PP-13-028 WHITEBARK SUBDIVISIONf.
Community Development
Department
Lna oe*iopment Services
Meridian City Hall, Suite 102
33 E. Broadway Avenue
Meridian, Idaho 83642
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IDAHG
TO: Mayor Tammy de Weerd
Members of the City Council
FROM: Steve O'Brien
DATE: LlLolL4
SUBJECT: Whitebark Sewer and Water Main Easement
I. RECOMMENDED ACTION
A. Move to:
1. Approve a sewer and water Main Easement for the city of Meridian,
located on the site of Whitebark Subdivision.
2. This easement provides the city of Meridian access to new sewer and
water mains, as well as establishes the corridor for the future sewer trunk
extension through Whitebark Subdivision.
3. Authorizethe Mayorto sign the easement, and the City clerkto attest
II. DEPARTMENT CONTACT PERSONS
Bruce Chatterton, Com m u n ity Develop m ent Di rector
Bruce Freckleton, Development Services Manager
Steve O'Brien, Development Analyst ll
O'Brien, D ment Analyst ll
Br evelopment Services lVlanager
884-5533
489-0362
489-0371.
Recommending
Approval
Ph: 208.887.221L www. merid ia ncitv. org t
Fax 2O8.887.7297
Rev:01/2013
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d{, DIAN Planning Division
}ChecklistDAH( PRELIMINARY PLAT r Application
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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 r Meridian, Idaho 83642
Phone: (208) 884-5533 r Facsimile: (208)
888-6854 r Website: www.meridiancity.org
(0408/20t3)
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Project name: lUh i '/e
ba r k Fib #: fP- tA-ozx
Applicant/agent:'DaVe Yofqason
Applicant
r{r
Description
Staff
({)
ts QSlqplgled & signed Commission & Council Review Application
>a Narrative fully describing the proposed project
F Legal description of the subject property (Lot, Block, and SuMivision name if located in a recorded
suMivision OR a metes and bounds legal description of the property if not in
),'\/ Recorded waranty deed for the subiect property a subdivision.)
p Affidavit of kgal Interest signed & notarized by the property owner (If ownerisacorporation,
sutmit a copy ofthe Articles of Incorpcration or other evidence to show that the persor signing is an authorized agent.)
Scaled vicinity map showing the location of the subiect property
>o\,/ Pre-application meeting notes (All applications that rcquire a public hearing are required to conduct a prE-
application meeting with the Planning Department.)
> \,a Neighborhood meeting sign-in sheet (Applicans are required to hold a neighborhood meeting to provide
le v/ Commitment an opportunity for of public Property reyiew Posting of the proposed form signed project prior by the to the applicant/submittal agent of an application.)
)o t./ Parcel verification letter from Development Services (887-2211)
,p Fee (Please call Planning Department to calculate correct fee.
Applications with
incorrectfees will not be accepted-)
Applicant
({) Description
Staff
({)
X
Include the following additional information in t!9_p-j".t narrative:
be requested with respect to any provision of
the ordinance describing the particular provision, the variance requested, and the
reason thereof
nz Approval development. of the proposed (e.g.subdivision , rear name setback from to the buffer Ada adjoining county Surveyor's properties, office etc.)
c Preliminary Plat-*1 copy (folded to8Yz" x It" size)
The following items must be on the preliminary plat:
a Proposed subdivision name (Do not
use numbers in preliminary plat names.)
a Drafting date
a Section location and county (situate statement)
+
33 E. Broadway Avenue, Suite 102 o Meridian, Idaho 83642
Phone: (208) 884-5533 o Facsimile: (208)
888-6854 o Website: www.meridiancity.org
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a Proposed co[rmon area lots and./or landscape easements
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
asymbols Irgend of
a Minimum residential house size (for R-2 and R-4 zones only)
Contour lines shown at 5' intervals where land slope is greater than lOVo and at 2'
intervals where land slope is lOVo or less, referenced to an esablished benchmark,
including location and elevation
a
Any dedications to the public and easements together with a statement of location,
dimensions and purposes of such
a
aboundary Floodplain boundary as determined by FEMA or measures to amend this
Stub streets to provide access to adiacent undeveloped land or existing roadways
a
Block faces not more than seven hundred fifty feet (750') in length for residential
disricts, and five hundred feet (500') in the TN-C & TN-R districts, without an
intersecting, street or alley, except as allowed in UDC 1l-6C-3F.3
a
a450' Cul-de-sac lengths not in excess of
"><) Reduction of the preliminary plat (8 72" x I 1")
Landscape plan -
*1 copy (folded to8Yz" x
I l" size)
PlanmusthaveascalenosmallerthanI" =50'(l" =20'ispreferred)andbeonastand.arddmwing
sheet, not to exceed 36" x 48" (24" x 36" is preferred). A planwhich 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
o Names, addresses, and telephone numbers ofthe developer and the person and/or
firm preparing the plan
Existing natural features such as canals, creeks, drains, ponds, wetlands,
floodplains, high groundwater areas, and rock outcroppings.
a
l,ocation, 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
elemenls.
a
Existing and proposed contours for all areas steeper than20Eo slope. Berms shall
be shown with one-foot contours.
a Sight Triangles as defined in I l-3A-5 of this ordinance.
a Proposed landscaping
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Supplementary information at the discretion of the Director or City Engineer may be required to sufficiently detail
the proposed development within any special development area, including but not limited to hillside, planned unit
development, Jloodplain, cemetery, manufactured home parla, and/or hazardous or unique areas of
development.
*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
t/2" x I l " size.
APPLICATION WILL NOT BE ACCEPTED UNLESS ALL APPUCABLE ITEMS ON THE CHECKLIST ARE
SUBMITTED. THIS APPLICATION SHALL NOT BE CONSIDERED COMPLETE (NOR WILLA PTJBLIC
HEARING BE SET) UNTIL STAFF HAS RECEIVED ALL REQUIRED INFORMATION.
33 E. Broadway Avenue, Suite 102 r Meridian, Idaho 83642
Phone: (208) 884-5533 o Facsimile:
(208) 888-6854 o websire: www.meridiancity.org
ni/ Written confirmation 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 Liule at 387-6144
for more information.
P p Conceptual Submit two elevations (2) sets ofconceptual of proposed engineering structures, including plans building materials
Flectronic Submittal (Separate disks required)
F
( I ) Disk with electronic version of the conceptual engineering plans in a format
that complies with the Specifications for Project Drawings found at:
http://www.meridiancitv.ors/public works/autocad standards/index.asp
h,
( I ) 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.
Planning Division
DEVELOPMENT AGREEMENT MODIFICATION
Application Checklist
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Project name W i.l+e [arK File #:
4pncanyffi) D at',- Yo rq oSo n
All applications are required to contain q!le. copy of the following:
APPLICATION WILL NOT BE ACCEPTED UNLESS ALL APPUCABLE ITEMS ON THE CHECKUST ARE
SUBMITTED. THIS APPUCATION SHALL NOT BE CONSIDERED COMPLETE (NOR WILL A PUBUC
HEARING BE SET) UNTIL STAFF HAS RECEIVED ALL REQUIRED INFORMATION.
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33 E. Broadway Avenue, Suite 102 r Meridian, Idaho 83642
Phone: (208) 884-5533 o Facsimile: (208)
888-6854 o Website: www.meridianciry.org
(02n8/2013)
Applicant
ril Description
Staff
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)o Qgmpleted & signed Commission & Council Review Application
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Narrative fully describing the proposed request, including but not limited to the following:
Explain your interest in the original Development Agreement
Date of original approval of development agreement by City
Recordation date of development agreement and instrument number
Reason for development agreement modification (be specific and detailed)
Sections of development agreement to be modified and proposed modifications
Any other supporting information
Affidavit of trgal Interest signed & notarized by the property owner (If owner is a corporatim,
X Yproperty Scaled Pre-submit application a copy vicinity of the map meeting Articles showing of notes Incorporation the (AU location applications m drer evidence of that the rcquire
subiect to strow a public that the hearing perscn sigrring are required is an aulhorized to conduct asent.a prc- )
n/ application Neighborhood meeting meeting with the Planlring sign-in Department.sheet (Applicants ) are required to hold a neighborhood meeting to provide
Fv/ Commitment an opporhrnity fgr of public Property review Posting of the proposed form signed project prior by the to the applicanVagent submitral of an application.)
\r1 l-/ Developqrcnt Services (887 -22 I
Parcel verification letter from | )
K) Fee
E IDIAN V
Community Development Dept.
Meridian City Hall, Suite 102
33 E. Broadway Avenue
Meridian, Idaho 83642
Communily Development
Deportment
To:
From:
Re:
MEMORANDUM
December 73, ZO73
Mayor and City Council
Sonya Watters, Associate City Planner
Bruce Freckleton, Development Services Manager
Supplemental lnformation to the Findings of Fact, Conclusions of Law
for Whitebark Subdivision (AZ 13-016, PP-13-028)
This information is being provided to clarify the available capacity of the temporary
sewer service to the area south of Amity Road, generally southeast of the Estancia
Subdivision. The available capacity in the temporary main is detailed below, and is
to be consumed on a first come, first served basis. The table below illustrates the
declining balance of said capacity as it is being consumed by developments within
the Temporary Sewer Service Area.
IDAHO
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This exhibit map and accompanying table are intended to replace Exhibit A.7.
Ph:208.887.2211 www.meridioncitv.oro Fox 208.887 .1297
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Table 1 - Temporary Sewer Service Area - Declining Balance Tabulation
Condition 2.1.1 shall be revised as fo!!ows:
2.1..1,
Available Temporary Capacity 258 Dwelling Units (DU)
Blackrock (Existing Sub.) (44)
Whitebark (Phase 1) (2s)
Remaining Capacity 185 Dwelling Units
Ph:208.887 .221l' I www.meridioncity.org Fox 208.887 .1297
Rev: 01 /201 1
This proposed development is currently not serviceable by the trunk sewer
intended to provide service to the area, however the developer has proposed
providing service by installing a temporary S-inch diameter sewer main in E. Amity
Road into an adjacent service area serving the Estancia and Bellingham Subdivisions
to the west. Service from this temporary main is acceptable; however it shall be
limited to a total of 941+4 258 lots as depicted on the "Whitebark Temporary
Sewer Plan" map and "Table 1" that is attached as Exhibit A-7. The 941+4 258 lot
maximum threshold for the temporary service boundary will be considered on a
first come, first served basis. Once the trunk main intended to provide service to
this area is available in E. Amity Road, the applicant shall be required to convert the
temporary service over to permanent service from the trunk sewer main. The
applicant shall also be responsible for the extension of the trunk main through this
development to the south boundary.
t
v EXHIBIT A (/hrtcbarlc
Exhibit A.7: Temporary Sanitary Sewer Plan
Whitebark Temporary Sewer PIan
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Community Development Dept.
Meridian City Hall, Suite 102
33 E. Broadway Avenue
Meridian, Idaho 83642
E ID
Communily Development
Deportmenl
IDAHO
MEMORANDUM
December 13,2013
To:
From:
Re:
Mayor and City Council
Sonya Watters, Associate City Planner
Bruce Freckleton, Development Services Manager
Supplemental lnformation to the Staff Report Conditions of Approval
for Southern Highlands Subdivision (AZ 13-016, PP 13-033)
This exhibit map and accompanying table are intended to replace Exhibit A.6.
EXHIBIT A
Ocvelopment Whitebark
Blackrock
Southern Highlands Temporary Sewer
fl relnoor"ry sewer Seryice Area
Ph:208.887.2211 a www.meridioncitv.oro Fox208.887.1297
Rev: 0l /201 I
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This information is being provided to clarify the available capacity of the temporary
sewer service to the area south of Amity Road, generally southeast of the Estancia
Subdivision. The available capacity in the temporary main is detailed below, and is
to be consumed on a first come, first served basis. The table below illustrates the
declining balance of said capacity as it is being consumed by developments within
the Temporary Sewer Service Area.
Table 1 - Temporary Sewer Service Area - Declining
Balance Tabulation
Condition 2.1.1 shall be revised as follows
2.1..7 This proposed development is currently not serviceable by the trunk sewer
intended to provide service to the area, however the developer is proposing to
provide service by extending temporary 8-inch diameter sewer main into the area
from the future Whitebark Subdivision to the north. This temporary solution does
have service limitations as to the overall number of lots allowed. This proposal has
been reviewed by the Public Works Department, and has received conceptual
approval; however it shall be limited to a total of 2M 258 lots as depicted on the
"Southern Highlands Temporary Sanitary Sewer Plan" map and "Table l-" that is
attached as Exhibit A-6. The ru258lot maximum threshold for the temporary
service boundary will be considered on a first come, first served basis. Once the
trunk main intended to provide service to this area is available in E. Amity Road, the
applicant shall be required to convert the temporary service over to permanent
service from the trunk sewer main. The applicant shall also be responsible for the
extension of the trunk main through this development to the south boundary.
