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Application
Development Application Transmittal Link to Project Application: Lupine Cove AZ, PP H-2019-0133 Transmittal Date: 12-24-2019 Hearing Date: 2-20-2020 Assigned Planner: Sonya Allen To view the City of Meridian Public Records Repository, Click Here The above “Link to Project Application” will provide you with any further information on the project. The City of Meridian is requesting comments and recommendations on the application referenced above. To review the application and project information please click on the application link above. The City of Meridian values transparency and makes a variety of information available to the public online through our public records repository. We request that you submit your comments or recommendations prior to the hearing date specified above. When responding, please reference the file number of the project. If responding by email, please send comments to cityclerk@meridiancity.org. For additional information associated with this application please contact the City of Meridian Planner identified above at 208-884-5533. Thank you, City Clerk’s Office 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208.888.4433|Email: cityclerk@meridiancity.org Built for Business, Designed for Living All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. Hearing Date: March 19, 2020 File No.: H-2019-0133 Project Name: Lupine Cove Request: • Annexation of 7.09 acres of land with an R-8 zoning district; and, • Preliminary plat consisting of 27 building lots and 9 common lots on 7 acres of land in the R-8 zoning district,by Penelope Constantikes,Riley Planning Services. Location: The site is located at 4000 N. McDermott Rd.,in the NW 1/4 of Section 33, Township 4N., Range 1 W. Planning Division DEVELOPMENT REVIEW APPLICATION STAFF USE ONLY: Project name: File number(s): -Zo 1-1-,o 1'Sb Assigned Planner: S yh Related files: Type of Review Requested (check all that apply) ❑ Accessory Use (check only 1) ❑ Final Plat Modification ❑ Daycare ❑ Landscape Plan Modification ❑ Home Occupation Ia Preliminary Plat ❑ Home Occupation/Instruction for 7 or more ❑ Private Street ❑ Administrative Design Review ❑ Property Boundary Adjustment ❑ Alternative Compliance ❑ Rezone la Annexation and Zoning ❑ Short Plat ❑ Certificate of Zoning Compliance ❑ Time Extension (check only 1) ❑ City Council Review ❑ Director ❑ Comprehensive Plan Map Amendment ❑ Commission ❑ Comprehensive Plan Text Amendment ❑ UDC Text Amendment ❑ Conditional Use Permit ❑ Vacation (check only 1) ❑ Conditional Use Modification (check only 1) ❑ Director ❑ Director ❑ Commission ❑ Commission ❑ Variance ❑ Development Agreement Modification ❑ Other ❑ Final Plat Applicant Information Applicant name: Penelope Constantikes, Riley Planning Services Phone: 208.908.1609 Applicant address: P.O. Box 405 City: Boise Email: Penelope@rileyplanning.com State: ID Zip: 83701 Applicant's interest in property: ❑ Own ❑ Rent ❑ Optioned la Other Owner name: Justin Fishburn Owner address: 4000 N. McDermott Road City: Meridian Email: Phone: State: ID Zip: 83646 Agent/Contact name (e.g., architect, engineer, developer, representative): Penelope Constantikes Firm name: Riley Planning Services Phone: 208.908.1609 Agent address: City: Boise P.O. Box 405 Primary contact is: ❑ Applicant ❑ Owner la Agent/Contact Email: Penelope@dleyplanning.com State: ID Zip: 83701 Subject Property Information Location/street address: 4000 N. McDermott Road Township, range, section: 4N 1 W 33 Assessor's parcel number(s): SO433234140 Total acreage: 7.0 Zoning district: RUT Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 iNivw.meridiancity.org[plamiiug -1 Rev: (2121201821712018) Hearing Date: February 20, 2020 File No.: H-2019-0133 Project Name: Lupine Cove Request: • Annexation of 7.09 acres of land with an R-4 zoning district; and, • Preliminary plat consisting of 27 building lots and 9 common lots on 7 acres of land in the R-4 zoning district, by Penelope Constantikes, Riley Planning Services. Location: The site is located at 4000 N. McDermott Rd., in the NW ¼ of Section 33, Township 4N., Range 1W. Project/subdivision name: Lupine Cover Subdivision General description of proposed project/request. Applications for Annexation and Zoning, and a Preliminary Plat Proposed zoning district(s): R4 Acres of each zone proposed: All R4 Type of use proposed (check all that apply): la Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? Homeowners Association Which irrigation district does this property lie within? NMID Primary irrigation source: Surface water Secondary: City of Meridian Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): TBD Residential Project Summary (if applicable) Number of residential units. 