PFP-13-001 TWELVE OAKSPlanning Division
ALTERNATIVE COMPLIANCE r Appl i cati o n C heckl i s r
Project nu*"t fgSdy2. Oarc; File #:
Applicant/agent: JLJ, /tte .
All applications are required to contain one copy of the following unless otherwise noted:
Applicant
r{l
Description
Staff
({)
?rcvla*
PVtcdtu
Completed & signed Administrative Review Application
(lf ulso submittittg .t cuturrent dpplictuion !t u prelintinary plut or conditirttnl use pennit, tlw Altentuiye
-Conpliunce rcquest vill
he processed ulong s,ith thu applicntiut. Therefore, ur Adninistnuive Review upplicatiur
1
is rrrl nec(.rs(rn' in rhis cilse; just check the Altentativ Complirutce ho-r 0n Comnrission
,9. Council Reyiew
Applicdtiot urd suhnit the infonnutiut hekn.)
V
Narrative fully describing the proposed request including the following:
feasible
requirements provides an equal or superior means of meeting the intent and purpose
of the regulation
Fee
THIS APPLICATION SHALL NOT BE CONSIDERED COMPLETE UNTIL STAFF HAS RECEIVED ALL
REQUIRED INFARMATION.
33 E. Broadway Avenue, Suite 102 r Meridian, Idaho 83642
Phone: (208) 884-5533 o Facsimile: (208) 888-6854 r Website: www.meridiancity.org
(Rev.02/{)8/2{)12)
d{rry
IAN Planning Division
IDAHOAPPLICATION ADMINISTRATIVE REVIEW
Type of Review Requested (check all that apply)
E Accessorv Use
lp'eltemative Compliance
E Certificate of ZoningCompliance
E Certificate of Zoning Compliance Verification
E Conditional Use Permit Minor Modification
E Design Review
E Private Sreet
D Property Boundary Adjustment
E Time Extension (Director)
E Vacation
tr Other
Applicant Information
STAFF USE ONLY:
File number(s) Auf- rl<r
Project ou
", Tvxlw Do-lcs
Date filed: Date complete:
Assigned Planner: N
Related files: ? F?' E &l
Applicant name:
Applicant'sinterestinproperty:ElownERentEoptionedEother
ownername: li-\E-L.Va ClAfEg , LLC pnone |by - Vll - o o7 Lh a*
owneraddress:11\{ At, Frt*atEt ial fip
dH I Zip: I WZ E-mail:
Agent name (e.g., architect, engineer, developer, representative)
Firm name:
Address:
Phone: Fax:
E-mail:
Primary contact is: '{ Applicant E Owner E Agent E Other
Contact name f\vt4 tra-^,t prro"e)A?'7%-0o7fra*.
Contact address: zip: E-mail:
Zip:
Subject Property Information
Locatior/street address: lXrt< tv. trO ,*ol/zt, ,rl 2t>
Assessor' s parcel number(s) 5 tzr 'l ltrzl o t
Township, range, section: -[, 3N, R.l hJ 5 acreage:
Current land use: Current zoningdistrict: alJA $ CC
33 E. Broadway Avenue, Suite 102 o Meridian, Idaho 83642
Phone: (208) 884-5533 o Facsimile: (208) 888-6854 o Website: www.meridiancity.org
I (02/08/2013)
{tt. /ttt
Applicantaddress: it"'5' tJ. Fuv,ttArot D,> frir/)iir,
fl?/,qZ
Il r,nn TI,/E-/T
Project Description
Project/subdivision name: le)st)a o+lz-=
General description of proposed project/request:
Acres ofeach zone proposed:
Type ofuse proposed (check all that apply):
,ff Residential BCommercial l$Offrce E Industrial n Other
Who will own & maintain the pressurized irrigation system in this development?
Which irrigation district does this properly lie within? r\1
Primary irrigation source: Secondary: Cw
Square footage of landscaped areas to be irrigated (ifprimary or secondary point ofconnection is City water) il)w
Residential Project Summary (if applicable)
Number of residential units: Number of building lots:
Number of common lots: Number of other lots
Proposed number of dwelling units (for multi-family developments only)
I bedroom: 2-3 4 or more bedrooms:
Minimum square footage of structure(s) (excl. garage):
Minimum property size (s.f)
Gross density (DU/acre-total land):
Percentage of open space provided:
Percentage ofqualified open space
E Duplexes E
Non-residential Project Summary (if applicable)
Type ofopen space provided in , landscaping, public, common, etc):
Amenities provided with this (if applicable)
Type of dwelling(s)
Proposed building height:
Average property size (s.f.):
Net density (DU/acre-excluding roads & alleys):
Acreage ofopen space:
(See Chapter 3, Article G, for qualified open space)
; tr Single-family Detached tr Single-family Attached D Townhomes
E Other
Number of building
Gross floor area proposed:
Hours of operation (days and
Percentage ofsite/project devoted to the
Landscaping:
Total number of employees
Total number of provided:
Authorization
Other lots:
,):
w Building height:
Building: Paving:
Number and ages of students/children (if applicable):
Number of compact spaces provided;
Print applicant name:
Applicant signature out", //hol4
Broadway Avenue, Suite 102 . Meridian, Idaho 83642
o Facsimile: (208) 888-6854 o Website: www.meridiancity.org
2
Phone:
Proposed zoning district(s): ai\\fLf CL
'ln1o.
of(rn@J u.l rl&+
DIAN Planning Division
IDAHO PRELIMINARY PLAT r Application Checklist
All applications are required to contain one copy of the following:
Note: Only one copy of the above items need be submitted when submitting multiple applications
Additional Requirements for Preliminary Plat Applications
33 E. Broadway Avenue, Suite 102 o Meridian, Idaho 83642
Phone: (208) 884-5533 e Facsimile: (208)
888-6854 r Website: www.meridiancity.org
(02/08/2013)
Project name: Twelve Oaks Fnrc*f, ff{) -t1-
Applicant/agent: JLJ, lnc.
Applicant
({) Description
Staff
({)
{vApplication - Completed Narrative fully & signed describing Commission the proposed & Council project Review
{-
kgal description of the subject property (Int, Block, and Subdivision name if located in a recorded
v Recorded subdivision OR warranty a metes and dged bounds for the legal subject description property of the property if not in a subdivision.)
