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
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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
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P: (208) 398-8104
P: (208) 7 14-4544
P: (208) 329-5303
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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
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Or
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PA2018\18154-CMG STAPLETON\Survey\Drawings\Descriptions\18154 ANNEX.docx
Page 12
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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.
This reservation is available for the project as long as it is in the approval process unless the project is
terminated by the client, the jurisdiction or the conditions of approval have not been met, in which case
the name can be re -used by someone else.
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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
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* * Your Safety • Your Mobility
9 2
Your Economic Opportunity
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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
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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
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