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Hightower Building No 1 CZC 07-146t ~= -: t;ITY flF ~ - -.. .. ~~~~`' . 11 IDA!-IL? ~itr~ ~~ NOTE: This is not a Building Permit Prior to anv construction, von should contact-the Building Deparment at (2081 887-2211 to verify if anv additional uermits and/or inspections will be required by the Meridian Building Department. CERTIFICATE OF ZONING COMPLIANCE*~~~~ ~ ~ ~~~~ Date: Au st23 2007 l,ity ~afMM ridian Y clerk Office Project Name/Number: Hightower Building_1 (CZC-07-146) Owner: R. S. Hosac Inc. Site Address: 6360 N Sa~aaro Hills Avenue Proposed Use: 5 836 square foot multi tenant buildnn (g she11Z Zoning: C-C .,.. _ . Comments: Conditions of Approval: Project is subject to all current City of Meridian ordinances and AZ-06-003 (Development Agreement Instrument No. 106104202), PP-06-009, CUP-06-004, VAR-06-004 applications associated with this site. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for this site. Landscaping: The Landscape Plan prepared by The Land Group, on August 9, 2007, labeled Sheet L1.0, is approved (stamped "Approved" on August 23, 2007 by the Meridian Planning Department) with the following changes/notes: 1) Other than the above=mentioned change, the approved landscape plan is not to be altered without prior written approval ofthe Planning Department. No field changes to landscape plan permitted; prior written approval of all material changes is required. prior to final inspection and sign off for this project, a written certificate of completion shall be submitted to the Planning Department, prepared by a landscape architect, landscape designer or qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The Certificate of Completion shall verify. that all landscape improvements, including plant materials and sprinkler installation, are in substantial compliance with the approved landscape plan. Site Plan: The Site Plan prepared by The Land Group, on August 9, 2007, is approved (stamped "Approved" on August 23, 2007 by the Meridian Planning Department) with the following changes (see redline changes on site Plan) 1) Provide a minimum 1 space bicycle rack on this site (see UDC 11-3C-5C & UDC 11-3C-6G); 2) All 90 decree parking stalls shall be 19-feet lonsr, adiacent to 25-foo_t wide drive aisles and contain substantial wheel restraints to prevent overhang beyond the designated parkmg stall dimensions or parlrin~ stall dimensions may be reduced two feet in length if two feet is added to the width of the sidewalk or landscaped area planted in Sround cover to allow for overhan~• Except for the changes mentioned above, the approved site plan is not to be altered without prior written approval of the Planning Department. Elevations: This project complies with the Design Review requirements of UDC 11-3A-19.The Elevations prepared by Tomlinson Designs (Sheet A4.0) are approved with no changes from the Planning Department. Irri ag t, ion: An underground, pressurized irrigation system must be installed to all landscape areas perthe approved specifications and in accordance with UDC 11-3A-15. Protection of Existin Tp~ tees: Any existing trees on site must be protected or mitigated for in accordance with the Tree Preservation section of the City's Landscape Ordinance. Per UDC 11-3B-10, coordinate with the Parks Department Arborist (Elroy Huff, 888-3579) for approval of protection/relocation measures for the existing trees prior to construction. Any severely damaged tree must be replaced in compliance with UDC 11-3B-10-C.5. Parkin :The proposed parking areas shall be paved and striped in accordance with UDC 11-3B. Project engineer/architect shall, certify that the number and size ofhandicap-accessible spaces conforms to the Americans with Disabilities Act (ADA). Handicap accessible stalls must have signage in accordance per ADA and signed accessible. Curbing: Per UDC 11-3B-SI, all landscape areas adjacent to driveways, parking lots, or other vehicle use areas, must be protected by curbing, wheel stops, or other approved protective devices. Curbing may be cut to allow for storm water runoff. Sidewalks: All sidewalks shall be constructed in accordance with 11-3A-17. Sidewalks shall be constructed prior to occupancy. Drainage: Storm water drainage swales shall not have a slope steeper than 3:1, shall be fully vegetated, and shall be designed in compliance with UDC 11-3B-11 and UDC 11-3A-18. Li tin :Lighting shall not cause glare or impact the traveling public or neighboring development and comply with lighting standards as defined in UDC 11-3A-11. - Si~na~e: No signs are approved with this CZC. All business signs will require a separate sign permit in compliance with UDC 11-3D. Trash Enclosure: All dumpster(s) must be screened in accordance withUDC-11-3A-12. Trash enclosures must be built in the locarion and to the size approved by SSC. Handicap-Accessibility: The structure, site improvements and parking areas must be in compliance with all federal handicap-accessibility requirements. ACHD Acceptance: All impact fees, if any, shall be paid prior to the issuance of a building permit. If any changes must be made to the site plan to accommodate the ACHD requirements, a new site plan shall be submitted to the City of Meridian Planning staff for approval prior to the issuance of a building permit. Certificate of Occupancy: All required improvements must be complete prior to obtaining a Certificate of Occupancy. All changes in occupancy need to comply with the requirements of the Building Department. It is unlawful to use or occupy any building or structure until the Building Official has issued a certificate of occupancy. A certificate of occupancy or temporary certificate of occupancy is obtained from the Building Department (208) 887-2211 after inspections are complete and the field inspection record is returned to the Building Department. Plan Modifications: Except for the changes mentioned above, the approved Site Plan, Landscape Plan stamped "Approved" on August 23, 2007, and Elevations, and are not to be altered without prior written approval of the Planning Department. No significant field changes to the site or landscape plans are permitted; prior written approval of all changes is required. ~~rt .ula~-f~r1 Sonya Wafters Associate City Planner *This letter does not indicate compliance with requirements of other departments/agencies, including, but not limited to, Ada County Highway District, Central District Health Department, affected irrigation district(s), Meridian Sewer, Water, Building or Fire Departments, Sanitary Services Co., etc. This letter shall expire one (1) year from the date of issuance if work has not begun. ta',~,1~~~ ~-l - ,~. Planning Department ADMIlVISTRATIVE REVIEW APPLICATION Type of Review Requested (check all that apply) ^ Accessory Use ^ Alternative Compliance ,Certificate of Zoning Compliance ^ Conditional Use Permit Minor Modification .Design Review ^ Private Street ^ Property Boundary Adjustment ^ Short Plat ^ Temporary Use Certificate of Zoning Compliance ^ Time Extension (Director) ^ Vacation ^ Other STAFF USE ONLY: File number(s): ~ Z( -0~'-) Project name: ~ ~l J ' ~ ~. Date filed: Date complete: Assigned Planner: S~~y W~~L_ Related files: Applicant Information ~ 5 1~o5~ uG 4G I Phone: 322 ' Sy - O Applicant name: , Applicant address: l022I W IE;M~~AtD ~ 5/i fe /oa lgOi~6 /G Zip: 8370'( i ' ~ Own ^ Rent ^ Optioned ^ Other n property: s interest Applicant Owner name: R S wr ~ t ~uG Phone: 3 Z 2 ' $`1~0 Owner address: ~02Z/ w EM~'KA[riD ~ Sy~xE /C1o Zip: S 3`10( representative): ~~'1SOrJ developer ineer n hitect TowtLi naSo.J , , , e g Agent name (e.g., arc Phone: ~3'a - 7012 Firm name: TowtLinJSo~J DlwStduJc Address: 335 W S'rA7'>= Sl' SvITEG ~ !/-A~~~ ~ l0 Zip: S~(~ <<o t li ^ A ent ^ Other ~ Owner ^ A can pp Primary contact is: g ' C ' Phone: 3 2Z' Sy I D 1 ~ '~ Contact name: 8 ~ t.L 1= E-mail: bi 11 G~ ~^oc,4± C~N'1 Fax: 3Z 2 ~ 333 7 Subject Property Information Location street address: E Gblinl DE~i AnlD SoAC-a UA~O M'L.:~S iak`l Assessor's parcel number(s): a ~ 1 V ~[g t70 ~f D Township, range, section: [~~ ~~'~ `J'am 30~ j ~{~ ~ Total acreage: D.'Jy AGtzES Current land use: VAGAnIT Current zoning district: G- G 660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642 Phone: (208) 884-5533 Facsimile: (208) 888-6854 • Website: www.meridiancity.org I (Rev. 9/21/06) Project Description Proj ecdsubdivision name: ~ ~ 3 i,~~ EIZ ~S i ~ ~S Q~ ~~ ~ General description of proposed projectlrequest: 5F4~Ll.. wit-d~nl~~+ FoYZ F~'YU-e-~ O~FIC,E ~ ~7A11. TEnlMy'f Proposed zoning district(s): G - G Acres of each zone proposed: O l~ ALAS Type of use proposed (check all that apply): ^ Residential ~ Commercial I~ Office ^ Industrial ^ Other Amenities provided with this development (if applicable): ~" 17oo7z. Who will own & maintain the pressurized irrigation system in this development? Y~v~~.o1~IGt per. E Z Which irrigation district does this property lie within? `~Etft.6tZ5 (irlZlGal4Tlon) Dist'K-ir T Primary irrigation source: P{eSSv~-tzED lw+~ ~'rloJ Secondary: Lburt~~rk,. vo~T~.t2 Square footage of landscaped areas to be irrigated (ifprimary or secondary point of connection is city water): ?J-~ ~a5 S ~ F Residential Project Summary (if applicable) Number of residential units: Number of building lots: Number of common and/or other lots: Proposed number of dwelling units (for multi-family developments only): 1 Bedroom: Minimum square footage of structure(s) (excl. garage): Minimum property size (s.f): Gross density (DU/acre-total land): Percentage of open space provided: Percentage ofuseable open space: 2 or more Bedrooms; Proposed building height: Average property size (s.f.): Net density (DU/acre-excluding roads & alleys): Acreage of open space: (See Chapter 3, Article G, for qualified open space) Type of open space provided in acres (i.e., landscaping, public, common, etc): Type of dwelling(s) proposed: ^Sfngle-family ^ Townhomes ^ Duplexes ^Mulli-family Non-residential Project Summary (if applicable) Number of building lots: ~ Other lots: Gross floor area proposed: 5 ~~ S~ ~ Existing (if applicable): Id oN~ ~~ Hours of operation (days and hours): ~ ~ ~jpPm Building height: ~~ - 1 D Percentage of site/project devoted to the following: Landscaping: 31 ~ `IS 5 • ~ Building: 58 ~ LP S. r~. Paving: 2 Z ~ S ~ F Total number of employees: _ -'i'P~P Maximum number of employees at any one time: TSD Number and ages of students/children (if applicable): N~A Seating capacity: T'P~D Total number of parking spaces provided: ~_ Number of compact spaces provided: ~ Authorization Print applicant name: 50+~ „'' NSo~ Applicant signature: ~ Date: 7 ~ 31 D7 660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642 Phone: (208) 884-5533 Facsimile: (208) 888-6854 Website: www.meridiancity.org 2 Property Use Narrative Building #1 Hightower Retail Development 'This building is one of the three buildings to be located in the Hightower Retail Development, East Chinden, developed by R.S. Hosac Inc. The development consists of three commercial buildings surrounded by extensive residential development including Paramount, Castlebury, Castlebury West, and Saguaro Canyon. This building's North Elevation has direct exposure to Chinden road, an entrance corridor to the city of Meridian. This elevation, along with the rest of the building, recognizes that because it lies upon this entrance corridor, the high standard of design set forth by the city is acknowledged and achieved in the design of this building. The intent of such a standard will promote growth and the beautification of the community This building is intended to be divided into three separate spaces. The occupant to the west is serviced by a one way drive aisle and drive thru window. Small food service facilities will occupy each of the spaces. Materials, colors, and design elements proposed are intended,to be complimentary for all three buildings in order to promote consistency throughout development. The footprint and orientation of each building deviate for site clarity and functionality purposes. Such deviations in shape will allow this building to be identifiable to the user while navigating easily throughout the business park. The Administrative Design Review necessitated by this building's location accompanies this Certificate of Zoning Compliance Application., This property, is zoned C-C. The building will have an "A" occupancy for restaurant use. Administrative Design Review Building #1 Hightower Subdivision 1. Architectural Character A. North Elevation (Chinden exposure). Total roof line is 90'-0" with a two 16'- 6" roof bump outs or 36% relief. There are modulations in the. facade where the EIFS meets the roof (2'-0" built up, three layer fascia) and where the EIFS meets the cultured stone base. West Elevation (N. Saguaro Hills Way exposure). Total roof line is 69'-1" with 22'-11" of that total located along a chamfered corner. One gable is 24'-7" long (35% of total) with a peak elevation of 18'-9". The fascia line of the main roof is 20'-10" long (29 % of total) with an elevation of 12'-0". The afore mentioned chamfered corner is 34% of the entire facade and had a ridge height of 19'-11".There are modulations in the facade where the EIFS meets the roof (2'-0" built up, three layer fascia) and where the EIFS meets the cultured stone base. B. The main entry on the West elevation is cleazly defined with a timber beam supported gable. There aze cultured stone columns on either side of the gable and the entry doors are recessed 3'-0" from the entry gable. The main entry on the east elevation uses the same architectural elements with a gable extending 3'-0" from the building facade. North Elevation (Chinden exposure) has 34% window coverage along the facade. West Elevation (1N. Saguaro Hills Way exposure) has 39% window coverage in the facade. C. The building has a double hipped roof with 1'-11" overhanging eaves .satisfying the roof design requirements. The entire fascia ,line is 2'-0" high with a tripe layer relief system incorporated. D. This requirement. is satisfied by the use of both EIFS and cultured stone on the facade. E. The ground level mechanical equipment shall be screened at a height of 30"tall with a EIFS wall matching the color and texture of the main building facade. 2. Color and Materials. Stucco, cultured stone, and stucco entry gables supported by a timber beam aze the elements utilized. 3. Parking Lots. 11 of the 25 parking stalls, or 44%, allocated for this building aze located along the West side of the site between the West facing facade and N. Saguazo Hills Way. The remaining 14 stalls aze on the East side of the site. 4. Pedestrian Walkways A. An 8' wide continuous walkway has been provided from both East and West entrances, connected along the South elevation, and then exiting the NW corner of the site to connect to the sidewalk along N. Saguaro Hills Way. B. The portion of 8'-0" sidewalk that crosses the drive aisle will be constructed out of stamped concrete to contrast the adjacent asphalt. C. This requirement does not apply. D. This requirement does not apply. FORM PW 100 crrv oP C~~~eri~lcn 11 1DAF-10 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Chazles M. Rountree David Zaremba CITY DEPARTMENTS City Attorney/HR 703 S. Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234 /fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579 /fax 888501 Planning 660 E. Watertower Street Suite 202 884-5533 /fax 888-6854 Police 1401 E. Watertower Street 888-6678 /fax 846-7366 Public Works 660 E. Watertower Street Suite 200 898-5500 /fax 895-9551 - Building 660 E Watertower Street Suite 150 887-2211 /fax 887-1297 - Sewer (N/WTP) 3401 N. Ten Mile Road 888-2191 /fax 884-0744 - Water 2235 N. W. 8th Street 888-5242 /fax 884-1159 DATE: 7/13/2007 The following address has been verified by The City of Meridian Public Works Department as valid for the project listed below. Project Name: HIGHTOWER BUSINESS PARK BUILDING #1 (Shell) Address: 6360 N SAGUARO HILLS AVE. Suite #: Zip Code: 83646 Lot/ Block/ Subdivision: 2/ 3/ HIGHTOWER SUB Notes: Suite numbers to be assigned as tenants apply. EACH SET OF PLANS WILL BE REQUIRED TO CLEARLY REFLECT THE CORRECT ADDRESS AND SUITE NUMBER (IF APPLICABLE). Marita Hawker Department Specialist Public Works 898-5500 shindletC meridiancity.orQ CITY HALL ~ EAST IDAHO AVENUE MERIDIAN, ID 83642 (2Q8) 888-4433 CITY CLERK -FAX 888- 4218 CI ATTORNEY / HR -FAX 884- 8723 FINANCE & UTILITY BILLNG -FAX 887- 4813 MAYOR'S OFFICE -- FAX 884-8119 rc+A.utsori 0651GN5 rk.. ,n ~,u.~ ~~:a,~~, :~ ,:~>r,.,,, EAST ELEVATION F11G~ai~~~R 9BUIL I 1 Mereinn, I(111~1(f 50UTN ELEVATION A~W.199HU WLY 1Ytp'gAVly`I •JID' yµV YiPY 'v11A.iA•.I% ~•~H~ ~}I~•ONf NAIIi WfW 'Y{f1t41G Oin: - ~ ~•SV.flti0"212 •a. 5rata rK/.x - 59Lf0 rM1K fOM•IN50N 0451GN5 ns.. e+•n earl,, .,,,,I nw, w erom anro- n.~t NOPTN ELEVATION va• ~ ~-o• F11,C~ T ~R 99uu I eu~ ~ ~ -_ MnrA'~nn, IAOnn /.4aYLf J111tU WEST ELEVATION WIX IG7e 'YU119t Ht7 four KPi'vluu~•lab - ~'~~ •9. 91((lO/WA SfIlW N(IDG QuA illlK WMS1AIN WfifCS'IYfALL1G 0.~•' -Y15lLN OROM: IIN.Y Iry,Rt'$WfINO' •ZI? kIHINN GSOM ToueD i -DeN ~ ~ ------- %N - ~TMe1La N 1/4 CLMNFA BEC110N b I P1A CPe4' Na gems I I~ UNPIATTBD ~'A~ FOVND 0 f0198f1 i %N %ACL9 OaAN4E PIASDC CAP rW1IwED'OL PL91167!` FWNO 0/4-N7pI WON r PIPE REAACEC'MAI 6/0-WCH-, 4~ 0 0 HIGHTOWER SUBDMSION Located within a portion of tha Northeast 114 01 Section 30, TowTtsltlp 4 North, Ra e 1 East Boise Meriden, Ada Courdy, Cqy oFMan, Idaho Sheet Index X00 /E-N4151EEL PIN P•glNp ggyyg ~p 81ttT I - OOUIDAAt' PLAT WIP BASIS BEARI G vawro D E-1/1e coRNm NE CgtlIFR 9iC1N1r1 SD attEr E - OETAt PU,r NAP .,,,....,,,>LBV,,,,,,,,,,,,,,,,,,,„St~tS1fFN?r~„• „pgR,gv~xa~maeEeDe awEre-DnAxPUrNAP ~~ - - ~ 9e137'Q4'w a~isT e - ~a~ T bi~uro PLAT Nom - - ~ R-o.w -' - '- '_ -` - - - - - -aa3' ~) 1~Te,ee' 1 D' zo - - RRTS ° - mnNnAn: aP DwNeR TwzT r - c4RnroAtEe Arro APPROVAIe oL'DIDAwoN P~OB sc ze References ~'u~ ,-~•- , . - 1 ~ 1, , 70 . , .... , - . , - , , _ 1. 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ALL 4diwP YdL d 1-w Wd wNF Plwld IAwRC • ww14SYNpXd M NANGwP PNWIIB TNL99VLL E 'K' 1 3' Vall Gutter Detail 2 As halt Pavement Settion 3 Cp; oncrete Flatwork. +~w and Bu.E Purzd vw ABe swam. ~ ~ 9 Na -~- 1 Nm Keynotes f ma,w,,,w, .. - - i. uw~sux.wA modoulE wm sm u.e raa dwisa P,p,;~roul! nrs mA Pim~poq~sl e. Aro +rAr xxl, eet oBiAIL ei.l~t aYnweWrcwa • walk' «w+Ug, rgA gIAY eio~g '°' g vrnaec mwra.w'nrtaum, .. ~ ... mx twexP•Yrv' .. ° Bwrwm a S rldS ~.. ~,: ~ ,. _.. a.nq ~~~ ~ ~p~~M>p~~ ~ = F- I~~ III III. ~ ~ '~: ~ ~ - '~"` "°°~ „ ~ ~ mN IfltldBf NRAU I r~~ I I~~~I I I~TI . ~r~~l I 1-1 ~ j I ~N WBA1. Qi NIA ©0.WVw39&E Il1EP BO „1. 100Ld JdNi _ y Is/~ YAaWYg .. gGLLE B@PLW F w I!n Yxnwu fdvAmD M exdl ww (e Y' x s• no wYS. LL~ 'Nw164E lNI BOI OIBadArt BAd ~ AdnwNL, Qi PAwuwr. axm wIN war _ - ~ ~~Btte %an Perimeter sidewalk Commercial Area Site Plan a 4 Concrete Pavers w/ Concrete Band 5 ~ sc.A~ r - So• q r~ C2.0 mm,.~. O ,~ ~ F~ b S ~. J C w Hy9 t" ~ r ~, o~ ~ro ~. ~ a € d' ~ ~ a~ ~~ iii ~e a :~ O ~r.~. ~ a a h~3 o ~,~, ,.:. ~r$:+, £ _ y 5®~~. ~ • ~~b gg R ~R~ G ~ C ~B$ ~.Y N ~~~~ o - a 1 v ~ A aag ~ ~ x - y Z ~-,, ~ - ~ ~ r - ~ 4 4~ ~ ~° , p ~~ ~ ~ - ~ € f~~el~ ~~~ - n t ~ ~ t~ 2 e3 a ~~~ `~ '~ ~ ~~ ~ ~~ ~ ~~~ a ~ If- se '.. '~ fl Q ~ ~. ~ n - S - ~ $ - - 8 ~ - _ $ ~ .= I ~ ~€~ ~• ~ ~ ~ ~~~ 3 ,~~ ~ om' ~ ~~$~~ ~~~~0~ I ~~,~~~ ~ HIGHTOWER COMMERCIAL ~~l~ . ,~,~. o'~ n ~a ~~8~~ ~~ t~ ~~~ Construction Documents ~~f~ s~$;~ ~~ iv °~ . ~ ~ 4 b a ~~~ ~ I ~ ~l~b~i Meridian, Idaho ~~~ ~ w m ~ _ ___ I i l REVIEW SET 5-9-07 PROJECT CALCULATIONS BLDG 1 x~.nsanvar~ummeut~rce~unsranaac xoleesmerl im~e~umcimew ,o~w~. ~w~ +~.xolwuBUVa iRE I ``~~auu°~q. ~~ 'a _ semE " - ~14+ ~, ,'~~nflllllp~~`'` ~NMe~®yA~OmB~, ~~uno~,w ,~ J Q ~~ w ~, ~~o ~ a~ ~U~C wpm J~ 0~ = li (7 ~.~... a3 8 se A al ~$ E 2 DECIDUOUS TREE PLANTING ,oW. ~~ ~ ` -EVEIAPMENT _ ~,. CONTACTS .,,y,,,,,,,, °~ ,~ vwuurn ~~ rawuuxeario~urm ~ -/- aewerdEeiEeErwma Eweioeeeia PIKKl;~QSHIIS ue,lea~un. AMn ' . aavlm:anmwmeomam OpL,tl®eRIID wmaeelMOlu~ eUP~EIOR ~wIMY'tlp~Pa ' . . TR WNEALP,NG IREdwPEgi,el11E140 ~ Ewia,wwoemfa vywrOn n ncxeprelw>lal o+v.w mxevcr.wnxauwm ' ema eene~ nmuwmds om ~ ~r. , NtEtlF]Re E14aARNe •°^iaroeeu ! Y ~~ PIgNE~W~I COMOLT PHLMPI ~bmtbbtl ~P%b*or . ~m~lugipae~~.ir~ieao a ~u+w~mmYw~W'dpq~wbbbkNMiee V~nnl~.IPOE~' BQME' 1a1 W py o lpbvw ~wb`~aba~ye~e4Wtipria YYm 4 MwY ell BNq@g1,MNE1W F1dIEbWD18110 ~ - eymmr~ewdaaa~~wa.wwr,n~w ~. vxuxeaoNaawwi ~ p LaMeaapa Plan N n ~-~.I.I.~...~.,.....a....,~.o,.....,,,, ~a~ 4 3 W»~ L1,0 IRRIf;ATI(1N (F(;FM1 p ~Y,soaYUmawammuunnwnuw wasomoinm wu ~ala1WPNR uiovaun __® _. ws~wenaa~rxmad~maia0.~aoua+b ~qW-pm¢~4vi RUOClMMLRb~YOUrd 8 ~._. _ mrooLRf11YU0Y_ ----- - roYFIVR1~wYUn ~,.ro mwaxurauwiaeRiaweuw ~ -- -- - YouewsawamumiaaRUauaew, '~~%Y- .. ~.~..~p,~~d,. r: ; °~ 0 navuwemrYRU . avu p .rcuswm. 0 ® aormeu~aruwn - _ _- ~~ -P _ _IwumI.YNY~'sfWnHpueWlvL MNmWNMttRROBUaM ~11g6'1 ~.1YIK®mi MRW ~ ramearanm~ancwau. nsae ~~.unww.~~ ```p~mivnr~~ , ~Y9 - y~~~nnmm7~a ®®°° uY.,.m CALLOUT LEGEND 0~~ ~w ~"'m1°"orcr°F r `~.nwr~aeaY,ev raA~'° O ®fIN~ W~i~WM ~onMlEmm~,xo rulr~i¢~~[ IRRIGATION bONSTRUCTION NOTES: ~~~~ PRESSURE IRRIGATION SYSTEM ~ NON-POTABCE WATER .NOTES n vur ~~ wm ~~m mw _~ r"`mmmmr~umuvxuR ~~~ w _ rc~.,mR~Y~~nn~ f Q U C wro ~ °~ o ~~t m ~ v_ ~ ~m tt W ~ 0 ~ _ 2 ~ rn r V 2 788 ®®(BCIOP •w.wenua~. •°~: _,- ~Y~.~.~, ~,~.~4a, ~ `rY~o ~ w.~ a~rM ~u4 ~.