HomeMy WebLinkAboutLochsa Falls Sub AZ 02-010
August 12. 2002
AZ 02-010
August 15. 2002
MERIDIAN PLANNING & ZONING MEETING
ITEM NO.
6
APPLICANT Farwest. LLC and Daniel Gibson
REQUEST Continued Public Hearing from July 18. 2002 - Request for annexation and zoning of
354.38 acres from RUT to R-4 zones for proposed Lochsa Falls Subdivision - south of West Chinden
Boulevard and west of North Linder Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
See Previous Item Packet
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See attached Comments
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Contacted:.
Date:.'t:11-0 ~
Phone:3~g...'DI
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presented at public meetings shall become properly of the City of Meridian.
MERIDIAN City of Meridian
City Clerk's Office
(208) 888-4433 Fax 1208) 888-4218
33 East Idaho. Meridian. ID 83642
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TONY MOSS
RECEIVED
AUG 1 5 2002
CITY OF lVIElUDLLN'
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ACCOMMODATIONS MADE BY FARWEST. LLC:
. Moved a park lot to the east of the Moss parcel.
. Agreed to 3 single story lots on the east of the Moss
parcel to retain his view (one of the 3 will now be an
open lot).
. Provided large lots on the north and south of the Moss
parcel.
. Provided a common area on the west, and agreed to
retain Mr. Moss's plum trees on the east if possible.
. Agreed to pipe any irrigation ditches contiguous to the
Lochsa Falls property.
. Agreed to construct a water feature at the McMillan
Road entryway.
. Agreed to deed Lot 1, Block 6 to Mr. Moss and pave a
driveway across this lot if Mr. Moss relinquishes his
current access easement.
. Agreed to coordinate boundary fencing with Mr. Moss
consistent with the Lochsa Falls Subdivision.
-
PUBLIC HEARING
SIGN-UP SHEET
DATE
l-lc.l'YI NQ LD
PROJECT NUMBER
AI IS I s+ '\ 2002-
Ai 01-olD
PROJECT NAME
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NAME FOR AGAINST
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CITY OF MERIDIAN
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Meridian Parks & Recreation
Memo
RECEIVED
AUG 1 5 2002
City of Meridian
City Clerk Office
From:
Date:
CC:
Planning & Zoning Commission
City Clerk c-
Tom Kuntz ---rt
August 15, 2002
Planning & Zoning Staff
To:
RE: AZ. 02~10 - Annexation & Zoning - Lochsa Falls Subdivision
The Parks and Recreation Commission and Staff had the opportunity to meet with Miss Bowcutt on
August 14, 2002 in response to request Preliminary Plat changes and have the following
reoommendations to Lochsa Falls Subdivision.
1. We would recommend the developer provide a minimum 25-acre park site adjacent to 10 mile
Road. The developer would reoeive a credit of approximately $478,538,00 collected from
impact fees within the Lochsa Falls Development only. (Based upon 862 single family lots
and 171 multi-family lots) The commission supported this reoommendation unanimously.
The park would be developed through City General Funds and impact fees oollected from
other developments,
2. The developer should be responsible for a 10' wide hard surfaoe pathway or section of
parking lot over the utility easement running along the south boundary of the park site. The
developer is responsible for ooordinating the location of the easement with the parks
department.
3. When the property to the south of the park is developed we would strongly recommend a
single loaded street connecting West Anatole and Ten Mile,
The Parks Staff still supports the 10' wide pedestrian pathway be extended from Horse Circle to the
eastem boundary of the park. The Parks Commission would support the attached sidewalk if it were 5'
in width. Please find attached the cost summary of Bear Creek Community Park as a cost comparison.
. Page 1
J
..;,
BEAR CREEK COMMUNITY PARK
Cost Summary
October 23, 2001
Bear Creek LLC Costs
Land
Tile/Grade Drain
Wrought Iron Fence
Sprinkler System
Seeding
Trees
Parking Lot (1)
$567,000
$40,000
$32,300
$148,500
$28,000
$14,500
$29,500
Total
$859,800
Current Fee Refund ($481) $703,475
Current City of Meridian Costs
Perimeter Pathway
Parking Lots (2)
Park Utilities
Tile Drain
Rough/Fine Grading
Softball Fields
$25,522
$95,094
$30,945
$19,384
$40,000
$39,043
$249,988
SubtotaI
Future City of Meridian Costs
Playground $51,269
Basketball Courts $20,375
Interior Sidewalks $23,886
Restroom $115,000
Picnic Shelter $35,000
Subtotal $245,530
Total $495,518
Grand Total $1,355,318
or
63% of Grand Total
or 52% of Grand Total
Phase 2
Phase 2
Phase 2
Phase 2
Phase 3
or $72,866 per acre
...
MAYOR
Robert D. Corrie
HUB OF TREASURE VALLEY
A Good Place to Live
LEGAL DEPARTMENT
(208) 2llll-2499 - Fax 288-2501
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN. IDAHO 83642
(208) 888-4433 . FAX (208) 887-4813
City Clerk Office Fax (208) 888-4218
PUBUC WORKS
BUlLDING DEPARTMENT
(208) 89.8-5500. Fax 887-l297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533. F~" 888-6854
CITY COUNCIL MEMBERS
Tammy deWeerd
Keith Bird
Cherie McCandless
William LM. Nary
MEMORANDUM:
August 2, 2002
To:
Mayor, City Council and Planning & Zoning Commission
Bruce Frecldeton, Senior Engineering Tech ~
Brad Hawkins-Clark, Planner ill ~\.l.e....
David McKinnon, Planner II l:::JA
From:
Re:
Lochsa Falls Subdivision
. Annexation and Zoning of 354.38 Acres from RUT (Ada County) to R-4 (Low
Density Residential), by Farwest LLC & Daniel G. Gibson (File No. AZ-02-010)_
. Preliminary Plat Approval of 870 Building Lots and 61 "Other" Lots on 354.38
Acres of Land, by Farwest, LLC & Daniel Gibson, Jr, (File No. PP-02-009).
. A Conditional Use Permit for a Planned Development for 856 Single Family
Dwellings, 171 Multiple Family Dwellings, Eleven (11) Office Buildings, One (1)
Commercial Building, One (I) City Park, One (1) Private Park, and One (1) Future
Fire Station Lot. The Proposed Planned Development Includes a Request to Allow a
Land Use Exception (OfficelCommercia1/High Density Uses in a Proposed R-4
Zone), Reduced Lot Sizes, Reduced Frontage Requirements, Reduced Setbacks,
Reduced House Sizes and to Exceed Block Length Requirements, by Farwest, LLC
& Daniel Gibson, Jr (File No. CUP 02-012)
We have reviewed the aforementioned applications and now offer the following comments, as
conditions of approval_ These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
(This is a revised staff report that replaces the original June 4, 2002 "draft" staff report for the
Lochsa FaDs project. The revised report reflects the changes made by the Applicant(s) to the
original site plan for the project which include, but are not limited to, the addition of a water
feature at the entryway into the subdivision on W. McMillian, the relocation of
drainagelopenspace adjacent to the "Moss" property, adding temporary tum-arounds on tbe
private streets and the addition of pathway details on Lot 10, Block 2. )
The Applicants, Farwest, LLC & Daniel Gibson, Jr, have requested the annexation and zoning of
354.38 acres ofland south of Chin den, west of Linder, north of McMillan and east ofTen-Mile Road.
The land is presently zoned RUT, and the Applicants have requested that upon annexation, all of the
property be zoned R-4. The property is comprised of ten (10) tax parcels and six different property
.
Mayor and Council
August 4, 2002
Page 2
ownerships.
The Applicant's preliminary plat approval request is for 870 building lots (856 single-family detached
building lots, a multiple family building lot, 11 office lots, a flIe station lot and a commercial lot) and
61 "other" lots. The "other" lots include a 24.64-acre City park, a 6-acre private park, pedestrian
pathways, landscape buffers, open space/drainage, 2 tot lots, private driveways and a central traffic
rotary landscape/water feature. The proposed overall gross density of the subdivision is 2.92 dwelling
units per acre. Proposed lot sizes range from 6,500 s.f. to 20,000 s.f.
The Applicant has also requested approval of a Conditional Use Permit for a Planned Development to
allow reduced development standards including reduced setbacks, reduced lot size, reduced frontages,
and reduced house sizes and to allow the Applicant's request to exceed block length requirements. The
following is a side-by-side comparison of the City's minimum requirements and the reduced
requirements that have been proposed by the applicant:
Setbacks- City Requirements ffi-4) Prol'Osed Setbacks (single family)
Front: 20' Front: 20' or 15' for non-front entry garage
Rear: 15' Rear: 15'
Side: 5'/per story Side: 5' single story, 7' for two story
Street side: 20' Street side: 20'
(Note: Setbacks for L-O uses, CoN use and R-15/R-40 uses will meet City designated setbacks)
Lot Size-
City Requirements
R-4 zone: 8,000 sq,ft.
ProDosed Lot Sizes
6,500 sq.ft. (Detached Single-family)
Lot Frontage-Ci1y Requirements
80'minimum
Proposed Frontage
60' minimum
Additionally, as part of the planned development request, the Applicants have requested a twenty
percent (20%) land use exception to permit office, multi-family, public service (fire station) and
commercial uses in the proposed R-4 zone, The 11 office lots cover 20.35 acres and will require a
conditional use permit prior to development. The multi-family lot is 10. I-acres, with a projected 171
dwelling units contained in 2 and 3 story apartment type buildings. The commercial lot is 1.79-acres,
and will require a conditional use permit prior to development. The multi-family lot will also require a
conditional use permit prior to development. The excepted uses utilize approximately 9% of the overall
project area.
The Applicants have provided the following amenities to fulfill the Planned Development requirement
of a minimum of two (2) amenities: the aforementioned private park with a full size basketball court
and a large playground, two (2) smaller playgrounds located elsewhere in the subdivision, a picnic
gazebo, a private pathway system (in addition to detached sidewalks throughout the subdivision), and a
traffic rotary area with a pond and landscaping located at the center of the subdivision,
The proposed pathway system connects to various micro-paths to link the different single family
residential areas within the subdivision. The proposed pathway system will consist ofa 7'-10' wide
AZ-02-010; PP-02-009; CUP-02-012
Locl1sa Fall. AZ.PP,CUP
Mayor and Council
August 4, 2002
Page 3
asphalt pathway on the south side of the east-west collector.
There is not a school site proposed within the project. However, the Applicant's representative has
indicated that the Joint School District No, 2 intends to purchase land on the west side of the north-
south collector, just south of Chin den Blvd.
CURRENT OWNERS OF RECORD
Leroy E. Brandt, Elroy Brandt, Marty Goldsmith, Sunjay Ray M,D., Daniel Gibson, Jr. and Justin and
Tamra Martin are the current property owners and all parties have submitted notarized consent for the
three subject applications.
LOCATION
The subject property is located within Section 26, Township 4 North, Range 1 West, which is south of
Chinden Blvd, west of Linder, north of McMillan and east ofTen-Mile Road,
SURROUNDING PROPERTIES
North: Spurwing Country Club & Brandt Subdivision (estate residential zones)
South: Bridgetower Subdivision, zoned R-4.
East: Rural residential, zoned RUT (Ada County). A large mixed use subdivision, Keltic Heights
Subdivision, was proposed at this location.
West: Rural residential, zoned RUT.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the
P&Z Commission and Council are required ''to review the particular facts and circumstances of each
proposed zoning amendment in terms of the following standards and shall find adequate evidence
answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
"A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not. bas there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designation, R-4, is harmonious with and in
accordance with the adopted Comprehensive Plan and Generalized Land Use Map,
which designates the land to be primarily "Single Family Residential", with a park. The
draft Comprehensive Plan Future Land Use Map designates this area as both Low
Density (3 d,uJacre and below) and Medium Density Residential (3-8 d.uJacre).
Although, the Schedule of Use Control (MCCIl-8-1) states that only detached single-
family dwellings are permitted within the R-4 zone, the Planned Development
Ordinance allows a mixture of different housing types, (townhouses, duplexes and
AZ<J2<J1O; PP<J2<J09; CUP<J2<J12
Lochsa Falls AZ,PP.CUP
Mayor and Council
August 4, 2002
Page 4
detached single-family dwellings) within a single planned development, regardless of
the underlying zone, so long as the overall density of the underlying zone is not
exceeded (MCC12-6-4 A).
Accordingly, the overall density of the residential portion of the planned development is
approximately 3.4 dwelling units per acre (gross),
Furthermore, the Planned Development Ordinance allows for up to 20"10 of the land
within a planned development to be used in a manner that the underlying zone would
typically prohibit. Therefore, the proposed office and commercial uses comply with the
Comprehensive Plan's land use designations
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the land to be annexed will be rezoned in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fasbion that would be allowed under the new zoning - for example, a residential
area turning into commercial area by means of a conditional use permits;
Staff finds that the property will be developed in a manner consistent with the new
zoning and/or consistent with allowable Planned Development uses (e.g. 20% excepted
uses).
D. Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the recent annexation and zoning of the Bridgetower Subdivision to the
west and south of proposed Lochsa Falls is a significant change in the area, and that
Bridgetower is a Planned Development similar to the proposed Lochsa Falls
Subdivision. The four (4) arterial streets abutting this mile section are not planned for
improvements in Ada County Highway District's Five Year Work Program. However,
the Ustick/Ten Mile intersection is slated for a new signal within the next 3-4 years.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff finds that the proposed uses (primarily residential) match the intended character of
the vicinity, as noted on the Generalized Land Use Map. Staff finds that the proposed
uses can be designed and constructed in a manner that will be harmonious with and
appropriate in appearance with the existing and intended character of the surrounding
AZ-QZ-QIO; PP-QZ.009; CUP-OZ-Q12
Locbsa Falls AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 5
area with the possible exception being the creation of a number of small county
enclaves that will be surrounded by the new uses. However, the majority of the enclaves
are rural-residential and are surrounded by residential uses. The existing character of the
area will change, especially upon build-out of the proposed project.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to detennine whether or
not the proposed use will be disturbing or hazardous to the neighboring uses.
Staff does not anticipate that the proposed uses will be hazardous to future or existing
neighbors, A potential disturbance may be with the existing agricultural uses, which
could be adequately addressed through the Right-to-Fann clause in Idaho State Code.
G. Will the area be served adequately by essential public facilities and services such
as highways, streets, police and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of
proposed zoning amendment shall be able to provide adequately any of such
services;
The Commission and Council will need to reference any written or verbal testimony
submitted by the Meridian Police Department regarding their ability to adequately
service this project. The Meridian Fire Department has submitted a list of conditions
and needs in order to adequately serve the project. The AClID Commission approved
Lochsa Falls Subdivision at their May 22, 2002 meeting, finding that Linder, McMillan
and Ten Mile Roads have adequate capacity to handle Lochsa-generated traffic (but not
build-out traffic of the 12-square mile North Meridian Planning Area).
The Public Works Department is gathering sewer and water information from the field
as well as analyzing this project with computer models that were developed for our
facility plans, It is anticipated that because of the phasing pattern proposed by the
applicant, significant amounts of off-site sewer and water main extensions will be
necessary. The Sewer Master Plan proposes the North Slough Trunk traversing through
this proposed development. By starting the phasing on the opposite side of the section
from where the North Slough Sewer Trunk begins traversing east (i.e. Ten Mile Rd.),
the routing locks proposed roadway alignments into place. If the phasing plan is
approved, the applicant will be required to construct water mains and the trunk line
through the projects roadway system within the nonnal utility corridors. No service
lines will be allowed in the off-site segments. Aoolicant will also be reauired to
construct an all weather 14-foot wide Wavel access road over the off-site sef!fflents
within this oroiect.
AZ-02-OlO; PP-02-009; CUP-02-012
Loohsa Fall. AZPP.CUP
Mayor and Council
August 4, 2002
Page 6
H. Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the
community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services,
Although a detailed analysis was not done specifically on Lochsa Falls, it is generally
found that tax revenues generated by urban residential development do not pay for the
long-tenn provision of these urban services, Staff generally finds there will not be
excessive additional requirements at public cost and that the annexation and zoning will
not be detrimental to the community's economic welfare.
L Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation tbat will be detrimental to any persons, property or
the general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare or odors;
Staff finds that the proposed residential, office and commercial uses themselves will not
be detrimental. However, Staff finds that the proposed uses will create additional traffic
on Linder, Ten Mile, and McMillan Roads and Chinden Blvd. The Traffic Impact Study
provided by the Applicant states that the development is estimated to generate 12,480
additional vehicle trips per day (20 existing).
Staff notes that the mixed use nature of the proposed development will encourage a
higher degree of trip capture within the square mile (estimated at 10% of total trips), In
this regard, the "excessive production" of traffic is lessened versus a project without
accessible neighborhood services.
Staff does not anticipate the proposed uses will create excessive noise, smoke, fumes,
glare, or odors.
J. Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
The ACHD Commission has reviewed and approved the vehicular approaches to
Lochsa Falls Subdivision off of Ten Mile, Linder and McMillan Roads, The Idaho
Transportation Department (ITD) has also reviewed and approved the subdivision and
has limited access to State Highway 20&26 (Chinden) to the half-mile collector street
(N, Lochsa Way). ITD required the elimination of the proposed access road to Chinden
that is east of the half-mile collector (N, Dry Bar). This will help to reduce future
interference with traffic turning off of the existing highway into the proposed
subdivision.
AZ.o2.o10; PP.o2.()Q9; CUP-02.o12
Lochsa Falls AZ,PP.CUP
Mayor and Council
August 4, 2002
Page 7
The Applicant's traffic study finds that, at build-out, all four (4) arterial road
intersections at the corners of Section 26 will be at a LOS F. The existing, no-build
McMilIanlLinder Road and ChindenILinder Road intersections are found to need
improvement with widening of all four approaches. The ChindenlTen Mile intersection
needs to be improved with widening of the northbound approach,
Staff finds that a Collector roadway connectinf! the subdivision to Ten Mile Road is
warranted bv the scale of this development and the lack of access to the proposed city
park from within the subdivision.
Staff finds that the Applicant has proposed adequate connections to adjacent,
undeveloped properties; thirteen (13) stub-streets for interconnectivity are proposed.
K.. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approval of this annexation request.
L. Is the proposed zoning amendment in the best interest of the City of Meridian.
(Ord. 592, 11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the City
by providing a variety of housing types, the addition of employment opportunities and
the creation of additional recreation facilities (pathways and parks). We recommend the
Commission and Council give particular consideration to the timing of public service
improvements, particularly power and roadway improvements, when considering the
city's best interest.
ANNEXATION AND ZONING COMMENTS
I. The legal description submitted with the application appears to meet the requirements of the City
of Meridian and State Tax Commission and places the parcel contiguous to existing city limits.
2. The requested zoning of R-4 is compatible with the City Comprehensive Plan and the Meridian
Zoning Ordinances.
3. The subject property is within the Urban Service Planning Area.
4. Any existing domestic wells and/or septic systems within this project will have to be removed from
their domestic service per City Ordinance Section 5-7-517, Wells may be used for non-domestic
purposes such as landscape irrigation.
5, All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will
AZ.Q2-01O; PP-02.Q09; CUP-()2.Q12
Lochsa Fall, ALPP.CUP
Mayor and Council
August 4, 2002
Page 8
need to be approved by the appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works Department.
6. A Development Agreement will be required as part of this annexation request. A condition of the
Development Agreement shall be that the Applicant participates in any road infrastructure
agreements in the North Meridian Planning Area negotiated with ACHD and shall faithfully
perform the terms of such agreement or agreements.
PRELlMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as foDows: "In determining the acceptance of a proposed
subdivision. the Commission/Council shaD consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
As noted above, staff finds that the subdivision appears to be in conformance with the
Comprehensive Plan,
b. The availability of public services to accommodate the proposed development;
Staff finds public services may be available to accommodate the proposed subdivision,
depending upon the desired level of service. The Public Works Department is gathering sewer
and water information from the field as well as analyzing this project with computer models
that were developed for our facility plans. It is anticipated that because of the phasing pattern
proposed by the applicant, that significant amounts of off-site sewer and water main extensions
will be necessary. The Sewer Master Plan proposes the North Slough Trunk traversing through
this proposed development. By starting the phasing on the opposite side of the section from
where the North Slough Sewer Trunk begins traversing east (ie Ten Mile Rd.), the routing
locks proposed roadway alignments into place. If the phasing plan is approved, the applicant
will be required to construct water mains and the trunk line through the projects roadway
system within the normal utility corridors. No service lines will be allowed in the off-site
segments, ADDlicant will also be reauired to construct an all weather 14-(oot wide Wavel
access road over the otf-site sefJf1lents within this proiect.
c. The continuity ofthe proposed development with the capital improvement program;
Staff finds that the subdivision will not conflict with the capital improvement plan,
d. The public financial capability of supporting services for the proposed development;
Staff recommends that the Commission and Council rely upon the Meridian Police and Fire
Department comments with regard to their financial capability to serve Lochsa Falls
Subdivision. Staff finds that the development will not require major expenditures for providing
supporting services in other service sectors,
AZ-02-OlO; PP-02-009; CUP-02-012
Lochsa Falls AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 9
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor Commission's
attention,
ADDITIONAL CONSIDERA nONS
A Block Len~hs: The preliminary plat has two blocks (40 and 42) that exceed the 1,000 foot
maximum block length (MCC 12-4-5). As this plat is part of a Planned Development, the Applicant
has requested they be allowed to exceed this section of Code without the need for a variance,
After reviewing the preliminary plat in light of the requested block lengths, staff recommends
allowing the 1,000+ foot long block length for Block 40 due to the inclusion ofa pathway bisecting
the block near the midpoint of the block. Staff has reviewed the revised plat submission that
includes a 30' wide pathway/emergency vehicle grasscrete common lot (as requested by the
Planning and Zoning Commission) and it appears to meet the request of the commission. Staff
continues to believe. however. that an additional vehicular access to Linder is iustifiable in this
location. esoeciallv in light of the ootential alignment with the future high school site on the east
side of Linder.
B. Phasing: The Applicant is proposing to phase the development from the east to the west, with Phase
1 fronting on Linder Road and continuing in contiguous phases to the north and west, with the final
phases developing south to McMillan Road. Construction of the North Slough trunk will occur from
west to east, beginning on Ten Mile Road (opposite the proposed phase direction). Existing city
limits are adjacent to Lochsa Falls only along the centerline of McMillan Road, across from the
proposed office lots in Block 1, Staff questions the proposed phasing plan as it does not meet the
Annexation finding for "orderly development" of the city, Should Phase 1 be constructed where
proposed, it would place Lochsa Falls homes more than one half mile from the recently approved
Baldwin Park Subdivision - the nearest city limits. Such non-contiguous development and
expansion of the city limits boundary creates inefficiencies in police and fire service provision. Staff
recommends the Commission and Council give the proposed phasing special consideration,
C. Potential Elimination of Stub to Future School Site: Staff understands that the Joint School District
NO.2 is negotiating for an elementary school site within the unplatted land on the west side ofN.
Lochsa Way, north of Blocks 14 and 15. Should this site materialize and the district not require the
N. Powell Creek stub street, Staff would support the elimination of this stub without a modification
to the Preliminary Plat in the future.
D. Potential Elimination of the Twenty-five Foot (25') Wide Cross Access Easement from McMillian
to Moss Prooertv: If the Moss cross access easement is not relinquished prior to the recording of
plat, the applicant shall create an additional common lot(s) as part of the subdivision and shall not
allow the easement to remain as parts of Lot 1, Block 3, Lots 1, 2, 3 ,4, and 9 Block 4, and Lot 2
AZ-02-010; PP-02-009; CUP-02-012
Lochsa Fall. AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 10
Block 6. Staff will not consider any changes to the plat in regards to this easement as a significant
change. Staff recommends adding this as a condition of approval below.
E. Multi-use Pathwav on the South Side of W. Cayuse Creek Drive: Staff supports the proposed
installation of the ten-foot wide multi-use pathway adjacent to the south side of W. Cayuse Creek
Drive, with one exception, Staff recommends that the ten-foot (10') pathway be continued west all
the way to the proposed City Park adjacent to Ten Mile Road. As proposed, the pathway would
terminate at just southwest of the Horse Circle and then continue to the west on a narrow four-foot
(4') wide detached sidewalk to the park The new Comprehensive Plan and the Parks Department
have indicated the need for a pathway at this location. Staff recommends the off-street pathway be
extended along either W. Wolf Rapids, W. Ladle Rapids or W. Anatole Street and connect to the
proposed City park lot. It should provide an uninterrupted, hard surface, off-street pathway from
Linder Road to the east boundary of Lot 2, Block 12. Staff recommends adding: this as a condition
ofaporoval (as part of item # 3 in the site specific comments below).
F. Collector Street Adiacent to the New Citv Park:The Meridian Parks & Recreation Commission has
requested the addition of a new Collector roadway along the south side of the proposed 24-acre city
park. P&Z Staff also believes a public street connection to Ten Mile is warranted, but only upon
improvement of the public park. Staff recommends that a public street, designed to ACHD
residential collector standards, be constructed from Ten Mile Road to connect with the street system
proposed within the Lochsa Falls Subdivision prior to opening of the City park Staff feels that the
ideal alignment for such a roadway would be south of the park lot property line, on Mr. Ed Bews
property. As such, building the road in this location would allow for additional park space and
would align with W. Anatole Street. Unfortunately, requiring a collector on a piece of property that
is not part of the Lochsa Falls project is not possible, although the Lochsa Falls development will
contribute to the need for such a roadway.
Staff believes that a collector street should be a shared cost and effort. However, if the Applicant(s)
cannot make arrangements with Mr. Bews concerning the construction of collector across his
property, staff recommends that a collector be located adjacent to the southern property line of the
park property. We also recommend the subdivision developer construct the collector as a "half plus
12'" roadway on the subiect property until Mr. Bews develops his property and can complete the
other half of the roadway improvements.
.
A variety of other options may exist and a better solution may present itself at a public hearing.
Nevertheless, staff asks that whatever the Commission and Council decide on this issue that it be
included as a site specific requirement/condition of the plat and the Development Agreement.
SITE SPECIFIC COMMENTS (Dreliminarv Dlat)
1. The Public Works Department is gathering sewer and water information from the field as well
as analyzing this project with computer models that were developed for our facility plans. It is
anticipated that because of the phasing pattern propose by the applicant, that significant
amounts of off-site sewer and water main extensions will be necessary. The Sewer Master Plan
proposes the North Slough Trunk traversing through this proposed development. By starting
AZ-02-OlO; PP-02-009; CUP-02-012
Loch.. Falls AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 11
the phasing on the opposite side of the section from where the North Slough Sewer Trunk
begins traversing east(ie Ten Mile Rd.), the routing locks proposed roadway alignments into
place. If the phasing plan is approved, the applicant will be required to construct water mains
and the trunk line through the projects roadway system within the normal utility corridors. No
service lines will be allowed in the off-site segments. Applicant will also be required to
construct a temporary all weather 14-foot wide l!1"avel access road over any undeveloped
segments within this proiect until such time as the public street is improved. At ultimate build-
out the sewer and water mains shall be located within the improved public rif?:ht-of-way,
2. In accordance with Ordinance 12-13-10-8, Applicant shall .construct detached sidewalks
adjacent to Ten Mile Road, McMillan Road and Linder Road, The minimum width of the
parkway area between the curb and sidewalk is five (5) feet, Tree plantings within the
parkways will be restricted to either Class I or Class II trees, as approved by the P&Z
Department, through the detailed Final Plat review process.
3. The Applicant shall install the proposed a ten-foot (10') wide pathway along the south side of
W. Cayuse Creek Drive (see pg. 2 of CUP application).
4. Fencing details shall be submitted with the Final Plat application. Fencing adjacent to pathways
or the private park shall not be over three feet in height if constructed of a solid material, and
shall not be more than 4 feet in height if it is non-sight obscuring,
5. A detailed landscaping plan shall be submitted with the finalplat application. The landscaping
plan shall include the details for the proposed 30' wide pedestrian/emergency vehicle access on
Linder Road.
6. Performance specifications for the common area pressurized irrigation system shall be
submitted with the Final Plat application.
7. The phasing schedule may apply to the residential portions of the subdivision only. If the
applicant/developer determines that the office/multi-family/commercial property can or should
be developed in an order that is not consistent with the phasing schedule, they may request final
plat approval of said phases in a non-sequential manner without revising the preliminary plat.
All development; however, must be contiguous to a previously approved phase.
GENERAL COMMENTS (ore1iminarv Dlat)
1. Please submit a copy of the Ada County Street Name Committee's final approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 11 0% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc" prior to signature on the final
AZ'()2'()1O; PP'()2'()09; CUP'()2'()12
Lochsa Falls AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 12
plat.
4. One-hundred-watt, high-pressure sodium streetlights will be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense.
Typical locations are at street intersections and/or fire hydrants.
5. Underground pressurized irrigation must be provided to all landscape areas on site. Due to the
landscape area, primary water supply connection to the City's mains will not be allowed.
Applicant shall be required to utilize any existing surface or well water for the primary source.
Applicant has not indicated whether the pressurized irrigation system within this development
is to be owned and maintained by an association or an irrigation district. If the system is being
proposed as a private system, plans and specifications for the irrigation system shall be
reviewed by the Public Works Department as part of the development plan review process, and
a draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan
approval,
6. Six-foot-high, solid, perimeter fencing shall be required adjacent to all existing agricultural
land, unless otherwise agreed upon in writing by the Planning Director. No fencing will be
permitted within the required landscape buffers. The Applicant shall address the type of fencing
planned at the P&Z Commission public hearing. Submit detailed fencing plans for review and
approval with submittal of the Final Plat. All required fencing is to be in place prior to
issuance of building permits. A letter of credit or cash will be required for these fences prior to
signature on the final plat. Perimeter fencing shall be installed prior to obtaining building
permits,
7. A detailed landscape plan for the common areas, including pathways and types of construction,
shall be submitted for review and approval with the submittal of the final plat applications, The
plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed
ground coverltreatment. A letter of credit or cash surety in the amount of 110% will be required
for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature
on the Final Plat.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance
12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works Department.
9. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be usedsfor non-domestic purposes such as landscape irrigation.
10, Slopes within drainage lots are not to exceed a slope ratio of3:1.
AZ<J2<J1O; PP.()2<J09; CUP<J2-012
Lochsa Falls AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 13
FINDINGS FOR USE EXCEPTIONS WITHIN A PLANNED DEVELOPMENT
MCC 12-6-3 "Use Exceptions" require the Commission and Council to make the following findings in
order to authorize specific uses that are not nonnally permitted by the use regulations of the zone in
which the development is located (no more than 20% of the gross area of the gross project):
1. The uses permitted by the exception are strongly related to the principal use of the
development, and have the purpose of providing services or facilities useful or
complementary to the primary use.
Staff finds that the office/multiple-family housing uses are strongly related to the primary use of
the development (R-4). The office uses will provide services (medical, dental, optical etc.,,) that
will be complementary to the residents of the subdivision, and will provide employment
opportunities as welL
Staff finds that multiple-family housing acts as an acceptable buffer between the office uses and
the detached single family dwellings. Staff finds that the proposed office and commercial uses are
appropriate within the overall development of the subdivision. The mixing of residential uses and
commercial uses will encourage the office development to be constructed in a manner that will be
pedestrian friendly in design. The proposed high-density housing will provide an immediate
consumer base for the office/commercial development.
2. No more than twenty percent (20%) ofthe total area ofthe project shall be devoted to the
uses permitted by the exception. The percentage of use exception allowed will be
determined by the Commission and Council based upon the size of the project and
intensity of the use exceptions.
Staff finds that the office/multiple-family housing/commercial uses are approximately 10% of the
total area ofland included in the planned development.
(20.35 acres of office + 1.79 acres commercial + 10,71 acres of multifamily -0- 326.31 acres * 100 =
9.82% of land [excluding Park and Fire Department land] within the proposed subdivision)
Staff finds that the size and intensity of the excepted uses is appropriate for this location and size of
development.
3. The development will be phased so that construction of the excepted use or uses will be
justified by construction of all or a proportionate amount of the principal or primary use
or uses.
Staff finds that the excepted uses (office, multi-family and commercial) will be phased and
constructed in a manner that justifies there inclusion as part of the project's primary residential
uses.
AZ-m~lO; PP~2~09; CUP-02~12
Loch.. Fall. AZ.PP,CUP
Mayor and Council
August 4, 2002
Page 14
4. The uses permitted by the exception are integrated into the overall project by:
a. Being located in proximity to and within convenient walking distance of the primary
uses.
Staff finds that the officelmultiple-family/commercial uses are located along the northern
and southern periphery of the overall development. Staff finds that the excepted uses are
within convenient walking for many of the residents within the proposed subdivision,
Staff feels that a more centralized location of the excepted uses would bring additional
traffic into the core of the residential area and supports the current location of the
excepted uses.
b. Utilizing one or more of the main vehicular accesses to the primary use site as the
main access to the exception site or interconnection through a system of private
roadways and/or pathways.
Staff finds that the site design incorporates interconnectivity though shared vehicular
access points. The applicant has provided a pathway system and has proposed a private
roadway system for access to the excepted uses from the proposed residential uses.
c. Providing pedestrian and bicycle pathway connections with the primary use site.
Staff finds that, with the addition of the micropath lot in Block 1, the Applicant will
provide adequate pedestrian and bicycle connections with the development.
d. Orienting buildings on the exception site to facilitate vehicular and/or pedestrian
access from the primary use site.
Staff finds that the excepted uses are located in a manner that will facilitate vehicular
access from the residential uses.
e. Continuing architecture, landscaping, and building bulk concepts from the primary
use into the use of the exception site so they are consistent and harmonious
throughout the development.
Staff finds that the landscaping is consistent throughout the development. Architectural
and building bulk concepts will need to be submitted with a new detailed conditional use
permits for each of the office centers (north and south) and the multi-family housing
project.
The Commission and Council should determine what, if any, architectural/design
concepts (residential and/or commercial) should be incorporated into all buildings within
this development at this time.
5. The use(s) permitted by the exception are neighborhood or community serving in size and
character and not regional, and are not detrimental to adjacent neighborhoods in location
and character.
AZ-02-01O; PP-02.o09; CUP.o2-012
Loobsa Fall. AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 15
Staff finds that the office, commercial and multi-family uses are not regional in size or
character.
STANDARDS FOR CONDITIONAL USE PERMITS
Tbe Commission and Council sball review tbe particular facts and circumstances of eacb
proposed conditional use in terms of tbe following and may approve a conditional use permit if
tbey sball find evidence prcsented at the bearing(s) is adequate to establisb (11-17-3):
A. Tbat tbe site is large enougb to accommodate the proposed use and all yards, open spaces,
parking, landscaping and otber features as may be required by tbis ordinance;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features. The excepted uses are intended to be uses and services that will be
accessible by walking or bike riding from within the subdivision.
B. Tbat the proposed use and development plan will be barmonious witb tbe Meridian
Comprebensive Plan and in accordance witb tbe requirements of tbis Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Single-Family
Residential", The proposed mix of residential, commercial and office uses are harmonious with
and in accordance with the Comprehensive Plan by means of approval as a Planned
Development. The project meets the requirements and objectives of the Planned Development
Ordinances and other Zoning Ordinances.
C. Tbat tbe design, construction, operation, and maintenance will be compatible witb otber
uses in tbe general neigbborbood and witb the existing or intended cbaracter of tbe
general vicinity and tbat sucb use will not adversely cbange tbe essential cbaracter of the
same area;
Staff finds the design concept to be compatible with the intended character of the area. The
Generalized Land Use Map indicates that the intended use for this site is single-family
dwellings.
The existing character of the property to be developed is rural/residential with several large and
smaller homes. The proposed development will change the existing character, but it will not
adversely change the essential character of area, as it was intended to be used for single family
homes.
D. Thatthe proposed use, ifit complies witb all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on the
majority of the surrounding property; however, the Commission and Council should consider
any testimony given at the public hearings before making this finding,
AZ.Q2.Q1O; PP.Q2.Q09; CUP.Q2.Q12
Lochsa Falls AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 16
E. That the proposed use will be served adequately by essential public facilities and services
such as highways, street, police. and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed conditional
use shall be able to provide adequately any such services;
(See comments under this same Preliminary Plat finding.)
F. . That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of the
community;
(See comments under this same Preliminary Plat finding,)
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
(See comments under this same Preliminary Plat finding.)
H. That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
(See comments under this same Preliminary Plat finding.)
L That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major Importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by
issuance of this conditional use.
ADDITIONAL CONSIDERA nONS
Open Space Confil!Uration: The vast majority of the development's small lots (between 6,500 and
8,000 s.f) are located in blocks that are the furthest distance from the proposed City park lot and the
private 6-acre park. Typically, homeowners with larger, open lots will utilize public and private park
space less frequently than homeowners with smaller lots, yet the largest lots are nearest the parks. If
the multi-family development provides a minimum of 10% open space that is available to the single-
family homeowners adjacent to Lot 10, this is less of a concern. Staff recommends the Applicant
address this concern and the Commission consider requiring a reconfiguration of the stormwater/open
space lots within these small-lot blocks.
SITE SPEClFIC COMMENTS (Conditional Use Permit)
1, Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
AZ-02-O 10; PP-CJ2.QQ9; CUP-CJ2-012
Locbsa Fall. AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 17
2. The proposed 171 unit multiple-family housing project within the development shall be
required to apply for a detailed Conditional Use Permit for a Planned Development prior to
submitting for building permits.
3. The office lots in Block I and the officeJcommerciallots in Block 54 shall be required to apply
for a detailed Conditional Use Permit prior to submitting for building permits. Staff
recommends each of these two (2) areas be submitted as an overall, detailed Planned
Development, which, upon approval, would allow each individuallotlbuilding to apply directly
for a building permit if in conformance with the overall PD concept.
4. The officeJcommerciallots in Block I and Block 54 shall be required to submit for a Planned
Sign Program prior to construction of any signs on these lots. The number of future
office/commercial signs along Chinden shall be restricted to no more than two (2) signs and the
number along McMillan shall be restricted to no more than one (1) sign. All signs for office or
commercial use shall be limited to the L-O standards in the Sign Ordinance,
5. All site improvements (landscaping, irrigation, etc.) for the 6-acre park/pond area in Lot I,
Block 39 shall be complete prior to the issuance of the 250th occupancy permit for the
subdivision.
6. The applicant shall be required to maintain the pond(s) in a manner that will prevent the water
from becoming stagnant or public nuisance (a mosquito breeding ground).
7. All development shall comply with the Americans with Disabilities Act and the Fair Housing
Act.
COMPREHENSIVE PLAN POLICIES
The subject property is located in an area designated as Mixed Residential in the Meridian
Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that
are relevant to this application. Staff has selected the following sections that most directly apply
to the proposed project.
Gilals Section
Goal 4: To provide housing opportunities for all economic groups within the community.
Goal 8: To establish compatible and efficient use of land through the use of innovative and functional
site design.
Goal 3: To encourage the kind of economic growth and development which supplies employment and
economic self-sufficiency for existing and future residents, reduces the present reliance on
Boise and strengthens the City's ability to finance and implement public improvements,
services, and its open space character,
Goal 8: To establish compatible and efficient use ofland through the use of innovative and functional
site design.
