HomeMy WebLinkAboutSaguaro Canyon Estates Sub CUPJanuary 5, 2004
MERIDIAN PLANNING & ZONING MEETING January $, 2004 CUP 03-058
APPLICANT EafWggt, LLC
REQUEST Continued Public Hearing from December A, 2p03 _ ITEM NO, 6
requirements for frontages, lot sizes, & In, Request for a CUP for o Pp for reduced
max le fh In ro m house size & permission to have 2 cul-de-sac lengths exceed the
~ p posed R-4 zone for proposed Saguaro Canyon Estafes Sub - n of E. McMillan & e of N. Meridiai
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY EIRE bEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: Sea ..~.
See previous Item Packet
Seea}~}aehcd 5~~ comrnev~ry
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Contacted: ~
Emailed: Date: -~ P o :
Staff initials:
Mobrf~ Pnf~ntetl of pubAc msetlnpt gall bacom~ proD~Y M Me CQy • an.
MAYOR HUIi OF TRE~~ VALLEY
A Good Place to Live LEGAL DEPARTMENT
(20S) 466-9272 • Fax 466-0405
Robert D. Come CITY OF MERIDIAN
CTTY COUNCII. MEMBERS
PUBLIC WORKS
Tammy deWeerd 33 EAST IDAHO BUILDING DEPARTMENT
Keith Bird MERIDIAN, IDAHO 83642 (208) 898-5500 • Fax 887-1297
Cherie McCandless (208) 888.4433 • FAX (208) 887.4813 PLANNING AND ZONING
William L.M. Nary City Cleric Office Fax (208) 888-0218
DEPARTMENT
(208) 88¢5533 ~ FAX 888-6854
MEMORANDUM: Hearing Date: December 4, 2003 & January 8, 2004
Transmittal Date: January 5, 2004
To: Mayor, City Council and Planning & Zoning Commission
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From: Brad Hawkins-Clark, Principal City Planner$~~-- ~~ ~ ~~~~ ~-~ i'-;'
Bruce Freckleton, Senior Engineering Tech ~ .+ "~, "d :1 ` ^'niry,±~
Re: Saguaro Canyon Estates Subdivision ~,tty Ufnlr;,i~<m
~~=tY Cleric tJ{xire
• Annexation and Zoning of 140.25 Acres from RUT (Ada County) to R-4
Zone, by Farwest, LLC (Fide No. AZ-03-027).
• Preliminary Plat Approval of Four-hundred and sixty-one (461) Building Lots
and Forty-three (43) ether Lots on 140.25 Acres with Proposed R-4 Zone, by
Farwest, LLC (File No. PP-03-032).
• Conditional Use Permit Approval for a Planned Development for Reduced
Frontages, Lot Sizes, and Minimum House Sizes and Two Cul-de-sac Lengths
to Exceed the Maximum Length, by Farwest, LLC (File No. CLIP-03-058).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION Ci1MIyLARy
(Revision Note: This sta,,~''report is based on the revised Preliminary Plat dated 12/18/03. This is
the second plat revision since the original appdicadon was submitted. The first revision was
dated 11/]8/03. The number of total dots is now 487 and the mrmber of buildable lots is 442.
Briggs Engineering submitted a letter, dated 12/30/03, providing a summary of the changes to
the preliminary plat.)
The applicant, Farwest LLC, has applied for Annexation and Zoning, Preliminary Plat and
Conditional Use Permit (CUP) approval of a Planned Development (PD) consisting of 487 lots
(442, buildable) on 140.25 acres of land generally located in the center of the square mile
bordered by Chinden Blvd, Meridian, Locust Grove and McMillan Roads. This is the first
annexation application the City has received in Section 30, T.4N, R1E. The north boundary of
the property abuts a future Mixed Use-Community Neighborhood Center that has frornage on
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~ Sabd¢deioa AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 2
Chinden Blvd. The land is presently zoned RUT in Ada County and the applicant has requested
that all 140 acres be zoned R-4. Note, however, that the CUP/PD application proposes reductions
to the R-4 zone dimensional standards and house sizes (see further description below).
The preliminary plat application is for 442 single family detached residential lots and 45
common lots on 140.25 acres. The buildab]e lots range in size from 5,735 to 17,925 square feet -
with the exception of an existing house on the properly which is proposed on a 34,521 square
foot lot near the main entrance. The common lots include a 60.foot wide linear open space lot to
accommodate a public, multi-use pathway, two neighborhood parks (each approx. 2.5 acres in
size), a 100-foot wide street buffer on McMillan Road, and numerous micropath lots, in addition
to the residential collector landscape buffers and medians. The applicant is also proposing
detached sidewalks with 5-foot wide pazkway strips throughout the development. The plat
proposes all standazd ACHD street sections (no reduced street widths). The gross density of the
proposed subdivision is 3.15 dwelling units (du) per acre and the net density is 3.98 d.u./acre.
The average buildable tot size is 9,298 sq. ft.
The CLTP/PD application includes requests to allow reduced development standards including
reduced lot sizes, reduced frontages, and reduced house sizes and to allow two cul-de-sacs within
the subdivision to exceed the length maximum. No use exceptions or other reductions are
proposed. (See chart below for a compazison and summary of the proposed reductions and
allowances.)
Lot Size- City Requirement
R-4: 8,000 sq. ft. per lot
Proposed Lot Sizes
5,735 sq. ft. minimum per lot
House Size- City Requirement
1,400 sq. ft. minimum
Frontage- City uirement
80' minimum
40' minimum (cul-de-sac)
Cul-de-sac
Length- City Requirement
450' maximum
Proposed Minimum Area
1,201 sq. ft. minimum
Proposed Minimum Frontae,~e
60' minimum (perpendiculaz streets)
30' minimum (cul de sacs/curves)
Proposed Lengths
Approx. 550' maximum
The applicant has proposed the following amenities as part of the PD: approximately 11% of the
gross land area developed as open space, a regional pathway, and two (2) tot lots (see discussion
below under "CUP/PD Findings").
There are no existing stub streets to the subject property. The development's only frontage on an
existing roadway is McMillan Road (approx. 1,300 feet). The applicant is proposing to construct
anew permanent access road (N. Red Horse Way, residential collector) off McMillan Road. No
secondary permanent or emergency access is shown on the plat. The applicant intends to delay
construction of all but the first SO lots until a secondary access is provided. The applicant is also
A7.03057, PP-03.U32, CUP-03-0SB
Segua~o Canyon 3ubdivisian AZ.PP.CUP
Planning & Zoning CommissionJMayor & City Council
Transmittal Date; January 2, 2004
Page 3
proposing to sewer the southern 50 lots of the subdivision to an existing lift station in Cobre
Basin Subdivision (a.k.a. Havasu Creek) and the remainder of the lots would gravity to the future
North Slough Trunk (not yet built).
The ACHD Commission approved Saguaro Canyon Subdivision with conditions on 11/12/03. A
detailed Transportation Impact Study (TIS), Prepared by WGI, was submitted with the
application. At build out (2013), the study projects an average daily traffic (ADT) count of 4,412
vehicles per day (VPD) with peak hour tragic of 466 VPH, ACHD is requiring the applicant to
construct a center turn lane at the intersection of McMillan Road and Red Horse either with the
fast phase or no later than the 115's lot.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation/rezone, preliminary plat and conditional use permit applications below. We are
recommending approval of all three applications with conditions. Due to the lack of existing
gravity sewer for 392 of the 442 buildable lots and the lack of a secondary permanent vehicular
access road, we believe the a-nnpxat;on and r liminar;, plat bound_nr;Ps should be l~m3t~a to e
50 lots at_ + south end of the develgpmr.,nt. Thal will require the applicant submit a new
annexation legal description and a revised preliminary plat. Alternatively, staff is recommending
a condition be placed on the preliminary plat and CUP/PD applications that allows a maximum
of 50 lots to be developed until such time as these services become available. Finally, the
applicant told staff on 12/31/03 that they understand the inherent risk involved with these two
issues (extension of the North Slough Trunk and a secondary access road). The Public Works
Department's preliminarily estimates the North Slough extension to be complete by June 2005.
CURRENT OWNER OF xCORn
Robert and Marlene Rhead and George and Betty Boyack are the current property owners and
they have submitted an affidavit of legal interest to allow the submission of subject applications.
The Rheads own the 79.2-acre parcel that fronts on McMillan Road and the Boyacks own the
other 60.9-acre parcel.
The property is located within Section 30, T4N, RIE, the square mile bordered by Chinden Blvd,
Meridian, Locust Grove and McMillan Roads. The land is designated as "Medium Density
Residential" in the Future Land Use Map ofthe 2002 Comprehensive Ptan.
SUIZROUNDIlVE ygppER~rrrc
North: Two, 10-acre parcels with single family residences and a22.95-acre parcel with a single
family residence, all zoned RUT (Ada Co.)
South: Two lots in Crestwood Subdivision (5-acre lots), zoned RUT, and Cabre Basin (Havasu
Creek Sub.), zoned R-4 (Meridian)
East: One, 10.acre parcel with a single family residence, a 29.7-acre parcel with a single family
residence, and Larkwood Subdivision (2-3 acre lots), all zoned RUT (Ada County)
AZ-03027. PP-03-032. CUP-03-016
s~~ro Canym S1Yf6rt'1,ionAZ.PP.CUP
Planning & Zoning Commission/Mayor ~ City Council
Transmittal Date: January 2, 2004
Page 4
West: Two, 20-acre parcels with upper.scale residences and a 103.24-acre parcel with a single
family residence, ail zoned RUT (Ada Co.)
~N~ATION & ZONIN ANALYSIS
According to Ordinance 11-1S-I1, General StandCrrdsApplicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in I 1-1 S-I 1 and analysis by staff
A. Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, Las there been an application fora Comprehensive Plan
amendment;
Staff finds that the requested zoning designation, R-4, is .harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be Medium Density Residential. There is a minimum target density
of three (3) du/acre in the Comprehensive Plan and Saguaro Canyon's gross density is
3.i5 du/acre. The Future Land Use Map shows a potential public park site, regional
pathway, and fitture school site in this section. The applicant proposes to construct a 10-
foot wide regional path from the parcel's west boundary to the northeast bo
School District No. 2 has purchased 40 acres of the 110-acre Aschenbrenner parcel to the
west for a middle school site and they are not pursuing any further land acquisitions in
Section 30 at this time. PAZ Department staff is not aware of any efforts the Meridian
Pa~'ks `~ Recreation Departmem is undertaking to acquire land within this section for a
public park.
The Comprehensive Plan contains policies which encourage development to be phased in
aceordance with their connection to the sewer system (see policy #8, page 108) and
similar policies aimed at controlling growth. As noted in the Summary, the majority of
this development precedes the permanent sewer trunk line that is imended to serve this
area (North Slouth). The Commission and Council should consider these Comp Plan
policies when making this required finding.
Below are Comprehensive Plan policies which generally suooort the annexation request
(Staff analysis is shown in italics)
• "Promote the design of attractive roadway entryway areas throughout Meridian
that will clearly identify the community." (Ch. V, Goal III, Obj. B. #7)
Saguaro Carryon rs proposing a 77 foot wide landscape bnffer dot on McMillan
Road with a substantiad amount of new dandccaping curd hardscaping therein.
AZOS027, PP-03-032, CW-U3-0~
9ego~o Cgrypn bl~divmon AZPP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 5
^ "New developmem should not rely on cul-de-sacs since they provide poor fire
access, walkability and neighborhood social life. New development and streets
should be designed to encourage walking and bicycling." (Ch. VI, Bullet #2, pg.
71)
Within the I40+ acre development, the preliminary plat proposes four (4) cul-de-
sacs. Staff believes three (3) of these are acceptable and are justified to prevent
excessive straight-sways. As noted below, we're recommending one of the cul-de-
sacs be eliminated (W. Prickly Pear Ct.). The subdivision also proposes awell-
connected network of public and private pedestrian pathways.
^ "New and existing developments should ensure that the guidelines laid out in (the
pathway) plan are adopted." (Ch. VI, Bullet #5, pg. 71)
"Collectors shall be located at the north-south and east-west half-mile lines within
the undeveloped sections of Meridian's Area of Impact." (Ch. VI, Bullet #1, pg.
73)
The plat shows a residential collector at the half-mile between Mertidian Road
and Locust Grove Road While flee collector classification ends about half way
through the project, connections are proposed and the Intent of this policy is met.
^ "Require pedestrian access in all new development to link subdivisions together
to promote neighborhood connectivity as part of a community pathway system."
(Ch. VI, Goal >Z, Obj. A, #5)
^ "Require street connections between subdivisions at regular imervais to enhance
connectivity and better traffic flpw." (Ch. VI, Goal II, Obj. A, #6)
Tire plat proposes a total of seven (7) new stub streets to adjacent properties.
Since the school district does not want a oonnecfion to their property to the west
(approx. 1,200' of shared boundary) oral since Larkwood Subdivision does not
provide arty existing stub streets fior Saguaro to utilize (approx. 2, 800 ), Staff
believes the objective of connectivity is met.
^ "Coordinate with irrigation districts to provide muhiple use of existing irrigation
easemems." (Ch. VII, Goal III, qbj. B, #3)
The applicant is coondtnatirtg with Settlers Irrigation District to provide a new,
paved 12 foot wide maintenance/pathway facility adjacent to McMillan Road. In
addition, they are co-locating the regional pathway within the 60 foot wide
common dot for the North Slough
^ "Require usable open space to be incorporated into new residential subdivision
plats." (Ch. Vq Goal IV, Obj. C, #3)
AZA3-047, PP-03-034.Q1P-03.78 Segim[o Cenl'a~~SUbdivbionAZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 6
Below are Comprehensive Plan policies which generally do not support the annexation
request (Staff analysis is shown in italics)
^ "Protect citizen investments in existing public facilities (water, sewer, streets, fire,
police) by encouraging controlled growth through development application
reviews and development agreements." (Ch. VI, Goal IV, Obj. A, #10)
Joint School District No. 2 does not intend to open the new Middle Scholl in this
seotton until Fa112007, assuming it is cq~proved on the Fa112005 bond issue. This
would require extending the North Slough trunk to the east side of Meridian Road
by Spring 2007. It could be argued that new residential development of this type
and quantity in this squcve mile should not precede the availability of the public
school system to provide service and that the two should coincide.
^ "Coordinate with police and fire departments, new annexation, and the impacts on
services." (Ch. VI, Goal IV, Obj. A, #13)
The Meridian Police Department has not replied in writing to this application.
However, they have historically opposed new developments of this size in North
Meridian until the patrol force is expanrded and response times improved Fire
service is available via Substation No. 3, which, opened December 2003.
However, the cgrplicmrt has not alemonstrated how or when the majority of the
subafrvision will be serviced with a permanent seconakrry vehicular access. As
proposed, only 50 lots can be served with emergency fire service at this time.
"Phase in residential developments in accordance with their connection to the
municipal sewer system" (Ch. VII, Goal V, Obj. It, #8)
It is debatable if the applicant's phasing of Saguaro Carryon is in accordance
with their connection to the North Slough Trunk. The Master Facility Plan's
desigrrated gravity cbrunage area for the majarity of this subdivision is not
available for service at this time. While it is possible the North Slough Trunk may
be available to the subject property by the time Phase 2 of Saguaro Canyon is
ready for submission, it cannot be determined for certain because the majority of
the sewer trunk extension is through Paramount Sub vision -property outside
the control of the developer of Saguaro Carryon. T Ire Public Works Department's
preliminarily esttmades the North Slough extension to be complete by June 2005.
(See Finding "B"under PreliminaryPlat for further analysis.)
B. Is the area included in the zoning amendment intended to 6e rezoned in the future;
Staff does not anticipate that the applicant irnends to rezone the subject property in the
future. This is the first urban-scale developmern and annexation application in Section 30,
T4N, RiE. Upon extension of the North Slough Trunk into this square mile, additional
rezone requests are anticipated.
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Planning & Zoning Commission/Mayor & City Council
Transmittal Date: Jaauary 2, 2004
Page 7
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoniug -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff' finds that the proposed single family residential subdivision would be allowed
within the requested zoning district of R-4, with a Planned Development to allow the
reduced frontages, lot sizes and house sizes.
D. Has there been a change in the area or adjacent areas which may dicta#e that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the land directly south of the subject property was approved for
development similar to the proposed subdivision in 2002 (Cobre Basin/Havasu Creek).
There is an existing church (Holy Apostle's Catholic) approximately 260 feet north of
this property's north boundary. Also, a new elementary school is currently being
constructed in the northeast corner of the section (approved through Ada County),
approximately 1,000 feet from the subject parcel. Staff finds that the requested zoning
district (R-4) is harmonious with several other approved developments in the North
Meridian Area (e.g. Havasu Creek, Bridgetower,lochsa Falls, Cedar Springs).
Neither McMillan or Meridian Road (between Chinden and McMillan) are programmed
within ACHD's Five Year Work Program. McMillan Road is in ACHD's Capital
Improvement Program and is anticipated to be reconstructed in 2018. The property is
designed to sewer into a portion of the North Slough Trunk that is not yet constructed.
Staff finds that the requested zoning and annexation could be deemed premature for this
section (T.4N., R.IE, Section 30) based on the Comprehensive Plan policies noted in
Finding "A" above. However, the approval of Havasu Creek Subdivision and the school
district's intent to construct a new Middle School in the next two to three years
demonstrates a certain degree of intent for the City to expand in this area. The P&Z
Commission and City Council should consider whether ,the timing is correct for
expansion of the city limits imo Section 30.