./ Affidavit of kgal Interest signed & notarized by the property owner (If owner is a corporarion,
{ submit Scaled a copy vicinity of the map Articles showing of lncorporation the location or other evidence of the subject to show that property the person signing is an authorized agent.)
./ Pre-application meeting notes (All applications that require a public hearing are required to conduct a pre-
application .l Neighborhood meeting meeting with the Planning sign-in Department.sheet (Applicants ) are required to hold a neighborhood meeting to provide
{_ Commitment an opportunity for of public Property review Posting of the proposed form signed project prior by the to the applicant/submittal agent of an application.)
{ Parcel verification letter from Development Services (887-2211)
./
Fee (Please call Planning Department to calculate correct fee.
Applications with
incotect fees will not be accepted.)
Applicant
({) Description
Staff
({)
./-
Include the following additional information in the project narrative:
the ordinance describing the particular provision, the variance requested, and the
reason thereof
v Approval development. of the proposed (e.9.subdivision , larger rear name setback from to the buffer Ada adjoining County Surveyor's properties, office etc.)
./ Preliminary Plat-* I copy (folded to 8 Yz" x I 1" size)
The following items must be included on the preliminarv plat:
{_ o Proposed subdivision name
(Do not use numbers in preliminary plat names.)
{_ a Drafting date
{v- _ o a North Section arrow location and county (situate statement)
{ a Scale (not less than l"=100')
{,
a Name, address and phone number ofowner(s), applicant, and engineer, surveyor or
planner who prepared the preliminary plat
\/ a Proposed site(s) for parks, playgrounds, schools, churches or other public
uses
33 E. Broadway Avenue, Suite 102 o Meridian, Idaho 83642
Phone: (208) 884-5533 o Facsimile: (208) 888-6854
o Website: www.meridiancity.org
{ a Proposed common area lots and./or landscape easements
./
a Streets, street names, rights-of-way and roadway widths, including adjoining streets
or roadways (details on plan)
./ a Proposed and existing lot lines and blocks showing scaled dimensions and numbers
of each
{ a kgend of symbols
N/A a Minimum residential house size (for R-2 and R-4 zones only)
"/
a Contour lines shown at 5' intervals where land slope is greater than lOVo and at2'
intervals where land slope is l07o or less, referenced to an established benchmark,
including location and elevation
N/A
a Any dedications to the public and easements together with a statement of location,
dimensions and purposes of such
{ a Floodplain boundary as determined by FEMA or measures to amend this boundary
N/A a Stub streets to provide access to adiacent undeveloped land or existing roadways
N/A
a Block faces not more than seven hundred fifty feet (750') in length for residential
districts, and five hundred feet (500') in the TN-C & TN-R districts, without an
intersecting, street or alley, except as allowed in UDC 1 1-6C-3F.3
NI /A. a
Cul-de-sac lengths not in excess of450'
{ Reduction of the preliminary plat (8 %" x 11")
./-
Landscape plan -
*I copy (folded to8Yz" x Il"
size)
Planmust have ascale no smallerthan l" = 50'(1"
= 20'isprefened) and be ona standarddrawing
sheet, not to exceed 36" x 48" (24" x 36" is preferred). A plan which cannot be drawn in its entirety
on a single sheet must be drawn with appropriate match lines on fiuo or more sheets.
v The a following Date, scale, items north must arrow, be included and project on the name landscape plan:
./ a Names, addresses, and telephone numbers ofthe developer and the person and/or
firm preparing the plan
./
a Existing natural features such as canals, creeks, drains, ponds, wetlands,
floodplains, high groundwater areas, and rock outcroppings.
./
a Location, size, and species of all existing trees on site with trunks 4 inches or
greater in diameter, measured 6 inches above the ground. Indicate whether the tree
will be retained or removed.
./ a A statement of how existing healthy trees proposed to be retained will be protected
from damage during construction
./
a Existing buildings, structures, planting areas, light poles, power poles, walls,
fences, berms, parking and loading areas, vehicular drives, trash areas, sidewalks,
pathways, stormwater detention areas, signs, street furniture, and other man-made
elements.
./ a Existing and proposed contours for all areas steeper than20Vo slope. Berms shall
.l_ a be Sight shown Triangles with one-as defined foot contours.in I 1-3A-5 ofthis ordinance.
{- a Proposed landscaping
{ a Proposed screening structures
./_
a Calculations of project components to demonstrate compliance with the
requirements of this ordinance, including:
> )trees Width Residential of street subdivision buffers, lineal trees feet of street frontage, and number of street
IDIAN Planning Division
ALTERNATIVE COMPLIANCE r Appl i cati on C heck I i st
Project nu^", 1iileJvr. Oclls File #:
Applica4tlagent: JLJ, lnA ^
All applications are required to contain one copy of the following unless otherwise noted:
Applicant
r{t
Description
Staff
({)
?rpvfuis
?yTtcittt
Completed & signed Administrative Review Application
(l[ ulso suhutittittg d c(iltcurrenl ctpplicution lor
a preliminury plut or conditirttul use pennit, the Altenrutiye
-Contpliance
requesl will he processctl ttlong with thut applicuitn. Therefitre, un Adninistrutiye Revietv applicotiort
' is not ilecessun,
iil this cuse; just check tlt Altemative Compliutce bo.r on Conurissktn &. Council Reyiety
4il!eS!j!!t .t!144!b!1it rhe in oq11141!1tt1 Qg!y4y.)
V
Nanative fully describing the proposed request including the following:
feasible
requirements provides an equal or superior means of meeting the intent and purpose
of the regulation
Fee
THIS APPLICATION SHALL NOT BE CONSIDERED COMPLETE UNTIL STAFF HAS RECEIVED ALL
RESUIRED INFORMATION.
33 E. Broadway Avenue, Suite 102 o Meridian, Idaho 83642
Phone: (208) 884-5533 r Facsimile: (208) 888-6854 r Website: www.meridiancity.org
(Rev. O2/08/2012)
Supplementary information at the discretion of the Director or City Engineer may be required to sfficiently detail
the proposed development within any special development area, including but not limited to hillside, planned unit
development, floodplain, cemetery, manufactured home parks, and/or hazardous or unique areas ofdevelopment.
*Once an application is accepted, staff will contact you to let
you know how many additional copies of plans are
required. All plans are required to be folded to 8 /2" x I l " size.