AZ-02.QIO; PP-02-009; CUP-02.Q12
Loch.. Fall. AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 18
Goal 9: To encourage a balance ofland use patterns to insure that revenues pay for services,
Economic Development
1.1 The City of Meridian shall make every effort to create a positive atmosphere that
encourages. . . commercial enterprises to locate in Meridian.
1.3 The character, site improvements and type of new commercial or industrial developments
should be harmonized with the natural environment and respect the unique needs and features
of each area.
1.5 Strip industrial and commercial uses are not in compliance with the Comprehensive Plan.
3.1 U Approve quality housing projects that meet the needs of all economic levels.
3,2U Encourage efforts to develop and maintain quality neighborhoods and housing. . .
Land Use
1.l0U Promote the design of attractive roadway entryway areas into Meridian which will clearly
identify the community.
2,IU Support a variety of residential categories for the purpose of providing the City with a range of
affordable housing opportunities.
2.4U Encourage sidewalks and paved streets for all existing neighborhoods...
3.7 Industrial uses which require the storage or the production of explosive or hazardous materials
should not be located near residential areas, and should conform to disposal, spill and storage
measures as outlined by the U.S. EPA.
4.3U Encourage new commercial development in under-utilized existing commercial areas.
5.9 The integrity and identity of any ac!joining residential neighborhood should be preserved
through the use of buffering techniques, including screen plantings. open space and other
landscaping techniques.
5.12 Strip development within this mixed-use area is not in compliance with the goals and policies
of the Comprehensive Plan.
5.13 Clustering of uses and controlled access points along arterials and collector streets will be
required.
5.14 Because these areas are near 1-84 and Franklin Roads, high-quality visual appearance is
essential. All development proposals in this area will be subject to development review
guidelines and conditional use permitting procedures.
Natural Resource & Hazardous Areas
2.1 U Development along major drainage ways will be restricted to ensure that development does not
cause additional ground or surface water contamination.
3.1 U Manage and prevent unsuitable uses along drainage ways and protect the flood plain of creeks
and drains.
3.2U Protect the potential beauty and recreational trail opportunities of all Meridian waterways.
Community Desil!D
1.3 Open space areas within all development should be encouraged,
1.4 Major entrances to the City should be enhanced and emphasized. Unattractive land uses along
these entrances should be screened from view.
2.1 U Require businesses and government to install and maintain landscaping.
AZ'()2'()1O; PP'()2-Q09; CUP.()2.()12
Lochsa Falls AZ.PP.CUP
Mayor and Council
August 4, 2002
Page 19
2.3U Encourage the beautification of streets, parking lots. , .etc.
6.2U Pedestrian access connectors will be required in all new development to link subdivisions
together to promote neighborhood identity.
6.11 U - Promote well-planned and well-designed affordable housing in.all Meridian neighborhoods.
Transnortation Chanter
L 19U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility.
1.18 - As Planned Development methods and standards are implemented by the City of Meridian,
variations pertaining to planned development - maximum density, dimensional standards, and
other requirements - shall not exceed 25% of the existing requirements, and shall be
recommended when one or more of the Planned Development design and developmental
objectives are met.
RECOMMENDATION
Staff supports the concept of developing this area with medium-low density residential, multiple-
family residential and other mixed uses, as proposed. We believe the provision ofa future city park
and fire station are well-situated, critical public facilities to serve not only this subdivision but also the
2-3 square mile area at build-out. We strongly support the interconnectivity and shorter block lengths
within the subdivision as well as the unique traffic rotary feature.
We do, however, have concerns about the open-ended nature of how the Ten Mile connection will
occur along the south side of the future City Park.
Upon the resolution of the collector issue the planning and zoning staff recommend approval of the
annexation, preliminary plat and conditional use applications.
AZ.Q2.QIO; PP-02.Q09; CUP.Q2.Q12
Locbsa Falls AZ.PP.CUP
;;;;.. it"
. AC~ Ada Con tyHighway District
Right-of-Way & Development Department
Planning Review Division
This application requires Commissio action due to the fact that the development is 862 single-
family dwellings, 171 multi-family dw lIings, 11 office buildings, 1 commercial building, 1 fire station,
1 city park and 1 private park. Loch Falls Subdivision is scheduled to be on the consent agenda
on May 22, 2002 at 6:30 pm. Tech eview for this item was held with the applicant on Friday, May
3, 2002. Please refer to attachment or Request for Reconsideration guidelines. Andrea N. Tuning,
Principal Development Analyst, 208- 87-6177 phone, 208-387-6393 fax.
File Number(s): Lochsa Falls Su division I MAZ-02-010 I MPP-02-D091 MCUP-D2-012
Representative:
Becky Bowcutt
1405 West Chan Court
Eagle, Idaho 83 16
City of Meridian
City Clerk Office
[Q:
W
~
~
LF
Site address:
Between Linder oad and Ten Mile Road and McMillan Road and
Chinden Boulev rd
Owner/Applicant:
Farwest LLC
Daniel Gibson
44B7 North Ores en Place, Suite 102
Garden City, Ida 083714
RECEIVED
JUN 242002
Application Information
The applicant is proposing to constru an B76-lot mixed-use subdivision on 354.38. The
subdivision consists of 862 single-fa i1y residential lots, 11 office lots, 1 commercial lot, 1 fire
station, 1 private park, 1 City park an 59-common lots.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Proposed common lots:
Vicinity Map
1
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 12,480 additional vehicle trips
per day (20 existing) based on the submitted traffic study. .
2. Traffic Impact Study: A traffic impact study was required with this application. The
following is a summary of the findings:
This Development is projected to be built-out by the year 2010. The following are the
principal findings and recommendations of the study as provided by the Traffic Engineer, and
reviewed by the ACHD Transportation Engineer:
. As a result of the build-out, traffic on the vicinity roadways is expected to increase
as follows: traffic on Ten Mile Road and Linder Road may increase each by 1,248
vpd; traffic on Chinden Boulevard may increase by 3,495 vpd; traffic on McMillan
Road may increase by 2,746 vpd.
. The North Meridian Study expects a trip capture up to 10% within each 1 square
mile section. As more non-residential uses are developed within T4N R1W
Section 26, 10% of the site-generated trips will be retained within the section. For
the purposes of this report, 90% of the project trip generation is used for
assignment on the arterial roads and 10% is retained within the section.
. Background traffic for the year 2010 was obtained by factoring the existing traffic
and adding the traffic from Bridgetower and the Keltic Heights developments. The
existing traffic was projected at an annual growth factor of 2% on Ten Mile Road
and Linder Road, and 1 % on Chinden Boulevard. This was obtained from the
North Meridian Area Study.
. Existing Traffic Volumes on site vicinity were obtained from the North Area
Meridian Traffic Study published by WIS.
. The Chinden Boulevard Corridor Study completed on June 21, 1999 shows
Chinden Blvd. between Ten Mile Road and Linder Road with three access points
per side per mile. The intersection at Linder Road is signalized. The intersection
at Ten Mile Road is controlled by a 2-way stop sign.
. The overall intersection of Linder Road and Chinden Boulevard (signal controlled)
is currently operating at a LOS F with a delay of 100 seconds. At build-out of the
Lochsa site, the intersection will continue to operate at LOS F with a delay of 220
seconds.
. The overall intersection of LinderRoad and McMillan Road (4-way stop controlled)
is currently operating at a LOS B with a delay of 11 seconds. At build-out of the
Lochsa site, the intersection is projected to operate at a LOS F with a delay of 153
seconds.
2
. At the Ten Mile Road/McMillan Road intersection (2-way stop controlled), under
current conditions, McMillan is projected to operate a LOS B or better with a delay
of 11 seconds or better. At build-out of the Lochsa site, Ten Mile is projected to
operate a LOS F with a delay of 83 seconds.
. At the Ten Mile/Chinden Boulevard intersection (2-way stop controlled), under
current conditions, Ten Mile is projected to operate at LOS C or better with a delay
of 18 seconds or better. At build-out of the Lochsa site, Ten Mile is projected to
operate at a LOS F with a delay of 203 seconds.
. All of the site access intersections operate at an acceptable level of service with
acceptable vehicular delays.
. The intersection of McMillan Road/ Linder Road. marginally meets the peak hour
signal warrant for the existing no-build traffic conditions. The intersection will
continue to meet the peak hour signal warran.t for the 2010 build out traffic
conditions. A detailed analysis will be needed when projeCted traffic volumes are
reached before installing a signal. With or without a signal installation. the
intersection needs to be improved with widening of all four approaches.
. Chinden Boulevard requires center left turn lanes and right turn deceleration lanes
for traffic turning into the site at both access intersections.
. Linder Road requires center left turn lanes and right turn decelerations lanes for
traffic turning into the site at both access intersections.
. McMillan Road requires center left turn lanes for traffic turning into the site at its
access intersection. McMillan Road requires right turn deceleration lane for traffic
tuming into the site at the roadway intersection.
. Linder Road, McMillan Road, and Ten Mile. Road have adequate existing capacity
to handle the traffic from Lochsa project at build out. These roads will not have
adequate capacity to handle the build out of the 12-square mile North
Meridian Planning Area at 2020. Any improvements on these roadways should
be based on the recommendations of the North Meridian Traffic Study.
. Chinden Boulevard will nearly be at capacity to handle the traffic from the Lochsa
project. Chinden Blvd. will not have adequate capacity to handle the build out of
the 12-square mile North Meridian Planning Area at 2020. Chinden Blvd. should
be improved based on the recommendations for the North Meridian Area Traffic
Study.
. The Chinden Blvd.lLinder Road intersection needs to be improved with widening of
all four approaches for acceptable operation. The widening should include
additional through lanes on Chinden Blvd and left turn lanes on Linder Road.
Additional right turn lanes are optional, but will further improve the intersection
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operation. Any improvements on these roadways should be based on the
recommendations ofthe North Meridian Traffic Study.
· The Chinden Blvd.lTen Mile Road intersection needs to be improved with widening
of the northbound approach for acceptable operation. This widening should
include a left turn lane on Ten Mile Road. A detailed analysis will be needed when
the projected traffic volumes are reached before installing a signal. Any
improvements on these roadways should be based on the recommendations of the
North Meridian Traffic Study.
. With or without a signal installation, Linder Road/McMillan Road intersection needs
widening on all four approaches. Center left turn should be constructed at this
intersection before signal installation. Any improvements on these roadways
should be based on the recommendations of the North Meridian Traffic Study.
. The Ten Mile Road/McMillan Road intersection needs to be improved with
widening of the westbound approach for acceptable operation. The widening
should include an additional left turn lane on McMillan Road. Any improvements on
these roadways should be based on the recommendations of the North Meridian
Traffic Study.
· The Chinden Blvd.lEast Access intersection meets the peak hour signal warrant
for the 2010 site build out scenario. If a right turn lane on the access approach
and an acceleration lane onChinden Blvd. are provided, the effect on the right
tuming traffic from the accesses can be eliminated and consequently the
intersection will not meet the peak hour signal warrant. If a signal must be
installed. the west access should be signalized and the traffic from the east access
be diverted to the west access intersection.
· Most of the intemal streets have daily traffic projections lower than 1000 vpd. A
small segment of an internal street where the traffic projections exceed 1000 vpd is
shown in Figure 7. Access to the residential lots should be designed in
accordance with the ACHD's access requirements.
· The capacity analysis of the roundabout shows that it has adequate capacity to
accommodate the build out of the Lochsa Subdivision with an acceptable LOS,
and only minor delays.
Other Vicinity Developments:
· ACHD has approved Bridgetower Subdivision in 4N 1W sections 26 and 35 for
construction. Traffic from Bridgetower Subdivision is included in the background
traffic. A traffic impact stUdy published by WIS on the Bridgetower Subdivision was
used to extract land use and trip generation characteristics of the development. All
phases of Bridgetower are expected to be completed by 2010 and are included for
background traffic purposes.
4
,
. ACHD.had also approved Keltic Heights Subdivision in 4N 1W section 25 for
construction. Traffic from Keltic Heights subdivision is included in the background
traffic. A traffic study published by Dobie Engineering, Inc. on the Keltic Heights
subdivision was used to extract land use and trip generation characteristics of the
development. The development is expected to be fully developed by the year 2005.
· The build out year for this study was assumed as 2010. Only the weekday pm peak
hour period between 4-6 pm was analyzed so the site impacts. The study assumes
that the Ten Mile river crossing will not be complete until after 201 O.
3. Site Information:
The site is currently functioning as agricultural and single-family residential.
4. Description of Adjacent Surrounding Area:
. North:
. South:
. East:
. West:
Spur Wing Golf Course
Brandt Subdivision (single-family residential)
Single-family residential I agricultural
Single-family residential I agricultural
5. Impacted Roadways
Chinden Boulevard
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Linder Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
McMillan Road
Frontage:
Functional Street Classification:
Traffic count:
5
1,900-feet
Principal arterial
East ofTen Mile Road was 10,527 on 10-11-00
"e" I "0"
55
Chinden Boulevard and Linder Road intersection.
2,475-feet
Minor arterial
South of Chinden Boulevard was 6,182 on 6-6-00.
Better than "C"
50
Chinden Boulevard and Linder Road intersection.
1,340-feet
Minor arterial
west of Linder Road 1,133 on 9-13-00
Level of Service:
Speed limit:
Nearest intersection:
Better than "CD
50
Ten Mile Road and McMillan Road
Ten Mile Road
Frontage: 685
Functional Street Classification: Minor arterial
Traffic count: South of Chinden Boulevard was 505 on 10-11-00
Level of Service: Better than "CD
Speed limit: 50
Nearest intersection: No entrances onto en Mile Road is proposed at this time
(the site abutting Ten Mile will be the City Park) and the
site is not near an intersection.
6. Roadway Improvements Adjacent To and Near the Site
Chinden Boulevard, Linder Road, McMillan Road and Ten Mile Road are rural street sections.
. Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or
sidewalk.
· Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb,
gutter or sidewalk abutting the site.
· McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no
curb, gutter or sidewalk abutting the site.
· Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no
curb, gutter or sidewalk abutting the site.
7. Existing Right-of-Way
Chinden Boulevard has 67-feet of existing right-of-way (25-feet from centerline).
Linder Road has 50-feet of right-of-way (25-feet from centerline).
McMillan Road has 50-feet of right-of-way (25-feet from centerline).
Ten Mile Road has 50-feet of right-of-way (25-feet from centerline).
8. Existing Access to the Site
There are no public roadways currently entering the site.
9. Site History
There have been no previous applications for this site previously.
10. Five Year Work Program
There are no plans within the District's Fiver Year Work Program at this time. This site is
located within the North Meridian Planning area.
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11. Other Development in Area/Miscellaneous
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include 700 to 900 residential lots, schools,
office/commerciallots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
. On October 17, 2001, the Commission approved a rezone application and a sketch plat
for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots.
The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family
subdivision on 452. 16-acres.
. On October 17, 2001 the Commission approved a rezone and preliminary plat application
for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
. On November 7, 2001 the Commission approved rezone and annexation application for
370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91
acres and conditional use approval for a total of 692 single-family residences, 59 senior
housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower
Subdivision).
. On February 6, 2002, the Commission approved a preliminary plat application for a 272-
lot residential subdivision on 78-acres (Baldwin Park).
. On April 17, 2002, the Commission approved a preliminary pat application fora 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
Due to the large number of inquiries in this area, staff and the development community
. realized that the potential for development in this area is extreme and the traffic impact
studies that each individual developer was submitting did not include the major surrounding
developments that are .in the works". If staff examines each development individually, the
roadway system appears adequate, but when staff begins to add in a second or third large-
scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road,
Ten Mile Road, Linder Road) reach their 2020 planning thresholds.
Based on development patterns in this area, and the concern surrounding the abutting
roadways, ACHD hired Washington Group to conduct a traffic impact study of the
northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian
Road to one-half mile west of Black Cat Road.
One option for funding improving these roadways is the implementation of an extra-ordinary
impact fee overlay district. Lochsa Falls Subdivision may also be subject to any extraordinary
fees that the District may impose.
The second phase of the study, the economic phase has been initiated and will focus on the
cost of the improvements deemed necessary by the study, including right-of-way costs. The
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outcome of the economic study has provided the District with an estimate of the costs to
improve the roadways in the North Meridian Planning Area to handle the traffic generated by
the proposed developments in the area. This final estimated cost is not yet available, as staff
is still reviewing street section options that may reduce the right-of-way costs.
The following Executive Summary is from the completed North Meridian Traffic Study. It
examines the improvements that are anticipated within the North Meridian Planning Area:
EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY
The proposed 12-square mile study area between US 20/26 and Ustick Road and
between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1W and
sections 29-32 ofT4N R1E), is selected Ada County Highway District (ACHD) for
anticipated development build out. The following are the principal findings and
recommendations of the study:
. By the year 2020 the study area is anticipated to develop an additional 17,599
dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings,
12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of
church buildings, and approximately 60 acres of park.
. The build out scenario of the study area is projected to generate an average daily
traffic (ADT) 01.276,764 vehicles per day (vpd), of which the peak hour traffic (PHT)
will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the
trips remain intemal within each section, and 6% of the trips are pass-by trips.
. The distribution of the traffic from all of the study area sections indicate that
approximately 30% traffic directed towards south, 27% of the traffic directed towards
east, 21 % of the traffic directed towards west and north. The remaining 22% of the
traffic is distributed within the study area.
. At build out, traffic on the arterials is expected to significantly increase (see Table 4).
. All of the arterial intersections in the study area are currently operating at acceptable
level of service of .C. or better.
. By the year 2020, the majority of study intersections are projected to meet the peak
hour traffic signal warrant.
. A proportionate share of the impacts of the individual sections at each of the study
area arterial intersections is summarized in Table 6.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn
traffic volume.
. Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns
lanes may be required at some access and arterial intersections.
. McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is
forecasted with a 3-lane section west of Black Cat. At arterial intersections and at
access intersections right turns lanes may be necessary.
. Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is
forecasted with a 3-lane section west of Black Cat. At arterial intersections and at
access intersections right turns lanes may be necessary.
. Linder Road forecasted with a 5-lane section in the study area. At arterial intersections
and at access intersections right turns lanes may be required.
8
. McDermott Road is forecasted with a 3-lane section in the study area. At arterial
intersections and at access intersections turn lanes may be required.
. Black Cat Road is forecasted with a 3-lane section in the study area. At arterial
intersections right turn lanes may be required.
. Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial
intersections and at access intersections turn lanes may be required.
. Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of
McMillan in the study area. At arterial intersections right turn lanes may be required.
. Locust Grove Road requires a 3-lane section in the study area. At arterial
intersections right turn lanes may be required. At Ustick Road a 5-lane section is
forecasted.
Staff recognizes that the amount of right-of-way dedicated with these improvements is
overwhelming, and that ACHD may not have the funds to purchase such a large amount
of right-of-way. In this situation it is likely that impact fee offset agreements will be utilized
to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-
way.
B. Findings for Consideration
1. Future Parcels
The applicant has included three lots that will be required to submit a conditional use application
or a design review application in the future. The lots include the proposed fire station, the
proposed City Park and the proposed multi-family lot located on North Goddard Creek Way.
Once a formal application has been submitted for the proposed parcels, the District will approve
driveway locations in accordance with District policy. Due to the fact that these parcels are a
part of the plat, the District will acquire right-of-way and roadway improvements to the parcels.
2. Right-of-Way
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.
The applicant should dedicate 48-feet of right-of-way from the centerline of Linder Road, Ten
Mile Road and McMillan 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 if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with ACHD Ordinance #195.
State Highway 20/26 is under the jurisdiction of lTD. The applicant should contact ITD to
determine if any right-of-way will be acquired in association with this development.
