tiiin,.S,c. 100, E"*. l<Wtoll3416.J> 208.9JM(l,\lr' io&9i'M4S" W\\.vi.rlll'l....d,."k,p...c'"'""
O:\CAI)\ 1'+ 'tinri..rcr 1'ilcO\0W21\<\dmjo\1 .<:&o"'\IL 06121 :l..)lOOlbtl.Jw;_0S02I_'R'8_"1'\".J""
4
Exhibit C - Page 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~.~
llJ.
TIiELAND GB.OUP. INC.
Thence leaving said easterly line and said centerline, North 47.59~55'; West a
disunceOf 156.8;2 fect loa point;
Thence North 42"22'42" West II distance of 42.1 3 feet to It point;
Thence 336.67 f~ fol1owing the arc of a non tangent curve to. the left. said curve
having a nidiuso(950.00 feet, a;central angle of20018~19". a chord bearin!t of
North 55030'47" West-and a chord distance of334;92 feet to a point;' .
Thence North 63<l22156" West a distance of 118.67 feet to a poil'lt;
Thence North 76~8'57" West a distance or 225.87 feet to a poinl;
Thence North 16"33'49" West a dislanccof51.32 feet to a point;
Thence North 78037'14" West il distance of 76.39 feet toapoint~
Thence North 84015'50" West a distance or70.30 feet to a pornt;
Thence North 89051'12" West a distance of 75.00 feet toll point;
TheneeSouth8503S'37" West a distance of 50.18 feett() a pOint;
Thence South 8105S'SO" West adistarice of 222.4 1 feet to a point:;
ThenCe South81o~2'50" West a distance of232,79 feet to a point;
ThenCe South 8so~1'37" West Ildistance of 128.09 feet to Bpeint;
Thence 232.56 fee.tfollowing the arcofanonfangentcwv., to the len~ said curve
having a radius of 51 O.OOfect. a central angle of26007'3S", a chord bearing of
North 17"26'12" West and a chord distance of230.S5f~tLO a point;
ThenceNotth 52"07'13" East a distance of 173.34 feetto .apolnt;
Thence not1heaslerly 350m feet following theatcofa circl,'lw c.urveto the left,
said curvehavingil radius of 600.00 feet, 4eenttal angle of33"25'46\ acnord
bearing of North 35024'20" East and a chord diShlJlCeof345.13 feel to Ii point;
Thence North18041'2r East a distsnCcofl89.96 feettQ apeint; .
Thente South 7IOt8~33" East a distance of6t94 feet toap6int;
lhence$Outbeaslcfly 172.27 (eet following the arc: of a circular cun'e.to the- right,
said tutvehaving A radius onDO.ao feet, a central angle of 12054'01 ", It chord .
bearing of South 540!; l '3.2" EaStilnd a ~horo distance of' 169.9\ feet. toOl point;
Thente 705.87 f6ef:following the arcofareverse.curvetothe left, said curve
having a radius of 740.00 feet, a centraJangle of 54"39112", a chord !)earing of
South 6s<'44'{)8" Bast and a c1:Jord distarlceof679.41 feet 10 a point;
Then~eNorth OO"2.5'32~ East a diStai1ce.of288.63 feet toa point;
Thence South 89"34'28" F...ast adislaneeof509.80 feet toa point;
Thence South 00041'26" West adistanc" of 1.062.71 feet to the ..
pOlNTOFBEOINNING.. .. ....
,
~AMJiI,""", .:S/(l.~. 0.iI a.,-.n"! .r;fJ{Ju..m J~;'N &l!JW-w. .G~C_witiarlio.
4102 E.ShDI1'l)r;Y~.S"'loo; F..pc;. "l\lh...~16. P 208~'~A041Ij D9i'.444S. ~~""pilK.cl!ll\
0:\(;"0\1'. Tl'I"..re. Ir~..\0Sll21\,"d'iIlI>\)~\UJl6)213...,,~OSO}1_11-1U<ru\,..I'if
5
Exhibit C - Page 20
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
I
I
Exhibit C - Page 21
II~.
- .....
T.Hi! LAJ'oInOllOUr, INC.
The above described tractsof!and II 5:65 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
RAGLE. IDAHO 83616
20.8~939.4041 .