Rev:01/201 I
Available Temporary Capacity 258 Dwelling Units (DU)
Blackrock (Existing Sub.) (44)
Whitebark (Phase 1) (2e)
Southern Highlands (Preliminary Plat) (16e)
Remaining Capacity 16 Dwelling Units
Ph:208.887.221l' a www.meridioncity.org Fox 208.887 .1297
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6. Whitebark Temporary Sanitary Sewer Plan
Whitebark Temporary Sewer Plan
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Community Development Dept.
Meridian City Hall, Suite 102
33 E. Broadway Avenue
Meridian, Idaho 83642
IDAHO
Community Development
Deportmenl
TRANSMITTAL M EMORAN DUM
September 15, 2013
To:
From
Robin Jack, Matt Hoffman
Bruce Freckleton
Re Whitebark Subdivision -
preliminary plat
Robin,
Attached are the electronic and hard copy conceptual engineering for the
above named
development. These are being delivered to you for entry into
GIS for the purpose of
engineering modeling.
Thanks,
qoAP
TO:
FROM
RE:
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September 9,2013
TRANSMITTAL
Bruce Freckleton, Development S ervices Manager
Sonya Watters, Associate City Planner
Whitebark Subdivision (PP- I 3-028)
Enclosed are the fo
Remarks
The preliminary plat is scheduled before the Commission on October l7th. Thx!
Community Development Department . 33 E. Broadway Avenue, Suite 102, Meridian, lD 83642
Phone 208-884-5533 . Fax 20g-88g-6854 r www.rT.reridiancity.org
COPIES DESCRIPTION
2 sets Conceptual Engineering Plans
I Disk w/electronic plans
These are transmitted:
ll For your n For action ! For review n For your use tl As requested
information specified below and comment
6ueI ruBcoMPAN,Es @liii** Elfttt,
J.U'B Er{Gt EERS, tXC. TECHNICAL MEMORANDUM
DATE:
TO:
FROM:
SUBJECT:
June 25, 2013
Clint Dolsby, P, E.
Phil Krichbaum, P.E.; Chris Webb, P.E.
Whitebark Sewer Routing & Capacity Analysis
Backgrou nd
The City requested J-U-B to analyze a proposed modification to the 2010 Sewer Master
Pla n. The proposed modification consists of serving approximately 205 AC south of Amity
Road through the existing 8-inch sewer lines in the Estancia and Bellingham park
subdivisions. This area is master planned to be served by the future 18-inch Black Cat
trunk line. The City wants to determine how much of this area can be served by the
existing 8-inch sewer in Estancia and Bellingham park
and what impacts it would have to
the Master Plan.
ll. Capacity Analysis
The existing 8-inch sewer that runs through Estancia and Bellingham park
has the capacity
to serve approximately 495 single family homes in total. This is based on the following
assumptions derived from the 2010 Sewer Master pla
n:
r The limiting reach is at minimum grade (0.40%)
. o o . A A The 193 design sanitary GPDU maximum storm peaking of sanitary capacity event factor will for of increase an 2.0 8-inch the line peak is set flows at a by depth approximately
of diameter 20% of 0.50
. 250 GPAD of infiltration
A concept plan of Whitebark shows an assumed density for undeveloped areas at 2.9
DU/AC. The master plan used 3.0 DU/AC for the majority of the contributing area, with
a
small portion in the southeast corner of the proposed area at 5.5 DU/AC (about
2g AC).
Also, there is an additional 20 Ac of undeveloped area north of Amity Road that is master
planned to flow through the 8-inch sewer in Estancia and Bellingham park
that was not
included in the Whitebark concept plan. Using existing homes, the proposed
development and master plan densities for the remaining undeveloped contributing area,
theproposal equatesto84lDU. Th is exceeds the capacity of the existing g-inch
sewer in
Estancia and Bellingham Park, and is therefore not recommended.
A temporary 8-inch gravity diversion could be built to serve the proposed Whitebark
subdivision and the existing Blackrock subdivision (eliminating the temporary Blackrock
a 250 South Beechwood Avenue Suite 201, Boise, IO 83709 p 208-316133A f
208-323-9336 1, www.jub.com
Page 2
LS). Development upstream of the diversion would have to be limited until the 1S-inch
trunk line is extended to the Whitebark subdivision. When the 18-inch trunk is extended
to Whitebark the 8-inch diverslon could be abandoned and flow from Whitebark and the
areas upstream re-routed to the 18-inch trunk line. The 8-inch gravity diversion could
temporarily serve up to 258 DU to the south of Amity Road as summarized in Table l and
shown in the attached figure.
TABLE 1 - SERVICE AREA FOR 8-INCH SEWER IN ESTANCIA & BELLINGHAM PARK
Subdivision / Area
Bellingham
Park
Estancia
20 AC2
Whitebark
40AC3
107 AC I
Blackrock
ng Proposed Futurer
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60
104
Page 3
. Construct or plan the master planned 18-inch trunk sewer through the Whitebark
subdivision at Master Plan depths;
. Extend an 8-inch sewer line to the south of Whitebark to the Blackrock subdivision
and abandon the Blackrock Lift Station;
o Extend the master planned 15-inch trunk sewer to the southeast of the Wh itebark
subdivision during future phases of development;
. Limit the development south of Amity Road to 258 DU until the 21-inch/18-inch
trunk sewer extension to the north is completed;
. Plug the temporary 8-inch gravity diversion when the 21-inch/18-inch trunk sewer
extension to the north is complete.
We recommend the following information be field verified to confirm critical assumptions
used in this analysis:
. A minimum slope of 0.40% was assumed in the existing 8-inch sewer in Estancia
and Bellingham Park. We suggest reviewingthe record drawings to confirm no
su bstandard slopes exist.
o The gravity diversion appears feasible; however, our evaluation was based off an
invert that should be field survey verified. We suggest field surveying manholes
. Q15-Master 08 planned and Q15-densities 09. and land use with any updates to the comprehensive
plan.
o Verification of a viable corridor for routing the 2l-inch/18-inch Black Cat trunk line
north of Amity.
www.lub.com J-U-B ENGINEERS,Inc
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STAFF REPORT
TO:
FROM:
SUBJE,CT
Hearing Date: November 21,2013 Ol,ft IDIAN
Planning & Zoning Commission
Sonya Watters, Associate City Planner
208-884-ss33
Bruce Freckleton, Development Services Manager
208-887-2211
AZ-13-016; PP-13-033 - Southern Highlands
IDAHO
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, BHH Investments I, LLC, has applied for annexation and zoning (AZ) of 126.21 acres
of land with an R-4 zoning district. A preliminary plat (PP) is also proposed consisting of 162 single-
family detached residential building lots, l2 common lots, I city park lot and I lot for future re-
subdivision on 123.45 acres of land in a proposed R-4 zoning district for Southern Highlands
subdivision. See Section IX of the staff reportfor more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZand PP applications in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approvalto the City
Council of File Numbers AZ-13-016 & PP- l3-033, as presented in the staff report for the hearing date
of November 21,2073, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denialto the City
Council of File Numbers AZ-13-016 & PP-13-033, as presented during the hearing on November 21,
2013, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ-13-016 & PP-13-033 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
TV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is generally located south of E. Amity Road, on the west side of S. Eagle Road and then
north side of E. Taconic Drive, in Section 32, Township 3 North, Range 1 East. (Parcel#'s:
R098 8260 I 68; R098 8260 I 64; R098 82 60242; R0988260 1 67)
B. Owner(s):
Blackrock, LlClTriple D Land and Livestock, LLC
16166 N. 20tl'street
Nampa, Idaho 83687
Southern Highlands A2-13-016; PP- I 3-033 PAGE 1
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A
City of Meridian
33 E. Broadway Avenue
Meridian,lD 83642
C. Applicant:
BHH Investments I,LLC
1025 S. Bridgeway Place, Ste. 290
Eagle, Idaho 83616
D. Representative:
Matt Schultz, Schultz Development, LLC
P.O. Box 1115
Meridian,ID 83680
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESSFACTS
A. The subject application is for annexation and zoning and preliminary plat. A public hearing is
required before the Planning & Zoning Commission and City Council on this matter, consistent
with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: November 4, and 18, 2013
C. Radius notices mailed to properties within 300 feet on: October 24,2013
D. Applicant posted notice on site(s) on: November 7 ,2013
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of undeveloped land currently being farmed,
zoned RUT in Ada County. The City has a well and lift station lot on this site adjacent to E.
Taconic Drive.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Rural residential properties, zoned R-4 in the City and Rl & RUT in Ada County
2. East: Rural residential properties, zoned RUT in Ada County
3. South: Vacant/undeveloped properfy, zoned RUT in Ada County and residentialproperties,
zoned RUT in Ada County
4. West: Residential properties, zoned RUT in Ada County
C. History of Previous Actions: 1n2006, the subject property was platted as Lots 16 and 24,Block 7,
Blackrock Subdivision in Ada County. Blackrock Subdivision was developed in 2006 under the
Ada County "non-farm" ordinance with% acre minimum lot sizes.
The subject property on the north side of Taconic Driye and the property on the south side of
Taconic Drive were platted as open space lots within Blaclvock Subdivision. The portion of the
property at the southwest corner of the subdiyision was platted with urban densie residential
lots. Those lots were provided with City water and sewer service via a well and temporary lift
station on the subject property through a Memo of Understanding (MOU) between Blackrock,
LLC, Blackrock Subdivision HOA, and the City of A.{eridian. The MO(l states, "At such time as
the property becomes legally eligible for
annexation into the City, Blackrock, LLC or any
successor(s) agree to give consent to annexation, to pay the annexation applicationfee, applyfor
annexation, and diligently pursue annexation into the City."
Southern Highlands AZ-13-016; PP-l 3-033 PAGE 2
I
D. Utilities:
I . Location of sewer: This proposed development is currently not serviceable by the trunk
sewer intended to provide service to the area, however the developer is proposing to provide
service by extending temporary 8-inch diameter sewer main into the area from the future
Whitebark Subdivision to the north. This temporary solution does have service limitations as
to the overall number of lots allowed. This proposal has been reviewed by the Public Works
Department, and has received conceptual approval.
2. Location of water: Water service to this development is contingent upon the developer
extending a l2-diameter water main into the area from the future Whitebark Subdivision to
the north. This l2-inch diameter main will need to connect to the existing 12-inch diameter
main serving Pressure Zone #4 in E. Taconic Drive. Developer will be required to provide
two water main connections to any phase containing more than 25 lots, unless this number of
lots is increased in the future by action of the City Council.
Alternatively, the applicant may enter into non-build agreement with the City of Meridian on
the number of lots beyond the above restriction. Said non-build agreement will be recorded
into Ada County Records. A note shall be added to the face of the plat so that future lot
buyers will be noticed, and a reference to said note shall be added to each affected lot.
3. Issues or concerns: Noted above
E. Physical Features:
1 . Canals/Ditches Irrigation: The Beasley Lateral and some other irrigation ditches traverse this
site. The Ten Mile Creek runs along the northeast corner of the site.
2. Topography: There is a significant slope along the west boundary of the site (see contours on
plaO.
3. Hazards: Staff is not aware of any hazards that exist on this propefi.
4. Flood Plain: A portion of this site lies within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject properly is designated Low Density Residential (LDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan. A public park is designated in this area on the
Comprehensive Plan.
The LDR designation allows for the development of single-family homes on large lots where urban
services are provided. Uses may include single-family homes at gross densities of three dwelling units
or less per acre.
The western 79.1 acre portion of the site is proposed to develop with 162 residential building lots at a
gross density of 2.05 dwelling units per acre. The eastern 45*l- acre portion of the site is proposed to
be re-subdivided in the future with 1 15-120 building lots at a gross density of 2.6-2.7 dwelling units
per acre. The maximum overall density of the subdivision is proposed tobe 2.23 dwelling units per
acre which is consistent with the LDR designation.
The applicant proposes to dedicate a13.6 acre neighborhood park to the City with development of
this property in accord with the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this properly (staff analys is in italics):
Southern Highlands AZ-13 -01 6: PP- 1 3-033 PAGE 3
a "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01 E)
The proposed medium-low density residential development should add variety to the low
density residential uses that exist in this area.
"Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
Street buffer landscaping is required adjacent to S. Eagle Road, an arterial street, and street
buffer landscaping already exists along E. Taconic Drive, a collector street, in accord with
the standards listed in UDC 11-38-7C. Separate permits shall be obtainedfor signage and
fencing. Fencing shall comply wilh the standards listed in UDC 11-3A-7.
"Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.01F)
The proposed medium low-density residential development should be compatible with
existing adjacent residential and agricultural uses.
"Require common area in all subdivisions." (3.07.02F)
The proposed plat depicts a total of 11.91 acres (or 15.1%o) of common area to be provided
on the site. The UDC (11-3G-3) requires a minimum of 10% qualified open space to be
provided in accord with the standards listed in UDC 11-3G-38.
"Provide avariety of park types (neighborhood parks, community parks, regional parks)
interspersed throughout the community."
The proposed plat depicts a 2 acre private parkwithin the development as well as a 3.6 acre
City park (with an additional 3.4 acres to be dedicatedwith the development of the Lot l,
Block I I to the east).
"Support acquisition and development of new park land to meet the growing open space and
recreational needs of the community." (2.01.04D)
A public park site is designated on this properQ. Accordingly, the applicant proposes to
dedicate a 7-acre park site to the City.
"Require new urban density subdivisions which abut or are proximal to existing low density
residential land uses to provide landscaped screening or transitional densities with larger,
more comparable lot sizes to buffer the interface between urban level densities and rural
residential densities." (3.05.02F)
The proposed plat depicts larger size lots along the southwest boundary of the site as a
transition to the larger lots in Blackrock Subdivision, an existing low density subdivision. A
common lot is proposed along the west boundary adjacent to two rural
r e s ide nt i al/agr ic ul tur al pr op e r t i e s
"Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01 .01F)
City services will be extended with the development of the site in accord with UDC I 1-3A-21 .
a
a
a
a
a
a
vrII. uNrFrED DEVBLOPMENT CODE (UDC)
A. Purpose Statement of Zone'. Per UDC 1 l -ZA-1, the purpose of the residential districts is to
Southern Highlands AZ-13 -01 6; PP- 1 3-033 PAGE 4
t
a
v
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range. The medium
low-density residential (R-4) district allows a maximum gross density of 4 dwelling units per
acre.
B. Schedule of Use: Unified Development Code (UDC) Table 1 1-2A-2lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family detached dwellings is a principal permitted use in the R-4 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables l1-2A-5 for the R-4 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 11-2A-5 for the R-4 zoning district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation
A. Annexation & Zoning
The applicant has applied to annex and zone a total of 126.27 acres of land with an R-4 zoning
district; this land was previously platted as Lots 16 and 24, Block 1, Blackrock Subdivision. As
discussed above in Section VII, the proposed zoning is consistent with the corresponding FLUM
designation of LDR.
The applicant proposes to develop single-family homes on the entire site; however, only the
western 79.1 acres of land is proposed to be platted with single-family residential lots at this time.
The remaining area is proposed to be platted as one large lot for future re-subdivision into 115-
120 single-family residential lots. A conceptual development plan was submitted for the large lot
that depicts easements and right-of-ways for possible future street layouts (see Exhibit A.4).
The legal description submitted with the application, included in Exhibit C, shows the boundaries
ofthe property proposed to be annexed and rezoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to ldaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA is required as a provision of annexation with the provisions
included in Exhibit B.
Because the FLUM designation for this property is LDR, which allows for densities of 3 dwelling
units per acre or less, Staff believes the proposed R-4 zoning is appropriate for this property. The
R-2 zoning would limit densities to 2 units or less per acre. Even though the R-4 zoning would
allow up to 4 units per acre, the applicant is only proposing an overall density of 2.05-2.1
dwelling units per acre consist with the LDR designation.
B. Preliminary Plat
The proposed preliminary plat is a re-subdivision of Lots 16 and 24,Block l, Blackrock
Subdivision. The proposed plat consists of 162 single-family residential building lots, l2
common area lots, one lot for a city park, and one 45-acre lot for future re-subdivision for single-
Southem Highlands A2-13-016; PP- I 3-033 PAGE 5
..
v
family homes on 123.45 acres of land in the R-4 zoning district. A phasing plan was not
submitted with this application; staff has requested the applicant provide one prior to the Council
hearing.
There is one parcel (R0988260167) and one lot (Lot24, Block 1, Blackrock Subdivision) on this
site that is owned by the City of Meridian and is depicted on the proposed plat as "NAP". This
parcel and lot should be included as lots in the proposed subdivision.
I)imensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table ll-2A-5 for the R-4 district and found the plat to
comply with those standards except for the following: 1) Lot 5, Block 2 and Lot 9, Block 7 needs
to have a minimum street frontage of 60 feet;2) Block 3 exceeds the maximum block length
standard of 1,200 feet as defined in UDC I 1-6C-3F; and 3) the E. Treston Creek Way stub street
at the west boundary exceeds the maximum cul-de-sac length of 450 feet allowed by UDC11-6C-
38.4. The plat needs to be revised to comply with the aforementioned block length and cul-
de-sac standards prior to the City Council meeting.
Access: Access to this site is proposed on the plat from S. Eagle Road via E. Taconic Street. Stub
streets are proposed to the north and east for future extension and interconnectivity. At this time,
only a single-point of access is available to this subdivision.
The ACHD 2035 Planning Functional Classification Map depicts two collector streets across this
property. One would run north/south and connect E. Amity Road and E. Taconic Drive; the other
would run easVwest from Taconic to the west boundary of the site. The proposed plat does not
depict a collector street in either of these areas. Two stub streets are proposed at the north
boundary to align with the stub streets approved with the Whitebark Subdivision preliminary plat
which will provide access between Amity & Taconic; another stub street is proposed to the nofth
near the west boundary for future extension. Because there will ultimately be 3 connections
between Amity and Taconic, staff does not feel a collector street in this area is needed. Instead of
providing a collector street to the west, staff recommends S. Graphite Way be extended as a stub
street to the west boundary for future extension; a temporary turn around will need to be provided
for emergency access at the end of the stub street that meets Fire Department requirements.
Comments hcre not yet been receivedfrom ACHD on this application; however, staff has
discussed the planfor a collector street across this property and the absence ofsuch on the
proposed plat. ACHD has stated lhey are amenable to not hatting collector streets within this plat
provided the aforementioned connections are made to the north & west.
Because there are already 44 lots (approximately 30 of which are built out) in Blackrock
Subdivision with a single-point of access off of Taconic Drive via Eagle Road, a secondary
emergency access is needed at the point when the combined number of homes in Blackrock
Subdivision and Southern Highlands Subdivision reaches 50 homes. The secondary access may
be temporary until such time as a permanent secondary access is available.
Water/Sewer Service: This proposed development is currently not serviceable by the trunk
sewer intended to provide service to the area, however the developer is proposing to provide
service by extending temporary 8-inch diameter sewer main into the area from the future
Whitebark Subdivision to the north. This temporary solution does have service limitations as to
the overall number of lots allowed. This proposal has been reviewed by the Public Works
Department, and has received conceptual approval.
Water service to this development is contingent upon the developer extending a 12-inch diameter
water main into the area from the future Whitebark Subdivision to the north. This l2-inch
diameter main will need to connect to the existing 12-inch diameter main serving Pressure Zone
#4 in E. Taconic Drive. Developer will be required to provide two water main connections to any
Southern H ighlands AZ-1 3 -0 I 6; PP- I 3-033 PAGE 6
t
phase containing more than 25 lots, unless this number of lots is increased in the future by action
of the City Council.
Alternatively, the applicant may enter into non-build agreement with the City of Meridian on the
number of lots beyond the above restriction. Said non-build agreement will be recorded into Ada
County Records. A note shall be added to the face of the plat so that future lot buyers will be
noticed, and a reference to said note shall be added to each affected lot.
Pressurized Irrigation @I): Pl will be provided by NMID via
a new head gate on the Beasley
Lateral at the northwest corner of Taconic Drive and Eagle Road. The current conceptual design
calls for a pump station and gravity overflow to the Ten Mile Creek at this location. The exact
design will be finalized with development plans and the first phase final plat.
Storm Drainage: Storm drainage is proposed to be mitigated by detention/retention ponds and/or
underground seepage bed disposal in accord with ACHD design criteria.
Multi-Use Pathway: A multi-use pathway (Ten Mile pathway, segment F) is designated along
the southwest side of the Ten Mile Creek which crosses the northeast corner of the site as
depicted on the landscape plan. Staff recommends a minimum 14-foot wide public pedestrian
easement for a multi-use pathway is submitted to the Planning Division, approved by City
Council and recorded prior to signature by the City Engineer on the first final plat.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.3. Because the proposed plat is a re-subdivision of two existing lots
in Ada County, a 3O-foot wide street buffer already exists along E. Taconic Drive but landscaping
details are not shown for that area on the plan. A minimum 25-foot wide street buffer is required
along S. Eagle Road; staff recommends this buffer be constructed with the first phase of
development. Landscaping within both street buffers is required to comply with the standards
listed in UDC 11-38-1C; a detailed plan demonstrating compliance with these standards is
required to be submitted with the final plat application(s) for this subdivision.
Open Space & Site Amenities: Based on the 79.1 acre portion of the site proposed to be
developed at this time, a minimum of lUYo of the site (or 7.91 acres) is required to consist of
qualified open space as defined in UDC l1-3G-3B. The applicant proposes a total 12.16 acres (or
15.4%) of open space consisting of a 3.57 acre public park, a 2 acre private park, pathways and
other common areas, street buffers along E. Taconic Street and S. Eagle Road, and parkways
along internal local streets in compliance with this requirement.
In accord with UDC 1l-3G-3A.2, a minimum of 4 qualified site amenities are required to be
provided with this development as set forth in UDC 11-3G-3C. The applicant proposes an
additional 50% of open space, pathways, a swimming pool, clubhouse, tot loVplayground, and
picnic shelter in compliance with this requirement. The applicant states the pool will be available
for use by the adjacent Blackrock Subdivision residentsfor a nominalfee.
City Park: The applicant proposes to dedicate a I 3.6 acre park site to the City with the western
79 acre portion of this development in accord with the Comprehensive Plan as discussed above in
Section VII. The remaining 3.4 acre portion of the park as shown on the preliminary plat on Lot
1. Block 11will develop in the future.
The eenfiguration ef the park site is antieipated to ehange sinee submittal sf this applieatien, The
79,1 aere pertien ef the plat and will be previded by this develsper; nore ef the park rvill be
The applicant is curently working
with the Parks and Recreation Department on conceptual plans for the park. The applicant has
Southern Highlands AZ-13-0 I 6; PP- 1 3-033 PAGE T
J
stated they are prepared to deed the 3.6 acre portion of the park to the City prior to issuance of the
120'h building permit.
Parkways: Eight-foot wide landscaped parkways are depicted on the landscape plan along all
internal local streets. Parkways are required to comply with the standards listed in UDC 11-3A-
17.
Sidewalks: Sidewalks are required along allpublic streets as set forth in UDC l1-3A-17. A 5-
foot wide detached sidewalk is required along E. Taconic Drive and S. Eagle Road. When
parkways are proposed, sidewalks shall be detached a minimum of 8 feet from the back of curb.
The applicant is requesting a waiver to the requirement for a sidewalk on the north side of
Taconic Drive due to the substantial mature landscaping that would be required to be
removed to accommodate a detached sidewalk in this area. The south side of Taconic Drive
has an existing lO-foot wide paved pathway for the entire length to Eagle Road that will be
connected to the north side of Taconic via cross walks at various locations. The UDC does
not allow for a waiver or alternqtive compliance to this requirement, nor is a variance
appropriate. A 30-foot wide landscape easement is depicted on the plat along Taconic Drive;
Staffrecommends the sidewalk be located near the back edge of the easement/street buffer so the
exisling trees can remain.
Waterways: There are several irrigation ditches that traverse this site that are required to be
piped with development of the site. The Ten Mile Creek runs along the northeast corner of the
site and is required to remain open.
Floodplain: A portion of this site lies within the Meridian Floodplain Overlay District. Prior to
any development occurring in the Overlay District, a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator, per MCC l0-6.
Topography: The existing homes in Blackrock Subdivision to the southwest of this site are
located on a ridge approximately 20-40 feet above the proposed subdivision. The proposed home
elevations will range from 18 to 25 feet below the first floor elevations of adjacent Blackrock
homes, per the applicant.
The building lots along the southwest boundary of the proposed plat have a 50-foot wide slope
easement along the rear lot lines. This area is proposed to be maintained by the individual
homeowners and should be landscape and maintained in a consistent manner. Because there is not
an easement holder in this case, staff recommends a minimum 70-foot wide rear building setback
be required for those lots rather than an easement.
Building Elevations: The applicant has submitted conceptual building elevations for the future
homes in this development, included in Exhibit A.4. Because lots that back up to or face S. Eagle
Road and E. Taconic Drive will be highly visible from these major thoroughfares, staff
recommends the rear or sides of structures on lots that back up to or face E. Taconic Drive and S.