APPLICATION WILL NOT BE ACCEPTED UNLESS ALL APPLICABLE ITEMS ON THE CHECKUST ARE
SUBMITTED, THIS APPLICATION SHALL NOT BE CONSIDERED COMPLETE (NOR WILL A PUBLIC
HEARING BE SET) UNTIL STAFF HAS RECEIVED ALL REQUIRED INFORMATION.
33 E. Broadway Avenue, Suite 102 o Meridian, Idaho 83642
Phone: (208) 884-5533 r Facsimile:
(208) 888-6854 o Website: www.meridiancity.org
N/A
Written conlrmation that a traffic impact study is not required and/or has been submitted for
review to ACHD. Please contact Mindy Wallace at 387-6178 or Christy Little at 387-6144
for more information.
N/A Submit two (2) sets of conceptual engineering plans
v N/A Electronic Conceptual Submittal elevations of (Separate proposed disks structures, required) including building materials
N/A
(l) Disk with electronic version of the conceptual engineering plans in a format
that complies with the Specifications for Project Drawings found at:
http://www.meridiancity.ors/public works/autocad standards/index.asp M7\
./
( 1) Electronic version of the preliminary plat & landscape plan in pdf format submitted
on a disk with the files named with project name & plan type (i.e. preliminary plat,
landscape plan, etc.). We encourage you to also submit at least one color version for
presentation purposes.
IAN Planning Division
I DAHO FINAL PLAT I Application Checklist
Project name: Twelve Oaks File #:
Applicant/agent: JLJ,lnc.
All applications are required to contain one copy of the following
Note: Only one copy of the above items need be submitted when submitting multiple applications
Additional Requirements for Final Plat Applications:
33 E. Broadway Avenue, Suite 102 o Meridian, Idaho 83642
Phone: (208) 884-5533 r Facsimile:
(208) 888-6854 o Website: www.meridiancity.org
(02/08nu3)
Applicant (i) Description
Staff
({)
Y- Completed & signed Commission & Council Review Application
{ .l Narrative kgal description fully describing of the subject the proposed property project (Lot, Block, and Subdivision name if located in a recorded
{ Recorded subdivision OR warranty a metes and deed bounds for the legal subject description property of the property if not in a subdivision.)
./ Affidavit of Legal Interest signed & notarized by the property owner (If owner is a corporation,
.l submit Scaled a copy vicinity of the map Articles showing of Incorporation the location or other of evidence the subject to show that property the person (If signing this is a is
phased an authorized development, agent.)
show this phase in relation to previously approved phases.)
{ Parcel verihcation letter from Development Services (887-2211)
./
Fee (Please call Planning Department to calculate correct fee.
Applications with
incorrect fees will not be accepted.)
Applicant
({) Description
Staff
({)
./
Include the following additional information in the project narrative:
requirements or conditions thereof. If not in conformance, describe the proposed
changes and why they are needed.*
surveying practices and local standards.
agreement recorded instrument number (if applicable)
*
Combo Copy of the approved preliminary plat (8 72" x 1 1")
N/A Copy of the "final" Ada County Street Name Evaluation Letter
N/A Detail of any proposed amenities (tot lot play equipment, etc.)
{ Submit lot closure sheet for plat
N/A
Submit two (2) sets of final engineering construction drawings for streets, water, sewer,
sidewalks, irrigation and other public improvements with two (2) copies of the final plat
attached to Public Works Department for approval (20s-898-5500). These drawings must be
stamped and signed by a registered engineer/surveyor in the State ofldaho.
N/A
Storm drainage calculations must be submitted for pgv4ls drives and parking areas within
subdivisions.
N/A
Applicant's engineer is 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.
N/A
Submit cross section (civil plan drawing) of private street to planning
department (if
applicable).
33 E. Broadway Avenue, Suite 102 o Meridian, Idaho 83642
Phone: (208) 884-5533 r Facsimile:
(208) 888-6854 o Website: www.meridiancity.org
./
Final Plat-13 copies (not including copies for P.W. above), dimensions of 18" x 27" per
Idaho Code (folded to 8 Vz" x ll" size)
The following items must be included on the final plat:
{ .namet o o Approved Year of platting plat
{ o Section location and county
(situate statement)
J_ a North arrow
{ a Scale of plat (not smaller than l"=100')
a Streets and alleys with widths and bearings
{_ a Street names
{- . Consecutive numbering ofall lots in
each block, and each block numbered
{ a Each and all lengths of the boundaries of each lot including curve and/or line table
./- a Exterior boundaries shown by distance and bearing (heavier lines than streets and lots)
including curve and/or line table
{ a Description of survey monuments
./-
a Initial point and tie to at least two public land survey corners or, in lieu thereof, to
two monuments recognized by the City Engineer or County Engineer or surveyor.
{_ o Common area lots and/or landscape easements
Y. a Existing and proposed easements (show graphically
on the plat)
v_ a Pertinent notes for easements, restrictions, dedications, etc.
{ a Basis of bearings
u-symbols vaddress u { a a a a Land Land Legend Adjacent Surveyor Surveyor of platted business signed subdivision seal name names and
{- Reduction of the final plat (8 t/2"
v Signature sheet ofthe hnal plat (4 x copies) 11")
"/-
Landscape plan -
3 copies (folded to 8 Yz" x I 1" size)
NOTE: Internal (parking lot) landscaping will not be reviewed with the final plat for commercial
developments unless a separate CZC application is submitted concurrently.
Planmusthaveascalenosmallerthanl"=50'(1"=20'ispreferred)andbeonastandarddrawing
sheet, not to exceed 36" x 48" (24" x j6" is preferred). A plan which cannot be drawn in its entirety
on a single sheet must be drawn with appropriate match lines on two or more sheets.
The following items must be included on the landscape plan:
{ a Date, scale, north arrow, and proiect name
./ a Names, addresses, and telephone numbers ofthe developer and the person and/or
firm preparing the plan
./ a Stamp/signature of a landscape architect, landscape designer, or qualified
nurseryman preparing the plan.
./ Existing natural features such as canals, creeks, drains, ponds, wetlands,
floodplains, high groundwater areas, and rock outcroppings.
./
Location, size, and species of all existing trees on site with trunks 4 inches or
greater in diameter, measured 6 inches above the ground. Indicate whether the tree
will be retained or removed.