~ ~~~ F W IrtlgeOanPlan ~ 3 w ~~ L2.0 ~ `a°nump~,,,~ t~°'~. ~a ni9 ^« %~~~nuuu+P" 6~ Q ~ KK U 4 UICK COUPLER VALVE 7 REM TE C NTR ~L VALVE y W ~ 1 POINT OF CONNECTION , ~ ~' o ^ ~ C~ ~~~~'~} ~~~ I 'WH mlen W~OWwW ... of 0 O V ~ t ~~ ~IWU rw.mmu arms /~// ~~ / LL ~ ~, N 19 ~ ''' t ~l ~Po j ~m T ` D aa-6em w.vloim 777 J I ~ oWwGra~. ~~ T OEINYtim WNm'FOB®Yk _O C ~..m~aa~ >~A~~ ~~ .. I- LL r+•~°t ° e e we^ ems » e ,0 a. ix aawm o V ' wm aka ~ro~i n10.aa~rw~vw"i¢°° ~ nan~ne r®w®xad "0 ~ ~ """ 2 ; uu~u~mmarn ~DECODERIC>flOUI~@IG ROD AS~MBLY ~Y~,.N, e w ~av uou ierow ~N~woms.re ' Knq Ww ~ TRENCH 5ECTION .~~e ~~ ~~ nm ~~ '~~.~ ~a~ ~° -~ iH'.uxP+ae ' ~~amaa~~ ~ iRwi eaaemar .?en u~[,mxn - Y~ - v. eaauwa~a womOwlowwi M. R'4aDNle 'w'.mwrvsmmn maax~ ' Y I/C YNkIl~ImS - tiM.M unM _ m aror "` ne m o~ ~iou np~ ~d~ ~ - rw~ ~ n P m®,rw~ i~~ ~ ~ 3 SPRAY HEAD POP'UP SPRUi(LER ~ ROTOR POP-UP SPRWKLER v ~ Q ROOT WATERING SYSTEM ~,o>< " ~~^~m\ ~ LL _ _ Tree Bubbler _. - ~ M~. Irtlgetlon Delele 3 LL t ~~~~~ Ii~onvnvt~co~~0 Sritv~:-cP. September 12, 2007 TO: R.S. Hosac, Inc. 10221 W. Emerald Ste. 100 Boise, ID 83704 SUBJECT: MCZC-07-147, MCZC-07-146 Hightower Bldg. 1 & 2 6320 N. Saguaro Hills Ave. John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner On 3/30/2006, the Ada County Highway District Commissioners acted on MPP-06-003 for Hightower Subdivison. The conditions and requirements also apply to MCZC-07-147, MCZC-07-146. • Prior to final approval you will need to submit construction plans to the ACHD Development Review Department to insure compliance with the conditions identified above or for traffic impact fee assessment. This is a separate review process that requires direct plans submittal to the Development Review staff at the Highway District. A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding impact fees. If you have any questions or concerns please feel free to contact this office at (208) 387-6174. Sincerely, ,~~~ ~.~- C elsee Kucera Right-of-Way and Development Services CC: Project File City of Meridian Tomlinson Designs 355 W. State St, Ste. C Eagle, ID 83616 Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.acna.aaa.ia.us Request for Appeal of StafF Decision 5. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. u. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. v. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. w. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the. reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. x. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. y. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. Development Process Checklist ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACRD ®The ACRD Planning Review Division will receive the development application to review ®The Planning Review Division will do one of the following: ^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time ®Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply to this development application. ^Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ^Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ^For ALL development applications, including those receiving a "No Review" or "Comply With" letter: • The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. ^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) ^ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ^ Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction -Permits along with: i) Traffic Control Plan j) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) ^ Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACRD Construction -Subdivision to be reviewed and approved by the ACHD Drainage Division. ^ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ^ Final Approval from Development Services ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con. Tech Review Date / February 17, 2006 Staff Level Approval / March 7, 2006 Revised / March 30, 2006 26 `~~~C~~ D Right-of--Way & Development Services Planning Review Division File Reference Numbers: Hightower Prel~m~narv r~aL AZ-06-003, PP-06-003, CUP-06-004, VAR-06-004 Site address• SW corner of State Highway 20/26 and Jericho Road. Applicant: Hightower, LLC. 8312 North Northview. Suite 120 Boise, ID 83704 Owner: Louise E. White 6201 North Jericho Road Meridian, ID 83642 Representative: The Land Group, Inc. 462 East Shore Drive Eagle, ID 83616 ACHD Staff Contact: Ryan McDaniel (208)387-6174 rmcdanielCc~achd ada id us Project Abstract: The applicant proposes to develop the 22.95-acre subdivision. Annexation and Zoning of 12.31 acres RUT to R-8, 6.95-acres RUT to R-15 and 3.68-acres RUT to C-C: 106 Residential lots, 4 Commercial lots. ~ Hightower Subdivision Revisions: The District received revised plans on March 10, 2006. The index of changes include the elimination of a northern stub street, elimination of two internal streets, alignment of a commercial service drive and the adjustment of private street location. The revisions to the staff report are approved at the staff level and are noted in blue type. The changes were made on March 30, 2006. A. Development Impact and Findings-of-Fact 1. Site Information: - The site is located at the southwest corner of State Highway 20/26 and Jericho Road. Site: Acreage: Current Zoning: Proposed Zoning: Current Lots: Total Lot Commercial Lot Residential lot Common Lots: 22.95 RUT R-8, R-15, and C-C 110 4 106 0 2. Description of Adjacent Land Uses: a. North: Castlebury #1, zoned R-1. b. South: Saguaro Canyon #3, zoned R-4. c. East: Blythe Estates, zoned RUT. d. West: West Borough, zoned RUT. 3. Site History: - This site has not previously been reviewed for development. 4. Roadway Improvements Adjacent To and Near the Site: - State Highway 20/26 is under the jurisdiction of Idaho Transportation Department and has three lanes, 56-feet of pavement with no curb, gutter or sidewalk. - Jericho Road is an improved 33-foot wide 2 lane paved local roadway that is improved with vertical curb, gutter and sidewalk on the opposite side from the site and abuts the site. 5. Existing Right-of-Way: - State Highway 20/26 has approximately 81 feet of right-of-way (40 feet from centerline). - Jericho Road has approximately 50 feet of right-of-way (25 feet from centerline). 6. Traffic Impact Study: - A traffic impact study was not required with this application. The applicant did complete a traffic impact study; its results were taken under advisement, but did not affect the original findings. 2 Hightower Subdivision 7. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of Speed (Approx.) Class Service Limit State Highway 760' Principal 23,967 on 6/8/05 LOS ~F' S5 MPH 20/26 Arterial Jericho Road 600' Local 1,136 on 12/2/03 * 25 MPH Residential *Acceptable planning thresholds for existing local residential roadways are up to 2000 ADT. *Acceptable Levels of Service for Principal Arterials with three lanes and no parking is LOS D at 17,000 ADT. 8 Existing Access to the Site: - One unimproved access from Jericho Road provides access to the site. 9. Trip Generation: / 600s.f. Coffee shop: 496 per 1000s.f. generates 298 / 5,900s.f. Drive-thru: 496 per 1000s.f. generates 2927 / 7,800s.f. Shopping Center: 42 per 1000s.f. generates 335 / 5,000s.f. Medical Office: 36 per 1,000s.f. generates 181 / 106 single family dwellings: 10 per one-each generates _1060 The revised site plan showed the elimination of one commercial buildin 2480 / 5,000 s.f. Drive-thru: 496 per 1,000 s.f. generates / 5,000 s.f. Medical Office: 36 per 1,000 s.f. generates 181 / 3,750 s.f. Shopping center: 42 per 1,000 s.f. generates 158 / 106 single family dwellings: 10 per one-each generates 1060 - This development is estimated to generate 4801 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation at the land use designations listed above. - The revised site plan is estimated to generate 3879 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation at the land use designations listed above. 10. Impact Fees: - There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 11. Capital Improvements Plan/Five Year Work Program: - No roadways abutting the property are currently in the Capital Improvements Plan or within the Five Year Work Program at the present time. 3 Hightower Subdivision 6. Findings for Consideration 1. West HightLower Drive District policy 7204.11.6, requires localeasuded ce to linento cente line) inimum of 125-feet from another local roadway District policy 7202.8 andructed a~sra 40rfoot sleet se tionlwith urbegutter and 5- developments to be const foot concrete sidewalk within 54-feet of right-of-way. Offsets: - West Hightower Drive aligns with Newberry Street, serving the properties abutting the eastern side of Jericho. Location: - West Hightower Drive is located approximately 280-feet north of the southeast property line (back of curb to property line) and proceeds west where it intersects North Saguaro Hills and stubs onli ee wro ertyp ne tol back of curb) ely 110-feet north of the southwest property (p p Commercial driveway accessing West Hightower Drive: - The applicant is proposing northern access from West Hightower Drive to the commercial development approximately 230-feet east of North Saguaro Hills Way (centerline to back of curb). - This location meets district policy and is approved as proposed. - The revised site planAvenue has mov d ten (feet eastt osfacl I fate the al gnment. Avenue. North Menara Street Section: - The applicant has proposed this roadway to be constructed as a Local residential street section. The roadway abuts a commercial development and staff will require that West Hightower Drive be constructed as a 40-foot street section within 54-feet of right-of-way; complete with vertical curb, gutter and sidewalk. - The revised site plan shows West Hightower Drive as a 37-foot street section within 54-feet of right-of-way. The applicant is required to construct West Hightower Drive as a 40-foot street section within 54-feet of right-of-way. 2. North Saguaro Hills Wav District policy 7204.11.6, requires loclaleasuded cente linento centerline) inimum of 125-feet from another local roadway District policy 7202.8 and 7 cted a~sra 40rfoot feet sec on'with curbs gutter and 5- developments to be constru foot concrete sidewalk within 54-feet of right-of-way. District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing. The access restrictions for these street 4 Hightower Subdivision segments should be stat hese st eet egments nCoordinate the s gnage P olgram should be prohibited on t with District staff. Offsets: - North Saguaro Hills Way intersects State Highway 20/26 and aligns with Castlebury Avenue which serves the properties abutting the northern side of State Highway 20/26. Location: - North Saguaro Hills Way is located approximately 