28 (1 existing; 27 new) Number of building lots: 27 Number of common lots: 9 Number of other lots: N/A Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: Minimum square footage of structure (excl. garage): Minimum property size (s.f): Gross density (Per UDC 11-1A-1): 3.857/acre Acreage of qualified open space: 0.7265 4 or more bedrooms: Maximum building height: Average property size (s.f.): Net density (Per UDC 11-1A-1): 7.46/acre Percentage of qualified open space: 10.6 Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): 1/2 of street frontage buffer; Lot 6, Blk 1 less parking; Lot 7, Blk 2 (future ped access to south); Lot 13, Blk 1 less drive isle, Lot 15, Blk. 2. pen space with pay equipment; basketball court; guest parking; Amenities provided with this development (if applicable):water amenity (artesian well)- informal - McFadden -Drain Type of dwelling(s) proposed: 12 Single-family Detached ❑ Single-family Attached ❑ Townhouse �A3Ea d ❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Other Non-residential Project Summary (if applicable) Number of building lots: Gross floor area proposed: Hours of operation (days and hours): Total number of parking spaces provided: Authorization Print applicant name: Applicant signature: Common lots: Other lots: Existing (if applicable): Building height: Number of compact spaces provided: L Date: / <//S // 9 Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 rnvw.meridiancity.org/plaruiing -2- Rev: (2/7/2018) RILEY PANNING SERVICES P.O. Box Boise, ID 83 83701 November 15, 2019 City of Meridian Mayor, Council and P&Z Commissioners c/o Meridian Planning Division ATTN: Mr. Bill Parsons 33 E. Broadway Avenue, Suite 102 Meridian, ID 83642 RE: LUPINE COVE SUBDIVISION 4000 N. McDERMOTT ROAD ANNEXATION AND ZONING / PRELIMINARY PLAT Dear Mr. Parsons: On behalf of the property owner, please accept the attached Annexation and Zoning and Preliminary Plat Applications for 4000 McDermott Road. This site is located on the east side of McDermott Road between Ustick and McMillan Roads. The proposed subdivision includes 27 new residential lots and retains the existing home. There are 9 common lots and 10.6% of the site is reserved for open space and amenities. Three Pre -Application meetings were held with Meridian Planning Staff. SITE CONTEXT The proposed Lupine Cove Subdivision is bounded on the north and east side by the 85 -foot wide McFadden Drain, with the Apple Valley 5 -acre lot subdivision to the south and the approved preliminary plat for Aegean Subdivision with 215 lots in 5 Phases with a zoning designation of R-8 to the north. The subdivision to the south was approved by and remains in Ada County proper. At the request of the developer of the preliminary plat for Aegean Subdivision, the McFadden Drain will remain uncovered. McDermott Road was until recently a 2 -lane arterial (section line) road with 24 -feet of pavement. Based on the CII' for 2020 through 2040, no improvements are proposed except additional ROW dedication, 4 additional feet of pavement with curb, gutter and 5 -foot wide sidewalk. With the extension of HWY 16 just west of the site, McDermott Road has been reclassified as a collector. The Oaks Lift Station is to the north and the sewer line extension in the ROW abutting the site is at 28 to 30 -feet deep. Northwest of the site is the recently approved Gander Creek Subdivision with 401 buildable lots and includes a 300 -foot undeveloped area for the extension of HWY 16 adjacent to McDermott Road. To the west is the approved site for Owyhee High School and an anticipated future elementary school. A north/south collector is planned with development of Gander Creek and Owyhee High School generally along the western boundary of the two sites connecting McMillan and Ustick Roads. It is my understanding that the Spriggel parcel is now under contract and redevelopment of this site in the near future is anticipated. LAND USE PLANNING • DUE DILIGENCE • INDIVIDUAL ASSESSMENTS FUTURE LAND USE AND ZONING This site is designated as Medium Density Residential with a required density of 3 to 8 units per acre. The current Ada County zoning designation is RUT. With the proposed annexation the site will be zoned R-4 with 27 new lot sizes ranging from 4,500 to 7,353 s.f. and the existing residence. LUPINE COVE SUBDIVISION The emphasis with Lupine Cove is to provide lots that are buildable for a variety of building footprints and eliminates the potential for lots sitting vacant for long periods of time. To avoid the need for a Comprehensive Plan Map Amendment considerable effort was made to maintain a density within the MDR prescribed density range while also providing the staff requested stub -street to the south and required open space and amenity percentage. Shared driveways are utilized in addition to the proposed public street. Gross density for the subdivision is 4.0 units per acre. Fifty feet of the McFadden Drain easement is within the site but is undevelopable and NMID declined our request for a pathway amenity. An artesian well is located on the site and generates water continuously. Preservation of the existing residence was another area of consideration for the developer and the site design was able to accomplish this goal and still retain the necessary lot count to comply with the Comprehensive Plan. A unique combination of amenities is offered with this subdivision. Taking advantage of the artesian well water is facilitated by routed the well water to the common lot at the north side of the main access road and is combined with a storm water facility to provide a year round pond amenity with a gazebo to facilitate community gatherings. It is my understanding that NMID will, with a license agreement, accept pre -development run-off. It should be noted that the subject site is at the end of an irrigation system with no down -stream users. Guest parking is provided in two locations — on the north side of "Lupine Lane" adjacent to the community wide mail facility, and at the southeast corner in the cul-de-sac / future road extension area. A basketball court is also provided at the southeast corner. Play equipment is proposed for the site. A cut -sheet for this equipment is provided in the application packet. The landscape plan for Lupine Cove includes a tree