Eagle Road incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and vertical) to break up monotonous wall planes and roof
lines.
In summary, Staffrecommends approval of the proposed annexation and preliminary plat request
for this site with the recommended conditions listed in Exhibit B of this riport in accord
with the
findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
Southem Highlands AZ-l 3 -01 6; PP- t 3-033 PAGE 8
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1. YicinitylZoning Map
2. Proposed Preliminary Plat (dated: 10121113)
3. Proposed Landscape PIan (dated: 10121113)
4. Conceptual Development Plan (dated: 10121/13)
5. Conceptual Building Elevations
6. Whitebark Temporary Sanitary Sewer Plan
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
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Southern Highlands AZ-13-01 6; pp- I 3-033 PAGE 9
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A. Drawings
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TABLE 1- SERVICE AREA FOR 8-!NCH SEWER IN ESTANCIA & BELL!NGHAM PARK
(1) Based on 2010 Sewer Master Plan density assumptions.
(2) Located directly east of Estancia and north of Amity Road.
(3) Located directly west of Whitebark and south of Amity Road.
(4) Located south of Whitebark and northeast of Blackrock.
(5) Assumes limiting reach is 0.40%.
The temporary solution to provide sewer service has service limitations as to the number of lots allowed
as prescribed in Table 1.
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Subd ivision/Area
Dwelling Units
Existing Proposed Futurel
Served Through Estancia 8-inch
Temporarily Allowed Permanently Alloweds
Bellingham Park 73 0 0 73 73
Esta ncia 104 0 0 104 1.04
Estancia 22 0 0 60 60 60
40 Acre Parce13 0 0 1,20 120 0
Whitebark 0 $q 0 .*g 55 0
107 Acre Parce14 0 0 321. 45 0
Blackrock 44 0 0 44 0
Total 22L 49 501 495 357
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
I. PT-aNNING DEPARTMENT
1.1 Site Specific Conditions of Approval
A Developrnent Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer. The
Applicant shall contact the City Attorney's Office to initiate this process. The DA shall be signed
by the property owner and returned to the City within two (2) years of the City Council granting
annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's office
prior to commencement of the DA. The DA shall, at minimum, incorporate the following
provisions:
a. The developer shall deed a minimum J acre park to the City prior to issuance of the 120rh
building permit for the site.
b. Direct lot access to E. Taconic Drive and S. Eagle Road is prohibited in accord with UDC I l-
3A-3.
c. A minimum 14-foot wide public pedestrian easement for a multi-use pathway along the
southwest side of the Ten Mile Creek shall be submitted to the Planning Division, approved
by City Council and recorded prior to signature by the City Engineer on the first final plat.
d. The 25-foot wide street buffer along S. Eagle Road shall be constructed with the first phase of
development landscaped in accord with the standards listed in UDC 1 l-38-7C.
e. The western 79+l- acre portion of the subdivision shall contain 12,000 square foot (s.f.)
minimum lot sizes with 2,000 s.f. minimum home sizes, and a maximum residential lot count
of 162 building lots.
f. The eastern 45+l- acre portion of the subdivision (Lot I Block 11) shall develop in accord
with the R-4 standards and shall contain a maximum of 120 building lots. Development shall
substantially comply with the conceptual development plan included in Exhibit A.4.
g. All future homes constructed on this site including homes within the future development area
shall be generally consistent with the conceptual building elevations submitted with this
application included in Exhibit A.4.
h. The rear or side of structures on lots that back up to or face E. Taconic Drive and S. Eagle
Road shall incorporate articulation through changes in materials, color, modulation, and
architectural elements (horizontal and vertical) to break up monotonous wall planes and roof
lines.
The preliminary plat included in Exhibit A.2 shall be revised as follows:
a. The E. Treston Creek Way stub street at the west boundary exceeds the maximum cul-
de-sac length of 450 feet allowed by UDC1l-6C-38.4; and Block 3 exceeds the maximum
block length standards defined in UDC 11-6C-3F. The plat shall be revised accordingly
prior to the City Council meeting.
b. The street buffers along S. Eagle Road and E. Taconic Drive shall be included in common
lots to be owned and maintained by the homeowner's association in accord with UDC 11-38-
7C.2.
c. Lot 5, Block 2 andLot 9, Block 7 are required to have a minimum street frontage of 60 feet,
per UDC Table 1 1-2A-5; revise accordingly.
6
1.1 .3
1.1.4
1.1.5
1.1 .6
1.1 .7
1 .1.8
1.1.9
1.1.10
1.1.11
1.1.12
1.1.t3
d. There are two streets named S. Shady Glade Street; revise accordingly.
f. The parcel (R09882601 67) and existing Lot 24, Block 1 owned by the City of Meridian
depicted as "NAP" shall be included as a lot and block in the proposed subdivision.
g. Modifu note #6 to read, "Direct lot access to E. Taconic Drive and S. Eagle Road is
prohibited for residential lots."
h. S. Graphite Way shall be extended to the west property boundary for future extension. A
temporary tumaround that meets Fire Department standards is required until such time as the
street is extended.
The landscape plan included in Exhibit A.3 shall be revised as follows:
a. Include details for the existing landscaping within the street buffer along E. Taconic Drive to
ensure compliance with the standards listed in UDC I l-3B-7C.
b. Include tree class in the plant schedule.
c. Depict landscaping on Lot lTC,Blockl.
d. Include parcel#R0988260167 and existing Lot24, Block I owned by the City of Meridian
depicted as "NAP" within the boundary of the subdivision; remove the "NAP".
The developer shall construct all proposed fencing andlor any fencing required by the UDC,
consistent with the standards as set forth in UDC 1l-3A-7 and l1-3,{-68.
The developer shall provide a total of 12.16 acres (or 15.4%) of qualified open space as proposed
consisting of a3.57 acre public park, a 2 acre private park, several pocket parks, street buffers
along E. Taconic Street and S. Eagle Road, and parkways along internal local streets, in accord
with UDC 11-3c-3B.
In accord with the site amenity requirements listed in UDC 11-3G-3, the developer shall provide
an additional 5% of open space, pathways, a swimming pool, clubhouse, tot lot/playground, and
picnic shelter as proposed.
The developer shall abandon the Beasley Lateral easement and relocate the lateral and new
easement with development of Lot l, Block 1 1.
The developer shall obtain an easement from the U.S. Bureau of Reclamation for the 14-foot
wide recreational pathway easement along the Ten Mile Creek.
The developer shall obtain an encroachment agreement from the irrigation district for the building
lots (Lots I 8, and 21 , Block 3) that encroach within the Peirce
Lateral easement along the
southwest corner of the subdivision.
The developer shall obtain a license agreement for any improvements on Lot 38C, Block 3 that
lie within the irrigation easement for the Pierce Lateral.
Prior to any development occurring in the Overlay District, a floodplain permit application,
including hydraulic and hydrologic analysis is required to be completed and submitted to the City
and approved by the Floodplain Administrator, per MCC 10-6.
The CC&R's for this subdivision shall include a provision for the slope area on Lots 3-17, Block
3 at the southwest boundary to be landscaped and maintained in a consistent manner.
A secondary emergency access is required at the point when the combined number of
homes in Blackrock Subdivision and Southern Highlands Subdivision reaches 50 homes.
The secondary access may be temporary until such time as a permanent secondary access is
available.
7
V
General Conditions of Approval
Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
Table 1l-2-A-5.
Comply with all provisions of I l-3A-3 with regard to access to streets. Direct access to Director
Street is prohibited.
Construct on-street bikeways on all collector streets as set forth in UDC I l-3A-5.
Comply with the provisions for inigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
Provide a pressurized irrigation system consistent with the standards as set forth in UDC 1 I -3A-
15, UDC 11-38-6 and MCC 9-1-28.
Comply with the sidewalk standards as set forth in UDC 11-3A-17.
Install all utilities consistent with the standards as set forth in UDC 11-3A-21and 11-3B-5J.
Construct all off-street parking areas consistent with the standards as set forth in IrDC I l-3C-6
for single-family dwellings.
Construct the required landscape buffers consistent with the standards as set forth in UDC l1-3B-
7C.
Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
Construct all parkways consistent with the standards as set fofth in UDC 1l-3A-17E,1 1-3G-3B5
and 11-3B-7C.
Comply with all subdivision design and improvement standards as set forth in UDC 1l-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
Protect any existing trees on the subject properly that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC I 1-38- 10.
Comply with all provisions of UDC I 1-3A-3 with regard to maintaining the clear vision triangle.
Ongoing Conditions of Approval
The applicant andlor assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC I l-38-6 and to install and maintain all landscaping as set forth
in UDC 11-38-5, UDC 11-38-13 and UDC 1l-3B-14.
All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
The applicant and/or properly owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
The applicant shall have an ongoing obligation to maintain all pathways.
The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 1 1-34-1 1.
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
1.2.8
1.2.9
1.2.10
1.2.11
1.2.12
1.2.13
1.2.14
1.3
1 .3.1
1.3.2
1.3.3
1.3.1 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 1 1-
3A-3.
1.4
1.4.t
1.4.2
1.4.3
1.4.4
1.4.5
1.4.6
Process Conditions of Approval
No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-38. A surety agreement may be accepted for other improvements in accord with
UDC I1-5C-3C.
The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set fofth in UDC ll-68-3c2.
The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 1 I -6B-
78 (if applicable).
The preliminary plat approval shall be null and void if the applicant fails to either I )
obtain the
City Engineer signature on a final plat within two years; or,2) gain approval of a time extension
as set forth in UDC 1l-68-7.
Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-38-144.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 This proposed development is currently not serviceable by the trunk sewer intended to provide
service to the area, however the developer is proposing to provide service by extending temporary
8-inch diameter sewer main into the area from the future Whitebark Subdivision to the north.
This temporary solution does have service limitations as to the overallnumber of lots allowed.
This proposal has been reviewed by the Public Works Department, and has received conceptual
approval; however it shall be limited to a total of 214lots as depicted on the "Whitebark
Temporary Sanitary Sewer Plan" map and "Table l" that is attached as Exhibit 4-6. The 214lot
maximum threshold for the temporary service boundary will be considered on a first come, first
served basis. Once the trunk main intended to provide service to this area is available in E. Amity
Road, the applicant shall be required to convert the temporary service over to permanent service
from the trunk sewer main. The applicant shall also be responsible for the extension of the trunk
main through this development to the south boundary.
2.1.2 Water service to this development is contingent upon the developer extending a l2-diameter
water main into the area from the future Whitebark Subdivision to the north. This l2-inch
diameter main will need to connect to the existing 12-inch diameter main serving Pressure Zone
#4 in E. Taconic Drive. Developer will be required to provide two water main connections to any
phase containing more than 25 lots, unless this number of lots is increased in the future by action
of the City Council.
Alternatively, the applicant may enter into non-build agreement with the City of Meridian on the
number of lots beyond the above restriction. Said non-build agreement will be recorded into Ada
County Records. A note shall be added to the face of the plat so that future lot buyers will be
noticed, and a reference to said note shall be added to each affected lot.
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2.1.3
2.1.4
v
))
2.2.1
2.2.2
2.2.3
2.2.4
2.2.5
2.2.6
2.2.7
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Applicant shall be required to extend an 8-inch diameter water main from the end of the S.
Graphite Way cul-de-sac across Lot 18, Block 3 to the west property line in alignment with the
shared property line between Parcels #R8847000720 and # R8847000155.
Due to the elevation differentials in this development, the applicant shall be required to submit an
engineered master grading and drainage plan for approval by the Community Development
Department prior to signature on the final plat by the City Engineer. This plan shall establish, at a
minimum; the finish floor elevation of each building lot, the finish grade elevations of the rear lot
corners, the drainage patterns away from each building pad, the drainage patterns of the overall
blocks, and any special swales or subsurface drainage features necessary to control and maintain
storm water drainage. Applicant's engineer shall consult the 2009 International Residential Code
when establishing the finish floor elevations and drainage patterns away from the building pads.
General Conditions of Approval
Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub-grade is less than three feet than altemate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 8112" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 1 1-34-6.
Plans shall be approved by the appropriate irigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
2.2.8
2.2.9
2.2.10
2.2.11
2.2.12
2.2.13
2.2.14
2.2.15
2.2.16
2.2.11
2.2.18
2.2.19
2.2.20
2.2.21
v
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)31 5 -521 1.
Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
All development improvements, including but not limited to sewer and water, fencing, micro-
paths, pressurized irigation and landscaping shall be installed and approved prior to obtaining
certifi cates of occupancy.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
All grading of the site shallbe performed in conformance with MCC 1 l-12-3H.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certifli that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least l-foot above.
