Agency CommentsDevelopment Services Department
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CHD
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Project/File: Spurwing Orchard/MAZ-13-009/MPP-13-021
This is an annexation, rezone, and preliminary plat application to develop 63 single-
family lots and 3 common lots on 25.85 acres. The property is to be rezoned from
RUT to R-4. The site is located north of Chinden Boulevard and west of Ten Mile
Road in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: N of Chinden Boulevard/
W of Ten Mile
Commission Consent Agenda
Hearing: November 20, 2013
Commission
Approval:
Applicant: Brighton Investments, LLC
12601 W Explorer Drive #200
Boise, ID 83713
Representative: Brighton Investments, LLC
Michael D Wardle
12601 W Explorer Drive #200
Boise, ID 83713
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Staff Contact: Stacey Yarrington
Phone: 387-6171
E-mail: syarrington(a~achdidaho.orq
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation, rezone, and
preliminary plat application to develop 63 single-family lots and 3 common lots on 25.85 acres.
The property is to be rezoned from RUT (Rural Urban Transition) to R-4 (Medium-Density
Residential). The development is proposed as an extension of the Spurwing Greens
development. The proposed use is not consistent with the City of Meridian's Comprehensive
Plan as the plan calls for Low-Density Residential in this area. Transit services are not available
to serve this site. The site is located north of Chinden Boulevard and west of Ten Mile Road in
Meridian, Idaho.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Spurwin Greens (Sin le Famil Residence) R-2
South A riculture (Rural Urban Transition) RUT
East Westwin Estates (Sin le Famil Residence) RUT
West Spurwing Greens (Single Family Residence) R-15
1 DRAFT Spurwing Orchard
3. Site History: ACHD reviewed and approved this site as a non-farm subdivision in 1995; this site
is the open space lot of that subdivision (Westwing Estates). A permanent easement was
entered into between the previous property owner and ACHD to provide an alternate access to
the homeowners in the Westwing Estates subdivision as that development is served only by a
private road onto Chinden Boulevard/SH 20/26; and with the understanding that at some point
that access could be closed when traffic warranted.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Irvine Subdivision, consisting of 145 SF lots, on the SE corner of Chinden Boulevard and Ten
Mile Road, approved March 2013.
• Bainbridge Subdivision, consisting of 429 SF lots and 1 church lot, located on the SWC of Ten
Mile Road and Chinden Boulevard, approved March 2005.
5. Transit: Transit services are not available to serve this site.
6. New Centerline Miles: The proposed development includes 0.71 centerline miles of new public
road.
7. 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.
8. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program.
• Black Cat Road is listed in the Capital Improvements Plan to be widened to 3-lanes from
McMillan Road to Chinden Boulevard (SH 20/26) between 2027 and 2031.
• Ten Mile Road is listed in the Capital Improvements Plan to be widened to 5-lanes from
McMillan Road to Chinden Boulevard (SH 20/26) between 2027 and 2031.
• The intersection of Black Cat Road and Chinden Boulevard (SH 20/26) is listed in the Capital
Improvements Plan to be widened to 5-lanes on the north leg, 6-lanes on the south, 7-lanes
east, and 7-lanes on the west leg, and signalized between 2027 and 2031.
• The intersection of Chinden Boulevard (SH 20/26) and Ten Mile Road is listed in the Capital
Improvements Plan to be widened to 5-lanes on the south, 6-lanes east, and 6-lanes on the
west leg, and signalized between 2017 and 2021.
B. Traffic Findings for Consideration
Trip Generation: This development is estimated to generate 600 additional vehicle trips per day
(0 existing); 60 additional vehicle trips per hour in the PM peak hour (0 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 9th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
2 DRAFT Spurwing Orchard
Functional PM Peak PM Peak Existing
Roadway Frontage Hour Hour Level Plus
Classification Traffic Count of Service Project
*`Chinden Boulevard 739-feet Expressway 695 N/A N/A
(SH 20/26)
Black Cat Road 0-feet Minor Arterial g Better than Better than
«D„ «D„
Ten Mile Road 0-feet Minor Arterial 214 Better than Better than
~,D„ <<D„
* Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH).
