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HomeMy WebLinkAboutAgency CommentsPage 1 of 1 Tara Green From: Sonya Watters Sent: Thursday, August 02, 2007 11:30 AM To: Tara Green; Machelle Hill; Sharon Smith; Will Berg (bergw@meridiancity.org) Subject: FW: Crossfield Sub Setback Variance Follow Up Flag: Follow up Flag Status: Green Please pull the Crossfield VAR-07-015 from the agenda on the 14th. Anna has decided that they don't need to apply for a variance. See below... From: Sonya Watters Sent: Thursday, August 02, 2007 11:28 AM To: 'Shari'; 'Becky McKay' Cc: Anna Canning; C. Caleb Hood; Brent Bjornson; Mindi Smith; Karie Glenn Subject: Crossfield Sub Setback Variance Shari/Becky, Crossfield Subdivision received approval for a variance (VAR-06-023) in 2006 for front setbacks to be reduced to 10 feet, measured from the back of sidewalk. Because current City ordinance only lists street setbacks to living area and garages and not front setbacks, the Planning Director has determined that the previous approval for reduction in setbacks shall also apply to the current request for 15 foot street side setbacks to be measured from the property line instead of back of sidewalk. Thus, all lots within Crossfield Subdivision shall have a 10 foot street setback to living area, measured from the back of sidewalk. Application fees will be refunded except for the noticing costs. If you have any further questions regarding this matter, please let me know. Thanks, ,Sov,I C( Vvptters ASSOCL,2te City T>[PvvLer CITY OF M> RIDL4N C-C-0 E. Watertower street, SkLte 202 Merid[P14,, fo{pko g3C,42 208.884.5533 Pkovue ~ 208.888.�854 l=ax 8/9/2007 10 August 2007 City of Meridian City Clerk's Office William G. Berg Jr. 33 East Idaho Avenue Meridian, ID 83642 RE: VAR 07-015/Crossfield Subdivision Dear Will: 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 AUG f4,m 4l ` :,'40 ; Nampa & Meridian Irrigation District has no comment on the above -referenced application. All laterals and waste ways must be protected. All municipal surface drainage must be retained on -site. If any surface drainage leaves the site, Nampa & Meridian Irrigation District must review drainage plans. 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 \ t` C Rezone # Conditional Use # Preliminary / Final / Short Plat C7-(,IS Return to: ❑ Boise ❑ Eagle .Garden City Meridian ❑ Kuna ❑ ACZ ❑ 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. ❑T This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ❑8. After written approval from appropriate entities are submitted, we can approve this proposal for: ❑ central sewage ❑ community sewage system ❑ community water well ❑ interim sewage ❑ central water ❑ individual sewage ❑ individual water ❑9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality: ❑ central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines ❑ central water ❑10. 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:. ten., Date: 7 / � & / 15726-001EH0904 Review Sheet Ale �ioyw,x�:�`ecl�o Svivice July 25, 2007 TO: Heron River Development 6223 N. Discovery Way, Ste. 100 Boise, ID 83713 SUBJECT: MVAR-07-015 Variance 955 W. Ustick Rd. John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner On 5-18-2005, the Ada County Highway District Commissioners acted on MPP05-017 for Crossfield Subdivision. The conditions and requirements also apply to MVAR-07-015. • Prior to final approval you will need to submit construction plans to the ACHD Development Review Department to insure compliance with the conditions identified above or for traffic impact fee assessment. This is a separate review process that requires direct plans submittal to the Development Review staff at the Highway District. • A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding impact fees. If you have any questions or concerns please feel free to contact this office at (208) 387-6174 Sincerely, Jlj� &altla- Chelsee Kucera Right -of -Way and Development Services CC: Project File City of Meridian Enginerring Solutions, LLP 1029 N. Rosario St, Ste. 100 Meridian, ID 83642 Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achd.ada.id.us Right -of -Way & Development Department Planning Review Division CHD Gon�.rw�7�"cd�o �.rv�:ce This application requires Commission action due to the size of the development, and will be on the consent agenda on May 18, 2005 at 12:00 PM. Tech Review for this application was held on May 6, 2005. Staff contact: Christy Richardson, Planning Review Supervisor, phone: 387-6178; fax: 387-6393; e-mail: crichardson(a)-achd ada id us Project/File: Crossfield Subdivision/MPP05-017/MCUP05-022/MAZ05-015 Lead Agency: City of Meridian Site address: 955. W. Ustick Road Applicant: Packard Estates Development 6223 N. Discovery Way, Suite 120 Boise, ID 83713 Representative: Becky McKay 150 E. Aikens Street, Suite B Eagle, ID 83616 Application Information: Acreage: 59.30 Current Zoning: RUT Proposed Zoning: R-8 Proposed Lots: 246 buildable lots, 26 common lots A. Findings of Fact Existing Conditions Site Information: The site is currently bare ground. 2. Description of Adjacent Surrounding Area: Direction Land Use Zonin North Residential/Office I-L South Residential I-L East Residential R-8/RUT West Residential I-L 3. Existing Roadway Improvements and Right -of -Way Adjacent To and Near the Site Ustick Road is currently improved with 2-traffic lanes with no curb, gutter or sidewalk. There will be sidewalk on Ustick Road on the north side of Ustick Road as a part of the Meridian City Park and Cedar Springs Subdivision. Venable Lane is currently an unimproved 20-foot wide private road with a lateral that runs to the west side of the road. East of the road is a strip of ACHD right-of-way that is unopened. Development Impacts 4. Trip Generation: This development is estimated to generate 1,923 vehicle trips per day based on the submitted traffic impact study. 5. 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. 6. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of FClassification Service Speed Limit Nearest Intersection Ustick Road 1,285 10,800 w/o Meridian, feet Minor Arterial Meridian Road in LOS C 40 mph stop- Meridian Road 2005 7,355 s/o Ustick controlled None Minor Arterial Road on 4-23-02 Better 35 mph Ustick, stop - controlled than C *Acceptable level of service for a two lane arterial roadway (Ustick Road) is "D" (14,000 VPD). 7. Capital Improvements Plan/Five Year Work Program There are no roadways in this area listed in the FYWP or CIP. 8. Other Development in Area/Miscellaneous On May 2, 2005, ACHD provided comments to the City of Meridian related to a rezone and annexation application for a 2.3-acre parcel located at the southwest corner of Meridian Road and Ustick Road. 2 B. Findings for Consideration Traffic Impact Study Washington Group International prepared a traffic impact study for this development and the conclusions are as follows: • The proposed development is projected to generate 1,923 vpd, of which the peak hour traffic is projected to be 191 vph. • The development proposes one public street access to Ustick Road and several stub streets to connect to future developments and unplatted parcels. • All access locations conform with the ACHD policy manual. • Right turn lanes and left turns lanes into the site will be required. • A roadway capacity analysis was performed for Ustick Road west of Meridian Road to ensure that adequate capacity is available for the projected increase in traffic. Capacity is available for the 2014 build out volumes. • All of the internal streets with front on housing have daily traffic projections lower than 1,000 vpd. Staff Comments and Note to Meridian: The TIS uses a 2.5% growth rate from 2002 traffic counts to arrive at a 2014 traffic projection of 8,455 ADT. However, ACHD has recently completed a traffic count in 2005 on Ustick Road west of Meridian Road and the current count is 10,800 ADT. This calculates to a 19% growth rate from 2002 to 2005 on Ustick Road west of Meridian. If the counts increase at just a 2% rate using the 2005 counts, the traffic projection for 2014 is 12,900 ADT. Adding the site traffic volume to the 2014 projection would push Ustick Road over the 14,000 ADT COMPASS threshold for a 2-lane roadway. 2. Right -of -Way & Street Sections — Ustick Road Arterial Roadway Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way width allows for the construction of a 5-lane roadway with curb, gutter, bike lanes and 5-foot wide detached sidewalks. Although this roadway is not listed in the FYWP or CIP, ACHD has set aside funds to purchase right-of-way on priority corridors. Right-of-way on this segment of Ustick Road can be purchased. The applicant may dedicate right-of-way to total 48-feet from centerline, and will be compensated for 23-feet, or may dedicate right-of-way to total 38-feet from centerline, and will be compensated for 13-feet, so long as a sidewalk easement is provided. District policy requires the construction of 5-foot wide detached sidewalk on arterial roadways. The face of sidewalk should be located a minimum of 41-feet from the centerline of the roadway. 3. Right -of -Way & Street Sections Local Street 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. 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. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. 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. 3 Applicant Proposal: The applicant has proposed to construct all of the roads as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalk within 50-feet of right-of-way. The applicant has proposed roadways in the northern quadrants as 29-foot street sections within 42-feet of right-of-way. Staff Comment/Recommendation: The proposed street section should be approved. The main entrance roadway should be constructed as a residential collector (vertical curb and sign for "NO PARKING" from Ustick Road to Jasper Street, the second public street intersection off of Ustick Road. The 29-foot street sections should not be approved in their locations as proposed because the streets surround alley -loaded residential dwellings. The 29-foot section requires that parking be restricted to one side of the road only, and in this specific location that could cause parking problems where there are no driveways. 4. Main Entrance Location Policy: District policy requires local roadways intersecting arterials to align or offset a minimum of 300-feet measured centerline to centerline. Applicant Proposal: The applicant is proposing to construct the main entrance to intersect Ustick Road approximately 600-feet west of Venable Lane. Staff Comment/Recommendation: The proposed street is located in conformance with policy and should be approved as proposed. 5. Turn Lanes on Ustick Road The submitted TIS indicates that the main entrance will require both left and right turn lanes on Ustick Road. Coordinate the length and design of the turn lanes with District staff. 6. Venable Lane There is a 20-foot wide private road adjacent to the east property line of this site. To the east of the private road there is a 20-foot wide ACHD right-of-way. The private road and right-of-way are in alignment with Venable Lane on the north side of Ustick Road. While it would be ideal to have Venable extend south of Ustick to serve this area, the applicant does not have frontage on ACHD right-of-way, and therefore cannot be required to construct a street abutting the east property line. The applicant is proposing to construct a stub street to the private road in the event that the roadway is constructed in the future. The parcel east of the right-of-way is undeveloped and when/if ACHD reviews a development application on that site, it will need to be determined if Venable Lane should be constructed. 