80-feet east of the northeast corner of the property line (property line to back of curb) and proceeds south where it intersects West Hightower Drive, West Macau Street andro ert Tlilne t back of terminates 111-feet west of the southeast property line (p p Y curb). All of these offsets meet district policy and should be approved as proposed. - The revised site plan shows that North Saguaro Hills Way is located approximately 77-feet east of the northeast corner of the property line (property line to back of curb) and proceeds south where it intersects West Hightower Drive, West Macau Street and West Tallinn where it terminates 111-feet west of the southeast property line (propeastleburoRvenue to the north of State H ghway h Saguaro Hills Way align with C Y 20/26. Commercial driveway Location on North Saguaro Hills Way: - The applicant is proposing wX matelac170 feet out of S ate H ghwa 20/26he commercial development appro Y This location meets district policy and is approved as proposed. North Saguaro Hills Way as a 40-foot Street Section: - The applicant has proposed this roadway to be constructed as a 33-foot Local residential street section from State Highway 20/26, approximately 310-feet south of the north property line, to West Hightower Drive. Staff will require that North Saguaro Hills Way, from West Hightower Drive north approximately 310-feet to the north property line, be constructed as a 40-foot street section within 54-feet of right-of-way; complete with vertical curb, gutter, 5-attached or 7-foot detached sidewalk. - The revised site plan shows North Saguaro Hills Way as a 33-foot street section within 54-feet of right-of-way. The applicant is required to construct North Saguaro Hills Way as a 40-foot street section within 54-feet of right-of-way. North Saguaro Hills Constructed as a 36-foot Street Section: - The applicant has proposed this roadway to be constructed as a 33-foot Local residential street section. The roadway abuts a residential development and staff anticipates that traffic volumes stlructed as a036- oot street section f omQtsres that North Saguaro Hills Way be con intersection with West Hightower Drive south, approximately 310-feet south of the north property line to stub at the south property line located approximately 115- 5 Hightower Subdivision feet west of the southeastern property line. A 36-foot street section is constructed within 50-feet of right-of-way; complete with curb, gutter and sidewalk. 3. )ericho Road as '/z of a 40-foot Street Section District Policy 72-F1A, 7202.8 states that, "The applicant shall construct 1/2 of a 40-foot street section with vertical curb, gutter and 5-foot wide concrete sidewalk within 54-feet of right-of-way (27-feet from centerline)." Street Section - The applicant should construct Jericho Road as one half of a 40-foot street section with vertical curb, gutter and 5-foot concrete sidewalk. Right-of-Way abutting the site along 7ericho Road: - Jericho Road has 50-feet of right-of-way. The applicant will be required to dedicate a total of 27-feet of right-of-way from centerline, an additional 2-feet, in order to construct the roadway. Access to .7ericho Road - The applicant is proposing to construct a 30-foot wide curb return type access that intersects Jericho Road approximately 285-feet south of the north property line. This driveway width and location meets District policy and should be approved with this application. 4. Roadway of_ District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). Local Streets -Internal Roadways 1. West Hightower Drive 2. North Menara Avenue 3. West Macau Street 4. North Saguaro Hills Way 5. North Tashkent Avenue 6. Tallinn Street 7. North Torre Place 8. North Praha Way -Eliminated 9. West Rail to Street -Eliminated The applicant proposes 9 public internal roadways. No proposed roadway location offsets closer than 125-feet from another roadway, unless it aligns with another roadway. The internal roadway offsets meet district policy and their locations are approved as proposed. Local Commercial - )ericho District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a residential collector roadway (measured centerline to centerline). 6 Hightower Subdivision - The applicant proposes to construct West Hightower Drive aligning with Newberry Street, there is no other roadway within 150-feet of West Hightower Drive, and as such, the location meets district policy and should be approved as proposed. 5. 29-foot Street Sections District policy 7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy restricts~arking on reduced street sections. - The applicant is proposing three streets constructed as 29-foot street sections within 42-foot right-of-way. All the following meet district and ACHD approves of the locations, pending the receipt of written approval from the Fire Department. - The applicant is proposing to construct Praia Way, located 280-feet west of the east property line, as a 29-foot street section - Eliminated - The applicant is proposing to construct Rail To Street, located 280-feet to 170- feet west of the east property line, as a 29-foot street section. - Eliminated - The applicant is proposing to construct Torre Way, located 140-feet west of the east property line and running north, as a 29-foot street section terminating with a turnaround. Torre Way is now located 150-feet west of the east property line (measured centerline to property line). 6. Seven Stub Streets District policy 7203.5.1 states that .the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, ~~non-continuous streets." District policy 7205.5 states that stub streets will be required to provide intra- neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required- if the stub street has a length no greater than 150-feet. A. A Sian shall be installed at the terminus of the stub street stating that "THIS ROAD WILL BE EXTENDED IN THE FUTURE". B. A stub street shall be designed to sloe towards the street intersection and drain surface water toward that intersection. C. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. 7 Hightower Preliminary Plat The location of West Hightower Drive The applicant is proposing to construct a stub street to the west property line located approximately 330-feet south of the north property line. This stub street is anticipated to serve the 5-acre parcel located directly to the west. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The location of North Menara Avenue The applicant is proposing to construct a stub street to the south property line located approximately 120-feet east of the west property line. The location has shifted east 10-feet. The new location is 130-feet east of the west property line (measured centerline to property line). This stub street is anticipated to serve the 5-acre parcel located directly to the south. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The Location of West Macau Street The applicant is proposing to construct a stub street to the west property line located approximately 110-feet south of the north property line. The location has shifted south 10-feet. The new location is 120-feet east of the west property line (measured centerline to property line). This stub street is anticipated to serve the 9.5-acre parcel located directly to the west, Blythe Estates 1993. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The location of North Saguaro Hills Way The applicant is proposing to construct a stub street to the south property line located approximately 110-feet west of the east property line. This stub street is anticipated to serve the 55-acre parcel located directly to the south, Saguaro Canyon Subdivision #3 2005. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. 1. The location of North Tashkent Avenue -Eliminated The applicant is proposing to construct a stub street to the north property line located approximately 110-feet east of the west property line. This stub street is anticipated to serve the 5-acre parcel located directly to the north. District staff is supportive of the applicant's proposal. Due to the $ Hightower Preliminary Plat fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The location of Tallinn Street The applicant is proposing to construct a stub street to the west property line located approximately 115-feet north of the southwest property line. The location has shifted north 10-feet. The new location is 125-feet east of the west property line (measured centerline to property line). This stub street is anticipated to serve the parcel located directly to the west, Blythe Estates 1993. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. 7. Comaly with ITD for State Hiahwav 20/26 - The site has approximately 760-feet of frontage on State Highway 20/26 and the applicant will comply with the Idaho Transportation Department at this location. ACRD will require a letter from ITD outlining their requirements and ACHD will require the applicant to satisfy those requirements. 8. Private Alleys There are two private alleys that connect, at both ends, to public roadways. The first is 115-feet south of West Macau Street (now located 125-feet south of West Macau Street) and traverse of West Tallinn Street (nowlolocat d 125hfeet no th of approximately 115-feet north West Tallin Street) and also traverses east and west along block 11. - Both locations and offsets meet district policy and, are approved 9. Turnarounds for North Torre Place District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. - The applicant is proposing to construct (two) a cul-de-sac turnaround with island at the terminus of North Torre Place, approximately 115-feet north of West Hightower Drive and 90-feet south of West Hightower Drive (measured centerline to back of curb of the island). The minimum design standards require that 21-feet of pavement surround the island and the turnaround has a minimum 45-foot turn radius. Block 4, lot 1 is designated a common lot for the island. and indicates that the lot is the property of the Homeowners Association. 10. Island at North Saguaro Hills Wav 9 Hightower Preliminary Plat District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4- feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. District policy also requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The design should be reviewed and approved by ACHD's Development staff. - Block 2, lot 1 is proposed as a common lot. The Highway District requests that the applicant dedicates Block 2, lot 1 to ACHD to preserve the Right-of-Way instead of privatizing the island. This can be accomplished by entering into a license agreement with ACHD to provide access to the Homeowners association for landscaping in the public Right-of-Way. Also, the applicant will be required to shift the island to the east so as to align with Castlebury Avenue to the north of State Highway 20/26. 