208~939-444S (FAX)
..y~
BY
DEe 20 2~
MeRIDIAN PUBUC
WORKS DePT.
-'
~Aditod.... ~t/(. Pi-... ~6m ~"'I!. ~G.!u,,=J~';'&fI~ ..~ c:Mm,,";";';"~
ol6tll, Shnw DrM,S." lOo,I'"AA>.r.r.bo836i,ot''2(iU39.4011F *1l3llM45 . ~jliwaJin
():\f".AO\F.w. '1'/lI""r..-f Fu...\ll$WI\Admw\J~,",\U~~t'2.12""""'lhn.._O$D21_n~8_",,,,,,,,,,,c:
6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
I"
~:..~
Iii
...
TH" l.AND.GROUP, INC..
December 14, 2006
Projecit No. 0502]
Legal 'Description
Southridgc:: Subdivision
Rezone to TNcR
65.60 acres
EXHIBIT"' A"
A tract of land for rezone purposes situated in the North One Half of the N()rt:hWest One
Quarter of Section 23, Township 3 North, Range]. Weal. Boise Meridian, Ada CountY.
IdahO.. described lI$ follows:
Commencing at II found bl1lJS caP monumenting the Northwest CornerCf said Section 23
on the centerline of W. OVerland R08d~
Thence following the DOrtherly line of said Section 2hnd the c::enterlineof said W..
Overland Road, South 89"15'27" Essta distance (if 469. 79 feet to the PO [NT OF
BEGINNING. . . .
'rhence following said northerly line and said centerline. South 89" 1$;27" East a
distance of 832.51 feet to a point. a found 5/8.inehsteelpln monumenting the
West OneSixt"eenth Comer common to said 8e(:t1ons23 arid S-el;:tion 14,
Township 3 North. Range 1 West. Boise Meridian bears South S9Q 1 S17" East a
distance of 23.91 feet;
Thence leaving said northerly line llndsaid centerline. South 43044' 14" Eas.t a
distance ofS39.65fcet to a point;
ThenceS08J2 feet following the arc ora non tangent curve to the left, said:curvc
having a radius of 1,000.00 feel, a central angle of29"'06'49", achordbearing9f
,South 26042'21" West and .8 ch,ord distallce of SO;M8 feet to a polnt on the
centerline of the Ridenbaugh Canal; ..
Thence following $aid centerline the following si,xcourse,s:
167.86 feet fbUowingthcarcof anon tangent curve to the right. said curve
having a radius of75;00 feet, a, cenlrl1l angle of 128014'04", a'C::hord
bearing of North 41037'28" West and a chorddistai1Ceofl34.95 feetio a
point; , .
North 22'"29'35" East a disI3nceof90.98 teet to a point;
Northerly 150.56 feet following ,the arc of il cjrcuJar curve to the left. said
curve baVing a radius of 1 M.oo fef;t, a central. angle of 8601.5'45" ,achoi'd
bearing of North 20038'11" West and I chord distance of 136,73 teet toa
point:
North 63048'13" West It diStari~eofl24.40 feet to a point~
,
u.""-P<A~ 'SmPlt.uiIlft .a,u/b6m,. 'G'fQfIrp;J~<t~'W ~G"'f>ItiiCNl_~;'
462E. Sholl! l)ri~, ll<<o, 100,I"'lIl'-', JdOI,Q 8).61~. I' 2ml.ilil,~ci4l I' 2011.1119.44'1S. """'" 'hi'J~"'lr""'i,inr ......
