Loading...
HomeMy WebLinkAboutAgency CommentsSUPERINTENDENT Dr. Linda Clark joint School District No. 2 1303 E.Central Drive • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 350-5962 October 19, 2007 City of Meridian City Clerk's Office Attn: William G. Berg, Jr. 33 East Idaho Avenue Meridian, ID 83642 Dear Planners: OCT 2 3 2007 City of Meridian City Clerk Offer, - The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of the Castle Rock Subdivision will have a v_yr significant impact on school enrollments at Lake Hazel Elementary School Lake Hazel Middle School and Mountain View High School We can predict that these homes, when completed, will house two hundred fifty eight (258) elementary aged students, two hundred thirty (230) middle school aged students, and one hundred ninety (190) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 350-5016. Sincerely, Wendel Big m Building & Construction Manager SUPERINTENDENT Dr. Linda Clark :.,i,'I, �'� ,,,I�I"II�'y' II.......... Ifl.n�l Ili "A �. ,•xiY ofMeri ` c1u. a.ra. joint School D"str"cf,"No.,� 1303 E.Central Drive • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 350-5962 February 14, 2008 City of Meridian City Clerk's Office Attn: William G. Berg, Jr. 33 East Idaho Avenue Meridian, ID 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of the Castle Rock Subdivision will have a significant impact on school enrollments at Lake Hazel Elementary School Lake Hazel Middle School and Mountain View High School We can predict that these homes, when completed, will house two hundred forty one (241) elementary aged students, two hundred sixteen (216) middle school aged students, and one hundred seventy eight (178) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 350-5016. Sincerely, Wendel Bigham Building & Construction Manager 4, I ' =IIII.II ' IIII II II i� I II;. I I �nuunninuumunuulll fi,l Wull , WESTERN REGION OFFICE Q4TY OF MERIDIAN INTERMOUNTAIN GAS COMPANY nlTY (-I PRK nFPIr'F 555 SOUTH COLE ROAD • P.O. BOX 7608 • BOISE, ID 83707 (208) 377-6000 • FAX (208) 377-6867 To Planning and Zoning, Intermountain Gas Company has received your letter of application. In order to best serve this development Intermountain Gas does require that a 5' minimum utility easement along the interior lot lines and a 10' minimum utility easement along all right of ways or private drive. The private drive of the development would also be required to include a utility easement for Intermountain Gas to encroach into with the gas lines. Thank you for your time and consideration in this matter. If you have any questions or concerns please contact Mishelle Singleton at 377-6863. Sincerely, Mishelle Singleton Engineering Tech cc: Roger Phillips Cp9 CENTRAL DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENTReturn to: 'HEALTH Environmental Health Division ❑Boise DEPARTMENT ❑ Eagle Rezone # RECEIVED ❑Garden City Men ian Ere:1i:m:i_ Conditional Use # OCT 3 1 2007 ❑Kuna nary Final / Short Plat PP67 02-0 ��#A�eAdian ❑ACZ (--As L As I" K" Y Cterk Office ❑ 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/or surface waters. ❑7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 08. After written approval from appropriate entities are submitted, we can approve this proposal for: A central sewage ❑ community sewage system ❑ community water well ❑ interim sewage A central water ❑ individual sewage ❑ individual water ZJ9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality: lg central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines ® central water a10. Run-off is not to create a mosquito breeding problem. ❑11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. 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 ❑14. Please see attached stormwater management recommendations ❑ 15. Reviewed By. Date: Io / _9 / 07 15726-001EHO904 Review Sheet .........................................................................................:.......::::..........„ ,,, ,,,:,,, ,,...................... ..„ ,1 PO �WIIIIInIIIU f,DIIsrriI;.I c'II' j .. ��4 IIIIIIIII IIIIIII IIIIIIIIII I IIL...,I��I Illl II !I II 1I I:::,, II,:I it II, ::,, , „ li S, I III I ' I I IhII ' NII'I' I III I u as r l rii"jie I llC,u.f I I E,1 IIN I;;;NI u I I.LI lF'XUC1IMENT N�!, I! I�Iplll'V 'III I.n ..., I.. I,.. ....III Bl:.a 4.L Eagle Rezone # �?� OF MERIDJAI',�' Ll CAd Conditional Use # z r r rMeridian ❑ Kuna I'relirnina Final / Short Plat 2267 - 020 ®ACZ c.9s /Lactc s v94 f ✓1sid-J ❑ 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/or surface waters. ❑7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 28. After written approval from appropriate entities are submitted, we can approve this proposal for: Iacentral sewage ❑ community sewage system ❑ community water well ❑ interim sewage W central water ❑ individual sewage ❑ individual water 2J9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality: Q central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines 4 central water 2[10. Run-off is not to create a mosquito breeding problem. L111. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. 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 ❑14. Please see attached stormwater management recommendations ❑ 15. Reviewed S Date: 2 /_Lq_/ ar Review Sheet L� v. pity of Meridian p itlr �3erk Offier �[ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 31 October 2007 City of Meridian City Clerk's Office William G. Berg Jr. 33 East Idaho Avenue N:1e, idiar,, IL' 83642 RE: Az 07-016, PP 07-020 & PUD 07-001/Castle Rock Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 If all storm drainage is retained on -site there will be no impact on Nampa & Meridian Irrigation District and no further review will be required. However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District requires that a Land Use Change Application is filed for review prior to final platting. Please contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Sincerely, Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: File - Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 7 November 2007 DECEIVE NOV - 9 2007 City of Meridian City Clerk Office C OP Y # 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 Justin Lucas SHOP: Nampa 466-0663 Hubble Homes 701 S. Allen Street, Suite 104 Meridian, ID 83642 RE: Land Use Change Application — Castle Rock Subdivision Please note the District now requires three (3) sets of plans Dear Mr. Lucas: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above -referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, km,,�)� Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Providence Development Group, LLC, enc. 701 S. Allen Street, Suite 104, Meridian, ID 83642 APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 18 March 2008 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 City of Meridian SHOP: Nampa 466-0663 City Clerk's Office William G. Berg Jr. RECEIVED 33 East Idaho Avenue Meridian, ID 83642 MAR Z 12008 GITY OF MERIDIAN KERIDIAN CITY RE: AZ 07-016, PP 07-020 & PUD 07-001/REVISED Landscape Plan for CastleRockc�frF Dear Will: The District's Ten Mile Drain courses through this proposed project. The District's easement for the Ten Mile Drain at this location is a minimum of one hundred feet (100'), fifty feet (50') to each side of the centerline. Any landscaping within this easement requires a License Agreement for encroachment. However please contact the District directly to verify the width of easement necessary to operate, maintain and repair the Ten Mile Drain All trees, and drip line must be outside of the eighteen foot (18') maintenance roadway. . Sincerely, Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: File - Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 Right -of -Way & Development Services Department CHD Project/File: Verona 4 This is an application for a development agreement modification and rezone for the development of 18.9 acres in the Verona Subdivision. Lead Agency: City of Meridian Site address: McMillan & Ten Mile Staff Approval: November 30, 2007 Applicant: Primeland Investment Group 3120 W. Belltower Dr, Ste 100 Meridian, ID 83646 Representative: Quadrant Consulting Inc. 1904 W. Overland Road Boise, ID 83705 Staff Contact: Coby Harrod Phone: 387-6174 E-mail: charrod(q-)achd.ada id us Tech Review: November 13, 2007 Application Information: Acreage: 18.9 Current Zoning: R-8 Proposed Zoning: C-G and L-O Current Use: Vacant Commercial Lots: 12 A. Findings of Fact Existing Conditions 1. Site Information: The site is currently vacant. 2. Description of Adjacent Surrounding Area: Direction I Land Use North Commercial South Commercial East Commercial West Commercial Zonin C-G C-G C-G C-G 1 Verona 4 3. Existing Roadway Improvements & Right -of -Way Ten Mile Road is currently paved with approximately 28-feet of pavement and no curb, gutter, or sidewalk at the site. There is 50-feet of right-of-way existing for Ten Mile Road. McMillan Road is currently paved with approximately 28-feet of pavement and no curb, gutter, or sidewalk at the site. There is 50-feet of right-of-way existing for McMillan Road. N Cortona Way and W. Milano Dr. are currently paved with two travel lanes and curb, gutter, and sidewalk. Both N. Cortona Way and W. Milano Dr. have 54-feet of right-of-way. 4. Existing Access: The site currently has no defined access point. 5. Site History: This site has been previously reviewed for a development application with the Verona/Bridgetower subdivision. Development Impacts 1. Trip Generation: This development is estimated to generate approximately 1200 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation Manual, general office and retail land -use designation. 2. 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. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit N. Cortona 500' Local N/A N/A 25 MPH Way W. Milano Dr. 115' Local N/A N/A 25 MPH McMillan Rd. 833' Minor Arterial 2,372 west of Ten Better 50 MPH Mile on 7/19/2006 than "C" Ten Mile Rd. 822' Minor Arterial 4,982 south of Better 50 MPH McMillan on than "C" 4/15/2006 �%,;.cNiauic cv- 01 ,mime for a 5-iane minor arterial is "u" (17,000 VTD). *Acceptable level of service for a 5-lane minor arterial is "D" (33,000 VTD). *Acceptable planning threshold for a 2-lane local commercial roadway is up to 7,500 VTD. 5. Capital Improvements Plan/Five Year Work Plan Ten Mile Road is currently scheduled in the Capital Improvement Plan to be widened to 5-lanes from McMillan to Chinden between 2013 and 2017. McMillan Road is currently scheduled in the Capital Improvement Plan to be widened to 3-lanes from Ten Mile to Linder between 2018 and 2027. The Ten Mile/McMillan intersection is currently scheduled in the Capital Improvement Plan to be widened and signalized between 2013 and 2017. 2 Vernna 4 B. Findings for Consideration McMillan Road/Ten Mile Road Right -of -Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Staff Comment/Recommendation: In the summer of 2007, the applicant entered into a cooperative development agreement with ACHD. As a part of this agreement it was agreed upon that the applicant would improve the intersection and roadways that were affected by the Verona/Bridgetower subdivision. In the summer of 2008 the applicant will widen and signalize the Ten Mile/McMillan intersection (6-lanes on Ten Mile and 4-lanes on McMillan). The intersection will taper back approximately 1,000 on each leg to a 5-lane roadway on Ten Mile and a 3-lane roadway on McMillan. The road widening includes the construction of bike lanes, vertical curb and gutter. All necessary right-of-way dedication was established in the cooperative development agreement. The applicant shall be required to construct a 5-foot detached (or 7-foot attached) concrete sidewalk located no closer than 41-feet from centerline of Ten Mile Road and a 5-foot detached concrete sidewalk on McMillan Road to match existing improvements. 2. Driveways Access Management Policy: District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. If the developer can show that the use of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points for proposed developments at intersections should be located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the District Commission. Gravel Tracking Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. Applicant Proposal: The applicant is proposing 8 driveways in the following locations (measured near edge to near edge): 1) Intersecting Ten Mile Road approximately 260-feet north of McMillan Road and will align with the driveway on the west side of Ten Mile Road (proposed right-in/right-out). 2) Intersecting McMillan Road approximately 440-feet east of Ten Mile Road and will align with the driveway on the south side of McMillan Road (full access). 3) Intersecting McMillan Road approximately 210-feet west of N. Cortona Way and will align with Montelino (full access). 4) Two intersecting N. Cortona Way (one east and one west) approximately 220-feet north Of McMillan Road (both are full access). 3 Verona 4 5) Intersecting W. Milano Drive approximately 250-feet west of Ten Mile Road and will align with an existing driveway on the north side of W. Milano Drive (full access). 6) Intersecting W. Milano Drive approximately 480-feet east of Ten Mile Road (full access). 7) Intersecting N. Cortina Way in alignment with W. Turin Court (full access). Staff Comment/Recommendation: The driveways location and function are approved as proposed. The applicant will be required to install a 6-inch raised concrete median on Ten Mile Rd. to restrict the first driveway to right-in/right-out. 3. Tree Planter Policy Tree Planter Policy: The applicant should also comply with the District's Tree Planter Width Interim Policy which prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class II tress with the installation of root barriers on both sides of the planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet. C. Site Specific Conditions of Approval Construct the driveways as proposed. Install a 6-inch raised concrete median on Ten Mile Road to restrain the first driveway to right-in/right-out. Pave the driveways to their full width and at least 30- feet into the site beyond the edge of pavement. 2. Construct a 7-foot attached or 5-foot detached concrete sidewalk at the site abutting Ten Mile Road. 3. Construct a 5-foot detached sidewalk at the site abutting McMillan Road to match existing improvements. 4. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Interim Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 4 Verona 4 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. 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. Attachments 1. Vicinity Map 2. Site Plan 3. Request for Reconsideration Guidelines 4. Utility Coordination 5. Development Process Checklist 5 Verona 4 h z DIN IDE cRrr jh 'NIAPM-1, T TM \ c (1171TaLE 6 Verona 4 4UDJ pon?3 j■ I , 0 NOIS,',",, leans ,NlH S Lu 13 jgi sg; V-fi — W t —4 Us fill IL ci 111,1501 r be zo_ 7 Verona 4 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 0 Verona 4 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 pursuant to final approved plans by the highway entity. date work will commence. This notification shall indicate that the work to be performed shall be 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 e-mail notification information. 0 Verona 4 Development Process Checklist ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Division will receive the development application to review ®The Planning Review Division will do one of the following: ❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time ❑Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply to this development application. ❑Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ❑The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter: • The applicant should submit one (1) set of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. ❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER. - Construction (Zone) ❑ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ❑ Working in the ACHD Right -of -Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction — Permits along with: 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 a Pre -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage Division. ❑ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. ❑ Final Approval from Development Services ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con. 10 Verona 4 CHD John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner �io'eoC�fl,,ti� Dave Bivens, Commissioner Carol A. McKee, Commissioner November 29, 2007 TO: Sonya Watters Sent Via E-Mail City of Meridian Planning Department 660 E. Watertower Lane, STE 202 Meridian, ID 83642 NOV 2 9 2007 SUBJECT: Castle Rock Subdivision City Of Meridian MAZ-07-016/MPP-07-020/MPUD-07-001 City Clerk Office Eagle Road between Amity and Lake Hazel Roads Sonya, At this time the Highway District will not be able to provide the City of Meridian with a copy of the draft staff report for Castle Rock Subdivision. Staff had originally anticipated taking this application to ACHD's Commission on December 5, 2007, but due to two outstanding issues staff is now anticipating a hearing date of either the 12th or 19th of December. The two outstanding issues are related to the intersection of Amity and Eagle Roads and the proposed location of the Valley Ride transit stop location. We are looking to recommend limiting the number lots that can be final platted until improvements are completed at the Amity/Eagle intersection. There were some discrepancies between their traffic engineer's numbers and our calculations. We are meeting with them again tomorrow morning to discern the discrepancies. The District has received a letter from Valley Ride regarding the location of the transit stop and staff is discussing the issue internally. With the exception of those two items the application was moving forward with staff supported recommendations of approval. A draft copy of the staff report will be provided as soon as possible. If you have any questions feel free to contact me at (208) 387-6178. Sincerely, Mindy Wallace Planner III Right -of -Way & Development Services Cc: Project File Hubble Homes — Justin Lucas Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387 6100 • FX 345-7650 9 www.achd.ada.id.us Right -of -Way & Development Services Department CHD 11 Project/File: Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 This is an annexation, rezone, preliminary plat, and planned unit development application for 848 residential lots on approximately 224 acres. Lead Agency: Site address: Commission Hearing: Applicant: Representative: City of Meridian Eagle Road between Amity and Lake Hazel Roads December 12, 2007 Providence Development 701 S. Allen St. STE # 102 Meridian, ID 83642 Hubble Homes — Justin Lucas 701 S. Allen St. STE # 102 Meridian, ID 83642 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallaceCa.achd.ada.id.us Tech Review: November 28, 2007 Application Information: Acreage: 224.26 Current Zoning: RR Proposed Zoning: R-2, R-8, & PUD Residential Units: 848-single family lots Common Lots: 100 A. Findinqs of Fact Existing Conditions 1. Site Information: The site is currently a 44-lot subdivision and sod farm. 1 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 2. Description of Adiacent Surroundina Area: Direction Land Use Zoning North Rural -Urban Transitional RUT South Rural Residential RR East Rural Residential RR West Rural Residential RR 3. Existing Roadway Improvements and Right -of -Way Adjacent To and Near the Site • Eagle Road is currently improved with 2 traffic lanes, and no curb gutter or sidewalk abutting the site. There is 50-feet of right-of-way existing for Eagle Road (25-feet from centerline). Eagle Road north of Amity is a 2/3 lane facility where center turn lanes have been constructed with development. • Amity Road is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk. There is between 55 and 60-feet of right-of-way existing for Amity Road (25 to 30-feet from centerline). 