9
3. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and
arterial roadways (7204.6.5).
The applicant should construct 5-foot concrete sidewalk abutting the property on McMillan Road,
Ten Mile Road and Linder Road. The sidewalk should be constructed 2-feet within the new
right-of-way. If the sidewalk is proposed to meander of outside of the right-of-way, the applicant
should provide an easement to the District.
4. Main Entrances
District policy 7204.11.5, requires collector roadways to align oroffset a minimum of 1,300-feet
from an arterial to allow for adequate spacing between signals.
District policy 7204.11.6, requires residential collector roadways to align or offset a minimum of
300-feet from any proposed or existing roadway.
The applicant is proposing to construct a main entrance, North Goddard Creek Way, to intersect
McMillan Road approximately 1,1 OO-feet east of the west property line (approximately at the
half-mile). The applicant is proposing to construct this roadway as a collector roadway.
The applicant is proposing to construct a main entrance, West Cayuse Creek Drive, to intersect
Linder Road located approximately 1 ,350-feet north of the south property line (approximately the
half-mile). The applicant is proposing to construct this roadway as a collector roadway.
The applicant is proposing to construct a main entrance, Wild Goose Drive. to intersect Linder
Road at the south property line. The applicant is proposing to construct this roadway as a
residential collector.
The proposed locations of North Goddard Creek Way, West Cayuse Creek Drive and Wild
Goose Drive meet District policy and should be approved with this application.
The applicant is proposing to construct a main entrance, North Lochsa Way, to intersect with
Chinden Boulevard (State Highway 20/26) located at the west property line (approximately the
half-mile).
The applicant is proposing to construct a main entrance, North Dry Bar Avenue, to intersect with
Chinden Boulevard (State Highway 20/26) located approximately 750-feet west ofthe east
property line.
Chinden Boulevard is under the jurisdiction of ITD, the applicant should contact ITD regarding
the location and the future signalization North Lochsa Way and North Dry Bar Avenue.
5. Center Turn Lanes and Pavement Tapers
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn
lane to be constructed to provide a minimum of 1 DO-feet of storage with shadow tapers for both
the approach and departure directions: Coordinate the design of the turn lane with District staff.
10
District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying
basis contingent upon the posted speed limit. Coordinate the design of the taper with District
staff.
The submitted Traffic Impact Study shows that the traffic generated by the site requires the
construction of center turn lanes and right-turn deceleration lanes (tapers) on Linder Road for
West Cayuse Creek Drive and West Wild Goose Drive.
The submitted Traffic Impact Study shows that the traffic generated by the site requires the
construction of center turn lanes and right-turn deceleration lanes (tapers) on McMillan Road for
North Goddard Creek Way.
The applicant should construct a center turn lane on Linder Road for West Cayuse Creek Drive
to provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with District staff.
The applicant should construct a center turn lane on Linder Road for West Wild Goose Drive to
provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with District staff.
The applicant should construct a center turn lane on North Goddard Creek Way to provide a
minimum of 1 DO-feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design of the tum lane with District staff.
The applicant should construct right-turn deceleration lanes (tapers) on Linder Road for West
Cayuse Creek Drive and West Wild Goose Drive. Coordinate the design of the taper with District
staff.
The applicant should construct right-turn deceleration lanes (tapers) on McMillan Road for North
Goddard Creek Way. Coordinate the design of the taper with District staff.
6. Street Sections
Intemallocal residential roadways
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 (Meridian 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.
The applicant is proposing to construct all of the internal local residential streets as 33-foot street
sections with 4-foot detached sidewalks.
11
The applicant should construct the internal local residential roadways as a 33-foot street with
curb, gutter and 4-foot wide detached concrete sidewalk within 50-feet of right-of-way with
parking on both sides of the roadway contingent upon approval from the Meridian Fire
Department.
Internal commercial/Industrial roadways
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-
feet of right-of-way.
The applicant is proposing to construct North Dry Bar Avenue as a 33-foot street section with
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
The applicant should construct North Dry Bar Avenue as a 40-foot street section with curb,
gutter and 5-foot concrete sidewalk within 54-feet of right-of-way abutting the commercial
development (approximately 350-feet).
Internal residential collector roadways
The applicant is proposing to construct West Ballinger Way (the entire length - 150-feet) and
West Wild Goose Drive (Linder Road extending west for approximately 470-feet) as residential
collector streets with no front-on housing, because the anticipated traffic volumes exceed 1,000
vehicle trips per day.
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 plan with District staff.
West Ballinger Way and West Wild Goose Drive should 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. Parking should
be prohibited on these street segments. Coordinate the signage plan with District staff.
Internal collector roadways
District policy 72-F1A allows collector roadways with 29-foot street sections with vertical curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way with parking prohibited on both
sides of the roadway.
The submitted Traffic Impact study determined that West Cayuse Creek Drive, North Goddard
Creek Way and North Lochsa Way (the proposed collector roadways) are warranted by this
development. The traffic study also noted that the mid-mile collector warrants for a connection
onto Ten Mile Road were not met.
12
The applicant is proposing to construct the collector roadways (West Cayuse Creek Drive, North
Goddard Creek Way, North Lochsa Way) within the site as 29-foot street sections with vertical
curb, gutter and 5-foot sidewalk within 50-feet of right-of.way.
***The applicant has inquired about a collector roadway street section that includes bike lanes.
If the applicant decides to construct bike lanes within the collector roadway, the applicant should
construct a 33-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of
right-of-way. The 33-foot street section would allow for two 11-foot traffic lanes and two 4-foot
bike lanes.
7. Driveways
District policy F2-F5, requires driveways located on collector or arterial roadways with a speed
limit of 50 to align or offset a minimum of 255-feet from any existing or proposed driveway.
District policy 72-F4 (2) requires driveways on commercial I industrial roadways to offset any
existing or proposed street intersection a minimum of 50-feet.
The applicant is proposing to construct two shared driveways intersecting McMillan Road.
· The first driveway location is proposed to be located on McMillan Road approximately
250-feet east of the west property line.
· The second driveway location is proposed to be located on McMillan Road
approximately 725-feet east of the west property line.
The applicant is proposing to construct a 25-foot shared access driveway intersecting North
Goddard Creek Way. The driveway location is proposed to be located approximately 420-feet
north of McMillan Road extending to the west property line.
The 3D-foot wide driveway that is proposed to be located on McMillan Road approximately 250-
feet east of the west property line meets District policy and should be approved with this
application.
The 30-foot wide driveway that is proposed to be located on McMillan Road approximately 725-
feet east of the west property line meets District policy and should be approved with this
application.
The 25-foot driveway that is proposed to be located on North Goddard Creek Way
approximately 42-feet north of McMillan Road extending to the west property line meets District
policy and should be approved with this application.
The applicant is proposing to construct two shared driveways that are proposed to intersect with
North Dry Bar Avenue approximately 350-feet south of Chinden Boulevard. The two driveways
are proposed to align with one another with one extending east from North Dry Bar Avenue and
the other extending west from North Dry Bar Avenue.
13
The two proposed 25-foot shared driveways that intersect North Dry Bar Avenue approximately
350-feet south of Chinden Boulevard meet District policy and should be approved with this
application.
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 all abutting roadways and install pavement tapers with 15-foot radii abutting the
existing roadway edge.
B. Roadway Offsets
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).
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 150-feet from a
collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires residential collector roadway to align or offset a minimum of
200-feet from a collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires residential collector roadway to align or offset a minimum of
200-feet from a collector roadway (measured centerline to centerline).
9. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood
circulation and to provide access to adjoining parcels. District policy also requires temporary
tumarounds with a temporary easement provided to the District at the end of stub streets that
serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct thirteen stub streets to the surrounding parcels.
· The applicant is proposing to construct West Apgar Drive to the east property line
approximately 400-feet north of McMillan Road.
· The applicant is proposing to construct West Wapoot Court to the east property line
approximately 1,1 OO-feet north of McMillan Road.
· The applicant is proposing to construct Parachute Hill Avenue to the south property line
approximately 600-feet east of the west property line.
· The applicant is proposing to construct North Chimney Peak Avenue to the south
property line approximately 1,650-feet east of the west property line.
· The applicant is proposing to construct West Cedar Grove Street to the east property line
approximately 650-feet north of the south property line.
14
. The applicant is proposing to construct North Gertie Place to the north property line
approximately 1 OO-feet west of the east property line.
. The applicant is proposing to construct West Boulder Bar Street to the west property line
approximately 500-feet south of Chinden Boulevard.
. The applicant is proposing to construct West Tango Creek Street to the west property line
approximately 1 ,025-feet south of Chinden Boulevard.
. The applicant is proposing to construct North Powell Creek Avenue to the north property
line approximately 2,050 feet east of the west property line.
. The applicant is proposing to construct West Glade Creek Street to the west property line
approximately 1 ,500-feet south of Chinden Boulevard.
. The applicant is proposing to construct West Anatole Street to the west property line
approximately 2,350-feet north of McMillan Road.
. The applicant is proposing to construct West Whitehouse Street to the west property line
approximately 1 ,800-feet north of McMillan Road.
. The applicant is proposing to construct West Divide Creek Street to the west property line
approximately 1 ,025-feet north of McMillan Road.
The applicant should construct eleven stub streets, as proposed.
The applicant should be required to provide a paved temporary tumaround with a temporary
easement provided to the District at the end North Gertie Place, West Glade Creek Street and
West Wapoot Court with a sign at the terminus of the roadway stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design
of the tumaround with District staff.
10. Islands
District policy 7202.7 and 7207.5 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 applicant-is proposing to construct several islands throughout the subdivision.
11. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an
island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a
minimum area of 100-square feet and designed to safely channel traffic. The roadway around
the traffic island should maintain a minimum of a 29-foot street section. The design should be
reviewed and approved by ACHD's Planning and Development staff.
The applicant is proposing to construct one knuckle on North Goddard Creek Way located
approximately 700-feet north of McMillan Road.
The proposed knuckle on North Goddard Creek Way located approximately 700-feet north of
McMillan Road meets District policy and should be approved with this application.
12. Roundabouts
15
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require that
roundabouts be designed with 21-foot street sections on either side of the center island. The
applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the
island. Coordinate the size and design of the roundabout with traffic services staff.
The applicant is proposing to construct a round about at the intersection of North Locsa Way,
North Goddard Creek Way and West Cayuse Creek Way as a traffic calming measure and as an
amenity to the subdivision.
13. Cul-de-sacs
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.
Dedicate 54-feet of right-of-way plus the additional width of the median.
The applicant is proposing to construct several cul-de-sac turnarounds throughout the
subdivision.
14.Special Recommendation to the City
The applicant is proposing to provide access to the out parcel via a driveway off of West Wapoot
Court. The out parcel should be required to take access of the internal roadway system as
opposed to continuing to access McMillan Road.
15. Special Recommendation to the Applicant
In order to reduce trips to and from the residential portion of this development, it is
recommended that upon occupancy the Home Owners Association proVide new residents with
information on alternative transportation and the commute options available. Commuteride staff
will coordinate this effort with the applicant. For more information contact Ms. Catherine
Sanchez at 387-6162.
It is also recommended that the applicant cooperate with Valley Inter-area Transportation to
preserve the right-of-way for future bus shelters and a bus pull-out at Block 20, Lot 1. For more
information contact Mr. Kevin Bittner at 846-8547.
In order to reduce trips to and from the commercial portion of this development, it is
recommended that the applicant dedicate at least 10 parking spots to be used as a Park and
Ride, lot. It is recommended the site be located near the North Chinden entrance adjoining
Block 55, Lot 22. It is also recommended the applicant consider providing bicycle facilities at
both proposed office space locations.
It is recommended that tenants occupying the proposed buildings be required to provide an
Alternative Transportation Program for employees prior to issuance of a building permit. The
applicant shall provide an annual report to ACHD Commuteride on program partiCipation.
Commuteride staff will coordinatethe Alternative Transportation Program with the applicant. For
more information contact Ms. Catherine Sanchez at 387-6162.
16
c. Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Linder Road, Ten Mile Road and McMillan
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 if the
owner submits a letter of application to the impact fee administrator prior to breaking ground, in
accordance with ACHD Ordinance #195.
2. Construct 5-foot concrete sidewalk abutting the property on McMillan Road, Ten Mile Road and
Linder Road. The sidewalk shall be constructed 2-feet within the new right-of-way. If the
sidewalk is proposed to meander of outside of the right-of-way, the applicant shall provide an
easement to the District.
3. Construct a main entrance, North Goddard Creek Way, to intersect McMillan Road
approximately 1,1 oo-feet east of the west property line (approximately at the half-mile).
4. Construct a main entrance, West Cayuse Creek Drive, to intersect Linder Road located
approximately 1,350-feet north of the south property line (approximately the half-mile).
5. Construct a main entrance, Wild Goose Drive, to intersect Linder Road at the south property
line.
6. Construct a center turn lane on Linder Road for West Cayuse Creek Drive to provide a minimum
of 1 DO-feet of storage with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn lane with District staff.
7. Construct a center turn lane on Linder Road for West Wild Goose Drive to provide a minimum of
1 DO-feet of storage with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn lane with District staff.
8. Construct a center turn lane on North Goddard Creek Way to provide a minimum of 1 DO-feet of
storage with shadow tapers for both the approach and departure directions. Coordinate the
design of the turn lane with District staff.
9. Construct right-turn deceleration lanes (tapers) on Linder Road for West Cayuse Creek Drive
and West Wild Goose Drive. Coordinate the design of the taper with District staff.
10.Construct right-turn deceleration lanes (tapers) on McMillan Road for North Goddard Creek
Way. Coordinate the design of the taper with District staff.
17
11. Construct the intemallocal residential roadways as a 33-foot street with curb, gutter and 4-foot
wide detached concrete sidewalk within 50-feet of right-of-way with parking on both sides of the
roadway contingent upon approval from the Meridian Fire Department.
12. Construct North Dry Bar Avenue as a 40-foot street section with curb, gutter and 5-foot concrete
sidewalk within 54-feet of right-of-way abutting the commercial development (approximately 350-
feet).
13. Construct West Ballinger Way and West Wild Goose Drive 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 shall be stated on the final plat. Parking shall be prohibited on these
street segments. Coordinate the signage plan with District staff.
14. Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa Way as 29-foot
street sections with vertical curb, gutter and 5-foot sidewalk within 50-feet of right-of-way.
OR
Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa Way a 33-foot
street section with a 4-foot bike lane, curb, gutter and 5-foot concrete sidewalk within 50-feet of
right-of-way.
15. Construct a 30-foot wide driveway located on McMillan Road approximately 250-feet east of the
west property line meets District policy and should be approved with this application.
16. Construct a 25-foot shared access driveway intersecting North Goddard Creek Way
approximately 420-feet north of McMillan Road extending to the west property line.
17. Construct two shared driveways (one extending east; one extending west) located on North Dry
Bar Avenue approximately 350-feet south of Chinden Boulevard.
18. Construct thirteen stub streets to the surrounding parcels.
. The applicant is proposing to construct West Apgar Drive to the east property line
approximately 400-feet north of McMillan Road.
. The applicant is proposing to construct West Wapoot Court to the east property line
approximately 1,1 OO-feet north of McMillan Road.
. The applicant is proposing to construct Parachute Hill Avenue to the south property line
approximately 600-feet east of the west property line.
. The applicant is proposing to construct North Chimney Peak Avenue to the south
property line approximately 1,650-feet east of the west property line.
. The applicant is proposing to construct West Cedar Grove Street to the east property line
approximately 650-feet north of the south property line.
. The applicant is proposing to construct North Gertie Place to the north property line
approximately 100-feet west of the east property line.
. The applicant is proposing to construct West Boulder Bar Street to the west property line
approximately 500-feet south of Chinden Boulevard.
. The applicant is proposing to construct West Tango Creek Street to the west property line
approximately 1 ,025-feet south of Chinden Boulevard.
18
. The applicant is proposing to construct North Powell Creek Avenue to the north property
line approximately 2,050 feet east of the west property line.
. The applicant is proposing to construct West Glade Creek Street to the west property line
approximately 1,500-feet south of Chinden Boulevard.
. The applicant is proposing to construct West Anatole Street to the west property line
approximately 2,350-feet north of McMillan Road.
. The applicant is proposing to construct West Whitehouse Street to the west property line
approximately 1,800-feet north of McMillan Road.
. The applicant is proposing to construct West Divide Creek Street to the west property line
approximately 1,025-feet north of McMillan Road.
19. Provide a paved temporary turnaround with a temporary easement provided to the District at the
end North Gertie Place, West Glade Creek Street and West Wapoot Court and a sign at the
terminus of all of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with
District staff.
D. Standard Conditions of Approval
1. 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.
19
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. 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.
5. 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.
6. 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.
7. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #195, also known as Ada County Highway District Road Impact
Fee Ordinance.
8. It is the responsibility ofthe applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. The applicant shall be required to call DIGLlNE (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.
9. No change in the terms and .conditions of this approval shall be valid unless they are in
writing and signed by the applicant orthe 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.
10. 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.
20
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 and pedestrian transportation system within the
vicinity impacted by the proposed development.
Attachments
1. Vicinity map
2. Submitted site plan
21
Request for Reconsideration of Commission Action
1. 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.
22
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
retumed 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.
LOCHSA FALLS SUBDIVISION
862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1
fire station. 1 city park and 1 private park.
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23
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July 15, 2002
AZ 02-010
MERIDIAN PLANNING & ZONING MEETING
July 18, 2002
APPLICANT Farwest, LLC and Daniel Gibson
ITEM NO.
4
REQUEST Continued Public Hearing from June 6, 2002 -- Request for annexation and zoning of 35<
354.38 acres from RUT to R-4 zones for proposed Lochsa Falls Subdivision -- south of West Chinden BOl
Boulevard and west of North Linder Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
See Previous Item Packet
~-l _ ?l h. -1:0
I t5 Z-olJ'2-
A% {
Contacted:
Date:
Phone:
Mat....als presented at public meetings shall become properly of the City of Meridian.
PUBLIC HEARING
SIGN-UP SHEET
DATE
18-Jul-02
PROJECT NUMBER
AZ 02-010
PROJECT NAME
Lochsa Falls Subdivision
FOR AGAINST
6:::'
CEtVE
JUL 18200
CITY OF ME
v-'
June 3, 2002
AZ 02-010
June 6, 2002
MERIDIAN PLANNING & ZONING MEETING
ITEM NO.
1
APPLICANT Farwest, LLC and Daniel Gibson
REQUEST Public Hearing - Request for annexation and zoning of 354.38 acres from RUT to R-4
zones for proposed Lochsa Falls Subdivision -- south of West Chinden Baulevard and west of
North Linder Raad
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
See Attached Comments
See Attached Comments
No Comment
No Comment
Con+- 17th -k>
No Objections
No Comment
~.~ rglU)L
\1:::fL
Parks Department -- See Attached Comments
OTHER:
Date: I,J::;/)-::::t..
Phone: m- at 8'1
enals presented at public meetings shall become properly of the City of Meridian.
...
__J
'HliW!!!lil
Iii::!;>
..1,"'11",
,,<'; '''''
",,:':1";:'
, "~I
','ii,
Joseph Silva
Deputy Chief
Meridian Fire Department
540 E. Franklin Rd.
Meridian, Id 83642
(208) 888-1234
'Fax (208) 89S-0>~
"::II!i!,},:,,
May 15, 2002
TO:
Meridian Planning & Zoning COmrniSS~~
Lochsa Falls Subdivision File AZ 02-0101
Joseph Silva, Deputy Chief, Fire Prevention
RECEIVED
MAY 1 5 2002
CITY OF MERIDIAN
CITV r.1 ~RI( n~~Ir'J='
SUBJECT:
FROM:
The following will be the requirements and/or concerns to provide minimum levels of flIe protection for
the proposed project:
L
One and two family dwellings will require a flIe-flow of 1,000 gallons per minnte available for a
duration of2 hours to service the entire project Fire hydrants shsll be placed an average of 400'
apart, 1997 UFC Appendix III-A
2.