** ACHD does not set level of service thresholds for State Highways.
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Chinden Boulevard (SH 20/26) west of Ten Mile Road
was 14,107 on 6/1/2011.
The average daily traffic count for Black Cat Road north of Chinden Boulevard (SH 20/26)
was 316 on 4/21/2011.
The average daily traffic count for Ten Mile Road south of Chinden Boulevard (SH 20/26)
was 4,043 on 3/12/2013.
C. Findings for Consideration
1. Chinden Boulevard (SH 20/26)
Chinden Boulevard (SH 20/26) is under the jurisdiction of the Idaho Transportation Department
(ITD). The applicant, City of Meridian, and ITD should work together to determine if additional
right-of-way or improvements are necessary on Chinden Boulevard (SH 20/26).
2. Internal Streets
a. Existing Conditions: Calcutta Avenue is stubbed at the site's north property line and Bay
Oak Street is stubbed at the site's west property line.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to
back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of-way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of-curb to back-
of-curb) for developments with any buildable lot that is less than 1 acre in size.
3 DRAFT Spurwing Orchard
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant's Proposal: The applicant is proposing to extend Calcutta Avenue and Bay Oak
Street into the site as 33-foot street sections, with curb, gutter, and 5-foot wide detached
sidewalk within 60-feet of right-of-way.
The applicant is proposing to construct the internal streets as 33-toot street sections, with
curb, gutter, and 5-foot wide detached sidewalk within 60-feet of right--of-way.
The applicant is proposing to stub Star Hollow at the east property line.
d. Staff CommentslRecommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
3. Stub Streets
a. Existing Conditions: There are 2 stub streets to the site, Calcutta Avenue and Bay Oak
Street.
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be required to
provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7207.2.5.4 (local), except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be
4 DRAFT Spurwing Orchard
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 (local) requires that the design
and construction for cul-de-sac streets shall apply to temporary dead end streets. The
temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard
cul-de-sac. The developer shall grant a temporary turnaround easement to the District for
those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the
instance where a temporary easement extends onto a buildable lot, the entire lot shall be
encumbered by the easement and identified on the plat as anon-buildable lot until the street
is extended.
c. Applicant Proposal: The applicant is proposing to construct one stub street, Star Hollow,
located approximately 1,150-feet north of Chinden Boulevard (SH 20/26), for future
connection to Double Eagle Lane to the east.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. However, there is a "permanent right-of-way easement"
connecting Calcutta Avenue, a public street, to Double Eagle Lane, a private street. The
proposed stub street, Star Hollow, is shown to be located outside of the permanent easement.
Therefore, the applicant should be required to vacate the permanent right-of-way easement in
exchange for the right-of-way to be dedicated for Star Hollow. The applicant will need to
coordinate with District staff the recording of the release of easement through the vacation
with the recording of the final plat.
Staff has also been in contact with the property owners within the Westwing Estates
subdivision regarding the connection of the stub street to Double Eagle Lane. The
homeowners are in agreement with moving forward to work with ACHD, ITD, the Fire District
and appropriate entities to connect Star Hollow and Double Eagle Lane and close the access
onto Chinden Boulevard.
4. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
5. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACRD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
D. Site Specific Conditions of Approval
5 DRAFT Spurwing Orchard
1. Extend Calcutta Avenue and Bay Oak Street into the site as 33-foot street sections, with curb,
gutter, and 5-foot wide detached sidewalk within 60-feet of right-of-way.
2. Construct the internal streets as 33-foot street sections, with curb, gutter, and 5-foot wide
detached sidewalk within 60-feet of right-of-way.
3. Construct one stub street, Star Hollow, located approximately 1,150-feet north of Chinden
Boulevard (SH 20/26), to the east property line of Lot 78, Block 1 of the preliminary plat.