The applicants design engineer shall be responsible for inspection ofall irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the city of Meridian Supplemental Specifications to the ISpwc.
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2.2.22
2.2.23
v
The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125%o of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at887-2211.
The Cif of Meridian requires that the owner post to the City a warranty surefr in the amount of
20o/o of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887 -2211.
3. POLICE DEPARTMENT
3.1 The Police Department has concerns on the number of homes to be constructed in the
proposed subdivision that will be in addition to the approximately 30 homes currently
located in Black Rock Subdivision. All of these homes will have a single access point from
Taconic Drive. Should there be any obstruction or delay at the intersection of S. Eagle Road
and Taconic Drive, emergency services would have no access to approxim ately 225 homes.
This is not acceptable and will require a provision for secondary access to be constructed at
the point the combined Southern Highlands and Black Rock subdivisions reach 50 homes.
This access can be a temporary "emergency" access.
4. FmB DpplRrmnNr
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
Intemational Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 Yz" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 %" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
4.4 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical
clearance of 13'6 as set forth in Intemational Fire Code Section 503.2.1.
-12-
Operational fire hydrants, temporary or perrnanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forlh in International Fire Code Section (lFC) 501 .4 and Meridian amendment to IFC 10-4-2J.
To increase emergency access to the site a minimum of two points of access will be required for any
portion of the project which serves more than 50 homes, as set forth in International Fire Code
Section D 1 07. 1 . The two enhances should be separated by no less than Yz the diagonal measurement
of the full development as set forth in Intemational Fire Code Section D104.3. The applicant shall
provide a stub street to the properly to the (wesVeasVnofth/south).
The roadways shall be built to Ada County Highway District cross section standards and have a clear
driving surface. Streets less than 26' in width shall have no on-street parking; streets less than 32' in
width shall have parking only on one side. These measurements shall be based on the drivable
surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of 13' 6". The
roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth in International
Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
The applicant shall work with Public Works and Planning Department staffto provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
properly, as set forth in Intemational Fire Code Section 505.1.
The Fire Department has concerns on the number of homes to be constructed in the
proposed subdivision that will be in addition to the approximately 30 homes currently
located in Black Rock Subdivision. AII of these homes will have a single access point from
Taconic Drive. Should there be any obstruction or delay at the intersection of S. Eagle Road
and Taconic Drive, emergency services would have no access to approxim ately 225 homes.
This is not acceptable and will require a provision for secondary access to be constructed at
the point the combined Southern Highlands and Black Rock subdivisions reach 50 homes.
This access can be a temporary "emergency" access.
4.5
4.6
4.7
4.8
4.9
5. RnpusLIC SERVICES
5.1 Republic Services did not submit comments on this application.
6. PInxSDEPARTMENT
6.1 The Meridian Pathways Master Plan depicts a multi-use pathway on the south/west side of the
Ten Mile Creek.
7. AnI COUNTy HIGHwAY DISTRICT
Comments hove not yet been receivedfrom ACHD on this application.
-13-
C. Legal Description & Exhibit Map for Annexation Boundary
T.c, EI\IGINEEF|S
COhSULIING ENCINE€BS, SURVEYONS AN5 PLANNEBS
332 N BROADMORE WAY SUIIE IOI
iraMPA TDAHO 83687
20S.{42-8300. FAx 2C€-{66Sa4
SOUTH ERN H IGH LAN DS SU BDI YISION
ANNEXATION BOUNDARY
This parcel is situatcd in a grnion ofScction 32,
'l ownship 3 North, Rsngc
I Easr, Boise
Meridian, Ada County, Idaho. more particulorty described os Los l6 and 24, Block l. a porrion
of lnt I, Block 4, a portion of lrt I, Block 5, and a portion of Lot l. Block 6 of Blackock
Subdivision No. l, on file in tbe ollice ofrhe Recorder, Ada County, ldaho, in Book 96, Pages
| 2001- 12008, and a portion ofs. Eagle Road and E. Taconic Drive Right-of-\Vays, rhc cxterior
boundary of $'hich is morc particularly describcd as follows:
BECINNI:{G at the nonheast comer of thc SE I /4 ofsaid Scrction 32 lrom which rhe northeast
comer ofsaid Seclion 32 bea6 N.00"13'15"E.. 2677.52 feett thence along the east boundary ol
said SE1/4.
A) S.00'13',M"W., 142.17 feet to the intersection of the centerline of said E. Taconic Drive;
thence along said centerline,
l) N.89o48'38"W., 528.23 feet to a tangot point of cunaturci $cnce continuing along
a curve to the right.
2) having an arc length of 268.04 feet, a radius of 750.00 feet. thmugh a central angle of
20028'36" and a chord bearing of N.79"34'20''rV., 266.61 feet to a tangent point of
re\rerse cur!'aturre; thence condnuing qlong a cuwe ro
the leff.
3) having an arc leng$ of 266.1 7 fert, a radius of 750.00 fcct, through a central angle of
20"20'03" and a chord bearing ofN.79"30'03\Sr'., 264.78 feet to a point of tangency;
thcncc continuing,
4) N.89o40'05"W., 802,51 feel to a tangent point ofcunature; thence continuinB along
I cun'e to the lell,
5) har,ing an arc length of409.39 fect, s rBdius of500.00 fcrl throuBh e c€ntral sngle of
46"54'46" and a chord bearing of S.66'52'32"W,, 398.05 feet to a poinl oftsngcncy;
thcnce continuing,
6) S.4.3'25'09"W., 584.72 feetl lhence leaving said centerline,
BOISE. ClOIit.rR d'Al,DNE . NAI\'tPn
EI
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1
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5TR\
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Project: 130164
l)atc: Novcmbcr 1.2013
Page: I of3
Projecr:130164
Date; Novenber 1,2013
Pager 2 of3
7) N.46'34'51"Vy.. 25.00 feet to the most e{sterl_v" comer of l.ot 21. Block I of
aforemendoncd Blackrock Subdivision No. l; thcncc alon8 thc no hceslcrly
boundar-r ofsaid Lot 23,
8) N.46'34'51"W., 190.00 fect to the eastedy corner common ro l-ots 22 and 23, Block
I ofssid Blsckrock Subdivision No. l: thence slong the nonheasterly boundary of
soid Lot 22.
9) N.74'49'32"W,, 192.98 feel to thc casrcrly comcr common ro l,ots 2l snd 22, Block
I of said ttlackrock Subdivision No. l; thence alorg the nonheasterly boundar,v ol
said Lot 21.
l0) N.63"50'17"W., 178.01 fcc! to thc easterly c4mer common to t ts20and2l,Block
I ofsaid Blackrock SuMivision No. l; lhence along thc northeasterly boundory of
said l,ol20.
I l) N.37"30'04"W.. 172.16 feet to the easterly comer comrllon ro Lots l9 and 20. Block
I oFsaid Blackrock Suhdivision No. l; thcncc along thc nonhcasterl! boufldary of
said l-ol 19.
l2) N,4l'47'50*W.. 170.59 feet to the easterly comor common to t ts l8snd 19,Block
I ofsaid Blackrock Subdivision No. l; thencc along the northeasterly boundary of
said Lot 18,
l3) N.57'19'56'W., 173.M fcrt to thc cLslerly comer common lo I.ors l7 and 18, Bloct
I ofsaid Blackrock Subdivision No. ll thence along the nonhea*erly boundary ot'
said Lot 17,
l4) N.36"45'50"W., 172.53 feet to the most northsrly comer of said Lor l7; rhcrcc slong
the northwestelly boundary of said Lot I 7,
l5 ) S.46'34'38"W., 161 .81 fcct to rhc most w€sterly comer of said Lor I 7; thcnce,
l6) S.65o59'30"W., 50.05 fcct to the northeast comer of Lot 15, Block I olsaid
Blackrock Subdivision No. I ; thence along thc nonh boundary of said lot 15,
l7) S.89o49'48"W., 235.10 feet to the northcast comcr of l.or 10, Blocl I of seid
lllackrock Subdivision No. l; thencc along thc nofih boundart ofsaid l,ot 10,
tlOlSI: r ('OE[JR
STRI
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ALEIIE o NAMPA
Project: 130164
Datc: November 1.2013
Page: 3 of3
l8) S.89o49'48"W., 20.00 fctt to the nonhwcsr corncr ofsaid Lot t0, said point being on
the west boundary ofthe NE l/4 ofthe SW l/4 ofsaid Sectiol 32i thencc along ssid
west boundar),,
l9) N.00o l0'12"W., 2.14 lcct to thc souths,qst corn€r o[thc SF. I /4 ofthc NIV I /4 of said
Section 32t thence alorg the wesr boundary,ofsaid SE li4 ofthe Nw l/4.
20) N.00"53'12"E., 1337.41 fc.t to thc nonhNest comer of said SE l/4 ofthe NW l/4:
lhence along lhe rorth boundary ofsaid SE l/4 ofthe NW l/4,
2l)5.89"43'51"E., 1335,91 feet to the nonh*sst comer ofthe S lD of the NE ll4 ofsaid
Scction 32: thcnce along thc nofl.h boundar] of said S l2 ofthe NE U4,
22) 5.89"41 '56'E., l7l 8.43 feet to the northeasterly top of bank of thc Tcn Milc Drain
ard thc casterly boundary of aforemcntioned Lot 16, Block I of Blackrock
Subdivision No. I I thenc€ along said top ofbank and said eiutcrly tnundary,
23 ) S.36"3 5'50"E., 19E.56 feet; thence corrinuing.
24) S.47"26'09''E.. 889, l2 feeti thence leaving said top of bank and continuing along
said casrcrly boundary,
25) N.89o39'49"W., I13.10 fe€t: therc€ conrinuing.
26)S.00"13'14"W., 255.57 fea; thence conrinuing,
27) S.89"39'49"E., 276.89 fed ro a point on the east boundary ofthe NE l/4 of mid
Scclion 32; ficrcc along said cast boundary,
:8 t S.00" I l'1.5'w.. i:6.3.1 leel to lhe PoINT oF BEct:VNIN(;
CONI AININC 126.27 acres. more or less.
BOISE . COEUR d'A1.ENE . NAMPA
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ADA COUNTI" IDAHO
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AEARING DISTANCE
LI 50 r 3 4.1V '112.17'
L? NAg{A'lA'W
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190.00'
L' N7{49 Jz'll 192.9A
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B{)UJDARY Ll.\..t lAALI
LiNE BEARING OISTANCE
Lt t s46'J4 JA]f I6l.at'
Lr2 s65'59 JC1v
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Lt9 589J9',a9't 276.89',
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I}OUNDARY I'IIRYT TABLI
CURVE LENCTH MOIUS OELTA BEARING cuoRD
ct 268 C4 750,C4' 2C2a'16' lr79Jr'?01,{ 266.6i'
c2 266.t7' 750 Ci', 2020'ol' n79JC 0.]\r 26178'
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NAMPA, IOAHO E36875123
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ANNEXATION BOUNDARY EXHIBIT
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D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, the
Council shall make the following findings:
a, The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex the subject properly from RUT in Ada County to the R-4
zoning district. Staff finds that the proposed map amendment is generally consistent with the
LDR FLUM designation for this site and should be compatible with adjacent residential uses.
Therefore, Staff finds the amendment is consistent with the applicable provisions of the
Comprehensive Plan (see section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statementl
Staff finds that the proposed map amendment to the R-4 zoning district is consistent with the
purpose statement for the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider any oral or written testimony that
may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of seryices
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Staff finds annexing this property with an R-4 zoning district is in the best interest of the
City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
L. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transpoftation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed developmentl
Staff finds that public services will be provided to the subject properly upon
development. (See Exhibit B of the Staff Report for more details from public service
- 19 -
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providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, Staff finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B
for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
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WHEN RECoRDED MAIL To
THoRNToN BynoN LLP
3l0l W. MArN SrREEr, SrE.200
Bosa,lD 83702-2099
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Aeove SPACE FoR RrcoRnpR's UsB
SANITARY SEWER AND MAIN EASEMENT
THIS INDENTURE, made thir lg+t"y of Decemb er,2Ol3,between CINDY K. LEWIS, Trustee of
the CINDY K. LEWIS TRUST ultladated,the 18th day of May,2}O5,and T&M HOLDINGS LLC,
an Idaho limited liability company, the parties of the first part, hereinafter called the Grantors; and
the CITY OF MERIDIAN, Ada County, Idaho, the party of the second part, hereinafter called the
Grantee.
WITNESSETH:
WHEREAS, the Grantors desire to provide sanitary sewer and water main right-of-ways
across the premises and property hereinafter particularly bounded and described; and
WHEREAS, the sanitary sewer and water is to be provided for through underground
pipelines to be constructed by others; and
WHEREAS, it will be necessary to maintain and service said pipelines from time to time by
the Grantee.
