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ApplicationCit y Clerk’s Office ▪ 33 E. Broadway Avenue, Meridian, ID 83642 ▪ P: 208-888-4433 E:cityclerk@meridiancity.org ▪ www.meridiancity.org TRANMITTAL TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To ensure that your comments and recommendation will be considered by the Meridian Planning and Zoning Commission/City Council, Please submit your comments and recommendations to cityclerk@meridiancity.org, Attention: C.Jay Coles, City Clerk by January 11, 2019 Transmittal Date: December 20, 2018 Hearing Date: January 17, 2019 Project Name & File Number: Stapleton Subdivision H-2018-0129 AZ, PP, VAR Applicant: Stapleton, LLC Property Location: SW corner of S. Meridian Rd./SH 69 and W. Harris St. Application Request: Request: Annexation and Zoning of 38.15 acres of land with an R-15 zoning district Request: Preliminary Plat consisting of 223 building lots and 27 common lots on 35.67 acres of land in the R-15 zoning district Request: A Variance for (1) access to State Highway 69/S. Meridian Rd. City Council / Planning and Zoning Commission Valley Transit Mayor Idaho DEQ Sanitary Services West Ada School District Building Department & Community Development Meridian Post Office Fire Department Ada County Highway District Police Department Ada County Development Services City Attorney Central District Health City Public Works Compass City Planner Nampa Meridian Irrigation District Parks Departments Settlers Irrigation District Economic Development Idaho Power, Intermountain Gas, Century Link Historic Preservation Commission Idaho Transportation Department New York Irrigation District South or RR/SW Meridian Boise Project Board of Control NW Pipeline Boise-Kuna Irrigation District Ada County Associate Land Records Downtown Projects Meridian Development Corporation Hearing Date: January 17, 2018 File No.: H-2018-0129 Project Name: Stapleton Subdivision Request:  Annexation and zoning of 38.15 acres of land with an R-15 zoning district;  Preliminary plat consisting of 223 building lots and 27 common lots on 35.67 acres of land in the R-15 zoning district; and,  Variance for one (1) access to State Highway 69/S. Meridian Rd. by Stapleton, LLC. Location: The site is located at the southwest corner of S. Meridian Rd./SH 69 and W. Harris St., in the SE ¼ of Section 25, Township 3N., Range 1W. j Planning DivisionE IA IDAHO D LOPMENT REVIEW APPLICATION STAFF USE ONLY - Project name: �a k4 File number(s): Assigned Planner: ova Rela ed files: Type of Review Requested (check all that apply) ❑ Accessory Use (check only 1) ❑ Final Plat Modification. ❑ Daycare ❑ Landscape Plan Modification.. ❑ Home Occupation T4 Preliminary Plat ❑ Home Occupation/Instruction for 7 or more ❑ Private Street ❑ Administrative Design Review ❑ Property Boundary Adjustment ❑ Alternative Compliance ❑ Rezone T+ Annexation and Zoning ❑ Short Plat ❑ Certificate of Zoning Compliance ❑ Time Extension (check only 1) ❑ City Council Review ❑ Director ❑ Comprehensive Plan Map Amendment ❑ Commission ❑ Comprehensive Plan Text Amendment ❑ UDC Text Amendment ❑ Conditional Use Permit ❑ Vacation (check only 1) ❑ Conditional Use Modification (check only 1) ❑ Director ❑ Director ❑ Commission ❑ Commission ❑ Variance ❑ Development Agreement Modification ❑ Other ❑ Final Plat Applicant Information Applicant name: Stapleton TLC Phone: 208-336-5355 Applicant address: 4824 W Fairview Ave Email: Laren(a-),congergroup.com City: Boise, Idaho State: Idaho Zip: 83706 Applicant's interest in property: ❑ Own ❑ Rent IX Optioned ❑ Other Owner name: GRHH AMITY LLC Owner address: 855 BROAD ST STE 300 Email: Phone: 208-376-8522 City: Boise State: Idaho Zip: 83702 Agent/Contact name (e.g., architect, engineer, developer, representative): Laren Bailey Firm name: Stapleton LLC Phone: 208-336-5355 Agent address: 4824 W Fairview Ave Email: Laren(a-)congergroup.com City: Boise Primary contact is: LN Applicant ❑ Owner ❑ Agent/Contact State: Idaho Zip: 83706 Subject Property Information Location/street address: 4435 S MERIDIAN RD Township, range, section: 3N 1W 25 Assessor's parcel number(s): S1225417300 Total acreage: 35.67 Zoning district: RUT Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.org/planning -1 Rev: (212/2018217/2018) Project/subdivision name: Stapleton Subdivision General description of proposed project/request: DevCo requests the approval of a 228 lot single family residential neighborhood with a zoning designation of R-15 for dimensional standards Proposed zoning district(s): R-15 Acres of each zone proposed: 35.67 Type of use proposed (check all that apply): 12f Residential ❑ Office ❑ Commercial ❑ Employment ❑ Industrial ❑ Other Who will own & maintain the pressurized irrigation system in this development? HOA Which irrigation district does this property lie within? Boise Kuna Irrigation District/Boise Project Board of Controls Primary irrigation source: Irrigation water right Secondary: City of Meridian Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water): 286,624 Residential Project Summary (if applicable) Number of residential