4. Existing Access: There is one defined access point (Taconic Drive) to this parcel, located off of Eagle Road 5. Site History: ACHD reviewed and approved this site in April 2000 for a temporary soccer complex. In July 2004 this site was reviewed and approved as the non -farm Blackrock Subdivision. ACHD reviewed and approved this site in February 2007 for a 644 — lot residential subdivision. Development Impacts 6. Trip Generation: This development is estimated to generate 8,182 additional vehicle trips per day based on the submitted traffic impact study. 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. Impacted Roadways: Roadway Frontage Functional Classification Traffic Count Level of Service* Speed Limit Eagle Road 800' Principal 6,667 north of Better 50 MPH Arterial Amity on 1/31/07 than "C" 3,644 south of Amity Road on 1/31/07 Amity Road None Minor Arterial 4,900 west of Better 50 MPH (west of Eagle) Eagle on 1/31/07 than "C" Collector (east 5,764 east of Eagle Better of Eagle) I on 1/31/07 1 than "C" Ac.cepLauie level of service Tor a two-lane principal arterial roadway is "E" (15,500 VTD). *Acceptable level of service for a three -lane principal arterial roadway is "E" (18,500 VTD). *Acceptable level of service for a two-lane minor arterial roadway is "D" (14,000 VTD). *Acceptable level of service for a two-lane collector roadway is "D" (9,500 VTD). 2 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 9. Capital Improvements Plan/Five Year Work Plan The following improvements are scheduled in the District's Five Year Work Plan and Capital Improvement Plan (CIP). • The intersection of Victory/Eagle is scheduled in the draft Five Year Work Plan update to be widened and signalized in 2009. • Eagle Road is scheduled in the draft Five Year Work Plan update to be widened to 5-lanes between the Ridenbaugh Canal and Victory Road in 2009. • Eagle Road between Amity and Lake Hazel is planned in the CIP to be widened to 5-lanes between 2018 and 2027. • The intersection of Amity/Eagle is planned in the CIP to be widened and signalized to 6-lanes on the north leg, 5-lanes on the south and west legs, 4-lanes on the east leg and between 2018 and 2027. • The intersection of Lake Hazel/Eagle is planned in the CIP to be signalized and widened to 5- lanes on the north leg, 4-lanes on the south leg, 5-lanes on the east and west legs and signalized between 2018 and 2027. B. Findings for Consideration Traffic Impact Study A traffic impact study for Blackrock Castle Greens Subdivisions was prepared by Washington Group International. Below is a summary of the findings. • The proposed development is projected to generate an average daily traffic (ADT) volume of 8,182 vehicles of which the a.m. and p.m. peak hour traffic is 641 and 864 vehicles per hour respectively. As a result of the site build -out, traffic on the roadways is expected to increase in the vicinity. Traffic on Eagle Road may increase by 6,546 trips per day north of the site and 1,636 trips per day south of the site. Eagle Road traffic may increase by 5,564 trips per day north of Amity Road and 982 trips per day south of Lake Hazel Road. Traffic on Amity Road may increase by 327 trips per day east of Eagle Road and 655 trips per day west of Eagle Road. Lake Hazel Road traffic may increase by 245 trips per day east of Eagle Road and 409 trips per day west of Eagle Road. The site has the potential to reduce traffic volumes by up to 10%. There is over 40 acres of parks and open space for retaining recreational trips. The site plan includes a bus turnout and shelter at the Taconic Drive/Eagle Road intersection for supporting transit trips. The site is located within convenient bicycling distance (3 miles) of major employment and commercial developments on Eagle Road. The site abuts one of the City of Meridian's major pathway corridors. The Ada County Highway District has recently conducted a South Meridian Transporation Study that includes the area of the Castle Rock development. The South Meridian Transportation Study had not been adopted but includes a land use plan that includes the development of the Castle Rock site. The study recommendations have not yet been finalized, but are expected to include a range of access management strategies plus corridor and intersection and corridor improvements. 3 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 The intersection of Amity Road and Eagle Road is currently a four-way stop without any additional turn lanes on any approach. This intersection currently operates below capacity at Level of Service (LOS) C for the existing traffic volumes and intersection geometry. The intersection is forecast to operate at LOS F for the year 2016 background condition. The background condition reflects regional growth in the area but not the traffic from the Castle Rock site. Improvements are needed to accommodate background traffic volumes. The addition of separate left turn lanes on all approaches results in traffic operations at LOS F during the a.m. and p.m. peak hours. For the build -out condition, the intersection is forecast to operate at LOS D with the traffic signal and the additional traffic lanes. The build out condition reflects regional growth in the area plus the traffic from the Castle Rock site. No additional site -related improvements are needed to support the build out traffic volumes. Approximately 26% of the peak hour traffic volumes are attributed to Castle Rock development under build out traffic conditions. The intersection of Lake Hazel and Eagle Road is currently a four-way stop without any additional turn lanes on any approach. This intersection currently operates below capacity at LOS B for the existing traffic volumes and intersection geometry. The intersection is forecast to operate at LOS F for the year 2016 background condtion. Improvements are needed to accommodate the background traffic volumes. The addition of separate left turn lanes on all approaches result in traffic operations at LOS E during the a.m. and p.m. peak hours. Further improvements are needed to accommodate the background traffic volumes. The intersection will require a traffic signal, widening to provide two through lanes on Eagle Road and added right turn lanes on all approaches to operate at LOS C during the a.m. and p.m. peak hours. For the build out conditions, the intersection is forecast to operate at LOS D with the traffic signal and the additional traffic lanes. No additional site related improvements are needed to support the build out traffic volumes. Approximately 10% of the peak hour traffic volumes are attributed to the Castle Rock development. The site plan shows a new public street intersection (Taconic Drive) with Eagle Road. For the 2016 build out condition, the Taconic Drive approach is forecast to operate at LOS F in the a.m. and p.m. peak hours if it is developed as a STOP controlled intersection. The through traffic on Eagle Road is not delayed. Only the Taconic Drive approach will require a STOP sign. A northbound left turn lane is warranted on Eagle Road at the new site access intersection. Also, the new Taconic Drive roadway should be designed with sufficient width to allow simultaneous left and right -turning exiting traffic. A southbound right turn lane is warranted on southbound Eagle Road at the new site access. The left turning traffic volumes on Eagle Road and Taconic Drive approach are large enough to warrant (Warrant 3, Peak Hour Volume) a traffic signal at the new site access intersection. The Taconic Drive intersection location also meets the ACHD proposal for access management on the principal arterial because it's location is very close to the desirable half -mile spacing. With the addition of a signal and separate left turn lanes on the Eagle Road approaches, the traffic signal will improve operations to LOS B during the a.m. and p.m. peak hours. Traffic signal improvements are needed to accommodate the build out traffic volumes. Based upon Warrant 3 (Peak Hour) the traffic volumes are expected to meet the minimum volume at approximately 48% of the build out traffic volumes. This equates to approximately 400 homes. 4 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 • The forecast daily year 2016 build out traffic volumes for the segment of Eagle Road north of Amity Road exceed the planning thresholds for a two-lane rural arterial. Eagle Road may require widening north of Amity Road prior to year 2016 forecast condtions. • The forecast daily build -out volumes (Year 2016) for all other roadways in the vicinity of the project are lower than the planning development thresholds. The other area's roadways do not require any capacity improvements to accommodate the site generated traffic volumes. • The forecast daily build out year volumes (Year 2030 from the COMPASS Communities in Motion Land Use Model) for the segment of Amity Road and Lake Hazel Road exceed the planning development thresholds for a two-lane rural arterial. Amity Road and Lake Hazel Road my require widening prior to year 2030 forecast conditions. • Internally, all of the subdivision streets in the southern portion with front -on housing have projected ADT volumes less than 1,000 vehicles per day. • Internally, all of the subdivision streets in the northern portion of the project with front -on housing have projected ADT volumes less than 1,000 vehicles per day. Following are the transportation -related improvements needed to accommodate the traffic volumes generated by the Castle Rock development. • Construct a traffic signal at the new site access intersection with Eagle Road. Provide sufficient width on the east -west collector roadway (Taconic Drive) to accommodate separate left and right turning traffic. A southbound right turn lane and a northbound left turn lane are warranted on southbound Eagle Road at the north site access intersection. • No other traffic -related improvements have been identified with this analysis. Staff Comment/Recommendation: Staff comments are provided by the District's Traffic Services Division. o Staff believes the background growth rate of 7% is too high. Typically background growth rates should only be 1 %-3%, especially when compounded over several years such as this development where the build out year is 2016. This is especially true then they use a high growth rate and add in the other know developments in the area. When using COMPASS 2030 traffic numbers to determine background growth rates, the traffic from the other developments and from the subject development need to be subtracted from the 2030 numbers since they are likely already included in the 2030 traffic projections. o Based on the submitted traffic impact study, the applicant will be required to design and construct a signal at the intersection of Taconic Drive and Eagle Road. Based on information submitted by the applicant the signal is warranted with the development of the 400th lot or at 48% build -out. To ensure the signal is installed when it is truly warranted the applicant will be required to submit a signal analysis for each final plat submitted after the final platting of the 4001h lot. The applicant would then design and construct the signal when warrants are met. The applicant will be required to enter into a signal agreement with the District at the signal is to be installed. 2. Intersection of Eagle and Amity Roads The submitted traffic impact study indicates that the intersection of Amity Road and Eagle Road is is forecast to operate at LOS F for the year 2016 background condition without any additional traffic generated by the Castle Rock development. The intersection improvement is identified in the District's Capital Improvements Plan (between 2018 and 2027) after the development's projected 5 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 build -out. Because the intersection is projected to operate at LOS F without any additional site traffic from the Castle Rock development the additional traffic generated by the Castle Rock development will cause the intersection to fail sooner than anticipated in the TIS. The intersection is expected to fail with the addition of 15% (127 homes) of the site traffic. Because of this the applicant will need to wait until ACHD constructs the intersection improvements. OR prior to the final platting of the phase which includes the 127th lot (approximately 15% of total build -out) enter into a development agreement with the District to expedite ACHD's project and design and construct the intersection improvements being reimbursed with impact fees over time. OR design and install an interim signal to include left turn lanes on each leg of the intersection at their own cost (non reimbursable). ACHD is willing to contribute the hardware necessary for the construction of the interim signal, as it can be reused. This intersection is scheduled to be improved by the District sometime between 2018 and 2027. At that time the intersection would be widened to 6-lanes on the north leg, 5-lanes on the south and west legs and to 4-lanes on the east leg and signalized. 3. Eagle Road Right -of -Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Applicant's Proposal: The applicant has proposed to construct a 5-foot detached concrete sidewalk abutting the site on Eagle Road. The applicant has proposed to construct a Valley Ride transit stop on Eagle Road south of Taconic Drive abutting the site. The Valley Ride stop would be constructed in anticipation of future public transportation in the area. Staff Comment/Recommendation: Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the parcel. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right- of-way from available Corridor Preservation Funds. The applicant's proposal to construct a 5-foot detached concrete sidewalk meets District policy. The sidewalk shall be located a minimum of 41-feet from the centerline of Eagle Road. An easement will need to be provided for any segment of the sidewalk located outside of the right-of- way. The applicant's proposal for the Valley Ride transit stop on Eagle Road will is approved as proposed. The Valley Ride transit stop should be located within ACHD right-of-way and located as far south of the Eagle/Taconic intersection as possible. The applicant will not be compensated for the additional right-of-way to accommodate the transit stop. 4. Taconic Drive (Entry Roadway) Residential Collector Policy: District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front -on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage Program with District staff. 6 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4- feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. Applicant's Proposal: The applicant has proposed to construct Taconic Drive as a 33-foot street section with rolled curb, gutter, and an attached concrete sidewalk within 50-feet of right-of-way. Staff Comment/Recommendation: Taconic Drive was originally created as part of Blackrock Subdivision in 2004. At that time Taconic Drive was identified as a residential collector which would be used to serve the future development of two large open space lots. The application for Blackrock Subdivision went before ACHD's Commission on August 18, 2004. The Commission determined that at that time Taconic Drive would not need to be constructed as a full residential collector until the future development of the two large open space lots. The applicant constructed the roadway with 24-feet of pavement, 3-foot gravel shoulders, 8-foot barrow ditch, and a 10-foot asphalt path on one side of the roadway. At this time the applicant will be required to construct Taconic Drive as a standard residential collector with a 33-foot street section with vertical curb, gutter, 5-foot concrete sidewalk and no front on housing within 50-feet of right-of-way. Parking will be prohibited on this roadway. Coordinate the signage program with District Staff. Provide a minimum 21-foot street section on either side of the proposed center landscape islands. 