E. Will the proposed uses be desig~aed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing ar intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff finds that the proposed single family residential use will change the existing rural
character of the aubject property. There are two estate-style properties abutting the west
boundary and a low density, county development to the east. Neither of these is expected
to redevelop in the near future. The intended character of the vicinity is a mix of urban
and suburban scale developments on a generally gridded street system with a focus on
single family and multi-family housing at 3 to 8 d.u./acre. The proposed use is
AZ-03A27. PP-03A31. CUP-03-058 Sagumo Cmyan Subdivieiwt AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 8
compatible with the Future Land Use Map. The design and density conforms to most of
the Comprehensive Plan policies.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written} to
determine whether or not the proposed uses will be disturbing or hazardous to the
existing or future neighboring uses.
Staff does not anticipate that the proposal residential uses will be hazardous. However,
staff finds that the new residences may be disruptive to existing agricultural practices to
the west and north.
G. Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately soy of such services;
Staff finds that the property to be annexed will or can be served adequately by most
essential public facilhiea and services if all conditions of approval are met by the
applicant. The applicant shall be required to extend water mains to and through the
proposed development, thereby making them available to the adjacern properties. The
applicant and/or future property owners will be required to pay park and highway impact
fees as well as constrict on-site stormwater drainage facilities.
As noted user Finding "A", the north two-thirds of the parcel are not served by sanitary
sewer. The applicant should present more details to the City regarding how they will
provide or coordinate the extension of the North Slough Trunk.
Please review ACHD, Police and the Fire Departmern's comments concerning this
subdivision for further information regarding public services and facilities.
H. Will not create excessive additional requirements at public coat for public facilities
and services and wiD not be detrimental to the economic welfare of the community;
Staff finds that there will not be excessive additional requirements at public cost for
public services and facilities, if the applicant complies with the conditions of approval for
the accomganying conditional use permit and prelimiaary plat applications.
L Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to say persona, properly or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
AZA3-017, PP-03-03$ CUP-03-058 Sgquma Cen}urt 9uLdivieion AZPP.CUP
Planning & Zoning Cownission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 9
Staff recognizes that traffic and noise will increase significantly upon build-out of the
proposed subdivision. The Commission and Council should refer to the TIS prepared by
WGI that accompanies this application for specific details on traffic impacts.
Specifically, the Red Horse Way/McMiilan intersection (serving both Havasu Creek and
Saguaro Canyon) will create congestion on McMillan Road, even with the center turn
lane and right turn lanes constntcted. However, staff does not feel that the amoum
generated will be detrimental to the public welfare if all City and ACHD conditions of
approval are met.
Staff finds that the proposed subdivision will not involve uses that would create other
nuisances that would be detrimental to the general welfare of the surrounding area.
J. Will the area Gave vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
Staff finds that the subdivision's vehicular approach off of McMillan Road will need to
be aligned with the existing public street on the south side of McMillan and comply with
the tum lane and imersection control conditions imposed by ACHD. The other proposed
roadways will need to be improved in compliance with ACHD requirements in order to
alleviate interference with the existing and proposed imersections.
The Commission and Council .should review ACHI) comments concerning vehicular
approaches and traffic generation. ACHD has approved the Saguaro Canyon application.
K Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that no natural or scenic features of major importance will be lost or damaged
by approving the annexation and re-zone. The North Slough does bisect the property and
is proposed to be piped underground. However, this facility is not considered to be a
feature of "major importance" For the community. Any existing trees larger than 4"
caliper that are removed shall be mitigated for, per the Landscape Ordinance.
L. is the proposed coning amendment in the best interest of the City of Meridian. (Ord.
592,11-17-1992)Y
Staff finds that water, irrigation, solid waste, library and street services are available to
the site. Sewer and fire service are readily available to approximately 50 of the 442
buildable lots. Existing elementary school capacity remains an important but
undetermined factor for this subdivision. In his November 10, 2003 letter to the city, Mr.
Wendel Bigham states that "additional studems will further compound the current
overcrowded situation. Residents cannot be assured of attending the neighborhood
school." Both Havasu Creek and Paramount Subdivision, approximately ~h miles to the
west, have been approved for new elementary schools, although neither of these sites has
a constmction date at this time. A it question for the Commission and Council to
au~m,, Prmau, cvmmwsg
Saguaro (Bnym~ Bobmvimon AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 10
Long-range planning in the North Meridian area has been underway since 2001. This area
is a part of the North Meridian Area Plan. The proposed use and density generally
comply with this plan. Staff finds that the annexation of this property may or may not be
in the best interest of the City, In particular, Findings "A" and "D" above raise conoerns
about the timing of expanding the city limits into Section 30 (T4N, R1E) prior to all
municipal and school district services being fully addressed. Staff recommends, the
ANEXATION AND ZONING CONDTIONS OF pROVAL
1. The applicam/owners shall enter into a Development Agreement (DA) with the City of
Meridian. A condition of the DA shall be that Me applicam participates in any road
infrastructure agreements in the North Meridian Planning Area negotiated with ACRD and
shall faithfirily perform the terms of such agreement or agreements.
2. 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.
3. All irrigation ditches, laterals or canals, exclusive of natural waterways, imersecting, crossing
or tying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13.
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 Departmerrt. If lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
4. Any future subdivision, planned development, uses and construction shall comply with the
City of Meridian ordinances in effect at the time.
PAL-MIlVA_i3Y PLAT ING AND REOimtFMFNTB
Sections 12-3.3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the aubdlvislon with the Comprehensive Development Plan;
Staff Ends the subdivision to be in substantial conformance with the Comprehensive
Plan, except for sanitary sewer service, as noted in Finding "A" under Annexation and
Zoning above.
AZ03~047, PP-0503'4 CUP.0309B
Segouu Crayon bb60lvision AZPP.CUP
Planning & Zoning CommissiotdMayor & City Council
Transmittal Date: January 2, 2004
Page 11
b. The availability of public services to accommodate the proposed deveMpment;
Staff finds that public services are available to accommodate a portion of the proposed
development but sanitary sewer and fire are not available for the majority of the lots. The
12/24/03 revision of the preliminary plat does not include phase lines, so staff is unable to
clearly correlate the timeframe of sewer availability with the development. However,
below is a potential timeframe for development of Saguaro Canyon, based on the
Subdivision Ordinance and a typical plat scenario in Ada County:
February '04 Pre Plat & Annexation Approval (City Council)
April -May '04 Phase 1 Final Plat Approval (City Council)
July -August '04 Phase 1 Final Plat Recorded
Nov. -Dec. '04 First Certificates of Occupancy Issued
Assuming the above scenario for Phase 1 and strong market conditions, it's possible a
second phase of Saguaro Canyon could be approved and require availability of the North
Slough Trunk by Spring 2005. It remains unclear if the Public Works Department and
their contractor will have obtained the necessary sewer easements through Paramount
Subdivision and the Aschenbremmer parcel by this time. Joint School District No. 2
anticipates needing the trunk line extended for the Middle School by Spring 2007.
In terms of fire service, it's anticipated that the second, permanent access for the
subdivision (besides McMillan Road) will be provided through a new residential
subdivision on the Aschenbrenner property, north of the school site and west of the
subject property. To date, the City has not received an application or conducted apre-
application meeting on this property.
c. The continuity of the proposed development with the capital improvement
Progrom+
The proposed subdivision would certainly not create any more additional requirements or
demands to the City than other residemial uses. The primary question is one of timing.
Until the North Slough Tnmk is constructed, sanitary sewer service is not available for
the majority of this development.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will require public expenditures for extending the North
Slough Trunk. Specifically, the Public Works must enter into a contract with a private
firm to acquire easements, design and construct the line. The funding for this extension is
budgeted in the FY04 budget, with a preliminary estimated schedule of construction
completion by June 2005.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
AZ-03-0t7, PP-03-033, COP•03-0~
Fagtm[o Cwryon SuGdivLian AL PP.CUP
Planning & Zoning CommisaionliViayor & City Council
Transmittal Date: January 2, 2004
Page i2
Other than previously noted, staff does not find eery other health, safety or environmental
problems associated with this subdivision that need to be brought to the Council or
Commission's attention.
SPECIAL, CONSIDER, TI(1N
North S~1 gh Sewer Tntgk• As the subdivision is designed, approximately 50 of the most
southern lots in the subdivision will sewer to the lift station in Cobre Basin Subdivision south of
McMillan Road. Until the remainder of the lots can be serviced with the North Slough Trunk,
Staff is recommending the subdivision be limited to a maatimum of 50 buildable Pots. See Site
Specific condition #1.
en ' :The Commission and Council should note a letter was submitted by the Larkwood
Homeowner's Association, dated 11/26/03, which requests a white vinyl fence with one (1) foot
lattice on top along their shared east boundary, Meridian City Code does not address fencing
materials between residemial subdivisions. If the Commission/Council want to require certain
fencing types or materials, it should be included as part of the CUP/PD application.
IntereonnectiyJ'lyr: The applicant has designed the subdivision with several stub-streets to provide
interconnectivity with fixture development on adjacent lots. Staff supports the proposed stub
street locations. Per the Comprehensive Plan (see policy Ch. VI, Bullet #2, pg. 71), we
recommend one of the four (4) Cul-de-sacs be modified to improve the internal connectivity of
the subdivision. Staff recommends W. Prickly Pear Ct. be extended east to connect with N. Red
Horse Way and eliminate the cul-de-sac. This will not result in the loss of any buildable lots. See
Site Specific Condition #7.
Block Leneth: Blocks 9 and 12 exceed the maximum block length of 1,000 feet (MCC 12-4-5).
Block 9 is adjacent to Larkwood Subdivision and Block 12 is adjacent to the future school
district property. Neither of these properties fitcilhate stub streets of future connections. The
project is a planned development and therefore a variance is not required for the proposed
development. Staff does not object to the proposed black lengths. Nevertheless, the Commission
and Council should determine if the block lengths are appropriate for the proposed development.
Seco Access: As proposed, N. Red Horse Way is the only permanent vehicular access for
the subdivision. The Meridian Fve Department's policy is that a second vehicular/emergency
access is required prior to the 51~` buildable lot being approved. Staff is recommending the
applicant provide this second access as part of a final plat for any portion of the subdivision
including the S1~` lot in the subdivision. See Site Specific condition #8.
5-Acre Boyack Lot: Lot 34, Block 28 is proposed as a 5-acre lot to be retained by the current
property owner (Boyack). The existing residence would also remain. Prior to final plat submittal
of this phase, staff recommends the applicant provide Planning 8t Zoning staff with an approved
sketch of how Lot 34, Block 28, may be developed in the future. Said sketch should include a
stub street to the south. See Site Specific Condition #9.
AE-03011, PP-03-032, CUP-03058 S~oero Ceignn Sv6diviaion AyPp.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 13
Encroachment Agreemern• There are several proposed buildable lots that encroach into the
existing Settlers Irrigation District (SID) easement for the North Slough. The applicant should
address the status of discussions with SID on this issue at the hearing and whether they expect
the encroachmem to be approved as proposed. A copy of the signed encroachment agreement
will be required with the final plat application. See Site Specific Condition #10.
McMillan Road Common Lot; The Lemp Canal is located within the 100-foot wide common lot
adjacent to McMillan Road. The applicant proposes to leave this open and construct a new
maintenance road for the irrigation district that will jointly serve as a public sidewalk. For further
detail on how the McMillan Road common lot will be designed, see the attached drawing from
Briggs Engineering.
SITE SPECIFIC CONDITIONS O~„APPROVAL / PRRLT ARY PLAa'
Sanitary sewer and water service to this site shall be via main line extensions from mains
being installed as park of the Paramount and Havasu Creek projects. The applicant will be
responsible for constructing the lateral sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties. The
subdivision designer is responsible for coordinating main sizing and routing with the
Public Works Department. This developmern shall be subject to latecomer fees, to
reimburse those responsible for bringing sanitary sewer and water service to the area,
when and if the Latecomers Fee Agreement is established. Latecomer's fees shall be due
and payable prior to signature on the final plat for each phase.
Prior to City of Meridian approval of any final plat including the 51~` buildable lot in this
subdivision, the applicarn's engineering drawings shall demonstrate their ability to
gravity sewer all future tots to the North Slough Trunk and that the trunk shall be
constructed to and through the subject property prior to issuance of the 51~` building
permit within Saguaro Canyon Subdivision.
2. The applicant has indicated that a pressurized irrigation system will be provided within
this developmern, but has not indicated who will own and maintain the system. If the
system is being proposed as a private system, plans and specifications for the irrigation
system shall be reviewed by the Public Works Departmern as part of the development
plan review process, and a draft copy of the pressurized irrigation system D&M manual
must be submitted prior to plan approval, and be the applicant shall be subject to
irrigation plan review fees. Please revise the plat to show how the system is going to be
served (i.e. connection to an existing system, or independern pumping facilities)
Underground year-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. Applicant shall be required to utilize any
existing surface or well, water for the primary source. If a surface or well source is not
available, asingle-point connection to tl-e culinary water system shall be required. If a
single-ppirn connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the Meridian
AZ~03~027, PP-03-022. CUP-03A76 Se9uern ~nyvn S5~6driaimAZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 14
City Engineer.
3. A detailed fencing plan shat] be submitted upon application of the final plat. A solid
fence shall be required around the perimeter of the subdivision unless the City agrees in
waiting that such a fence is not required.
4. A detailed landscape plan shall be submitted upon application of the final plat, The
conceptual landscape plan ~bmitted with the preliminary plat (Sheets LS-1 thru LS-6,
dated 09!09/03 by Harvest Design) is approved with the following changes:
a. Include the amended regional pathway alignment, as shown on the revised
preliminary plat, dated 12/24/03. This impacts Sheets LS-3 thru LS-5.
b. As proposed with the CUP/PD application, a tot lot or other approved amenity
shall be included on Lot 6, Brock 16.
5• Applicant shall revise the preliminary plat map to show haw X11 existing
irrigation/drainage ditches are to be treated. The revised plat map shall also clearly show
future easement lines for the North Slough relocation. All irrigation ditches, laterals or
canals, exclusive of the Lemp Canal adjacent to McMillan Road, intersecting, crossing or
lying adjacent and contiguous to the parcel shall be tiled per MCC 12-4-13. Plans will
need to be approved by Settlers Irrigation District, or lateral users association (ditch
°wners), with written approval or non-approval submitted to the Public Works
Department. )f lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
Meridian City Code 12-4-13-B requires that tiled ditches have a sloped bar-grated inlet
structure and access/cleanout boxes at a maximum of four hundred foot (400') spacing
and at all angle points of the pipeline. The applicant shall address the access to each of
these required structures, as some will fall within the back yard of several lots.
6. Applicant shall construct a minimum 5-foot wide, detached sidewalk along the ernire
subdivision frontage of McMillan Road and adjacent to the designated collector
roadways. Coordinate sidewalk location with ACHD and SID.
7. The applicant shall be responsible for the payment of sanitary sewer and water
assessment fees, as well as the actual physical connection of the existing house to the
municipal sewer and water systems. Existing wells and septic systems shall be
abandoned in accordance with the jurisdictional authority.
8. Revise the preliminary plat to extend W prickly pear Ct east to connect with N. Red
Horse Way and eliminate the cul-de-sac.
9. Friar to City of Meridian approval of any final plat including the 51~` buildable lot in this
subdivision, a second, permanent vehicular access shall be constructed or approved with
the final plat application.
10. Prior to final plat submittal of the phase including Lot 34, Block 28, the applicant shall
AZ03A27, PP-p7A32. CUP-0}psg
se&rao CenYOn SuLdidvi~ A2.PP.CUP
Planning & Zoning Commission/Mayor i~ City Council
Transmittal Date: January 2, 2004
Page I S
provide Planning & Zoning staff with an approved sketch of how said lot may be re~
subdivided in the future. Said sketch should include a stub street to the south.
I1. At the P&Z Commission public hearing, the applicant should address the status of
discussions with SID on whether they expect the encroachment of buildable lots into the
North Slough easement to be approved as proposed. A copy of the signed encroachment
agreement will be required with the final plat application for any lots impacted by said
easement.
12. A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for
the regional pathway in each phase of the subdivision. The public easement shall be
recorded for the pathway prior to occupancy of any structures in that garticulaz phase of
the subdivision. Submit a copy of the recorded easement to the Planning and Zoning and
Parks Departments. The easement shall be sufficient width to cover the 10-wide pathway.
Buildings are precluded from constructing within this easemem. The 10-foot wide hard
surfaced pathway shall be constructed and fully improved prior to the issuance of the first
Certificate of Occupancy for any building within the phase. Additionally, a note shall be
added to the face of each final plat indicating the City of Meridian is responsible for the
maintenance of the pathway surface located within the easement. Applicant shall conform
to the Park's Department standards for construction of the regional pathway. The
Homeowner's Association is responsible for maintenance of all landscaping adjacent to
the pathway.
13. The gravity irrigation box currently shown at the western end of Lot 13, Block 12 shall
be relocated to provide a minimum 15-foot wide clear passage for pedestrians and
landscaping.
14. All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stormwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be frilly vegetated with grass and
trees, as depicted on the submitted landscape plans. Any ACRD-required access
driveways to serve stormwater areas that are located within required open space lots shall
be shown on the detailed Iandseape plans with each final plat.
15, Comply with the Meridian Fire Department condition to designate the cul-de-sac streets
as "No Parking.,'
16. A phasing plan must be submitted prior to the next public hearing.
17. Phasing for the overall project may be modified by staff level approval, grovided written
explanation of phasing changes are provided by the applicant and final plat approval
request of said phases are contiguous to previously approved phases.
18. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten
days prior to the next public hearing for this plat.
AL83027, PP-83-033, CU@-03-058 Ceny® 5ubdiv»~ongZPP.CUp
Planning & Zoning Commission/A4ayor & City Council
Transmittal Date: January 2, 2004
Page 16
STANDARD CDNDITTONS
Written comments in response to the staff report and Conditions of Approval must be
submitted the Meridian's Planning and Zoning Departmem three days prior to public
hearing.
2. Please submit a copy of the Ada Coumy Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any con'ections necessary to
conforni.
3. Coordinate fire hydrant placemem with the City of Meridian Public Works Departmem.
4. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
5. All micropaths within the proposed subdivision shall be designed in accordance with
MCC 12-13-IS "Micropath Landscaping"
6. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application, the landscape plan shall include the
location and design of any proposed playground equipmem.
7. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8.
8. 250 and 100.watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrams.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Departmem prior commencing installations.
9. Please submit up to date groundwater/soils monitoring data to the Public Works
Deparment for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water will percolate within a period of time not to exceed 24 hours for all
storms up to and including a 100-year storm event. Side slopes within drainage areas
shall not exceed 3:1.
I0. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
11. Developer shall coordinate mailbox locations with the Meridian Post Otlice.
AZO3an, rr-m-0a2 cc8.o3.e.~
s~c~sw,mv;e~nzrr.ow
Planning !~ Zoning Conmtission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 17
12. Any existing domestic wells and/or septic systems within this project will have to be
removed from their 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.
13. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered baclcfill, where footing would sit atop fill material.
14. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
STANDARDS FOR CONDITIONAL USFS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditions.( use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping sod other features as may be required by this
ordenance;
Staff fords that the subject property is large enough to accommodate the requested use
and ail other required features as noted above.
B. That the proposed use and development plan will be 6armonioua with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
See Finding "A" under Annexation and Zoning.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and wit4 the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
See Findings "D" and "E" under Annexation and Zoning.
1). That the proposed use, if it complies with ail conditions of the approval imposed,
will not adversely affect other property in the vicinity;
See Finding "F" under Annexation and Zoning.
E. That the proposed use will be served adequately by essential pablic facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
See Finding "G" under Annexation and Zoning,
AE-03077, PP-D3.D34, CUP-03058 Ssgovo Ce~rym~ SW~iviei®AZ.PP.C~IP
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 18
F. That the proposed uae will not create excessive additional requiremeuts at public
cost for public facilities and services aad will not be detrimental to the economic
welfare of the community;
See Finding "H" under Annexation and Zoning and Finding "D" under Preliminary Plat.
G. That the proposed nae will not iavolve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive produetioo of traffic, noise, smoke, fumes,
glare or odors;
See Finding "P' under Annexation and Zoning.
H. That the proposed uae will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
See Findings "I" and "T' under Annexation and Zoning.
L That the proposed use will not resuh in the destractioa, loss or damage of a natural,
scenie or historic feature considered to be of major importance.
See Finding "K" under Annexation and Zoning.
SPECIAL CONSIDERA ON
Fencine: The Commission and Council should note a letter was submitted by the Larkwood
Homeowner's Association, dated 11/26/03, which requests a white vinyl fence with one (1) foot
lattice on top along their shared east boundary. Meridian City Code does not address fencing
materials between residential subdivisions. Staff has added this as condition #4 of the CUP/PD
application below. If the Commission does not want to require a type offence, this condition will
need to be deleted as part of the motion.
SITE SPECIFIC CO~ruTS fConditton is~i ~e pPrmitl
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2. All development shag comply with the Americans with Disabilities Act and the Fair
Housing Act.
The applicant shall provide%onstruct the following amenities within the subdivision:
a. A minimum of 10% of the gross land area, or 14.0 acres, improved as usable open
space;
.•,zo3-0z~, rr-o~ms, cup-0aase
s.~ c~yon s~,;~ azrr. cur
PIanniag & Zoning Commission/Mayor & City Council
Transmittal Date: January 2, 2004
Page 19
b. A 10-foot wide, public, asphalt pathway, built as a continuous system from the
west property tine in Lot S5, Block 12, and extending to the east property tine (on
the south side of W. Totem Pole Street);
c. Two (2) tot lots, where one is provided in Lot 6, flock 16 and the other is
constructed in one of the two private park lots.
4. Applicant shall construct a 5-foot, vinyl fence with 1-foot lattice on top along the entire
shared boundary with Larkwood Subdivision.
5. The following deviations from the Zoning and Subdivision Ordinance {MCC Title 1 i and
12) are approved as part of this application:
Lot Size- C~ Rggwiremem Proposed of Sizes
R-4: 8,000 sq. ft. per lot 5,735 sq. ft. minimum per tot
House Size- City~R quirement Pro»osed Minimum Area
1,400 sq. ft. minimum 1,201 sq. ft. minimum
Frontage- ~~ Re;tlirement proposed Minimum Frontage
80' minimum 60' minimum (perpendicular streets)
40' minimum (cul-de-sac) 30' minimum (cul de sacs/curves)
Cut-de-sac
Length- itY Requi+~*r+ent ~gposed Leneths
450' maximum 550' maximum
6. All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stormwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and sludl be fully vegetated with grass and
trees, as depicted on the submitted landscape plans.
The applicant shall coordinate with ACHD to provide either painted or other pedestrian
crosswalks at the intersections where the regional pathway crosses Joshua Tree, Giant
Saguaro, San Pedro and Red Horse Way.
12ECOIYIl~IVDATTOx
Staff supports the medium density residential use and general design of the proposed Saguaro
Canyon Subdivision. We believe the cetrtrally located private parks, extensive landscaping, and
regional pathway would be an asset to the community, The applicant has worked with staff to
make several modifications from their original layout which improve the connectivity and
overall "feel" of the project.
As explained under the Annexation and Zoning Findings, there are Comprehensive Plan policies
which both support and do not support the annexation. The P&Z Commission and City Council
will need to weigh the pros and cons of these issues. Staff is concerned with the timing of the
AZ030$7, PP-03-031. CUP-03-058 _ Segumo Ceny~m 8ubi§Wion AZPP.CUP
Planning & Zoning Commission/Mayor ~@ City Council
Transmittal Date: January 2, 2004
Page 20
development as it relates to sanitary sewer and emergency services. Due to the lack of existing
gravhy sewer for 392 of the 442 buildable lots and the lack of a secondary permanent vehicular
access road, tie believe the annexation and prelimsnarv plat boundaries should be limited to the
50 lots at the,~quth end of the develonment. This will require the applicant submit a new
annexation legal description and a revised preliminary plat.
If the Commission decides to recommend approval of the application as submitted, Staff
recommends a condition be placed on the preliminary plat and CUP/PD applications that allows
a maximum of 50 lots to be developed utrtil such time as these services become available.
Finally, the applicant told staff on 12/31/03 that they understand the inherent risk involved with
these two issues (extension of the North Slough Trunk and a secondary access road) but are
prepared to move ahead with the applications as revised.
AZ-03A27, PP-03-Qi7, CUP-0}036
Sagu~o Cain Subdiviemn AZPP.CUP
Planning 8t Zoning CommissionMlayor & City Council
Transmittal Date: January 2, 2004
Page 21
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Boise, Idaho 83705 - 31d2
Voice (20B) 3aa-9700
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sievea~briggs-engine9ring.com
www.briggs-engineering_com
December 30, 2003
Brad Hawkins-Clark, Plannerlll ~`°~~~~.L:J
Meridian Planning and Zoning #-, .j~j
660 E. Watertower, Suile 202
Meridian, Id 83642 DEC 3 1 2003
RE: Saguaro Canyon Subdivision Litt OfMeridian
City Clerk Ot&ce
Dear Brad,
Meetings with ACRD, the City, the Meridian Fire Department, the Parks Department, Neighboring parcels,
and Meridian Joint School District No. 2, have initiated several modifications to the preliminary plat per the
request of these agoncies in our continued effort to work cooperatively through the approval process. The
following is a list of changes that have been made io the preliminary plat:
1. The applicant has added a pathway to extend to the west into the future school site as requested
by the Meridian Joint School District No. 2 (see Lat 13, Bloek 12).
2. A common ioi vvas removed between Lots 6, and 7, Block 9, because it was no longer required
for secondary fire access,
3. The applicant removed the lots within the Sacre Boyack parcel, there was approximately 18-lots
within the 5-acres. The properly owner wanted to retain that parcel.
4. Lots 9, and 10, were shortened to allow the existing house to utilize the existing out building.
5. All the lots adjacent to Larkwood Subdi~sion, east of the site, were redesigned so that only two
lots would baGc up to their existing lots, Tfiis entailed removing approximately 3-lols from the
subdivision. The residents of Lalitwood Subdivision requested thls modification.
6. The applicant added playground equipment on Lot 6, Block 16.
7. At the request of ACRD we relocated a stub street, Totem Pole Street, north to service the 30-
acre parcel 20 the east of the site.
B. At the request of Meridian Public Works a common Lot was added at the approximate location of
the stub street that was relocated to accommodate the 21° sewer main.
Sincerelyc"~~~L~'^~~ `~
Sieve Amold
Planning Projects Manager
cc: Prolaeliue
Fanvesl LLC
30117JPretiminary Pla? Response
DEC 31 '03 1052 .,,,,,,,,,~~~~
RECEIVED
December 3, 2003
City of Meridian City of Meridian
Planning and Zoning Department City Clerk Department
660 E. Watertower, Suite 202 33 E. Idaho Avenue
Meridian, ID 83642 Meridian, ID 83642
VIA FACSIMILE and US POSTAL SERVICE
RE: Saguaro Canyon Subdivision
To Whom It May Concern:
DEC - 5 2003
City of Meridian
City Clerk Office
City of Meridian
Public Works
660 E. Watertower Suite 200
Meridian, ID 83642
This letter is written in behalf of Steve and Rebecca Smith who own Lot 13, Block 2 of
Lazkwood Subdivision (the 44.3 acres of the northwest corner of McMillan and Locust Grove).
We express our support for the Saguaro Canyon Subdivision with one concern. The concern is
sewer. Per the public works plans, our property is designated to connect into the trunk line that
will run through the Lazkwocd acreages and Saguaro. It is our understanding that this trunk line
will also be extended through our property and eventually is the means for eliminating the
Vienna Woods lift station. Consequently, we feel it essential that the stub location, sewer depth,
and easements through the Lazkwood acreages be in place in order for the Saguaro plat to be
finalized.
We want to see Saguaro move forwazd as quickly as possible. Please let us know what we can
do to cooperate with the City of Meridian in resolving this concern quickly. Thank you for your
attention to this matter.
Sincerely,
~~,
Kenneth Christensen
1951 S. Satum Way Ste. 100
Boise, ID 83709
208-376-8521 PH
208-376-6804 FAX
kc@hawkins-smith.com
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Larkwood / Saguaro Canyon Agreements
I q Fa ' 8 2004
January 6, 2004 y,;-,
CITY OF' 1r~i;icIui:~u\r
Farwest will agree to the following concessions, provided these are the only requirements to
the Larkwood Homeowners.
1. Farwest LLC agrees to a 25' height restriction on 41ots in the Saguaro Canyon Sub.
along the Lazkwood boundary (lots 26, 41, 43 & 44 Block 9).
2. Farwest LLC agrees to construct a vinyl fence with 1' lattice on the top along the
Lazkwood west boundary.
3. Farwest cut and reworked lots on the original submittal from 27 buildable lots to 20 in the
latest plat after meeting with three of the Lazkwood homeowners. The 20 buildable lots
remaining on the Lazkwood boundary average 13,268 square feet. These 201ots are an
average of 42.84°/a larger than the average lot in Saguaro Canyon.
4. Farwest LLC will the the North Slough, North Slough #2 and the Rosti Laterals. It is
further agreed that Farwest LLC will Tile any of the above meritioned ditches adjacent to
the Larkwood West boundary regardless of their minor meandering across the legal lot
lines.
5. Farwest LLC agrees to provide a pressurized irrigation stub to each of the Larkwood lots
adjoining Saguazo Canyon, providing the Larkwood homeowners transfer sufficient
water rights to the pump station diversion point to provide for these stubs.
F:\FarwestVusdnWotesVarkwood agreementl-06-2004.doc
REC~~ll
CITY OF MERIDIAN iA~r - 8 2004
PUBLIC HEARING CPl`YOF~i~~~~llL~1~
SIGN-UP SHEET
DATE January 8, 2004 ITEM # 6
PROJECT NUMBER CUP 03-058
PROJECT NAME Saguaro Canyon Estates Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
L
p-••`°~ o, •"~• cua-as/-/Yt11
DATE;
FROM:
TO;
FIRM:
ADDRESS:
~~~~n~~rs, roc,
1~~~ ~ ~ ~ ~, ~rl~
FAX TRANSMITTAL
7-Jan-04
JOB NO,: C036316
Dave McI{innon ~
Wi11 Berg, Tara
FAX NUMBER SENT TO:
p.l
RECEIVED
JAN 0 ~ 2G04
City Of Meridiatx
City Clerk Office
Brad Hawkins_Clark Justin
Martin
888-4218 / 888-4218 /
NUMBER OF PAGES (INCLUDING COVER SHEET): 6
RE: Saguaro Canyon -written response to staff rennr+
12552 W. EXECUTIVE DR. SUITI,; B, BOISE, IDAHO 783 13
CI VII;/STR UCTURAL/pLANNINU'/S UR VEy1NG
PH (208) 887-7760 (208) 887-7781 FAX
JRN 07 '04 17=00
.-..6 •..c o.-ae anc. GUtl-tf H'/-'/781
~~1~~
~ I ~~i1-~
Engineers, Inc.
TU: WiII Berg and 1-ara Green
Meridian City Clerks Office
33 E. Idaho Street
Meridian, ID 53642
DATE: January 7, 2004
Brad Hawkins-Clazk
Meridian Planning and Zoning Staff
660 E. Watertower, Ste. 200
Meridian, ID 83642-2600
~~ Written response to the Saguaro Canyon Estates Subdivision Staff Report
Dear Commissioners and Staff.'
After reviewing the staff report prepared for the Saguaro Canyon Fstates annexation, subdivision
and plazmed development requests we offer the following comments for the pwpose of
clarification azrd amending the staff report:
( ~° l-omment"signifies agreement or that the issue has been previously addressed)
Annexation and Zonin Ana] sis
A. Comprehensive Plan Analysis - Staff has offered several policies found in the
Comprehensive Klan that both support and do not support the project. We generally agree with
the policies acrd analysis offered by staff in support of the project {with the exception of the
recommendation to remove a cur-de-sac), we do not however agree with the analysis of the truce
policies indicated by staff that does not support the annexation request.
Beginning on the top ofpage 6, staff first argues that the lack of a Middle School in this square
mile should limit the development of this parcel rmtil a school is constructed or that both should
be developed simultaneotcsly. Staff does not point out, however that an elementary school is
being constructed within this mile section of land presently. Furthermore subdivisions are not
built out all al nice, they take time (years) to reach build out stage and the Sdhool Districts new
Middle School should be completed several years before build out of the proposed subdivision.
The second policy on page 6 indicates that the Police Department has historically opposed new
developments in north Meridian until the patrol force is expanded. This comment places
developers into a catch 22 situation; a police force camcot be expanded unless }ending is
available and additional funding is received in one of two ways; 1. Through growth or 2. An
increase in a tax levy (two recent attempts to increase the tax levy have been denied). If taxes
cannot be increased and growth cannot take place the police.department cannot fund additional
patrols. New growth increases faxes received to the city and that helps to pay for the additional
police services.
the need for a secondary emergency vehicle access will be provided bra the construction of a
roadway on W. Joshua Tree Place in alignment with the sewer line extension from the west. The
12552 W. PJCF.CLrI'tVE DRNE, SU1TE B
C0363I6 Meridian Ltr 010704
• DO1SE, 1DAF-IO 83713 • (208) 887-7760 • FAJ( (208) 887-7781
p.2
JRN 07 '04 17 01
208 687 7781 PAGE.02
Public Works Department t'equires a roadwa +
} over the sewer line and it will be buih to suppolrt
the weight of emergency vehicles prior to construction of additional lots. If the sewer is-not
constructed inthis location a temporary emergency vehicle roadwa
Meridian Road on the 24' wide access easement located on the sou 1 side of Lot 38cB ock 28
Cie Boyack property).
The third policy on.page 6 addresses the `
pacing of projects in accordance with their connection
to the sewer system. We understand that the North Slough Trunk may not be completed prior fo
the development of Phase 2 of t11is project and we are willing to limit development of the second
phase of the project until additional sewer can be made available to the remainder of the project.
The public Works Department estimates the completion by June 2005
proposal to develop the property in the neaz filture.
this helps to justify the
B. No Cotmnen[
C• No Comment
ll. No Comment
E No Comment
F• No Comment
G• No Comment
H No Comment
I• No Comment
J. No Comment
K• No Comment
L. Best Interest of t}te Cit ~
available now is again discuss dun this O cWOntlof the [aff re 1 rtS and school capacity are
Po Schools are being
plamted for this area within the adjacent Havasu and Paramotmt Subdivisions, in addition
to the elementary school under constructionnortheasY of this site and the future middle
school adjacent to the proposed subdivision, Sewer is not yet available to the entire site,
but it soon will be. The proposed subdivision complies with the projected and desired
densities of both the Colvprehensive Plan and the proposed North Meridian Area Plall.