4. Coordinate with District staff on providing an easement to the Westwing Estates Homeowners'
Association for the connection from Star Hollow to Double Eagle Lane.
5. Vacate the "permanent right-of-way easement" with ACHD in order to dedicate the right-of-way for
the proposed Star Hollow Street, prior to final plat. Coordinate with District staff the recording of
the release of easement through the vacation with the recording of the final plat.
Payment of impacts fees are due prior to issuance of a building permit.
7. Comply with all Standard Conditions of Approval.
1. All irrigation facilities shall be relocated outside of the ACHD right-of-way.
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's engineer should provide
documentation of ADA compliance to District Development Review staff for review.
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. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. 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 (1-811-342-1585) 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 ACRD conduits (spare or filled) are
compromised during any phase of construction.
8. 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.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
6 DRAFT Spurwing Orchard
11. 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 ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. 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.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
7 DRAFT Spurwing Orchard
VICINITY MAP
DRAFT Spurwing Orchard
SITE PLAN
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Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for a-mail notification information.
10 DRAFT Spurwing Orchard
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
®Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®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.
Items to be completed by Appi{cant:
^For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACRD for review by the Development
Review Section 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 assessment.)
• 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 (Non-Subdivisions)
^ Driveway or Property Appooach(s)
• Submit a "Driveway Approach Request" form to ACRD 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:
a) Traffic Control Plan
b) 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 aPre-Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
^ 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 is required prior to scheduling aPre-Con.
11 DRAFT Spurwing Orchard
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACRD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
12 DRAFT Spurwing Orchard
Development Services Department
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Project/File: Spurwing Orchard/MAZ-13-0091MPP-13-021
This is an annexation, rezone, and preliminary plat application to develop 63 single-
family lots and 3 common lots on 25.85 acres. The property is to be rezoned from
RUT to R-4. The site is located north of Chinden Boulevard and west of Ten Mile
Road in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: N of Chinden Boulevard/
W of Ten Mile
Commission Regular Agenda
Hearing: November 13, 2013
Commission
Approval:
Applicant: Brighton Investments, LLC
12601 W Explorer Drive #200
Boise, ID 83713
Representative: Brighton Investments, LLC
Michael D Wardle
12601 W Explorer Drive #200
Boise, ID 83713
Staff Contact: Stacey Yarrington
Phone: 387-6171
E-mail: svarrinatonta'~.achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of an annexation, rezone, and
preliminary plat application to develop 63 single-family lots and 3 common lots on 25.85 acres.
The property is to be rezoned from RUT (Rural Urban Transition) to R-4 (Medium-Density
Residential). The development is proposed as an extension of the Spurwing Greens
development. The proposed use is not consistent with the City of Meridian's Comprehensive
Plan as the plan calls for Low-Density Residential in this area. Transit services are not available
to serve this site. The site is located north of Chinden Boulevard and west of Ten Mile Road in
Meridian, Idaho.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zonin
North S urwin Greens Sin le Famil Residence R-2
South A riculture Rural Urban Transition RUT
East Westwin Estates Sin le Famil Residence RUT
West Spurwing Greens (Single Family Residence) R-15
DRAFT Spurwing Orchard
3. Site History: ACHD reviewed and approved this site as a non-farm subdivision in 1995; this site
is the open space lot of that subdivision (Westwing Estates). A permanent easement was
entered into between the previous property owner and ACHD to provide an alternate access to
the homeowners in the Westwing Estates subdivision as that development is served only by a
private road onto Chinden Boulevard/SH 20/26; and with the understanding that at some point
that access could be closed when traffic warranted.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
• Irvine Subdivision, consisting of 145 SF lots, on the SE corner of Chinden Boulevard and Ten
Mile Road, approved March 2013.
• Bainbridge Subdivision, consisting of 429 SF lots and 1 church lot, located on the SWC of Ten
Mile Road and Chinden Boulevard, approved March 2005.