11. Driveways Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge, of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. District Policy 7207.9.3 restricts residential driveways to a maximum width of 20- feet. - Local Residential driveways are to be constructed not more than 20 feet wide, paving them the entire width and no less than 30-feet into the site. - ACHD understands direct lot access for certain lots in block 5, 6, 7, and 8 may not be able to meet district offset policy and are approved as proposed. C. Site Specific Conditions of Approval 1. Construct West Hightower Drive in alignment with Newberry Street approximately 265-feet south of State Highway 20/26 (measured centerline to property line). 2. Locate West Hightower Drive approximately 265-feet north of the southeast property line (property line to centerline) to approximately 110-feet north of the southwest property line (property line to centerline) as it traverses the site east to west. 3. Construct West Hightower Drive as a 40-foot street section within 54-feet of right- of-way; complete with vertical curb, gutter, 5-foot attached or 7-foot detached sidewalk. Any additional direct lot access to West Hightower Drive other than 10 Hightower Preliminary Plat specific approvals in this application are prohibited and will be required to be noted on the final plat. 4. Locate a northern access from West Hightower Drive to the commercial development approximately 230-feet east of North Saguaro Hills Way (centerline to back of curb). Locate the access to the commercial drive in alignment with North Menara Avenue. 5. Locate North Saguaro Hills Way in alignment with Castlebury Avenue, approximately 78 or 80-feet east of the northwest property line, the location must align with Castlebury Avenue, transitioning south, past the intersection with West Hightower Drive, to where it stubs 120-feet west of the southeast property line (property line to centerline). 6. Locate the western access from North Saguaro Hills Way to the commercial development on the east side of the road approximately 170-feet south of State Highway 20/26 (centerline to centerline). 7. Construct North Saguaro Hills Way, from the north property line south to West Hightower Drive, as a 40-foot street section within 54-feet of right-of-way; complete with vertical curb, gutter and sidewalk. 8. Construct North Saguaro Hills Way, from approximately 310-feet south of the north property line, where it intersects West Hightower Drive, south to stub at the south property line (located approximately 115-feet west of the southeastern property line) as a 36-foot street section within 50-feet of right-of-way; complete with rolled curb, gutter and sidewalk. 9. Construct Jericho Road as one half of a 40-foot street section with vertical curb, gutter and 5-foot concrete sidewalk; additional direct lot access in this area, other than the specific approvals in this application, are prohibited and will be required to be noted on the final plat. 10. Dedicate a total of 27-feet of Right-of-Way from the centerline of Jericho Road to the new property line. 11. Locate West Hightower Drive intersecting Jericho Road approximately 285-feet south of the north property line (property line to centerline) aligning with Newberry Street adjacent to the site. 12. Locate (one) three 29-foot street sections within 42-feet of Right-of-Way as proposed a. Praia Way, located 280-feet west of the east property line (property line to centerline), as a 29-foot street section within 42-feet of Right-of- Way. -Eliminated 11 Hightower Preliminary Plat b. Rail To Street, located 280-feet to 170-feet west of the east property line (property line to centerline), as a 29-foot street section within 42-feet of Right-of-Way. -Eliminated c. Torre Way, located 150-feet west of the east property line (property line to centerline) and running north and south across West Hightower Drive, as a 29-foot street section terminating with two island turnarounds 13. Locate the seven stub streets in alignment with other existing streets in the adjacent subdivisions are attached to this report. ACHD's approval is contingent on actual alignments. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection and have a sign stating, "This street will be extended in the future." Locate the internal local roadways with stubs as proposed. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. a. The location of West Hightower Drive The applicant is proposing to construct a stub street to the west property line located approximately 330-feet south of the north property line. This stub street is anticipated to serve the 5-acre parcel located directly to the west. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. b. The location of North Menara Avenue The applicant is proposing to construct a stub street to the south property line located approximately 120-feet east of the west property line. The location has shifted east 10-feet. The new location is 130-feet east of the west property line (measured centerline to property line). This stub street is anticipated to serve the 5-acre parcel located directly to the south. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. c. The Location of West Macau Street The applicant is proposing to construct a stub street to the west property line located approximately 110-feet south of the north- property line. The location has shifted south 10-feet. The new location is 120-feet east of the west property line (measured centerline to property line). This stub street is anticipated to serve the 9.5-acre parcel located directly to the west, Blythe Estates 1993. District staff is supportive of the applicant's ~ 2 Hightower Preliminary Plat proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. d. The location of North Saguaro Hills Way The applicant is proposing to construct a stub street to the south property line located approximately 110-feet west of the east property line. This stub street is anticipated to serve the 55-acre parcel located directly to the south, Saguaro Canyon Subdivision #3 2005. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. e. The location of North Tashkent Avenue -Eliminated The applicant is proposing to construct a stub street to the north property line located approximately 110-feet east of the west property line. This stub street is anticipated to serve the 5-acre parcel located directly to the north. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. f. The location of Tallinn Street The applicant is proposing to construct a stub street to the west property line located approximately 115-feet north of the southwest property line. The location has shifted north 10-feet. The new location is 125-feet east of the west property line (measured centerline to property line). This stub street is anticipated to serve the parcel located directly to the west, Blythe Estates 1993. District staff is supportive of the applicant's proposal. Due to the fact that the proposed stub street will be less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. 7. Locate two private alleys 115-feet south of West Macau Street now 125-feet (centerline to property line) and 115-feet north of West Tallinn Street now 125-feet (centerline to property line). 8. Construct a cul-de-sac turnaround with island at the terminus of North Torre Place, approximately 115-feet north of West Hightower Drive and 90-feet south of west Hightower Drive (near edge to centerline) with a minimum 21-foot pavement surface surrounding the island and a minimum 45-foot turning radius around the island. 9. The location of the island located at the intersection of Worth Saguaro Hills Way and State Highway 20/26, located in block 2 lot 1, is approved as proposed. 13 Hightower Preliminary Plat The highway district requests the dedication of Block 2, lot 1 to preserve the Right- of-Way for this particular island. 10. Construct Local all Residential driveways not more than 20 feet wide, paving them the entire width and no less than 30-feet into the site. 11. Direct lot access for certain lots in block 5, 6, 7, and 8 may not be able to meet district offset policy and are approved as proposed. 12. Provide a letter from ITD outlining their requirements; ACHD will require the applicant to satisfy those requirements as well. 13. Comply with Section D, Standard Conditions of Approval. 14 Hightower Preliminary Plat D. Standard Conditions of Annroval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Interim Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's- authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless awaiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 15 Hightower Preliminary Plat E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. F. Attachments 1. 2. 3. 4. 5. 6. Vicinity Map Site Plan adjacent subs Development Process checklist Process flowchart A e al Guidelines 3 a N Q ~ W ~ a ST rn ST w rn WS T v SITE T w i N ~' CAD T 'P W ~ H P 20 26 C N LV iLtj i!i! :.. ~'i~:l~: lij^. III ~ ~i~~iiiiiii' T ~ ' 'N.i r ~~!::~ °'! l ~ ~ I ~ I il i i~!i! . 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ADA COUMY, AffllR11AN, IDAHO NCp ~Y 27pp w ~~ i W P- S~ N ~_ 7 C1 ~_ N .~- DEVEIAPMT.NT CONTACTS ~~ ~ °ua°euo~-aar .c ~~~>>µ'ue~n is Sao noun ~e ~'P U"10ie~cmus.c ~vuw~ . us w we ryq w-mr PROeosED zomnc sETBACRs .R. ~,®„ DEVBIOPMENT DATA rorM wen rw alalM .V tlrmN~m w.~ n~.~.il ONW Wt 4~ qe r UTAS u) rex ~ R4 a~i ~41n,e W t0a0i U! w.ik >.N ie (I111H LLI M5 wia-w tl[t f 4 4 pszr.~I ~,.,~ e... ~n a~i< NOT&S: ~+.-6 n. ,o .M b, o ~ioio1OO'Pwu~ "•+` w wu ww. e. x .nau e.e ao..m~s mar.+.c nr '. rye w .¢ r'i°rw~ ~+4""'vwe ew+e ~w.mn o M or v K~e.N .r a ~ ~~Y`°i.s w91O~0MUea~n~rt~e"x rnv °~wn~:+snn~w,a ~n x~aan1°w si+s°° a~m.ae nmi~a m~.oe°m..~wn o`~`°'v~e io u~nw mam.esaweenw+a uennaiwan*`m.s emw Z r.~e~wav16ic'w ~m avi.~v~urw "av~®unw e.a.a.agw~e O • weer un. r.~ e.~uen sr. eti • pms.mrn aes •aa saws (/~ >W °ma4 ~ z~ SYMBOL LEGEND ~ ~ c -_ _- W Ea m 0 ~~ ~a .,,~.~,.~.~ x t~ M .-'- ~:erw~ :°. ;~_ D~`~ w~s..~ ~nlmvwl PRELIMINARY PLAT fOR HIGHTGWER SUBDMSIDN LOCATED Pf[TlBN A PORTION OF SECTION 30, 70WNSHID 1 NORTH RANGE I FAST' BOISE MERIDIAN, ADA COUIP[Y, MERmIAH IDAFR1 NCIm7Y MAP 3 3 N 7~ fl1 IV • PLAT OF SAGUARO CANYON SUBDIVISION NOi~ E A PoA60.Y ff 5[CiN10 AI. fp1}I$IIP ! 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'1 li ~ i c c ~ 9 gds i 3 : i ° A ~S Q O~-0 J!e m~:IO ® a Ji oIe ® e a ` ~ E I{ Ij} Q .I. il l l l l i ~~ W ~~ C ~ ~~ ~> 3x $g:@ ~ F d@ ° A ~. .€ ~ I g Q I Z 3 V . a n ._~ i @ ~+ ~ s ~ ~ pp e J :fps E a 5 Q a= s , > - w - ~ a O U U 7 a O F U LL 0 z a glas aie3a ~~{~pp +~ o N JIH fsz .P; 3•.. s` fj~._ ~ } F ~ ~ s 9ga lli~i ~` !