0:\(;,\1)\11.1"'....'''' l'ilc-.\OS02I \t\d",i"\I.;,g.r.\II:",061214.)\<'ll>dl..._0S011:,,,,"'.~"'~<I<ic
Exhibit C - Page 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
II
nrll LAND.GROUP,.lIoJC;,
North ]3037'50"Westadis:talleeof414,94t'eet to a point;
North 61044'37" West: a distance of 455.14 feet to a point;
Thence leaving said centerline. North 0004,4'33" East a dist8nceofllS,53 feet to
the POINT Of BEGINNING,
TOGETHER WITH:
A tract of/and for rezone pUrpOses simatroin the North OneHaJf of Section 23,
Township 3 North, Range I West, Boise Meridian. Ada County, Idaho., de$cribedas
follows;
BEGINNING at a found brass cap monumenting the North one Quatter ofsaidSeetion
23 on the centerline ofW. Overland Road;
Thence following the nortberlyline of said Section 23 andtbe centerline of said
W.Overhmd Road, South &9"19'4\" East a distance of665A2 feet to a pOint;
flVm which a found 518-iru;hsteeJ pinmonumenling the Northeast Corner ofsaid
Section 23 bears South 8~ 19'41" East a distance of 1,996,31 fect;
Thence leaving said northmy line and . said centerline, South 00038'55" We;st Ii
distance of3S9,66 feetto a point, ..
Thence North 89011'44" West a dislanceof633.61 feet to a pOint;.
Thence SoULh 75048' 16~ West a distance of 497.22 feet to a point;
Thence 175.79 feet following thellfC-of Ii: circutarcUtV(ltotherlght, saidtul"ve
having a radius of 500;00 feet, a cc:ritralangle of20"08'37", a chord bearing of
South 85."'52'34" West 8Ilda chord distance of 174.88 feet to spoint;
Thence South 0004S') 6" West a dilltance 0[353.17 fC<<tQa point oillhe
cemerHnc of the. RidenbllUghCarial; ...
Thence folloWirig the. centerline of said Ridcnbaugh Canal the following three
coones;
North 61029'03" West a distauceof150.70 foofto apoiol;
.320,04 feet following the arc of a circular curve to the left,said curye
baving a radius 0075.00 feet, a central angle of 48053'F",~chord
bearing of North 85<>56'02" West and acbord distanceof310.42 feet toa
point; ..
SOiJth 69045'24" Wests distance of 100.69 feet to apoinl;
Thence leaving said centerline; 1,372.01 feet following meatc pfanori
tangentcur-ve to the right, said curve having a radius. of I,OOQ.Qo. feet, a
central ang1eof18"36'37", a chord bearing ofNonh 51027']7" E,aSl,anda
,
~~. dlH P__,. -QtOIa.w-"" -Go/c.i-hrip;,. 6'B~. - G~iC-..;Nwt;.1I
'61~Sh<lle l)i.",~ $lt:. 100; B~.lda1K> 83&16 .l'2lll.9:Jl1A041 II :!IIS.,3t...4<lS - """",.d".j.""lw<~.I~i;iI.rit
(), \(~\ D\nagko 'r M<ik-,lru...\osoo t\Adndn\J...'glIs\ILOIlI]14.:."""",...,,,,,_P502Crnr'2~,,.,,,.;.,Io.
2
Exhibit C - Page 23
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
~ "-A
..
......
THE !.ANO GllOUP;IN-c..
chord distance of J ,266:9;0 feet toa point on Ute northerly line of said
~ion 23 and the centerline of said W, Overland Road;
Thence following said .nonherly line and s~id centerline, South 89'" 14'25"
Eastadis~ofI79.35f~ttothePOlNTOFBEOJNNING, ... ...
TOGETHER WITH:
Commencing at a found. 518-inch steel pili monumentingthe Northeast C()rner of said
Section 23 on the centerline afS. Linder Road;
Thence following the easterly line of said Section 23 .and the centerline of said S. Linder
Road, South 00"41 '26" West a distance of 639;61feet to Ii found 5/8-ittch steel pin, Crolll
which a founct S/8-inch steel pin monwnenting the East One Quarter of said Section 23
bears SOuth 00041 '26" West a distance of2,011.06 feet;
Theneeleaving said easterly line and said centerline, North 89"19'41" Wwta.dist8.nCeof
199.25 feet to afoundS/8-inchsteel pm; .
Thence &>uth 00"41 '26" West a dislanceof224.62 feet to the POINT OF BEGINNING;
. .
Thence South 00"41 '26" West a distanceof2S,38 feet to a J>>lrlt;
Thence SoUth 89"19'41" Easl adisiance of199.2S t'eeuo a found 5/8.inch steel
pinon said easterly line Ilnd saidcenterlioo;
Theoce fOllowing said easterly 1jne and said centerline; South 00041 '26" West a
distanCe of42$.6;3 fetno a point; . .