units: 223 Number of building lots: 223 Number of common lots: 27 Number of other lots: n/a Proposed number of dwelling units (for multi -family developments only): 1 bedroom: 2-3 bedrooms: Minimum square footage of structure (excl. garage): 4 or more bedrooms: Maximum building height: Minimum property size (s.f): 3200 Average property size (s.f.): 4196 Gross density (Per UDC 11-1A-1): 6.25 Net density (Per UDC 11-1A-1): 10.26 Acreage of qualified open space: 5.55 Percentage of qualified open space: 15.6 Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): Parks, pathways and street buffers Der oven space exhibit attached to this application Amenities provided with this development (if applicable): Refer to the attached narrative Type of dwelling(s) proposed: M Single-family Detached EN Single-family Attached ❑ Townhouse ❑ Duplex ❑ Multi -family ❑ Vertically Integrated ❑ Other Non-residential Project Summary (if applicable) Number of building lots: Common lots Gross floor area proposed: Hours of operation (days and hours): Total number of parking spaces provided: Authorization Print applicant name: Applicant signature:. Other lots: Existing (if applicable): Building height: Number of compact spaces provided: Date: 11.21.2018 Community Development ■ Plarming Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancitv.org/plannina -2- Rev: (2/7/2018) :STAPLETON ASTAPUTM Narrative Stapleton Residential Community Attached for your review and favorable consideration are the applications for the Stapleton Residential Community located on Meridian Road (Hwy 69) south of Harris Street. We respectfully request approval of our Annexation, Zoning, Development Agreement and Preliminary Plat applications. For design and planning purposes, our design team used the Meridian City Pre -Application Meeting, Comprehensive Plan, and Zoning Code as the policy basis for the design of the Stapleton Community. We have purposefully designed this residential neighborhood with 223 residential dwellings on 35.67 acres. Located on the southwest corner of Meridian Road and Harris Street, Stapleton will add to the mix of Meridian's available housing opportunities. Homeowners will have access to onsite amenities such as a regional pathway and community playground. Offsite amenities include access to Roaring Springs, Wahoo's, The Majestic Theater and various other shopping opportunities. SUMMARY OF APPLICATIONS • Zoning • Preliminary Plat • Development Agreement Table of Contents Page Exhibit A— Sales Brochure 2-7 Exhibit B — Site Plan 8 Exhibit C — Community Amenities 9 Exhibit D — Project Open Space 10 Exhibit E — Preliminary Plat/Mixed Use Regional 11 Exhibit F — Home Design 6,7 Exhibit G — Project Phasing 8 Exhibit H — Transportation 9 Stapleton Neighborhood — Narrative 11/21/2018 Page 1 S T:APLETON Exhibit A — Sales Brochure Stapleton Neighborhood — Narrative 11/21/2018 Page 2 STAPLETON �FMF MMU� J Nile S TA P L E T O N ,�_,=������ 11WIPME STANN APLETON Exhibit A.2 — Sales Brochure HOU&ING 6-rYLES l,7Bo cx�.t-r• �;:nxgrm Stapleton Neighborhood—Narrative 11/21/2018 Page 4 W��- - siAPLETON Exhibit A.3 — Sales Brochure HOUSING STYLES Stapleton Neighborhood — Narrative 11/21/2018 Page 5 STAPLETON Exhibit A.4 — Sales Brochure BASKETBALL COURT 5WIN 24'x: STRU( CLIMB DOME nPLETOR EWM6 4' IRON ENCLOSED FENCE RK FOR DOGS KUGK LLIMMK BOULDERS Stapleton Neighborhood—Narrative 11/21/2018 Page 6 7STAPLETON] AMENITIES PARK - includes Gated Entry, Basketball Court, Lawn Area, Playground Equipment, Walking Paths & Rock Climbing Boulders + Dome, Small Dog Park and Benches. LANDSCAPING - all homes feature year round yard work + maintenance. wo� STAPLETON Exhibit A.5 — Sales Brochure Stapleton Neighborhood — Narrative 11/21/2018 Page 7 STAPLETON ol !i� mmmm mm li ::f IW�'Ii 70�s..TAPLETON Exhibit C — Community Amenities PROJECT AMENITIES As the developer have researched and interviewed homeowners and followed the city ordinance to plan the most productive amenities for this area and this development. The amenity package exceeds the requirement of Meridian City Development Code, which requires that the application have two amenities, one of 10% required open space and a second that meets the requirements of city code. We are proposing three additional amenities for a total of five, including a regional pathway extension and a neighborhood park including a tot lot, half basketball court, swing set and seating areas. Proposed Amenities: o Large Half -Acre Park - The half -acre park will contain the following recreation facilities: - Enclosed Fencing for Child Safety - Basketball court - Play structures - Swings - Climbing Rocks and a Dome Structure - Big Wheel Track - Scenic viewing area w/ bench seating - Attractive landscaping and pedestrian pathways o Dog Park - Fully Fenced - Double Protection Gate - Seating Areas DA5KETDALL — COURT 33 SWINGS I 35 24' x 36' PLAY STRUCTURE — CLIMBING DOME o Pathway - A 10' regional pathway will be provided at the southwest corner of the project area. This pathway will connect to proposed pathways in other previously approved developments to the west. And will provide a regional connection the retail and commercial components of the Mixed-use Development. Along Meridian Road nearly 1,200 If of 10' Regional Pathway will also be provided the full length of the project from Harris Street to the southern boundary of the project. 