inventory of the site. This site is extensively covered with a variety of mature trees and vegetation. Discussions with Planning Staff and Elroy Huff focused on the difficulty of mitigating all of the trees. An ongoing activity for the development application is to re -analyze the existing trees to identify those that can remain. While the landscape plan includes a generous mitigation, an updated tree inventory will be submitted identifying existing trees that will likely not interfere with building envelops prior to the Planning & Zoning Commission Hearing. SITE CHALLENGES Numerous challenges exist with the site. These include: • Irregular shape. LAND USE PLANNING • DUE DILIGENCE • INDIVIDUAL ASSESSMENTS • Substantial loss of area due to McFadden Drain easement proportionate to site size (5.73 acres actually developable). • Very deep sewer line at 28 to30 feet deep adjacent to the site. • Narrow public road frontage. • Maintaining useable lot dimensions and area, and retention of the existing residence. • Extensive tree coverage and challenging tree mitigation. • Oaks Lift Station `extra capacity' ERU's in addition to normal sewer hook up fees. • High ground water necessitating surface ponds for storm water. Approved in 2017, the Aegean Subdivision Preliminary Plat shows a stub -street connection to the subject site as shown below. I LUPINE COVE SUBDIVSION II---------------------------------------- --------------- The project project team understands the emphasis on connectivity but believes that not all connectivity is `created equal'. LAND USE PLANNING • DUE DILIGENCE • INDIVIDUAL ASSESSMENTS AEGEAN SUBDIVISION STUB -STREET McADDEN 0" SPUR E/SEWD4 I RST. 17608075 RUT .y, 12 I I i IJ I LUPINE COVE SUBDIVSION II---------------------------------------- --------------- The project project team understands the emphasis on connectivity but believes that not all connectivity is `created equal'. LAND USE PLANNING • DUE DILIGENCE • INDIVIDUAL ASSESSMENTS The comparative size of the sites and lot counts for distribution of the cost of a 58 to 60 -foot wide drain crossing estimated to be $60,000 to $80.000 is disproportionate. The volume of south bound traffic that would be self diverted through Lupine Cove, could easily overwhelm Lupine Cove. With McDermott as a two lane road into the foreseeable future and without a center turn lane to accommodate left turning south bound traffic, a traffic hazard would be unnecessarily created since the road network designed with Aegean Subdivision was developed to safely accommodate all traffic from this subdivision. Analyzing potential traffic patterns the follow are readily apparent: There is little, if any, cross connectivity benefit for Lupine Cost. For traffic headed north and east from Lupine Cove, traveling through Aegean and Oaks South and North would add substantially to vehicle miles traveled as opposed to exiting the subdivision onto north bound McDermott and then east on McMillan. Short cutting through Lupine Subdivision by Phase 5 residents, at a minimum, could overwhelm the minimal offset between the stub -street where it would extend into Lupine Cove west to McDermott Road. The greater portion of the cost of the drain crossing will fall on Lupine Cove ... just short of 60% due to the allocation of the easement from the common property line. The cost `per lot' for the drain crossing distributed over the buildable lots in Lupine Cove would be substantially higher than the corresponding cost to Aegean Subdivision on a per residential lot basis. Because Aegean Preliminary Plat has already been approved and forcing redesign of this portion of the plat would be a hardship, alignment of the stub -street to the north across the Lupine Cove site would wipe out an additional 3 lots as shown below. - ��—_-_—"- ----- ---- --- ----- N8S03'2T fy721 i 55242 5.t — u,l " I LoO r 12 y1 er t 35 ,OIY — 4.521 S.F. /1 Y Y O _ I 4.521 S.F. & i e i = 4.811 SF. e i I1 ` 4.584 SF. y V la O 4.521S . D -T a r I rM u6 , s '-'gym 5.008 SF. 0 iq IICr ;f ! ' ,07 8 i - O 4,989 SF. `6�•I i Ic � s Q ■ rty crol sz b e l i t 4.797 S.F. I B I r; i O / /• �b i P _..—._.—.—.TLUPlNE.-L-arc€. - - _ - -- - `0 This would fiuther reduce the lot count to 24 lots, reduce the area available for amenities and substantially increase the cost per lot of the crossing. LAND USE PLANNING - DUE DILIGENCE • INDIVIDUAL ASSESSMENTS Included in the application submittal packet is a letter from Ms. Becky McKay representing Corey Barton regarding elimination of the stub -street. At the time the letter was prepared the parcel was still owned by Mr. Weaver and his development plans include a small number of large lots. While the plans to develop the subject site have evolved to a layout more compatible with the surrounding development, the relative burden carried by the much smaller parcel remains a hardship. Mandating the north stub street along with the other site constraints listed above truly is a hardship on the much smaller subject site. The property owner and project team for Lupine Cove respectfully request relief from the requirement to construct a stub -street that will not provide mutual benefit between the two subdivisions. Please do not hesitate to contact me if you have question. Best regards, RILEY PLANNING SERVICES LLC 0�/5�� ICES Penelope Constantikes Principal LAND USE PLANNING - DUE DILIGENCE • INDIVIDUAL ASSESSMENTS RILE PLANNING SERVICES P.O. Box 405 Boise, ID 83701 208.908.1609 MEMORANDUM TO: Sonya Allen, Associate Planner FROM: Penelope Constantikes