5. Transit: Transit services are not available to serve this site.
6. New Centerline Miles: The proposed development includes 0.71 centerline miles of new public
road.
7. 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.
8. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP):
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program.
• Black Cat Road is listed in the Capital Improvements Plan to be widened to 3-lanes from
McMillan Road to Chinden Boulevard (SH 20/26) between 2027 and 2031.
• Ten Mile Road is listed in the Capital Improvements Plan to be widened to 5-lanes from
McMillan Road to Chinden Boulevard (SH 20/26) between 2027 and 2031.
• The intersection of Black Cat Road and Chinden Boulevard (SH 20/26) is listed in the Capital
Improvements Plan to be widened to 5-lanes on the north leg, 6-lanes on the south, 7-lanes
east, and 7-lanes on the west leg, and signalized between 2027 and 2031.
• The intersection of Chinden Boulevard (SH 20/26) and Ten Mile Road is listed in the Capital
Improvements Plan to be widened to 5-lanes on the south, 6-lanes east, and 6-lanes on the
west leg, and signalized between 2017 and 2021.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 600 additional vehicle trips per day
(0 existing); 60 additional vehicle trips per hour in the PM peak hour (0 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 9th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
2 DRAFT Spurwing Orchard
PM Peak PM Peak Existing
Roadway Frontage Functional Hour Hour Level Plus
Classification Traffic Count of Service Pro'ect
**Chinden Boulevard 739-feet Expressway 695 N/A N/A
SH 20/26
Better than Better than
Black Cat Road 0-feet Minor Arterial g .~D„ ~.D„
Better than Better than
Ten Mile Road 0-feet Minor Arterial 214 ,~D„ ,.D„
* Acceptable level of service for atwo-lane minor arterial is "D" (550 VPH).
** ACHD does not set level of service thresholds for State Highways.
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Chinden Boulevard (SH 20/26) west of Ten Mile Road
was 14,107 on 6/1/2011.
The average daily traffic count for Black Cat Road north of Chinden Boulevard (SH 20/26)
was 316 on 4/21/2011.
The average daily traffic count for Ten Mile Road south of Chinden Boulevard (SH 20/26)
was 4,043 on 3/12/2013.
C. Findings for Consideration
1. Chinden Boulevard (SH 20/26)
Chinden Boulevard (SH 20/26) is under the jurisdiction of the Idaho Transportation Department
(ITD). The applicant, City of Meridian, and ITD should work together to determine if additional
right-of-way or improvements are necessary on Chinden Boulevard (SH 20/26).
2. Internal Streets
a. Existing Conditions: Calcutta Avenue is stubbed at the site's north property line and Bay
Oak Street is stubbed at the site's west property line.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way
widths for all local streets shall generally not be less than 50-feet wide and that the standard
street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the
utilization of a street width less than 36-feet with written fire department approval.
Standard Urban Local Street-36-foot to 33-foot Street Section and Right-of-way Policy:
District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to
back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This
street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 50-feet of right-of--way.
The District will also consider the utilization of a street width less than 36-feet with written fire
department approval. Most often this width is a 33-foot street section (back-of--curb to back-
of-curb) for developments with any buildable lot that is less than 1 acre in size.
3 DRAFT Spurwing Orchard
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a
street in an approved preliminary plat, which ends at a boundary of a proposed development
shall be extended in that development. The extension shall include provisions for continuation
of storm drainage facilities. Benefits of connectivity include but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra-neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least
8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant's Proposal: The applicant is proposing to extend Calcutta Avenue and Bay Oak
Street into the site as 33-foot street sections, with curb, gutter, and 5-foot wide detached
sidewalk within 60-feet of right-of-way.
The applicant is proposing to construct the internal streets as 33-foot street sections, with
curb, gutter, and 5-foot wide detached sidewalk within 60-feet of right-of-way.