Commercial and office occupancies will require a flIe-flow consistent with the Uniform Fire
Code to service the proposed project Fire hydrants shall be placed an average of 400' apart.
1997 UFC Appendix III-A
3.
Multi-family residential on the site will require a flIe-flow of 1500 GPM plus the amount
required by the fIre sprinkler demand.
4,
Acceptance of the water supply for fire protection will be by the Meridian
Water Department
5,
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department
6.
All roads shall have a twning radius of28' inside and 48' outside,
7.
Insure that all yet undeveloped parcels are maintained free of combustible vegetation per
section 1103.2.4 ofthe Uniform Fire Code,
8.
All access roads within the project shall have a clear driving surface with a minimum
width of 20' available at all times, Restricted parking will be required for Blocks 2, 58, 57, 20,
36, and 28. UFC 902,2.2.1
9.
Operational fire hydrants and temporary or pennanent street signs are required before
combustible construction begins. UFC 901.4.2 & 901.3
10.
~:Phs~ing'P'l!'!!i'1&-y,tequire that any roadway greater than 150' in length that is not provided
iWlil1:LIll!:!!I;,lo+"~"').1<<lr""',lred.to,hsve a tun! around,
i':i:" "~"~iii', :'~Jr~i~!:lP!i!ri1i'i~," ':'ilH,,!_rli_ . . . . . . . . . . . . . . . . . . . . . . .
1,1,1, 1:!!II,I'lil:i:":L:,:,L:::':::L!
May 15, 2002
Page 2
...
II, A mininnun of two points of access will be required for any portion of the project, which serves
more than 30 homes. UFC 902,2,1
12, The proposed 862-lot subdivision with an estimated 2,9 residents per household would bave a
total estimated population of 2,499 residents at build out. The proposed multi-family lot bas an
estimated 171 units with a total estimated population of 495 residents at build out. The II office
lots and I commercial lot will bave an tmknown transient population and will have an tmknown
impact on Meridian Fire Department call volumes. The Meridian Fire Department has
experienced 2069 responses in the year 2000 and 2251 calls for service in 2001. According to a
report completed by Fire & Emergency Services Consulting Group in February of 2000 our
requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010.
\3, The proposed project lies outside the five-minute response zone goal. Achievement of this
goal is subject to budgetary constraints and is intended to enhance the probability of a
favorable outcome on a request for Basic Life Support. The budget constraints are typically
defmed as capital outlay for facilities that are located within 1.5 miles from a given location
and sufficient operational funds to staff the facilities.
14, The proposed location of the Meridian Fire Station meets the general requirements of the Master
Site Plan for fire station locations. The site appears to have met the minimum lot dimensions
required for a satellite location
Meridian Parks & Recreation
Memo
To:
From:
Date:
CC:
Planning & Zoning Commission
Tom Kuntz
May 31,2002
City Clerk & Planning & Zoning Staff
RECEIVED
MAY 3 1 2002
CITY OF MERIDIAN
CITY CLFRK nl=l=lri=
RE: CUP 02-012 - Conditional Use Permit -lDchsa Falls Subdivision
PP 02-009 . Prelimina'Y Plat - Lochsa Falls Subdivision
AZ. 02-010 - Annexation & Zoning - Lochsa Falls Subdivision
The Parks and Recreation Commission and Staff has received and reviewed the above-proposed
project We v<<luld support accepting the designated park site (Block. 12 Lot 2) under five conditions:
1. Building lots 7 -12 (Block 12) should be eliminated. Eliminating the six lots addresses safety,
visual issues and increases the overall size of the park. Our Action Plan specifies a 3O-acre
park for this location.
2. A park of this size requires a collector or arterial street on one side, Although the park is
fronted on one side by Ten Mile Road, the actual frontage is limited due to an existing church
and house. We would recommend a new collector along the southern boundary of the park
that would align with Anatole Slreet
3. The park will not selVe as a detention/retention pond for the development.
4. Developing the park in a timely fashion benefits the developer and the entire community. R is
important the developer and the parks department work together to develop the park in a
timely and cost effective manner. We v<<luld be interested in entering into a park development
agreement with Farwesl L.L.C. at the appropriate time.
5. The developer has agreed to donate five (5) acres and the remaining nineteen (19) acres
v<<luld be reimbursed through impact fees as they are collected.
. Page 1
/
Robert D. Corrie
A LJooa C'Lace to LI vc
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 . Fax (208) 887-4813
Cil)' Clerk Office Fax (208) 888-4218
--.....'..- ......I^I\,I.~IC.I' l
(208) 288-2499. F", 288-2501
PUBLIC WORKS
(208) 898.5500 . F", 887-1297
BUILDING DEPARTMENT
(208) 887.2211 . F", 887-1297
PLANNING AND ZONING
(208) 884-5533 . Fax 888-6854
CITY COUNCIL MEMBERS
William L. M, Nary
Keith Bird
Tammy deWeerd
Cherie McCandless
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clert<;'s Office
Attn: Will Berg,City Clert<;, by: May 30, 2002
Transmittal Date: April 12, 2002 Hearing Date: June 6, 2002
File No.: 'AZ 02-010
Request: Annexation and Zoning of 354.38 acres from RUT to R-4zones for proposed
Lochsa Falls Subdivision \
By: Farwest, LLC and Daniel Gibson
Location of Property or Project: south of West Chinden Boulevard and west of North Linder Road
David Zaremba, PIZ (No VAR, VAC, FP)
Jerry Centers, PIZ (No VAR, VAC, FP)
Leslie Mathes, PIZ (No VAR, VAC, FP)
Keven Shreeve, PIZ (No VAR, VAC, FP)
Keith Borup, PIZ (No liAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, CIC
Tammy deWeerd, CIC
Keith Bird, CIC
Cherie McCandless, CIC
V Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department Your Con ise Remarks:
Fire Department
Police Department
City Attomey
City Engineer
City Planner
Part<;s Department
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power CO. (FP/PP only)
U.S. West (FP/pPonly)
Intennountain Gas (FP/PPonly)
Bureau of Reclamation .(FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Aonexation only)
~ It '/I-/..r- I'
r), ,c
RECEIVED
APR 1 9 2002
City Of Meridian
City Clerk Office
HPR-15.-2002 01:,~~~ _F.ROM:Sani tar. Servioes, I 208-888-5052
Raben O. Cumc A UOOQ ('lace: ,u ",IYG
TO:Meridian
Clerk P:2/3
(201) "1.2'\1\1' f.. 285.1501
PUBLIC WORKS
(208) 898.llC'l' F.. 891. i ~'"
BUILDING DIJ',.l'tl \1.""7
(:0&) !8i.2~J J . Fu SB7 i .})7
PUN~INC A;-JO ZO:--Jr:-iG
(lOll g~jlJJ ' r.. 8~~ 6<l'
CITY COUNCIL ME.\IBERS
WiJlj:lln L. ~1. Nory
KeiiIJEliru
T:unmy d. w..r<!
Chone Mee,m.ll...
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAIIO 83642
(208) 888-<\.1J3 . Fall (208) 887-4813
Cicy Clerk Offic. 1'... (208) 888-4218
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations 10 Meridian Cily Clorl(s Office
Ann: Will Berg, City Cieri<, ~y: May 3D, 2002
Transmittal Date: April 12, 2002 Hearing Dalc: June 6, 2002
Flia No. 'AZ 02-010
Requast. Annexation and Zoning of 354.38 acres from RUT to R-4 zones for proposed
Lochsa Falls Subdivision
By' Farwest, LLC and Daniel Gibson
Location of Property or Project: sCluth of West Chinden Boulevard and west of North Linder Roa~,_
David Zaremba, P/Z (No VAR, VAe. FPI
JelTy Centers. P/Z (No VAR. VAe, FPI
Leslie Mathes, PIZ (110 VAR, VAe, FP)
Keven Shreeve. P/Z (No VAR, VAe. FPI
Keith BoruP. PIZ (No VAR, VAe. FPI
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd. GIG
Keith Bird, C/C
Cherie McCaMlcss, C/C
Water Department
Sewer Department
Sanitary Service (No VAil. VAe, I'PI
Building Department Your Concise Remarks:
Fire Department ..J 0 CO ",MlA.>,
Police Department
City Attorney
City Eng ineer
City Planner
Par1<s Department
v
Meridian School District (No 1'1')
Meridian Post Office (rPtr'1' only)
Ada County Highway District
Community Planning A~oc
GenII 31 District Heallh
Nampa Meridian Irrig Distnct
Settlers lnigation Dislnct
Idaho Power CO, (FPIPP only)
U.S West (I'PlPfJonly)
Inlermountnin Gas (FPIPP only)
Bureau of Reclamation (FPIPP nnly)
Idaho Trallsportation Departmelll (No rp)
Ada county (Annex.!on only)
~ -:?-,,,. C-.LLGoD/l.iJ (.:s.J.~ ,)
APR 16 '02 13:58
RECEIVED
APR \6 2002
City Of Meridian
City Clerk Office
208-888-5052
PAGE. 02
~ CENTRAL
GtBt6LI~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health DivisioRECEIVED
APR 1 9 2002
,( L 0;) -()lO
City of MeFillioR
City Clerk Office
Return to:
o Boise
DEagle
o Garden City
,.8tMelidian
o Kuna
DACZ
o Star
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
t...o d.s,q... ~ ~Jj,
~ We have No Objections to this Proposal.
o 2. We recommend Denial of this Proposal.
o 3, Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
o 4, We will require more data concerning soil conditions on this Proposal before we can comment
o 5, Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
o 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability,
o 8, After written approval from appropriate entities are submitted, we can approve this proposal for:
o central sewage 0 community sewage system 0 community water well
o intelim sewage 0 central water
o individual sewage 0 individual water
o 9, The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
o central sewage 0 community sewage system 0 community water
o sewage dry lines 0 central water
o 10. Run-off is not to create a mosquito breeding problem.
o 11, This Department wouid recommend deferral until high seasonal ground water can be determined i1 other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
014.
Date: -!f.JLZJ~
Reviewed By: ~~t:r&I
Review Sheet
CDHD9100 Ikc
RECEIVED
APR 2 4 2002
City of Meridian
City Clerk Office
~&~'l~'Z)~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 -4395
FAX # 208-463-0092
April 23, 2002
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Will Berg, City Clerk
City of Meridian
c33ijaJ~j}
Meridian, ID 83642
Re: AZ 02-010 Annexation and Zoning from RUT to R-4 zones for proposed Lochsa
Falls Subdivision
Dear Commissioners:
The Nampa & Meridian Irrigation District has no comment on the above-mentioned
application as it is out of our District,
Sincerely,
13>> j>I~
Bill Henson, Asst. Water Superintendent
NAMP A & MERIDIAN IRRlGA TION DISTRICT
BH:dln
C: File - Shop
File - Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
MAY UK
Raben D. Corrie
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433. Fax (208) 887-4813
City. Clerk Office Fax (208) 888-4218
LEGAL DEPARTMENT
(208) 288-2499 . FlU 288-250 I
PUBUC WORKS
(208) 898-SS00 . FlU 887-1297
BUILDING DEPARTMENT
(208) 8S7-22I1' FlU SS7-1297
PLANNING AND ZONING
(208) 8S4-SSJJ . FlU SSS-6SS4
CITY COUNCIL MEMBERS
WiIliam L. M. Nary
Keith Bird
Tammy deWeerd
Cherie McCandless
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: May 30, 2002
Transmittal Date: April 12, 2002 Hearing Date: June 6,2002
File No.: 'AZ 02-010
Request: Annexation and Zoning of 354.38 acres from RUT to R-4zones for proposed
Lochsa Falls Subdivision \
By: Farwest, LLC and Daniel Gibson
Location of Property or Project: south of West Chinden Boulevard and west of North Linder Road
David Zaremba, PIZ (No VAR, VAC, FP)
Jeny Centers, PIZ (No VAR, VAC, FP)
Leslie Mathes, PIZ (No VAR, VAC, FP)
Keven Shreeve, PIZ (No VAR, VAC. FP)
Keith Borup, PIZ (No liAR, VAC. FP)
Robert Corrie, Mayor
Bill Nal)', CIC
Tammy deWeerd, CIC
Keith Bird, CIC
Cherie McCandless, CIC
Water Department
V Sewer Department
Sanital)' Service (No VAR, VAC, FP)
Building Department Your Concise Remarks:
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FPIPP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power CO. (FPIPP only)
U.S. West (FPIPPonly)
Intermountain Gas (FPIPP only)
Bureau of Reclamation .IFPIPP only)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
!f)jJ"~T;
.....).' )
:i I~'
.,
;'r.\
I ,\ ~ ,
.'\ii r I'.
f.
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'u.;/..l.' J,Ji..~
-':.~,_~_ i
~'Yl.:i~'J. :'~\'i \ l: - '.i'~
PUBLIC HEARING
SIGN-UP SHEET
DATE
6-Jun-02
PROJECT NUMBER
AZ 02-010
PROJECT NAME
Lochsa Falls Subdivision
~
FOR AGAINST
<;;:1\e~IDA.J
~
X
RECE
JUN - 6 2002
CITY OF MERIDIAN
MAYOR
Robert D. Corrie
HUB OF TRE4SURE VALLEY
A Good Place to Live
P 4 Z. 11m 01, Pl-lj
Io-O~-OL
J+e.W1S 71 '6 I CJ
~
+--
,
CITY COUNCIL ME~mERS
Tammy deWeerd
KetthBrrd
Cherie M~andless
William LM. Nary
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 . FA.,( (208) 887-4813
City Clerk Office Fax (208) 8884218
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . F,A.,( 888.0854
MEMORANDUM:
June 4, 2002
To:
Mayor, City Council and Planning & Zoning Commission
Bruce Freckleton, Senior Engineering Tech ~
Brad Hawkins-Clark, Planner III ~~
David McKinnon, Planner IT tJA
RECEIVED
From:
".., "no"
..,:t...:!'j - iJ Ltl ,
CITY OF MERIDIAN
CITV rl i=PK' n~~'rF
Re: Lochsa Falls Subdivision
. Annexation and Zoning of 354.38 Acres from RUT (Ada County) to R-4 (Low
Density Residential), by Farwest LLC & Daniel G. Gibson (File No. AZ-02-010).
. Preliminary Plat Approval of 876 Building Lots and. 59 "Other" Lots on 354.38
Acres of Land, by Farwest, LLC &Daniel Gibson, Jr,. (File No. PP-02-009).
. A Conditional Use Permit for a Planned Development for 862 Single Family
Dwellings, 171 Multiple Family Dwellings, Eleven (11) Office Buildings, One (1)
Commercial Building, One (1) City Park, One (1) Private Park, and One (1) Future
Fire Station Lot The Proposed Planned Development Includes a Request to Allow a
Land Use Exception (OfficelCommercial/High Density Uses in a Proposed R-4
Zone), Reduced Lot Sizes, Reduced Frontage Requirements, Reduced Setbacks,
Reduced House Sizes and to Exceed Block Length Requirements, by Farwest, LLC
& Daniel Gibson, Jr (File No. CUP 02-012)
We have revinved the ciforementioned applications and now offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Cauncil:
APPliCATIONS SUMMARY
The Applicants, Farwest, LLC & Daniel Gibson, Jr, have requested the annexation and zoning of
354.38 acres ofland south of Chin den, west of Linder, north of McMillan and east ofTen-Mile Road.
The land is presently zoned RUT, and the Applicants have requested that upon annexation, all of the
property be zoned R-4. The property is comprised of ten (10) tax parcels and six different property
ownerships.
The Applicant's preliminary plat approval request is for 876 building lots (862 single-family detached
building lots, a multiple family building lot, 11 office lots, a fire station lot and a commercial lot) and
59 "other" lots. The "other" lots include a 24.64-acre City park, a 6-acre private park, pedestrian
pathways, landscape buffers, open space/drainage, 2 tot lots and a central traffic rotary landscape/water
feature. The proposed overall density of the subdivision is 3.37 dwelling units per acre. Proposed lot
1
!
Mayor and Council
June 4, 2002
Page 2
sizes range from 6,500 s.t: to 20,000 s.t:
The Applicant has also requested approval of a Conditional Use Permit for a Planned Development to
allow reduced development standards including reduced setbacks, reduced lot size, reduced frontages,
and reduced house sizes and to allow the Applicant's request to exceed block length requirements. The
following is a side-by-side comparison of the City's minimum requirements and the reduced
requirements that have been proposed by the applicant:
Setbacks- City Requirements (R-4) ProDosed Setbacks (Townhomes)
Front: 20' Front: 20' or 15' for non-front entry garage
Rear. 15' Rear: 15'
Side: 5' /per story Side: 5' single story, 7' for two story
Street side: 20' Street side: 20'
(Note: Setbacks for L-O uses, C-N use and R-15 uses will meet City designated setbacks)
Lot Size-
City Requirements
R-4 zone: 8,000 sq.ft.
Proposed Lot Sizes
6,500 sq.ft. (Detached Single-family)
Lot Frontage-Citv Reauirements
80'minimum
Proposed Frontage
60' minimum
Additionally, as part of the planned development request, the Applicants have requested a twenty
percent (20%) land use exception to permit office, multi-family, public service (fire station) and
commercial uses in the proposed R-4 zone. The 11 office lots cover 20.35 acres and will require a
conditional use permit prior to development. The multi-family lot is 1O.I-acres, with a projected 171
dwelling units contained in 2 and 3 story apartment type buildings. The commercial lot is 1.79-acres,
and will require a conditional use permit prior to development. The multi-family lot will also require a
conditional use permit prior to development. The excepted uses utilize approximately 9"10 of the overall
project area,
The App]icants have provided the following amenities to fulfill the Planned Development requirement
of a minimum of two (2) amenities: the aforementioned private park with a full size basketball court
and a large playground, two (2) smaller playgrounds located elsewhere in the subdivision, a picnic
gazebo, a private pathway system (in addition to detached sidewalks throughout the subdivision), and a
traffic rotary area with a pond and landscaping located at the center of the subdivision.
,
The proposed pathway system connects to various micro-paths to link the different single family
residential areas within the subdivision. The proposed pathway system will consist of a 7'-10' wide
asphalt pathway on the south side of the east-west collector.
There is not a school site proposed within the project. However, the Applicant's representative has
indicated that the Joint School District No.2 intends to purchase land on the west side of the north-
south collector,just south of Chin den Blvd.
Recommendation: Stqff is recommending the P&Z Commission continue the June 6 public hearing
AZ<l2<llO; PP<l2<109; CUP<l2<ll2
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 3
on the three (3) subject applications in order to review a revised Preliminary Plat that
accommodates the recommended nwdiflcations herein, and to afford additional time for further
analysis by the Planning & Zoning Department & Public Works Department as well as the applicant
addressing Idaho Power's concerns. Staff reserves the right to add additional comments as
conditions of the applicant beyond those contained herein.
CURRENT OWNERS OF RECORD
Leroy E. Brandt, Elroy Brandt, Marty Goldsmith, Sunjay Ray MD" Daniel Gibson, Jr. and Justin and
T amra Martin are the current property owners and all parties have submitted notarized consent for the
three subject applications.
LOCATION
The subject property is located within Section 26, Township 4 North, Range I West, which is south of
Chinden Blvd, west of Linder, north of McMillan and east ofTen-Mile Road.
SURROUNDING PROPERTIES
North: Spurwing Country Club & Brandt Subdivision (estate residential zones)
South: Bridgetower Subdivision, zoned R-4.