5. Internal Streets Right -of -Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. 36-foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32- feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back -of -curb to back -of -curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. 33-Foot Street Section Policy: District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. Reduced Street Section Policy: District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicle trips per day. District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back -of -curb to back -of -curb with curb, gutter and sidewalk. Policy requires Fire Department approval from use of reduced street sections and restricts parking on reduced street sections. 7 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4- feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. Landscape and parking islands may be constructed in turnarounds if a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-feet are provided. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. Applicant Proposal (Internal streets): The applicant has proposed to construct the following roadways as a 25-foot street section with two 10.6-foot travel lanes, rolled curb, gutter, 5-foot attached concrete sidewalk within 42-feet of right-of-way. • S. Aydon Avenue and S. Hurst Avenue, between E. Skipton Drive and E. Walmer Drive. The applicant has proposed to construct the following roadways as a 29-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk within 42-feet of right-of-way. • S. Helms Way and S. cardonness Way between E. Skipton Drive and E. Walmer Drive. • S. Carlisle Way between E. Taconic Street and E. Tilbury Drive. • S. Appleby Way between E. Taconic Street and S. Featherstrone Way/S. Grosmont Way. The applicant has proposed to construct the remainder of the roadways within the development as a 33-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50-feet of right-of-way. The applicant has proposed to construct several center landscape islands throughout the development and one cul-de-sac turnaround with no center landscape island. The applicant has proposed to construct bulb -outs at all the intersections internal to the site with the exception of the proposed street intersection with Taconic Street (S. Helms Way, S. Carlisle Way, S. Cardoness Way, and S. Appleey Way). Staff Comment/Recommendation: The applicant's proposals for the 29 and 33-foot street sections meet District policy. The applicant will be required to construct 29-foot street sections with vertical curb. The proposed 25-foot street section is similar to a new policy currently being developed by the District which would allow for a 25-foot reduced street section with vertical curb, gutter, and 5-foot concrete sidewalks. A modification of the current policy could be made to allow this reduced street section prior to the adoption of the new policies. The applicant's proposal to use this street section is consistent with the District's intent of the this type of reduced street section (I.e. gridded street system, no access to the roadway, no parking, on -street parking in alternative locations, etc). in addition, this street section is consistent with a private street section that has been allowed by the City of Meridian and the Meridian Fire Department. The applicant will be required to obtain specific written fire department approval for the reduced street sections. The applicant will need to provide a minimum 21-foot street section on either side of the proposed center landscape islands and to provide a minimum outside radius of 45-feet for the proposed cul-de-sac turnaround. The applicant will be required to provide a minimum of 24-feet of pavement between the bulb -outs at the intersection. 6. Alleys New Alley Policy: District policy 7204.10.1 requires the minimum right-of-way width for new alleys to be 16-feet if: the alley is abutted by residential uses and zoning on both sides; and building setbacks required by the land use agency having jurisdiction provide sufficient space for the safe 8 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 backing of vehicles into the alley; and 20-feet in all other situations. Dedication of clear title to the right-of-way and the improvement of the right-of-way, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. The alley shall be improved by paving the full width and length of the right-of-way; provided, that the minimum width of the right-of-way is 16-feet and the homeowners association has obtained a license agreement from the District authorizing the landscaping of a portion of the alley right-of-way, which a portion abuts the development and does not exceed two feet in width, such licensed area need not be paved until the license is terminated. Alley Access Policy: Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. District policy 7202.6 states that alleys are not considered part of the traffic circulation system. Unless specifically approved by the District, an alley should not serve as primary access to a lot or building. Alley Paving Policy: District Policy 7204.10.1 states if the proposed development is not a single family detached residence and it takes access from an alley, the developer will be required to pave the entire width of the right-of-way from the nearest public street to and abutting the development. Applicant's Proposal: The applicant is proposing to construct 20-foot wide public alleys between blocks 4/5, 7/ 8, 9/10, 11/12, 15/16, 18/19, 20/21, 22/23, and 24/25. All of the alleys are proposed to be straight and intersect a public street at both ends. Staff Comment/Recommendations: The applicant's proposal meets District policy. 7. Roadway Offsets Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). Applicant's Proposal: The applicant has proposed to construct one roadway (Taconic Drive) to intersect Eagle Road located approximately 370-feet south of the north property line (measured property line to centerline). Staff Comment/Recommendation: The applicant's proposal meets District policy and should be approved with this application. 8. Stub Streets Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non -continuous streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the 9 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Applicant's Proposal: The applicant has proposed to construct the following stub streets. • Stub street to the north, S. Tamworth Avenue, located approximately 660-feet west of the east property line (measured property line to centerline) • Stub street to the north, S. Whitebark, located approximately 1,170-feet east of the west property line (measured property line to centerline). This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. • Stub street to the north, S.Graphite Way, located approximately 550-feet east of the west property line (measured property line to centerline). • Stub street to the south, S. Aydon Avenue, located 690-feet west of the east property line (measured property line to centerline). • Stub street to the east, E. Goodrich Drive, located approximately 350-feet north of the south property line (measured property line to centerline). • Stub street to the south, S. Graphite Way, located approximately 230-feet east of the west property line (measured property line to centerline). This stub street will align and tie into Hyper Drive, a previously approved stub street as part of Blackrock Subdivision. Staff Comment/Recommendation: The applicant's proposal meet's District policy and should be approved with this application. 9. Tree Planters Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class It tress with the installation of root barriers on both sides of the planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet. 10. Other Access Eagle Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. C. Site Specific Conditions of Approval Design and construct a signal at the intersection of Taconic Drive and Eagle Road when signal warrants are met based on signal analysis submitted to the District for each final plat after the final platting of the 400th lot. Enter into a signal agreement with the District when the signal is to be installed. 2. Prior to the final platting of the 127-lot the intersection of Amity and Eagle Roads will need to be fully improved as identified in the District's Capital Improvement Plan. The applicant can either enter into a development agreement with the District to construct the intersection improvements prior to date scheduled in the Capital Improvement Plan, construct an interim signal with left turn 10 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 lanes at all site approaches, or wait until the District has improved the intersection to continue final platting of the development. 3. Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the site. The right-of- way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 4. Construct a 5-foot concrete sidewalk a minimum of 41-feet from the centerline of Eagle Road, as proposed. Provide an easement to the District for any segment of the sidewalk located outside of the right-of-way. Construct Taconic Drive as a standard residential collector with a complete 33-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk on the north side of the roadway and no front -on housing within 50-feet of right-of-way. Provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 6. Construct the following internal streets as a 25-foot street section with vertical curb, gutter, and 5- foot concrete sidewalk, as proposed. • S. Aydon Avenue and S. Hurst Avenue, between E. Skipton Drive and E. Walmer Drive. Parking is prohibited on this roadway coordinate a signage program with District Traffic Services staff. Obtain Fire department approval for the reduced street section. 7. Construct the remaining interior roadways as either a standard 29-foot street with vertical curb or standard 33-foot street section, as proposed. Obtain Fire Department approval for the reduced street section. Parking is prohibited on one side of the on the 29-foot roadway. 8. Provide a minimum 21-foot street section on either side of the proposed center landscape islands. 9. Provide a minimum outside radius of 45-feet for the proposed cul-de-sac turnaround. 10. Provide a minimum of 24-feet of pavement between the bulb -outs at the intersection, as proposed. 11. Construct nine 20-foot wide public alleys between blocks 4/5, 7/ 8, 9/10, 11/12, 15/16, 18/19, 20/21, 22/23, and 24/25, as proposed. All of the alleys are proposed to be straight and intersect a public street at both ends. 12. Construct one roadway (Taconic Drive) to intersect Eagle Road located approximately 370-feet south of the north property line (measured property line to centerline). 13. Construct the following stub streets, as proposed. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." • Stub street to the north, S. Tamworth Avenue, located approximately 660-feet west of the east property line (measured property line to centerline) • Stub street to the north, S. Whitebark, located approximately 1,170-feet east of the west property line (measured property line to centerline). This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. • Stub street to the north, S.Graphite Way, located approximately 550-feet east of the west property line (measured property line to centerline). 11 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 • Stub street to the south, S. Aydon Avenue, located 690-feet west of the east property line (measured property line to centerline). • Stub street to the east, E. Goodrich Drive, located approximately 350-feet north of the south property line (measured property line to centerline). • Stub street to the south, S. Graphite Way, located approximately 230-feet east of the west property line (measured property line to centerline). This stub street will align and tie into Hyper Drive, a previously approved stub street as part of Blackrock Subdivision. 14. Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and shall be noted on the final plat. 15. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Interim Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking 12 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. 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. Attachments 1. Vicinity Map 2. Site Plan 3. Request for Reconsideration Guidelines OR Appeal Guidelines 4. Development Process Checklist 13 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 14 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 Development Process Checklist ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Division will receive the development application to review ®The Planning Review Division will do one of the following: ❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time ❑Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply to this development application. ❑Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter: • The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. ❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) ❑ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ❑ Working in the ACHD Right -of -Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction — Permits along with: 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 a Pre -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage Division. ❑ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. ❑ Final Approval from Development Services ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con. 16 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 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. 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. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 17 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 W� CH D John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Gflmm��Xec��� Sr�ivtic� Dave Bivens, Commissioner Carol A. McKee, Commissioner December 14, 2007 RFCE1VF17 DEC 17 27 To: Providence Development "'pry of meridia, 701 S. Allen Street, STE 102 !- tv Clerk Off; Meridian, ID 83642 Subject: Castle Rock Subdivision Eagle Road south of Amity On December 12, 2007, the Ada County Highway District Commission acted on your application for the above referenced project. The attached report lists site -specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at (208) 387-6178. Sincerely, —V maitfw d& CL Mindy Wallace Planner III Right -of -Way & Development Services Ada County Highway District CC: Project file, Utilities, City of Meridian, Hubble Homes — Justin Lucas Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-/65u • www.acna.aaa.ia.us Right -of -Way & Development Services Department CHD Project/File: Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 This is an annexation, rezone, preliminary plat, and planned unit development application for 848 residential lots on approximately 224 acres. Lead Agency: Site address: Commission Hearing: Commission Approval: Applicant: Representative: On December 12, 2007 the ACHD Commission heard the application for Castle Rock Subdivision. All modified or additional findings for consideration or site specific conditions of approval associated with the hearing are identified in blue type. City of Meridian Eagle Road between Amity and Lake Hazel Roads December 12, 2007 December 12, 2007 Providence Development 701 S. Allen St. STE # 102 Meridian, ID 83642 Hubble Homes — Justin Lucas 701 S. Allen St. STE # 102 Meridian, ID 83642 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace(a)achd.ada.id.us Tech Review: November 28, 2007 Application Information: Acreage: 224.26 Current Zoning: RR Proposed Zoning: R-2, R-8, & PUD Residential Units: 848-single family lots Common Lots: 100 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 A. Findings of Fact Existing Conditions Site Information: The site is currently a 44-lot subdivision and sod farm. 2. Description of Adiacent Surroundinn Araa- Direction Land Use Zonin North Rural -Urban Transitional RUT South Rural Residential RR East Rural Residential RR West Rural Residential RR 3. Existing Roadway Improvements and Right -of -Way Adjacent To and Near the Site • Eagle Road is currently improved with 2 traffic lanes, and no curb gutter or sidewalk abutting the site. There is 50-feet of right-of-way existing for Eagle Road (25-feet from centerline). Eagle Road north of Amity is a 2/3 lane facility where center turn lanes have been constructed with development. • Amity Road is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk. There is between 55 and 60-feet of right-of-way existing for Amity Road (25 to 30-feet from centerline). 4. Existing Access: There is one defined access point (Taconic Drive) to this parcel, located off of Eagle Road 5. Site History: ACHD reviewed and approved this site in April 2000 for a temporary soccer complex. In July 2004 this site was reviewed and approved as the non -farm Blackrock Subdivision. ACHD reviewed and approved this site in February 2007 for a 644 — lot residential subdivision. Development Impacts 6. Trip Generation: This development is estimated to generate 8,182 additional vehicle trips per day based on the submitted traffic impact study. 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. 2 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 8. Impacted Roadways: Roadway Frontage Functional Classification Traffic Count Level of Service* Speed Limit Eagle Road 800' Principal 6,667 north of Better 50 MPH Arterial Amity on 1/31/07 than "C" 3,644 south of Amity Road on 1/31/07 Amity Road None Minor Arterial 4,900 west of Better 50 MPH (west of Eagle) Eagle on 1/31/07 than "C" Collector (east 5,764 east of Eagle Better of Eagle) on 1/31/07 than "C" *Acceptable level of service for a two-lane principal arterial roadway is "E" (15,500 VTD). *Acceptable level of service for a three -lane principal arterial roadway is "E" (18,500 VTD). *Acceptable level of service for a two-lane minor arterial roadway is "D" (14,000 VTD). *Acceptable level of service for a two-lane collector roadway is "D" (9,500 VTD). 