Annexation Condifions ofA roval
1-4 Nn Comment
Preliminar Plat Findin sand Re uirements
A. No Comment
B. The availability ofpublic services to accommodate the proposed development: As noted
above sewer is not yet constructed for the northern 2/3rds of the property, but it will he
constructed and developed through Paramount Subdivision in the near future. At the
public hearings for Paramount Subdivision the ability to construct the sewer line through
the subdivision was discussed in great detail, in order to avoid a situatiotl where
easements would be difficuh to obtain. The tinting of when the sewer is needed for
C03631 fi Nle+ddinn Ltr 010704
p.3
JRN 07 '04 17:01
208 887 7781 PAGE.03
_ _..__. ._.a sew. c~o-00 l-!/Lfl
p.4
additional phases beyond the first 50 lots will be determined by the market and
construction demands. We can agree to limit the development}o 50 homes until
additional sewer service can be made available to the site. A secondary access for-fire
service will be provided above the extension o f the Slough Trunk, cun•ently depicted at
the terminus of Joshua Tree Lane or along the south side of Lqt 34; Bloch 28. The access
road will be constructed prior to the issuance of the 5151 building permit.
C. Nu Continent
D. No Comment
E. No Comment
S ecial Considerations
North Slou Tnlnk - No Comment
FeF_g _ No Continent
Interconnectivity -Applicant does not agree with staff analysis (hat the elimination of one of the
four stir-de-sacs will dramatically improve the pedestrian friendl
already includes detached sidewalks, numerous patlcwa
all homebuyers wish to livc on a "tlnaugh"street, however, if~one is requiredtho be removed W t
Prickly Pear Cl. can be modified to eliminate the stir-dey aand many interconnected streets. Not
Bloc - No Comment
Secondar Access -
North Sl~ T As noted earlier a road way will be constructed over the location of the
access can be providedavia the 24 footswide access easement on the south s de of tl e Boeacndary
5-Acre Bo ask Lot - The Bo ask Lot (Lot 38 Y k lot.
$oyack Family and as of this tlnre Parwest, LLClwill not berad~ elophrgeihers clretlotra sa part
of Saguaro Subdivision. The Boyack Fancily wishes to construct a new house on the lot with
access to Meridian Road utilizing the existing 24'wide access road, a new well and septic system
prior to the constnJCtion of sewer to this portion of'the subdivision. The owner of the lot should
determine the development and future n=-developmnet of this lot in the future.
Encroachment A Bement - We are working with Settlers Irrigation District (SID) fo determine
whether or not the easement width can be reduced prior to entering into an encroachment
agreement with them. We will work with SID to obtain an encroachment easement if the
easement cannot be reduced.
McMillan Road Common Lot - No Comment
Site S ecific Conditions of A roval/Prelimina plat
1 • No Comment
C03fi3J6 Meridixd LV 010)04
JRN 07.'04 17:02
208 887 7781 pcar,F a~
2• No Comment
3. No Comment -
4• No Comment
5: Access to the irrigation boxes will be provided by an easement.
6• Applicant will construct a 12-foot wide asphaltpathway alongi'he McMillan ti'ontage and
will provide 5-foot wide detached sidewalks along the collector streets.
~• No Comment
8. Based on the short length of the Prickly Peat• cu]-de-sac, interconnectivity of the
subdivision will not be inhibited by allowing the cul-de-sac to remai~i. We wish for this
recommendation to be eliminated.
4. Please modi
fy this comment as follows: "Poor to the a
pprova] of any final plat including
the 51st buildable lot in this subdivision, a second >~r,+~~o..r
`°"~`=i°a~ approved of b~he Meridian Fire De vehicu]ar access shall be
Partment..y~r!~..t.n:,i i ,.
1 ~• The Boyack property will be re-developed in the future h
applicant. A sketch plat can be provided, but it will not be bi d ngnto Farwest~LLC.
I 1 • Applicant will address at the meeting as requested:
12. A ten foot (l f)') wide easement can be
roadway, however once the project rea hes tthe en of the cbllecto~nsatus roadway and
(urns to the east we request that the pathway easement be reduced to 6' in width so as to
follow the detached sidewalk to the western edge of the subdivision. This option was
discussed with staffpridr to the public hearing and has been approved ofin similar
manner at Lochsa Falls. The pathway easement would fall within ACHD'snght-of--way
and as long as it is just a maintenance agreement AChID will allow the easement.
13. No Comment
14. No Comment
I5. No Comment
16. No Comment
17. No Comment
18. No Comment
Standard Conditions
L-14. No Comments
Standards for Conditional Uses
A.-I. No Comments
C0363] 6 Meridian Ltr 010704
p.5
JRN 07 '04 1702
208 887 7781 PRGE.05
~i~ganeers, 1nC. GU8-887-7781 -
p.6
S;~ia1 Consider=
Feocing -Applicant will tour 1
P Y with installing the requested white vinyl fencing
Site S ecific Comments Conditional Use Permit
l •-7• No Comments
Recommend
The staff recommendation to annex and approve onl
Y a Part of the project (limited to the first 50
lots) creates a couple problems. First it creates un illegal subdivision of land in the County by
annexing only part of a lot, and not providin
lot, e:g, the newly created lot would be a-non- olnfor~nliuulot freer frontage to tl3e newl
public hearings to murex and g Second it would r Y created.
approve a project that can be a equire fun3re
pproved now.
Most, if not all subdivisions, have phases that are dependant upon sewer being brought to future
Phases, for exan3ple, if the first G phases of Paramount Subdivision are not completed then sewer
if sewer is not availablc the p eject annot be construrctedt A condition
g anyon is not. any different;
development until services are available is acceptable. We understand
prepazed to move forwazd of approval to limit
with the requested revisions and ch the risks, and we are
and as ievised by this letter. anges suggested in ti3e staff report
We appreciate your support and all of the staffs work and su
)lave any questions please feel free to contact me at 208 ggesfions on this project. If~you
davenl innacle-en>;t_ '17ee~ ( ) 887-776.0 or via a-mail at
Sincere) ,
~~ ~L~~
Dave McKi~mon
Land Use Planner
~~ #C03ti316
Justin Martin - Farwest, LLC
C03(i316 Meridian Ur 010704
JqN 07 '04 17 03 -
JGIR RR7 77x1 n...-~ .._
•• •• ••••I- ~`,y'~.,ja"`r1.j..e~."..'~.e ~n6an"~trse inc.~r1 cua-aa~i-'reel
LI I+~~.il~ l~I~~ ~~~.rre
i2~52 Y4! F~eCUtlu~ ter. Salta B. Bo4ss, ddk~lo B37i9
FAX TRANSMITTAL
DATE: 7-Jan-04
JOB NO.: C036316
FROM: Dave McKinnon
TO: Will Berg, Tara Green, Brad Hawkins-Clark, Justin Martin
FIRM:
ADDRESS:
FAX NUMBER SENT TO: 888-421888g_421g ~
NUMBER OF PAGES (INCLUDING COVER SHEET): 6
RE:
/on -written response to staff re
12552 W, EXECUTIVE DR. SUITE B, BOISE, IDAIiO 83713
CIVIL/STRUCTURAL/pLANNING/SURVEYING
PH (208) 887-7760 (208) 887-7781 FAX
p.l
JRN 07 '04 17=05
OfTG Goo oooa .,....-
~~~s.~~«~ ~, uic. c~n-aai-real
~~~~~~~
~~
'.Engineers, Inc.
T0. Will Berg and Taza Green
Meridian City Clerks Office
33 E. Idaho Street
Meridian, ID 83642
DATE: January 7, 2004
RE:
Dear Commissioners and Staff:
After reviewing the staff report prepared for the Saguaro Canyon Estates annexation, subdivision
and planned development requests we offer the following comments for the purpose of
clarification and amending the staff report:
("No CommenP' signifies agieemeiit or that the issue has been previously addressed)
Annexation and Zonin Ana! sis
A. Comprehensive Plan Analysis - Staff has offered several policies found in the
Comprehensive Plan that both support and do not support the project. We generally agree with
the policies and analysis offered by staffin support o£the project (with the exception ofthe
recommendation to remove a cul-de-sac), we do not however agree with the analysis of the three
policies indicated by staff that does not sttpport the annexation request.
Begimung on the top ofpage 6, staff first argues that the lack of a Middle School in this square
mile should limit the development of this parcel until a school is constructed or that both should
be developed simultaneously. Staff does not point out, however that an elementary school is
being constructed within this mile section of land presently. Furthermore subdivisions are not
built out all at once, they take time (years) to reach Uuild out stage and the School District's new
Middle School should be completed severa! years before build out of llic proposed subdivision.
The second policy on page 6 indicates that the police Department has historically opposed new
developments in north Meridian until the patrol force is expanded. This comment places
developers into a catch 22 situation; a police force cannot be expanded unless futrding is
available and additional funding is received in one of two ways; 1. Tluough growth or 2. Au
increase in a tax levy (two recent attempts to increase the tax levy have been denied). If taxes
cannot be increased and growth cannot take place the police department cannot fund additional
patrols. New growth increases taxes received to the city and tJtat helps to pay for the additional
police services.
The need for a secondary emergency vehicle access will be provided oia the construction of a
roadway on W. Joshua Tree Place in alignment with the sewer line extension from the west. The
0036316 Mer than Lt~r 010704 NE DRIVE, SUITE B • BOISE, IDAHO 83713 • (Zp8) gg7-7760 , FAJ( 208
- ( ) 887-7781
Brad Hawkins-Clark
Meridian Planning and Zoning Staff
660 E. Watertower, Ste. 200
Meridian, ID 83642-2600
Written response to the Saguaro Canyon Estates Subdivision 5tafl' Report
p.2
JAN 07 '04 17 05
208 887 7781 PAGE.02
unia~ar Cn~lnE?e!'S, rrlC. LUtl-k{y'/-'/ybl
p.3
Public Works Department requires a roadway over the sewer line and it will be built to support
the weight of emergency vehicles prior to construction of additional lots. if the sewer is not
constructed in this location a temporary emergency vehicle roadway can be constructed out to
Mertdian Road on the 24' wide access easement located on the south side ofLot .i8, Block 28
(the Boyack property).
The third policy on page 6 addresses the phasing of projects in accordance with their connection
to the sewer system, We understand that the North SIough Trunl: may not be completed prior to
the development of Phase 2 of this project and we are willing to limit development of the second
phase of the project until additional sewer can be made available to the remainder of the project.
The Public Works Department estimates the completion by June 2005, this helps to justify the
propose] to develop the property in the near future.
B. No Comment
C_ No Comment
D. No Comment
E• No Continent
F• No Comment
~J• No Conunent
H• No Comment
I. No Comment
J• No Comment
K. No Comment
L• Best Interest of the City? The question of whether or naLservices and school capacity are
available now is again discussed in this section of the staff re ort.
plalmed fur this area within the adjacent Havasu and Paramount Subdivisionseineaddition
to the elerneutary school under constructionnortheast of this site and the future middle
school adjacent to the proposed subdivision. Sewer is not yet available to the entire site,
but it soon wil] be. The proposed subdivision complies with the projected and desired
densities ofboth the Comprehensive Plaza and the proposed North Meridian Arca plan.
Annexation Conditions of A royal
1-4 No Comment
Preliminary Plat Findines and RP •
yes
A No Comment
B.. The availability. of public services to accommodate the proposed development: As noted
above sewer is not yet constructed for the northern 2/3rds of the property, but it will be
consh~rcted and developed through Paramount Subdivision in the near future. At the
public hearings for Paramount Subdivision the ability to construct the sewer line through
the subdivision was discussed tit great detail, in order to avoid a situation where
easements would be difficult to obtain. The timing of when the sewer is needed for
C036316 Meridian Ltr 010704
JRN 07 '04 17:RF
~ngauevre, Inc. CVtI-L1 L1'/-yYtt1
p.4
additiohal phases beyond the Frst SO lots will be Bete
ttnined by the market and
construction demands. We can, agree to limit the development to 50. homes wxtil .
additional sewer service can be made available to the site. A secondary access for fire
service will be provided above the extension of the Slough Tritnli, currently depicted at
the tetntinus of Joshua Tree Lane or along the south side of Lot 34; Block 28. The access
road will be constructed prior to the issuance of the S l st building permit.
C• No Comment
D• No Cotnrrtent
E. No Comment
Special Considerar:
North SIo h Trunk - No Comment
Fencine - No Continent
Interconnectivity -Applicant does not a ree with staff
ibur cul-de-sacs will dramatically improve the edes riana'ysis that the elimination of one of the
already includes detached sidewalks, numerous pathwa
p l lnendly quality ofthe subdivision that
all hotnebuyers wish to live on a "through" street, however, ia'one is requi ed to be removed Wt
Prickly Pear Ct. can be modified to eliminate the cul-de-sac.
Bloc~~ _ No Comment
Secondaz Access - As noted earlier a road way will be constructed over the location oi•Uxe
North Slough Trunk that will provide secondary access to the subdivision, otherwise a secondary
access can be provided via the 24 foot wide access easement on the south side of the Boyack lot.
5-Acre Boyack Lot -The Boyack Lot (Lot 38, Block 28) is beingset aside for ownership by .the
Boyack Faint d as of this time F
arwest, LLC will not be redeveloping the 5-acre lot as a part
of Saguaro Subdivision. The Boyack Family wishes to construct a new house on the lot with
access to Meridian Road utilizing the existing 24'wide access road, a new well and septic system
prior to the consn Helton of sewer ro this portion of the subdivision. The owner of the lot should
determine the development and future re-developmeet of this Iot in the future.
Encroachment A reement - We are working with Settlers Irrigation Dishict (SID) to determine
whether or not the easement width can be reduced prior to entering into an encroachment
agreement with them. We will work with SID to obtain an encroachment easement if the
easement cannot be reduced.
McMillan Road Common Lot - No Comment
Site S ecific Conditions of A rovaUPrelimina Plat
1 • No Comment
CU3G31 ti Meridian t.tr 01004
JRN 07 ' 04 17 07
208 887 7781 aorc rnn
.i^~a.:.e cnsineersa 1nC. 2G8-887-7781
2• No Comment
3• No Comment
4• No Comment
5 , Access to the irrigation boxes will he provided by an easement.
6. Applicant will construct a 12-foot wide asphalt pathway along.the McMillan frontage and
will provide 5-foot wide detached sidewalks alotlg the collector streets.
7• No Continent
~. Based on the short length of the Prickly Pear cu]-de-sac, in[erconnectivity of the
subdivision will not be inhibited by allowing the cut-de-sac to remain, We wish for this
recommendation to be eliminated.
9. Please modify this continent as follows: "Prior to the approval of any final plat including
the 51st buildable tot in this subdivision, a second, ~ vehiculaz access shall be
censtaieted approved of by the Meridian Fire Department ~r.i+~ +~ f...,l I , r
10. The Boyack property will be re-developed in the future by someone other than the
applicant. A sketch plat can be provided, but it will not be binding to Farwest LLC.
11 • Applicant will address at the meeting as requested:
12• A ten foot (] 0') wide easement can be granted for the pathway along the collector
roadway, however once the project reaches the end of the collector status roadway and
hurts to the east we request that the pathway easement be reduced to 6' in width so as to
follow the detached sidr;walk to the western edge of the subdivision. This option was
discussed with staff prior to the public hearing attd has been approved of in similar
manner at Loch§a Falls. The pathway easement would fall .within ACHD's right-of--way
and as long as it is just a mointenance agreement ACHD will allow the easement.
13. No Comment
14: No Comutent
15. No Comment
16. No Comment
17. No Comment
18. No Comment
Standard Conditions
1.-14. No Comments
Standards fa' Conditional Uses
A.-I. No Comments
C076316 Meridian Ltr O I Q704
p.5
JRN 07 '04 17:07
•"~r ~ s~n~ouar cng7neers, 1rIC. i'08-887-7781
p.6
S ecial Const~hO11S
Fencing -,applicant will conlpIy with installing the requested white vinyl fencing
Site S ~ecific Comments Conditional Use Permit
1: 7. No Comments
Recom~tt°n
The staff recommendation to annex and approve only a part of the project (limited to the first 50
lots) creates a couple problems. First it creates ~ illegal subdivisitin of land in the Couniy by
annexing only part of a lot, and not providing the minimum street frontage to the newly created.
lot, e:g. the newly created lot would beanon-conforming lot. Second it would require future
public hearings to annex and approve a project that can be approved now.
Most,. if not all subdivisions, have phases that are dependant upon sewer being brought to future
phases, for example, if the first 6 phases of Paramount Subdivision are not completed then sewer
will not make it to the last half dozen phases of the project. Saguaro Canyon is not any different;
if sewer is not available, the project cannot be constructed. A condition of approval to limit
developmQnt until services are available is acceptable. We understand the risks, ai}d we are
prepared to move forward-with the requested revisions and changes suggested in the statL'report
and as revised by this letter.
We appreciate yotu support and all of the staff's work and suggestions on this project if you
have any questions please feel free to contact me at (208) 887.7760 or via c-mail at
davem(c~pintlaele-engit_ leek
Sincere] ,
~~~~c~ _ .
Dave McKinnon
Land L.lse Planner
cc: #C036316
Justihr Martin - Fatwest, LLC
C03ti3t6 Meridian Ltr 0!0704
JAN 07 '84 17:08 208 887 7781 aAr,F c~
John Priddy
5740 North Meridian. Road
Meridian., ID 83642
December 2, 2003
`Anna. Borchers Powell, AICP j~ ~ ~~~i T
Planning Director 1bJ'.1 y
Meridian Planning and Zoning Department -
- : sso E watertower, ste. 202- DEC 0 3. 2003
Meridian, ID 83642
t%ity t)fMerldian.