East: Rural residential, zoned RUT (Ada County), A large mixed use subdivision, Keltic Heights
Subdivision, was proposed at this location.
West: Rural residential, zoned RUT.
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable. to Zoning Amendments, both the
P&Z Commission and Council are required "to review the particular facts and circumstances of each
proposed zoning amendment in terms of the following standards and shall find adequate evidence
answering the following questions about the proposed zoning amendment"
The following is the list of standards found in 11-15-11 and analysis by staff:
"A. Will the new zoning be harmonions with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designation, R-4, is harmonious with and in
accordance with the adopted Comprehensive Plan and Generalized Land Use Map,
which designates the land to be primarily "Single Family Residential", with a park. The
draft Comprehensive Plan Future Land Use Map designates this area as both Low
Density (3 d.u.lacre and below) and Medium Density Residential (3-8 d.u.lacre).
Although, the Schedule of Use Control (MCCll-8-1) states that only detached single-
family dwellings are permitted within the R-4 zone, the Planned Development
AZ-QZ-QIO; PP-QZ-Q09; CUP-QZ-QIZ
Loch.. Falls AZ.PP.CUP
,
Mayor and Council
June 4, 2002
Page 4
Ordinance allows a mixture of different housing types, (townhouses, duplexes and
detached single-family dwellings) within a single planned development, regardless of
the underlying zone, so long as the overall density of the underlying zone is not
exceeded (MCC12-6-4 A).
Accordingly, the overall density of the residential portion of the planned development is
approximately 3.4 dwelling units per acre (gross).
Furthermore, the Planned Development Ordinance allows for up to 20% of the land
within a planned development to be used in a manner that the underlying zone would
typically prohibit. Therefore, the proposed office and commercial uses comply with the
Comprehensive Plan's land use designations
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the land to be annexed will be rezoned in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning - for example. a residential
area turning into commercial area by means of a conditional use permits;
Staff finds that the property will be developed in a manner consistent with the new
zoning and/or consistent with allowable Planned Development uses (e.g. 20% excepted
uses).
D. Has there been a change in the area or adjacent areas which may dictate that the
area shonld be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the recent annexation and zoning of the Bridgetower Subdivision to the
west and south of proposed Lochsa Falls is a significant change in the area, and that
Bridgetower is a Planned Development similar to the proposed Lochsa Falls
Subdivision. The four (4) arterial streets abutting this mile section are not planned for
improvements in Ada County Highway District's Five Year Work Program. However,
the UstickJTen Mile intersection is slated for a new signal within the next 3-4 years.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff frods that the proposed uses (primarily residential) match the intended character of
the vicinity, as noted on the Generalized Land Use Map. Staff finds that the proposed
uses can be designed and constructed in a manner that will be harmonious with and
AZ-02-010; PP-02-009; CUP-02-012
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 5
appropriate in appearance with the existing and intended character of the surrounding
area with the possible exception being the creation of a number of small county
enclaves that will be surrounded by the new uses. However, the majority of the enclaves
are rural-residential and are surrounded by residential u.ses. The existing character of the
area will change, especially upon build-out of the proposed project.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony to determine whether or
not the proposed use will be disturbing or hazardous to the neighboring uses.
Staff does not anticipate that the proposed uses will be hazardous to future or existing
neighbors. A potential disturbance may be with the existing agricultural uses, which
could be adequately addressed through the Right-to-Fann clause in Idaho State Code.
G. Will the area be served adequately by essential public facilities and services such
as highways, streets, police and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of
proposed zoning amendment shall be able to provide adequately any of such
services;
In their April 19th letter, the Idaho Power Company stated that they are unable to serve
Lochsa Falls without "significant system upgrades." The Commission and Council will
need to reference any written or verbal testimony submitted by the Meridian Police
Department regarding their ability to adequately service this project. The Meridian Fire
Department has submitted a list of conditions and needs in order to adequately serve the
project. The ACHD Commission approved Lochsa Falls Subdivision at their May 22,
2002 meeting, finding that Linder, McMillan and Ten Mile Roads have adequate
capacity to handle Lochsa-generated traffic (but not build-out traffic of the 12-square
mile North Meridian Planning Area).
The Public Works Department is gathering sewer and water information from the field
as well as analyzing this project with computer models that were developed for our
facility plans. It is anticipated that because of the phasing pattern proposed by the
applicant, significant amounts of off-site sewer and water main extensions will be
necessary. The Sewer Master Plan proposes the North Slough Trunk traversing through
this proposed development. By starting the phasing on the opposite side of the section
from where the North Slough Sewer Trunk begins traversing east (i.e. Ten Mile Rd.),
the routing locks proposed roadway alignments into place. If the phasing plan is
approved. the applicant will be required to construct water mains and the trunk line
through the projects roadway system within the normal utility corridors. No service
lines will be allowed in the off-site segments. Applicant will also be required to
construct an all weather l4-foot wide gravel access road over the off-site segments
within this project.
AZ-02-01O: PP-02-009; CUP-02-012
Lochsa Fans AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 6
H. Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the
community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Although a detailed analysis was not done specifically on Lochsa Falls, it is generally
found that tax revenues generated by urban residential development do not pay for the
long-term provision of these urban services, Staff generally finds there will not be
excessive additional requirements at public cost and that the annexation and zoning will
not be detrimental to the community's economic welfare.
L Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or
tbe general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare or odors;
Staff finds that the proposed residential, office and commercial uses themselves will not
be detrimental. However, Staff finds that the proposed uses will create additional traffic
on Linder, Ten Mile, and McMillan Roads and Chinden Blvd. The Traffic Impact Study
provided by the Applicant states that the development is estimated to generate 12,480
additional vehicle trips per day (20 existing).
Staff notes that the mixed use nature of the proposed development will encourage a
higher degree of trip capture within the square mile (estimated at 10"10 of total trips). In
this regard, the "excessive production" of traffic is lessened versus a project without
accessible neighborhood services.
Staff does not anticipate the proposed uses will create excessive noise, smoke, fumes,
glare, or odors.
J. Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference witb traffic on surrounding public streets;
The ACHD Commission has reviewed and approved the vehicular approaches to
Lochsa Falls Subdivision off of Ten Mile, Linder and McMillan Roads. The Idaho
Transportation Department (ITD) has also reviewed and approved the subdivision and
has limited access to State Highway 20&26 (Chinden) to the half-mile collector street
(N. Lochsa Way). lID required the elimination of the proposed access road to Chinden
that is east of the half-mile collector (N. Dry Bar). This will help to reduce future
interference with traffic turning off of the existing highway into the proposed
subdivisio n.
AZ-02-O 1 0; PP-02-009: CUP-02-0 12
Loch~ Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 7
The Applicant's traffic study [rods that, at build-out, all four (4) arterial road
intersections at the corners of Section 26 will be at a LOS F. The existing, no-build
McMillan/Linder Road and Chinden/Linder Road intersections are found to need
improvement with widening of all four approaches. The ChindenlTen Mile intersection
needs to be improved with widening of the northbound approach.
Staff finds that a Collector roadway connecting the subdivision to Ten Mile Road is
warranted by the scale of this development and the lack .of access to the proposed city
park from within the subdivision.
Staff finds that the Applicant has proposed adequate connections to adjacent,
undeveloped properties; eleven (11) stub-streets for interconnectivity are proposed.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approval of this annexation request.
L. Is the proposed zoning amendment in the best interest of the City of Meridian.
(Ord. 592, 11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the City
by providing a variety of housing types, the addition of employment opportunities and
the creation of additional recreation facilities (pathways and parks). We recommend the
Commission and Council give particular consideration to the timing of public service
improvements, particularly power and roadway improvements, when considering the
city's best interest.
ANNEXATION AND ZONING COMM:ENTS
I. The legal description submitted with the application appears to meet the requirements of the City
of Meridian and State Tax Commission and places the parcel contiguous to existing city limits,
however a new legal description will need to be submitted per Annexation and Zoning Comment
number 8 below.
2. The requested zoning of R-4 is compatible with the City Comprehensive Plan and the Meridian
Zoning Ordinances.
3. The subject property is within the Urban Service Planning Area.
4. Any existing domestic wells and/or septic systems within this project will have to be removed from
their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-domestic
purposes such as landscape irrigation.
AZ-Q2-Q 10; PP-Q2-Q09; CUP.02-Q 12
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 8
5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will
need to be approved by the appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works Department.
6. A Development Agreement will be required as part of this annexation request.
7. Based upon the widely recognized need for infrastructure improvements in the North Meridian
Planning Area, especially as it respects large developments, the Applicant shall participate in the
negotiations with ACHD and shall become party to any eventual agreements worked out by the
Developer/ACHD North Meridian Group. Also, a condition of the Development Agreement shall
be that the Applicant participate in any road infrastructure agreements in the North Meridian
. Planning Area negotiated with ACHD and shall faithfully perform the terms of such agreement or
agreements.
8. The proposed Lochsa Falls annexation creates five (5) Ada County enclave parcels, Four (4) of
these new enclaves have street frontage on Linder Road and would have city limits adjacent on two
(2) sides. However, the unplatted Moss out-parcel does not have existing street frontage and is
surrounded by the proposed Lochsa Falls annexation on four (4) sides. Since the Applicant is
creating a four-sided enclave, Staff recommends, as a condition of annexation, the Moss parcel
(No. S042631491O) be absorbed into the Lochsa Falls annexation. A new legal description of the
overall boundary must be submitted to the P&Z Department for review prior to the City Council
public hearing, Staff would support the Moss residence be allowed to maintain the existing well
and septic systems but that a restriction be added to their deed that requires any future property
owner to hook-up to City of Meridian sanitary sewer and water systems. Should the Central
District Health Department require abandonment of the existing septic system, the Moss parcel will
be required to hook-up to both City water and sewer.
9. As a condition of the Development Agreement and Preliminary Plat, Staff recommends the
Applicant be required to participate in future negotiations with the City and the future developer of
the Ed Bews parcel south of the proposed City park lot to construct a public residential collector
built in alignment with and connection to Anatole Street.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
As noted above, staff finds that the subdivision appears to be in conformance with the
Comprehensive Pian.
b. The availability of public services to accommodate the proposed development;
AZ<l2<l1O; PP<l2<109; CUP<l2<l12
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 9
Staff frods that the Applicant must address Idaho Power's inability to serve the development
prior to approval. Staff also finds other public services may be available to accommodate the
proposed subdivision, depending upon the desired level of service. The Public Works
Department is gathering sewer and water information from the field as well as analyzing this
project with computer models that were developed for our facility plans. It is anticipated that
because of the phasing pattern propose by the applicant, that significant amounts of off-site
sewer and water main extensions will be necessary, The Sewer Master Plan proposes the North
Slough Trunk traversing through this proposed development By starting the phasing on the
opposite side of the section from where the North Slough Sewer Trunk begins traversing east(ie
Ten Mile Rd.), the routing locks proposed roadway alignments into place. If the phasing plan
is approved, the applicant will be required to construct water mains and the trunk line through
the projects roadway system within the normal utility corridors. No service lines will be
allowed in the off-site segments, Applicant will also be required to construct an all weather 14-
foot wide gravel access road over the off-site segments within this project
c. Tbe continuity of tbe proposed development with tbe capital improvement program;
Staff finds that the subdivision will not contlict with the capital improvement plan.
d. The public financial capability of supporting services for tbe proposed development;
Staff recommends that the Commission and Council rely upon the Meridian Police and Fire
Department comments with regard to their financial capability to serve Lochsa Falls
Subdivision, Staff finds that the development will not require major expenditures for providing
supporting services in other service sectors.
e. The otber bealtb, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor Commission's
attention.
ADDITIONAL CONSIDERATIONS
A. Block Lengths: The preliminary plat has two blocks (40 and 42) that exceed the 1,000 foot
maximum block length (MCC 12-4-5). As this plat is part of a Planned Development, the Applicant
has requested they be allowed to exceed this section of Code without the need for a variance.
After reviewing the preliminary plat in light of the requested block lengths, staff recommends
allowing the 1,000+ foot long block length for Block 40 due to the inclusion ofa pathway bisecting
the block near the midpoint of the block. However, as noted in Site Specific Requirement No.3,
Staff does not support Block 42 exceeding the maximum block length.
AZ-02-QIO; PP-Q2.Q09; CUP-Q2-Q12
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 1 0
B. Phasing: The Applicant is proposing to phase the development from the east to the west, with Phase
1 fronting on Linder Road and continuing in contiguous phases to the north and west, with the fmal
phases developing south to McMillan Road. Construction of the North Slough trunk will occur from
west to east, beginning on Ten Mile Road (opposite the proposed phase direction). Existing city
limits are adjacent to Lochsa Falls only along the centerline of McMillan Road, across from the
proposed office lots in Block I. Staff questions the proposed phasing plan as it does not meet the
Annexation finding for "orderly development" of the city. Should Phase 1 be constructed where
proposed, it would place Lochsa Falls homes more than one half mile from the recently approved
Baldwin Park Subdivision - the nearest city limits. Such non-contiguous development and
expansion of the city limits boundary creates inefficiencies in police and fire service provision. Staff
recommends the Commission and Council give the proposed phasing special consideration.
C. Potential Elimination of Stub to Future School Site: Staff understands that the Joint School District
No, 2 is negotiating for an elementary school site within the unplatted land on the west side ofN.
Lochsa Way, north of Blocks 14 and 15, Should this site materialize and the district not require the
N. Powell Creek stub street, Staff would support the elimination of this stub without a modification
to the Preliminary Plat in the future.
SITE SPECIFIC COMMENTS (DreJimiDarv Dlatl
Public Works
1, The Public Works Department is gathering sewer and water information from the field as well
as analyzing this project with computer models that were developed for our facility plans. It is
anticipated that because of the phasing pattern propose by the applicant, that significant
amounts of off-site sewer and water main extensions will be necessary. The Sewer Master Plan
proposes the North Slough Trunk traversing through this proposed development. By starting
the phasing on the opposite side of the section from where the North Slough Sewer Trunk
begins traversing east(ie Ten Mile Rd.), the routing locks proposed roadway alignments into
place. If the phasing plan is approved, the applicant will be required to construct water mains
and the trunk line through the projects roadway system within the normal utility corridors. No
service lines will be allowed in the off-site segments. Applicant will also be required to
construct an all weather 14-foot wide gravel access road over the off-site segments within this
project.
Streets. Sidewalks. Blocks & Access Points
2. Block 42 (adjacent to Linder Road at the northeast section of the development) exceeds the
maximum 1,000 foot block length. To comply with MCC 12-4-5, Staff recommends a new
public street access to North Linder Road be provided between Lots 21 and 25, It will be the
Applicant's responsibility to infonn ACHD of this and all City-recommended roadway
modifications to the Preliminary Plat and receive all necessary ACHD approvals. Applicant
shall submit a revised Preliminary Plat prior to the next P&Z public hearing showing the new
access road and the amended lot pattern.
3. The Applicant shall submit a relinquishment letter of the 25-foot access easement for the Moss
out-parcel (#S0426314910) prior to the City Council public hearing on the Preliminary Plat.
AZ-02-OlO, PP-02-009, CUP-02-012
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 11
4. ITD has denied the proposed Dry Bar Avenue connection to SH 20/26. This will impact the
design and layout of Block 54. The Applicant shall submit a revised Preliminary Plat showing
how the elimination of this access will be addressed in the office and residential lot pattern.
Staff recommends the proposed local street connection between Lot 1, Block 55 and Lot 22 in
the residential portion of Block 54 remain as proposed. The Applicant shall submit a revised
plat prior to the next P&Z Commission hearing.
5. The Applicant is proposing a 25-foot wide private driveway lot in Block 54 to serve the
office/commercial uses, along with a 25-foot wide landscape buffer lot on the south. Ordinance
12-6-3A.b, Planned Use Exceptions, allows a private roadway. system within Planned
Developments. Staff supports the private ownership but, given the anticipated high volumes of
traffic that will use the roadway to access the signal at Lochsa Way and SH 20/26, we
recommend the Applicant comply with PD Ordinance 12-6-2A6. which requires a minimum
29- foot street section for private streets, not the 25 -foot width proposed. The private street shall
be constructed to ACHD standards with a 29-foot wide section and a minimum 5-foot wide
sidewalk shall be provided on the south side of the private street, The Applicant shall submit a
revised Preliminary Plat prior to the next P&Z Commission public hearing showing the 29-foot
wide private street.
6. The Applicant is proposing a 25-foot wide access easement in Block 1 to serve the office and
multi-family site near McMillan Road. Staff does not support the easement and, instead, we
recommend a new lot be added to accommodate a 29-foot wide private street. Said street shall
stub to the west property line. The street shall be constructed to ACHD standards with a
minimum 5-foot wide sidewalk on the north side. The Applicant shall submit a revised
Preliminary Plat prior to the next P&Z Commission public hearing showing the 29-foot wide
private street,
7, Staff recommends a micropath, constructed in accordance with Ordinance 12-13-15, be added
somewhere between Lots 15 and 20, Block 1 to provide connectivity between the single-family
residences and the 10-acre multi-family residential lot. The Applicant shall submit a revised
Preliminary Plat prior to the next P&Z Commission public hearing showing the new micropath
lot.
8. In accordance with Ordinance 12-13-10-8, Applicant shall construct detached sidewalks
adjacent to Ten Mile Road, McMillan Road and Linder Road, The minimum width of the
parkway area between the curb and sidewalk is five (5) feet. Tree plantings within the
parkways will be restricted to either Class I or Class II trees, as approved by the P&Z
Department through the detailed Final Plat review process.
9. The Applicant proposes a 7-10 foot pathway along the south side ofW. Cayuse Creek Drive
(see pg. 2 of CUP application). ACHD Site Specific Condition #14 (pg. 18 of their report)
provides the Applicant the option to construct a pathway on Cayuse Creek Drive, with staff
approval. Staff supports this concept with the exception that we recommend the pathway be
continued west of the roundabout. As proposed, the pathway would tenninate at Horse Circle.
AZ.Q2.Q1O; PP.Q2.Q09; CUP.Q2.Q12
Loch.. Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 12
Staff recommends the off-street pathway be extended along either W. Wolf Rapids, W. Ladle
Rapids or W. Anatole Street and connect to the proposed City park lot. It must provide an
uninterrupted, hard surface, off-street pathway from Linder Road to the east boundary of Lot 2,
Block 12.
10. The Meridian Parks & Recreation Commission has requested the addition of a new Collector
roadway along the south side of the proposed 24-acre city park. P&Z Staff also believes a
public street connection to Ten Mile is warranted, but only upon improvement of the public
park. Staff recommends that a public street designed to ACHD residential collector standards
be constructed to connect W, Anatole Street with Ten Mile Road prior to opening of the City
park. The ideal alignment for such a roadway would be south of the park lot property line, on
Mr. Ed Bews property, While the Lochsa Falls development will contribute to the need for such
a roadway, Staff believes the street to be a shared cost and effort, As a condition of the
Preliminary Plat and Development Agreement, we recommend the Applicant be required to
participate in future negotiations with the City and the future developer of the Ed Bews parcel
for a public residential collector built in alignment with and connection to Anatole Street.
Street Buffers. Open Space & Landscaping
11. lID is requiring a 70-foot right-of-way width from the centerline of Chinden Blvd, The
Preliminary Plat shows the future subdivision north property line at 60 feet. An additional 10
feet of right-of-way is required. A minimum 35-foot wide landscape buffer is required along all
state highways. As submitted, only a 30-foot buffer could be accommodated in the lots abutting
Chinden. Applicant shall submit a revised Preliminary Plat showing the lID-required right-of-
way and the minimum buffer width of35 feet.