NOW, THEREFORE, in consideration of the benefits to be received by the Grantors, and
other good and valuable consideration, the Grantors do hereby give, grant and convey unto
the Grantee the righrof-ways for easements for the operation and maintenance of sanitary
sewer and water mains over and across the real property described on Exhibits A-1 and A-2
attached hereto and depicted on Exhibits B-1 and B-2 attached hereto, collectively the
"easement."
The easement hereby granted is for the purpose of construction and operation of sanitary
sewer and water mains and their allied facilities, together with their maintenance, repair and
replacement at the convenience of the Grantee, with the free right of access to such facilities
at any and all times.
TO HAVE AND TO HOLD, the said easement and right-of-way unto the said Grantee, it's
successors and assigns forever.
IT IS EXPRESSLY LINDERSTOOD AND AGREED, by and between the parties hereto,
that after making repairs or performing other maintenance, Grantee shall restore the area of
the easement and adjacent property to that existent prior to undertaking such repairs and
1
maintenance. However, Grantee shall not be responsible for repairing, replacing or restoring
anything placed within the area described in this easement that was placed there in violation
of this easement.
THE GRANTORS hereby covenant and agree that they will not place or allow to be placed
any peilnanent structures, trees, brush, or perennial shrubs or flowers within the area
described for this easement, which would interfere with the use of said easement, for the
purposes stated herein.
THE GRANTORS hereby covenant and agree with the Grantee that should any part of the
right-of-way and easement hereby granted shall become pa.rt of, or lie within the boundaries
of any public street, then, to such extent, such right-of-way and easement hereby granted
which lies within such boundary thereof or which is a part thereof, shall cease and become
null and void and of no further eflect and shall be completely relinquished.
THE GRANTORS do hereby covenant with the Grantee that they are lawfully seized and
possessed of the aforementioned and described tract of land, and that they have a good and
lawful right to convey said easement, and that they will warrant and forever defend the title
and quiet possession thereof against the lawful claims of all persons whomsoever.
IN WITNESS WHEREOF, the said parties of the first part have hereurito subscribed their
signatures the day and year first herein above written.
GRANTOR:
CINDY K. LEWIS TRUST ultladatedthe 18tr day
of 2095
Cindy Trustee
T&M HOLDINGS LLC, AN IDAHO LIMITED
LIABILITY
By:
R. Manager
2
STATE OF rDAHO )
ss.
County of Ada )
On this I f,^ day of December, zll3,before me, the undersigned, aNotary Public in
and for said State, personally appeared Cindy K. Lewis, known or identified to me to be the Trustee
of the Cindy K. Lewis Trust uitla dated the 18th day of May,2005,the within named Trust, and the
person whose name is subscribed to the foregoing instrument, and acknowledged to me that she
executed the same for and on behalf of said Trust.
IN WITNESS WFDREOF, I have hereunto set my hand and affixed my official seal the day
and year fist above written.
Notary Public,
Commission Expires
STATE OF rDAHO )
ss.
County of Ada )
On this
-.] 'IOu,
of Decemb er,2013,before me, the undersigned Notary Public in and for
said State, personally appeared Douglas R. McMaster, known or identified to me to be a Manager of
T&M Holdings LLC, the Idaho limited liability company that executed the foregoing insffument and
the person whose name is subscribed to the within instrument, and acknowledged to me that said
limited liability company executed the same.
IN MTNESS WHEREOF, I have hereunto set my hand and affixed my official seal the
day and year in this certificate first above written.
Notary Public, of
Residing at:
Commission Expires:
J
r
IUB
Q.O
It
OE
Residing at:
1->or?
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GRANTEE: CITY OFMERIDIAN
Tammy de Weerd, Mayor
Attest by Jaycee L. Holman, City Clerk
Approved By City Council:
(Date)
STATE OF rDAHO )
: ss.
CountyofAda )
On this _ day of December, 2013, before me, the undersigned, a Notary Public in and
for said State, personally appeared Tammy de Weerd and Jaycee L. Holman, known to me to be the
Mayor and City Clerk, respectively, of the City of Meridian,.Idaho, and who executed the within
instrument, and acknowledged to me that the City of Meridian executed the same.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and
year f,rst above written.
4
NOTARY PUBLIC FORIDAHO
Residing at:
Commission Expires:
Fl,xhihit A-l
Legal Description of Easement (West Side of Subject Property)
Commencing at the Nofthwest corner of said Section 32 from which the North
114 corner of said Section 32 bears South 89"43'50" East, 2645.04 feet; Thence along
the North boundary line of said Section 32 South 89"43'50'' East, 2316.55 feet; Thence
Ieaving said North boundary line South 00'16'10" West, 25.00 feet to a point on the
South right-of-way line of West Amity Road, said point being the REAL pOtNT
OF
BEGINNING;
Thence continuing South 00'16'1 0" West, 286.50 feet;
Thence North 89'43'50" West, 105.78 feet;
Thence 95.24leet along the arc of a curve to the left having a radius of 55.00
feet, a central angle of 99'12'50'and a long chord which bears South 40"39'45,,West,
a distance of 83.78 feet;
Thence South 08'56'41 " East, 225. 19 feet;
Thence 130.69 feet along the arc of a curve to the right having a radius of
320.00 feet, a central angle of 23"24'00" and a long chord which bears South
02"45'19" West, a distance of 129.78 feet;
Thence South 14'27'19" West, 120.06 feet;
Thence 163.04 feet along the arc of a curve to the left having a radius of280.00
feet, a central angle of 33'21'42" and a long chord which bears South 02.13'32,, East,
a distance of 160.74 feet;
Thence 231.23 feel along the arc of a reverse curve to the right having a radius
of 420.00 feet, a central angle of 31"32'38" and a long chord which bears South
03"08'04" East, a distance o'f 228.32 feel;
Thence 38.93 feet along the arc of a reverse curve to the left having a radius of
180.00 feet, a central angle of 12"23'29" and a long chord which bears South
06"26'30" West, a distance of 38.85 feet;
Thence along said North boundary line North 89'44'45" West, 40.00 feet;
5
Thence South 00"14'46" West, 66.50 feet to a point on the North boundary line
of Blackrock Subdivision No. 1 as filed in Book g6
of Plats at Pages 12003 through
12008, records ofAda County, ldaho;
Thence leaving said North boundary line North 00"14'46" East, 66.50 feet;
Thence 47.58 feet along the arc of a curve to the right having a radius of
220.0O feet, a central angle of 12"23'29" and a long chord which bears North 06"26'30"
East, a distance of 47 .49 feet',
Thence 209.21feet along the arc of a reverse curve to the left having a radius
of 380.00 feet, a centralangle of 31'32'38" and a long chord which bears North
03"08'04" West, a distance of 206.58 feet;
Thence 186.33 feet along the arc of a reverse curve to the right having a radius
of 320.00 feet, a central angle of 33"21'42" and a long chord which bears North
02"13'32" West, a distance of 183.71 feet;
Thence North 14"27'19" East, 120.06 feet;
Thence 114.35 feet along the arc of a curve to the left having a radius of 280.00
feet, a central angle of 23'24'00" and a long chord which bears North A2"45'19" East, a
distance of 1 13.56 feet;
Thence North 08'56'41" West, 225.19 feet;
Thence 63.01 feet along the arc of a curve to the right having a radius of 95.00
feet, a central angle of 38"00'1'1" and a long chord which bears North 10"03'24" East, a
distance of 61.86 feet;
Thence North 10'26'58" West, 301.00 feet to a point on the South right-of-way
line of West Amity Road;
Thence along said South right-of-way line South 89'43'50" East, 40,71 feet;
Thence leaving said South right-of-way line South '10"26'58" East, 264.89 feet;
Thence 51.79 feet along the arc of a non-tangent curve to the right having a
radius of 95.00 feet, a central angle of 31"14'09" and a long chord which bears North
74'39'05" East, a distance of 51 .15 feet;
Thence South 89'43'50" East, 65.79 feet;
Thence North 00'16'10" East, 246.50 feet to a point on the South right-of-way
line of said West Amity Road;
Thence along said South right-of-way line South 89"43'50" East, 40.00 feet to
the REAL POINT OF BEGINNING
6
Exhibit A-2
Legal Description of Easement (East Side of Subject Property)
A permanent public utility and access easement located within a portion of the
Northeast 114 of the Northwest 1/4 of Section 32, Township 3 North, Range 1 East,
Boise Meridian, City of lvleridian, Ada County, ldaho being more particularly described
as follows:
Commencing at the Northwest corner of said Section 32 from which the North
114 corner of said Section 32 bears South 89"43'50,' East, 2645.04 feet; Thence along
the North boundary line of said Section 32 South 89"43'50', East,2454.S4 feet; Thence
leaving said North boundary line South 00"18'40', West, 25.00 feet to a point on the
South right-of-way line of West Amity Road, said point being the REAL
pOtNT OF
BEGINNING;
Thence along said South right-of-way line of South 89"43,50', East, 30.00 feet;
Thence South 00'18'40' West, 331 .50 feet;
Thence South 09'33'17" East, 7'1 . 1 0 feet;
Thence South 09"49'37" East, 104.87 feet;
Thence 156.49 feet along the arc of a curve to the right having a radius of
42O.OO feet, a central angle of 21"20'54" and a long chord which beais South
00"50'49" West, a distance of 155.59 feet;
Thence South 11"31'16'West, 217.15 feet;
Thence 87.99 feet along the arc of a curve to the left having a radius of 1g0.00
feet, a central angle of 28"00'33" and a long chord which bears South 02"29'OO,'East,
a distance of 87 .12 feel;
Thence 297.31 feet along the arc of a reverse curye to the right having a radius
of 520.00 feet, a central angle of 32"45'30" and a long chord which bears South
00'06'32" East, a distance of 293.27 feet;
Thence 22-37 feet along the arc of a reverse curve to the left having a radius of
80.00 feet, a central angle of 16'01'27" and a long chord which bears South 0g"15,30,,
West, a distance of 22.30 feet;
Thence South 00'14'46'East, 36.47 feet to a point on the North boundary line
of Blackrock Subdivision No. 1 as fjled in Book gO
of Plats at pages
12003 through
12008, records of Ada County, ldaho;
Thence along said North boundary line North 89'44'45" West, 40.00 feet;
Thence leaving said North boundary line North OO'14'46" East, 36.47 feet;
Thence 33.56 feet along the arc of a curve to the right having a radius of
120.00 feet, a central angle of 16"01'27", and a long chord which bears North
08'15'30" East, a distance of 33.45 feet;
7
\r-/
Thence 274.44 feet along the arc of a reverse curve to the left having a radius
of 480.00 feet, a central angle of 32"45'30", and a long chord which bears ttbrtfr
00"06'32" West, a distance of 270.71 feet;
Thence 1o7.55 feet along the arc of a reverse curve to the right having a radius
of 220.00 feet, a central angle of 28"00'33", and a long chord which bears North
02"29'00" West, a distance of 106.48 feet;
Thence North 11"31'1G" East, 217.15 feet;
Thence 141.59 feet along the arc of a curve to the left having a radius of 380.00
feet, a central angle of 21"20'54", and a long chord which bears ruortn 00"50'4g" East,
a distance of 140.77 feet;
Thence North 09'49'37" West, 188.01 feet;
Thence North 12"34'26" East, 55.69 feet;
Thence Nofth 00'18'40" East,272.31 feet to the REAL polNT
oF
BEGINNING.
8
a
Exhibit B-1
Depiction of Easement (West Side of Subject Properfy)
'sBEARINGS AASIS a9'43'50" OF e 2645.0+'
W. AMIry ROAD
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SCALE:
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CURVE TABLE
OURVE RADJUS LENGTH CHORD CHORD BRG. DELTA
C1 55.O0' 95.24' a3-7a', s 40'39'45" W 99'1 2',50"
32C.00', 1 30.69' 1?9 fA' s 02'45'19" W 23'24',OO"
2 80. OO' 153.O4' 160 a4' s o2'rJ'32" E 33'2i',42"
420.OO' ?31.23' 22A i)' s o3'oa'o4" E 31'32',5a"
1 AO.OO' -1a.9 3' 3a a5' s 06'26'.10" w 1 2'23'?9"
220.AO' 47.5n' 47 49' N O6'26'JO" E 12'23'?9"
3ao.oo' 2A9 21 206 5R' N 03'08 04" W 31'32 3A"
320.OO' i 86.-3.t' 1A3 71' ti o2'13'32" W 33'21',42"
zao.oo' 1 14.35' 1 1 3.56', 23'24'OO"
95. OO' 6.1. ol 61 86' N r 0'03:24" E 3a'oo'1 1"
95. OO' 51-79' 51 15' N 74'39'05" 8 51
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NO.