4' IRON ENCLOSED FENCE 47 BIG WHEEL R TRACK 48 GATED PAI ENTRY 49 i SO ES -j -- — IMDER 1. OCK CL , —„— R BOULDERS ARK FOR 0005 Exhibit D — Open Space Stapleton Neighborhood — Narrative 11/21/2018 Page 9 ETAPLETON Open Space — We are providing over 15% of Open Space and exceed the City Code requirement of 10.0%. It is important to note that we are also providing an additional 4% or over 1.3 acres landscaped area that does not meet the city's eligibility requirements for open space. Required Open Space 3.56 Acres 10% Eligible Open Space Provided 5.55 Acres 15.6% Total Landscaped Open Space 6.90 Acres 19.34% Exhibit E — House Design Stapleton Neighborhood — Narrative 11/21/2018 Page 10 STAPLETON >�14TM0R1L 174 9fp01Nl1 OWN , � �,990 carr• 6"�wo xs: �: i,e w aa.eT. 0 TAkIMNOUSR-B K_R U Exhibit F - Preliminary Plat/Mixed Use Regional Stapleton Neighborhood — Narrative 11/21/2018 Page 11 APLETON wo� MINW! S T PRELIMINARY PLAT APPLICATION Stapleton will be the single family for sale residential component of a larger regional mixed-use neighborhood. This neighborhood will provide a good transition in density between the existing residential neighborhood to the North and the proposed commercial and retail uses at the hard corner of Amity and Meridian Road. With the addition of 223 single family homes, Stapleton will provide much needed rooftops in the area that will help support the commercial and retail uses. Pathways and sidewalks within the neighborhood will encourage walkability to and from the storefronts and restaurants in the commercial areas. Harris Street Mixed -Use Regional Zone The bubble diagram to the left illustrates the proposed potential mix of uses on this 70 -plus acre i Mixed -Use Regional site. Single family residential, Multi -family residential, Commercial, Office and I Retail uses are all planned for this area, fulfilling the City of Meridian Comprehensive Plan's vision for this Stapleton Neighborhood j location. Regional Pathways along Meridian i R-15 Zone Road Hwy 69 and the Gas Pipeline will provide a f 228 Single Family Homes j high level of pedestrian access to the commercial 1 j area. 1 Background ! In 2012 the Hawkins Company proposed a mixed-use Mixed Use Regional j development on this property and a 25 -acre parcel "Bubble Diagram" i to the south of it. At the time it was anticipated that I I large box commercial retailers would be interested in occupying this location. Due to the economic Regional Pathway ` downturn, that plan fell through, the Development -- Agreement was never signed, and the large box Ottiee?Mu4i-Family retailers ended up locating on other properties Residential closer to Overland Road and the freeway. In today's j market of online retail, it is not anticipated that there will be a need for as many square feet of retail commercial at this location. Therefore, in discussions E \` I with City of Meridian Planning Staff we have j Hawkins Company Properties .� determined that this property would be best served I Parking Area as the single-family residential component of the larger mixed-use zone anticipated by the comprehensive plan. OfficelRetail i Retail VVVJJJ------------ --- Arnity Road Stapleton Neighborhood — Narrative 11/21/2018 Page 12 .a) 12 STAPLETON Exhibit G — Development Phasing Prosect Phasing Due to the scale of this project and the large amount of perimeter roadway improvements phasing for the project and roadway improvements will occur per the chart below: vst.mt�u.�r Slrlrll i I07s411 Phase Number of Roadway, Landscape and Sidewalk Improvements Units +/- 1 52 S. Meridian Road (HWY 69) 10' Sidewalk/Regional Pathway and Roadway improvements and landscaping. This will include the phase 3 Meridian Road improvements. The Dog Park will be completed in Phase 1. 2 74 Connection to Harris Street, Widening, Curb, Gutter and Sidewalk and landscaping Improvements on Harris Street. The community park will also be completed in this phase. Upon completion of Harris Street, the traffic signal will be installed. 3 37 Meridian and Harris Road Frontage completed in Phase 1&2 4 60 Regional Pathway along the Williams Pipeline. Stapleton Neighborhood—Narrative 11/21/2018 Page 13 STAPLETON Exhibit H —Transportation TRANSPORTATION / ROADWAYS The Stapleton Development will be located adjacent to the mid -mile collector Harris Street between Amity and Victory Roads. Harris Street will serve as the northern boundary to this project. The northern half of the roadway has been improved with curb, gutter and sidewalk. We have proposed one connection to Harris Street, we have placed this connection as far west as we could to meet ACHD and other transportation design requirements. Our phasing plan would connect to Harris Street in the second phase of the development. At that time, we plan to finalize all Harris Road improvements