./ A statement of how existing healthy trees proposed to be retained will be protected
from damage during construction
./
a Existing buildings, structures, planting areas, light poles, power poles, walls,
fences, berms, parking and loading areas, vehicular drives, trash areas, sidewalks,
pathways, stormwater detention areas, signs, street furniture, and other man-made
elements.
./ Existing and proposed contours for all areas steeper than207o slope. Berms shall
be shown with one-foot contours.
\-/
If the number of buildable lots has increased or there has been an overall reduction in the amount of open space, the
final plat shall be determined not to be in substantial compliance with the preliminary plat. If the Director
determines that there is substantial difference in the final plat than that which
was approved as a preliminary plat
or conditions that have not been met, the Director may require that a new preliminary plat be submitted to the
Commis sion (U DC I I -68 -3 C2 b
).
APPUCATION WILL NOT BE ACCEPTED UNLESS ALL APPLICABLE ITEMS ON THE CHECKLIST ARE
SUBMITTED.
33 E. Broadway Avenue, Suite 102 o Meridian, Idaho 83642
Phone: (208) 884-5533 o Facsimile:
(208) 888-6854 o Website: www.meridiancity.org
{ a Site Triangles as defined in I l-3A-3 of this ordinance.
./
Location and labels for all proposed plants, including trees, shrubs, and
groundcovers. Scale shown for plant materials shall reflect approximate mature
size.
a
./
a A plant list that shows the plant symbol, quantity, botanical name, common name,
minimum planting size and container, tree class (I, II, or Itr), and comments (for
spacing, staking, and installation as appropriate).
J a Planting and installation details as necessary to ensure conformance with all
required standards.
{ a Location and drawing/detail of all proposed fencing
./
a Calculations of project components to demonstrate compliance with the
requirements of this ordinance, including:
> )trees Width Residential of street subdivision buffers, lineal trees feet of street frontage, and number of street
) Acreage dedicated for common open space
) Number of trees provided on common lot(s)
) Mitigation for removal of existing trees
{ Reduction of the landscape plan (8 Vz" x I l")
./
Electronic version ofthe approved preliminary plat, final plat, & landscape plan in pdf
format on a disk with the files named with project name & plan type (i.e. approved
preliminary plat, final plat, landscape plan, amenities, etc.). We encourage you to submit at
least one color version for presentation purposes.
E IDIAN
Mayor Tammy de Weerd
City Council Members:
Keith Bird
Brad Hoaglun
Charles Rountree
David Zaremba
November 27,2013
Mr. Jim Jewett
JLJ, Inc.
1735 W. Franklin Road, Ste. 145
Meridian, ID 83642
RE: Twelve Oaks (ALT-13-024)
Dear Mr. Jewett
This letter is to confirm the Director approved your request for alternative compliance to Unified
Development Code (UDC) 11-3B-7C.3b for the subject property based on the required findings
listed in UDC i 1-5B-5E as follows:
1. Strict adherence or application of the requirements are not feasible; or
The Director finds that ACHD's requirementfor a
50 foot clear distance between
trees and stop signs within the street buffer reduces the area in which trees may be
planted making strict adherence to the code notfeasible.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Directorfinds the applicant's proposal to plant twelve (12) 4-inch caliper trees
instead of the requiredfourteen (14) 2-inch caliper trees provides and equal means
for meeting the requirement.
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of surrounding properties.
The Director finds the alternative means of complying wtth the requirement will not
be materially detrimental to the public welfare or impair the intended uses and
character of surrounding properties and will actually improve public safety by
allowing a greater clear distance between stop signs and trees.
The applicant, Director, or aparty of record may request City Council review of a decision of the
Director. All requests for review shall be f,rled in writing with the Planning Division of the
Community Development Department on or before December 13,2013, within fifteen (15) days
after the written decision is issued, and contain the information listed in UDC 11-5A-68.
Community Development Department - Planning Division . 33 E. Broadway
Avenue, Meridian, lD 83642
Phone 208-884-5533 Fax 208-888-6854 wvwv.meridiancity.org
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
Thank you for contributing to the success of Meridian. Please help us serve you better in the
future. Visit our web-site at www.meridiancity.org/Plannind to fill out a comment card and give
us feedback on how we are doing.
Sincerely,
Justin AI
JL:sw
Community Development Department - Planning Division . 33 E. Broadway Avenue,
lVleridian, lD 83642
Phone 208-884-5533 Fax 208-888-6854 www.meridiancity.org
\
THE LAND GROUP, INC.
November 25,2013
Sonya Watters
City of Meridian
33 E Broadway Ave., suite 102
Meridian, ldaho 83642
Re: Twelve Oaks - Meridian ldaho
Alternative Compliance Narrative
Dear Sonya:
We are asking for review and approval of an alternative compliance request for landscape along the
frontage of Franklin Rd. Code 11-38-7 C.3.b. calls for a minimum density of l tree per 35 linear feet. When
removing drive entrances, our calculations show a requirement for L4 trees and we are proposing L2.
One obstacle for the L tree per 35'frontage requirement that may need consideration, for this and future
projects, is the new ACHD requirement to have 50'clear distance between trees and stop signs. This
'chews up'quite a bit of frontage when you have multiple entrances/exits with stop signs.
Our alternate method of compliance will be to provide 3" caliper Oak Trees instead of 2" caliper. This will
beanetincreaseof 8caliperinches(L2treesat3"=36",'J-4treesat2"=28".36"-28"=8"over). The
spacing shown on the attached plan is 39' instead of the 35' required. This will allow for more full mature
growth for this 50' wide tree (at maturity), and will help maintain a theme for 'Twelve Oaks'.
Thank you for your consideration.
Sin
Phil Hull, RLA
Principa I
The Land Group, lnc.
E nclosu re: Alternative Complia nce Checklist
Plan sheet 11.00
,
Site Planning . Landscape Architecture
o Civil Engineering . GolfCourse ltigation & Engineering
. Graphic Communication o
Sumeying
462 E. Shore Drive, Ste. t00, Eagle, Idaho 83616 . P 208.939.4041 F 208.939 4445 o www thelandgroupinc com
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Item #78: Twelve Oaks Subdivision (PFP.13.001)
Application(s):
> Preliminary/FinalPlat(combined)
Size of property, existing zoning, and location: This site consists of 9.43 acres of land, is currently zoned TN-R &
C-C, and is located at 1845 W. Franklin Road.