Dear Anria: - City Clerk OfficE
My brother Ed and I appreciate the time that you and Brad Hawkins-Clark spent with us to reviewthe
proposed Saguaro'Canyon Estates Subdivision and its relafioh to'our adjacent property. Because the
developer did not review the propdsed Subdivision with neighbors (at least that we-know of), the time that
you both. took gave us a better understanding. of the proposed annexation, zoning and subdivision thatthe, '
Planning & Zoning Commissidn is reviewing at its public hearing this Thursday: ,
Because Ed and I are out of town'on Thursday,. our property manager, Rob Greiner, will represent us et
the hearing'. We would appreciate it.if you would,forward this letter to the Planning & Zoning,
Commission.' - '
Our family has been active in the Meridian business:community'for-many years and was the previous
owner of Richardson Labs. We continue to build businesses in the Treasure Valley:and desire to. '
continue to be a part of Meridian's future business development: 1Ne purchased;our property adjacent to
the proposed Saguaro Canyon with this in mind:
Presently, our property is an active 20-acre ranching operatidn that is certainly not like more typical
ranching properkies thatare winding down operations and investments beforefransitioning to more urban
development. We are continually improving our property, which includes very ezpensive`infrastrucfure
with several high-cost buildings, including a 7;000 square fgot luxury Home, large barn,. stables, riding
erena'and other dutbuildings.
There is no ddubt that we would like to protect the shorter-term use of our property while keeping an eye
_ open for good, future development in keeping with the,goals and plans, of Meridian. We are certainly not
opposed to development but we believe that the design of tfie proposed Saguaro Canyon"is noon
keepirig-with. our long-term interests'and we don'Pbelieve the proposed design is in the lorig-term interest
of Meridian. Wa hope we can convey our concerns with this short letter.
Just this`week the-Idaho Statesman ran an article on infill developmeht and Meridian was identified as
-trying to encourage growth from the center of the City to the outside. This seems in keeping with the
gdals of the City's Comprehensive Plan thafencourage development of property already loca4etl in the
City limits (which Saguaro Canyon is not) "in order to' maximize public investments, curtail urban. sprawl, .
and protect.existing agricultural lands from urinecessary infringement."
We purchased our property;in Meridian knowirig that there would eventually be development in the City's
area of impact, butwe also knew that the City's plans clearly state that:
amaze of monotonous development is not desired.... City leaders and citizens focus on trying
to balance open spaces and Meridian's agricultural heritage with development and growth.
Providing and protecting unique sites and resources will assure continuance of the quality of life
that the residents have come to know and expect.
5740 ,NORTH MERIDIAN ROAD, MERIDIAN, ID 83642, 208.955.7602, FAX: 208.955.7632
Our family truly believes that,it.has purchased and improved what is a very uriique.site in Meridian tli_aY
could eventually be used to assist Meridian in its planning process for this entire area to ensure a
transition from ranching to a more diverse miz of residential and commercial uses in the area of impact.-
Beceuse we actively ranch fhe property, we are concerned for our continued ability to run our operation
'without disruption, especially given our expensive infrastructure: We realize we are covered by the "Right
tp Farm" act, but we also know that, in practice, it becomes, more difficult to ranch with homes .
" immediately on our property line. The longer we can maintain our ranching operations, the better. We
hope Meridian feels the same: We are also-concerned for the safety of surrounding residential.
-neighborhoods if they abut right up against our property. Not only do we Have livestock.(including a bull)
that could pose a danger, our electric fence:is on 24 hours a day.
' Even though'we ranch now, we do,uhderstand that well-designed development is the future goal of the
Cty.in this.area. Although we are very concerned with the number of homes proposed in Saguaro
Canyon; oucmain-issue relates to"the subdivision's design. We believe the current design of Saguaro
Canyon wiA negatively impact our use of our property, and also constrain Meridian's future plans for the
'.area. If the City decides to approve the annexation, rezoning and subdivision of Saguaro Canyon; at the
minimum we.would ask for the following redesign of the subdivision: -
• Building of:a berm.and fehce to border our property similar to the berm and fence at Lochsa Falls
We drove by Lochsa Falls to look at the berm at that subdivision. Since the Lochsa Falls
. developer and the Saguaro Canyon developer are the same company; the berm and fence.
concept should be understandable. This redesign would seem fitting given the valuable assets
that make up our property and for protection of nearby. neighbors from ranching'operations.
Location bf a park adjacent.to the east boundary of our property. This v/ould .be in keeping with
the Future Land Use Map adopted as part of the Comprehensive-Plan that identifies a park site in
this location..
:Move the proposed stub street abutting our property. As the street. is presently shown, it would
b''isectour property right. through our expensive buildings. We, appreciate the need to connect
properties, but.relocation of the street.to the south side. of our property would achieve this
connection and still.preserve our ability to develop reasonably in the future.
We would ask that Planning & Zoning Commission to look beyond the borders of the proposed Saguaro
Canyon an,d consider the potential and future use ofour,property and other prbperry.in the vicinity. With-
" deyelopmentcoming quickly to this area,. and given our inability to develop our property residentially;'If
Meridian is going to accommodate development such. as Saguaro "Canyon, if makes sense to look at all of
this area, protect existing""uses; and plan for and rezone to accommodate mixed use, such as a
neighborhood center and/or commercial use to serve surrpunding residential development.
INe are open fo discussing any number of creative ideas that will help Meridiartinclude our property and
the surrounding property into the type of mixed-use neighborhood that will be consistent with the
Cq,mprehensive Plan.
We appreciate the time and effort thatisgoing into the planning and development of our Nbrth Meridian
community. With proper design, we believe that we and Meridian' can build a cgmmunity for the future
that we can truly be proud of. To this end;'we are happy to be apart of Meridian's future.
We appreciate the.Commission taking ourcomments into consideration as it reviews the proposed .
development.
Sincerely-~
~~ ;n _
John Priddy
cc: Brad Hawkins-Clark
DEC G 3 X003
City Of Meaidian
City Glerk Oftice
R~~EIV~
Dec o ~ 2~~~
City ()f NTe~i u i a.~~
City Clerk Ofl;cr:
~~v w ~ ~ 203
i;ity Uf14Terictian
City Clerk Office
m
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City Of I14eri.dia~
City Clerk Otlica
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C'; . r .; ~~v3
C%~~y Ut il7eridiaai
City f`dei•k [?face
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CiGSr Uf i4Ieizdiari
°4 Sty Clerk OiTice
6000 North Meridian Road
Meridian, ID 83642
December 2, 2003
Anna Borchers Powell, AICP
Planning Director
Meridian Planning and Zoning Department
660 E Watertower, Ste. 202
Meridian, ID 83642
Dear Ms. Borchers:
REC~~ b `;s~E.~
DEC t; ' ~':':~3
City OF1~4ericiia~l
City Clerk Office
I would have preferred to introduce myself in person, however, I will have to resort to this letter as a
means of introduction and to express my sincere concerns regarding the proposed Saguaro Canyon
Estates Subdivision. Additionally, I share the same views as do the Priddy's, whc are my neighbors,
directly to the south of my property. We both have executive style homes, actively farm or ranch and
choose our locations with the idea in mind that our property values will not diminish as a result of
Meridian's long range development plans.
Development is inevitable and as a business leader, I support growth and development. However,
Meridian is quickly becoming a bedroom community that continues to fight over-crowding in our schools
and congestion in the streets. The proposed Saguaro Canyon Estates Subdivision will further add to this
problem, as well as diminish the value of my property. Under no circumstance should the proposed
Saguaro Canyon Estates Subdivision request for Conditional Use be granted. By approving the
conditional use, Meridian's long range development plan will be compromised by lowering lot and house
size. A precedent will be established that will be difficult, if not impossible, to ever reverse. Meridian
does not need, nor is it in Meridian's best interest, -allow this level of density when trying to preserve
Meridian's culture and heritage.
Unfortunately, my schedule may not allow me to att d the public meeting tomorrow, so I do hope that
my concerns are heard and considered through this letter. Having lived in Meridian most of my life, I
have seen the inevitable change with some change being better than others. More recently though, it has
become apparent that the developers are looking at Meridian as a place to drive high density
development at the expense of what long time residents and new residents of Meridian have come to
enjoy as a way of life. The trend will continue if exceptions are made and the long range plan is
compromised. Does the commission really need to consider reducing lot and home sizes? Do we have
the basic infrastructure such as city services, roadways, law enforcement, schools, etc. to support this
type of development? Are we not better served by having mixed use development that entices some
lower end housing along with higher end homes with acreage? I trust that the commission will be looking
at these and other concerns when making a final determination on the Saguaro Canyon Estates
Subdivision since approving it "as-is" will have a detrimental impact on Meridian's long range plans and
the surrounding properties.
To summarize, I will highlight my main concerns with the proposal;
Density of the proposed subdivision and the request for reducing minimum requirements.
Protection of open space.
Adjacencies to existing farm/ranch land that are active and will continue to be active. There
doesn't appear to be any consideration for buffer zones between housing and farm/ranch activity
creating a situation where neighbors will immediately be at odds. I have seen this happen
throughout the Treasure Valley. Meridian has an opportunity to address this proactively. Some
thoughts or ideas to address this:
• Tall berm with solid fencing that separates housing from existing
agricultural land.
• Planned parks or common areas creating a buffer zone along with the
fencing and berm. At a minimum, consideration must be given to the fact
JF
that there are active farmlranches directly adjacent. Livestock is present,
pesticideslherbicides are utilized and during the growing season farm
machinery may be operated at all times of the day.
To my knowledge, the developer has not made any attempt to try and address the needs desires
or concems of the adjacent properties. I do not find comfort in this and it would seem to indicate
that they are not interested in Meridian's long range plans or protecting the value of some very
unique Meridian properties.
Again, I apologize for not presenting this in person, but my schedule will not permit me to do so. I want to
reiterate that I am not opposed to development, provided it is well thought out and the entire community
benefits from it, not just a handful of developers. I am extremely motivated to protect the value of my
home and acreage and I feel that the proposed subdivision will limit the future potential of my property
and surrounding property to high density development.
I appreciate the Commission taking my comments and concerns into consideration.
Sincerely,
Michael S. Adkins
RECEIVE.T~
To: Meridian Plamiing and Zoning Commissioners DEC 0 4 2003
City Of iVJeridian
Date: December 4, 2003 City Clerk Office
Re: Request for continuance of the Saguaro Canyon Subdivision Annexation,
Preliminary Plat, and Planed Development applications.
Dear Commissioners,
As you know, the Planning and Zoning Staff, in their November 26`" memo, has
requested that the hearings for Saguaro Canyon be continued in order to receive and
review additional information regarding the aforementioned applications. As requested in
the memo, we met with Wendy Kirkpatrick, Brad Hawkins-Clarlc, Joe Silva, Bruce
Freckleton, and Brad Watson on December 2, 2003 at 10:00 am to discuss a list of key
issues pertaining to the Saguaro Canyon applications.
After meeting with Staff I believe that we were able to work out most of the questions
and issues raised in the November 26`" memorandum; unfortunately, we will not have a
revised preliminary plat ready for your review at tonight's hearing. We therefore agree
with staff's recommendation to continue the public hearing until the next available
hearing date.
Attached to this request is a written reply to the issues raised in Brad's November 26`"
memo.
Please accept this letter as a formal request for the continuation of tonight's hearing until
the next available Hearing Date. If you have any questions please do not hesitate to call
me at 887-7760 or contact me vial e-mail at davem(i~pinnacle-enUineers.com.
Sincerely,
David McKinnon
Land Use Planner
Cc: Justin Martin, Farwest LLC
Dean Briggs, Briggs Engineering
~EC~IV~~
oEC o a ~~
and Zoning Commissioners City ale k ~ an
Meridian Planning Citey ce
~o~.
peceml7~C 4, ZQ93 -Clark's Novemb~~ 16, 2Q93 saguaro canyon em .
Date..
Re: Written reply to grad Hawkins
Dear CommisslonO~S, for 4h2 SagUa~o G~(1VOr1
uest to continue the public hearings Braad's
ou with a written reply to .the issues raised by
In conjunction with our req
development, we wanted to provide Y found in the original memo. How the issue has
memo. The issues are nUV'41bQ[ed b~~Ow ~S
been or will be resolved will be listed in italics below each issue. 18103 However there
If you h
to conta
Sincerely
Dave McKie
1. Revised Plat: We received your revised plat, dated 111
wa o explanation of the revisions made or what instigated the
modification. We'd like to clarify these changes.
The revised plat reflected changes required by ACRD, such as modifying
relocahba of fhe eastern stub street to fhe northcommodafe left turns and the
2. Phasin : No phasing lines o emend to phase the development) we need to
preliminary plat. Assuming y
review and make comments on the phasing plan.
A revised plat is being completed at this time that wilt include phase fines,
nevertheless we would Pike to have flexibility in the phasing of this project in
order to accommodate the future market demands.
3. North SIfTr~nk. Tbut the reveled plawdcesn't show the locationtobbh
to the east boundary
stub. We need clarification on this extension. Routing and preliminary design
of the sewer needs to be hammered out with the assistance of the Public
Works Department and their consultants.
undee'ded,g butte we dwifld °rkCew h IfhetrPublc tWo ks tdepalifinentsttlo
accommodate the sewer trunk extension.
4. Wide pa- th a-be ng used asFtDhe secondaryraccebsUNto crossingeof the
Lemp Canal or the McMillan common lot was shown. What is the long-term
re-use p Ian for t hese I ots? T he s econdary a cress d oes n of meet M FD's
separation standards, etc. of the
A secondary access point is provided along the western boundary
subdivision that will provide firarations betweenutfire thaccesseseetThe Ffire
Departments need for see
access/pathway lot in the southeast corner of the subdivision will be
eliminated on fhe revised plat.
RECEIVED
To: Meridian Planning and Zoning Commissioners
DEC 0 4 2003
Date: December 4, 2003 City Uf IVlericlian
City Clerk 01i5ce
Re: Request for cominuance ofthe Saguaro Canyon Subdivision Annexation,
Preliminary plat, and planed Developme~rt applications.
Dear Commissioners,
As you know, the Planning and Zoning Staiiy in their November 26'~ memo, has
requested that the hearings for Saguaro Canyon be continued in order to receive and
review additional information regarding the aforementioned applications. As requested in
the memo, we met with Wendy Kirkpatrick, Brad Hawkins-Clark, Toe Silva, Bruce
Freckleton, and grad Watson on December 2, 2003 at 10:00 am to discuss a list of key
issues pertaining to the Saguaro Canyon applications.
After meeting with Staff I believe that we were able to work out most of the questions
and issues raised in the November 26s' memorandum; unfortunately, we will not have a
revised preliminary plat ready for your review at tonight's hearing. We therefore agree
with staff's recommendation to continue the public hearing until the next available
hearing date.
Attached to this request is a written reply to the issues raised in Brad's November 26a'
memo.
Please accept this letter as a formal request for the continuation of tonight's hearing until
the next available Hearing Date. If you have any questions please do not hesitate to call
me at 887-7760 or contact me vial e-mail at davem(~ninnacle-engineers com.
Sincerely,
David McKinnon
Land Use Planner
Cc: Justin Martin, Farwest LLC
Dean Briggs, Briggs Engineering
To: Meridian Planning and Zoning Commissioners
Date: Decernber4, 2003
Re: Writhen reply th Brad Hawkins-Clarl~s November 26, 2003 Saguaro Canyon Memo.
Dear Commissioners,
In conjunction with our request to continue the public hearings for the Saguaro Canyon
development, we wanted to provide you with a written reply to the issues raised by Brad's
memo: The issues are numbered below as found in the original memo. How the issue has
been or will be resolved will be listed in italics below each issue.
1. Revised Plat We received your revised plat, dated 1111 t3~3. However, there
was no explanation of the revisions made or what instigated the
modificetion. We'd like to clarify these ctranges.
The revised plat reflected changes required by ACRD, sudr as modifying
the islands wiHrirr the main collectorstreet to accommodate kfltums and the
relocafion ofthe eastern stub streetto (fire north.
2. Phasing: No phasing lines wen: shown an either the original or revised
preliminary plat Assuming you intend to phase the development, we need to
review and make comet®rrLs on the phasir~ plan.
A revised plat is beir~r completed at this time flrat wiN include phase tines,
nevertheless we would like to have flexibility in the phasing of this protect in
orglerto accommodate the future rrradcetdemands.
3. North Slough Tnrnk: The original plat showed a 21" trunk line being stubbed
to the east boundary but the revised plat doesn't show the location of this
stub. We need clarification on this extension. Routing and preliminary design
of the sewer needs to be hammered out with the assistance of the Public
Woks D~artment and the'v consultants.
ARer talking with Brad and Bnxe the locafion for the 21D trunk lure is still
undecided, but we will work with the Public Works department to
accommog(e~ the sewertrunk extension.
4. Seoondarv Ac[:ess: P8Z and MFD have concerns about the proposed 30'
wide pathway lot being used as the secondary access. No crossing of the
Lemp Canal or the McMiNan common lot was shown. What is the king-tenrr
reuse plan for these lots? The secondary access does not meet MFD's
separation standards, etc.
A saconafary aca~ss point is provided akrng the western boundary of the
subdivision that wr7Y provide fire access in the future that wifl meet the Fire
Departments need for separation between file accesses. The fire
aocess/pathway lot in the southeast comer of the subdivision will be
eliminated on the revised plat
5. Design of tlL MclNBlan Road Common Lot The scale of the plat does not
allow us to analyse the Lemp Canal, sidewalk, right-of way and other design
issues very well. We'd like th receive an enlargement and cross-section of
this area.