~ e I~ :~ ~~ /~ { s %~ ~ / a - J~ W - f m Z o: ¢ a 3~ !o~ Fm o°m ~~ - _ $~ ~~ }- } w J 6 O y ~ j a~ °- Yg pQW ®~~ O 0 %s° - wo h (O F ~? ~ ~~y d a ~. a O a w x q a a„ ~~~ - a ~~ ;~€ m m C{TY OF -.-". ~YIG~l ,f l? `` 33 E. Idaho Ave. " \\~ Meridian, ID 83642 ~ (` Date ` Applicant . S, ~cic. G Address U .~ w ~ Phone 2 ~~ ~ 0 e CASH C~HEpCKA NNfA.ME O~LC~HE/C~K~IyF~D~IFFERENT~THQA(N~APPLICANT ~ ~ / I CZ~- /~/~ ~~- I (/ v 2 ' 2Ci ~ do G z~ !2~-'d7~ i PAYMEN T DOES NOT INDICATE ACCEPTANC E O F A P PLICATION ~ ~ ~ / ' TAX 10 ~ 7 3 BYceived IC // / TOTAL ~T~ „a .%~~,~~~ AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF A~~I~DA ) ail/ CCiyTer e~ ~rl.~/~'o{dno~ Cs3 ~~ ~ U~J r~~me) ~/ ~Df 6ire~ss) i (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: ~ / ,~.rm ~ fir/ ,r~ ~~ , ~s ~i. ~~~.Sr~ .~a~ /y ~'3Gi~ name) (address to submit the accompanying application(s) pertaining to that 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 day D AND SWORN to before me the day and year first above written. ° s ~` , ~`'` °°m ~ '•~ (Notary Pnblic for I o) ` , ° x ° ~ •s f i~ -,l,'~ ~ ~S ~ ~~ o ~~ i l n ~r p,, y ~ idi W ~ p Res ng at: l,Ol U ;i .-., ~ ~ ., ~~ `t "' jJs L; ~° ra My Commission Expires: ~ ~ - I -2(~ ~ i, J ~°' t ~ • ~ h l~ ~ t~F. ~ OF ~ati BOISE IDAHO 05/15107 04:3@ PM DEPUTY Bonnie Oberbillig RECORDED-FIEDUEST Gi• Title One ~I~ ~~~I~I~~~~~~III~I~'~~~~~~~I~ I~~ ~I~ 107069?16 OrderNo.: A0762877 Se ~LS~ For Value Received, WARRANTY DEED Hightower LLC; an Idaho limited liability company, the Grantor, does hereby grant, bargain sell and convey unto, Monterey, LLC, an Idaho Limited Liability Company, whose current address is 10221 Emerald Suite 100, Boise, ID 83704, the Grantee, the following described premises, in Ada County, Idaho, To Wit: Lots 2, 3 and 4 in Bloclc 3 of Hightower Subdivision, according to the official plat thereof, filed in Book 97 of Plats at Pages 12294, 12295, 12296, 12297, 12298, 12299 and 12300, official records of Ada County, Idaho. TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said Grantee, its heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that Grantor is the owner in fee simple of said premises; that they are free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee; and subject to all existing patent reservations, easements, right(s) of way, protective covenants, zoning ordinances, and applicable building codes, laws and regulations, general taxes and assessments, including irrigation and utility assessments (if any) for the current year, which are not due and payable, and that Grantor will warrant and defend the same from all lawful claims whatsoever. Whenever the context so requires, the singular number includes the plural. Dated: May 15, 2007 Hightower LLC, an Idaho limited liability company Frede~k Neser, Ma~nagen 7 `' Carl Baker,l nager State of Idaho ~ ss. County of Ada ) On this day of May 2007, before me, the undersigned, a Notary Public in and for said State, personally appeared Frederick Neser and Carl Baker, known or identified to me to be the managers of the limited liability company that executed the within instniment and acknowledged to me that they executed the same for and on behalf of said limited liability company and that such limited liability company executed it. IN WITNESS WHEREOF, I have hereunto set my hand and affixed my official seal the day and year in this certificate first above written. ~ "-~--- ..~ ®a®®~aeru®aee°e°°°: ~~ _ "`d'~ gag°~'~C N~~eN~G' Notary Public for Idaho ~ 3 ~+ ® R R~ Y ° -tee My Commission Expires: S ~ ®®{~ ~ e..J~~,s., s8 'i.~visJ'?%ti lJCSiS'iUlivlQ;3 °°e ®~°°'~®ee~~~e ~Ji `?i:3b'a~ ~~~i®9S~F~ °`°~;;p`.9TE Q~! ;7NI-1dt!Q .p~Q~S fOALIN50N p661(~N5 ]]5 N. 5fPi6 51868 f, 511110 L 6AG681 e0 B%Ifi NB/4:`A~I012 2UD/•/]b~]'L5b PtiK F11G T ~ R 9BUILINI ~ 1 Ncri than, Irlnho _ ___ _. QQXH f IMp6R GDOf SPAIN 6UfffRS 'M6fAlLIG O~OMJ' KlIA.Y A1X4{ 'SALTIIAA' •212 `MIASW IR4W' YJ UIUU O]Z6 ~ ~ Page 1 of 1 Sonya Watters From: Sonya Wafters Sent: Tuesday, July 31, 2007 9:28 AM To: 'bob@hosac.com' Subject: FW: ~' .~ . , Bob, there was 1 revision on the a-mail I sent yesterday that did not apply to this site, please disregard and note the following applicable revisions: Bob, I've reviewed the CZC application for Building #1 and need the plans revised as follows: Revise the landscape plan as follows: .1~Provide additional landscaping within the 25-foot wide buffer along the east property boundary in accordance with UDC 11-3B-9C, Landscape Buffers to Adjoining Uses; ,2~rDepict the centerline of Chinden on the landscape plan; allow fora 70' setback from the centerline, per ITD's requirement for future expansion of the corridor. Revise the site plan as follows: Provide a minimum 1-space bicycle rack on this site (see UDC 11-3C-SC & UDC 11-3C-6G); All 90-degree parking stalls shall be 19-feet long, adjacent to 25-foot wide drive aisles or parking stall dimensions may be reduced two feet in length if two feet is added to the width of the sidewalk or landscaped area planted in ground cover. ~-a) Depict the centerline of Ckinden on the landscape plan; allow fora 70' setback from the centerline, per ITD's requirement for future expansion of the corridor. Please submit 3 revised folded copies of the landscape plan & 4 revised folded copies of the site plan with and 8 1/2" x 11" reduction of each. Let me know if you have any questions. Thanks, sow~a Watters Rssoctate C~t~ Plawwev CITE' D~ MERIPI,4N 660 E. Watevtower StYeet, Su%te 202 Mev%d%aw, Idaho 83642 208.884.6533 Pllowe -- 208.888.6854 1=aK 7/31/2007 t .per th'D "ii. .4 `Y x- 5. DEVELOPMENT IN CONDITIONAL USE: "Owner/Developer" has submitted to "City" an application for wnditional use permit site plan dated January 17, 2006, and shall be required to obtain the "City's" approval thereof, in accordance to the Ciry's Zoning and Development Ordinance criteria, therein, provided, prior to, and as a condition of, the commencement of construction of any buildings or improvements on the \~, "Pxopert~' that require a conditional use permit. No new buildings aze approved for a construction under this conceptual CUP/PD application. All future buildings shall require ~/ ~ annroval of a detailed CUp prior to submittal of any Ccrtificate of Zoning Compliance application and/or building permit 6. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTX: ,, 6.1. "Owner/Developer" shall develop the "Property" in accordance with the -'; following special conditions: 1. All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the gencral welfare by reason of excessive production of traffic, noise, smoke, fumes, glaze or odors. 2. That all future development of the subject property shall be consistent with the owner/developer's conceptual plan unless otherwise modified by outer provisions of fire Development Agreement. 3. That all future development of the subject property shall be constructed is accordance with Ciry of Meridian ordinances in effect at the time of development. 4. That all future uses and lots on this site shall conform to the District Regulations and Allowed Uses contained in the Unified Development Code (UDC), in effect at the tune of development. 5. That the owner/developer will be responsible for all costs associated with the sewer and water service extension. 6. That any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City ~~~-, DEVELOPIvIP.NT AGI2EEMEN'i' (AZ 06-003) I-llGHTOWER SUBDNISION PAGE 4 OP I l ~~l;c:k. fri _ ._.- CRY OF MRRIDUN pGANNINO nEFARTMENT 9TAPP REPORT FOR THE NEARING DATE OF Mav 9, 2006 C. CanditionsotApproval 1. PLaaing Depapmtent SITE SPEC[PiC COMMl3NT3-ANNEXATION AND ZONING Prior m the annexadon ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, Property owner(s) (at the time of attnexation ordinance adoption), and the developer. lbe sonli~-_nt~~li_contact the City Attornev,~ Nmv at 688.4k33 tom this nroceas. Staff recommanda that the Commission and Council direct the City's Legal Deparnnont m draft a development agreemen[ for Hightower Subdivision as follows: 1. That all future development shall not involve uses. activities, processes, materials, ogaipmatt and conditions of operation (hat will be detrimental m any persona, property or the general welfare by reason of excessive prodtlaion of tnffio, noise, smolre, fumes, glare m odors. ~/ That ell Cuturo development of the sabjoct propmty ebell be eonsiatam with I\ the applicaat'a conceptual plan ualese otherwise modifred by otlra provieiona of tlm AA. 3. That all futre development of the ~ja- ProPcdY shall ba con4tructad in aceordenca with City of Meridian ordiDancas iu effad at the time of development. 4. That the tun+ra uses and lots on this site shall confoma to the 1)ietdrA Regulations and Allowed Uses contained in Ute Unified Developmem Coda (UD(.~, in effort at the time of develupmetu. 5. Thal the applicant will be responsible for ell costa esaoaetad with the sewer and water service oxteneioo_ 6. That any existing domestic wells and/or septic systems w[thin this project will have m be removed from their domesdo service, pea City Ar~nance Section 5-7-517, when services at+0 available from the City of Meridian Wells tray be used for nop~omestio pwpoad such as landscape indgation. 7,~That prior to issuance of any building permit, the subjax property be " `subdivided in accordance with the City of Meridian TJnified Development Code. 8 That development of the commercial lots shah comply subataotiallv with the ,, submitted CUP site lan dotal Marc` 9 and the satrmle rJoi~eae-sad mat in Et bit A of the staff report for the heating data of Apti16, 2 6. 9. That development of the residential lots shall comply substantially with the submitted sample elevations end tneteaiels list in Exhibit A of the staff report for the hasrhta date of Apri16, ZD06. CITY OP MERIDIAN PLANNING DBPARTMENT STAFP REPORT FOR THE HEARING DATE OF MAY 9, 2006 STfE SPECIFIC REQUIREME~N'fS-PRFr.YMrHARY PLAT 1 1.1 The preliminary plat prepared by The Land Group, dates January 12, 2006 (revised 3-22-06), is approved, with the conditions listed heoin. All cornmenWconditions of the accompanying Annexation avd ZAning (AZ-06-003) and Condlticeal Uea Permit (CUP-06-004) applications shell also be coneidcrod conditions of the Preliminary Plat. The_aoDpcant shell remove two townhoeae lob and amore that stl tote meet the t(pn~taae reaniremeete o[ the zone f5ee (:ondltlon 1.1. 6elo 1. 1.1.2 ~fe en open space easement for the rcquired 2S-foot wide landscape buffer along the east '~ bouadaty of Late 2 sent 4, Block 3. Said buffer area shall comein materials in accordance with l l-3B and not inohule impervious surfaces such as parking erase or driveways. 