The applicant is proposing to stub Star Hollow at the east property line.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
3. Stub Streets
a. Existing Conditions: There are 2 stub streets to the site, Calcutta Avenue and Bay Oak
Street.
b. Policy:
Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be required to
provide circulation or to provide access to adjoining properties. Stub streets will conform with
the requirements described in Section 7207.2.5.4 (local), except a temporary cul-de-sac will
not be required if the stub street has a length no greater than 150-feet. A sign shall be
4 DRAFT Spurwing Orchard
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 (local) requires that the design
and construction for cul-de-sac streets shall apply to temporary dead end streets. The
temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard
cul-de-sac. The developer shall grant a temporary turnaround easement to the District for
those portions of the cul-de-sac which extend beyond the dedicated street right-of--way. In the
instance where a temporary easement extends onto a buildable lot, the entire lot shall be
encumbered by the easement and identified on the plat as anon-buildable lot until the street
is extended.
c. Applicant Proposal: The applicant is proposing to construct one stub street, Star Hollow,
located approximately 1,150-feet north of Chinden Boulevard (SH 20/26), for future
connection to Double Eagle Lane to the east.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed. However, there is a "permanent right-of--way easement"
connecting Calcutta Avenue, a public street, to Double Eagle Lane, a private street. The
proposed stub street, Star Hollow, is shown to be located outside of the permanent easement.
Therefore, the applicant should be required to vacate the permanent right-of-way easement in
exchange for the right-of-way to be dedicated for Star Hollow. The applicant will need to
coordinate with District staff the recording of the release of easement through the vacation
with the recording of the final plat.
Staff has also been in contact with the property owners within the Westwing Estates
subdivision regarding the connection of the stub street to Double Eagle Lane. The
homeowners are in agreement with moving forward to work with ACHD, ITD, the Fire District
and appropriate entities to connect Star Hollow and Double Eagle Lane and close the access
onto Chinden Boulevard.
4. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
5. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
D. Site Specific Conditions of Approval
5 DRAFT Spurwing Orchard
Extend Calcutta Avenue and Bay Oak Street into the site as 33-foot street sections, with curb,
gutter, and 5-foot wide detached sidewalk within 60-feet of right-of-way.
2. Construct the internal streets as 33-foot street sections, with curb, gutter, and 5-foot wide
detached sidewalk within 60-feet of right-of-way.
3. Construct one stub street, Star Hollow, located approximately 1,150-feet north of Chinden
Boulevard (SH 20/26), to the east property line.
4. Vacate the "permanent right-of-way easement" with ACHD in order to dedicate the right-of-way for
the proposed Star Hollow Street, prior to final plat. Coordinate with District staff the recording of
the release of easement through the vacation with the recording of the final plat.
5. Payment of impacts fees are due prior to issuance of a building permit.
6. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All irrigation facilities shall be relocated outside of the ACHD right-of-way.
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's engineer should provide
documentation of ADA compliance to District Development Review staff for review.
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. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. 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 (1-811-342-1585) 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.
8. 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.
9. All design and construction shall be in accordance with the ACRD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. 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 ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
6 DRAFT Spurwing Orchard
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless awaiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. Conclusions of Law
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.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
7 DRAFT Spurwing Orchard
VICINITY MAP
DRAFT Spurwing Orchard
SITE PLAN
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9 DRAFT Spurwing Orchard
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for a-mail notification information.
10 DRAFT Spurwing Orchard
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
®Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®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.
Items to be comaleted by Aaaiicant:
^For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section 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 assessment.)
• 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 (Non-Subdivisions)
^ Driveway or Property Approaches)
• Submit a "Driveway Approach Request" form to ACRD 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 ACRD Construction -Permits along with:
a) Traffic Control Plan
b) 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 aPre-Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
^ 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 is required prior to scheduling aPre-Con.