including sidewalk and landscaping. Roadway Access to Meridian Road (HWY 69) As a part of the previous Hawkins Company Project Approvals, three access points to Meridian Road (HWY 69) were approved by the City of Meridian and the Idaho Transportation Department. The access points were constructed per ITD Permits and the access was granted at that time. Of the two (2) previously approved and constructed access points on the Stapleton Development land we plan to only utilize one (1) of them, the vehicle access that is located at the % mile, or halfway between Amity Road and Harris Street. During our meetings with the City Planning Staff it was determined that the second access point was not needed for a residential development and that the public would be better served by its removal. Please refer to the access exhibit to the right. We are requesting that the City Council approve a modification to the City Access Policy for Highways. Stapleton Neighborhood — Narrative 11/21/2018 Page 14 August 27, 2018 Annexation Description The BASIS OF BEARINGS for this description is North 013248 East from an illegible aluminum cap marking the Southeast corner of Section 25 and an illegible aluminum cap marking the East 1/4 corner of Section 25, both in T. 3 N., R. 1 W., B.M., Ada County, Idaho. A parcel of land being a portion of the SE1/4 of Section 25, T. 3 N., R. 1 W., Ada County, Idaho more particularly described as follows; BEGINNING at an illegible aluminum cap marking the East 1/4 corner of Section 25; Thence South 003248" West, coincident with said east line of the SEI/4 of Section 25, a distance of 1384.69 feet; Thence leaving said east line of the SE1/4 of Section 25, North 89027'12" West, 238.27 feet to the beginning of a tangent curve to the left; Thence 88.88 feet coincident with the arc of said curve, having a central angle of 1605830", having a radius of 300.00 feet, subtended by a chord which bears, South 82003'33" West, 88.56 feet to the beginning of a reverse curve; Thence 89.63 feet coincident with the arc of said curve, having a central angle of 17007'04", a radius of 300.00 feet, subtended by a chord which bears South 82007'50" West, 89.30 feet; Thence North 89018'38" West, 144.81 feet; Thence North 003248" East, parallel with said east line of the SE1/4 of Section 25, a distance of 79.82 to the south line of the NE1/4 of the SE1/4; Thence North 89°17'55" West, coincident with said south line of the NE1/4 of the SE1/4, a distance of 354.02 feet; Thence North 5003845" West, 232.30 feet; Thence North 61137'00" East, 605.78 feet to a 1/2" rebar with no cap; Thence North 58050'44" West, 529.17 feet to a 1/2" rebar with no cap; P:\2018\18154 -CMG STAPLETON\Survey\Drawings\Descriptions\18154 ANNEX.docx Page 11 Sawtooth Land Surveying, LLC 49,%ok 2030 5. Wa5hmgton Ave. 1044 Northwest Blvd., Ste, G 14 1 1" Avenue East ID 8361 7 Coeur d'Alene, ID 8381 4 Jerome, ID 83338 _f:-5&/7-00/-rEmmett, P: (208) 398-8104 P: (208) 7 14-4544 P: (208) 329-5303 and `y.j� F: (208) 398-8105 F: (208) 292-4453 f: (208) 324-3821 August 27, 2018 Annexation Description The BASIS OF BEARINGS for this description is North 013248 East from an illegible aluminum cap marking the Southeast corner of Section 25 and an illegible aluminum cap marking the East 1/4 corner of Section 25, both in T. 3 N., R. 1 W., B.M., Ada County, Idaho. A parcel of land being a portion of the SE1/4 of Section 25, T. 3 N., R. 1 W., Ada County, Idaho more particularly described as follows; BEGINNING at an illegible aluminum cap marking the East 1/4 corner of Section 25; Thence South 003248" West, coincident with said east line of the SEI/4 of Section 25, a distance of 1384.69 feet; Thence leaving said east line of the SE1/4 of Section 25, North 89027'12" West, 238.27 feet to the beginning of a tangent curve to the left; Thence 88.88 feet coincident with the arc of said curve, having a central angle of 1605830", having a radius of 300.00 feet, subtended by a chord which bears, South 82003'33" West, 88.56 feet to the beginning of a reverse curve; Thence 89.63 feet coincident with the arc of said curve, having a central angle of 17007'04", a radius of 300.00 feet, subtended by a chord which bears South 82007'50" West, 89.30 feet; Thence North 89018'38" West, 144.81 feet; Thence North 003248" East, parallel with said east line of the SE1/4 of Section 25, a distance of 79.82 to the south line of the NE1/4 of the SE1/4; Thence North 89°17'55" West, coincident with said south line of the NE1/4 of the SE1/4, a distance of 354.02 feet; Thence North 5003845" West, 232.30 feet; Thence North 61137'00" East, 605.78 feet to a 1/2" rebar with no cap; Thence North 58050'44" West, 529.17 feet to a 1/2" rebar with no cap; P:\2018\18154 -CMG STAPLETON\Survey\Drawings\Descriptions\18154 ANNEX.docx Page 11 Thence North 3604743" West, 392.23 feet to said north line of the SEI/4 of Section 25; Thence South 89024'05" East, coincident with said north line of the SE1/4 of Section 25, a distance of 403.18 feet to a 5/8" rebar, PLS 11118 marking the CEI/16 corner of said Section 25; Thence South 