9. Capital Improvements Plan/Five Year Work Plan The following improvements are scheduled in the District's Five Year Work Plan and Capital Improvement Plan (CIP). • The intersection of Victory/Eagle is scheduled in the draft Five Year Work Plan update to be widened and signalized in 2009. • Eagle Road is scheduled in the draft Five Year Work Plan update to be widened to 5-lanes between the Ridenbaugh Canal and Victory Road in 2009. • Eagle Road between Amity and Lake Hazel is planned in the CIP to be widened to 5-lanes between 2018 and 2027. • The intersection of Amity/Eagle is planned in the CIP to be widened and signalized to 6-lanes on the north leg, 5-lanes on the south and west legs, 4-lanes on the east leg and between 2018 and 2027. • The intersection of Lake Hazel/Eagle is planned in the CIP to be signalized and widened to 5- lanes on the north leg, 4-lanes on the south leg, 5-lanes on the east and west legs and signalized between 2018 and 2027. B. Findings for Consideration Traffic Impact Study A traffic impact study for Blackrock Castle Greens Subdivisions was prepared by Washington Group International. Below is a summary of the findings. • The proposed development is projected to generate an average daily traffic (ADT) volume of 8,182 vehicles of which the a.m. and p.m. peak hour traffic is 641 and 864 vehicles per hour respectively. • As a result of the site build -out, traffic on the roadways is expected to increase in the vicinity. Traffic on Eagle Road may increase by 6,546 trips per day north of the site and 1,636 trips per day south of the site. Eagle Road traffic may increase by 5,564 trips per day north of 3 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 Amity Road and 982 trips per day south of Lake Hazel Road. Traffic on Amity Road may increase by 327 trips per day east of Eagle Road and 655 trips per day west of Eagle Road. Lake Hazel Road traffic may increase by 245 trips per day east of Eagle Road and 409 trips per day west of Eagle Road. The site has the potential to reduce traffic volumes by up to 10%. There is over 40 acres of parks and open space for retaining recreational trips. The site plan includes a bus turnout and shelter at the Taconic Drive/Eagle Road intersection for supporting transit trips. The site is located within convenient bicycling distance (3 miles) of major employment and commercial developments on Eagle Road. The site abuts one of the City of Meridian's major pathway corridors. The Ada County Highway District has recently conducted a South Meridian Transporation Study that includes the area of the Castle Rock development. The South Meridian Transportation Study had not been adopted but includes a land use plan that includes the development of the Castle Rock site. The study recommendations have not yet been finalized, but are expected to include a range of access management strategies plus corridor and intersection and corridor improvements. • The intersection of Amity Road and Eagle Road is currently a four-way stop without any additional turn lanes on any approach. This intersection currently operates below capacity at Level of Service (LOS) C for the existing traffic volumes and intersection geometry. The intersection is forecast to operate at LOS F for the year 2016 background condition. The background condition reflects regional growth in the area but not the traffic from the Castle Rock site. Improvements are needed to accommodate background traffic volumes. The addition of separate left turn lanes on all approaches results in traffic operations at LOS F during the a.m. and p.m. peak hours. For the build -out condition, the intersection is forecast to operate at LOS D with the traffic signal and the additional traffic lanes. The build out condition reflects regional growth in the area plus the traffic from the Castle Rock site. No additional site -related improvements are needed to support the build out traffic volumes. Approximately 26% of the peak hour traffic volumes are attributed to Castle Rock development under build out traffic conditions. The intersection of Lake Hazel and Eagle Road is currently a four-way stop without any additional turn lanes on any approach. This intersection currently operates below capacity at LOS B for the existing traffic volumes and intersection geometry. The intersection is forecast to operate at LOS F for the year 2016 background condtion. Improvements are needed to accommodate the background traffic volumes. The addition of separate left turn lanes on all approaches result in traffic operations at LOS E during the a.m. and p.m. peak hours. Further improvements are needed to accommodate the background traffic volumes. The intersection will require a traffic signal, widening to provide two through lanes on Eagle Road and added right turn lanes on all approaches to operate at LOS C during the a.m. and p.m. peak hours. For the build out conditions, the intersection is forecast to operate at LOS D with the traffic signal and the additional traffic lanes. No additional site related improvements are needed to support the build out traffic volumes. Approximately 10% of the peak hour traffic volumes are attributed to the Castle Rock development. • The site plan shows a new public street intersection (Taconic Drive) with Eagle Road. For the 2016 build out condition, the Taconic Drive approach is forecast to operate at LOS F in the a.m. and p.m. peak hours if it is developed as a STOP controlled intersection. The 4 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 through traffic on Eagle Road is not delayed. Only the Taconic Drive approach will require a STOP sign. A northbound left turn lane is warranted on Eagle Road at the new site access intersection. Also, the new Taconic Drive roadway should be designed with sufficient width to allow simultaneous left and right -turning exiting traffic. A southbound right turn lane is warranted on southbound Eagle Road at the new site access. The left turning traffic volumes on Eagle Road and Taconic Drive approach are large enough to warrant (Warrant 3, Peak Hour Volume) a traffic signal at the new site access intersection. The Taconic Drive intersection location also meets the ACHD proposal for access management on the principal arterial because it's location is very close to the desirable half -mile spacing. With the addition of a signal and separate left turn lanes on the Eagle Road approaches, the traffic signal will improve operations to LOS B during the a.m. and p.m. peak hours. Traffic signal improvements are needed to accommodate the build out traffic volumes. Based upon Warrant 3 (Peak Hour) the traffic volumes are expected to meet the minimum volume at approximately 48% of the build out traffic volumes. This equates to approximately 400 homes. ® The forecast daily year 2016 build out traffic volumes for the segment of Eagle Road north of Amity Road exceed the planning thresholds for a two-lane rural arterial. Eagle Road may require widening north of Amity Road prior to year 2016 forecast condtions. ® The forecast daily build -out volumes (Year 2016) for all other roadways in the vicinity of the project are lower than the planning development thresholds. The other area's roadways do not require any capacity improvements to accommodate the site generated traffic volumes. The forecast daily build out year volumes (Year 2030 from the COMPASS Communities in Motion Land Use Model) for the segment of Amity Road and Lake Hazel Road exceed the planning development thresholds for a two-lane rural arterial. Amity Road and Lake Hazel Road my require widening prior to year 2030 forecast conditions. m Internally, all of the subdivision streets in the southern portion with front -on housing have projected ADT volumes less than 1,000 vehicles per day. Internally, all of the subdivision streets in the northern portion of the project with front -on housing have projected ADT volumes less than 1,000 vehicles per day. Following are the transportation -related improvements needed to accommodate the traffic volumes generated by the Castle Rock development. o Construct a traffic signal at the new site access intersection with Eagle Road. Provide sufficient width on the east -west collector roadway (Taconic Drive) to accommodate separate left and right turning traffic. A southbound right turn lane and a northbound left turn lane are warranted on southbound Eagle Road at the north site access intersection. • No other traffic -related improvements have been identified with this analysis. Staff Comment/Recommendation: Staff comments are provided by the District's Traffic Services Division. o Staff believes the background growth rate of 7% is too high. Typically background growth rates should only be 1 %-3%, especially when compounded over several years such as this development where the build out year is 2016. This is especially true then they use a high growth rate and add in the other know developments in the area. When using COMPASS 2030 traffic numbers to determine background growth rates, the traffic from the other 5 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 developments and from the subject development need to be subtracted from the 2030 numbers since they are likely already included in the 2030 traffic projections. o Based on the submitted traffic impact study, the applicant will be required to design and construct a signal at the intersection of Taconic Drive and Eagle Road. Based on information submitted by the applicant the signal is warranted with the development of the 400th lot or at 48% build -out. To ensure the signal is installed when it is truly warranted the applicant will be required to submit a signal analysis for each final plat submitted after the final platting of the 400th lot. The applicant would then design and construct the signal when warrants are met. The applicant will be required to enter into a signal agreement with the District at the signal is to be installed. 2. Intersection of Eagle and Amity Roads The submitted traffic impact study indicates that the intersection of Amity Road and Eagle Road is is forecast to operate at LOS F for the year 2016 background condition without any additional traffic generated by the Castle Rock development. The intersection improvement is identified in the District's Capital Improvements Plan (between 2018 and 2027) after the development's projected build -out. Because the intersection is projected to operate at LOS F without any additional site traffic from the Castle Rock development the additional traffic generated by the Castle Rock development will cause the intersection to fail sooner than anticipated in the TIS. The intersection is expected to fail with the addition of 15% (127 homes) of the site traffic. Because of this the applicant will need to wait until ACHD constructs the intersection improvements. OR prior to the final platting of the phase which includes the 127th lot (approximately 15% of total build -out) enter into a development agreement with the District to expedite ACHD's project and design and construct the intersection improvements being reimbursed with impact fees over time. OR design and install an interim signal to include left turn lanes on each leg of the intersection at their own cost (non reimbursable). ACHD is willing to contribute the hardware necessary for the construction of the interim signal, as it can be reused. This intersection is scheduled to be improved by the District sometime between 2018 and 2027. At that time the intersection would be widened to 6-lanes on the north leg, 5-lanes on the south and west legs and to 4-lanes on the east leg and signalized. 3. Eagle Road Right -of -Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Applicant's Proposal: The applicant has proposed to construct a 5-foot detached concrete sidewalk abutting the site on Eagle Road. The applicant has proposed to construct a Valley Ride transit stop on Eagle Road south of Taconic Drive abutting the site. The Valley Ride stop would be constructed in anticipation of future public transportation in the area. Staff Comment/Recommendation: Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the parcel. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right- of-way from available Corridor Preservation Funds. 6 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 The applicant's proposal to construct a 5-foot detached concrete sidewalk meets District policy. The sidewalk shall be located a minimum of 41-feet from the centerline of Eagle Road. An easement will need to be provided for any segment of the sidewalk located outside of the right-of- way. The applicant's proposal for the Valley Ride transit stop on Eagle Road will is approved as proposed. The Valley Ride transit stop should be located within ACHD right-of-way and located as far south of the Eagle/Taconic intersection as possible. The applicant will not be compensated for the additional right-of-way to accommodate the transit stop. Eagle Road between Amity and Lake Hazels Road is currently a two-lane roadway and a majority of the traffic generated by the development (80%) is anticipated to travel north out of the development requiring a left -turn from Taconic Drive onto Eagle Road. Therefore, the applicant will be required to submit an intersection analysis of the Taconic Drive/Eagle Road intersection with the final platting of the 200th lot to determine the warranted lane configuration and traffic controls for the intersection. Any changes to the existing lane configurations or installation of traffic control measures including but not limited to temporary stop control or full signalization will be at the discretion of ACHD Traffic Services staff. It is anticipated that these improvements may include but are not limited to right turn lane and left turn lane on Eagle Road at Taconic Drive as well as a center lane on Eagle Road to act as a refuge area for left turns from Taconic Drive onto Eagle Road northbound. The applicant shall design and construct the improvements deemed warranted and necessary by ACHD prior to platting the 201th lot. 4. Taconic Drive (Entry Roadway) Residential Collector Policy: District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front -on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage Program with District staff. Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4- feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. Applicant's Proposal: The applicant has proposed to construct Taconic Drive as a 33-foot street section with rolled curb, gutter, and an attached concrete sidewalk within 50-feet of right-of-way. Staff Comment/Recommendation: Taconic Drive was originally created as part of Blackrock Subdivision in 2004. At that time Taconic Drive was identified as a residential collector which would be used to serve the future development of two large open space lots. The application for Blackrock Subdivision went before ACHD's Commission on August 18, 2004. The Commission determined that at that time Taconic Drive would not need to be constructed as a full residential collector until the future development of the two large open space lots. The applicant constructed the roadway with 24-feet of pavement, 3-foot gravel shoulders, 8-foot barrow ditch, and a 10-foot asphalt path on one side of the roadway. At this time the applicant will be required to construct Taconic Drive as a standard residential collector with a 33-foot street section with vertical curb, gutter, 5-foot concrete sidewalk and no front on housing within 50-feet of right-of-way. Parking will be prohibited on this roadway. Coordinate the signage program with District Staff. Provide a minimum 21-foot street section on either side of the proposed center landscape islands. 7 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 5. Internal Streets Right -of -Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. 36-foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32- feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back -of -curb to back -of -curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. 33-Foot Street Section Policy: District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. Reduced Street Section Policy: District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicle trips per day. District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back -of -curb to back -of -curb with curb, gutter and sidewalk. Policy requires Fire Department approval from use of reduced street sections and restricts parking on reduced street sections. Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4- feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. Landscape and parking islands may be constructed in turnarounds if a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-feet are provided. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. Applicant Proposal (Internal streets): The applicant has proposed to construct the following roadways as a 25-foot street section with two 10.6-foot travel lanes, rolled curb, gutter, 5-foot attached concrete sidewalk within 42-feet of right-of-way. • S. Aydon Avenue and S. Hurst Avenue, between E. Skipton Drive and E. Walmer Drive. The applicant has proposed to construct the following roadways as a 29-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk within 42-feet of right-of-way. • S. Helms Way and S. cardonness Way between E. Skipton Drive and E. Walmer Drive. • S. Carlisle Way between E. Taconic Street and E. Tilbury Drive. • S. Appleby Way between E. Taconic Street and S. Featherstrone Way/S. Grosmont Way. The applicant has proposed to construct the remainder of the roadways within the development as a 33-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50-feet I-1 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 of right-of-way. The applicant has proposed to construct several center landscape islands throughout the development and one cul-de-sac turnaround with no center landscape island. The applicant has proposed to construct bulb -outs at all the intersections internal to the site with the exception of the proposed street intersection with Taconic Street (S. Helms Way, S. Carlisle Way, S. Cardoness Way, and S. Appleey Way). Staff Comment/Recommendation: The applicant's proposals for the 29 and 33-foot street sections meet District policy. The applicant will be required to construct 29-foot street sections with vertical curb. The proposed 25-foot street section is similar to a new policy currently being developed by the District which would allow for a 25-foot reduced street section with vertical curb, gutter, and 5-foot concrete sidewalks. A modification of the current policy could be made to allow this reduced street section prior to the adoption of the new policies. The applicant's proposal to use this street section is consistent with the District's intent of the this type of reduced street section (Le. gridded street system, no access to the roadway, no parking, on -street parking in alternative locations, etc). in addition, this street section is consistent with a private street section that has been allowed by the City of Meridian and the Meridian Fire Department. The applicant will be required to obtain specific written fire department approval for the reduced street sections. The applicant will need to provide a minimum 21-foot street section on either side of the proposed center landscape islands and to provide a minimum outside radius of 45-feet for the proposed cul-de-sac turnaround. The applicant will be required to provide a minimum of 24-feet of pavement between the bulb -outs at the intersection. 6. Alleys New Alley Policy: District policy 7204.10.1 requires the minimum right-of-way width for new alleys to be 16-feet if: the alley is abutted by residential uses and zoning on both sides; and building setbacks required by the land use agency having jurisdiction provide sufficient space for the safe backing of vehicles into the alley; and 20-feet in all other situations. Dedication of clear title to the right-of-way and the improvement of the right-of-way, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. The alley shall be improved by paving the full width and length of the right-of-way; provided, that the minimum width of the right-of-way is 16-feet and the homeowners association has obtained a license agreement from the District authorizing the landscaping of a portion of the alley right-of-way, which a portion abuts the development and does not exceed two feet in width, such licensed area need not be paved until the license is terminated. Alley Access Policy: Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. District policy 7202.6 states that alleys are not considered part of the traffic circulation system. Unless specifically approved by the District, an alley should not serve as primary access to a lot or building. Alley Paving Policy: District Policy 7204.10.1 states if the proposed development is not a single family detached residence and it takes access from an alley, the developer will be required to pave the entire width of the right-of-way from the nearest public street to and abutting the development. 9 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 Applicant's Proposal: The applicant is proposing to construct 20-foot wide public alleys between blocks 4/5, 7/ 8, 9/10, 11/12, 15/16, 18/19, 20/21, 22/23, and 24/25. All of the alleys are proposed to be straight and intersect a public street at both ends. Staff Comment/Recommendations: The applicant's proposal meets District policy. 7. Roadway Offsets Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). Applicant's Proposal: The applicant has proposed to construct one roadway (Taconic Drive) to intersect Eagle Road located approximately 370-feet south of the north property line (measured property line to centerline). Staff Comment/Recommendation: The applicant's proposal meets District policy and should be approved with this application. 8. Stub Streets Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non -continuous streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Applicant's Proposal: The applicant has proposed to construct the following stub streets. • Stub street to the north, S. Tamworth Avenue, located approximately 660-feet west of the east property line (measured property line to centerline) • Stub street to the north, S. Whitebark, located approximately 1,170-feet east of the west property line (measured property line to centerline). This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. • Stub street to the north, S. Graphite Way, located approximately 550-feet east of the west property line (measured property line to centerline). • Stub street to the south, S. Aydon Avenue, located 690-feet west of the east property line (measured property line to centerline). • Stub street to the east, E. Goodrich Drive, located approximately 350-feet north of the south property line (measured property line to centerline). 10 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 • Stub street to the south, S. Graphite Way, located approximately 230-feet east of the west property line (measured property line to centerline). This stub street will align and tie into Hyper Drive, a previously approved stub street as part of Blackrock Subdivision. Staff Comment/Recommendation: The applicant's proposal meet's District policy and should be approved with this application. 9. Tree Planters Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class II tress with the installation of root barriers on both sides of the planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet. 10. Other Access Eagle Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. C. Site Specific Conditions of Approval Design and construct a signal at the intersection of Taconic Drive and Eagle Road when signal warrants are met based on signal analysis submitted to the District for each final plat after the final platting of the 400th lot. Enter into a signal agreement with the District when the signal is to be installed. 2. Prior to the final platting of the 127-lot the intersection of Amity and Eagle Roads will need to be fully improved as identified in the District's Capital Improvement Plan. The applicant can either enter into a development agreement with the District to construct the intersection improvements prior to date scheduled in the Capital Improvement Plan, construct an interim signal with left turn lanes at all site approaches, or wait until the District has improved the intersection to continue final platting of the development. 3. Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the site. The right-of- way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 4. Construct a 5-foot concrete sidewalk a minimum of 41-feet from the centerline of Eagle Road, as proposed. Provide an easement to the District for any segment of the sidewalk located outside of the right-of-way. 5. Submit an intersection analysis of the Taconic Drive/Eagle Road intersection with the final platting of the 200th lot to determine the warranted lane configuration and traffic controls for the intersection. 6. Construct Taconic Drive as a standard residential collector with a complete 33-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk on the north side of the roadway and no front -on housing within 50-feet of right-of-way. Provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 11 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 7. Construct the following internal streets as a 25-foot street section with vertical curb, gutter, and 5- foot concrete sidewalk, as proposed. • S. Aydon Avenue and S. Hurst Avenue, between E. Skipton Drive and E. Walmer Drive. Parking is prohibited on this roadway coordinate a signage program with District Traffic Services staff. Obtain Fire department approval for the reduced street section. 8. Construct the remaining interior roadways as either a standard 29-foot street with vertical curb or standard 33-foot street section, as proposed. Obtain Fire Department approval for the reduced street section. Parking is prohibited on one side of the on the 29-foot roadway. 9. Provide a minimum 21-foot street section on either side of the proposed center landscape islands. 10. Provide a minimum outside radius of 45-feet for the proposed cul-de-sac turnaround. 11. Provide a minimum of 24-feet of pavement between the bulb -outs at the intersection, as proposed. 12. Construct nine 20-foot wide public alleys between blocks 4/5, 7/ 8, 9/10, 11/12, 15/16, 18/19, 20/21, 22/23, and 24/25, as proposed. All of the alleys are proposed to be straight and intersect a public street at both ends. 13. Construct one roadway (Taconic Drive) to intersect Eagle Road located approximately 370-feet south of the north property line (measured property line to centerline). 14. Construct the following stub streets, as proposed. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." • Stub street to the north, S. Tamworth Avenue, located approximately 660-feet west of the east property line (measured property line to centerline) • Stub street to the north, S. Whitebark, located approximately 1,170-feet east of the west property line (measured property line to centerline). This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. • Stub street to the north, S.Graphite Way, located approximately 550-feet east of the west property line (measured property line to centerline). • Stub street to the south, S. Aydon Avenue, located 690-feet west of the east property line (measured property line to centerline). • Stub street to the east, E. Goodrich Drive, located approximately 350-feet north of the south property line (measured property line to centerline). • Stub street to the south, S. Graphite Way, located approximately 230-feet east of the west property line (measured property line to centerline). This stub street will align and tie into Hyper Drive, a previously approved stub street as part of Blackrock Subdivision. 15. Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and shall be noted on the final plat. 16. Comply with all Standard Conditions of Approval. 12 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Interim Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 13 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 E. 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. Attachments 1. Vicinity Map 2. Site Plan 3. Request for Reconsideration Guidelines OR Appeal Guidelines 4. Development Process Checklist 14 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 Development Process Checklist ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Division will receive the development application to review ®The Planning Review Division will do one of the following: ❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time ❑Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply to this development application. ❑Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter: • The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. []Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) ❑ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ❑ Working in the ACHD Right -of -Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction — Permits along with: 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 a Pre -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage Division. ❑ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. ❑ Final Approval from Development Services ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con. 16 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 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. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 17 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 Right -of -Way and Development Services Department lotACHD 611I.I -ma-ro 5;.,Wtice, December 14, 2007 TO: Sonya Watters, City of Meridian Planning Department FROM: Mindy Wallace, Planner III youu SUBJECT: Castle Rock Subdivision :ity of Meridian: city clerk Off - On December 12, 2007 the ACHD Commission heard and approved with conditions the application for Castle Rock Subdivision. During the Commission meeting there was testimony and discussion regarding the intersection of the Amity and Eagle Road, the intersection of Taconic Drive and Eagle Road, and the level of service on the roadway segments abutting and in the vicinity of the site. Intersection of Amity and Eagle Roads The submitted traffic impact study indicates that the intersection of Amity Road and Eagle Road is forecast to operate at LOS F as a 4-way stop for the year 2016 background condition without any additional traffic generated by the Castle Rock development. The intersection improvement is identified in the District's Capital Improvements Plan (between 2018 and 2027) after the development's projected build -out. Because the intersection is projected to operate at LOS F without any additional site traffic from the Castle Rock development the additional traffic generated by the Castle Rock development will cause the intersection to fail sooner than anticipated in the TIS. District Traffic Services staff analyzed the intersection to determine when the intersection would fail as a 4-way stop with the addition of the site traffic generated by the Castle Rock development. District Traffic Services staff determined that the intersection is expected to fail with the addition of 15% (127 homes) of the site traffic. Because of this the applicant will only be able to final plat 15% or 127 lots prior to the intersection being improved. The District provided the applicant with three options for improving the intersection. The applicant can either: 1) Wait for ACHD to improve the intersection as scheduled in the CIP intersection is scheduled to be widened to 5 lanes on the north, south, and west approaches and to 4 lanes on the east approach and signalized between 2018 and 2027. 2) The applicant can enter into a cooperative development agreement with the District and fully improved the intersection as identified in the CIP being reimbursed with impact fees over time. 3) Or Install an interim sign with left turn lanes on all 4 approaches of the intersection with hardware provided by the District. The applicant has indicated that they plan on improving the intersection with early phases of the project. Intersection of Taconic Drive and Eagle Road During ACHD's Commission meeting the Commissioners had express some concerns regarding the intersection of Taconic Drive and Eagle Road. Taconic Drive is an existing residential collector proposed to provide main access to the site and sole access to the site until stub street connections are made to the north. Eagle Road between Amity and Lake Hazels Road is currently a two-lane roadway and a majority of the traffic generated by the development (80%) is anticipated to travel north out of the development requiring a left -turn from Taconic Drive onto Eagle Road. ACHD's Commission's was concerned about the large amount of traffic needing to make a left turn out of the development and the potential need for turn lanes, a refuge area, and traffic controls on Eagle Road. Therefore, the applicant will be required to submit an intersection analysis of the Taconic Drive/Eagle Road intersection with the final platting of the 200th lot to determine the warranted lane configuration and traffic controls for the intersection. In addition to the analysis submitted with the final platting of the 200th lot the applicant will be required to submit a signal analysis for each final plat submitted after the final platting of the 400th lot. Based on information submitted by the applicant the signal is warranted with the development of the 400th lot or at 48% build -out. To ensure the signal is installed when it is warranted the applicant will be required to submit a signal analysis for each final plat submitted after the final platting of the 400th lot. District Traffic Services staff will determine when the signal is warranted and needs to be installed. The applicant will be required to enter into a signal agreement with the District prior to design and construct of the signal. Area Roadways As identified in the table below all of the roadways segments abutting and in the vicinity of the Castle Rock development will operate at an acceptable level of service with the additional site traffic generated by the development. The information provided in the tables below is based on traffic counts taken by District Traffic Services staff in January 2007 and District Planning Review staff compiling information regarding approved developments in the area and calculating the existing and projected level of service on the adjacent roadways. Eagle Road: Principal Arterial Acceptable level of service for a two-lane principal arterial is "E" (15,500 VTD). Acceptable level of service for a three -lane principal arterial is "E" (18,500 VTD). Acceptable level of service for a five -lane principal arterial is "E" (37,000 VTD). Lake Hazel to Amity Amity to Victory South of Overland 2-lane roadwa 2/3-lane roadway) 5-lane road ay) Existing traffic 3,644 on Better than 6,677 on Better 20,232 on 9/26/06 Better Count / Level of 1 /31 /07 "C', 1 /31 /07 than "C" than "C" Service Existing traffic 3,644* Better than 12,352* "C', 20,323* Better plus approved "C" than "C" development / Level of Service Site Traffic 8,182 5,564 3,783 Total projected 11,826 Better than 17,916 Exceeds 24,106 Better traffic / Level of "C', "D" than "C" Service *Approximately all approved development is built -out and traffic is included in existing count. Amity Road West of Eagle: Minor Arterial Acceptable level of service for a two-lane minor arterial is "D" (14,000 VTD). East of Eagle: Collector Acceptable level of service for a two-lane collector is "D" (9,500 VTD). Locust Grove to Eagle Eagle to Cloverdale 2-lane roadway) 2-lane roadwayl Existing traffic 4,900 on Better 5,764 on Better Count / Level