1.1.3 The landscape Plan prepaod by The Land Group, Ldraled Sheets Ll.l, is approved with these applications. A landscape plm consisted with UDC I l-3B shall be submitted with the fval plat which reIIoct+ any change made to the Pre~'~Y P~ to redesign the subdivision eoneiated with approved aeaees points. 1.1.4~The applicant shall construct along Chiaden Road a la~pas~rr harm end cw~Gm.+iyte~ withsne requirements cordeined in the letter from Sve SulGvay, fTD, dated Febmuy 13, 2006. 1.1.5 The applicant shall wodc with Planning Department staff on the layow end access of Lots 5-14, Block 6 in order to corrgr(y with UDC 11-6C-3D regarding common drives. The mvision+ shall be aubndttad ro the Planning Deparham no later than 10 days prior to dte City Council hearing on the applications. 1.1.6 Mainteaaen~ of all common areas shall be the responsibility of the Hightower Subdivision Hueinese/Hoau Owners Aasceietian(s). 1.1.7 Per ACRD and Meridian Fire Deparment wmmerte, paridng shall be restricked on Menem Avenue, Tone Way, and Torre Place to one side of the rosdway duo the reduced 29-foot street seoHen. Coordinate with ACRD and the Meridian Fire Department (Jce Silva at 886-1234) for proper signsgo of the parkhsg reaeriction. l.l.$ Per Comments from the Mesidien Fire Depatttmeent, Ate.eppli0ard shall revise the plat to show a tempmaly foe apparatus qunaround easement at the termimrs of Menerg Avenue. Contact the Meridian Fire Depatment (Jce Silva at 888-1234) to coordioato proper sizing and location of the tumarolrod. 1.1.9 Lots 5, 6, 7, 8,11,12, 13, and 14, Block 6 end Lots 10, 11,12, 14,15, and 16, Block 4 shall take acoees from common drives. 1,1.10/The applicant shall revise the pier to depict the required 10-foot wide street buffer eas 1.1.11 Prior to the City Fnginam's sigveture of the food plat, all oxieUng et[rrctures stroll bo removed liovr the site. 1.1.12/ Provide Dross accese/croae parking eaenmeate for Lots 2, 3, end 4, Block 3. All Dross acce+e drive l aisles shall only approach the ACRD approved points of aecese m the public stract syetea. 1~pMainleaanee of the aisle ®d parking areas shall be provided far In a note on the Paco of the final tat, AND/0R in a document such ere CCR'e. 1.1.13 The applicant shall continue t0 work with the Idaho TtaGepoctation Department on dIe possibility of acceleration-deceleration lanes on Chinden Road as sefeneDCed iD the letter from ITD dated March 30, 2006. 1.1.14 The applicant chap add a note to the Pace of the plat that referoncea the Right to Patin Act. CRY tlP MERIDIAN PLANNINtl DEPARTMENT STAFF REPORT POR TN6 HEARMC oATa OF MAY 9, 20x6 1.1.15 Direct lot ttccws m Chindm Road and 7ericho Road is prohibited. A note shall be placed on the final plat rwtrictittg access to Chladen Road and Jericho Read. GENERAL REQI7IREMENI'S~RI.LIMINARY PLAT 1.1.16 Sidewalks shall be installed within the subdivision and on the porimdm of the subdivision putsuaatto City Code. 1.1,17 Whale the applicant has submitted a preliminary latrderape plan and where staff has reviewed such pbm, the hmdatapiag shall be oonaiateat with rho preliminary plea with modifications u proposed by staff. 1.1.18 All auras approved u open apace shall be tree of wet panda or other such nuisances. AU atotmwater ddmtion facilities incorporated into the approved open space are subject to UDC 1 L- 3A-18 cod shell be fully vegetated with gear and treas. Sand, gravel or other son-vegetated surface materials sbaU ant be used in open apace lots, wrcept as permitted under UDC 11-3A-18. If the aMrmwater detention facility cannot be mcorpwatad into the approved open space and still meet the standards of UDC ll-3A-18, then the applicant shall nelocata the facility. 17ils may require losing a developable let or developable Brea. It is the reaponsibiUty of the develops m comply with ACRD, City of Meridian and all other regulatory raquiremmts at the time of final construction. 1.1.19 The applicant shall eubadt a detailed fenoing plan with the final plat application for the subdivision. if permanent fencing is not provided, ttanporary construction feaciag to contain debzia moat ba installed around the perimeter prior to issuance of a bnUdirlg permit. All fencing should be installed in accordance with GYIy Code. 1.1.20 Any tree ovs 4" in calips that is removed from the ptvperty shall be replaced by iastaUing additional trees, being the equivslem mtmbs of caUps ineltes of trees that were rwsoved. Requited landscaping trees will nat be considered ere replacement trees for those frees that have to be mitigated. 1.1.21 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, aroselag or lying adjacent ®d cmdiguone m the arcs being subdivided shall be lilad, unless otherwise approval by the lmgation District(s). Plana will nced to be approved by rho appropriate irrigatroddninage district, or tarsal users association (ditch ownae), with written approval ar non-approval aubmittad to the Public YVorks Departateat. If lateral users association sppaoval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat aigaature. 1.1.22 Stew failure W cite specific ordinance provieiona or tamv of the approved aanexetionlconditioml use dew trot relieve the npplicaut of responsibility fez ramplience. 1.1.23 Preliminary plat approval shell be subject m the expiration pmvlmons sat forth in UDC l 1.6A. SITE SPECIFIC CONDTITONS--CONDPfIONAL USE PBRMPf 1.1.24 The submitted (:[JP site plan dated March 9, 2006 is approved and development within the conuuerclal lots ehaU comply anbelantiaUywiOt ssidplan. ~1.25~ The drive through lane on Lot 2 Block 3 complies wiW t ntr t 1.aa_t t ana is a.,,,~ed. 1.1.26 ARY roof-mounted meeheoical equipment will be screened from view from arty public right-of- way, The applicant shall submit drawings at the time of C2C aubrnieaion that demonstrate flue condition is compUal with. 1.1.27 The applicant shall comply with the outdoor ligbdog standards shown ffi UDC 11-3A-11. CITY OF MERmIAN PLANNING DEPARTMENT aTAPP REPORT POR 7'Ha HEARING DA7a OF MAY 9,1006 1.1.28 Comply with UDC 11-3A-12 regarding a screen for the telltedaerviee area. 2. Pabllc Worb Depattmwt 2.1 $Salte[Y 8ewei' SerVICE t0 this de"et°pment's bein8 Pr~poaed via wctenaiaa ofmaies in Canyon, The applicam shall inatsll all tnaine naceaeety to provide service; applicant sbal ceordlnate taaia size a~ touting with the Public Wort Departmmt, and execute standard forms of easamente for any rosins that are required to Provide eavice. Minimum cover over sewer mains is throe feet if cover from top ofpipe m aub•gradc ie less than tLiee fed than alternate matariale shall be used in conformance of City of Meridian Public Worlp Dapartmenta Standard SIrxificetions. 2.2 No sows mains shall be allowed with leas than the minimum required three feat of cover. The applicem shall coordinate with tbe Public Wor].B Department for as acceptable solution to this problem. 2.3 Water service to thta site is being proposed vla exteation of mains in Saguaro Canyon Subdivisiam and lbricho Road. The applicant shall be responsible W install water mains to end titrougL thin developmem, coordinate main size and coming with Public works. The applicant shall execute standard fomas of eaeemertty for any mains that ere required to provide service. 2A The water main that ie being run from Jericho hoed that ie 6eiug Proposed as as eight-inch aball be upslzed to a 10•iaeh, routing of each shall be coordinated with the public Works Department, and shall include a 10-inch stub to the property to the west. 2.5 Any potpttial reimbttrscerent agreements moat comply with ell rtgtriremdtte of City Code 9-1-13 and 9.4-19, which iachades the Preliminary agreement (which includes footage, size, and depth of reitrtbarsabla pipe) being finalized prior to conetructioa plan approval. The detailed agreement with the reimbmsabla amoum shall be approved by Council prior fa plat signature- 2.6 The applicant shall provide a 20-foot casement fur all public watedaewer mains outside ofpublic right of way (include ell ureter services end hydrams). 2.7 There era muEerous lore slwwn in the R-8 portion of this developmeau as being+/- 50-feet. Minimum lot frontage for theao lots shall be 50•faet. 2.8 A drainage Plan designed by a State of Idaho gcensed architect or engiaoer is required and shall be submitted to the City 13ngineer (l7rd. 557,10-1 Al) for all off-street paddng areas and private striwte. Storm water treannent and disposal shall be dmignod in accordance wi0t Deperhmant of Environmental Duality 1997 publication Catalog of Storm Water Hest Managemem Practices for Idaho Cities and Cotndies and City of Meridian standards and Po6ciea, (Nf-site disposal into a earface water ie prohibited masse the j»rlsdidion which has authority over the receiving abeam provide written amhorisationprior to development phm approval. The applicant ie responsible for filing all aeceeeary appliaatlona with the Idaho Depertmpu of WetQ Rewurcw regarding ShaUowlajedion Walls. 2.9 The applieam bee iedicated that t)w Home Owners Aa9ociation will own and aperat+L' the pressure irrigation system m this proposed development. 9iaca it is to be maintained u a private system, place and apacificatians will be reviewed by the Public Worts Depaztment ere part of the construction plan review. A "drab. copy" of the operatiaae and meln[enanee manual w111 be regmred Prtw to Plaa approval with the °'fiml draft" being required Prior to final Plat signature on rho last phase of this project. 2.10 The City of Meridian requires that preasurirad irrigation syateme be~uppli~d by ayear-mnmd waste ofweter (UDC 11-3A-6). The applicam shaild be required to use say existing surface m wall water for the primary source. ff a surface or well source is not available, asingle-poim connection m the culinary water system shall be required, if a s¢igle-poirt counoctioa is utilized, Ordinance Section 5-7-517, when services are available from the Ciry of Meridian. Wells may be used for non-domestic purposes such as landscape imgation. 7~ That prioz to any building pem'tit, the subject property be subdivided in accordance with the City of Meridian Unified Development Code. 8. That development of the commercial lots shall comply substautially with the submitted sample elevations and materials list in Exhibit A of the staff report for the hearing date of Apri16, 2006. ___ -----~ 9. That development of the residential lots shall comply substantially with the submitted sample elevations and materials list in Exhibit A of the staff report for the hearing date of Apti16, 2006. 10. That owner/developer shall place five (5) gallon arborvitae at four feet on center along the shared property line of the adjacent property to the west owned by Tom Buuck. 11. The homes on Lots 2, 3, 4, and 5 of Elock 10 shall be limited to 25 fcctin height. 