7. Stub Streets Policy: 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." In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 4 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Applicant Proposal: • The applicant is proposing to construct a stub street to the east property line to the private road. No turnaround is required. This stub street should be fenced to prevent motorists or pedestrians from accessing the private road. If the private road is converted to a public road in the future then there will be a connection. There is an irrigation ditch located along the east property line that will be piped and therefore can be crossed when/if this street is extended eastward. • The applicant is proposing to construct a stub street to the south property line to the undeveloped 7-acre parcel. No turnaround is required. • The applicant is proposing to construct a stub street to the west property line to a narrow parcel with limited frontage on Ustick Road. No turnaround is required. • The applicant is proposing to extend all existing or proposed adjacent stub streets into the site. Staff Comment/Recommendation: • Staff recommends approval of the applicant's proposal and does not suggest additional stub streets. • 11th Street is a stub street south of this site, but not adjacent to the site. The property located between the stub and this site is currently owned by the City of Meridian and therefore the stub will not likely be extended. There is a good north -south connectivity network without this connection. 8. Turnarounds Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. 9. Islands/Medians 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. District policy also requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The design should be reviewed and approved by ACHD's Development staff. 10. Alleys The applicant is proposing to construct non-public alleys in the northern quadrants of the subdivision. If the alleys are public, then all ACHD policies will apply, and include: • Parking in alley is not allowed (District policy 7204.10.3). • 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 7204.10.3 states a minimum of back -of -curb radius of 15-feet is required at all alley intersections. For the reconstruction of existing alleys, the back -of -curb radius may be less than 15-feet when it is impractical to remove existing obstructions. 5 Residential alleys are typically improved with 16-feet of pavement within 20-feet of right-of- way. 11. Daycare Access The applicant has identified a conceptual daycare facility location on the map, located at the southeast corner of Ustick Road and Blairmore Way (the main entrance). This driveway(s) should be located on Blairmore Way, a minimum of 100-feet south of Ustick Road. Access to Ustick Road is prohibited. This use will require a separate application in the future and the exact driveway locations will be reviewed at that time. 12. Other Access Direct lot access to Ustick Road is prohibited and should be noted on the final plat. C. Site Specific Conditions of Approval Dedicate 48-feet of right-of-way from the centerline of Ustick Road abutting the parcel by means of a warranty deed. 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 owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way. OR The applicant may dedicate 38-feet of right-of-way (with compensation) from the centerline and provide a minimum 10-foot wide sidewalk easement. 2. Construct a 5-foot wide detached sidewalk on Ustick Road abutting the site a minimum of 41-feet from the centerline of the roadway. If the sidewalk is located outside of the right-of-way provide a sidewalk easement. 3. Construct all local streets as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way. 4. The main entrance roadway shall be constructed as a 36-foot wide residential collector (vertical curb, gutter and sidewalk and sign for "NO PARKING" from Ustick Road to Jasper Street, the second public street intersection off of Ustick Road. 5. Sidewalks are required on both sides of all of the new streets within the subdivision. The sidewalks may be 5-foot wide attached sidewalks or 4-foot wide detached sidewalks with a 5-foot wide landscape strip. Detached sidewalks may be located in an easement. 6. Locate the main entrance as proposed to intersect Ustick Road approximately 600-feet west of Venable Lane. 7. Construct left and right turn lanes on Ustick Road at the main entrance. Coordinate the length and design of the turn lanes with District staff. The applicant will not be compensated for right-of-way required for the turn lanes. 8. Construct stub streets to the east, south and west as proposed. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, a stub street must meet the following conditions: a) A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed and b) The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. LV 9. Extend all existing or proposed stub streets into the site as proposed. 10. Islands shall 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 shall maintain a minimum of a 21-foot street section and additional right-of-way shall be dedicated to accommodate the roadway section. District policy also requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. The design shall be reviewed and approved by ACHD's Development staff. 11. The proposed alleys may be constructed as public alleys, subject to all ACHD policies. 12. The future Daycare Facility driveways shall be reviewed and approved with a future application. 13. Direct lot access to Ustick Road is prohibited and shall be noted on the final plat. 14. 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. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. 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. 4. 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. 5. 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. 6. 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. 7. 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. 8. 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. 9. 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. INA 10. 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. 11. 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 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. 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