History: This property was annexed in 2005 w/a DA. A CUP for a mixed use development & a preliminary plat was
also approved but has since expired.
Summary of Request: The proposed preliminary/final plat consists of 2 building lots on 9.43 acres of land in the C-C
and TN-R zoning districts. The plat wrll subdivide one parcel into two lots and will divide the majority of the
commercial property from the residential property.
After recordation of the subject final plat, the applicant intends to submit a shorl plat application to re-subdivide Lot 1
into four lots for commercial pad sites; and eventually submrt a new preliminary plat to re-subdivide Lot 2 for the
development of a residential care facihg, an apartment conplex, and singlelamily residential lots.
Commission Recommendation: Approval w/conditions in Exhibit B
Summary i. ln favor: of Commission Carl Porter Public Hearing:
ii. ln opposition: None
iii. Commenting: None
iv. Written testimony: None
Key lssue(s) of Discussion by Commission: None
Key Commission Change(s) to Staff Recommendation: None
Outstanding lssue(s) for City Council: The applicant is requesting removal of condition 1.1.6 related to the
covering of the Vaughan lateral. The applicant proposes to cover the Vaughan lateral with the future subdivision of
Lot 2 Block 1. Staff is amenable to the applicant's request but rather than striking the condition completely staff
recommends modifying the condition to read:
1,1.6 The piping of the Vaughn Lateral shall occur with the re-subdivision of Lot 2, Block 1. No building permits will
be issued for Lot 2, Block I prior to the lot being re-subdivided and the lateral being piped in accordance with UDC
1'1-3A-6.
Wriften Testimony since the Commission Hearing: Jim Jewett
Notes:
6o^A ottJ, Euttfi
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Item #7B: Twelve Oaks Subdivision (PFP-13-00,l)
Application(s):
F Preliminary/FinalPlat(combined)
Size of property, existing zoning, and location: This site consists of 9.43 acres of land, is currently zoned TN-R &
C-C, and is located at 1845 W. Franklin Road.
History: This property was annexed in 2005 w/a DA. A CUP for a mixed use development & a preliminary plat was
also approved but has since expired.
Summary of Request: The proposed preliminary/final plat consists of 2 building lots on 9.43 acres of land in the C-C
and TN-R zoning districts. The plat will subdivide one parcel into two lots and will divide the majority of the
commercial property from the residential property.
After recordation of the subject final plat, the applicant intends to submit a short plat application to re-subdivide Lot
1
into four lots for comnercial pad sftes; and eventually subml a new preliminary plat to re-subdivide Lot 2 for the
developnent of a residential care facility, an apatlment complex, and singlelamily residential lob.
Commission Recommendation: Approval w/conditions in Exhibit B
Summary i. ln favor: of Commission Carl Porter Public Hearing:
ii. ln opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Justin Lucas
vi. Other staff commenting on application: None
Key lssue(s) of Discussion by Commission: None
Key Commission Change(s) to Statf Recommendation: None
Outstanding lssue(s) for City Council: None
Wriften Testimony since the Commission Hearing: None
Notes:
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Changes to Agenda:
. ltems ll4E, F: T}l Creek - Applicant requested continuance to November 21, 20,l3
Item #4A: Victory South Annexation 142.13.0121
Application(s): Annexation
Size of property, existing zoning, and location: This site consists of 310,08 acres of land, is currently zoned RUT,
R1, R4 and R6 zoning districts in Ada County, and is generally located south of W. Victory Road, east of S. Linder
Road and west of S. Meridian Road.
Adjacent Land Use & Zoning:
No(h: Bear Creek and Strada Bellissima Subdivisions, zoned R-4 (City)
East: Future phases of the Cavanaugh Subdivision, zoned R-8 (City)
South: County residences and agricultural land, zoned RUT (Ada County)
West: County residences and agricultural land, zoned RUT (Ada County)
History: The Kentucky Ridge Estates Subdivision and the Meridian Heights Subdivision were approved through the
County. The Tewalt, Hansen and portions ofthe Centers properties were previously
considered for development,
These prolects were withdrawn by the applicant prior to Council action.
Summary of Request: The City of Meridian is proposing to annex 310.20 acres of land adjacent to the existing City
corporate boundaries and within Meridian's Area of City lmpact (AOCI). The proposed annexation is comprised of the
lots in the Meridian Heights Subdivision, the lots in the Kentucky Ridge Estates Subdivision, lands owned by the
i/eridian Heights Sewer and Water District, and multiple other parcels owned by Hansen, Tewalt and Centen.
The proposed zoning designations for the area are R4 and R-8 which are consistent with the Future Land Use Map
designations, The proposed zoning designations are based on the Comprehensive Plan Future Land Use Map
designations, the cunent densities and lots sizes within the existing subdivisions, zoning of other properties in the
area, and probable suitable future uses and densitres.
The proposed annexation is subject to the State of ldaho's rules and requirements of a Category B annexation; the
subject lands contain more than one hundred separate private ownerships and platted lots where landowners owning
more than fifty percent ofthe area have consented to the sub,ect annexation. Category B annexations require the
City to prepare an Annexation PIan which includes, at a minimum, the following elements:
(A) The manner of providing tax-supported municipal services to the lands proposed
to be annexed;
(B) The changes in taxation and other costs, using examples, which would result if the subject lands wee to be
annexed;
(C) The means of providing fee-supported municipal services, if any, to the lands proposed to be annexed;
(D) A brief analysis of the potential effects of annexation upon other units of local govemment which cunently
provide tax-supported or fee-suppo(ed services to the lands proposed to be annexed; and
(E) The proposed future land use plan and zoning designation or designations, subject to public
hearing, for the
lands proposed to be annexed.
The City prepared an annexation plan as required under State Statute that
provides information to property owneB,
current and potentially future residents ofthe City of Meridian, and other interested parties about anticipated changes
in taxes, fees, zoning, and services should the subject properties be annexed into the City.
The main purpose of the annexation is to assist the Meridian Heights and Sewer District in the logical extension of
City utilities due to a public safety concems with the existing private systems. There is an executed three-party
agreement that outlines the roles, responsibilities and timing of utility extension in this area. The existing residences
within the two (2) County subdivisions will connect to the City of Meridian's water and sewer systems. The remaining
properties being annexed (Hansen, Tewalt, Centec and the Meridian Heights Water & Sewer District properties) are
undeveloped or underdeveloped and will be reviewed with future development applications. ln the interim, owners of
the vacant or underdeveloped properties have agreed to not develop the property until such time as the property
owners and the City execute a Development Agreement. The Annexation Ordinance will contain a provision
prohibiting any development approvals on the Hansen, Tewalt and Centers properties until such time as the
property
owne(s) and the City execute a Development Agreement.