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EXHIBIT DRAWNG FOR
PERN/ANENT PUBLIC UTILITY AND
ACCESS EASEMENT 1
IDAHO SURVEY ;1450 ?'J:O'i1?e. WAIEffOWER .,,^.,"""",, SA.
GROUP, P.C. "o''u'u"'o LOCAIEO WIHIN rHE NE l/4 OF OF IHE NW 1/4 OF SECION 32,
T.3N., R.lE,.8.M., MERIDIAN. ADA COUNTY, IDAHO
owc. oAlE
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9
OF
Exhibit B-2
Depiction of Easement (East Side of Subject Property)
sBEARINGS BASIS a9'43'50- OF E 2645.04'
W. AMITY ROAD
245!.94:_ _ _
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272.31 I L- ssr.so'18'40"so' w
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188.01 ' I
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104-87'
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PERM
BLACKROCK SUB. NO. 1
Curve Toble
Curve f Length Rodius
Delto CHD BEARING CHD DISTANCE
ul 156.49 420.O0 21'20'54" s0'50'49"w 155.59
c2 141.59 380.00 21'20'54" N0'50'49"E 1+O.-17
87.99 180.00 28'O0'33" s2'29'OO"E a7.12
c4 .t07.55
220.OO 28'00'33" N2'29'OO"W 1 06.48
297.31 520.00 32'45'30" s0'o6'32"E 293.27
LO 274.44 480.00 32',45'30" N0'06'32"W 270.71
22.37 80.00 16'01'27" s8'15'JO"W ZI. JU
C8 33.56 120.00 16'01'27" N8'15'J0"E 33.45
tLlult
OF
7729
Joa No.
13-t7a
EXHIBIT B
PERMANENT PUBLIC UTILITY AND
ACCESS EASEMENT 1
IDAHO
SURVEY
GROUP, P,C
1-Z/78/2613 29i22 ?83441437 BOISE T IECT PAGE A2/62
within the easement befur€ &e proper crcssing
agreements hsve been secured thLrough rhe
Bureau of Reclamation and the Boise project
Board of Control.
utilities planning to cross ary project facility must do so ia accordance
with the ma.ster
policies now held between the Bureau of Ricramation and most of the utilites. In
any
case no work shall Uke place within the casement before proper
have been secured thmugL both the Bureau of Recramation ad the crossing Boise fr"".ii.gr"t so*"r*t, d
of Control.
Storm Drainage and/or Street Runoff must be rctained on site.
Local irrigation/drainage ditches that cross this property, in order to serve
ncighboring
properties, must remain unq6suua,ad and protected by an appropriate easement.
whereas this property ries within the New york
Irrigation Districr it is important that
represortatives of this development contact the NyrD office as .oo" *
ior.iur. io
discuss the- pressure- system prior to-any costly design work. tf applicabi..
system will have to be built to specific spccifications as set by the tni iJg"ti*
'lSisdct
/ project. -
Boise Project Board of Control must receive a written response from
the New york
Irrigation Dishict as to who w I own and operate the pressure irigation.ys", prioiio
review and approval ofan irrigation plan by boise project
Board ofControl.
This dwclopment is sWect to Idaho Code 3l-3g05, in accordance,
this o{fice is
requesting any copies ofthe irrigation and drainage plans.
Whereas this development is in its preliminary stages, Boise
project Boad of Conhol
rese-rves the right to review plans and require chanles when our
easements aud/or
rac,lrtles are afiected by unknowtr factorc.
l!1..o1lt ^t .
ffi:r.^ry.Pls_
-or
commenta regarding this maner, please do not
nesrare to contact me at (208) j44_ll4l.
Sincerely,
Bob Cater
A3sistaot Projcct Manager- BpBC
cc: bdc/bc Phil Comegys Watermaster, Div;2 BpBC
VeltaHarwood Secrctary-Treasurer.NylD
File
elh
V\J
l. PROJECT NAME -o
2. LOCATION OF
WA N
5de 7T ED
3. LOCATION OF
+. (XIS IF A YES PRV PLEASE REQUIRED INDICATED FOR LOCATION THIS PRO]ON ECT-MAP) YTS-XO
FTREFLow REeuTREMENTS MET FoR REsTDENTT AL? /-g: J ?/) Zo g s.
5. IS A FLUSH LINE REQUIRED?
-YES-NO
X
6. IS ANY PART OF THIS PRO]ECT IN THE FLOOD PLAIN
(YES)
7. IS THIS PROJECT REQUIRED TO UPSIZE/OVER DEPTH ON ANY
WATER
o
d
o
Jo.^r^, A,^^r-v\
\
I
--(ON SITE / OFF
8. IS THIS PROJECT REQUIRED TO UPSIZE/ OVER DEPTH ON ANY
SEWER LINES
-(ON
SITE / OFF SITE)
WATER /o /)
2o13
I
I
Planner: J'* v u
City of Meridian Development Review
Agency Comments Meeting
Date: tol s I r3 Date of List:
Project Name: '
h/hikbart- S*
Fire
Notes:
ve:
A B C D
1 2 J 4 5 6 7 8 v^ 10 6D (rl '11 t4 @)
15 T6 l7 w @-
2l 22 23 24 25 26 27 28 a9 30 31 3Z 34 35 36 37 38 39
60
4t 42 43 44 45 46 47 48 49
Police
Notes:
A B C D E
7l 72 73 74 75 76 77 78
Services
A B C
I 2 3 97 98
Parks
Notes
6 46 47 79 80 81 82 83 84 85
Public Works
Notes:
1 2 J 4 5 6 7 8 9 10 11 12 13 t4 15 I6 t7 18 t9 20
2t 22 23 24 25 26 27 28 29 30
Rev.6/6/12
JJ
Notes:
Item #41 & M: Whitebark Suldrvision (MDA.I3.018; PP.13.028) \"'
Application(s):
) F DevelopmentAgreementModification Preliminary Plat
Size of property, existing zoning, and location: This site consists of 19 acres, is currently zoned R-4, and is located at 2135 E.
Amity Road on the south side of E. Amity midway between S. Locust Grove & S. Eagle Roads.
History: ln 2006, this property was annexed with a development agreement & a preliminary plat but the plat
has since expired,
Summary of Request: The DA restricts development of this site to 48 SFR building lots & 8 common/other lots consistent with the
previously approved preliminary plat. The applicant proposes
to amend the DA to change the number of building lots to 48 consistent
with the proposed preliminary plat; & other clean-up items related to current conditions & ownership of the property.
The proposed preliminary plat consists of 55 SFR building lots & 7 common/other lots on
'19 acres of land. The gross density of the
proposed subdivision is 2.89 dwelling units per acre consistent W/the LDR FLUM designation for this site. The plat is proposed
to
develop in 2 phases with the western % developing first which will include the entry & % of the central common area. All development is
required to comply with the dimensional standards of the R-4 district,
The main access to the subdivision is proposed at the no(h boundary via E, Amity Roadi two stub sheets are depicted on the plat
to
the south & one stub street is proposed to the west & east for future extension & interconnectivity. Common driveways are proposed to
the lots in the northwest & northeast corners of the development & shall comply with the standards in effect at the time of final plat
submittal.
A 25'wide landscaped street buffer & 5' wide detached sidewalk is required along E. Amity Road. Parkways Mdetached sidewalks are
proposed along internal streets within the development.
The applicant is proposing 2.08 acres (or
'11.3%) qualifled open space & a tot lot w/play equipment and pathways through
the common
area as amenities in accord W/UDC standards.
A 6' tall solid vinyl fence is proposed along the perimeter boundary of the subdivision; and a 4' tall vinyl fence is
proposed at the rear &
side boundaries of the lots adjacent to the interior common area.
There are some ditches that exist along the property boundaries of this srte that are required to be piped w/development.
Conceptual building elevations were submitted for future homes within the development consisting of a mix of one & two stories w/3 car
garages. The homes are proposed to be earth tone colors with stone accents & other details to enhance the front elevations. Staff
recommends a provision be added to the amended DA for future homes on the site to be generally consistent with the conceptual
building elevations submitted with this application; and structures on Lots 4 & 6, Block 1 & Lot 4, Block 4 that back up to E. Amity Road
incorporate articulation on the rearlside elevations that face Amity to break up monotonous wall planes & roof lines.
Commission Recommendation: Approval w/conditions in Exhiblt B of the staff report as modified by the Commission
Summary i. ln favor: of Commission Dave Yorgason Public Hearing:
ii. ln opposition: None
iii. Commenting: Gwen Boyle
iv. Written testimony: John & Helen Huffman; Dave Yorgason; the Boise Project Board of Control; Bruce Freckleton (memo).
Key lssue(s) of Discussion by Commission: None
Key Commission Change(s) to Staff Recommendation :
i, t\ilodify conditions #21.1 &2.1.2and replace the exhibit map &table in ExhibitA.T perthememofrom Bruce Freckleton dated
November 22, 2013;
ii. Add a note to the final plat stating that any proposed and/or future usage of the Boise Project Board
of Control facilities are
subject to ldaho statutes Title 42-1909. And also that fencing must be constructed just offthe lateral easement (see
condition
#1 .1 .2e), at the request of the Boise Prolect Board of Control.
Outstanding lssue(s) for City Council: None
Written Testimony since Commission Hearing: None
q (
.,J\J
Item #41& M: Whitebark Subdivision (MDA-13-018; PP-13-028)
Application(s):
)DevelopmentAgreementModification F Preliminary Plat
Size of property, existing zoning, and location: This site consists of 19 acres, is currently zoned R-4, and is located at2135 E.
Amity Road on the south side of E, Amity midway between S. Locust Grove & S, Eagle Roads.
History: ln 2006, this property was annexed with a development agreement & a preliminary plat
but the plat has since expired.
Summary of Request: The DA restricts development of this site to 48 SFR building lots & 8 common/other lots consistent with the
previously approved preliminary plat. The applicant proposes to amend the DA to change the number of building lots to 48
consistent
with the proposed preliminary plat; & other clean-up items related to current conditions & ownership of the pmperty.
The proposed preliminary plat consists of 55 SFR building lots & 7 commoniother lots on
'19 acres of land. The gross
density of the
proposed subdivision is 2.89 dwelling units per acre consistent Mthe LDR FLUM designation for this site. The plat is proposed
to
develop in 2 phases with the westem % developing first which will include the entry & % ofthe central common area. AII development is
required to comply with the dimensional standards of the R-4 district.
The main access to the subdivision is proposed at the north boundary via E. Amity Road; two stub streets are depicted on the plat to
the south & one stub street is proposed to the west & east for future extension & interconnectivity. Common driveways are proposed to
the lots in the northwest & northeast comers of the development & shall comply with the standards in effect at the time offinal plat
submittal.
A 25'wide landscaped street buffer & 5'wide detached sidewalk is required along E. Amity Road, Parkways w/detached sidewalks are
proposed along internal streets within the development,
The applicant is proposing 2.08 acres (or 11.3%) qualified open space
& a tot lot Wplay equipment and pathways through the common
area as amenities in accord dUDC standards.
A 6' tall solid vinyl fence is proposed along the penmeter boundary
of the subdivision; and a 4' tall vinyl fence is proposed at the rear &
side boundanes of the lots adjacent to the interior common area.
There are some dttches that exist along the property boundaries of this site that are required to be piped Mdevelopment.
Conceptual building elevations were submitted for future homes within the development consisting of a mix of one & two stories W/3 car
garages. The homes are proposed to be earth tone colors with stone accents & other details to enhance the front elevations. Staff
recommends a provision be added to the amended DA for future homes on the site to be generally
consistent with the conceptual
building elevations submitted with this application; and structures on Lots 4 & 6, Block 1 & Lot 4, Block 4 that back up to E. Amity Road
incorporate articulation on the rear/side elevations that face Amity to break up monotonous wall planes & roof lines.
Commission Recommendation: Approval dconditions in Exhibit B of the staff report as modified by the Commission
Summary i. ln favor: of Commission Dave Yorgason Public Hearing:
ii. ln opposition: None
iii. Commenting: Gwen Boyle
iv. Written testimony: John & Helen Huffman; Dave Yorgason; the Boise Project Board of Control; Bruce Freckleton (memo).
Key lssue(s) of Discussion by Commission: None
Key Commission Change(s) to Staff Recommendation:
i. Modify conditions #2.1.1 &2.1.2and replace the exhibit map &table in ExhibitA.T perthe memofrom Bruce Freckleton dated
November 22, 2013;
ii. Add a note to the final plat stating that any proposed and/or future usage of the Boise Poect Board of Control facilities are
subject to ldaho statutes Title 42-1909. And also that fencing mustbe constructed just off the lateraleasement (see
condition
#1.1.2e), at the request of the Boise Prolect Board of Control.