Thence leaving said easterly line andsaidccnterline. North 89"34'28" West a
distance of 509.80 feet to apoint;
Thence SQuth,00"2S'32" Westa dislail(:eof288.63 (<<tio a point;
Tllcnce 705;87 feet following the arc ohnonlangent curve to the right. said
curve having a l-adius of740.00 feet, It central angle of 54"39'12i',a chord beal"il1g.
of North 65"44'08" West and il chorddilltance of679.41 feeUo a'priint;
Thence 172.27 feet folloWing the arc of lireverse curve to the left, said .crn'Ve
having 11 radius of3oo.00 feet, a centrarangle of 320S4'{)) II, a chord bearing of
North 54"51'33" West and a chord distanCC(lf 169.91 reetto a point;
Thence North 71"18'33" West a distance qf61.94 feet to a point;
Thence South 18"4 I '27" West a distanccof ] 89.96 feel loa point; .
Thenee southwesterly 350,07 feet fullowing the arc ofa circular CUIV'C: to the
right, said CUMI having 8 radius of 600.00 feet. a ~trlllangle of33"2~'46",n
chord bearing of south 35024'20" West and a chord disumce of345.13 feet to a
point;
Thence South 52001'1)" West ll.distance of 173.34fcet to a point;
Thence 65,69 feet following the ;arc ora noli tangent curve to the left, said cUrve
having It radius oH10.00 feel. a cent.ral anglcof07"22'47", a chord bearing of
North 34"1 ]'23" West and B chord distan~'of65;64 fcetto a point;
,
1~.Anbii/ttIm~Sifl ~ .(''/r,;IH~,. ~Gi,COlftJ( f....~ BiWottfI'" -(;trif/JitC."'Ni/1Nw;'.
4& l.~ Sho.., !)gy.,; s.... too.l~.ldalw83616 .. p208.!)~.'IlI411' 2IlU:)!)..t..S.."""", ,1N'J;A;I~.'i"lP;''' a.';
(I:\r"/\O\I,. 'f"""kf l'iks\05ll21\J\'!.I...\,~\I1,:(I6121 ul..n1lfid._OOO2'_m....2...~"""-d"e
J
Exhibit C - Page 24
CITY OF MERIDiAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
i
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THE, I.AND OMUI'. ll\l(;'
~cnce North 37<>52'47" weSt a distance of36.9.31 feeno a pOint;
Thei1cenor1hwesterly 57.63 feet following the arc of a circular cutvetothc: le1:\;
said curve Mving a radius of 340.00 feet, a central Mgle of09~42'4 Y III chord.
bearing of North 42044'0$" West and a chord distance of 57 .56 feet taa point;
Thence North 47035'31" West a distance of 38.38 feet to a point;
Thence North 52"07' 13" East a distance of 171.46 feet.to apoirit;
Thence northcutcrly 5835 f~t folloWin:gthc arc of a oireular curve to the left,
said curve having a t1!d.ius of 100.00 feet, Ii central angle crt 33<>25146",.a: chord
beanng of North 35"24'20" East and a chord distance of 57.52 feet to a poiot;
Thence North 18'"41'27" East II distance 6f23I.31feet to a: point;
Thence northerly 47.16 feet foIlowing the:&rc pi a circular curve to the left, said
cUrVe having 'a radius of ISO.OO feet; a central angJe of 1 80t:i0'56" , a Cho:rd bearing
of North W40'S9" East and a chord dilltanee ,0(46.97 feet.to apoirit:. . .....
Thence North 00'"40'31" East a ~istance of71.94 feet to a point;
Thence South 89019'29" Basta distflnccof65. 72 feet to a point;
Thence North 00<'38'49" East adistlUlceof552.19f~ to a pOint;.
Thence 68.01 feet following the arri of II non tangent curve to.the tight; .sai.~ curve
haviI:ig anidius 01325.00 f~ a cenitaJatiglc of 11059'21", a ehord bearing of
South 78015'55 i. East and a chord distance of 67.a8 feet to Il point;
Thence North 17!>43'4S" East a distance of 1 00.00 ftet to a poiilt;
Thence 62.82 feet following the arC of a nOn \an:gent cWve to the right, . said curVe
having a radius 0(425.00 f<<t, a central angle of 08'"28'06"; a chord bearing of
South (tg002'12" East and a chord distance of62.76 teet toa point; .