of 1/31/07 than "C" 1/31/07 than "C" Service Existing traffic 8,050 Better 5,764* Better plus approved than "C" than "C" development / Level of Service Site Traffic 655 327 Total projected 8,705 Better 6,091 Better traffic / Level of than "C" than "C" Service *Approximately all approved development is built -out and traffic is included in existing count. Estimated traffic volume information: • Estimated traffic volumes and traffic distribution were based on submitted traffic impact studies for approved developments in the area and an estimate of build out for those developments. • Total projected traffic and associated level of service calculations were based on the existing roadway configurations. The projected LOS does not take into consideration planned roadway improvements in the area. s ACHDCarol A. McKee, President Sherry R. Huber, 1st Vice President Dave Bivens, 2nd Vice President Coed�oii�r� John S. Franden, Commissioner Rebecca W. Arnold, Commissioner APR 0 12008 March 27, 2008 GI T Y OF MEhRUAN TO: Providence Development Group LLC. ('ITY CLFRK OFFI(;F 701 S. Allen St. # 104 Meridian, ID 83642 SUBJECT: MPP-07-020MOD 7804 W. Overland Road On December 14, 2007, the Ada County Highway District Commissioners acted on the Castle Rock Subdivision. The conditions and requirements also apply to MPP-07-020MOD. • Prior to final approval you will need to submit construction plans to the ACHD Development Review Department to insure compliance with the conditions identified above or for traffic impact fee assessment. This is a separate review process that requires direct plans submittal to the Development Review staff at the Highway District. • A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding impact fees. If you have any questions or concerns please feel free to contact this office at (208) 387-6174. z Right-of-Way and Development Services CC: Project File City of Meridian Hubble Homes Ada County Highway District • 3775 Adams Street 9 Garden City, ID • 83714 9 PH 2O8-387-6100 • FX 345-7650 • www.achd.ada.id.us Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. Development Process Checklist ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Division will receive the development application to review ®The Planning Review Division will do one of the following: ❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time. ®Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply to this development application. ❑Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ❑Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter: The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. ❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) ❑ Driveway or Property Approach(s) Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ❑ Working in the ACHD Right -of -Way Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction — Permits along with: Traffic Control Plan An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) ❑ Sediment & Erosion Submittal At least one week prior to setting up a Pre -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage Division. ❑ Idaho Power Company Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. ❑ Final Approval from Development Services ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con. Meridian Parks & Recreation REGE-t'VEf'-i, Memo Di=C 0 3 2007 _` �J� IVI - RIDIAN1 ✓ r r_ F To: Mayor / City Council / Planning & Zoning Cc: Will Berg From: Parks & Recreation Commission Interim Parks & Recreation Director Steve Siddoway Date: December 5, 2007 Re: Proposed Castle Rock Neighborhood Park During the November 14, 2007 Parks and Recreation Commission meeting, the final design of the Castle Rock Neighborhood Park was presented to the commission by Gerry Armstrong of Hubble Homes. The Parks & Recreation Commission recommends a pprol of the with the deletion of lot numbers 6-12 bordering the park to finalpark& approval. Zoning along with the Mayor and City Council for their a . Castle Rock Neighborhood Park in located in the Castle Rock Subdivision between Amity and Lake Hazel Roads, off of Eagle Road. 701 South Allen Street P: 208-433-8800 Suite 104 F: 208-378-0329 Meridian, 1D 83642 hubblehomestom RECEIVED December 5, 2007 City Of Meridiar; City Clerk Office City of Meridian Planning and Zoning Commission c/o City of Meridian Planning Department 660 E Watertower Street Suite 202 Meridian, Idaho 83642 Re: Castle Rock Subdivision — Staff Report Dear Commissioners: On Friday, November 301h we received the staff report pertaining to the Castle Rock development applications. Since that time we have had the opportunity to meet with planning staff to discuss and resolve the issues raised in the staff report. Listed below are some areas in the staff report that we believe require clarification or modification. We have discussed these clarifications/modifications with staff and believe they are in compliance with our requests to amend the staff report as described below. This is our official response to the staff report and conditions of approval for the Castle Rock development. ACHD Comments: As stated in the staff report on page six, the Ada County Highway District had not provided official comments to planning staff prior to the print deadline for the staff report. Since that time we have worked closely with ACHD to resolve the two outstanding issues discussed in the staff report. After working out the details with ACHD we have committed to provide two signalized intersections as part of this project, one at the entrance to the project and one at the intersection of Eagle and Amity roads directly north of this project. ACHD staff has also shown support for our proposed transit stop located on Eagle Road just south of the entrance to our project. The signalized intersection at Eagle and Amity Roads and the location of the transit stop were the only outstanding issues that remained with ACHD staff. We will go before ACHD's commission on December 12, 2007 in full support of the ACHD staff report which you should have received prior to the public hearing. Castle Rock Dimensional Standards/Zero Lot Line: On page 18 of the staff report several city departments voiced concern about the eave overhangs across property lines that we proposed for our zero lot line product. After discussion with staff we concur with city staff concerns. We propose to shift the units on the zero lot line two (2) feet from the property line, to allow space for the 16 inch eaves and rain gutter. To accommodate this change we are proposing to modify the side setback for our zero lot line products, as proposed in the Castle Rock Dimensional 701 South Allen Street P:208-433-8800 Suite 104 F:208-378-0329 Meridian, ID 83642 hubbiehomes.com Standards, to be a minimum of 2 feet on the zero lot line side and 8 feet on the other side. This does not fundamentally change the distance between the units and a minimum of ten feet will be maintained between all alley units with the majority of units at least 16 feet apart. We will form a use and benefit easement to accommodate the 2 foot property strip that is created by this configuration. In other words the primary home owner will maintain ownership of the two foot strip but it will be used and maintained by their neighbor. Condition 1.2.9: "Any existing building(s) shall be removed, prior to signature of the final plat by the City Engineer." There is an existing culinary booster station and irrigation pump house that exists on the site. We request these structures be excluded from the above mention condition. Condition 1.2.11: "Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of any natural waterways (Ten Mile Creek) that intersect, cross or lie within the area being subdivided shall be covered. This requirement doe not apply to the Ten Mile Creek which is classified as a natural waterway and must be protected as stated in UDC 11-6A-111. This requirement shall not apply to the Beasley Lateral if the applicant improves it as a linear open space water amenity." We request that reference to the Beasley Lateral as a water amenity be removed from this condition. The Boise Project Board of Control has specifically requested that we do not refer to their irrigation facilities as water amenities. Boise Project is not in opposition to improving the area around the lateral as a linear open space, and they will allow us to make the lateral attractive, but they are very protective of the waterways primary use as an irrigation facility. Condition 1.4.5 and DA Provision: "Construction materials used on the wall surfaces of all structures shall incorporate a minimum of 3 different types of materials. Materials may include the following: vertical and horizontal siding, board and batten, shingle, shake, hardboard, scallops, stucco, brick, or stone (per the Castle Rock Design Guidelines)." After discussing this condition with staff we believe there needs to be some clarification as to what qualifies as a "different material type". We request that other materials and architectural features in addition to those mentioned above be allowed to qualify for this condition. The materials and architectural features we would like to include are balustrades, architectural columns; architectural accents such a trim bands, window shutters, pop outs, porches, color variations, texture variations, etc. We affirm that these architectural features provide the elevation with variety, depth and interest which should be the main goal of architectural 701 South Allen Street P: 208.433-8800 Suite 104 F:208-378-0329 Meridian, 10 83642 hubblehomes.com requirements. With that said we recommend this condition and DA provision be amended to read as follows: Construction materials and architectural features used on the front elevation of all structures shall incorporate a minimum of 3 different types of materials or architectural accents. Materials may include the following: vertical and horizontal siding, board and batten, shingle, shake, hardboard, scallops, stucco, brick, or stone (per the Castle Rock Design Guidelines). Architectural accents may include the following: balustrades, architectural columns, trim bands, window shutters, pop outs, porches, color variations, texture variations, etc. Condition 3.8: "To increase emergency access to the site a minimum of nts of access two poi will be required for any portion of the development, which serves more than of The two entrances should be separated by no less than %the diagonal measurement es the 50 homes. of full development." We are in full support of this condition and will provide secondary emergency vehicle access to this site with the first phase of the development. This emergency vehicle access will be provided in the north west corner of the development through the site that was recently approved as the Whitebark Subdivision. Condition 4.1: `The proposed development and/or plat do not offer natural surveillance with the Police Chief and/or Planning Staff to discuss features opportunities of the public areas. Prior to the next public hearing, the applicant shall meet that increase visibility, including but not limited to: doors and windows that look out on the public areas, front porches, and adequate nighttime lighting [i.e. micro -path lighting shall be the responsibility of the HOA)]. The site lan and/or land apg lan shallbillbemg p revised in accord with those discussions." pinp Condition 4.4: "Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. All micro -paths and open areas shall have adequate lighting." On December 4, 2007 we met with the Police Department and Planning Staff to discuss these issues. During that meeting we agreed to provide lighting along the perimeter pathway and in "dark" locations within our pocket park network. The lighting will be bollard style to reduce impact on nearby homes. We also agreed to provide 4 foot closed vision or 6 foot open vision fencing adjacent to the pocket parks to allow for increased visibility in this area. The Police Department and planning staff were in agreement with our proposal. We will continue to work 701 South Allen Street P:208-433-8800 Suite 104 F:208-378-0329 Meridian, ID 83642 hubblehomes.com January 16, 2008 City of Meridian Honorable Mayor and City Council c/o City of Meridian Planning Department 660 E Watertower Street Suite 202 Meridian, Idaho 83642 JAN I -? 2007 amity Of Meridian City Clerk Office Re: Castle Rock Subdivision — Revised Land Plan and Design Guidelines Dear Mayor and City Council: Since our Planning and Zoning meeting that occurred a little over a month ago we have made some changes to our land plan and design guidelines. These changes were made based on the input we received from the Planning and Zoning commission and staff, as well as comments we received at a second neighborhood meeting that was held on December 20, 2007. The changes we have made are briefly described below. Land Plan (see revised preliminary plat dated 12/21/07) 1. Increased Lot Size — Revised layout with larger lots (8,000 s.f. - 14,000 s.f.) along the western and southern project boundary. 2. Decreased Lot Count — Overall decrease of 59 lots (848 to 789). 3. Transition — The larger lots around the perimeter provide a much better transition to the land that borders our project. Design Guidelines (see revised guidelines dated January 16, 2008) 1. Custom Home Sites — We have added a new housing style to the design guidelines referenced as Custom Homes Sites. These homes will be located along the western and southern boundary of the subdivision and will contain larger homes on larger lots. Some of these lots will be used for our Signature Series product which ranges in size from 3000-4500 square feet. We also anticipate using some of these lots to sell other builders who would bring there own designs into this area of the community. 2. Three Material Types — In response to staff concerns we have agreed to provide a minimum of three material types on the front elevations of each housing type. This commitment has been added to the design guidelines. .+.vI c aruc.e. LCJ�N MU[ICYJ 701 South Allen Street P:208-433-8800 Suite 104 F:208-378-0329 Meridian, ID 83642 hubblehomes.com 3. Zero Lot Lines — We have decided to abandon the zero lot line concept that was originally proposed with this project. We are now proposing standard five foot interior side setbacks in our alley loaded blocks as per the R-8 minimum. Based on building code requirements we are confident that the five foot interior side setback is a more desirable configuration. We still plan to maximize the useable space in the side yard areas by creating a perpetual use and benefit easement that will be recorded along one side of all Village Series (alley loaded) lots. The purpose of this easement is to expand the useable side yard area for each unit. This easement allows the neighboring property owner to use, maintain, and benefit from five feet of their neighbor side property. Other than these changes to the land plan and design guidelines all other aspects of the project have remained as originally submitted. We are confident that this development will be an asset to the City of Meridian and respectfully request your approval of this project. Sincerely, Justin Lucas Entitlement Manager Hubble Homes Less kljoneyl@ 701 South Allen St. P: 208-433-8800 Suite 104 F: 208-378-D329 F�C1E1p Meridian, ID 83642 008 hubblehomes.com. February 11, 2008 Ada County Highway District Board of Commissioners 3775 Adams Street Garden City, Idaho 83714 QTY OF MERIDIAN CITY CLERK OFFIr" Re: Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001 Dear Commissioners: Hubble Homes is currently working through the approval process for our Castle Rock project located one half mile south of the intersection of Eagle Road and Amity Road in Meridian. This project was approved by the ACHD commission on December 12, 2007. Since that time we have been working with the City of Meridian to gain final approval of the development. At our most recent City Council hearing the Council voiced their concern regarding the transportation network in this area of the City. Of greatest concern to the Council was the time frame for which the intersection of Eagle Road and Victory Road would be improved. It is our understanding that due to budgetary restraints this project may slip in the 5 year plan to the year 2011. Because this intersection seems to be of great concern for Meridian, Hubble Homes would like to help facilitate the speedy completion of the intersection improvements. In association with the Castle Rock project Hubble Homes is willing to help ACHD in one of two ways with the improvements at the intersection of Eagle Road and Victory Road: • As part of the Castle Rock project Hubble Homes will make a cash contribution of $300,000 to ACHD if the District ensures the intersection improvements will be programmed for completion in 2009. OR • As part of the Castle Rock project Hubble Homes will pay fr the installation of an interim signal and associated left turn lanessimilar to what has been committed the intersection of Eagle and Amity Roads. These improvements would be completed in 2009. 'All NUBBLE More Space. Less Money!