Pb DATE: December 10, 2019 RE: LUPINE COVE SUBDIVISION PRILIMINARY PLAT PROPOSED OPEN SPACE / AMENITIES Attached is an open space calculation sheet prepared by the project engineer per your request. A few notes: • McDermott is classified as a collector. I have attached a page from the ACHD Gander Creek Preliminary Plat Staff Report where the classification of McDermott is noted. • The full street frontage buffer along McDermott has been included in the calculation of open space. • The 50' x 100' grassy area is depicted in Lot 13, Block 1, along with the artesian well fed / ACHD pond. • Lot 6, Block 1, can meet the linear open space standard — the guest parking / mail pick up parking spaces can be removed, if needed. • The applicant feels that guest parking provided in the subdivision has merit and, while not specifically cited in the UDC, is worthy of consideration as an amenity. The parking in Lot 6 is adjacent to the community mail box and will improve resident safety by keeping vehicles stopping to pick up mail off the street. In addition, these spaces are located between 2 of the shared driveways and provide a central location off the street for guest of these residents to park. • Guest parking is also proposed in Lot 15. Again, these parking spaces add to the overall safety of the street. • A children play structure is proposed and anticipated to be located in Lot 13, Block 1. A cut sheet of the proposed structure was submitted with the application. • In addition to the children's play structure, a half court for basketball is proposed on Lot 15, Block 2. The cul-de-sac proposed on Lot 15 is temporary. • Lot 1, Block 1, is not included in the calculations. • Based on the calculation sheet, the open space provided is 11.7%. • Lot 1, Block 1, is totally controlled by NMID and the applicant and future residents cannot use this area in any way. The project team believes this area should be removed from the basis of the open space calculation. If this is permitted, the open space provided with the subdivision is 14.3%. Please do not hesitate to contact me if you have questions. Thank you! LAND USE PLANNING • DUE DILIGENCE - INDIVIDUAL ASSESSMENTS Sonya Allen From: Penelope Riley <penelope@rileyplanning.com> Sent: Thursday, December 5, 2019 10:19 AM To: Sonya Allen Cc: Bill Parsons Subject: Re: Lupine Cove Application External Sender - Please use caution with links or attachments. Please see below for comments. There will be additional follow up Thank you! Penelope Constantikes Principal (208) 908-1609 P.O. Box 405 Boise, ID 83701 RILEY PLANNING SI On Thu, 5 Dec 2019 01:03:30 +0000, Sonya Allen <sallen@meridiancity.org> wrote: Hi Penelope, I've reviewed the application you submitted for this project and need the following additional items: • Open space exhibit with detailed calculations—this is needed to ensure the project complies with the minimum standards listed in UDC 11 -3G -3B (I'm not sure what has been counted and what hasn't). I'm concerned that the project doesn't meet the minimum 10% standard; please review the required standards for "qualified" open space carefully and make any changes necessary to comply. The ACHD pond on Lot 13 appears to comprise more than 25% of the open space area; submit calc's verifying compliance (if it does); the common area on Lot 6, Blk 1 and Lot 15, Blk 2 are below the required 50' x 100' minimum size with the turnaround & parking on Lot 15, and the strip of landscaping on Lot 1, Blk 1 along the McFadden Drain doesn't qualify. Nothing within the McFadden Drain is included in the open space calculations. Half the street buffer along McDermott Rd. and all of Lot 7, Blk 2 does qualify. This has been included. Is the easement for the McFadden Drain 50' wide on this site? Yes. If fencing is proposed adjacent to common driveways, a 5' wide landscape strip needs to be added for separation between the driveway and fence per UDC 11 -6C -3D.5 I do not believe that fencing is proposed at this time. The final version of the plat needs to be signed by the PLS. I need 3 folded copies of the revised plat & 2 of the landscape plan. If you have any questions or would like to discuss, let me know. Thank you. Thanks, Sonya Allen I Associate Planner City of Meridian I Community Development Dept. 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642 Phone: 208-884-5533 1 Fax: 208-489-0578 (:�VE IDR IAN,h-- Built for Business, Designed for Living ©®®0© All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law. McDermott RoadI 2,292 -feet I Collector I 120 I Better than "D" (McMillan to Ustick) Acceptable level of service for a two-lane minor arterial is "E" (575 VPH). * Acceptable level of service for a two-lane collector is "D" (425 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. • The average daily traffic count for McMillan Road from McDermott Road to Black Cat Road was 2,768 on September 18, 2018. • The average daily traffic count for McDermott Road from McMillan Road to Ustick Road was 913 on March 20, 2018. C. Findinqs for Consideration 2. SH -16 Extension The Idaho Transportation Department is in the process of designing the Idaho 16, 1-84 to South Emmett Corridor: The project is planned to extend Idaho 16 south from Idaho 44 (State Street) to connect to 1-84 between Nampa and Meridian. As western Ada County and eastern Canyon Countv develop, the ability to move traffic north -south is a primary concern. A connection between the highways requires a new crossing over the Boise River. Access options for 1-84 are limited by the existing Garrity Interchange west of McDermott Road and the Ten Mile Road Interchange to the east. This project is anticipated to greatly improve north -south mobility in western Ada County and eastern Canyon County Idaho 16, 1-84 to South Emmett Corridor �" 52 Emmert# J f { _ \ y 55' 9 s a � Calat eN 20 _ Zij v Boise Y �> iiA�s�lia� LekG 69 jI Staff Comments/Recommendations: The applicant has coordinated and planned for the SH -16 extension with the Idaho Transportation Department (ITD) and ACHD. As such, the applicant has planned for the future right-of-way dedication to accommodate the future McMillan Road overpass at SH -16. Staff is supportive of the applicant's pro -active approach in planning for the future SH - 16 extension. 