Outstanding lssue(s)for City Council: None
Wriften Testimony since Commission Hearing: None
-
,)
.)ffi.,t c/n*am-
.,/ i-/
\.f
DV1
Item lI4L: Whitebark Subdiviltf,n (MDA.I3.01S; PP.l3.028) v
Application(s):
i DevelopmentAgreementModification
> Preliminary Plat
Size of property, existing zoning, and location: Thrs site consists of 19 acres, is cunently zoned R-4, and is located at 2'135 E.
Amity Road on the south side of E. Amity midway between S. Locust Grove & S. Eagle Roads.
Adjacent Land Use & Zoning: This site is sunounded by rural residential/agricultural property, zoned R1 & RUT in Ada County.
History: ln 2006, this property was annexed with a development agreement & a preliminary plat but the
plat has since expired.
Summary of Request: The DA restncts development of this site to 48 SFR building lots & 8 common/other lots consistent with the
previously approved preliminary plat. The applicant proposes an amendment to the DA
to change the number of building lots to 48
consistent with the proposed preliminary plat; & other clean-up items related to cunent conditions & ownership of the property.
The proposed preliminary plat consists of 55 SFR building lots & 7 common/other lots on 19 acres of land. The gross
density of the
proposed subdivision is 2.89 dwelling units per acre consistent w/the LDR FLUM designation for this site. The plat
is proposed to
develop in 2 phases with the westem % developing first which will include the entry & % of the central common area. All development is
required to comply with the dimensronal standards of the R4 district.
The main access to the subdivision is proposed at the north boundary via E. Amity Road; two stub streets are depicted on the plat
to
the south & one stub street is proposed to the west & east for future extension & interconnectivity. Common dnveways are proposed
to
the lots in the northwest & northeast comers of the development & shall comply with the standards in effect at the time of linal plat
submittal.
A 25' wide landscaped street buffer & 5' wide detached sidewalk is required along E. Amity Road. Parkways detached sidewalks are
proposed along intemal streets withrn the development.
Because this site is over 5 acres in size, a minimum of 10% qualified open space & (1) site amenity is
required to be provided. The
applicant is proposing 2,08 acres (or 1 1.3olo) qualilied open space & a tot lot dplay equipment and pathways through the common area
as amenities.
A 6' tall solid vinyl fence is proposed along the perimeter boundary of the subdivision; and a 4' tall vinyl fence is
proposed at the rear &
side boundanes of the lots adjacent to the interior common area.
There are some ditches that exist along the property boundaries of this site that are required to be piped
ddevelopment.
Conceptual building elevations were submitted for future homes within the development consisting of a mix of one & two stones w/3 car
garages. The homes are proposed to be earth tone colors with stone accents & other details to enhance the front elevations. Staff
recommends a provision be added to the amended DA for future homes on the site to be generally
consistent with the conceptual
building elevations submitted with this application; and structures on Lots 4 & 6, Block 1 & Lot 4, Block 4 that back up to E. Amity Road
incorporate articulation on the rearhide elevations that face Amity to break up monotonous wall planes & roof lines.
Written Testimony:
. John & Helen Huffman (non{limbable fence along west boundary; ditch along south boundary piped
- access to irngation
water not be restricted or changed; covenants that prevent feeding, teasing, abusing, or taunting livestock and/or students,
and addresses motorized radio-controlled ai
. Memo Dave Yomason. from Bruce Aoolicant Freckleton (in modifying aoreement co dstafls tion#memo 2.1.1 &containino 2.1.2 <revised * conditions)
* big eiiec* bbqrl o( t6\^.+tbt - Yrxeots o€ r(r<]"r."'+r'on
hes ^n
coltr,'^c^+ {o. 9errl )eY t
a-rr4- t
Staff Recommendation: Approval dconditions in Exhibit B of the staff report in accord with the changes to condinoni#2.1.1 &2.1.2
as stated in the memo from Bruce Freckleton dated October 17, 2013
/C4(t /D incJ
6h 6,1 7-n1
Notes:
)
n4'r//oi
tO
\7 \.7
Carol Skinner
From:
Sent:
To:
Subject:
Ted Baird
Monday, January 06, 2014 1 'l:35 AM
Carol Skinner
RE: whitebark sewer and water main easement
This looks fine.
---Original Message- -
From: Carol Skinner
Sent: Friday, December 27,2013 9:56 AM
To: Ted Baird
Subject: FW: whitebark sewer and water main easement
Please review and let me know when ready for cc agenda.
---Original Message----
From: RicohC5503_CD@meridiancity.org Imailto:RicohC5503_CD@meridiancity.org]
Sent: Friday, December 27,2013 9:55 AM
To: Carol Skin ner
Su bject: Message from " RNP0026736FC6FF"
This E-mail was sent from "RN P0026736FC6FF' (MP C5503)
Scan Date: 72.27.20t3 09:54:39 (-0700)
Queries to: RicohC5503 CD@ meridia ncitv.ors
1
From:
Sent:
To:
Bruce Freckleton
Monday, January 06,2014 3.14 PM
Dan Wood (dwood0214@gmail.com); Chad Kinkela, John Carpenter 0carpenter@to-
engineers.com); Matt Schultz<schultzdevelopment@yahoo.com>
Warren Stewart; Kyle Radek; cdolsby@meridiancity.org
Sewer and roadway alignments
Whitebark-Southern Highlands(2).JPG; Whitebark-Southern Highlands(1).JPG
Good afternoon all,
We seem to have a misallgnment in the roadways between Whltebark and Southern Highlands (see attached map). I
brinB this up because there is an effort underway to dedicate a utility easement through Whltebark No. 1 for service to
the Southern Highlands area. My concern is that once the easement is dedicated, we will be nailing down the alignment
of the roadway connection between the two developments. The City does not want to entertain any proposals to
deviate from the normal utility corridors down the road because of misalignment adjustments. To that end, I would like
to see that the alignments are worked out between the two projects before we approve the easements.
As you know, we are also in the process of working out the crossover location for the temp to permanent sewer service
with the Whitebark team, and will be scheduling a meeting for later this week to discuss in more details. lt is the city's
desire to achieve the crossover in Amity Road, and to provide the temporary sewer alignment to Whitebark through the
main entrance roadway instead of through the common area lot.
With regard to the alignment ofthe future trunk line through Southern Highlands, it appears that you are deviating away
from the Master Planned alignment. As shown on your preliminary engineering, you are proposing
to route the trunk
out to the east through an easement in more or less alignment with S. Solstice Street (see attached map). lt also
appears that you are planning for another crossover near your points of connection at Whitebark, and we are unclear
Thanks,
Bruce
Bruce Freckleton
Development Services Manager
Community Development Department
33 E. Broadway Avenue, Suite 102
Meridian, ldaho 83642-2619
Phone: (208) 887-2211
.^
5ll Think Green
Please do not print this email unless necessary
dr{Y7>zwDlAN=_\-7 -
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Carol Skinner
From:
Sent:
To:
Cc:
Subject:
Robin Jack
Friday, December 27,2013 4:31 PM
Robin Jack; Carol Skinner; Matt Hoffman
Carol Skinner
Case # 37973 HAS BEEN CLOSED BY RJACK : WHITEBARK SEWER AND WATER MAIN
EASEIVIENT
(2OB)489-0494
CITYHALL
Name: CAROL SKINNER
TitIe: WHITEBARK SEWER AND WATER MAIN EASEMENT
Ticket lD:37973 Status: CLOSED
Priority: 3 GENERAL Queue Location: PUBLIC WORKS
Category: GIS DATA CREATION Tech: ROBIN JACK
Dept: Community Development
1. Whitebark Sewer and Water Main Easement.pdf: Added on t2/27/2013 9:55:09 AM by CSKINNER
Entered in GIS. Please check easement ]-ocation
please [Note: Created review on t2/and 27/2013 let 9:me 55:09 know AM by when CSKINNER]ready for CC agenda
[Note: Created on L2/27/20t3 4:29:24 PM by RJACK]
1
LI
Asset
WORKS
Aftachments
{otes
Garol Skinner
From:
Sent:
To:
Cc:
Subject:
CarolSkinner
Friday, December 27,2013 9:55 AM
Robin Jack; Carol Skinner; Matt Hoffman
Carol Skinner
Case # 37973 HAS BEEN CREATED BY CSKINNER : WHITEBARK SEWER AND WATER
MAIN EASEMENT
Title: WHITEBARK SEWER AND WATER MAIN EASEMENT
Ticket lD:37973 Status: OPEff
Priority: 3 GENERAL Queue Location: PUBLIC WORKS
Category: GIS DATA CREATION Techt ROBIN IACK
Dept: Community Development
1. Whitebark Sewer and Water Main Easement.pdf: Added on L2/27/2013 9:55:09 AM by CSKINNER
[Note: Created on 12/27/2013 9:55:09 AM by CSKINNER]
please review and let me know when ready for CC agenda
1
tr
Attachments
Notes
Barbara Shiffer
From:
Sent:
Subject:
Machelle Hill
Monday, September 23,2013 2:40 PM
FW: City of Meridian Dev App - PP 13-028 Whitebark Sub
From: Machelle Hill
Sent: Monday, September 23,20L3 1:59 PM
Subject: City of Meridian Dev App - PP 13-028 Whitebark Sub
## I'AHO
City of Meridian
City Clerk's Office
33 E. Broadway Avenue
Meridian,ID 83642
Planning and Zoning Commission
Deve lopm e n t Appl ic ation T ro ns mittal
To: Citv Departments Comments due by: October 10,2013
Transmittal Date: September 23,2013 File No.: PP 13-028
Hearing Date: October 17,2013
Request: Public Hearing: Preliminary Plat approval consisting of 55 single family residential
building lots and 7 common/other lots on L9 acres of land in an R-4 zoning district for
Whitebark Subdivision
By: Cindy K. Lewis Trust and T & M Holdings, LLC
Location of Property or Proiect: 2135 E. Amity Road
The City of Meridian is requesting comments and recommendations on the application referenced above. To review
detailed information about the request, please click on the file number above to take you directly to the application.
We request that you submit your comments or recommendations by date specified above. When responding, please
reference the file number of the project. lf responding by email, please send comments to clerk@meridiancitv.orq.
For additional information associated with this application please contact City Clerk's Office at number below.
Thank you,
Machelle Hill
Deputy City Clerk
Meridian City Clerk's Office
33 E. Broadway Avenue
Meridian, lD 83642
(208) 888-4433
1
mhill ncitv.orq
Bruce Freckleton
Cc:
Subject:
Attachments:
This is a bit of a shotgun email on several topics of discussion related to the Whitebark and Southern Highlands
developments. Please excuse this approach, but these items need to be day lighted since they effect both projects.
h*Yt'
1450 E. WATERTOffiR ST
SUITE 1S
MERIDIAN.IOAHO 83&2
(208) 846{570
LooAIED WIH|N IHE NE 1/4 0F 0F THE NW 1/4 OF SECTTON 32.
T-3N.. R.lE., A.M., MERIDIAN, ADA COUNTY, IDAHO
Dr,{6. DA IE
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Exhibit A Page I
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Subtotal 44 49 258 120
Total 221 49 501 495 357
(1)
12)
(3)
(4)
(5)
Based on 2010 Sewer lvlaster Plan density assumptions
Located directly east of Estancia and no.lh of Amtty Road
Located directly west of Whitebark and south of Amity Road
Located south of Whitebark and northeast of Blackrock
Assumes limiting reach is 0.40%. Recommend city review record d.awings to insure no 8-inch sewers were
constructed below minimum grades.
I ll. Summary & Recommendations
The 8-inch sewer in Estancia and Bellingham park
has the capacity to serve approximately
495 single family homes, based on the assumption the existing sewers were constructed
at minimum grades. lt only has capacity to serve a portion of the proposed
service area
expansion to the south of Amity Road. A temporary gravity diversion from the proposed
Whitebark subdivision west along Amity Road the Estancia subdivision is acceptable to the
City if the following conditions are met:
J-U-B ENGINEERS, lnc
-1
Owelling Units
Sublolal
I
L
441
a Proposed screening structures
Calculations of project components to demonstrate compliance with the
requirements of this ordinance, including:
> Width of street buffers, lineal feet of street frontage, and number of street trees
D Residential subdivision trees
) ) Number Acreage of dedicated trees provided for common on common open space lot(s)
) Mitigation for removal of existing trees
a
/s Reduction ofthe landscape plan (8Yz" x 11")
ts
Site report of the highest seasonal groundwater elevation prepared by a registered soils
scientist
\./
6
a
a North arrow
a Scale (not less than l"=lQ0')
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