Thence South 63048.'09" Ea$ta distance of 223,27 feet: to B J.ioi!lt; .
Thencuoutheastedy t 98.86 feiet following the arc. oca clroular cUrve to the light;
said curvcbaving a radiuscif425.00 feet, a central angle of :26"48'31 ". a chord
bearing of South 50023'54" East and a chord distance of 197.05 feet.\li apQint;
Thence South 36059'38" East a distance of 10.57 feet loa. paint;
Thence South 49'"45'~" East ad~1lmceof25.00 feet to a point;
Thence 37.30 feet follOWing the arc ofa non tangent curve to the left, of said
curve having atadius oflOO.OO feet,s. cenuBlangle oi21 022'10",11 chotdbe:aring
of North 29~3'09. East and a chord di~ta.nce of37.08 feet to a point;
Thence North 18<>52'04" East a distanceofi ).1)5 f~ toa point; .
Thence northerly 83. n feet following the arc ora cireular curve LQ theleft, said
curve having a radius of 13$ ,80 foo\,acen1tal angle .Qf350 19'18\8- chord bearing
ofNortb 01012'25" East and a chord distance ofSHO feet Loa point;
]bence North 54"39'26" East a distance of 50.00 feet to apoin~;
Thence Notth 59"25'54" East a distance of38.74 feet to a point;
Th~North4wol'54" Eas\ a distance o{l 19.46 feet to a point~
Thenc~SoiJth47031'10" East a distance of214.73 feet to a point;
ThenceSoutbS6'"34'44" East a distan(.'CofSO.06 feet to a poinl.
,
~A~ .SJil~. Gi(f]'I6:I1#IIi"l.G"(.~ J",.." b E..."'O":U. Gnfi/Jir~
4621U,1__ D;;.,;,.!lte lllll, JIqIq, ldahl. 31616'; P 211U39.4041 l' 208,939-"445 .wri.dwl~",fV"";"'"IN"i...
O;\C\D\E"p T.....rw Ilj~\OSIl2I \Adml...\I...~hi\II~OO 1.2l<1_J<lIIdm<IIlo'I.J)5Q2Clnr.l..J<<>"".roc
4
Exhibit C - Page 25
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
J
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'UU; l.AND GllOUJ>,.INc.
Thence Soutb490 16'00" East a distance of343:92 fcelto a point;
Thence South 62<>09'27" East a di!lance of 379.49 fcello the POINT OF
BEGlNNING. . . .
,
:..
Theabovt described tracts of land contain 65.60 acros, more Of. less, subject to all.
eXisting easemcntsand ri~-of-way. ' . .
Prepared By:
THE LAND GROUP. INC.
462 E. SHORE DRIVE, SUITE J 00
EAGLE, IDAHO 83616
208-939-464 t
208-9~9-444S (FAX)
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.~ Arr/IiIrrh" -S;r. PJwrh<< 'Ci1iI~'lr . Goru-Jm,,;.;..c- ~ -G~C..,.,.m."mn...
~6Z R Sh_ Dei...,; !ile,IOO,II.> lilollo 83616' I' 208,jl)MO~II' 208,9)9.4<<$' '""'-'w.di,.J.nJ"i1.lli!ii'l<:.wrri'
.{):\tAI)\P..a&k T.......... fllkf\05021 \A~lIlln \1.\U_06IZI"jt.lt!..id~.,_OS02IJti."tj,..M"~.,.;
'5
Exhibit C - Page 26
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
II~
- ...
THE L,',Nl> Gl\OUl', INC,
December 14, 2006
Projtit No. 05021
Legal Description
Southridge Subdivision
Rezone to LO
3.4a acres
EXHIBIT "A"
A tmc;t ofland for rewnc purposes situated in the North One Halfofthc; Northwest One
Quarter of Section 23, Township 3 NI:lrth, Range 1 West. Boi" Meridian, Ada County.