4 Gander Creek/ MPP18-00321 H-2019-0013 ,4wu.4a& s y 9, Maw 4 Pm t 1602 W. Hays St., Suite 306 Boise, ID 83702 www.accuratesurveyors.com Land Description - Annexation ,RITy 0 A parcel of land being a portion of the Southwest Quarter of the Northwest Quarter of Section 33, Township 4 North, Range 1 West of the Boise Meridian, Ada County, Idaho being more particularly described as follows: BEGINNING at the found 2 -inch aluminum cap monument in asphalt labeled PLS 7729 at the % corner common to Sections 32 and 33 in said township from which the found 3- %z inch brass cap monument in asphalt with illegible labeling at the section corner common to Sections 28, 29, 32 and 33 in said township bears N 00' 32' 36" E a distance of 2633.71 feet; Thence N 00' 32' 36" E along the section line and along the centerline of N. McDermott Road for a distance of 334.34 feet to a found 5/8th inch iron pin upon which a 2 -inch aluminum cap labeled PLS 11463 was placed; Thence N 85* 03' 27" E along the centerline of the McFadden Drain (aka Teeter Drain) for a distance of 751.67 feet to a found 5/8th inch iron pin with a plastic cap labeled PLS 13256; Thence S 190 45' 03" E along said centerline and its extension for a distance of 435.77 feet to a found 5/8 1h inch iron pin upon which a 2 -inch aluminum cap labeled PLS 11463 was placed; Thence N 89' 17' 46" W along the center section line for a distance of 899.36 feet to the POINT OF BEGINNING. Parcel contains 7.086 acres, more or less. U°CN�o ell" 1 1602 W. Hays St., Suite 306: Boise, ID 83702 Phone: 208-488-4227 www.accuratesurveyors.com d- N � O o�pr por6 LL - a Ilu�� U�nv� �o M �00 ''E 90� 5'03 Q A35• w Q �U • 1 3"9f ,Zf.00N 3 '08 ItOnY3UOW N O Z J 0 0 N =il W Q U O 00 4h cQ v° 1 rn �Q9� O +F'�d 0 nco o l Cd CO cA it m CQ Cit O v N co J O � y� avZ� SON ti j O0N L L AWN O� L W UW2 Co W~r-- Qm OQLu m WU to MW1�3O O ~nO I- U ZQ w � M0) m 0 O Lai Q� U 1� J N �O�OJ UNC Q Z p O 0-4 ul UJ Z j U IIK cl: Q,2 2 Q (� m m Q g Q U � U 00 z p 0 00 � ICv CO U Q 1� Q C) WO i O� O( 0 0 Wrn L ~ O W U O ON LU pZm Z Z\ W4�� �U O� W ti-- tll N ")AZf'66ZZ N M 3„ 9f, ef.00N d- N � O o�pr por6 LL - a Ilu�� U�nv� �o M �00 ''E 90� 5'03 Q A35• w Q �U • 1 3"9f ,Zf.00N 3 '08 ItOnY3UOW N O Z J 0 0 N =il W Q U O 00 4h cQ v° 1 rn �Q9� O +F'�d 0 nco o l Cd CO cA it m CQ Cit O v N co J O � y� avZ� SON ti j O0N L L AWN O� L W UW2 Co W~r-- Qm OQLu m WU to MW1�3O O ~nO I- U ZQ w � M0) 0 O Lai U 1� �O�OJ UNC Q Z p O 0-4 ul UJ Z j U IIK cl: Q,2 2 Q (� m m Q g Q U � U 00 ICv C) i O� O( 0 Pioneerfltldo. 60191 RErORP 5680 E. Franklin Rd., Ste. 250 Nampa, ID 83687 ELECTRONICALLY RECORDED -DO NOT REMOVE THE COUNTY STAMPED FIRST PAGE AS IT IS NOW INCORPORATED AS PART OFTHE ORIGINAL DOCUMENT File No. 675353 MJ/CLM ADA COUNTY RECORDER Phil McGrane 2019-035380 BOISE IDAHO Pgs=2 LISA BATT 04/30/2019 01:33 PM PIONEER TITLE COMPANY OF ADA COUNTY $15.00 WARRANTY DRRD For Value Received Michael Lee Weaver, an unmarried person hereinafter referred to as Grantor, does hereby grant, bargain, sell, warrant and convey unto Justin Allen Fishburn, an unmarried man hereinafter referred to as Grantee, whose current address is 4000 North McDermott Road Meridian, ID 83646 The following described premises, to -wit: See Exhibit A attached hereto and made a part hereof. To HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee(s), and Grantees(s) heirs and assigns forever. And the said Grantor(s) does (do) hereby covenant to and with the said Grantee(s), the Grantor(s) is/are the owner(s) in fee simple of said premises: that said premises are free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee(s); and subject to U.S. Patent reservations, restrictions, dedications, easements, rights of way and agreements, (if any) of record, and current years taxes, levies, and assessments, includes irrigation and utility assessments, (if any) which are not yet due and payable, and that Grantor(s) will warrant and defend the same from all lawful claims whatsoever. Dated: April 43, 220199 MichaelLee Weav r State of I bLffim _ _, County of t+ fllV This rec9rd1was acjtnnkiedged before me on APRIL= -1-2019 by Michael Lee Weaver Signature of notary MARK G JOHNSTON COMMISSION #31991 NOTARY PUBLIC STATE OF IDAHO Residing in: Nampa, Idaho Commission Expires: 5/13/2023 EXHIBIT A A parcel of land in the SW 1/4 NW 1/4, Section 33, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described by metes and bounds as follows: Commencing at the Southwest comer of the NW 1/4, Section 33, Township 4 North, Range 1 West, Boise Meridian, said point being the TRUE POINT OF BEGINNING; thence North 0°00'00" East 334.35 feet along the Westerly boundary of said Section 33 to a point on the centerline of Teeter Drain; thence North 84°30'45" East 751.65 feet along the said centerline of the Teeter Drain to a point; thence South 20° 17'45" East 435.76 feet along the said centerline of the Teeter Drain to a point on the Southerly boundary of the NW 1/4, said Section 33; thence North 8905033" West 899.35 feet along the Southerly boundary of the said NW 1/4, Section 33 to the POINT OF BEGINNING. EXCEPTING THEREFROM road right-of-way along the Westerly side of the above described property for North McDermott Road. AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) i, (name) (address) (city) (state) being first duly sworn upon, oath, depose and say: That I am the record owner of the property described on the attached, and I grant my permission to: 4611OX "U -es •k 'V -05r 39ac, 8y?ip�n/ (name)%;/ ��*4�A14 �L JG , ,((address) to submit the accompanying application(s) pertainingtotthaatt property. 