12. The submitted conceptual landscape plan (by Harvest Design) is approved with one exception:
it includes conifers located in the required street buffers adjacent to commercial and office
properties. Conifers are not permitted by the Landscape Ordinance in required commercial
street buffers.
13. Additional storm water drainage areas in the northern section of the preliminary plat shall be
added and consolidated as much as possible to provide additional recreational/open space areas
in the northern section of the plat. A revised plat map showing the location of the new
drainage/open spaces shall be submitted to the City at least ten days prior to the next public
hearing for this proj ect.
Other Plat Reauirements
14. The Meridian Parks & Recreation Commission has requested the elimination of Lots 7-12,
Block 12, on the east side of the proposed 24-acre city park. The P&Z Staff supports such a re-
configuration as well. Should the P&Z Commission recommend approval with this
modification, the Applicant shall submit a revised Preliminary Plat prior to the next P&Z
Commission public hearing.
AZ-02-01O; PP-02-009; CUP-02-012
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 13
15. Fencing details shall be submitted with the Final Plat application. Fencing adjacent to pathways
or the private park shall not be over three feet in height if constructed of a solid material, and
shall not be more than 4 feet in height if it is non-sight obscuring.
16. Performance specifications for the common area pressurized irrigation system shall be
submitted with the Final Plat application.
17. Applicant should reconsider and submit new street names for the proposed "Ditch Creek" and
"Apgar" streets.
18. The phasing schedule may apply to the residential portions of the subdivision only. If the
applicant/developer determines that the officelmulti-family/commercial property can or should
be developed in an order that is not consistent with the phasing schedule, they may request final
plat approval of said phases in a non-sequential manner without revising the preliminary plat.
All development; however, must be contiguous to a previously approved phase.
GENERAL COMMENTS (Dreliminarv Dlall
I. Please submit a copy of the Ada County Street Name Committee's fmal approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of creditor cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final
plat.
4. One-hundred-watt, high-pressure sodium streetlights will be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense.
Typical locations are at street intersections andlor fire hydrants.
5. Underground pressurized irrigation must be provided to all landscape areas on site. Due to the
landscape area, primary water supply connection to the City's mains will not be allowed.
Applicant shall be required to utilize any existing surface or well water for the primary source.
Applicant has not indicated whether the pressurized irrigation system within this development
is to be owned and maintained by an association or an irrigation district. If the system is being
proposed as a private system, plans and specifications for the irrigation system shall be
reviewed by the Public Works Department as part of the development plan review process, and
a draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan
approval.
6. Six-foot-high, solid, perimeter fencing shall be required adjacent to all existing agricultural
land, unless otherwise agreed upon in writing by the Planning Director. No fencing will be
permitted within the required landscape buffers. The Applicant shall address the type of fencing
AZ-02-O 10; PP-02-009; CUP-02-O 12
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 14
planned at the P&Z Commission public hearing. Submit detailed fencing plans for review and
approval with submittal of the Final Plat. All required fencing is to be in place prior to
issuance of building permits. A letter of credit or cash will be required for these fences prior to
signature on the final plat. Perimeter fencing shall be installed prior to obtaining building
permits.
7. A detailed landscape plan for the common areas, including pathways and types of construction,
shall be submitted for review and approval with the submittal of the final plat applications. The
plan must include sizes and species of trees, shrubs, berminglswale details, and all proposed
ground cover/treatment. A letter of credit or cash surety in the amount of 110% will be required
for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature
on the Final Plat.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance
12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association, with
written confirmation of said approval submitted to the Public Works Department.
9. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be used
for non-domestic purposes such as landscape irrigation.
10. Slopes within drainage lots are not to exceed a slope ratio of3: L
FINDINGS FOR USE EXCEPTIONS WITHIN A PLANNED DEVELOPMENT
MCC 12-6-3 "Use Exceptions" require the Commission and Council to make the following findings in
order to authorize specific uses that are not nonnally permitted by the use regulations of the zone in
which the development is located (no more than 20% of the gross area of the gross project):
1. The uses permitted by the exception are strongly related to the principal use of the
development. and have the purpose of providing services or facilities useful or
complementary to the primary use.
Staff finds that the office/multiple-family housing uses are strongly related to the primary use of
the development (R-4). The office uses will provide services (medical, dental, optical etc...) that
will be complementary to the residents of the subdivision, and will provide employment
opportunities as welL
Staff finds that multiple-family housing acts as an acceptable buffer between the office uses and
the detached single family dwellings. Staff finds that the proposed office and commercial uses are
appropriate within the overall development of the subdivision. The mixing of residential uses and
commercial uses will encourage the office development to be constructed in a manner that will be
AZ-02-01O: PP-02-009: CUP-02-012
Lochsa Falls AZ,PP.CUP
'..
. .--_.~
,<
Mayor and CotIHCiL
June 4, 2002
Page 15
pedestFian friendly in design. The proposed high-density housing will provide an inIm".;liIj.~
consumer base for the office/commercial development.
2. No more than twenty percent (20%) of the total ana of the project shall be darotQU ,~ o. e
uses permitted by the exception. The percentage of use exception allowed will be ::'.. "
determined by the Commission and Council based upon the size of the project and
intensity of the use exceptions.
Staff finds that the office/multiple-family housing/commercial uses are approximately IW.,.ofthe
total area of land included in the planned development.
(20.35 acres of office + 1.79 acres commercial + 10.71 acres of multifamily + 326.31 acres * 100 =
9.82% ofland [excluding Park and Fire Department land] within the proposed subdivision)
Staff finds that the size and intensity of the excepted uses is appropriate for this location and size of
development.
3. The development will be phased so that construction of the excepted use or uses will be
justified by construction of all or a proportionate amount of the principal or primary use
or uses.
Staff finds that the excepted uses (office, multi-family and commercial) will be phased and
constructed in a manner that justifies there inclusion as part of the project's primary residential
uses,
4. The uses permitted by the exception are integrated into the overall project by:
a. Being located in proximity to and within convenient walking distance of the primary
uses.
Staff finds that the office/multiple-family/commercial uses are located along the northern
and southern periphery of the overall development. Staff finds that the excepted uses are
within convenient walking for many of the residents within the proposed subdivision.
Staff feels that a more centralized location of the excepted uses would bring additional
traffic into the core of the residential area and supports the current location of the
excepted uses.
b. Utilizing one or more ofthe main vehicular accesses to the primary use site as the
main access to the exception site or interconnection through a system of private
roadways and/or pathways.
Staff finds that the site design incorporates interconnectivity though shared vehicular
access points. The applicant has provided a pathway system and has proposed a private
roadway system for access to the excepted uses from the proposed residential uses. (Note
the Preliminary Plat conditions to construct a private street and stub in the southern office
complex.)
AZ-02-OIO; PP-02-009; CUP-02-012
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 16
c. Providing pedestrian and bicycle pathway connections with the primary use site.
Stafffinds that, with the addition of the micropath lot in Block 1, the Applicant will
provide adequate pedestrian and bicycle connections with the development.
d. Orienting buildings on the exception site to facilitate vehicular and/or pedestrian
access from the primary use site.
Staff finds that the excepted uses are located in a manner that will facilitate vehicular
access from the residential uses.
e. Continuing architecture, landscaping, and building bulk concepts from the primary
use into the use of the exception site so they are consistent and harmonious
throughout the development.
Staff finds that the landscaping is consistent throughout the development. Architectural
and building bulk concepts will need to be submitted with a new detailed conditional use
permits for each of the office centers (north and south) and the multi-family housing,
The Commission and Council should determine what, if any, architecturaVdesign
concepts (residential and/or commercial) should be incorporated into all buildings within
this development at this time.
5. The use(s) permitted by the exception are neigbborbood or community serving in size and
cbaracter and not regional, and are not detrimental to adjacent neighborhoods in location
and cbaracter.
Staff finds that the office, commercial and multi-family uses are not regional in size or
character.
STANDARDS FOR CONDITIONAL USE PERMITS
The Commission and Council sball review tbe particular facts and circumstances of each
proposed conditional use in terms oftbe following and may approve a conditional use permit if
tbey shall find evidence presented at the bearing(s) is adequate to establish (11-17-3):
A. Tbat the site is large enough to accommodate the proposed use and all yards, open spaces,
parking, landseaping and other features as may be required by this ordinance;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features. Staff finds that the conceptual site plan shows an over abundance of
parking for the office uses, Staff recommends limiting the parking for the excepted uses to no
more than 20% of the minimum number of required stalls. The excepted uses are intended to be .
uses and services that will be accessible by walking or bike riding from within the subdivision,
thereby reducing the number of parking spaces needed by the use.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
AZ-02-OlO; PP-02-009; CUP-02-012
Lochsa Falls AZ.PP.CUP
Mayor and COImcil
June 4, 2002
Page 17
The current Comprehensive Plan Land Use Map designates the property as "Single-Family
Residential". The proposed mix of residential, commercial and office uses are harmonious with
and in accordance with the Comprehensive Plan by means of approval as a Planned
Development. The project meets the requirements and objectives of the Planned Development
Ordinances and other Zoning Ordinances.
C. That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use wiD not adversely change the essential character of the
same area;
Staff finds the design concept to be compatible with the intended character of the area, The
Generalized Land Use Map indicates that the intended use for this site is single-family
dwellings.
The existing character of the property to be developed is rural/residential with several large and
smaller homes. The proposed development will change the existing character, but it will not
adversely change the essential character of area, as it was intended to be used for single family
homes.
D. . That the proposed use, if it complies with aU conditions of the approval imposed, will not
adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on the
majority of the surrounding property; however, the Commission and Council should consider
any testimony given at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and services
such as highways, street, police, and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed conditional
use shall be able to provide adequately any such services;
(See comments under this same Preliminary Plat finding.)
F. That the proposed use will not create excessive additional requirements at public cost for
public facilities and services and win not be detrimental to the economic welfare of the
community;
(See comments under this same Preliminary Plat finding.)
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
AZ-02-01O; PP-02-009; CUP-02-012
Lochsa Foils AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 18
(See comments under this same Preliminary Plat finding.)
H. That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
(See comments under this same Preliminary Plat finding.)
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by
issuance of this conditional use.
ADDITIONAL CONSIDERA nONS
Open Space Configuration: The vast majority of the development's small lots (between 6,500 and
8,000 s.f.) are located in blocks that are the furthest distance from the proposed City park lot and the
private 6-acre park. Typically, homeowners with larger, open lots will utilize public and private park
space less frequently than homeowners with smaller lots, yet the largest lots are nearest the parks, Staff
is especially concerned about the lack of available, usable open space to future residents of Block I on
Wapoot Drive, Both the City and private parks are more than a half mile walking distance from this
block. If the muhi-family development provides a minimum of 10% open space that is available to the
single-family homeowners adjacent to Lot 10, this is less of a concern. Staff recommends the
Applicant address this concern and the Commission consider requiring a reconfiguration of the
stonnwater/open space lots within these small-lot blocks.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
I. Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2. The proposed 171 unit multiple-family housing project within the development shall be
required to apply for a detailed Conditional Use Permit for a Planned Development prior to
submitting for building permits.
3. The office lots in Block 1 and the office/commercial lots in Block 54 shall be required to apply
for a detailed Conditional Use Permit prior to submitting for building permits. Staff
recommends each of these two (2) areas be submitted as an overall, detailed Planned
Development which, upon approval, would allow each individuallotlbuilding to apply directly
for a building permit if in conformance with the overall PD concept.
4. The office/commercial lots in Block I and Block 54 shall be required to submit for a Planned
Sign Program prior to construction of any signs on these lots. The number of future
office/commercial signs along Chinden shall be restricted to no more than two (2) signs and the
AZ-02-01O; PP-02-009; CUP-02-012
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 19
number along McMillan shall be restricted to no more than one (1) sign. All signs for office or
commercial use shall be limited to the L-O standards in the Sign Ordinance.
5. Off-street parking within the office/commercial lots in Block I and Block 54 shall not exceed
20% of the City minimum ratios (per the Zoning Ordinance) in order to provide a more
neigbborhood-oriented development and to discourage future uses with high parking demands.
6. All site improvements (landscaping, irrigation, etc.) for the 6-acre park/pond area in Lot I,
Block 39 shall be complete prior to the issuance of the 10191 occupancy permit for the
subdivision.
7. The applicant shall be required to maintain the pond(s) in a manner that will prevent the water
from becoming stagnant or public nuisance (a mosquito breeding ground).
8. All development shall comply with the Americans with Disabilities Act and the Fair Housing
Act.
COMPREHENSIVE PLAN POLICIES
The subject property is located in an area designated as Mixed Residential in the Meridian
Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that
are relevant to this application. Staff has selected the following sections that most directly apply
to the proposed project.
Goals Section
Goal 4: To provide housing opportunities for all economic groups within the community.
Goal 8: To establish compatible and efficient use of land through the use of innovative and functional
site design.
Goal 3: To eneouragethe kind of economic growth and development which supplies employment and
economic self-sufficiency for existing and future residents, reduces the present reliance on
Boise and strengthens the City's ability to finance and implement public improvements,
services, and its open space character.
Goal 8: To establish compatible and efficient use of land through the use of innovative and functional
site design.
Goal 9: To encourage a balance ofland use patterns to insure that revenues pay for services,
Economic Development
1. I The City of Meridian shall make every effort to create a positive atmosphere that
encourages.. .commercial enterprises to locate in Meridian.
1.3 The character, site improvements and type of new commercial or industrial developments
should be harmonized with the natural environment and respect the unique needs and features
of each area
1.5 Strip industrial and commercial uses are not in compliance with the Comprehensive Plan.
3.1 U Approve quality housing projects that meet the needs of all economic levels.
AZ-02-o1O; PP-02-o09; CUP-02-o12
Lochsa Falls AZ.PP.CUP
.
Mayor and Council
June 4, 2002
Page 20
3.2U Encourage efforts to develop and maintain quality neighborhoods and housing. . .
Land Use
1.I0U Promote the design of attractive roadway entryway areas into Meridian which will clearly
identifY the community.
2. I U Support a variety of residential categories for the purpose of providing the City with a range of
affordable housing opportunities.
2.4U Encourage sidewalks and paved streets for all existing neighborhoods,..
3.7 Industrial uses which require the storage or the production of explosive or hazardous materials
should not be located near residential areas, and should conform to disposal, spill and storage
measures as outlined by the U. S. EP A
4.3U Encourage new commercial development in under-utilized existing commercial areas.
5.9 The integrity and identity of any adjoining residential neighborhood should be preserved
through the use of buffering techniques, including screen p/antings, open space and other
landscaping techniques.
5.12 Strip development within this mixed-use area is not in compliance with the goals and policies
of the Comprehensive Plan.
5.13 Clustering of uses and controlled access points along arterials and collector streets will be
required.
5.14 Because these areas are near 1-84 and Franklin Roads, high-quality visual appearance is
essential. All development proposals in this area will be subject to development review
guidelines and conditional use permitting procedures.
Natural Resource & Hazardous Areas
2.1U Development along major drainage ways will be restricted to ensure that development does not
cause additional ground or surface water contamination.
3,1 U Manage and prevent unsuitable uses along drainage ways and protect the flood plain of creeks
and drains.
3.2U Protect the potential beauty and recreational trail opportunities of all Meridian waterways.
Community Design
1.3 Open space areas within all development should be encouraged.
1.4 Major entrances to the City should be enhanced and emphasized, Unattractive land uses along
these entrances should be screened from view,
2.1 U Require businesses and government to install and maintain landscaping.
2.3U Encourage the beautification of streets, parking lots, , .etc.
6.2U Pedestrian access connectors will be required in all new development to link subdivisions
together to promote neighborhood identity,
6.11 U - Promote well-planned and well-designed affordable housing in all Meridian neighborhoods,
Transportation Chapter
1.19U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility.
1.18 - As Planned Development methods and standards are implemented by the City of Meridian,
variations pertaining to planned development - maximum density, dimensional standards, and
other requirements - shall not exceed 25% of the existing requirements, and shall be
AZ-02-OlO; PP-02-009; CUP-02-012
Lochsa Falls AZ.PP.CUP
Mayor and Council
June 4, 2002
Page 21
reconunended when one or more of the Planned Development design and developmental
o bjecti ves are met.
RECOMMENDATION
Staff supports the concept of developing this area with a medium-low density residential, multiple
family residential and other mixed uses, as proposed. We believe the provision of a future city park
and fire station are well situated, critical public facilities to serve not only this subdivision but the 2-3
square mile area at build-out. We strongly support the interconnectivity and shorter block lengths
within the subdivision as well as the unique traffic rotary feature.
We do, however, have concerns about the proposed phasirig, the enclaves being created by the
annexation and the open-ended nature of how the Ten Mile connection will occur along the south side
of the future City park
Due to the number of outstanding issues with the Preliminary Plat, the need for Staff and the
Commission to review a revised Preliminary Plat, and the need for Public Works to perform further
analysis, Staff is requesting the P&Z Commission continue the public hearing for all three applications.
AZ-OHlIO; PP-02-009; CUP-02-012
Lochsa Falls AZ.PP.CUP
Memorandum
Meridian Police Department
r~z- ~tvVJnfl ./lILTI
Le - /.p- 02-
~1fY1S I, Z 19
June 5, 2002
TO: Chief Worley
RECEIVED
JUN - 5 2002
CITY OF MERIDIAN
CITY CLERK OFFICE
FROM: Capt. Musser
CC: Dave McKinnon - City of Meridian Planning and Zoning
RE: Review and Recommendations for PP 02-009 & CPU 02-012
Preliminary Plat Request & Conditional use Permit Application by Farwest, LLC and
Daniel Gibson for the proposed Lochsa Falls Subdivision. Hearing Date: 06/06/02
I have reviewed applications for the preliminary plat approval and the conditional use permit for the proposed
Lochsa Falls Subdivision. The subdivision will be generally located south west of Chinden Boulevard and
west ofN. Linder Road, The proposed subdivision is not contiguous to current Meridian City Limits,
however, it will be if the proposed Bridgetower Crossing Subdivision is completed to the north. This
proposal was developed with the help of the North Meridian Planning Group and is part of the overall north
corridor development plan.
I have serious reservations about the approval of either the preliminary plat or the CUP at this time. I base my
reservations on the following circumstances already at hand in Meridian:
· Insufficient roadway infrastructure to handle the increasing traffic associated with the
continued development and growth. A traffic study has not been attached to the applications
received, however, given the poor overall response by ACHD to provide adequate roadways
with developments, coupled with the ongoing expansions along the Eagle and Overland
corridors in particular have resulted in increased collisions.
· No prior planning by ACHD has been initiated to be completed or provide for expansion of
Linder, Ten-Mile, McMillian, or Ustick Roads in conjunction with or before development
begins. This is necessary to foresee population and traffic impacts on the current
infrastructure. Any planning considerations need to include a significant missing variable
not accounted for in past traffic studies in other growth areas in Meridian - the impact of
multiple developments taken as a whole with their combined impacts on the roadways. For
example what is the impact of Bridgetower in conjunction with Lochsa as they relate to
traffic flows on roadways designed as rural highways not urban collectors or arterials?
· The proposal stretches current law enforcement responses to the five minute or beyond limit,
given current staffing in patrol. This will impact public safety by limiting this department's
ability to reasonably respond to emergency call. This is even more of a concern if this
proposed development is initially outside of the city limits of Meridian as then services are
being provided to non tax paying residents as the Meridian Police Department will be the
closest available agency responding to emergency calls for service,
. The impact on current staffing needs will also result in delays to non-emergency requests for
police services.
Therefore, I recommend that the Police Department request the preliminary plat and/or CUP be denied, as to
approve the applications will result in an adverse impact on public safety in and out of the City of Meridian.
Memorandum
Meridian Police Department
June 5, 2002
~
? ~ 7. C,omn1. fYl-ltj
(p -O~-DL
4~i.~ .