A cross section of this area was delivered to the P&Z staff for review of the
December2n° meeting.
6. Irrigation Ditches: Several ditches are shown on the plat but the treatment of
these ditches is not called-out Specifically, how will the ditch and gravity
inigation boxes on the east boundary next to Larkwood Sub be treated and
accessed in the fiahure? Are you relocating the large ditch that crosses the
middle of the project?
Answer to the last question first, yes the large d~tCh will be relocated through
the oomrnon lot central to the subdivision. All ditches (excluding the Lemp)
thatne on oradjaoerrt to the S~uaro Canyon property win be tired orfrlled
7. Traffic Studv: Steve Amokt's application cover letter refers to a WGI traffic
study. However, it was not included in the City of Meridian's submittal. We
need to receive a copy.
A copy of the traffic study was delivered at tire Decembar2n° meeting.
8. Regional Pathway: The 70' wide pathway lots show the future public
pathway terminating at Saguaro Hitis Ave, We have concerns about this
pathway not extending to the east boundary and would like to discuss an
alternative alignment of the path.
An a/femate alignment of the patinvay is being denneafed on a revised
preliminaryplat that will be submitted shortly.
9. Amenities: The CUP/PD application is unclear about what amenities you are
proposing. We need this clarified. ''
Amenities provided by the PD include over 1046 open-space, pathways and
two tof-lots in the open parkaraes.
10. Reduced Frontages: The CUP/PD application did not propose a minimum
frontage distance. We need to know this dimension.
27-foot minimum on cut-de,sacs
If you have any questions or other issues that need to be addressed please feel free
to contact me at at37-7760 or via email at davemCa~r.~nriade-engineers corn.
Sincerely,
Dave McKinnon
• P~qe 2
Land Use Planner
Cc: Justin Martin, Farwest LLC
Dean Briggs, Briggs Engineering
• Page 3
From: Dave MclGnnon [davem~pinnacle-engineers,com]
SeM: Thursday, December 04, 20031:01 PM
To: justin~fanyestilacom; ®reent~meridianCi .otp; Utfill Be
kirkpatk~meridiancity,org ~ r9 (E-mail);
Subject: Request for continuation and memo rs~sponses
~I ~~--
C036316 C036316Mema
ontinuafion request Response12403.doc
- - - Mnl\11VJ 5~1'1'H
December 3, 2003
City of Meridian
Planning and Zoning Department City of Meridian
City Clerk Deparunent
660 E. Watertower, Suite 202
Meridian, ID 83642 33 E. Idaho Avenue
Meridian, ID 83642
VIA PACSIMII,E and US POSTAL SERVICE
RE: Saguaro Canyon Subdivision
To Whom It May Concern:
@1002/OOJ
City of Meridian
Public Works
660 E. Watertower Suite 200
Meridian, ID 83642
This letter is written in behalf of Steve and Rebecca Smith who own Lot 13, Block 2 of
Larkwood Subdivision (the 44.3 acres of the northwest corner of McMillan and Locust Grove).
We express our support for the Saguaro Canyon Subdivision with one concern. The concern is
sewer. Per the public works plans, our Property is designated to connect into the trunk lice that
will run through the Lazkwood acreages and Saguazo. It is our understanding that this trunk line
will also be extended through our property and eventually is the means for eliminating the
Vienna Woods lift station. Consequently, we feel it essential that the stub location, sewer depth,
and easements through the Larkwood acreages be in place in order for the Saguaro plat to be
finalized.
We want to see Saguazo move forward as quickly as possible. Please let us know what we can
do to cooperate with the City of Meridian in resolving this concern quickly. Thank you for your
attention to this matter.
Sifncerely,
G
Kenneth Christensen
1951 S. Saturn Way Ste. 100
Boise, ID 83709
208-376-8521 PH
208-376-6804 FAX
kc@hawkins-smith.com
DEC 03 '03 17:31
n
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3766804 AGE.03 20.
- ~ IjAW',KIIYS
L SMIT~-I
Commercial Developers
ro: Plazuliug a>ld Zoning
Public Works
City Clerk
From: TCenny Cluistensen
MRA1/VJ JriL'1'y~
X001/003
R®: Sae zro Canyon Subdivision
Hawkins -Smith
195i S. Satum Way, Ste. 100
Boise, Idaho 83709
(208)3768521 Phone
(208)376.6804 Fax
Fax No:888-6854
898-9551
868-4218
Date: 12/3/03
Pages:3
Original Documents:
W10 folltwvvia mail
^ Will not follow
COMMENTS:
~~~ ~It~EI:~
~~ c,:~~:2tecrde~c DEC 0 4 2003
Cite OfMeridian
City Clerk Q>"lice
IF this transmission Is unclear, or you do net receive all the pages,
Please call the office number listed above.
^ Willtollowvlaovemightservice
^ Other:
DEC 03 '03 17:31
December 1,2003
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Farwest, LLC
CUP 03-058
December 4, 2003
ITEM NO. ~ 4
REQUEST Public Hearing -Request for a CUP for a Planned Development for reduced requirements for
frontages, lot sizes, and minimum house size and permission to have iwo cul-de-sac lengths exceed the max.
length in a proposed R-4 zone for proposed Saguaro Canyon Estates Subdivision -McMillan and Meridian Rds
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
COMMENTS
See attached Memo
See attached Comments
No Comment
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
No Comment
See attached Comments
See attached Comments
No Comment
on~l~~~
I - 8 -o^^ti~~
C/
INTERMOUNTAIN GAS:
OTHER: See attached Memo from Pinnacle Engineers and from Larkwood HOA
Contacted: Date: Phone:
Emailed: Staff Initials:
Materials presented of public meeflnga shall become property of the Clfy of Merldlan.
Memo
Ta P&Z Commission
CITY OF ME RI DI AN
Plan ning 8~ Zo ni ng
~,~~v~~V~:~~
~JV 2 6 20~D3
From: Brad Hawkins-Clark ~°~ tJit r Gf NTeridiar_
CC: City Clerk's Office ~%=fY r"lark Office
Bruce Freckleton, Public Works Dept.
Data November 26, 2003
Rc~ Saguaro Canyon Estates Subdivision (PP-03-032) -Request for Continuance
After reviewing your development applications for Saguaro Canyon Estates, the
P&Z and Public Works Departments have several questions and concems we
would like to discuss with the applicant prior to the 12/4 public hearing. We have
prepared a draft staff report that outlines some of the key issues. But, before issuing
that report, we'd prefer to meet with the applicant to review the plat with the surveyor
and engineer. We will be meeting on Tuesday, 1212/03, and anticipate receiving
additional information from the applicant after that meeting. Therefore, we request
the Commission continue the three public hearings associated with this application.
Below is a list of the key issues staff has raised with the applicant, Farwest:
Revised Plat: We received your revised plat, dated 11/18/03. However, there
was no explanation of the revisions made or what instigated the
modification. We'd like to clarify these changes.
2. Phasing: No phasing lines were shown on either the original or revised
preliminary plat. Assuming you intend to phase the development, we need to
review and make comments on the phasing plan.
3. North Slouoh Trunk: The original plat showed a 21"trunk line being stubbed
to the east boundary but the revised plat doesn't show the location of this
stub. We need clarification on this extension. Routing and preliminary design
of the sewer needs to be hammered out with the assistance of the Public
Works Department and their consultants.
4. Secondary Access: P8Z and MFD have concems about the proposed 30'
wide pathway lot being used as the secondary access. No crossing of the
Lamp Canal or the McMillan common lot was shown. What is the long-term
re-use plan for these lots? The secondary access does not meet MFD's
separation standards, etc.
5. Desion of the McMillan Road Common Lot: The scale of the plat does not
allow us to analyze the Lemp Canal, sidewalk, right-of--way and other design
issues very well. We'd like to receive an enlargement and cross-section of
this area.
6. Irriaation Ditches: Several ditches are shown on the plat but the treatment of
these ditches is not called-out. Specfically, how will the ditch and gravity
irrigation boxes on the east boundary next to Larkwood Sub be treated and
accessed in the future? Are you relocating the large ditch that crosses the
middle of the project?
7. Traffic Study: Steve Arnold's application cover letter refers to a WGI traffic
study. However, it was not included in the City of Meridian's submittal. We
need to receive a copy.
8. Regional Pathway The 70' wide pathway lots show the future public
pathway terminating at Saguaro Hills Ave. We have concerns about this
pathway not extending to the east boundary and would like to discuss an
alternative alignment of the path.
9. Amenities: The CUP/PD application is unclear about what amenities you are
proposing. We need this clarified.
10. Reduced Frontages: The CUP/PD application did not propose a minimum
frontage distance. We need to know this dimension.
Staff will be prepared to update the Commission on the results of our 1212 meeting
with the applipnt and engineer and provide a better timeframe of expected
recommendations, etc.
Brad
• Page 2
~f ~D'~.
Sherry R. Huber,
318
. ~ v,cc riwiucrn
Dave Givens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail:
November 13, 2003
To: Fanvest, LLC ~, ~ J~ ~~"t ~~
4487 North Dresden Place #102
Garden City, Idaho 83714 n~~y j ti 2~~3
Subject: Saguaro Canyon Subdivision {Jif ,' ~Jt'iV1ei'zd:an.
461-lot single-family residential subdivision t'ii,~,~ {`lerlc C1f't;ce
North side of McMillan Road east of Meridian Road
On November 12, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Development Analyst
Right-of-way & Develi
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Robert and Marlene Rhead
700 East McMillan Road
Meridian, Idaho 83642
Ada County Highway District
Briggs Engineering
1800 West Overland Road
Boise, Idaho 83705
Ada County Highway District
Right-of--Way & Development Department
Planning Review Division
This application requires Commission action due to the size of the development and iYs location in the North
Meridian Area. This item is scheduled to be on the consent agenda on November 12, 2003 at 12:00 noon.
Tech Review for this item was held with the applicant on Friday October 31, 2003. Please refer to the
attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-
phone, 208-387-6393-fax, atunina(a.achd.ada.id.us
File Numbers: Sagauro Canyon Subdivision
Site address: North side of McMillan Road east of Meridian Road
Owner: Robert and Marlene Rhead
700 East McMillan Road
Meridian, Idaho 83642
Applicant: Farwest, LLC
4487 North Dresden Place #102
Garden City, Idaho 83714
Representative: Briggs Engineering
1800 West Overland Road
Boise, Idaho 83705
.Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone and
preliminary plat approval to construct a 461-lot single-family residential subdivision on 140.25-acres. The
site is currently zoned RUT and is proposed to be rezoned to R-4. The site is located on the north side of
McMillan Road approximately one-half of a mile west of Locust Grove Road.
Acreage: 140.25-acres
Current Zoning: RUT
Proposed Zoning: R-4
Buildable Lots: 461-lots
Common Lots: 43-lots
Vicinity Map
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 4,412 additional vehicle trips per day
(20 existing) based on the submitted traffic impact study.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Site Information: The site currently has two existing single-family residential homes.
4. Description of Adjacent Surrounding Area:
a. North: Two 10-acre sites with single family residences and a 22.95-acre site with asingle-
family residence
b. South: Crestwood Subdivision (5-acre sites) and Cobre Basin (Havasu Creek Subdivision)
c. East: 10-acre site with asingle-family residence, a 29.7-acre site with asingle-family
residence and Larkwood Subdivision (2 to 3-acre sites)
d. West: 18.17-acre site with single-family residence and 103.24-acre site with single-family
residence
6. Impacted Roadways -
McMillan Road:
Frontage: 1,314-feet
Functional Street Classification: Minor arterial
Traffic count: West of Locust Grove Road was 3,598 on 6-20-01
Level of Service: Currently better than C
Speed limit: 50 MPH
Meridian Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Locust Grove Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
None
Minor arterial
South of State Highway 20/26 was 2,839 on 1-22-03
Currently better than C
50 MPH
None
Minor arterial
South of State Highway 20/26 was 3,013 on 1-22-03
South of McMillan Road was 4,719 on 6-28-01
Currently better than C
50 MPH
Roadway Improvements Adjacent To and Near the Site
McMillan Road is currently improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the
site.
Cobre Basin (Havasu Creek Subdivision) will construct a 5-foot concrete sidewalk on the south side
of McMillan Road. In addition to sidewalk, this subdivision was required to construct a center turn
lane on McMillan Road for the main entrance.
8. Existing Right-of-Way
McMillan Road currently has a total of 50 to 58-feet of right-of-way (25-feet from centerline).
9. Existing Access to the Site
The site currently has an existing driveway that intersects McMillan Road approximately 425-feet east
of the west property line.
10. Site History
The District has not previously reviewed a development application for this site.
11. Capital Improvements Plan/Five Year Work Program
McMillan Road is not programmed in the District's Five Year Work Program but is scheduled in the
District's Capital Improvements Plan as item #74. McMillan Road is anticipated to be reconstructed in
the year 2018 as a 3-lane roadway with curb, gutter and a detached 5-foot concrete sidewalk.
12. Other Development in Area
Staff has been receiving large amounts of inquiries from developers in the north Meridian area. Many
developers are prepared to plat entire section-miles, and have site plans developed. The preliminary
plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and
city and neighborhood parks.
The following list is a compilation of developments that the District has approved recently within this
identified area:
• On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision). Note: Later denied by City of
Meridian.
• On November 7, 2001 the Commission approved a rezone and annexation application for 370-
acres. The Commission also approved a preliminary plat for 336-lots on 175-acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
• On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot
residential subdivision on 78-acres (Baldwin Park).
• On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot
subdivision on 75-acres (Heritage Commons Subdivision).
• On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
usesubdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
• On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
• On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
• November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site
on 120-acres (Havasu Creek Subdivision).
• On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39-acres (Education Campus Subdivision).
• On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single-
family residential subdivision on 36-acres
• On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot
mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common
lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
• On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single-
family residential subdivision located on 39.92.
• On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use
subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1-
elementaryschool lots located on 38.65-acres.
• On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use
subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots,
2-commercial lots and 1-mini storage lot.
• On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family
residential subdivision located on 10-acres.
• On March 19, 2003; the Commission approved Paramount Subdivision, an 847-lot mixed-use
subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots,
73-townhouse lots, 1multi-family lot (270 apartments), a community center, 1-elementary school
lot, 1-high school lot and 2-church lots on 392-acres.
• On April 23, 2003, the Commission approved Birthstone Creek Subdivision, a 98-lot residential
subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on
34.5-acres.
• On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62-lot residential
subdivision consisting of 32-single-family lots, 30 multi-family lots and 8 common lots on 11.3-
acres.
• On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230-lot mixed us
subdivision consisting of 216 single-family lots and 14-commercial/office lots.
If staff examines each development individually, the roadway system appears adequate, but when
staff begins to add in a second or third large-scale development, the traffic capacities of the
surrounding roadways reach their 2020 planning thresholds.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This application may also be subject to any extraordinary fees that the District
may impose.
B. Findings for Consideration
Traffic Impact Study: A traffic impact study was required with this application due to the size of this
development.
The following are the Conclusions/Recommendations of the submitted Traffic Impact Study for the
Saguaro Canyon Subdivision located in the North Meridian Planning Area:
4
• The proposed Saguaro Canyon development is projected to generate an average daily traffic
count (ADT) of 4,412 vehicles per day (vpd), of which the peak hour traffic (PHT) is projected to
be 466 vehicles per hour (vph).
• At build-out {2013), the daily traffic on Red Horse Way, the entrance to the development, is
estimated to be 3,600 vpd. The COMPASS-planning threshold (Level of Service C) for atwo-lane
collector roadway (non-business district) is 8,500 vehicles per day. Based on these criteria, the
main roadways will operate well under capacity.
The internal streets that are planned for front-on-housing have daily traffic projections less than
ACHD's planning threshold for local streets. Stub streets in the development are anticipated to
carry some of the daily trips to and from Saguaro Canyon when the areas they are stubbed to
develop. By the time the Saguaro Canyon is built out other developments are expected to
connect the stub streets to Meridian Road, Locust Grove Road, Chinden Boulevard and other
access points on McMillan Road.
• A separate eastbound left-turn lane is required on McMillan Road at the site access intersection.
A separate westbound right-turn lane is required for westbound right turns. These requirements
were determined using ACHD's warrant for right-turn and left-turn bays.
• The site access intersection meets the peak hour signal warrant for the build out year of 2013.
The capacity analysis determined that the intersection of Red Horse Way and McMillan Road
operates as a LOS D as a 4-way stop and LOS B as a signal controlled intersection. Any
installation of a signal should be based upon an engineering study and signal warrant analysis
once peak volumes have been reached at the intersection.
Roadways:
Reconstruction of the McMillan Road between Locust Grove Road and Linder Road is
included in the CIP and is cunently scheduled for year 2014-2018. This section of roadway is
scheduled for construction as a three-lane roadway in the CIP.
• The following is the most recent volume counts for the 12 squaze mile area defined as the
North Meridian Planning Area as was used in the traffic study submitted by Washington
Infrastructure Services.
North Meridian Planning Area Roadway Volumes:
Chinden Blvd. W/Ea¢le 21,400 3/03 18.500 3-Lane Princi nal ITD
Chinden Blvd.
E/Meridian
15.300
1/03
15,500 Arterial
2_-Lane Princi
nal
ITD
Chinden Blvd.
E/Linder
14,000
1/03
15,SOD Arterial
2-Lane Princin
al
ITD
Chinden Blvd.