2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this 1� day 0 rC4 SUBSCRIBED AND SWORN to before me the day and year first above written. 0. • —. _ .'� ' (Notary Public for Idaho) a' AUBLIC,�p, • '••�,°•.;k No.�;'.��0 �•` Residing at: •''••,� OF I9Q:.`'�� My Commission Expires: 3 2 S Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854%%,%%lv.meridiancitri-.orelnlaimine (0312312018) ElJ y - Sv O m �- 0 m r. O m m r m v v 0 r 3 fl. t a' m a 3 N N N D m C > > Vii N m m m U3 N Z Z v O m � n� m N = U In O iL QL C7 0 C D U) U) CD U) U) 0 CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES Project/Subdivision Name: Lupine Cove Date: 8/27/19 & 10/8/19 Applicants)/Contact(s): Penelope Constantikes Derritt Kemer, Jeanie Fishburn City Staff: Sonya Bill ScottKim W Ryan Joe Tom Kenny Denny Stephanie Location: 4000 N. McDermott Rd. Size of Property: 7 Comprehensive Plan FLUM Designation: MDR (3-8 unitslacre) Existing Use: SFR rural/aq Existing Zoning: RUT Proposed Use: SFR (detached, 30 units) Proposed Zoning: R-8 Surrounding Uses: SFR Street Buffer(s) and/or Land Use Buffer(s): a 35' street buffer is required along McDermott an entryway corridor, landscaped per UDC 11 -3B -7C - Staff recommends dense landscaping within this buffer to assist in buffering the residents from future SH -16 Open Space/Amenities/Pathways: a 5' wide detached sidewalk is required within the street buffer along McDermott Rd.: no pathway is required along the creek per the PMP% provide minimum qualified open space & site amenities per UDC 11-3G-3 Access/Stub Streets: Provide a stub street to the north boundary in alignment with that approved with the PP for Aegean Subdivision & construct a bridge over the Five Mile Creek Access via McDermott may not be allowed if an access from the north is available at the time of final plat in accord with UDC 11-3A-3 which requires access to be taken from a local street when available unless otherwise waived by City Council,• provide a stub street to south & provide temporary turnaround for Fire Dept. per IFC standards Waterways/ Floodplain/Topography/Hazards: The Five Mile Creek runs along north boundary & should be left open &protected during construction as a natural amenity as set forth in UDC 11-3A-6 other waterways should be piped or improved as a water amenity. History: None (there is a 30' wide strip of ROW adjacent to south boundary that was dedicated with the Apple Valley Sub plat in 1972 and cannot be vacated by this property owner per ACRD) Additional Meeting Notes: Annexation with the R-8 zoning district consistent with MDR FLUM comply with dimensional standards in UDC Table 11-2A-6 and 11-2A-313 (min street frontage) ■ Preliminary Plat to subdivide property: comply with subdivision design & improvement standards listed in UDC 11-6C-3 (common driveways - max length is 150% block face - can't exceed 750' except as noted in 11 -6C -3F.3, etc.) ■ Provide address signage at the public street where common driveways are proposed for erneroency wayfinding ■ Existing home must comply with setback standards for R-8 district and hook up to City water & sewer services if to remain; if being removed it needs to be removed prior to City Engineer signature on the final plat ■ Fencing is restricted along pathways not visible from the public street per UDC 11-3A-7A.7b ■ Open water ponds/holding areas may comprise up to 25% of a required open space area when developed with at least (1) site amenity and shall meet the standards in UDC 11 -3G -3B.7 - the common area where the pond is proposed needs to be enlarged or the pond decreased in size to comply with this requirement ■ Contact Elroy Huff City Arborist (371-1755) to determine mitigation requirements asset forth in UDC 11-313-10C.5 for any existing trees that are proposed to be removed; include mitigation requirements on landscape plan Note: Unless a revised plan is submitted that complies w/the above -noted requirements, it is unlikely Staff will be able to provide a favorable recommendation to the Commission. Note: A Traffic impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units. To avoid unnecessary delays & expedite the hearing process, applicants are encouraged to submit the TIS to ACHD prior to submitting their application to the City. Not having ACHD comments and/or conditions on large projects may delay hearings) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: X Ada County Highway Dist (ACHD) ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Public Works Department ❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District ❑ Building Department ❑ Republic Services ❑ Police Department ❑ Parks Department, Kim ❑ Central District Health Department ❑ Fire