89029'21" East, coincident with said north line of the SE1/4 of Section 25, a distance of 1320.16 to the POINT OF BEGINNING. The above described parcel contains 38.15 acres, more or less. Carl Porter PLS b : 014 Date End Description °' g M , Or Pd"t��E`�' PA2018\18154-CMG STAPLETON\Survey\Drawings\Descriptions\18154 ANNEX.docx Page 12 A a i N pR0 S I S r m_ t" IA L o`. O ���,60 y Le/ m y D N �a. Ci --i '-'i Z I w m 'r Zy?2D 0 HzCh m 00 zy N 603700° E 605.78' o � m v 0 0 NO n m �^ cn N p N N �o W o0 o In p ~ n v O 1p 00 m u' N 88 Z I N" z uj I m NL ha H 00 �" o ooWo, (A(A n O1 D p to Ni ci I fv W F... .... T -o rn cn rn Ln 1279. N N 3 o S 0003248" W 1384.69' -- H 0 0 ^� to N 0°3248" E 2664.45' S. MERIDIAN RD. (STATE HWY 69) � m ��: BASIS OF BEARING O �w,�z mzoao -i oo kao, 0 rn N, c6 C6 A o "!R 3 rn � Z ~O m coo W — 0 Title0ne a tlttc & escrow co. Order Number:13229987 0G /9'f - For Value Received, ADA COUNTY RECORDER Christopher D. Rich 2017-038476 BOISE IDAHO Pgs=2 VICTORIA BAILEY 05/0112017 03:14 PM TITLEONE BOISE $13.00 WARRANTY DEED David E. Frost, a marriedm�n , as his sole and separate property, the Grantor, does hereby grant, bargain sell and convey unto, GRHH Amity LLC, an Idaho limited liability company, whose current address is 855 Broad Street, Suite 300, Boise, ID 83702, the Grantee, the following described premises, in Ada County, Idaho, To Wit: A parcel of land being a portion of the Southeast quarter of Section 25, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, said parcel being more particularly described as follows: Commencing at the Southeast corner of Section 25, Township 3 North, Range 1 West of the Boise Meridian, and bearing North 1218.5 feet along the East boundary line of the aforesaid Section 25 to the Real Point of Beginning; thence West 294 feet on a line parallel with the South boundary line of the aforesaid Section 25; thence North 115 feet on a line parallel to the aforesaid East boundary line to the intersection of the South boundary line of the Northeast quarter of the Southeast quarter of the aforesaid Section 25; thence West 815.6 feet along the South boundary line of the Northeast quarter of the Southeast quarter of the aforesaid Section 25; thence North 5°20' East 746 feet to the Northeasterly bank of the Tumbler Irrigation Lateral; thence meandering along the Northeasterly bank of the Tumbler Irrigation Lateral North 59°45' West 529 feet and North 35°15' West 384 feet to the intersection of the North boundary line of the Southeast quarter of the aforesaid Section 25; thence East 1730.5 feet along the aforesaid North boundary line to the Northeast corner thereof; thence South 1448.5 feet, along the East boundary line of the Southeast quarter of the aforesaid Section 25 to the Real Point of Beginning. Excepting Therefrom: A parcel of land conveyed to the State of Idaho, by and through the Idaho Transportation Board for the Division of Highways by Warranty Deed recorded August 12, 1987 as Instrument No. 8746300, records of Ada County, Idaho, being on the Westerly side of the centerline of State Highway No. 69, Project No. SR -RS -3782(2) Highway Survey as shown on the plans thereof now on fife in the office of the Idaho Transportation Department, Division of Highways, and being a portion of the East half Southeast quarter of Section 25, Township 3 North, Range 1 West, Boise Meridian, described as follows, to -wit: Warranty Deed Page I of 2 0 Commencing at the Southeast corner of Section 25, Township 3 North, Range 1 West, Boise Meridian; thence North 0°32'54" East (shown of record to be North) along the East line of said Section 25 a distance of 1218.5 feet to the Southeast corner of the tract of land as described in that certain Warranty Deed dated October 19, 1946, recorded October 30, 1948 as Instrument No. 281134 records of Ada County, Idaho and being the Real Place of Beginning; thence North 89'10'19" West (shown of record to be West) along the South line of said tract of land 70.0 feet, more or less, to a point in a line parallel with and 70.0 feet Westerly from the centerline and bears North 89027'06" West from Station 340+11.72 of said State Highway No, 69, Project No. SR -RS - 3782(2) Highway Survey; thence North 0°32'54" East along said parallel line 1138.28 feet to a point opposite Station 351+50 of said Highway Survey; thence North 7058'57" West, 101.12 feet to a point in a line parallel with and 85.0 feet Westerly from the centerline and opposite Station 352+50 of said Highway Survey; thence North 0°32'54" East along said last parallel line 112.58 feet to a point opposite Station 353+62.58 of said Highway Survey; thence North 58020'16" West, 183.65 feet to a point in the North line of the Northeast quarter of the Southeast quarter of said Section 25 that bears North 89°27'06" West, 242,23 feet from Station 354+57.47 of said Highway Survey; thence South 89029'19" East (shown of record to be East) along said North line 242.23 feet to the Northeast corner of said Northeast quarter of the Southeast quarter; thence South 0032'54" West along the East line of said Section 25 a distance of 1448.5 feet to the Real Place of Beginning. 