® 701 South Allen St. P: 208-433-8800 Suite 104 F: 208-378-0329 Meridian, ID 83642 hubblehomes.com. February 6, 2008 City of Meridian Planning and Zoning Commission and City Council c/o City of Meridian Planning Department 660 E Watertower Street Suite 202 Meridian, Idaho 83642 Re: Castle Rock Subdivision — Annexation, Preliminary Plat, and Planned Unit Development Applications Dear Commissioners and City Council Members: Since our original submittal we have had the opportunity to participate in two public hearings and two neighborhood meetings regarding the Castle Rock project. At our last public hearing before the City Council we were given input and remanded back to the Planning and Zoning Commission. In response to all of the comments we received we decided to revise our plan prior to going back before the Planning and Zoning Commission. We believe the revised plan solves several of the issues raised at the public hearings, and we are pleased to submit it for your review and approval. We respectfully request annexation of 224.26 acres to the R-2 and R-8 zones. We also request preliminary plat and planned unit development approval for 794 single family lots and 86 common lots. The development includes 39.86 acres of open space spread between a neighborhood park, village green, linear parks, numerous pocket parks and a major trail way system. This open space totals 21.7% of the propose development area. In addition to this basic data the major changes are outlined below for your analysis: Density: One of the issues that was raised during the public hearing process was the projects conformance with the densities allowed by the comprehensive plan. There was some confusion regarding the inclusion of the existing Blackrock Subdivision into the low density calculations for our project. In response to those concerns we have reconfigured the lot layout and park location to make the preliminary plat conform to the required densities, without the inclusion of the Blackrock Subdivision. The redesigned preliminary plat is now in full compliance with Comprehensive Plan designation for this area that was approved on October 10, 2006 by the City Council. The densities are as follows: Existing Blackrock Subdivision (Low Density, 0-3 U/A) Area (in acres) — 42.48 Buildable Lots — 44 Density (units/acre) — 1.04 Castle Rock Subdivision Narrative HUBBLE More Space. Less Money!® 701 South Allen St. P: 208-433-8800 Suite 104 F: 208-378-0329 Meridian, ID 83642 hubblehomes.com. Proposed Castle Rock Subdivision (Low Density Area, 0-3 U/A) Area (in acres) — 60.36 Buildable Lots —180 Density (units/acre) — 2.98 Proposed Castle Rock Subdivision (Medium Density Area, 3-8 U/A) Area (in acres) — 120.75 Buildable Lots — 614 Density (units/acre) — 5.08 Proposed Castle Rock Subdivision Overall Area (in acres) — 181.11 Buildable Lots — 794 Density (units/acre) — 4.38 Park Relocation: As mentioned above the revised plan shows a new location for the proposed city neighborhood park. The new park site is larger and provides more visual interest with the prominent ridge along the western boundary of the park. Furthermore, the park is fully visible on three sides. This increased visibility is in response to comments received at the public hearings. We are working closely with staff and the Parks Commission on the redesigned park and have a workshop scheduled with the Parks Commission on February 13, 2008 to discuss the new park site. Access Easements: Another concern raised at one of the public hearings was providing access to the Fulcher properties that border the development in the north east corner. The revised preliminary plat clearly delineates these access easements. We are also committed to posting signs at these locations clearly indicating that roads may extend to the Fulcher properties in the future. Maintenance of "Cove" Areas: At the City Council hearing there was some discussion regarding the maintenance of the "cove" areas that are found throughout this development. These areas are created by increasing the front setback in key locations throughout the development to provide for more facade modulation and increased landscaping. "Coved" lots are a unique style of living that emphasizes the front yard. This style of lot is designed for people that want a larger front yard because of the distinctive look and feel it provides. It should be made clear that these larger front yards are part of the homeowner's lot and not considered common lots. "Cove" areas are not included in the open space calculations and are intended to be maintained by the individual homeowner. Castle Rock Subdivision Narrative 2 NUBBLE czlanm�� More Space. Less Money!® 701 South Allen St. P: 208-433-8800 Suite 104 F: 208-378-0329 Meridian, ID 83642 hubblehomes.com. The visual quality of these areas will be specifically called out in the restrictive covenants for the subdivision to ensure that they remain clean, neat and attractive. A property management firm will be hired to perform weekly inspections to ensure that these restrictive covenants are met. Providence Development Group is excited to bring such a unique development to the City of Meridian. We respectfully request your approval of this project and believe this development will be an asset to the city. We are confident that the design techniques used to produce this development will create a true neighborhood that the residents can take pride in. We have worked very hard to meet the concerns raised by the City and believe the redesigned plan is an attractive solution to the concerns that have been voiced. Sincerely, Justin Lucas Entitlement Manager Hubble Homes 208-695-2386 jlucas@hubblehomes.com Castle Rock Subdivision Narrative 3 O �Z O Z M z O j 0. a N Z Q a ° Ca a, 3 0 z W a z M° Z O a w w � � QW �N Ili m y j� Z O W � a W z a9 v0v- 0 v O v ss o0 e0ee 0M�0 s ��009a� of 0 oev��,�OO ov .oa�0 OOa00 ■ �a�ooe� ��o v �a�©aas00�.0 o i41a1a1©ego `o �oaaass4�� ■ ��1�I�avIO� OI v v �a�avoo v v � 0v0 .�OdisssOOi a3AO* AHVNlwn3aa O-MV01'NVIoM3W Haoa 311sva Rig lyBa �yg � p�333g�+ Se ° f WuiO v Ti T.�F pp9�Fg In a a 'gala �2�a g 3a? a = eln Eg s af $ C g i W EM-86L-06 •ej 5950-06L-we a"IS in j ysi "IS -1-VI - uieW'M�I ZOEE E 8 � t d -9. v ela `o jigaK inoAvi log oNva�'N�nan3w =Haom 3' sva �ko�tox e8E :16 OO _• �• Z 1flOAVl loll SS9-SSL-l0S Is of yquedg Finn OHMYIt101Mm '1S e!eW'oN ZOEE Moom 3118Vo rt� lqj x g — C are/ara F n-1:a/z W M Sao Vl mm i 81noAv1101 ONVOI'Ntl10N13W°01 •� eaoz/<o/z W MOON 3119vo u�-<o nay ro y Mayor Tammy de Weerd E IDIAN~ City Council Members: Keith Bird Joe Borton f D A H O Charles Rountree David Zaremba January 17, 2008 MEMORANDUM TO: Mayor & City Council CC: City Clerk, Justin Lucas, File FROM: Sonya Watters, Associate City Planner RE: Castle Rock (AZ-07-016, PP-07-020, PUD-07-001) The staff report for Castle Rock reflected a recommendation of approval of the proposed project with conditions of approval. The Planning Commission heard the Castle Rock project on December 6, 2007. At the hearing, the Commission made a recommendation of denial to the City Council. The main reasons for denial are as follows: 1) The majority of the Commission felt that the proposed density of the plat does not meet the intent of the Comprehensive Plan and that a step up in density to R-8 is too high for this area; and, 2) The Commission would like to see larger lots along the perimeter of the subdivision, especially adjacent to the Black Rock ridge area. Since the Commission hearing, the applicant has submitted a revised plat, dated 12/21/07, in response to the Commission's concerns. Staff has reviewed the revised plat and offers the following comments: • Lot Size/Number: Larger and fewer lots are now depicted along the south, west, southeast, and northwest boundaries of the plat. The original plat consisted of 847 buildable lots; the revised plat consists of 789 buildable lots. • Open Space- The open space that was originally shown at the rear of the lots along the south boundary has been removed and other open spaces areas have been reduced in size. The original plat consisted of 22.8% (41.6 acres) of open space; the revised plat consists of 21.3% (38.84 acres) of open space. • Density: The overall density of the original plat was 4.65 dwelling units per acre; the overall density of the revised plat is 4.33 dwelling units per acre. [The density of the area designated for Low Density Residential uses was originally 4.48 dwelling units per acre (excluding Black Rock); the revised plat depicts a density of 3.5 dwelling units per acre. ] Although Staff has not performed a comprehensive review of the revised plat, these appear to be the major changes that are not reflected in the staff report. t tic ZZ �N Design Guidelines January 16, 2008 Table of Contents Introduction............................................................................................. 3 DesignGoals............................................................................................ 4 Coving.................................................................. TraditionalVillage.......................................................................................................................4 OpenSpace..................................................................................................................................5 Interconnectivity.......................................................................................................................... 5 Architecture........................................................................................... 6 LegendSeries..............................................................................................................................7 DesignRequirements...............................................................................................................7 CottageSeries............................................................................................................................13 DesignRequirements.............................................................................................................13 VillageSeries.............................................................................................................................20 DesignRequirements.............................................................................................................20 CustomHome Sites...................................................................................................................25 Design Requirements...................................................................... DimensionalStandards.........................................................................28 Special Requirements for Alley Loaded Units......................................................................28 LegendSeries........................................................................................................................29 CottageSeries........................................................................................................................29 VillageSeries.........................................................................................................................29 CustomHome Sites...............................................................................................................29 Castle Rock Design Guidelines 2 Introduction The purpose of these design guidelines is to outline the overall look and feel of the Castle Rock community. Castle Rock was created using an integrated design approach that blends open space, trails, and housing to create an overall land plan focused on useable open space and interconnectivity. Specific design concepts were employed, such as, varied setbacks and curved streets to provide for a more interesting street scene and help avoid long rows of housing and garages that are typical in more traditional subdivisions. Four distinct housing types have been included in the development to promote diversity and choice for the prospective residents. Each of these housing types has different options and features that allow the homebuyer to customize the interior and exterior of their home. These design guidelines will establish the minimum criteria for each housing type and clearly define the land planning, and architectural goals of the development. Providence development group and Hubble Homes are proud to bring an affordable and attractive neighborhood to the city of Meridian. Castle Rock Design Guidelines 3 Design Goals Coving The primary land design concept used to create this development was Coving. The Coving concept uses curved streets, varied front setbacks, and increased open space to break up straight rows of houses that are common in more standard subdivisions. Coving calls for larger front setbacks in key locations along the curved streets (see diagram below). These groupings of larger front setbacks create "coves" of open space in front of the homes that are clearly visible to pedestrians and motorists as they navigate through the community. Varying the front setbacks is essential to provide fagade modulation, unique orientation, additional landscaping and to deemphasize the garage of each housing unit. Standard Front t � Setback <' ,�----------J Ir rI Increased �� ��i Variety of Landscaping �` in CoveOrientation ` '..` s� for Houses i 1 1 ti/ r r r E S ti Cove Area Increased front r r r r i i ` ti �• r r r i 3 �y.' setback �....,t Flexibility to Meander Sidewalk to Provide More Visual Appeal Traditional Village In addition to the Coving concept Castle Rock also contains a traditional village with alley loaded units focused around a common village green. These units are specifically designed to eliminate the view of the garage from the street, and create a more pedestrian friendly environment. By placing the garage at the rear of the house it allows for more emphasis on front porches, additional variety of setbacks and sitting areas where people can interact and gather. The majority of the homes in the village area will have side yards of 16 feet, which will allow for the residents of this area to enjoy personal open space adjacent to their home and public open space in the large village green embedded within the neighborhood. Castle Rock Design Guidelines 4 Open Space Open space is a major emphasis within the Castle Rock community; over 20 percent of the total land area has been set aside for common open space areas totaling almost 40 acres. These open spaces provide opportunities for recreation and relaxation within the development so that residents will not have to go off site for these amenities. The centerpiece for open space is the large neighborhood park that will be donated to the City of Meridian. The other open space features are the linear park adjacent to the Beasley Lateral (which will be left open, and improved), and the village green embedded within the alley loaded product in the south portion of the development. Along with these large open spaces the coving concept also creates clusters of housing that adjoin common open space areas and pocket parks. These pocket parks help to define each cluster of housing as unique villages within the development and allow for each housing unit to be within walking distance of a useable open space linking the entire community. Various amenities such as tot lots, basketball courts, picnic tables, and gathering areas are spread throughout the entire community to promote interaction and communication between neighbors and friends. Furthermore a generous landscape buffer is provided around the entire perimeter of the site to create a true sense of community. This landscape buffer will contain a trail system to encourage walking, biking and other pedestrian activities. In addition generous landscaping is provided on both sides of the spine road (Taconic Drive) to provide a landscape buffer to the homeowners adjacent to the spine as well as provide a boulevard appearance. Approximately 70 percent of the housing units in the Castle Rock community adjoin a common open space area. Interconnectivity Another main goal of the overall design is to connect the entire development with a system of trails and pathways. The trails network provides opportunities for hiking, biking and walking throughout the entire development linking the pocket parks, neighborhood park, village green and perimeter landscape areas together. One of the most prominent features in the trail network is a linear park that runs through the north east portion of the site. This linear park adjacent to the Beasley Lateral will serve as a key pedestrian corridor through the development. A major pathway with intense landscaping will also run along the bank of the Ten Mile Drain. This regional pathway will connect to Meridian's overall pathway network that is being developed throughout the city. Walk -ability within this community will help to promote healthy living and a more active lifestyle. Greater awareness of environment through trail ways will focus on conservation of natural resources, water quality protection, and promote improved air quality. Castle Rock Design Guidelines 5 Architecture The purpose of the architectural guidelines described in this section are to provide specific design criteria and guidance for the development of the various housing types that will be included in the Castle Rock Community. The Legend Series, Cottage Series, and Village Series are three distinct housing styles that have been developed specifically for Castle Rock. Along with these three housing products we also have included some custom home sites. Each of these styles will offer multiple floor plans and elevations that will allow the buyer to customize the home to suit their needs. The following guidelines describe specific architectural elements that will be required for each housing series. Some of the main goals of the guidelines are to create a community that is inviting to residents and visitors, avoid a garage dominated streetscape, and provide a housing product that is affordable and attractive. It should be made clear that the following guidelines are only intended as a minimum standard and that Hubble Homes offers various upgrades and enhancements that may not be depicted in these guidelines. Furthermore there are several additional floor plans and elevations that will be offered in this community. The pictures and illustrations included in this document are representative only and solely intended to depict design principles associated with Castle Rock. The developer reserves the right to modify, or enhance any elevation as long as the minimum standards outlined in these design guidelines are adhered to. Castle Rock Design Guidelines 6 Legend Series The Legend series are the largest and most traditional homes offered in the Castle Rock community. These homes range