There are likely uses and structures within the proposed annexation area that do not comply with cunent Meridian
code. Code enforcement officers have patrolled the proposed developments and noted over 75 properties with
code
violations. The primary City violations noted on the properties consisted of the following:
1) Accessory structures (e.9. - sheds)
in the front and or side setbacks;
2) lnoperable and/or unregister vehicles;
3) Recreational vehicles pa*ed on driveways and;
4) Fencing in disrepair.
Any existing structure or activity that is being conducted on properties within the proposed annexation area that is
legal under Ada County code will be "grandfathered", if not outright allowed, under City code as an existing non-
conforming use or non-conforming structure provided there is not a life/safety hazard. Upon annexation, all existing
non-conforming uses and/or structures will need to be documented to form a baseline on what violations are
grandfathered so code enforcement can address any new violations that may come up in the future.
Post annexation all proposed building additions, expansions, subdivision and the establishment of new uses will
require application to the City's Community Development Department.
Comprehensive Plan FLUM Designation: LDR and MDR
Writlen Testimony: None
Staff Recommendation: Approval
Notes
Item tl4B: Raisin Angels Rezone (RZ-i3-0,l2)
Application(s): Rezone
Size of property, existing zoning, and location: This site consists of 1.54 acres of land, is cunently zoned l-1, and
is located at 1771 E. Pine Avenue.
Adlacent Land Use & Zoning: This property is sunounded by industrial and residential property (across
Pine),
zoned l-L and RUT in Ada County; vacant and developed commercial properties, zoned C-G and L-O (to the east)
and industrial properties (to the west and south), zoned l-1.
History: ln 2004, the property received combined preliminary/final plat (PFP-04-008) approval to develop a four (4)
lot industrial subdivision on approximately 8.02 acres.
Summary of Request: The applicant has applied to rezone (RZ) '1.54
acres from the lL (Light lndustrial) zoning
district to the L-O (Limited Office) zoning district for the purpose of developing the parcel with a daycare center. ln the
l-L zone, daycare centeB are listed as an accessory use in the l-L district. lf the rezone is approved, the future
daycare center would be classified as a principally permitted use in the proposed L-O zoning district; subject to the
speciflc use standards listed in UDC 11-4-3-9 for daycare facilities.
Typically L-O zoning is not recommended within "lndustrial" designated areas on the FLUM. However, in reviewing
the sunounding land use designations, this property is situated adjacent to propefi (east) designated '
Mixed-use
Community" on the FLUM which encourages a mix of uses and zoning designations including L-O. Staff remgnizes
that FLUM designations are not parcel specific and sees merit in'floating'the adjacent Mixed-use Community
designation to cover this property which would support the applicants request for L-O zoning.
As part of the rezone application submittal, the applicant provided a conceptual site
plan, landscape plan and building
elevations. Staff has provided a cursory review of the submitted concept plans and finds the plans to be
in general
compliance with the UDC. However, the future use of the property will not be established until the property obtains
CZC and DES from the Planning Division,
Comprehensive Plan FLUM Designation: lndustrial
Written Testimony: None
Staff Recommendation: Approval without the requirement for a development agreement.
Notes:
Item ll4C & D: Creekstone Subdivision (A2.13.013; PP-i3.029)
Application(s):
! Annexation and Preliminary Plat
Size of property, existing zoning, and location: This site consists of 6.92 acres of land, is cunently zoned RUT,
and is located on the north side of W. Pine Avenue, midway between N. Ten Mile Road and N. Black Cat Road.
Adjacent Land Use & Zoning:
North: Fuller Park, zoned R-4
East: County residence, zoned RUT (Ada County)
South: Chesterlield Subdivision N0.2, zoned R-8
West: CasUebrook Subdivision, zoned R-8
Summary of Request: The applicant submitted a request for annexation of 6.92 acres with an R-8 zoning consistent
with the MDR FLUM designation for the site. A preliminary plat is also proposed
consisting of 32 building lots & 6
common/other lots. The gross density of the proposed subdivision is 4.62 dwelling units per
acre consistent with the
desired density in MDR areas of 3 to 8 dwelling units to the acre. Since this is a low impact development and should
develop in similar fashion as the sunounding subdivisions, staff is not recommending a development agreement with
the annexation of the property.
Lot sizes range between 5,000 and 9,255 square feet however consistent with the lot sizes in the R-B district.
However, four (4) do not meet the frontage of 30 feet adjacent to the cul-de-sac. With the submittal of a final plat, the
lots must meet the dimensional standards of the UDC.
Access to this development is proposed from W. Pine Avenue via N. Clearstream Way. An existing stub street (W.
Dover Drive) is provided along the west boundary of the subdivision and will be extended with the development of the
site. The applicant will also be required to construct a portion of W. Pine Avenue along the south boundary of the
subdivision which will stub at the west boundary; eventually connecting to N. Ten Mile Road.
A total of '1.01
acres (0114.06%) of open space is proposed with the plat,
consisting of linear open space along Ten
mile creek, Pine Avenue street buffer and a micro-path lot. The proposed amenity is an integrated pathway system
that connects with the pathway system developed with the Castlebrook Subdivision to the west. The poposed
subdivision complies with the open space and site amenity requirements in the UDC.
Conceptual building elevations were submifted by the applicant. These elevations depict a variety of styles and
building materials consistent with existing homes in Castlebook Subdivision to the west and Chesterfield Subdivision
to the south.
Comprehensive Plan FLUM Designation: MDR
Written Testimony: Dave Yorgason, Applicant's representative (response to the staff report - in agreement)
Staff Recommendation: Approval dconditions,
Notes:
Item t4H: UDC Text Amendment (ZOA 13-003)
Application(s):
> Text amendment to the Unified Development Code
Size of property, existing zonlng, and location: City Wide
Adjacent Land Use & Zoning: N/A
History: City staff periodically brings UDC TextAmendmenb foMard to the t Planning and Zoing Commission for
review and remmmendation to the City Council.