Department ❑ Other. Application(s) Required: ❑ Administrative Design Review X Annexation ❑ Comprehensive Plan ❑ Alternative Compliance ❑ City Council Review Amendment - Map CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES ❑ Comprehensive Plan Amendment - Text ❑ Final Plat Modification ❑ Short Plat ❑ Conditional Use Permit ❑ Planned Unit Development ❑ Time Extension - Council ❑ Conditional Use Permit X Preliminary Plat ❑ UDC Text Amendment Modification/Transfer ❑ Private Street ❑ Vacation ❑ Development Agreement Modification ❑ Variance ❑ Final Plat ❑ Rezone ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except fora vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submhW and/or application. This pre -application meeting shall be valid for four (4) months. ADA COUNTY ASSESSOR 190 E. Front Street, Suite 107, Boise, ID 83702 (208) 287-7262 www.adac9pptyJd.jzov/assessor RADIUS NOTICE REQUEST FOR ADDRESSES Idaho Code 9-348(1)(b) prohibits the distribution or sale of mailing lists in order to protect the privacy of taxpayers. However, this list can be provided if you are requesting a list of property addresses to fulfill a requirement required by any statute, ordinance, rule, law or by any governing agency (Idaho Code 9-348(8). Please check the purpose below: -)<—Subdivision Conditional Use Permit Variance Expansion of Extension of a Nonconforming Use Zoning Ordinance Map Amendment Property Line Adjustment or Lot Split Annexation Comprehensive Plan Amendments Other: Agency: Parcel Number or Address of Subject Property: .5 o 32,Z3 -f [-it / 401, N l"je L LwtoiT� Brief Description: Applicant: Name: Address: City: _©!Sr✓ State: 17>_Zip: 0 3 7c> / Telephone: 208 - q SSt• f cj Z5 - Would you like to have the list emailed to you? YES NO Email address: '9e_yt.'G10Ae- 1i i,L P9 n -j Under penalty of perjury, I hereby certify that I will not be using, nor will I allow to be used in any form or manner, the records, documents, or lists obtained from the Ada County Assessor's Offi7_� a a mailing or telephone number list for purposes other than listed above. By: Date- 417[ J1 ? N N N O M 0 0 0 M C7 C'7 0 0 0 0 McM M 0 M O Cl D LO LO tn0Otn000 COc 66C)0NNw moi' -Zr d tt O --;r v .-t ti m omcoQmmcom M M M M O M M M M O O O O O O O O O Z Z Z Z Z❑ Z Z Z Z OQQQQ — Q< << U�o00ujo0�❑ F - W W W W O W W W W 0 W ULO J ❑❑❑❑ur>zzm } > wa'0 f- Y Y J w U W U w w w w Q U Q w U zmmmmUnnO�5 co3:3:3:3:3:z�:wz ❑OOm(0mU') or -.o ❑'Noowc) r -mo <Qo0 W WM'T - — "T U J J F - Z w W c� Q Z Q F- M: W W a. F- 0 0 aW U W LL JZ 3J CD i -❑=O ZQ Z YZF- ❑ ❑wm< 0 0 P (DF -5o 0 o wQZQwO�ZU-' Q W Z J — �Www0-jo¢QS �Wz) Q O:3 Q w a U z U) n.amm?:=cn¢Ww 000000000 NU7)WV-a CO WC) ;T --"Mmmt—� O O O O M d J O 0 0 0 '�' �- r M M W OOOONN UCOtflww""Nmm wwwmmmItIt'td0NtdM"Nt't� d w w w w w to to w w L- 0 O U) U) U) Q U cu 0 r O O Q1 E C A O 0] m .`,a,• O� t r m m m ¢ m C N m m -SK a` U N Q ¢ C7 m v d d ID d a U Q OG S chi ❑❑❑ P.O. Box 405 RILEY PLANNING SERVICES Boise, ID 83701 August 20, 2019 Dear Neighbors: Please join me for a neighborhood meeting for a proposed project at 4000 N. McDermott Road. The proposed development is a 30 -lot subdivision and will retain the existing home with 29 new building lots. An Annexation and Zoning Application will be submitted with the Preliminary Plat Application and a Development Agreement may be required by the City of Meridian. WHEN: Wednesday, August 28, 2019 - 6:00 PM to 6:30 PM WHERE 4000 N. McDermott Road — On-site This site is currently not a part of the City of Meridian but will be annexed into the City with this application and the requested zoning designation will be R-4. The Future Land Use Map for Meridian shows this parcel as Medium Density Residential with 3-8 units per acre and 4,000-8,000 sq. ft. lots. The applicant's representative will be present at the meeting to provide information about the proposed subdivision and to answer any questions you may have. Please do not hesitate to contact me if you have questions. I can be reached at (208) 908-1609, or at <penelope@rileyplanning. com>. Thank you in advance for your interest. Yours truly, Penelope Constantikes LAND USE PLANNING - DUE DILIGENCE • INDIVIDUAL ASSESSMENTS I W U ct�w cn z z Q ELLAJJ v O 8 v 0 7 7- C- a sz W U ct�w cn z z Q ELLAJJ COMNUTIVIENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. (A f Applicant/agent signature !1 Jh3 11q Date Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 x-.mw.meridiancit3,.org/plannina 9/25/2019 Webmail 7.0 -Address Verification Compiete.eml Address Verification Complete From: "noreply@meridiancity.org" <noreply@meridiancity.org> Date: 09/12/2019 02:51PM To: <penelope@rileyplanning.com>, <tricks@meridiancity.org>, <rbeecroft@meridiancity.org> Address verification is complete for record LDAV 2019-0596 Project: Lupine Cove Sub Address: 4000 N MCDERMOTT RD MERIDIAN, ID 83646 Parcel(s): 50433234140 Lot: null Block: null Subdivision: 4N IW 33 Comments: Parcel verification City of Meridian 33 E. Broadway Ave., Meridian, Idaho 83642 Phone: 208-888-4433 www.meridiancity.org All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to both release and retention, and may be released upon ,request, unless exempt from disclosure by law. https:/twebmail.deluxeforbusiness.com/index.php?view=print#27308 1/1 11/13/2019 Webmail 7.0 - Lupine Cove Subdivision Name Reservation.eml Lupine Cove Subdivision Name Reservation From: Sub Name Mail <subnamemail@adacounty.id.gov> Date: 06/13/2019 07:06PM To: Penelope Riley <penelope@rileyplanning.com> Cc: Nathan Dang <nathan@accuratesurveyors.com> June 13, 2019 Nate Dang, Accurate Surveying & Mapping Penelope Constantikes, Riley Planning Services RE: Subdivision Name Reservation: LUPINE COVE SUBDIVISION At your request, I will reserve the name Lupine Cove Subdivision for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. This reservation is available for the project as long as it is in the approval process unless the project is terminated by the client, the jurisdiction or the conditions of approval have not been met, in which case the name can be re -used by someone else. Sincerely, Jerry L. Hastings, PLS 5359 County Surveyor Deputy Clerk Recorder Ada County Development Services [.,_:Seal 200 W. Front St., Boise, ID 83702 (208) 287-7912 office (208) 287-7909 fax E-mail: jhastings@adacounty.' .gov From: Penelope Riley [mailto:penelope@rileypianning.com] Sent: Tuesday, June 11, 2019 6:03 PM To: Sub Name Mail Subject: Subdivision Name Reservation Request Dear Mr. Hastings: Please reserve the subdivision name Lupine Cove for the parcel located at 4000 McDermott Road, Meridian. This parcel, S0433234140, is located in Section 33, T4N, R1 W. The surveyor of record is Accurate Surveying and Mapping, Nate Dang. Thank you! 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NOISIAmens H1 mO 3NIdm I 0 SEe¢s�g w �g aid x cwi L LL - w j; w E Z it z as LL F w o anWI C4 E E m a mN ¢U' gal 11 y �S® N 4G z -u og Q 63g RUN s53 $otSA6 w.51 ° — J kms; 3 F 6 5 E > /i\\j 3 a € 5 w -/3CL 0 FGur? o @Y ID u~. a Y ¢ �. w 4 CG i3 g a t G�= ksYE ass OF §12 .& a RILEY PLANNING SERVICES Firestone, Colorado P.O. Box 405 Boise, ID 83701 Alongside our SRP Certified Partner, Go Play, Inc., Superior Playgrounds worked with Cimarron Pointe Apartments in Firestone, Colo. to create a new outdoor playground. This play structure is designed for children between the ages of 5 and 12 years old. This compact structure features many fun and interactive elements such as the Coil Climber, Lily Pad Walk, and the Bubble Panel. LAND USE PLANNING - DUE DILIGENCE • INDIVIDUAL ASSESSMENTS 11/13/2019 Webmail 7.0 - Re: Lupine Cove / 4000 N. McDermott Road.eml Re: Lupine Cove / 4000 N. McDermott Road From: Mindy Wallace <Mwallace@achdidaho.org> Date: 09/23/2019 06:56AM To: Penelope Riley <penelope@rileyplanning.com> Penelope, A traffic impact study is not required for this application. Please let me know of you have any questions. Mindy Mindy Wallace, AICP Planning Review Supervisor From: Penelope Riley <penelope@rileyplanning.com> Sent: Sunday, September 22, 2019 1:56 PM To: Mindy Wallace <Mwallace@achdidaho.org> Subject: Lupine Cove / 4000 N. McDermott Road [THIS EMAIL ORIGINATED EXTERNALLY. PLEASE USE CAUTION WHEN OPENING ATTACHMENTS OR LINKS INSIDE THIS EMAIL.] Mindy: The City of Meridian requires submittal of correspondence from ACHD regarding whether or not a project will require a traffic impact study. Attached is a snapshot vicinity map of the site. (The Assessor's web site isn't able to print vicinity maps today). The proposed subdivision is for 30 lots and there will be one access point located were the existing driveway is now. Thank you! Please let me know if you have any questions. Best, Penelope Constantikes Principal P.O. Box 405, Boise 83701 - Mailing Address 270 N. 27th Street, STE 101 - Office https://webmail.deluxeforbusiness.r-om/index.php?view=print#27491 1 /1 RILEY PLANNING SERVICES P.O. Box 405 Boise, ID 83701 LAND USE PLANNING - DUE DILIGENCE • INDIVIDUAL ASSESSMENTS LAND USE PLANNING - DUE DILIGENCE - INDIVIDUAL ASSESSMENTS LAND USE PLANNING • DUE DILIGENCE - INDIVIDUAL ASSESSMENTS LAND USE PLANNING • DUE DILIGENCE • INDIVIDUAL ASSESSMENTS LAND USE PLANNING • DUE DILIGENCE • INDIVIDUAL ASSESSMENTS E!GINEERING Planning and engineering communities for the fulure LUTIONSUP June 20, 2019 Ms. Jeannie Fishburn Fishburn Real Estate 1029 N. Rosario Street, Suite 100 Meridian, ID 83642 Phone: (208) 938-0980 Fax: (208) 938-0941 E-mail: Beckym@engsol.org Re: Weaver Property — Proposed Stub Street from Aegean Estates Dear Jeannie: This letter is in response to your request to eliminate the proposed public stub street to the Weaver parcel. It is my understanding the Weaver property has been sold and the new owner has a development plan which does not include a connection to the Aegean Estates project. You have contacted the City of Meridian and Ada County Highway District, concerning the removal of the stub street. Both agencies have agreed to remove the condition for Aegean Estates to provide a stub street to the Weaver property if the Aegean Estates owner is in full agreement. I met with the new owner of Aegean Estates, Corey Barton (Endurance Holdings, LLC) and he agrees to eliminate the Weaver stub street located at the southwest corner of the Aegean Estates approved preliminary plat. Please call if you have any questions or require additional information. Sincerely, Engineering Solutions LLP Becky McKa Partner OIZGAI,IIZZFD 19'04 1503 FIRST STREET S TH FAX #2(1 _ 9 NAMPA, IDAHO 83651-4395 nmid.org OFFICE: Nampa 208-466-7861 SHOP: Nampa 208-466-0663 Sub; E. of N. McDermott Rd Lor- S. of W. McMillan Rd (NMID) requires that a Land Use Change Application ng. Please contact Suzy Hewlett at 208-466-7861 for This casement must be protected. Any encroachment without - a signed License Agreement and approved plan before any construction is started is unacceptable. All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the site, the NMID must review drainage plans. 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