in size from 1200 to 3555 square feet with a total of twelve different floor plans and a minimum of three distinctive elevations offered for each plan. Architectural distinction is established through the use of large front porches, colonial grid windows, and wooden shutters. Key features of this style are floor plans that offer large lofts on the upper floor and master suites with walk in closets and large bathrooms. Design Requirements The following design requirements and details further define the elements of the Legend Series. A. Roof Pitch — Shall be a minimum of five -twelfths (5:12) pitch. B. Roof Material — Roof coverings shall be of materials generally accepted as the industry standard. If the roof covering is asphalt shingles, shingles shall include a minimum warranty of twenty-five (25) years. C. Roof Form — The typical roof type is a combination of gables and sheds. Hip roofs will also be offered as one of the standard elevations. D. Overhanjzs — All dwelling shall be provided with eaves/overhangs which project not less than sixteen (16) inches beyond the side of the exterior wall. Gable ends will project not less than twelve (12) inches beyond the end wall. E. Wall Surface Treatment — The front surface area of the building shall have balustrades, brick, stone, or stucco accent. Other appropriate wall surface treatments include Castle Rock Design Guidelines 7 vertical and horizontal siding, board and batten, shingle, shake, hardboard, and stucco. A minimum of three material types will be required on all front elevations. F. Porches — Each dwelling shall contain a front porch, balcony, or courtyard. Porches shall be supported by minimum eight (8) inch architectural columns connected by a balustrade. G. Window Treatment — All windows on the front fagade shall contain an interior -rid and be accented by shutters, sills, trim or other architectural features. H. Garages —All garage doors shall be accented by trim and in some cases columns or pop outs that extend beyond the face of the garage door. I. Street Elevation — Two story dwellings shall have architectural features such as but not limited to, roof lines, trim bands, pop -outs, cantilevers, material variations, color variations, or eave "eyebrows", to break up the front wall plane and both the upper and lower levels. J. Corner Lot Elevations — Any side street elevation on a corner lot shall contain a minimum of two (2) windows and one (1) architectural enhancement, including but not limited to, exterior fireplace, material variations, color changes, trim bands, pop outs, boxed windows, porches, shutters, or varied wall planes with a minimum twelve (12) inch offset. Living area should be oriented toward the side street to avoid garage side walls facing public streets. t Castle Rock Design Guidelines _ r r.p.1.11 �I 4 w - ff Y I + I ��;--� •..p..r_�=.fie..-._�`r_�_ +titEl�tl(((?rli{(tpfdlNNtr1�!!I(!1(I'rifUtNtriR{,ttP:i{;1`Itl(t(�ul(r/-i wpjttprftt•�,tv�t+u+luts�ffaln,{�,i��— r��� •pip ii.' 7� t�`t •.�• AP — foil ,f >i!!� ftlf/11r4+E i. nu. ,rune anm ♦e• •n a �+j'p • f �� I f.•` +i,,.fs f+. x.'y a fusty t � � i �11� -:.. �; �`��.: �. �.._ � �� r� I�f���������1!(111!!��'�lli�N!!'t►�'��I,I�(J _ s A W-LO _ Lre�c--i eC7 L:1;1 !-7 Castle Rock Design Guidelines 10 " ; V f, . ;�[ 1�fljfllj 11,11A�l Castle Rock Design Guidelines 12 2;e4�.asr04�a. � BcAep Vice.) �p Cottage Series The Cottage Series is a new line of patio homes designed to minimize the visual impact of the garage from the street while maximizing the front porches, patios and living space that have been extended towards the street. These homes range in size from 900 to 2,400 square feet and include a minimum of six floor plans with three distinct exteriors per plan. The key features of this series are well defined front entries, living spaces or porches that dominate the front elevation and extend to or beyond the plane of the garage to create fagade modulations at the street as well as on corner and rear elevations. Design Requirements The following design requirements and details further define the elements of the Cottage Series. A. Roof Pitch — Shall be a minimum of five -twelfths (5:12) pitch. B. Roof Material — Roof coverings of dwellings shall be of materials generally accepted as the industry standard. If the roof covering is asphalt shingles, shingles shall include a minimum warranty of twenty-five (25) years. C. Roof Form — The typical roof type is a combination of gables and sheds. Hip roofs will also be offered as one of the standard elevations. Castle Rock Design Guidelines 13 D. Overhangs — All dwelling shall be provided with eaves/overhangs which project not less than sixteen (16) inches beyond the side of the exterior wall. Gable ends will project not less than twelve (12) inches beyond the end wall. E. Wall Surface Treatment — The front surface area of the dwelling shall have appropriate wall treatments that will include vertical and horizontal siding, board and batten, shingle, shake, scallops, or stucco. A minimum of three material types will be required on all front elevations. F. Porches —All porches are optional and shall extend to or beyond the front plane of the garage and be supported by columns or other architectural details. G. Window Treatment — All windows on the street fagade shall be diverse and will be accented by shutters, sills, trim or other architectural features. H. Garages — All garage doors shall be accented by trim and in some cases overhangs that extend beyond the face of the garage door. I. Street Elevations — Two story dwellings shall have architectural features such as but not limited to, roof lines, trim bands, pop -outs, cantilevers, material variations, color variations, or eave "eyebrows", to break up the front wall plane and both the upper and lower levels. J. Corner Lot Elevations — Any side street elevation on a corner lot shall contain a minimum of two (2) windows and one (1) architectural enhancement, including but not limited to, exterior fireplace, material variations, color changes, trim bands, pop outs, porches, shutters, or varied wall planes with a minimum twelve (12) inch offset. Living area should be oriented toward the side street to avoid garage side walls facing public streets. rt�rorc-sio��, 641".e o.. s�+►�ra E -.4-Auxs es"io+�Act� Castle Rock Design Guidelines 14 K. Rear Facades facing public streets and open spaces — All rear facades facing public streets and open spaces shall contain porches, patio covers, bay windows, varied wall planes with a minimum twelve (12) inch offset, or other architectural features that break up the rear elevation. LeAMWA 1f POOL J lft'u} y11Q4GseCt►.�, ,� � wxt CAL Sit t lver µ'Yrs �►- �-' SgA.6& 1/4' �o � WIC U= ONC= Castle Rock Design Guidelines 15 Mo "A � �ZM IdAl, a W.R.'s, rp Its, low" W-2 I I tFol, li'll "131 1 fil t 10 .2 ..ice s M►OMti... .Ar/Yaltf wR#1s1iM1111tM11.. � � . piYYrliaY� �iirYr�i.4•Ir,•!.'♦ �ni•r,rffs ,.r�.r lr•rrY iami .r r V•�r•ai��1�1l•illWNA ,wrM#•A11rr+r��.rwfM•• aifi..rr■ya►. •. �!.••a+i rw,rra•rr,- " .f�l�,i•�i1•r•i W�iVlll: ^�Ra1ff1R����f1■,w. �� _ +�iEai•RiYM ••1t1MaA� ,r•�a.q•� _ .r ,�w�,/•illtiyrw:lila+•wwffri► '-. .�ri+..�..� A1N+Ir «• ...,. rl1YY�•WYrisYi.Wl)V�aglAi'afrlL' �Y� r �{ i �'li♦(5�.� Sao Ali••la�. All 11,I611l(111 + ' lrilip �Il�lt •�IIY � • � � S '�.' Plop •rr i ��� i r 1 , 1 , iA Mill Ir!•rr.r+ till 11ii. jjj �iill� i�`r 1 �rrrsaa� 'moll lcm difultv1 y i+noun: n,w r • t � ac s ,r 4 ; Castle Rock Design Guidelines 19 Village Series The Village series are an alley loaded product that are specifically designed for the "Traditional Neighborhood" that is embedded within the Charter Pointe Square community. The Village series contains a minimum of six floor plans, with three distinctive exterior treatments, that range in size from 900 to 2200 square feet. Design Requirements The following design requirements and details further define the elements of the Village Series. A. Roof Pitch — Shall be a minimum of five -twelfths (5:12) pitch. B. Roof Material — Roof coverings of dwellings shall be of materials generally accepted as the industry standard. If the roof covering is asphalt shingles, shingles shall include a minimum warranty of twenty-five (25) years. C. Roof Form — The typical roof type is a combination of gables and sheds. Hip roofs will also be offered as one of the standard elevations. Castle Rock Design Guidelines 20 D. Overhangs — All dwelling shall be provided with eaves/overhangs which project not less than sixteen (16) inches beyond the side of the exterior wall. Gable ends will project not less than twelve (12) inches beyond the end wall. E. Wall Surface Treatment — The front surface area of the dwelling shall have appropriate wall treatments that will include vertical and horizontal siding, board and batten, shingle, shake, scallops, or stucco. A minimum of three material types will be required on all front elevations. F. Porches — Each dwelling shall contain a front porch or covered patio with a minimum depth of six (6) feet. Porches shall be supported by columns or other architectural details. G. Window Treatment — All windows on the street fagade shall be diverse and be accented by shutters, sills, trim or other architectural features. H. Garages — All garages shall be oriented towards an alley. I. Street Elevations — All street elevations shall have architectural features such as, but not limited tom roof lines, trim bands, pop outs, and material and color variations. J. Corner Lot Elevations — Any side street elevation on a corner lot shall contain a minimum of two (2) windows and one (1) architectural enhancement, including but not limited to, porches, exterior fireplaces, material variations, color changes, trim bands, pop outs, or varied wall planes with a minimum twelve (12) inch offset. In all cases living area shall be oriented toward the side street to avoid garage side walls facing public streets. Castle Rock Design Guidelines 21 s 'Q r-v d$'"=v-a' Castle Rock Design Guidelines 22 �110 IM EI IMIPi i#k8111 e1liFla_.., �. �a 1 �Ea;inl: ! 111 i1° c 1 ik 11' IdM�1f ��I pi 114 1lft.lilil� N� V= i S f jFf -•xYiiie — y 5,i '1 V� nx�iE,W �a'ow�'• '^^ qs. ti � � a✓}y 3 % j(# 1.i..� A " F rpws p�nss ){ Castle Rock Design Guidelines 24 Custom Home Sites The lots designed as Custom Home Sites range in size from 8,000 — 14,000 square feet. The homes allowed on these sites will be a minimum of 2,000 square feet and contain architectural character and details that make them unique in the development. Architectural distinction will be established through the use of large front porches, variations in materials and colors, fagade modulation, and other architectural details. As a base for these lots Hubble Homes has developed four Signature floor plans that will be available on these lots, along with theses plans we anticipate selling lots to individual builders who would bring there own house designs to the subdivision. The design guidelines for the custom lots are described below and will act as minimum standards. Design Requirements The following design requirements are for the Custom Home Sites. A. Roof Pitch — Shall be a minimum of five -twelfths (5:12) pitch. B. Roof Material — Roof coverings shall be of materials generally accepted as the industry standard. If the roof covering is asphalt shingles, shingles shall include a minimum warranty of twenty-five (25) years. C. Roof Form — The typical roof type is a combination of gables, sheds or hip roofs. D. Overhangs — All dwelling shall be provided with eaves/overhangs which project not less than sixteen (16) inches beyond the side of the exterior wall. Gable ends will project not less than twelve (12) inches beyond the end wall. E. Wall Surface Treatment — The front surface area of the building shall have a minimum 10%, brick, stone, or stucco accent. Other appropriate wall surface treatments include Castle Rock Design Guidelines 25 vertical and horizontal siding, board and batten, shingle, shake, hardboard, and stucco. A minimum of three material types will be required on all front elevations. F. Porches — Each dwelling shall contain a front porch, balcony, or courtyard. Porches shall be supported by minimum eight (8) inch architectural columns. G. Window Treatment — All windows on the front fagade shall be accented by shutters, sills, trim or other architectural features. H. Garages —All garage doors shall be accented by trim and columns or pop outs that extend beyond the face of the garage door. I. Street Elevation — Two story dwellings shall have architectural features such as but not limited to, roof lines, trim bands, pop -outs, cantilevers, material variations, color variations, or eave "eyebrows", to break up the front wall plane and both the upper and lower levels. J. Corner Lot Elevations — Any side street elevation on a corner lot shall contain a minimum of two (2) windows and one (1) architectural enhancement, including but not limited to, exterior fireplace, material variations, color changes, trim bands, pop outs, boxed windows, porches, shutters, or varied wall planes with a minimum twelve (12) inch offset. Living area should be oriented toward the side street to avoid garage side walls facing public streets. " OE 454 TO x0*4* M 4 i ; P;—m-- r o � I 'fit W06 K. Rear Facades facing public streets and open spaces — All rear facades facing public streets and open spaces shall contain porches, changes in material or color, patio covers, bay window pop outs, varied wall planes with a minimum twelve (12) inch offset, or other architectural features that break up the rear plane of the home. Castle Rock Design Guidelines 26 L. Additional Example Elevations Castle Rock Design Guidelines 27 Dimensional Standards The following table and diagrams define the dimensional standards and building orientations of typical lots within the Castle Rock community. Some minor modifications to underlying zoning designation are necessary due to the unique design styles and land planning that was implemented in this development. These variations are clearly outlined in the table and diagrams below. Castle Rock Dimensional Standards Legend and Custom Cottage Village Street Setback* Living 10 10 10 Garage 20 20 N/A Alley Setback — Living N/A N/A 10 Garage N/A N/A 20 Side Setback 5 5 5 Rear Setback 12 12 N/A Minimum Lot Size 4200 3800 3100 Minimum Living Area Square Footage 1400 1000 900 Minimum Lot Frontage (measured at garage front setback line) 50 46 40 Minimum Lot Frontage (measured at the street) 30 30 40 *Measured from back of walk "' Measured from edge of alley pavement Special Requirements for Alley Loaded Units 1. Use and Benefit Easements: A perpetual use and benefit easement will be recorded along the westerly five feet of all Village Series (alley loaded) lots. The purpose of this easement is to expand the useable side yard area for each unit. This easement allows the neighboring property owner to the west to use, maintain, and benefit from the westerly five feet of their neighbor to the south's property. 2. Privacy: In order to maintain privacy, no windows, doors, air conditioning units, or any other types of openings in the walls along use and benefit easements shall be allowed except where such openings do not allow for visibility into the side yard of the adjacent lot, such as a clerestory skylight or opaque window. Castle Rock Design Guidelines I: Legend Series Key Features • Variations in setbacks will provide variety and articulation of the street scene; • All corner lots will have living space oriented towards the side street; • In most cases porches extend to or beyond the plane of the garage toward the street; • Corner elevations will contain a minimum of two windows, material variations, or exterior fireplaces to break up any blank side facades facing public streets; • Rear of housing oriented towards open space with porches, patios, or pop outs such as fireplaces or bay windows. Cottage Series Key Features • Ten foot setback to living area or porch from back of sidewalk deemphasizes the garage and provides an interesting streetscape; • All corner lots will have living space oriented towards the side street; • Side street elevations on corner lots with varied wall planes or other architectural features to break up any blank side facades facing public streets; • Living space or porch extends to or beyond the plane of the garage toward the street; • Rear yards oriented towards open space will contain porches, patios, or pop outs such as fireplaces or bay windows. Village Series Key Features • Ten foot setback to living area from back of sidewalk and edge of alley pavement; • 40 foot wide lots with minimum 10 foot side yards; • All corner lots will have living space oriented towards the side street; • Side street elevations on corner lots with varied wall planes, wrapped porches or other architectural features; • 16 foot paved alleys will be located within 20 feet of right-of-way; • 20 foot paved parking pads (driveways) will be provided behind each alley unit. Custom Home Sites Key Features • Strong architectural details, with large front porches and well defined entries • Minimum of 2,000 square feet on larger lots • Both Hubble signature series and other builders to provide a more variety and product diversity Castle Rock Design Guidelines 29 Hearing Date: March 6, 2008 File No.: AZ-07-016 Project Name: Castle Rock Request: Annexation and Zoning of 224.29 of an acre from RR (Ada County) to R-2 (45.14 acres) and R-8 (179.16 acres) zones, by Providence Development Group, LLC. Location: S. of E. Amity Road on the W. side of S. Eagle Road, in Section 32, T.3N., R. lE. File No.: PP-07-020 Request: Preliminary Plat consisting of 794 residential building lots and 86 common/other lots on 18 1. 11 acres in proposed R-2 and R-8 zones. File No.: PUD-07-001 Request: Request for approval of a Planned Unit Development for deviations from district requirements to provide an opportunity for exemplary site development. tC FE-B 0 12008 � ITY OF MIE-RIDIAN CITY ('J- PRK n=!'ir P