Summary of Request: The Planning Division of the Community Development Department has applied for a Zoning
Ordinance Amendment (ZOA) to amend the text of certain sections of the Unilied Development Code (UDC)
pertaining to fencing adiacent to pathways & open space; common driveways; inigation easements; off-street
parking; home occupations; definitions for vehicles; vehicle sales or rental landscaping; public hearing notice signs;
allowed uses in the lndustrial districts and other miscellaneous clean-up items.
Wdtten Testimony: Bmd Miller, Van Auker Companies; Mike Wardle, Brighton Corp.
Staff Recommendation: Approval w/ modifications based on public comment.
Notes:
PARTIES: 1
2
3
FIRST ADDENDUM TO DEVELOPMENT AGRI,EMENT
City of Meridian
Twelve Oakes, LLC, Owner
JLJ, Inc., Developer
THIS FIRST ADDENDUM TO DEVELOPMENT AGREEMENT is dated lhis lD
day ot a€p+<nn bey , 2013, ('FIRST n DDENDL 4), by and berween City of ttt".idiar\
a municipal corporation of the State of Idaho C'CITY), whose address is 33 E.
Broadway
Avenue, Mcridiarq Idaho 83642 and rwelve oakes, LLC, an Idaho limited liability company
whose address is 1735 w. Franklin Road, Suite 145, Meridiarq Idaho 83642, hercinafter called
OWNER and JIJ, Inc., whose address is 1735 W. Franklin Road, Suite 145, Meridian, Idaho
83642, hereinafter called DEVELOPER.
RECITALS
A. City and FORMER OWNER entered into that certain Development
Agreement that was recorded on November 16,2006 in the real property records ofAda county
as lnstrument No. 106180812 C'DEVELOPMENT AGREEMENT')
as well as an Addendum to
the Development Agreement recorded on July 17, 2013 as Instrument No. 1l30g00gl on the
parcel of property as described in Exhibit A. This First Addendum replaces that First Addendum
which failed to contain languago as approved by city council, resulting in a scribner's error
B. City and OWNER and/or DEVELOpER now desire to amend the
Development Agreemen! which terms have been approved by the Meridian city council in
accordance with Idaho Code Section 67 -6511 .
NO% THEREFORE, in consideration of tlre covenants and condifions set forth
herein, the parlies agree as follows:
1. OWNER and/or DEVELOPER shall be bound by the terms of the Development
Agreement, except as specifically amended to modifu/add the following:
4. USES PERJ}iITTED BY THIS AGREEMENT:
4.1 The uses allowed pursuant to this Agreement are only those uses allowed under
"City's" Zoning Ordinance codified as Moridian City Unified Development
Code.
Application Jbr a CertiJicate of Zoning Compliance sholl
be submified to the
City of Meridian prior to future
development in the C-C ond TN-R zones, and
Twelve Oaks (fka Hark's Canyon Creek Subdivision) - MDA-13-008 page I
iStfr,rrflJetffirl,chirErolrerD.Rrcr
Arrr0uilT .00 0
flE[HLy:8,"1i!&,r iltilililililtflililililililIlt
Mofidhn Clty l l3lB3SlS
the pertinent provisions of the City of Meridian Comprehensive Plnn are
applicable to the MDA-I3-008 applicatiott
4.2 No change in the uses spccified in this Agreement shall be allowed without
modification of this Agreement.
5. DEVELOPMENT: "Owner and/or Developef' has submitted to "City" a
Conceptual Site Plan attached as Exhibit "8", and shall be required to obtain tlre
"City'' approval thereof, for a preliminary and final plat of the subject property.
6. CONDITIONS GOVERMNG
PROPERTY:
DEVELOPMENT OT SUBJECT
6.1 "Owner/Developef' shall develop the "Property'' in accordance with the
following special conditions:
l. That the Owncr and/or Developer will be responsible for all costs
associated with the sewer and water service ex0ension. Any existing domestic
wells and/or septic systems within this project wilt haye to be removed from
their domestic service, pcr 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.
2. That all fuhrre development of the subject property shall be constructed in
accordance with City of Meridian ordinances in effect at tho time of
dcvelopment. All fuhlre uses shall not involve uses, activities, processes,
malerials, equipment and conditions of operation that will be detrimental to
any percons, property or the general welfare by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors.
3. The Owner and/or Developer shall provide a surety agreement for the
construction of a multi-use pathway thmrrgh the site from the Ten Mile Creek
to W. Fnnklin across the Ten Mile Creek in
ancs to Unified Development Code ll-5C prior to thethe rssuance of
Iirst certificate of occupancy in this development.
4, The Owner and/or Developer shall coordinate with the Meridian Parks
DeparEnent and Nampa Meridian hrigation District to define the location of
the multi-use pathway, bridge maintenance, and landscaping along the Ten
Mile Creek
5. The public she€t depicted on the concept plan for access to the single-
family residences at the southern end of the site shall extend to the west
property boundary for future extension.
6. A cross-access/ingress-egress easement or a public street stub (as
applicable) shall be recorded to thc properiies to the east (Parcel #'s
R8956000010 & R8956000200) and west (Parcel #51214120661) prior to
issuance of any building permits for the site. In lizu of access being provided
Twclve Oaks (fta Hark's Canyon Crcek Subdivision) - MDA-13-008
PaEa 2
x
3. If any provision of this Irirst Addendum is held not vatid by a court of competent
jurisdiction, such provision shall be deemed to be excised from this First Addendum and the
invalidity thereof shall not affect any of the odrer provisions contained herein.
4. This First Addendum sets fodh all promises, inducements, agrcements, condition, and
understandings between OWNER and/or DEVELOPER and City relative to tlre subject matter
herein, and there are no pronisqs, agre€ments, conditions or under-standitrg, either oral or
written, express or implied, between OWNER and/or DEVELOPER and City, orher than as are
stated herein. Except as herein otherwise provided, no subsequent alteration, amendment,
change or addition to this First Addendum shall be binding upon the parties hereto unless
reduced to writing and signed by them or their successors in interest or their assigns, and
pursuant, with respect to City, to a duly adopted ordinance or resolution of City.