Idaho, described as follows:
Commencing at a found In:asscapmonumenting the Northwest Comer of Said Secti9I123
on the centerline ofW. Overland ROOd; '.
Thence following the northerly line of said Section 23 and the centerline of said W.
Overland Road. South 89015'27" East a distance .of ] 302.30 feet to IhePOINT OF
BEGINNING,. , .
Thence following said oortherlylioo and slilid centerline, South 89" 15'27". EaSI a
distance of23,91.feet to a found 518~lrichsteel.pinmonumei1tingthe West'One
Sixte~;rth Comer conunori to said Sections 23 and Section 14, Township jNorth;
Range 1 West, BoigeMeridian;
Thence followins said pOrtherly line~. said c.etlterline, South 89014'25" East a,
di5tance of 924,.59 feet to a poit'lt; . .
1bence leaving said i10rtherly line and said centerline, SouthOW45'35" West a
distance of25.00 feet to a point;
Thence 639.81 fC!<t following lhe arc ofa non tangent curve t()th~ left,saidcurve
having a radius of 1,000.00 filet, a central angle of36039'29", a chord bearing of
South 59035'31" West and a chord distance of628.95 feet to a point;
Thence North 48044'14" West a distanceof539.65 feet to the
POINT OF UEGINNINO.
THE LAND GROUP, INC.
462 E. SHORE ORJVE, SUlTE 100
EAGLE, IDAHO 83616 REV"'.MfIRO\IAL
208.939-4041 BY ~
208~939-.4445 (FAX . ... .
DEe 2 0 2006
Prepared By;
Exhibit C - Page 27
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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~ SubdMsion
Zoning Area exhibits
Merldlan, Iclahp
Exhibit C - Page 28
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
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Exhibit C - Page 29
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Zoning Area Exhibits
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!11f:81
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
lLE ROAD
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Exhibit C - Page 30
s. TEN MILE ROAD
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ill ~81
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006
,.
s. ROAD
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Exhibit C - Page 31
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Zoning AntS Exhlbfts
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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 32
SouthRldge'SubdMsion
Zoning Area Exhibits
" Merllllar\, killhO
filt :~8;
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 ofthe comprehensive
plan;
The Council finds that the proposed zoning designations ofR-8, R-4, R-2, TN-C L-O and
TN-R comply with the Comprehensive Plan and recently amended Future Land Use Map.
The Council 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, ofthe Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The Council finds that there are several uses that are allowed and conditionally allowed
within the requested zoning districts. If the applicant complies with the conditions
outlined in the development agreement, and receives design review approval for the
future buildings that are along the portion of Overland Road designated as an entryway
corridor, the Council fmds 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;
The Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and Council rely
on any oral or written testimony that may be provided when determining this fmding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
The Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to
this site.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-8, R-4, R-2, TN-C, L-O and TN-R zoning amendments will provide residential,
commercial, and public/quasi-public uses in this area. The Council finds that all essential
services are available or will be provided by the developer to the subject property and
will not require unreasonable expenditure of public funds. The applicant is proposing to
develop the land in general compliance with the City's Comprehensive Plan. In
accordance with the findings listed above, the Council finds that Annexation and
Zoning of this property to R-8, R-4, R-2, TN-C, L-O and TN-R would be in the best
interest of the 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;
The Council finds that the proposed application is in substantial compliance with the
adopted Comprehensive Plan, and the land use designations for this property as shown on
the Future Land Use Map. The Council generally supports the proposed plat and
associated master concept plan layout and proposed density as they comply with the
provisions of the Comprehensive Plan and the UDC. Please see Comprehensive Plan
Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Council 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, the Council 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 finding. (See finding Items 3
and 4 above under Annexation Findings, and the Agency Comments and Conditions in
Exhibit B for more detail.) The Council 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
The Council 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 should 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. The Commission and Council consider the
Ridenbaugh a scenic feature. The Council finds that this feature be protected and
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006
enhanced by the applicant. Further, there are some mature trees on this property. Any
existing trees larger than 4" caliper that are removed should be mitigated for, per the
Landscape Ordinance. The Council fmds that the proposed development will not result in
the destruction, loss or damage of any natural feature(s) of major importance if developed
under these conditions.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staffis unaware.
Exhibit D - Page 3