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: t%%Olt 7 4; L j, �-� - -�4" t "� - David E. Frost State of Idaho, County of ss. On this J,— day ofin the year of 2017, before me, the undersigned, a Notary Public in and for said StaApersonn-all—yva—pppeared, David E. Frost, known or identified to me to be the person(s) whose name(s) islare subscribed to the within instrument and acknowledged to me that R I c _ �— �` o`'���1 ELL In. �'1-y Commission Expires: �% O .�••o�p.RY (seal) • �. Gip: Warranty Decd : Page 2 of 2 ,��i ••••.•..••••�• S+ TAT ��'••.�, t ' E AFFIDAVIT OF LEGAL INTEREST STATE OF IDAHO ) COUNTY OF ADA ) I, Gary Hawkins (name) Boise (city) 855 W. Broad St., Ste 300 Idaho (address) (state) being first duly sworn upon, oath, depose and say: 1. That I am the record owner of the property described on the attached, and I grant my permission to: 4824 W. Fairview Laren Bailey , Boise, ID 83706 (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. 3. 1 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 16th day of August , 20�18 gnature) SUBSCRIBED AND SWORN to before me the and year fix above written. •GLC(.=Pu ROSANNA C. WALKER (NotarNOTARY PUBLICSTATE OF IDAHO Residing a My Commission Expires: Community Development ■ Planning Division r 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208.884-5533 Fax: 208-885-6854 www meridiancity.ore/planninQ CITY OF MERIDIAN PRE -APPLICATION MEETING NOTES ProjecUSubdivision Name: Stapleton Neighborhood Date: 6/12/18 Applicant(s)/Contact(s): Laren Bailey Jim Conger Jake Centers City Staff: Sonya Kevin Stephanie Ken & Sarah (ITD) Kim Denny Kenny Tom Location: 4435 S. Meridian Rd. Size of Property: 35.75 Comprehensive Plan FLUM Designation: MU -R Existing Use: SFR/Aq Existing Zoning: RUT Proposed Use: 215 SFR attached/detached -6 units/acre (recommend at least 6 units/acre) Proposed Zoning: R-15 Surrounding Uses: Street Buffer(s) and/or Land Use Buffer(s): 35' landscape buffer required along S. Meridian Rd„ an entryway corridor & arterial & 20' buffer required along Harris St a collector street per standards in UDC 11-313-7C Open Space/Amenities/Pathways: a pathway is depicted along the NW Pipeline on the PMP; 10' path req along SH -69 Access/Stub Streets: Access via Harris St.; direct access via Meridian Rd/SH 69 is prohibited. Provide a stub street/access to the property to the south & connectivity to the west Provide a collector street through this site from W. Harris St. per the Master Street Map Waterways/ Floodplain/Topography/Hazards: An irrigation ditch crosses the NEC of this site History: NA Additional Meeting Notes: • Develop the site in accord with the Comprehensive Plan for the MU -R designation • A variance is required for access to SH 69 unless the access is approved by ITD in which case Council has the independent authority to approve the access without a variance • Submit annexation & zoning application with a bubble concept plan for the property to the south showing commercial develop. • Submit a preliminary plat application; comply with dimensional standards of UDC Table 11-2A-7 for the R-15 district & the subdivision standards in UDC 11-6C-3 • Provide a pedestrian connection to the multi -use pathway along SH 69 • Provide noise abatement for residential uses adjacent to SH 69 per the standards listed in UDC 11 -3H -4D; submit a cross- section of the berm wall pathway, centerline of SH 69 that demonstrates compliance with standards. Note: A Traffic Impact Study (TIS) will be required by ACHD for large commercial projects and any residential development with over 100 units.Tovoid unnecessary delays&expedite thehearng procesappliansareencoragedtosubmthe TIS to ACHD prior to submitting their application to the Cify. Not having ACHD comments and/or conditions on large projects may delay hearings) at the City. Please contact Mindy Wallace at 387- 6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process. Other Agencies/Departments to Contact: ❑ Ada County Highway Dist. (ACHD) ❑ Nampa Meridian Irrigation Dist. (NMID) ❑ Public Works Department ❑ Idaho Transportation Dept. (ITD) ❑ Settler's Irrigation District ❑ Building Department ❑ Republic Services ❑ Police Department ❑ Parks Department, Jay ❑ Central District Health Department ❑ Fire Department ❑ Other: Application(s) Required: ❑ Administrative Design Review ❑ Conditional Use Permit Mod if ication/Transfer ❑ Rezone ❑ Alternative Compliance ❑ Development Agreement Modification ❑ Short Plat X Annexation ❑ Final Plat ❑ Time Extension — Council ❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment ❑ Comprehensive Plan Amendment — Map ❑ Planned Unit Development ❑ Vacation ❑ Comprehensive Plan Amendment — Text X Preliminary Plat ❑ Variance ❑ Conditional Use Permit ❑ Private Street ❑ Other Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months. Stapleton Neighborhood Meeting 6:00 pm, July 18,2018, 4435 S Meridian Road, Meridian, Idaho 83646 Name Phone No. Address Email �1l 01`�r•a�®� , o�r,s r � alp— - � -06 ML . 