12. That the owner/developer consents to the vacation of Jericho Road, and agrees to submit an applicant for Vacation or Exchange of Right- of-way for Jericho Road to the City of Meridian and to the ACHD prior to or concurrent with submittal of a final plat application. 7. COMPLIANCEPERIOD/CONSENT TO REZONE: This Agreement and the commitments contained herein shall be terminated, and the zoning designationreversed, upon a default of the "Owner/Developer" or "Owners/Developers"hens, successors, assigns, to comply with Section 6 entitled "Conditions Governing Development of Subject Property" of this agreement within two years of the date this Agreement is effective, and after the "City" has complied with the notice and hearing procedures as outlined ip ]daho Code § 67- 6509, or any subsequent amendments or recodificadona thereof. 8. 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Rn Vti= wyn' _ b• S• o. 7• ~ $`. ~. ~ 8"^.P°a 398$Y~I".S ~.RA~In°°:^~N~§~8$~ 8~.°, ~o ~^ $8 ~~ e" _ ~ ~SF_e~°-~_e~e~w rR lS ga°:~~ rvn° ~r`"_~~S°~g°g°Ym ~Q'e s" "ss"so "a°"s" ss' ~ 80' " " $o' - s- ~ s" " k" 8" " Ss~ a88s" ~ "s'e" 7 ^m _~ ^9 _ __ R__ °.s° _ 2p ~~nosegcs®~c"c~cc"a£csC~~p~~~"nnffS~?~a"~~"a°a3s'~33~~a3~°nnn`~?3~na~~~gs^sa~n~°sa°ccE~"s~~~~°cse"a~ 3 ,~ ,;. ~. f~E~ ~ridian ( iunuo ~ ~,~ `v;, ",~~ i,i Planning Department CERTIFICATE OF ZONING COMPLIANCE Application Checklist All applications are required to contain one copy of the following unless otherwise noted: Applicant Description Staff Com leted & si ned Administrative Review A lication Narrative fully describing the proposed use of the property, including the following: - Information on any previous approvals or requirements for the requested use (i.e., a licable conditions of a royal or Develo meat Agreement) - '~ Recorded warran deed for the subject m e Affidavit of Legal Interest signed & notarized by the property owner (if owner u a corpomaon, submits rA of the Articles oflnco omtioa or other evidence [o show tha[the arson signin is mautlmrized ant.) ~_ Scaled vicini ma showin the location of the subject ro e Sanita Service Com an a royal for trash enclosure & access drive (stamped site plan) A photometric test report for any light fixture(s) with a maximum output of 1,8001umens or more see UDC 11-3A-I I Co of the recorded tat that the roe lies within 8 r/~' x 11" ~-~ Address verification letter from Public Works See Tricia Bieren 898-5500 .---~ Site Plante copies (folded to 8 '/:" x 11" size) The followin items must be shown on the site Ian: • Date, scale, north arrow, and ro'ect name (scale not less than 1"=50') • Names, addresses, and telephone numbers of the developer and the person and/or fum re arin the tan • Parkin stalls and drive aisles • Trash enclosure s) location • Detail of trash enclosure (must be screened on 3 sides) • Location and specifications for underground irrigation (Pressurized irtigafion can only be waived if ou rove no water rights exist to sub'ec[ ro en) • Sidewalks or athwa s (pro osed and existing) • Location of ro sad buildin on lot (include dimensions to property lines) ~+ • Fencln (proposed and existing) • Calculations table including the following: Number of parking stalls required & provided (specify handicap ar compact stalls) - Building size (sq. R.) D Lot size (s ft ) q. . - Setbacks - Zoning district • Reduction of the site tan 8 %" x 11" t- Landscape plan- 3 copies (folded to 8'/:" x 11" size) Plan must have a scale no smaller than 1 " = 50' (1 " = 20' is prejerredJ and be on a standard drawing sheet, not io exceed 36"x 48" (24"x 36" is preferred). A plan which cannot be drawn in its entirety on a single sheet mus! be drawn with appropriate match lines on two or more sheets. The followiu items must be included on the landsca a tan: • Date, scale, north arrow, and ro'ect name • Names, addresses, and telephone numbers of the developer and the person and/or firm re arin the tan - ~ C" - 660 E. Watertower Lane, Suite 202 • Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (206) 888-6854 . Website: www.meridianciTy.org • Existing natural features such as canals, creeks, drains, ponds, wetlands , flood lains, hi h oundwater areas, and rock outcro ings. • Location, size, and species of all existing trees on site with trunks 4 inches or -- greater in diameter, measured 6 inches above the ground. Indicate whether the tree will be retained or removed. • A statement of how existing healthy trees proposed to be retained will be - -+ rotected from dama a durin constmction • Existing 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 fiuniture, and other man-made elements. • Existing and proposed contours for all areas steeper than 20°/v slope. Berms shall be shown with one-foot contours. ~ _ • Si ht Triangles as defined in 11-3A-5 of this ordinance. ~• • Location and labels for all proposed plants, including trees shrubs and , , groundWVers(tnxsmustnot6eplantedinCitywaterarsewereasements). Scale shown for _ ~~ lant materials shall reflect a roximate mature size - • A plant list that shows the plant symbol, quantity, botanical name wmmon name , , minimum planting size and container, tree class (I, R, or lll), and wmments (for ~' s acin , stakin ,and installation as a ro riate . • Planting and installation details as necessary to ensure conformance with all re aired standazds. • Desi drawin (s of all fencin ro osed for screenin urposes • Calculations of project wmponents to demonstrate compliance with the requirements of this ordinance, including: _ - Number of street trees and lineal feet of street frontage - -Width of street buffers (exclusive of right-of-way) - Width ofparking lot perimeter landscape strip - Buffer width between different land uses (if applicable) .~- -Number ofparking stalls and percent of parking area with internal landscaping - Total number of trees and tree species mix - Mitigation for removal of existing trees, including number of caliper inches bein removed Reduction of the ]andsca a Ian 8 '/" x 11") ~' Buildin elevations showin construction materials If applying for approval of a public school, provide additional information as required by the Public School Facili su lemental checklist er 67-6519. Fee f this ro'ect had rior a royal on a site tan, reduced fees ma a 1 .~- ACRD Acceptance: Applicant shall be responsible for meeting the requirements ofACHD as they pertain to this application. All impactfees, if any, shall be paid prior to the issuance ofa building permit Ifany changes must be made to the site plan !o accommodate the ACRD requirements, a new site plan shall be submitted to the City of Meridian Planning & Zoning Deparhnentfor approval prior to the issuance afa buildingpermit Your building permit will not be issued until ACHD has approved your plans and all associated fees have been paid TH/SAPPLICATIONSHALL NOT BE CONSIDERED COMPLETE UNT/L STAFF HAS RECEIVED ALL REQUIRED INFORMATION. 660 E. W atertower Lane, Suite 202 • Meridian, Idaho 83642 Phone: (206) 884-5533. Facsimile: (208) 888-6854 Website: www.meridiancity.org (Rev. 9/21/06) 1 ~ , ~, i'.. ; /< Planning Department DESIGN REVIEW ~ Application Checklist Project name: l.{• ~a.rE2 B.i? PSI A O.~ Concurrent File#: ApplicanUagent: 'T"ASON Two (~NSOr.I All applications are required to contain one copy of the following: App~cant llescription S Completed and signed Administrative Review Application (!f also submitting a concurrent application for Conditional Use Permit, design review will be processed along with that application. Therefore, an Administrative Review application is ••~- not necessary in this case; just check the Design Review box on Commission & Coursctl ReviewA lication and submit the in ormation below. Provide in a narrative letter, how the proposal meets the following standards: 1. Architectural Character: a. Facades: Facades visible from a public street shall incorporate modulations in the facade, roof line recesses and projections along a minimum of twenty percent (20%) of the length of the facade. b. Primary public entrance(s): The primary building entrance(s) shall be clearly defined by the architectural desigrr of the building. Windows, awnings, or arcades shall total a minimum of 30% of the facade length facing a public street. ~ c. Roof lines: Roof design shall demonstrate two or more of the following: a) overhanging eaves, b) slopedroofs; c) two or more roof planes; d) varying parapet heights; and e) cornices. d. Pattern variations: At least two changes in one (or a wmbination) of the following shall be incorporated into the building desigi: color, texture and/ materials. e. Mechanical equipment: All ground-level and rooftop mechanical equipment shall be screened [o the height of the uoit as viewed from the property line. 2. Color and materials: Exterior buildmg walls shall demonstrate the appearance ofhigh-quality materials of stone, brick, wood or other native materials. Acceptable materials include tinted or textured masonry block, textured archileclmal coated concrete panels, tinted or textured masonry block, or stucco or stucco-like synthetic materials. Smooth-faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited except as accent materials. 3. Parking Lots: No more than 70% of the off-street parking area for the structure shall be located between the front facade ofthe s[mctme and abutting streets, unless the principal building(s) and/or parking is/are screened from view by other stmctures, landscaping and/or berths. 4. Pedestrian walkways: a. A wntinuous internal pedestrian walkway That is a minimum of eight feet in width shall be provided from the perimeter sidewalk to the main building entrance. The walkway width shall be maintained clear of any outdoor sale displays, vending machines, or temporary stmctures. b. The internal pedestrian walkway shall be distinguished from the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. c. Walkways at least eight feet w width, shall be provided for any aisle length that is greater than 150 parking spaces or 200 feet away from the mein budding entrance. d. The walkways shall have weather protection (including but not limited to an awning m arcade) within 20 feet of all customer enhances. A complete set of scaled building elevations, with building materials, colors and textures ..~~ s ecified Reductions of the elevations 8'/z" x 11" ~ Fee All requests for design review approval must meet the procedures set forth in UDC 11-5 and the criteria set forth in UDC 11-3A-19 or the document "Downtown Meridian Design Guidelines'; as applicable. 660 E. Watertower Lane, Suite 202 Meridian, Idaho 83642 Phone: (208) 884-5533 • Facsimile: (208) 888-6854 Website: www.meridiancity.org (Rev. 9/1//06) A . 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