E/1'en Mile
12,700
4/02
15,500 Arterial
2-Lane Princin
al
ITD
Chinden Blvd. E/ Black Cat 12,200 6/02 15,500 2-Lane Princinal
Arterial ITD
Chinden Blvd. E/
McDermott 11,200 4/02 15,500 2-Lane Princinal
Arterial ITD
McMillan Road W/Ea21e 93600 5/03 14,000 2-Lane Minor
Arterial Yes
McMillan Road E/Meridian 33600 6/01 14,000 2-Lane Minor Y
Arterial es
McMillan Road E/Linder 33100 4/02 14,000 2-Lane Minor
Arterial No
McMillan Road E/Ten Mile 13500 7/02 14,000 2-Lane Minor N
Arterial o
McMillan Road E/ Black Cat 13200 7/02 500
9 2-Lane Collector N
3 o
McMillan Road E/ 800 7/02 9_,500 2-Lane Collector No
McDermott
Ustick Road W/Ea21e 10.800 8/03 14,000 2-Lane Minor
Arterial Yes
Ustick Road W/Locust 73100 4/02 14,000 2-Lane Minor Yes
Grove Arterial
Ustick Road W/Meridian 63300 4/02 14,000 2-Lane Minor No
Arterial
Ustick Road W/Linder 63300 4/02 14,000 2-Lane Minor No
Arterial
Ustick Road W/I'en Mile 33600 8/01 14.000 2-Lane Minor No
Arterial
Ustick Road WBlack Cat 23300 12/02 14,000 2-Lane Minor No
Arterial
Locust Grove
Road N/iTstick 53700 6/Ol 14.000 2-Lane Minor
Arterial No
Locust Grove N/McMillan 33000 1/03 14,000 2-Lane Minor No
Road Arterial
Meridian Road N/Ustick 43900 4/02 14,000 2-Lane Minor
Arterial No
Meridian Road N/McMillan 23800 1/03 14,000 2-Lane Minor No
Arterial
Linder Road N/Ustick 53900 4/02 14,000 2-Lane Minor
Arterial No
Linder Road N/McMillan 63300 4/02 14,000 2-Lane Minor
Arterial No
Ten Mile Road N/Ustick 23700 7/02 14,000 2-Lane Minor
Arterial No
Ten Mile Road N/McMillan 23000 7/02 14,000 2-Lane Minor No
Arterial
Black Cat Road N/Ustick 1900 7/02 14,000 2-Lane Minor
Arterial No
Black Cat Road N/M
Mill
c
an 1500 7/02 ]4.000 2-Lane Minor No
McDermott
Road
N/iTstick
400
12/02 Arterial
14,000 2-Lane Section Line
No
-
McDermott NIM
Mill
Road c
an 300 4/02 ]4,000 2-Lane Section Line No
-
* Moct rarpnt tr afflC CO t
un s -rounded to nearest 100 taps
Auxiliary Lanes:
• The need for the auxiliary lanes will be dictated by both the phasing of this development and
also the rate in which build-out occurs. The traffic study predicted that the need for an
eastbound left-turn lane would be warranted as 25% of the build-out volumes. The applicant
may choose to install the left- turn lane either when the project begins construction or when
the warrant is met. The threshold of 25% of build-out, based on 461 residential units, would
occur at the 115"' residential lot. The installation of the left-turn lane may need to be
coordinated with the westbound left-turn lane required with the Havasu Creek Subdivision
located on the south side of McMillan Road. The proposed location of Red Horse Way aligns
with the McMillan access for Havasu Creek.
• The traffic study also predicted that the need for a westbound right-turn lane at approximately
12% of the build-out volumes. The applicant may choose to install the right-turn lane either
when the project is build or when the warrant is met. The threshold of 12% of build-out, based
on 461 residential units, would occur at the 55"' residential lot.
2. Staff Analysis of the Submitted Traffic Impact Study
• The intersections of McMiIIaNLocust Grove and McMillan/Meridian currently are all-way stop
controlled. They both have single lanes at the four approaches. These two intersections were
operating at a LOS B during the PM peak hour when analyzed in the North Meridian Planning
Area traffic study. As was discussed in the October 6"', 2004 joint meeting with the City of
Meridian, these two intersections are scheduled for updated counts when the road closures
are completed and the traffic volumes return to normal conditions. These intersections will
then be analyzed and recommendations will be made if minor improvements are needed to
improve the intersections level of service (LOS). The currently adopted Capital Improvements
Plan (2003) does not include the signalization of these intersections as Impact Fee eligible.
During the updating process to the Capital Improvements Plan (CIP) the cost of signalization
may be added if it meets the established criteria. The signalization also is not scheduled in
the current Five Year Work Program (FYWP). The intersection of McMillan/Locust Grove
currently ranked 29~' out of 85 intersections on the new traffic signal prioritization list. The
intersection of McMiIIaNMeridian currently ranks 47'h out of 85 on the same list.
The traffic study estimated that the site access intersection, McMillan/Red Horse Way, meets
the peak hour signal warrant for the build-out year of 2013. The intersection is also projected
to operate at a LOS D as an all-way stop controlled, which would be acceptable for a minor
arterial roadway. As was mentioned, any installation of a signal should be based upon an
engineering study and signal warrant analysis once the peak hour volumes have been
reached. If not included as impact fee eligible, the subdivisions accessing this intersection
may be required to fund any future traffic signal.
7
3. Executive Summary of the North Meridian Traffic Plan
The proposed 12-square mile study area between US 20!26 and Ustick Road ahd between
McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACRD)
for anticipated development build out. The following are the principal findings and recommendations
of the study:
• The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
• The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
• The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
• At build out, traffic on the arterials is expected to significantly increase.
• All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
• The majority of studyintersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
• Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
• At full build out, the following improvements may be anticipated within the study area:
0 5-lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meridian south of McMillan, and Locust Grove at Ustick.
0 3-lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan, and Locust Grove.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACRD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
3. Right-of-Way
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
8
District policy normally requires developments on minor arterial roadways to dedicate 48-feet of right-
of-way from centerline to provide for a total of 96-feet of right-of-way in the future. Based on the
projections that were determined by the North Meridian Traffic Study, the District has determined that
McMillan Road can function at an acceptable level of service (in the future) as a 3-lane minor arterial.
In addition to functioning adequately, the District's Capital Improvements Plan has McMillan Road
designated as a 3-lane roadway within a total of 70-feet of right-of-way. There is also an existing
canal that is located on the north side of McMillan Road. Based on past action, the District has been
acquiring all of the right-of-way on this segment of McMillan Road from the property on the south side
of McMillan Road to avoid having to relocate the canal. Due to the fact that McMillan Road has been
earmarked as a 3-lane roadway and the District is acquiring all of the right-of-way on McMillan Road
from the south side (Cobre Basin Subdivision aka Havasu Creek Subdivision) staff is recommending
that the District not acquire additional right-of-way on McMillan Road abutting this parcel.
4. Sidewalk
District policy requires the construction of a 5-foot concrete sidewalk on all arterial roadways.
Modificafion of Policy
The applicant is proposing to construct a 10-foot wide asphalt pathway on the north side of the canal,
in lieu of constructing a 5-foot concrete sidewalk. The applicant is proposing to construct the 10-foot
wide asphalt pathway due to the fact that the pathway can provide multiple functions: a pedestrian
path, bicycle path and an irrigation roadway. Staff is supportive the applicant's proposal to construct
a 10-foot wide (minimum) asphalt pathway just north of the canal in lieu of sidewalk.
5. Roadway Offsets
District policy 7204.11.6 states that the optimum spacing for collector intersections along arterial
roadways is 1,700-feet to allow adequate signal spacing. The minimum spacing that is acceptable for
collector intersections along arterials is 1,300-feet.
The applicant is proposing to construct the main entrance, North Red Horse Way to intersect
McMillan Road approximately 515-feet east of the west property line. This roadway is proposed to be
located at the half-mile and is proposed to align with the main entrance to Cobre Basin. This
roadway location meets District policy and should be approved with this application.
All of the internal roadways meet minimum offset requirements and should be approved with this
application.
6. Turn Lanes
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the tum lane to
be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design of the turn lane with District staff.
District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis
contingent upon the posted speed limit. Coordinate the design of the taper with District staff.
Based on the submitted traffic impact study, the applicant should construct an eastbound center turn
lane at the intersection of McMillan Road and North Red Horse Way. This turn lane is required to be
installed at 25% of this projects build-out. The applicant may choose to install the left- turn lane
either when the project is being built or when the warrant is met. The warrant is anticipated to be met
at the final platting of lot 115. The installation of this turn lane may need to be coordinated with the
9
westbound left-turn lane required with the Havasu Creek Subdivision located on the south side of
McMillan Road. Coordinate the design of the turn lane with District staff.
Based on the submitted traffic impact study, the applicant should construct a westbound right turn
lane at the intersection of McMillan Road and North Red Horse Way. This turn lane should be
required to be installed at 12% of this projects build-out. Due to the fact that the canal is located on
the north side of McMillan Road and there is not sufficient right-of-way to construct the westbound
right turn lane, the applicant will not be able to construct the westbound right turn lane.
Street Sections
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section. The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
District policy 7204.4.3 states, "a developer may construct a local urban residential street with a
reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Although
some parking is allowed, the District will further restrict parking on a reduced width street if curves or
other physical feature causes problems, if actual emergency response experience indicates that
emergency vehicles m3Y not be able to provide service, or if other safety concerns arise. The right-
of-way width of a 29-foot street section will be in accordance with Section 7204.4.1.
Parking is allowed on one side of a reduced width street when the following criteria are met:
o Traffic volumes on the street are not forecast to exceed 1,000 vehicle trips per day.
o There must be no possibility that the street will be extended in the near future, or that another
street may be connected to it in a manner that would allow more than 1,000 vehicle trips per
day.
o The developer is required to install "no parking signs" on one side of the street, as specified by
the District."
o Vertical curbs with attached 5-foot minimum wide sidewalks or rolled curbs with 4-foot
minimum wide detached sidewalks and a 5-foot minimum wide planter strips are required.
The applicant is proposing to construct North Red Horse Way as a collector roadway. This street
section includes iwo travel lanes that are separated by a center island with center turn pockets at
each public roadway intersection with vertical curb, gutter and 5-foot meandering concrete sidewalk
within 75-feet of right-of-way. The sidewalk is proposed to extend outside of the proposed right-of-
way. The applicant should provide the District with an easement for any part of the sidewalk that
extends outside of the right-of--way.
The applicant is proposing to construct Ocelot Court (from North Red Horse Way to the west), Red
Hills Avenue (from Joshua Tree Street to West Prickly Pear Court), West Prickly Pear Court, North
Saguaro Hills Place, North Cactus Hills Avenue, North Pinery Canyon Place, North Claret Cup Place,
and North Red Hilis Place (from West Cholla Hills Street to the south) as 29-foot street sections with
curb, gutter and a 5-foot detached sidewalk within 50-feet of right-of-way. This street section meets
District policy and should be approved with this application. Parking will be restricted to one side and
the applicant will be required to provide the District with documentation that shows the review and
approval from the Meridian Fire Department. If the applicant would like to construct the 29-foot street
sections as 33-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way, the
applicant may do so.
10
The applicant is proposing to construct the remaining roadways as 33-foot street sections with curb,
gutter and a 4-foot detached concrete sidewalk within 50-feet of right-of-way. This street section
meets District policy and should be approved with this application.
Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
25 to align or offset a minimum of 105-feet from any existing or proposed driveway.
The applicant is proposing to construct a 20-foot wide residential driveway for lot 4 block 11 that
intersects North Red Horse Way approximately 400-feet north of McMillan Road. This driveway is
proposed to align with West Painted Hill Drive. North Red Horse Way is classified as a collector
roadway by the submitted traffic impact study due to the volumes and functionality of the roadway.
Due to the classification of North Red Horse Way, staff has applied the minimum offset policy that is
utilized for collector roadways with a speed limit of 25 MPH (the anticipated speed limit of this
roadway). The proposed 20-foot wide residential driveway that intersects North Red Horse Way
approximately 400-feet north of McMillan Road, meets District policy and should be approved with
this application.
9. Stub Streets
District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except atemporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surtace
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
The applicant is proposing to construct seven stub streets to the surrounding properties.
The applicant is proposing to construct a stub street to the west property line approximately 1,950-
feet north of McMillan Road. This stub street would serve a 103-acre site in the future. Staff is
supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is
less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at
the terminus of the roadway. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street to the west property line approximately 750-feet
south of the north property line. This stub street would serve an 18-acre site in the future. Staff is
supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is
less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at
the terminus of the roadway. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street to the north property line approximately 110-feet
east of the west property line. This stub street would serve a 10-acre site in the future. Staff is
supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is
less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at
11
the terminus of the roadway. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street to the north property line approximately 900-feet
west of the east property line. This stub street would serve a 10-acre site in the future. Staff is
supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is
less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at
the terminus of the roadway. The applicant should install a sign of the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street to the north property line approximately 113-feet
west of the east property line. This stub street would serve a 22-acre site in the future. Staff is
supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is
less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at
the terminus of the roadway. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street to the east property line approximately 120-feet
south of the north property line. This stub street would serve a 10-acre site in the future. Staff is
supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is
less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at
the terminus of the roadway. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street to the east property line approximately 1,350-fet
north of McMillan Road. This stub street would serve a 2-acre parcel that is already developed. Staff
is not supportive of the location of the proposed stub street due to the fact that the stub street goes to
a 2-acre parcel that has an existing single-family residential home and may not redevelop in the
reasonable future (if it will redevelop at all). Rather than constructing a stub street to the east to a 2-
acre parcel, staff recommends that the applicant construct a stub street to the east property line to
the 29.7-acre site that is located to the east. If the applicant constructs a stub street to this parcel,
the stub street would be less than 150-feet in depth, therefore the applicant would not be required to
construct a temporary turnaround at the terminus of the stub street. The applicant should install a
sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
10. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The' medians should be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area.
The District will consider alternatives to the standard turnaround on a case-by-case basis. The
determination toallow anon-standard turnaround will be based on turning area, drainage,
maintenance considerations and the written approval of the emergency fire service for the area where
the development is located. Minimum design standards shall be met for all non-standard turnarounds.
Submit a design of the turnaround for review and approval by District Development Division staff.
Approval of the staff report does not indicate approval of the non-standard turnaround design.
The applicant is proposing to construct two standard cul-de-sac turnarounds within the subdivision.
The applicant should provide a minimum turning radius of 45-feet.
12
The applicant is proposing to construct four alternative turnarounds with parking located in the center
of the turnarounds. The District does consider alternatives to standard residential turnarounds. Final
approval of this turnaround will be based on the turnaround providing a minimum turning radius of 18-
feet, adequately accommodating for drainage and the applicant providing documentation showing the
review and approval of the non standard turnaround from the Meridian Fire Department. Submit a
design of the turnaround for review and approval by District Development Division staff.
11. Islands/Medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct center islands/medians within the public right-of-way of North
Red Horse Way. The District and the Fire Department require that the applicant provide a minimum
of a 20-foot street section on either side of any proposed center island within the public roadway.
The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot
area.
The applicant is proposing to construct islands (with parking) within four of the proposed turnarounds.
The applicant should provide a minimum of a 29-foot street section on either side of any proposed
center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide
to total a minimum of a 100-square foot area.
12. Other Access
McMillan Road is classified as a minor arterial roadway. The District restricts access to arterial
roadways. Other than the access point that has been specifically approved with this application,
direct lot access to McMillan Road is prohibited. Notes of this restriction shall be placed on the final
plat.
North Red Horse Way is classified as a collector roadway. The District restricts access to collector
roadways. Other than the access point that has been specifically approved with this application,
direct lot access to North Red Horse Way is prohibited. Notes of this restriction shall be placed on
the final plat.
C. Site Specific Conditions of Approval
1. Do NOT dedicate additional right-of-way on McMillan Road abutting this parcel.
2. Construct a 10-foot wide (minimum) asphalt pathway just north of the canal, as proposed.
3. Construct the main entrance, North Red Horse Way, to intersect McMillan Road approximately 515-
feet east of the west property line to align with the main entrance of Cobre Basin Subdivision (aka
Havasu Creek Subdivision), as proposed.
4. Construct an eastbound center turn lane at the intersection of McMillan Road and North Red Horse
Way. Install the left- turn lane either when the project begins construction or when the warrant is met.
The warrant will be met at the final platting of lot 115. Coordinate the design of the turn lane with
District staff.
13
5. Construct North Red Horse Way as a collector roadway with two travel lanes that are separated by a
center island with center turn pockets at each public roadway intersection with vertical curb, gutter
and 5-foot meandering concrete sidewalk within 75-feet of right-of-way, as proposed. Provide the
District with an easement for any part of the sidewalk that extends outside of the right-of-way.
6. Construct Ocelot Court {from North Red Horse Way to the west), Red Hills Avenue (from Joshua Tree
Street to West Prickly Pear Court), West Prickly Pear Court, North Saguaro Hills Place, North Cactus
Hills Avenue, North Pinery Canyon Place, North Claret Cup Place, and North Red Hills Place (from
West Cholla Hills Street to the south) as 29-foot street sections with curb, gutter and a 5-foot
detached sidewalk within 50-feet of right-of-way, as proposed. Parking is restricted to one side and
the applicant is required to provide the District with documentation that showing the review and
approval from the Meridian Fire Department. If the applicant would like to construct the 29-foot
street sections as 33-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way,
the applicant may do so.
7. Construct the remaining roadways as 33-foot street sections with curb, gutter and a 4-foot detached
concrete sidewalk within 50-feet of right-of-way, as proposed.