11 DRAFT Spurwing Orchard
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
12 DRAFT Spurwing Orchard
.. U~STRICT CENTRAL DISTRICT HEALTH DEPARTMENT
Return to:
HEALTH Environmental Health Division ^ ACz
DEPARTMENT
(~~ ^ Boise
^ Eagle
Rezone # ~ ~, 1?-~-_ G~"~ ^ Garden City
Conditional Use # ^ Kuna
Preliminary /Final /Short Plat 1~~ ~~,-- c~21 ~I Meridian
~~,~ w` ~~z t~'C ~..z ~- ~~~" ^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ bedrock from original grade ^ other
^ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
8. After written approval from appropriate entities are submitted, we can approve this proposal for:
~ central sewage ^ community sewage system ^ community water well
^ interim sewage central water
^ individual sewage individual water
L~9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
^ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 12. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
central sewage ^ community sewage system ^ community water
^ sewage dry lines C~central water
^ 10. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
~13. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be
submitted to CDHD.
^ 14.
J, ~
Reviewed By: S
Date: ~'l / 12- /
Review Sheet
15726-001EH1111
Machelle Hill
From: Elias Oropeza <elias@settlersirrigation.org>
Sent: Tuesday, September 24, 2013 9:20 AM
To: clerk; Bruce Freckleton
Subject: RE: City of Meridian Dev App - AZ 13-009 & PP 13-021 Spurwing Orchard East Sub
Settlers Irrigation District does own and operate facilities within the project site, file number AZ 13-009 & PP
13-021. We require the opportunity to review and comment on this development prior to any construction to
insure all the Districts facilities remain protected. Please contact Rod Wagner ,President of the North Slough
@ rwa~ner63@msn.com
Thanks,
Please contact me @
Mack Myers
District Manager
Settlers Irrigation District
P.O. Box 7571
Boise, ID 83707
Cell 208-871-4468 Office 208-343-5271 Fax 343-1642
From: Mack Myers
Sent: Tuesday, September 17, 2013 6:35 AM
To: Elias Oropeza
Subject: FW: City of Meridian Dev App - AZ 13-009 & PP 13-021 Spurwing Orchard East Sub
From: Machelle Hill [mailto:mhill@meridiancity.org]
Sent: Monday, September 09, 2013 4:38 PM
Subject: City of Meridian Dev App - AZ 13-009 & PP 13-021 Spurwing Orchard East Sub
~~~ City of Meridian
City Clerk's Office
33 E. Broadwa Avenue
Y
~~ ~ ~ Meridian, ID 83642
P~p/1 i1[Ilb llillj ZDI?lila Comrrrissio/1
Developrne~rt Apnlieatiott T~~ansnzitt~rl
To: Outer Agencies Comments due by: September 26, 2013
Transmittal Date: September 9, 2013 File No.: AZ 13-009 & PP 13-021
Hearing Date: October 3, 2013
i
cis
r.,Eia. & ~~e~udtae~ ~Ivu~atio~ Z~~¢~uct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX #208-463-0092 nmid.org
OFFICE: Nampa 208-466-7861
SHOP: Nampa 208 466-0663
September 19, 2013
City of Meridian
City Clerk's Office
33 E Broadway Avenue, Suite 102
Meridian, ID 83642-2619
RE: AZ13-009 & PP 13-022 & PP 13-021/Spurwing Orchard East Sub
Dear Jaycee:
Nampa & Meridian Irrigation District (NMID) has no comment on the above-referenced
application as it lies outside of our district bowldaries. Please contact Settlers Irrigation at
344-2471 or at FO Box 7571, Boise, ID 83707.
All laterals and waste ways must be protected. All municipal surface drainage must be
retained on-site. If any surface drainage leaves the site, Nampa & Meridian Irrigation District
(NMID) must review drainage plans.
Sincerely,
~d _ -
Andy adsen
ASST. ~~Jaier :~Ltpt;l'111tenClcIii
Nampa & Meridian Irrigation District
AMidbg
PC: Settlers
Oftice/file
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS 23,000
BOISE PROJECT RIGHTS 40,000