3�Aar,- 6- COMMITMENT OF PROPERTY POSTING Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing. The applicant shall post a copy of the public hearing notice of the application(s) on the property under consideration. The applicant shall submit proof of property posting in the form of a notarized statement and a photograph of the posting to the City no later than seven (7) days prior to the public hearing attesting to where and when the sign(s) were posted. Unless such Certificate is received by the required date, the hearing will be continued. The sign(s) shall be removed no later than three (3) days after the end of the public hearing for which the sign(s) had been posted. I am aware of the above requirements and will comply with the posting requirements as stated in UDC 11-5A-5. $e1cant/agent signature Date Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642 Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancit�org/planning (03/23/2018) E IDIAN--- Community Development Department Parcel Verification Date: 8/23/18 Meridian City Hall, Suite 102 33 E. Broadway Avenue Meridian, Idaho 83642 208.887.2211 The parcel information below has been researched and verified as correct by the City of Meridian Community Development Department. Project Name: Parcel Number T/R/S: Property Owner: Stapleton Subdivision 51225417300 3N 1W 25 (35.750 Acres) GRHH Amity, LLC 855 Broad St., #300 Boise, ID 83702 Address Verification Rev: 04/23/12 Laren Bailey From: Laren Bailey Sent: Friday, May 18, 2018 3:12 PM To: Carl Porter Subject: Re: Stapleton Sub Name Reservation The Hawkins property on meridian road Sent from my Whone On May 18, 2018, at 3:05 PM, Carl Porter <carl@sawtoothls.com> wrote: Laren Okay which project is this name for? Regards, Carl Porter, PLS President Sawtooth Land Surveying, LLC Land Surveying J Planning 13D HDS Scanning D. 208.287.8453 • F.• 208.398.8105 o C: 208.697.1994 Office Locations: Emmett, ID I Coeur d'Alene, ID I Jerome, ID Idaho I Oregon ( Nevada This e-mail, including attachments, may include confidential and/or proprietary information, and may be used only by the person or entity to which it is addressed. If the reader of this e-mail is not the intended recipient or his or her authorized agent, the reader is hereby notified that any dissemination, distribution or copying of this e-mail is prohibited. If you have received this e-mail in error, please notify the sender by replying to this message by e-mail, or phone and destroy any and all copies of the correspondence and attachments. From: Sub Name Mail [mailto:subnamemail adaweb.net] Sent: Friday, May 18, 2018 2:21 PM To: Carl Porter Subject: RE: Stapleton Sub Name Reservation May 18, 2018 Carl Porter, Sawtooth Land Surveying RE: Subdivision Name Reservation: STAPLETON SUBDIVISION Stapleton Subdivision was originally reserved under a 2003 Meridian application, however the project appears to have been withdrawn by the applicant. According to the conditions of reservation the name was made available for re -use in 2011. Please keep in mind that Meridian may have a comment regarding the re -use of this name for your project. At your request, I will reserve the name Stapleton Subdivision for your project. I can honor this reservation only as long as your project is in the approval process. Final approval can only take place when the final plat is recorded. 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Q Y 37 ZZ u_u kUZQ� O Z Hill Ri Hal g ^� MIR\ � ¢ O O xaNm •�x N � �Y s3 NVId 3dVOSdNVI 1VId AHVNIWII3»d d o CL 1. .. W o Y 8�� A < • • y UU Z • �" J • `r a $ $ NOISIAiaenS N013ldd1S ¢a We 0 3moo URnn Igo Z' HL PER We -0 pug (L tu Alq T MAIM o g I i IU z dal t; ILL d3 — 3 �S 30 g gg g °U s 1 ®� F bob 4 } - \• •- � s� � MON— J ?0Lj Q } " s x i� N.9 ,. p Q Q u! > Ile H e _ > 3-101'.— �. Q Y 37 ZZ u_u kUZQ� O Z Hill Ri Hal g ^� MIR\ � ¢ O O xaNm •�x N � �Y s3 m O Z V) mC m r 3 Z D r D --I r D - v V) EA n — m0m Z z 0 F JRo ��j � r O AH [] w% % t to gg 4H ml g4 , 1 ��IN $$ gg � � s 1 it Jill �jq gg 9 ayg � > - �u Laren Bailey From: Christy Little <Clittle@achdidaho.org> Sent: Friday, August 10, 2018 11:03 AM To: Laren Bailey Subject: RE: Stapleton Traffic Analysis There is no form. I've got it entered in Trakit under Stapleton. It's a $250 review fee. ($500 for regular TIS) You ca pay it next time you're in ... it's not holding anything up. Christy From: Laren Bailey [mailto:laren@congergroup.com] Sent: Friday, August 10, 2018 10:53 AM To: Christy Little Subject: Stapleton Traffic Analysis Christy, After our discuss ion about the traffic analysis for the Stapleton Project you had indicated that we would need to submit the report for review. What form do I need to use? Thank you DEVCO-, Laren M. Bailey, MCRP, PMP DevCo, LLC Ph: (208) 336-5355 Cell: (208) 899-1155 laren@congergroup.com 1DAHp * * Your Safety • Your Mobility 9 2 Your Economic Opportunity �9TAnoN `�p August 31, 2018 Laren Bailey Devco, LLC 4824 West Fairview Avenue Boise, ID 83706 VIA EMAIL IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Project Name STAPLETON SUBDIVISION Project Location Southwest corner of SH -69 and Harris Street Project Description A 36 acre parcel; approximately 200 residences RE: Stapleton Subdivision Dear Mr. Bailey, The Idaho Transportation Department (ITD) wanted to thank you for meeting with us on August 7, 2018 to discuss the proposed Stapleton Subdivision. Based on the information you provided at that meeting ITD has the following comments: 1.) The development is proposing a single direct access to SH -69 approximately 1,400ft south of the intersection of Harris Street and SH -69. This access location meets IDAPA minimum spacing requirement for driveway distance downstream from a public road intersection. 