Except as herein provided, no condition goveming the uses and/or conditions goveming
development of the subject Projcct Site herein provided for can be modified or
amended without the approval of the City Council after the City has conducted public
hearing(s) in accordance with the notice provisions providcd for a mning designation
and/or amendment in force at the time of the proposed amendment.
a
Twclvc Oaks (fta Hark's Canyon Creek Subdivision) - MDA-13-008 PaSe 3
from the subject property to Parcel # R8956000200, a cross-access/ingress-
egress easement rnoy be granted instead through the Hark's Corner propettt
(to the east of the subject proper,y) v'ith the property oreners consent. In this
case, a cross-access/ingress-egress easement shall be recorded, to Parcel #
R89560m200 along with consent for a minimum 2}-Joot wide section ol
thc
concrete fence to be removed
for the access lo occur. .-
7. Access to the site via W. Franklin Road is limited to one access point
unless otherwise waived by City Council in accord with IJDC 11-3A-3A, C,ry
Council approved a waiver for the second access via FranHin Road
shown on
the sile plan, contingent apon o.pproval by ACHD.
8. The commercial portion of the site is depicted on the concept plan to
consist of a two retail pads consisting of 2,9fi) and 1,750 square feet (s.f.); a
3,525 s.f. bank; and a 4,500 s.f. dental office. In determining consistency with
the concept plan, building sizes on these pads shall be allowed a 207o increase
or decrease in size.
9. Development of the single-family homes shall be consistent with the
conceptual elevations included as Exhibit "8" unless otherwise modified
through an amendment to this agreement.
2. OWNER and/or DEVELTOPER agrees to abide by all ordinances of the City of Meridian
that are consistent with the terms of the Development Agreement and this Fimt Addendum and
the Project Site shall be subject to de-annexation if the OWNER and/or DEVELOPER, or their
assigns, heirs, or successors shall not meet the conditions of this First Addendum as herein
provided, and the Ordinances of the City of Meridian that are consistent with the terms of the
Development Agreement and this First Addendum.
EXHIBIT 8
Conccptual DeveloPment Plan
I
I
I
Cenbe
Commercial
SFR
Manor
I
Square
Mutti Family
SFR
Twelve Oaks - MDA 13{08
t..'
, i.,
e
City of Meridian Development Review
Agency Comments Meeting
Planner: 5, iu t Date 1- t3 Date of List
Project Name:
Fire lne
Notes
A B C D
I 2 J 4 5 6 7 8 9 l0 l1 t2 13 t4 l5 l6 t7 18 t9 20
2t 22 23 24 25 26 27 28 29 30 3r 32 33 34 35 36 3t 38 39 40
41 42 43 44 45 46 47 48 49
Police
Notes
J, O",rlorn
A B C D E
7t 72 t3 74 75 76 77 78
Sani Services
Notes:
VC o ra
A B C
I 2 1 98
J 97
6 ,vl
Parks
Notes:
VE:
6 46 47 79 80 81 82 83 84 85
Public Works VC:
I 2 J 4 5 6 7 8 9 l0 ll t2 l3 14 l5 16 t7 l8 l9 20
2l 22 23 24 25 26 27 28 29 30
Notes:
Rev. 6/6/12
Sonya Watters
From:
Sent:
To:
Cc:
Subject:
208-884-5533
Justin Lucas
Wednesday, December 04, 2013 10:59 AM
Jim .lewett 0imj@jljinc.net)
Bruce Freckleton; Sonya Watters
Vaughan Lateral
Jim,
I looked at my notes from last night and propose the following condition to be included in the findings document
1.1.6 The Vaughan Lateral runs along the northern portion of the west boundary of the site and is required to be
piped in accord with UDC 11-3A-6. The piping of the Vaughn Lateral may occur with this subdivision or with the
re-subdivision of Lot 2, Block 1. lf the lateral is piped with the re-subdivision of Lot 2, Block 1 the following
stipulations apply: a) No building permits will be issued for Lot 2, Block 1 prior to the lot being re-subdivided
and
the lateral being piped; b) Prior to city engineers signature of this final plat (PFP-13-001) the applicant is
required to post surety for the future piping of the lateral.
I think this condition captures the Council's action and gives you the ability to pipe the lateral now or with a future
subdivision of Lot 2 (with the stipulations imposed by Council).
I do not have the minutes available from last night to determine exactly when the surety requirement was placed. lf you
want to challenge the Council's action you would need to go through the City Council Review (Appeal) Process. Once the
findings are acted on you would need to submit the City Council Review Application within 1.5 days.
Justin Lucas, AICP
Pla n ning Supervisor
City of Meridian
lucas meridianci o
1
Justin Lucas
From:
Sent:
To:
Subiect:
Jim Jewett <jimj@jljinc.net>
Tuesday, December 03,2013 5:10 PM
Justin Lucas
Re: RE: RE:
I agree to the modified condition
Sent from my iPhone
On Dec 3,2013, at 4:51 PM, "Justin Lucas" <ilucas@meridiancitv.org> wrote
Yes - only the residential portion is affected. You will be able to further subdivide and complete the
Commercial portion without piping the lateral.
From : Jim Jewett [mailto:jimj@iliinc.net]
Sent: Tuesday, December 03, 2013 4:49 PM
To: Justin Lucas
Subject: Re: RE:
1.1.6 The piping of the Vaughn Lateral shall occur with the re-subdivision of Lot 2, Block
1. No building permits will be issued for Lot 2, Block 1 prior to the lot being re-
subdivided and the lateral be piped in accordance with UDC 11-3A-6.
I hope that works for you
Justin Lucas, AICP
Planning Supervisor
City of Meridian
ilucas@ merid ia ncitv.org
208-884-5533
From : Jim Jewett [mailto:iimj@jljinc. net]
Sent: Tuesday, December 03, 2013 3:22PM
To: Justin Lucas; carl@sawtoothls,com
Subject:
1
Justin,
So the commercial lot is uneffected?
Sent from my iPhone
On Dec 3,2013, at 4:05 PM, "Justin Lucas" <ilucas@meridiancitv.org> wrote:
Jim,
Staff is going to recommend the following modified condition tonight:
I have reviewed the attached staff report and I'm in agreement with site specific
Conditions of approval with the following exception. 1.1.6 should be a condition of the
re-plat of this lot so I'm requesting that it be removed as a site specific condition.
<image001.jpg>
James L. Jewett, President
JLJ, Inc.
*Please note change ofaddress*
880 E. Franklin Rd. #308
Meridian, ID 83642
(208) 955-6655 Office
(208) 955-6656 Fax
(208) 194-0070 Cell
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