8. Construct a 20-foot wide residential driveway for lot 4 block 11 that intersects North Red Horse Way
approximately 400-feet north of McMillan Road, as proposed.
9. Construct a stub street to the west property line approximately 1,950-feet north of McMillan Road, as
proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
10. Construct a stub street to the west property line approximately 750-feet south of the north property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
11. Construct a stub street to the north property line approximately 110-feet east of the west property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
12. Construct a stub street to the north property line approximately 900-feet west of the east property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
13. Construct a stub street to the north property line approximately 113-feet west of the east property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
14. Construct a stub street to the east property line approximately 120-feet south of the north property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
15. Construct a stub street to the east property line to the 29.7-acre site located to the east of the subject
property. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
16. Construct two standard cul-de-sac turnarounds within the subdivision, as proposed. Provide a
minimum turning radius of 45-feet.
14
17. Construct four alternative turnarounds with parking located in the center of the turnarounds, as
proposed. Provide a minimum turning radius of 18-feet, adequately accommodate for drainage and
provide the District with documentation showing the review and approval of the non standard
turnaround from the Meridian Fire Department. Submit a design of the turnaround for review and
approval by District Development Division staff.
18. Construct center islands/medians within the public right-of-way of North Red Horse Way, as
proposed. Provide a minimum of a 20-foot street section on either side of any proposed center island
within the public roadway. The medians are required to be constructed a minimum of 4-feet wide to
total a minimum of a 100-square foot area.
19. Construct islands (with parking) within four of the proposed turnarounds, as proposed. Provide a
minimum of a 29-foot street section on either side of any proposed center islands within the
turnarounds. The medians are required to be constructed a minimum of 4-feet wide to total a
minimum of a 100-square foot area.
20. Other than the access point that has been specifically approved with this application, direct lot access
to North Red Horse Way is prohibited. Notes of this restriction shall be placed on the final plat.
21. Other than the access point that has been specifically approved with this application, direct lot access
to McMillan Road is prohibited. Notes of this restriction shall be placed on the final plat.
22. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. 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.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258. (with file numbers) for details.
5. 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.
6. 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.
7. 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.
15
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. 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.
10. 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.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if ail of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. .Request for Reconsideration Guidelines
16
17
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACRD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
18
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This memo is the Larkwood Subdivision Homeowners response to the Conditional Use
Permit for the Saguaro Canyon Estates Subdivision to be presented at the Meridian
Planning and Zoning Commission of the City of Meridian public hearing of December 4,
2003.
Background
The Larkwood subdivision is a rural subdivision with lots ranging from 1.5 to 3 acres:
The homes are well maintained and the subdivision is seen as an attractive and desirable
location. Larkwood and Dunwoody (our sister subdivision located off of Locust Grove
next to the Vienna Woods subdivision) were developed at the same time with the same
covenants and restrictions.
Desired Changes
On Nov. 25, 2003 interested homeowners of the Larkwood Subdivision met to discuss
the impact of the proposed Saguaro Canyon Estates Subdivision on our subdivision.
Those in attendance were Harold and Fem Brammer, Brent and Pam Field, Harold and
Deanna Holloway, Jack and Barbara Nosek, Jeff Papke, Herb and Tonya Smith and Mike
Youngberg. We discussed our desires regarding the development of the new subdivision
and what we felt would be reasonable and justified requests of the developer to lessen the
impact on our properties and their values.
In order to preserve the amenities and real estate values in our subdivision, we are
making the following requests of the developer:
1. There are two lots in our subdivision that due to the location of the road are
extremely shallow. Because of this the homes to be built in the new subdivision
will be much closer than for the rest of us and it is requested that height
restrictions be placed upon those lots of the new subdivision that abut these
Larkwood lots. These two lots are lots 9, 10, 11, and 12 of Block 1 of the
Larkwood Subdivision.
2. We understand the requirement that a 6' high fence be erected around the new
subdivision. It is our desire that for aesthetic and upkeep reasons the fence be of
vinyl construction of white color with an additional 1' lattice on the top of the
fence to soften the view.
3. As previously noted, our subdivision is considered a "sister" subdivision of the
Dunwoody Subdivision located on Locust Grove and adjoining the newer Vienna
Woods Subdivision. During the planning of Vienna Woods special consideration
was given to Dunwoody to soften the impact of the higher density subdivision.
The measures taken were to increase the lot sizes of all Vienna Woods lots which
adjoined the Dunwoody subdivision providing for larger homes and a more
pleasant transition. Because of this precedent we feel that the 'same consideration
be given to the Larkwood subdivision and that all lots of the Saguaro Canyon
subdivision be of similar size using Vienna Woods as an example.
4. We request that all ditches which mn within the irrigation easement on the west
edge of Larkwood be tiled regardless of their meandering across the legal lot
boundaries.
~,E~EIVETI
NOV 2 to 2003
CITY OF MERIDIAN
CITY CLERK nFFI('F
5. We understand that pressurized irrigation will be made available to the lots in the
new subdivision. We request that access be given to each homeowner of lots
adjoining the new subdivision be given access to this water source. The
developer is asked to provide stubs with appropriately size pipe (e.g. 1 % ") and
adequate water volume and water rights to irrigate each of our lots. We
understand also that Settler's Irrigation will be maintaining and managing this
resource once installed and that we should be given the right to connect at the
time best determined by each homeowner according to his or her needs and
desires. Any assessments for these water rights and access would not be charged
until which time the Larkwood Homeowner connects to the pressurized irrigation.
The location of the stub would be arranged with each homeowner to provide the
best solution possible for each of our situations.
We understand that our neighborhood is undergoing change and our desire is to help keep
our current lifestyles to the extent possible whilst not creating an undue burden on the
developer.
Sincerely;
Larkwood Homeowners Association
Cc: Farwest, LLC
~ECEIVE~
,.; ~,' Z ;;, 2~7a)3
CITY OF MERIDIAN
CITY CLERK nFFICF
11/24/2000 12:00 FAX 2088886854 b1ERIDIAN P&Z DEPT. ~ City Clerk
. ~~ ..
1~~ ~ ~~~
Engineers., Inc.
T0: Meridian Planning and Zoaing~Commission
660 E. Watertower, Ste 200
Meridian. ID 83642-2600
DATE: November 21; 2003
RE: Saguaro Canyon Neighborhood Meeting
Commissioners,
I~j o O 1
RF~~~'ETVED
~u"i Z-4 "z~03
Citx Of Meridian
City Clerk Office
A.neighborhood meeing for,the proposed Saguaro Canyon Subdivision was held on November
20, 2003. Approximately 25-30 people were in attendance, and several~issues such,as density,
fencing, piping/tiling of ditches, and infsasuvcture (e.g. roads, fre, schools; sewer etc...) was
discussed over the.cotuse of the two-hour meeting., '"
Attached to this letter is a sign up sheet from the meeting. if you have az~y questions about the
neighborhood meeting prior to the Plaruvl}g and Zoning Hearing on December 4`~ please feel
free to contact me at (208) 887-7760, or via a-mail at davem c(~,pinnacle-engineers.com.
Sincerely,
~`~--
Dave McKinnon
hand Use Planner -
cc: File #0036316
Dean $riggs -Briggs Engineering,
~ustiYllvlartiri =Far West, LLC'
" 1252 W.. EXbCUTIVE DRIVE, S171TE B • BOISE, IDAHO 83713 r (208) 887.7760 • FAX (208) S37-7781
NOU 24 '03 12:18 2099996854 PRGE.01
11/24/200A 12:00 FA% 2088888854
a CStY Clerk
@1002
MERIDIAN PAZ DEPT
NETGI-IBTOOD MEETING
SAGU.~~tO CANYON
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2088886854 PRGE.02
11/21/2000 09:46 FAX 2088888854
Nov 21 03 09:45a Pinnacle
DATE
FROM:
TO:
FIRN~:
ADDRESS:
MERIDIAN P&Z DEPT
Ensincers,!Inc.
+ City Clerk
208-887-7781
i
E~l~~l'"1~'G.~'S, ~ li'1C,
1255E W, 1~ecUliu~ 1)r. SUf~ 6. Saks. Idaho 83713
FAX 'TRANS~VIITTAL
f~j 002
p.l
~E~EIVET)
NOV 2 12003
City Of Meridian,
City Clerk Office
21-Nov-03 ;JOB NO.: C0363I6
Dare McKinnon
Meridian Planning and Zonning Commissioners/Justin
Martin/Dean Briggs
FAX NUMBER SENT TO: 888-6854/ 376-2041 1345-2950
NUMBER OF PAGES (INCLUDING COVER SHI';ET):
RE: Saeusro Canvnn _ na.ni, h..~1.....a .___se__
3
12552 W. EXECUTIVE Dlt. SUITE B, BOISE, IDAI30 83713
CTVlL/STRUCTURAL/PLANAIIPTG/SURVEYIIY(;
PH (208) 887-7760 (208) 887-7781 FAX
NOU 21 '03 10:04 2088886854 PRGE.02
MAYOR
Robert D. Cowie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
-~'"
~:"
CITY OF P-.~ ~-
C~ri~icn~ g
Il IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(206) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Pax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, city clerk, by: November 27, 2003
Transmittal Date: October 20, 2003 Hearing Date: December 4, 2003
File No.: CUP 03-058
Request: CUP for a PD for reduced requirements for frontages, lot size, & min. house size & permission to have
2 cul~Iesac lengths exceed max. length in proposed R-4 zone for proposed Saguaro Canyon Estates Sut
By: Farwest, LLC
Location of Property or Project: north side of East McMillan Road and east of North Meridian Road
David Zaremba, P/Z (No VAR, VAC, FP)
Jeny Centers, P2 17Jo VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z Mo VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
Ity Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP onry)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PPonly)
U.S. West (FP/PP only)
Intermountain Gas (FPiPP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
Ada County Land Records (FP/PP oroy)
Meridian Development Corporation
Historical Preservation Commission
Remarks:
Your
I~,E~EIV~I
OCT 3 1 2003
t;ity Of Iyleridiar.
City Clerk Office
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813
MAYOR
Robert D. Cowie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
,~
--"' -r
~~,,QQ ,,~~'' CITY OF 1+~a`IL
ll IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 4G6-4405
PARKS & RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(208) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: November 27, 2003
Transmittal Date: October 20, 2003 Hearing Date: December 4, 2003
File No.: CUP 03-058
Request: CUP for a PD for reduced requirements for frontages lot size, & min. house size 8 permission to have
2 cul-de-sac lengths exceed max. length in proposed R-0 zone for proposed Saguaro Canyon Estates Sut
By: Farwest, LLC
Location of Property or Project: north side of East McMillan Road and east of North Meridian Road
David Zaremba, P/Z (No vAR, vac, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P2 (No vAR, vac, FP)
Michael Rohm, P2 (No vAR, vac, FP)
Keith Borup, P/Z (No VAR. VAC, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C1C
e McCandless, C/C
ater Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian brig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP oMy)
U.S. West (FPiPP only)
Intermountain Gas (FP/PP Only)
Bureau of Reclamation (FP/PP Doty)
Idaho Transportation Department (No FP)
Ada COUnty (Annexation only)
Ada County Land Records (FP/PP Onty)
Meridian Development Corporation
Historical PreselvationCommission
Remarks: Aln-('r~w~,wl?.VLt
ocT z ~ zoo3 ~
iiC~rL `TEwA ~R, DE~p'~.
33 EAST IDAHO AVENUE • MERID~ IDAHO 83642 • (208) 888-4433
City Clerk OfSce Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813
CIT'
William L,. M. Nary
Cherie McCandless
Keith Bird '
C17Y OF
C~ri~i~-n - r
It IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 466-0405
PARKS &. RECREATION
(208) 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 867-1297
PLANNING & ZONING
(206) 884-5533 • Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments.and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submft your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by:
Transmittal Date: October 20, 2003 Hearing Date: December 4, 2003
File No.: CUP 03-058
Request: CUP for a PD for reduced requirements for frontages lot size & min house size & permission to have
2 cul-desac lengths exceed max. length in proposed R-4 zone for proposed Saguaro Canyon Estates Sut
By:
LLC
Location of Property or Project:
north side of Fist McMillan Road and east of North Meridian Road
David Zaremba, P/Z (Na VAR, vac, FP)
Jerry Centers, P2 (No vAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Michael Rohm, P/Z (No vAR, vac, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Kei h Bird, C/C
ene McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, vnc, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
~tECE
OCT 2 32003
~~Oi Meow
27, 2003
Meridian School District (No FP)
Meridian Post Office (FPiPPonry)
Ada County Highway District
Ada County Development Services
'Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP onry)
U.S. West (FPiPP onry)
Intermountain Gas (FPiPPonty)
Bureau of Reclamation (FP/PP Doty)
Idaho Transportation Department (No FP)
Ada County (Annexation onry)
Ada County Land Records (FP/F'P onry)
Meridian Development Corporation
Remarks:
,a-~~-~~
nn // ~~-
~~l
Presentation Commission
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billine Fax (2081 RR7-ss 1:
CENTRAL
•• DISTRICT
HEALTH
DEPARTMENT
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Return to:
^ Boise
^ Eagle
^ Garden City
Rezone #
Conditional Use # Cr -r ~ ~ 3 -d ~~
Preliminary /Final /Short Plat
meridian
^ Kuna
^ ACZ
^ Star
^ 1. We have No Objections to this Proposal. ~ ~ ~...1-~i.1 ~ ~ ~~ ~~
j`~J'~{ s~, 3 2003
^ 2. We recommend Denial of this Proposal.
a/ity Of Meridian.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment or>QliielOffice
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from original grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After writte approval from appropriate entities are submitted, we can approve this proposal for:
i~ ~ Central sewage ^ community sewage system ^ community water well
^ interim sewage ~'e'entral water
^ individual sewage ^ individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
fff ~~\ Division of vironmental Quality:
I sewage ^ communiy sewage system ^ community water
^ sewage dry lines central water
Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
^ 14. Please see attached stormwater management recommendatations
^ 15.
Date:./~/~
Reviewed By: ~1~~
Review Sheet
coHO smo ipo
11
.2
CfTY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
-'9
CIT' OF
Ci~en~'icn ~~° ~';;
IDAhlO
a~ //%
PAGE 07
LEGA L DEPARTMEM
(208) x069272 • FAX aGC-aa05
PARKS & RECREATION
(208) 998.3579 • Fez 699-5501
PUDLIC WORKS
(208) 89&•5500 • Far. 6S?-1297
BUILDING DEPARTMENT
(2061887-2211 • Pax 887-1297
Cherie McCandless ,~ v "$nl PLANNING & 7.ONING
Keith &rd (208) 8ea•5533 • Fes 6HS-G85a
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY bF MERIDIAN
To insure that your comments and recommendations vtill be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City cleric, by: November 27, 2003
Transmittal Date: October 20, 2003 Hearing Date: December 4, 2003
File No.; CUP 03-058
Request: CUP tot a PD for reduced re ulremerrts for frontages lot size 8 min. house size 8: permission to have
2 culdeaac lengths exceed max. length in proposed R~ zone for proposed Saguaro Canyon Estates Sut
By: Farwest, LLC
Location of Property or Project: north side of East McMillan Road and east of North Meridian Road
David Zaremba, P/Z (No I
Jerry Centers, P2 (Alo v~
Leslie Mathes. P2 (rvo v~
Michael Rohm, P1Z (No u
Keith Borup, P/Z (nro VAF
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerti, C/C
Keith Bird, C/C
Che "e McCandless, C/C
er Department
ewer Department
Sanitary Service (No vAP
Building Department
Fire DepaRmerlt
Police Departmenrt
C+ty Attorney
City Engineer
City Planner
Parks Department
Meridian SCh001 DIStfIGt (No FP)
AR. VAC, FP) Meridian Post Office (FPiPP only)
R vAC FP) Ada County Highway District
R, vAC, FP) Ada County Development Services
4R, VAC. FP) Central District Health
VAC, FP) Nampa Meridian Irtig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP onty)
U.S- West (FP~PP onfyJ
Intermountain Gas (FPmPany)
Bureau of Reclamation !FP/PP onlyl
Idaho Transportation Department (NO FP)
FP)
VAC Atle County (Annexetlon ony)
. Ada County Land Records (FPA'P ony)
Meridian Development Corporation
Historical Preservation Commission
Your Concise Remarks:
5.5.4
R,ECE
N0;) 2 G 2003
City Uf'?~Teridian
City Clerk Office
33 EAST IDAHO AVENUE ' MERIDIAN• IDAHO 83642 • (208) 888-4433
City Clerk ice Fax (20~) 888.42[8 Human Resources Fax (208) 864.8723 Finance & Uuliry Billin8 Fax (208) 887-x813
8885052 SANITARY SERVICES
NDU 26 '03 0850 8885052 PRGE.07
~u>`~" n ' 2E~~3
t;ity OfI<Seridiar
i ~'ity Clerk Office
'12ac~r~a 8c 7~2~~ ~l>atia.~c ~caf~icc~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAx # 208-463-0092
~ November, 2003 ~ Phones: Area Code 208
OFFICE: Nampa 466-7861
,W~illa~-erg SHOP: Nampa 466-0663
City e~f'Merldian
33 East Idaho Ave.
Meridian, ID 83642
C}a~r V~UI:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Conditional WAe Permit for a PD for reduced requirements for frontages,
lot size & min. house Size & permission to have 2 cul-de-sac lengths exceed max. length
in proposed R-4 zone for proposed Saguaro Canyon Estates Subdivision
Thank you,
~~dl~~
-Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg ,
v: Water Superintendent
Briggs Engineering
File -Office/Shop
j
b£
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROTECT RIGHTS - 40,000