2.) ITD's understanding is the development will be phased. Phase 1 will include approximately 50 residences and take access only from SH -69. Phase 2 will include the remaining residences with additional access onto Harris St re et. 3.) ITD will require a Traffic Impact Study (TIS) for the intersection of Harris Street / SH -69 and the development's direct access point to SH -69. The TIS needs to include analysis for the two phases. The first phase for development using only the SH -69 access point; the second phase at full build -out. 4.) The development is proposing to signalize the intersection of Harris Street and SH -69. Per IDAPA 39.03.42 SH -69 is a Regional Route and the development is situated in a transitional area. ITD does not currently have a 1DAHp y* *F Your Safety • Your Mobility IDAHO TRANSPORTATION DEPARTMENT a x P.O. Box 8028 • Boise, ID 83707-2028 Dym, Qha Your Economic Opportunity (208) 334-8300 • itd.idaho.gov �9TAnoN ��p corridor plan for the SH -69 corridor and therefore IDAPA identifies minimum signal spacing to be at the one-half mile. The proposed signalization is in alignment with IDAPA regulations. The TIS will need to include a signal warrant. If a signal is warranted, ITD would permit it as temporary until such time that a SH -69 corridor plan is completed with results showing whether a signal at the intersection of Harris and SH -69 is the desired permanent intersection treatment. If an alternative intersection treatment is identified in the corridor study, the signal may remain until that intersection treatment is funded and constructed. ITD does not currently have a funded corridor study. If you have any other questions or concerns, please contact me at erika.bowen@itd.idaho.gov or (208) 265-4312, extension #7. Sincerely, Erika Bowen District Traffic Technical Engineer 1�1 HAWKINS � COMPANIES C O M M E R C I A L D E V E L O P E R S October 8, 2018 TO: Mayor de Weerd and City Council of Meridian RE: Direct Access from Meridian Road In 2010, the Meridian City Council approved an annexation and zoning request (AZ -08-005) for a 73 acre mixed-use development. Original plans included residential, office and retail uses to be located on the property. In 2011, Council approved a 2 -year extension for the signing of the development agreement, so that Hawkins Companies could continue negotiations with ITD to secure access to the site from Meridian Road. In February of 2012, ITD issued a letter securing three (3) access points from Meridian Road: • A single right-in/right-out intersection on SH -69 approximately 660 -ft south of the Harris Street intersection; • A single right-in/right-out/left-in intersection on SH -69 approximately 1,320—ft. north of the Amity intersection; and, A single right-in/right-out intersection on SH -69 approximately 660 -ft. north of the Amity intersection. Hawkins Companies then submitted variance application VAR -12-001 to the city of Meridian to vary from the Uniform Development Code to allow access to Meridian Road. On May 8, 2012, Meridian City Council approved that variance to allow the three (3) access points to SH -69.. DevCo has entered into a Purchase and Sale Agreement to purchase approximately 35.7 acres of land from Hawkins Companies, with the intent of creating 228 residential lots. The original land use approval considered a mix of residential, office and retail uses, all parties recognize this is an overall reduction of intensity that was envisioned for this property. As such, DevCo has generated a site plan that eliminates the first access point described above (Right-in/Right-Out located 660 -ft. south of Harris Street). DevCo feels strongly that their residential subdivision will operate successfully and safely using Harris Street and the proposed % mile access (Right-In/Right-out/Left In) mentioned above. Hawkins Companies still intends to develop the balance of the property with an intense mix of office and retail uses. The shared access point with the Stapleton Subdivision is crucial for this property to be developed as a Regional, Mixed -Use center, as identified in the city of Meridian Comprehensive Plan. Hawkins Companies, and the mixed-use component of this development cannot be successful without this access point. Therefore, Hawkins Companies supports the Stapleton Subdivision annexation and zoning request, along with the subsequent relinquishment of that access point located 660 feet south of Harris Road. Respectfully submi e , s� Brandon Whallon, AICP Hawkins Companies ri