"Ac~ "- Ada County Highwa J-kms (, ~, ~ I
.
David E. Wynkoop, President
Dave Bivens, 1 sl Vice President
Judy Peavey-Derr, 2nd Vice President
Susan S. Eastlake, Commissioner
Sherry R. Huber. Commissioner
318 East 37th Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
May 30, 2002
To:
Farwest LLC
Daniel Gibson
4487 North Dresden Place, Suite 102
Garden City, Idaho 83714
RECEIVED
JUN - 5 2002
. City of Meridian
City Clerk Office
Subject: Lachsa Falls Subdivision
Between Linder Road and Ten Mile Road and McMillan Road and Chinden Boulevard
876-lot mixed-use subdivision on 354.38
On the Ada County Highway District acted on your application for the above referenced
project. The attached report lists Site Specific Requirements for condition of approval and
street improvements, which are required.
If you have any questions, please feel free to contact staff at 387-6177.
,
CC: Planning & Development Chron/project file
City of Meridian
Construction Services
Drainage
Utilities
Becky Bowcutt
1405 West Chance Court
Eagle, Idaho 83616
~
."",:." it>"
AC~ Ada County Highway District
Right-of-Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that the development is 862 single-
family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station,
1 city park and 1 private parle Lochsa Falls Subdivision is scheduled to be on the consent agenda
on May 22, 2002 at 6:30 pm. Tech Review for this item was held with the applicant on Friday, May
3, 2002. Please refer to attachment for Request for Reconsideration guidelines. Andrea N. Tuning,
Principal Development Analyst, 208-387-6177 phone, 208-387-6393 fax.
File Number(s): Lochsa Falls Subdivision I MAZ-02-010 I MPP-02-0091 MCUP-02-012
Site address: Between Linder Road and Ten Mile Road and McMillan Road and
Chinden Boulevard
Owner/Applicant: Farwest LLC
Daniel Gibson
4487 North Dresden Place, Suite 102
Garden City, Idaho 83714
Representative: Becky Bowcutt
1405 West Chance Court
Eagle, Idaho 83616
Application Information
The applicant is proposing to construct an 876-lot mixed-use subdivision on 354.38. The
subdivision consists of 862 single-family residential lots. 11 office lots, 1 commercial lot, 1 fire
station, 1 private park, 1 City park and 59-common lots.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Proposed common lots:
354.38
RUT
R-4
876
59
Vicinity Map
1
"
A. Findings of Fact
1. Commission Action on May 22,2002: This item was originally scheduled for the May 22,
2002 consent agenda. At the request of Greg Johnson, the item was moved to the regular
agenda for discussion regarding the location of Cayuse Creek Drive as it intersects Linder
Road. Mr. Johnson was requesting that the Commission require the applicant to relocate
Cayuse Creek Drive to the south to align with a possible driveway/street for a future high
school site on the east side of Linder Road. Mr. Johnson does not own the parcel that he
was requesting the street align with. The Commission approved the location of Cayuse
Creek Drive as proposed, and indicated that should the developer of Lochsa Falls choose to
move the location of the street, then staff had the authority to approve a relocation of the
street, in accordance with District policy.
The applicant requested that the Commission approve a pathway on Cayuse Creek Drive
from Linder Road to the traffic circle, in lieu of sidewalk on both sides of the roadway. The
Commission directed staff to work with the applicant on a possible alternative street section
for that segment of roadway. The Commission noted that such an alternative would require
a waiver of policy, and granted staff the authority to make such a waiver with this
development. If staff and the developer cannot come to an agreement on an alternative
section, then the standard requirement, as noted in this staff report, will not be changed.
2. Trip Generation: This development is estimated to generate 12,480 additional vehicle trips
per day (20 existing) based on the submitted traffic study.
3. Traffic Impact Study: A traffic impact study was required with this application. The
following is a summary of the findings:
This Development is projected to be built-out by the year 2010. The following are the
principal findings and recommendations of the study as provided by the Traffic Engineer, and
reviewed by the ACHD Transportation Engineer:
. As a result of the build-out, traffic on the vicinity roadways is expected to increase
as follows: traffic on Ten Mile Road and Linder Road may increase each by 1,248
vpd; traffic on Chinden Boulevard may increase by 3,495 vpd; traffic on McMillan
Road may increase by 2,746 vpd.
. The North Meridian Study expects a trip capture up to 10% within each 1 square
mile section. As more non-residential uses are developed within T4N R1W
Section 26, 10% of the site-generated trips will be retained within the section. For
the purposes of this report, 90% of the project trip generation is used for
assignment on the arterial roads and 10% is retained within the section.
. Background traffic for the year 2010 was obtained by factoring the existing traffic
and adding the traffic from Bridgetower and the Keltic Heights developments. The
existing traffic was projected at an annual growth factor of 2% on Ten Mile Road
and Linder Road, and 1% on Chinden Boulevard. This was obtained from the
North Meridian Area Study.
2
.
· Existing Traffic Volumes on site vicinity were obtained from the North Area
Meridian Traffic Study published by WIS.
· The Chinden Boulevard Corridor Study completed on June 21, 1999 shows
Chinden Blvd. between Ten Mile Road and Linder Road with three access points
per side per mile. The intersection at Linder Road is signalized. The intersection
at Ten Mile Road is controlled by a 2-way stop sign.
· The overall intersection of Linder Road and Chinden Boulevard (signal controlled)
is currently operating at a LOS F with a delay of 100 seconds. At build-out of the
Lochsa site, the intersection will continue to operate at LOS F with a delay of 220
seconds.
· The overall intersection of Linder Road and McMillan Road (4-way stop controlled)
is currently operating at a LOS B with a delay of 11 seconds. At build-out of the
Lochsa site, the intersection is projected to operate at a LOS F with a delay of 153
seconds.
· At the Ten Mile Road/McMillan Road intersection (2-way stop controlled), under
current conditions, McMillan is projected to operate a LOS B or better with a delay
of 11 seconds or better. At build-out of the Lochsa site, Ten Mile is projected to
operate a LOS F with a delay of 83 seconds.
· At the Ten Mile/Chinden Boulevard intersection (2-way stop controlled), under
current conditions, Ten Mile is projected to operate at LOS Cor better with a delay
of 18 seconds or better. At build-out of the Lochsa site, Ten Mile is projected to
operate at a LOS F with a delay of 203 seconds.
· All of the site access intersections operate at an acceptable level of service with
acceptable vehicular delays.
· The intersection of McMillan Road/ Linder Road marginally meets the peak hour
signal warrant for the existing no-build traffic conditions. The intersection will
continue to meet the peak hour signal warrant for the 2010 build out traffic
conditions. A detailed analysis will be needed when projected traffic volumes are
reached before installing a signal. With or without a signal installation, the
intersection needs to be improved with widening of all four approaches.
· Chinden Boulevard requires center left turn lanes and right turn deceleration lanes
for traffic turning into the site at both access intersections.
· Linder Road requires center left turn lanes and right turn decelerations lanes for
traffic turning into the site at both access intersections.
3
.
.. McMillan Road requires center left turn lanes for traffic turning into the site at its
access intersection. McMillan Road requires right turn deceleration lane for traffic
turning into the site at the roadway intersection.
· Linder Road, McMillan Road, and Ten Mile Road have adequate existing capacity
to handle the traffic from Lochsa project at build out. These roads will not have
adequate capacity to handle the build out of the 12-square mile North
Meridian Planning Area at 2020. Any improvements on these roadways should
be based on the recommendations of the North Meridian Traffic Study.
· Chinden Boulevard will nearly be at capacity to handle the traffic from the Lochsa
project. Chinden Blvd. will not have adequate capacity to handle the build out of
the 12-square mile North Meridian Planning Area at 2020. Chinden Blvd. should
be improved based on the recommendations for the North Meridian Area Traffic
Study.
· The Chinden Blvd./Linder Road intersection needs to be improved with widening of
all four approaches for acceptable operation. The widening should include
additional through lanes on Chinden Blvd and left turn lanes on Linder Road.
Additional right turn lanes are optional, but will further improve the intersection
operation. Any improvements on these roadways should be based on the
recommendations of the North Meridian Traffic Study.
· The Chinden Blvd./Ten Mile Road intersection needs to be improved with widening
of the northbound approach for acceptable operation. This widening should
include a left turn lane on Ten Mile Road. A detailed analysis will be needed when
the projected traffic volumes are reached before installing a signal. Any
improvements on these roadways should be based on the recommendations of the
North Meridian Traffic Study.
. With or without a signal installation, Linder Road/McMillan Road intersection needs
widening on all four approaches. Center left turn should be constructed at this
intersection before signal installation. Any improvements on these roadways
should be based on the recommendations of the North Meridian Traffic Study.
· The Ten Mile Road/McMillan Road intersection needs to be improved with
widening of the westbound approach for acceptable operation. The widening
should include an additional left turn lane on McMillan Road. Any improvements on
these roadways should be based on the recommendations of the North Meridian
Traffic Study.
· The Chinden Blvd./East Access intersection meets the peak hour signal warrant
for the 2010 site build out scenario. If a right turn lane on the access approach
and an acceleration lane on Chinden Blvd. are provided, the effect on the right
turning traffic from the accesses can be eliminated and consequently the
intersection will not meet the peak hour signal warrant. If a signal must be
4
,
installed, the west access should be signalized and the traffic from the east access
be diverted to the west access intersection.
. Most of the internal streets have daily traffic projections lower than 1000 vpd. A
small segment of an internal street where the traffic projections exceed 1000 vpd is
shown in Figure 7. Access to the residential lots should be designed in
accordance with the ACHD's access requirements.
. The capacity analysis of the roundabout shows that it has adequate capacity to
accommodate the build out of the Lochsa Subdivision with an acceptable LOS,
and only minor delays.
Other Vicinity Developments:
. ACHD has approved Bridgetower Subdivision in 4N 1W sections 26 and 35 for
construction. Traffic from Bridgetower Subdivision is included in the background
traffic. A traffic impact study published by WIS on the Bridgetower Subdivision was
used to extract land use and trip generation characteristics of the development. All
phases of Bridgetower are expected to be completed by 2010 and are included for
background traffic purposes.
. ACHD had also approved Keltic Heights Subdivision in 4N 1W section 25 for
construction. Traffic from Keltic Heights subdivision is included in the background
traffic. A traffic study published by Dobie Engineering, Inc. on the Keltic Heights
subdivision was used to extract land use and trip generation characteristics of the
development. The development is expected to be fully developed by the year 2005.
. The build out year for this study was assumed as 2010. Only the weekday pm peak
hour period between 4-6 pm was analyzed so the site impacts. The study assumes
that the Ten Mile river crossing will not be complete until after 2010.
4. Site Information:
The site is currently functioning as agricultural and single-family residential.
5. Description of Adjacent Surrounding Area:
. North:
. South:
. East:
. West:
Spur Wing Golf Course
Brandt Subdivision (single-family residential)
Single-family residential/agricultural
Single-family residential/agricultural
5. Impacted Roadways
Chinden Boulevard
Frontage:
Functional Street Classification:
1 ,gOO-feet
Principal arterial
5
"
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Linder Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
McMillan Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
Ten Mile Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
East ofTen Mile Road was 10,527 on 10-11-00
"e" /"D1.
55
Chinden Boulevard and Linder Road intersection.
2,475-feet
Minor arterial
South of Chinden Boulevard was 6,182 on 6-6-00.
Better than "C"
50
Chinden Boulevard and Linder Road intersection.
1,340-feet
Minor arterial
west of Linder Road 1,133 on 9-13-00
Better than "C"
50
Ten Mile Road and McMillan Road
685
Minor arterial
South of Chinden Boulevard was 505 on 10-11-00
Better than .C"
50
No entrances onto en Mile Road is proposed at this time
(the site abutting Ten Mile will be the City Park) and the
site is not near an intersection.
6. Roadway Improvements Adjacent To and Near the Site
Chinden Boulevard, Linder Road, McMillan Road and Ten Mile Road are rural street sections.
· Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or
sidewalk.
· Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb,
gutter or sidewalk abutting the site.
· McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no
curb, gutter or sidewalk abutting the site.
. Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no
curb, gutter or sidewalk abutting the site.
6
7. Existing Right-ot-Way
Chinden Boulevard has 67-feet of existing right-of-way (25-feet from centerline).
Linder Road has 50-feet of right-of-way (25-feet from centerline).
McMillan Road has 50-feet of right-of-way (25-feet from centerline).
Ten Mile Road has 50-feet of right-of-way (25-feet from centerline).
8. Existing Access to the Site
There are no public roadways currently entering the site.
9. Site History
There have been no previous applications for this site previously.
10.Five Year Work Program
There are no plans within the District's Fiver Year Work Program at this time. This site is
located within the North Meridian Planning area.
11. Other Development in Area/Miscellaneous
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include 700 to 900 residential lots, schools,
office/commerciallots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
. On October 17, 2001, the Commission approved a rezone application and a sketch plat
for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots.
The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family
subdivision on 452.16-acres.
. On October 17, 2001 the Commission approved a rezone and preliminary plat application
for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
. On November 7,2001 the Commission approved rezone and annexation application for
370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91
acres and conditional use approval for a total of 692 single-family residences, 59 senior
housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower
Subdivision).
. On February 6, 2002, the Commission approved a preliminary plat application for a 272-
lot residential subdivision on 78-acres (Baldwin Park).
. On April 17, 2002, the Commission approved a preliminary pat application for a 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
7
Due to the large number of inquiries in this area, staff and the development community
realized that the potential for development in this area is extreme and the traffic impact
studies that each individual developer was submitting did not include the major surrounding
developments that are "in the works". If staff examines each development individually, the
roadway system appears adequate, but when staff begins to add in a second or third large-
scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road,
Ten Mile Road, Linder Road) reach their 2020 planning thresholds.
Based on development patterns in this area, and the concern surrounding the abutting
roadways, ACHD hired Washington Group to conduct a traffic impact study of the
northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian
Road to one-half mile west of Black Cat Road.
One option for funding improving these roadways is the implementation of an extra-ordinary
impact fee overlay district. Lochsa Falls Subdivision may also be subject to any extraordinary
fees that the District may impose.
The second phase of the study, the economic phase has been initiated and will focus on the
cost of the improvements deemed necessary by the study, including right-of-way costs. The
outcome of the economic study has provided the District with an estimate of the costs to
improve the roadways in the North Meridian Planning Area to handle the traffic generated by
the proposed developments in the area. This final estimated cost is not yet available, as staff
is still reviewing street section options that may reduce the right-of-way costs.
The following Executive Summary is from the completed North Meridian Traffic Study. It
examines the improvements that are anticipated within the North Meridian Planning Area:
EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY
The proposed 12-square mile study area between US 20/26 and Ustick Road and
between McDermott Road and Eagle Road (Sections 25-28, 33-36 ofT4N R1W and
sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACHD) for
anticipated development build out. The following are the principal findings and
recommendations of the study:
. By the year 2020 the study area is anticipated to develop an additional 17,599
dwelling units, 2.744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings,
12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of
church buildings, and approximately 60 acres of park.
. The build out scenario of the study area is projected to generate an average daily
traffic (AOT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT)
will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the
trips remain internal within each section, and 6% of the trips are pass-by trips.
. The distribution of the traffic from all of the study area sections indicate that
approximately 30% traffic directed towards south, 27% of the traffic directed towards
east, 21 % of the traffic directed towards west and north. The remaining 22% of the
traffic is distributed within the study area.
8
. At build out, traffic on the arterials is expected to significantly increase (see Table 4).
. All of the arterial intersections in the study area are currently operating at acceptable
level of service of "C" or better.
. By the year 2020, the majority of study intersections are projected to meet the peak
hour traffic signal warrant.
. A proportionate share of the impacts of the individual sections at each of the study
area arterial intersections is summarized in Table 6.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn
traffic volume.
. Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns
lanes may be required at some access and arterial intersections.
. McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is
forecasted with a 3-lane section west of Black Cat. At arterial intersections and at
access intersections right turns lanes may be necessary.
. Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is
forecasted with a 3-lane section west of Black Cat. At arterial intersections and at
access intersections right turns lanes may be necessary.
. Linder Road forecasted with a 5-lane section in the study area. At arterial intersections
and at access intersections right turns lanes may be required.
. McDermott Road is forecasted with a 3-lane section in the study area. At arterial
intersections and at access intersections turn lanes may be required.
. Black Cat Road is forecasted with a 3-lane section in the study area. At arterial
intersections right turn lanes may be required.
. Ten Mile Road is forecasted with a 5-lana section in the study area. At arterial
intersections and at access intersections tum lanes may be required.
. Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of
McMillan in the study area. At arterial intersections right turn lanes may be required.
. Locust Grove Road requires a 3-lane section in the study area. At arterial
intersections right tum lanes may be required. At Ustick Road a 5-lane section is
forecasted.
Staff recognizes that the amount of right-of-way dedicated with these improvements is
overwhelming, and that ACHD may not have the funds to purchase such a large amount
of right-of-way. In this situation it is likely that impact fee offset agreements will be utilized
to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-
way.
B. Findings for Consideration
1. Future Parcels
The applicant has included three lots that will be required to submit a conditional use application
or a design review application in the future. The lots include the proposed fire station, the
proposed City Park and the proposed multi-family lot located on North Goddard Creek Way.
Once a formal application has been submitted for the proposed parcels, the District will approve
driveway locations in accordance with District policy. Due to the fact that these parcels are a
part of the plat, the District will acquire right-of-way and roadway improvements to the parcels.
9
2. Right-of-Way
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.
The applicant should dedicate 48-feet of right-of-way from the centerline of Linder Road, Ten
Mile Road and McMillan 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 if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with ACHD Ordinance #195.
State Highway 20/26 is under the jurisdiction of lTD. The applicant should contact ITD to
determine if any right-of-way will be acquired in association with this development.
3. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and
arterial roadways (7204.6.5).
The applicant should construct 5-foot concrete sidewalk abutting the property on McMillan Road,
Ten Mile Road and Linder Road. The sidewalk should be constructed 2-feet within the new
right-of-way. If the sidewalk is proposed to meander of outside of the right-of-way, the applicant
should provide an easement to the District.
4. Main Entrances
District policy 7204.11.5, requires collector roadways to align or offset a minimum of 1,300-feet
from an arterial to allow for adequate spacing between signals.
District policy 7204.11.6, requires residential collector roadways to align or offset a minimum of
300-feet from any proposed or existing roadway.
The applicant is proposing to construct a main entrance, North Goddard Creek Way, to intersect
McMillan Road approximately 1,1 OO-feet east of the west property line (approximately at the
half-mile). The applicant is proposing to construct this roadway as a collector roadway.
The applicant is proposing to construct a main entrance, West Cayuse Creek Drive, to intersect
Linder Road located approximately 1 ,350-feet north of the south property line (approximately the
half-mile). The applicant is proposing to construct this roadway as a collector roadway.
The applicant is proposing to construct a main entrance, Wild Goose Drive, to intersect Linder
Road at the south property line. The applicant is proposing to construct this roadway as a
residential collector.
10
The proposed locations of North Goddard Creek Way, West Cayuse Creek Drive and Wild
Goose Drive meet District policy and should be approved with this application.
The applicant is proposing to construct a main entrance, North Lochsa Way, to intersect with
Chinden Boulevard (State Highway 20/26) located at the west property line (approximately the
half-mile).
The applicant is proposing to construct a main entrance, North Dry Bar Avenue, to intersect with
Chinden Boulevard (State Highway 20/26) located approximately 750-feet west of the east
property line.
Chinden Boulevard is under the jurisdiction of ITD, the applicant should contact ITD regarding
the location and the future signalization North Lochsa Way and North Dry Bar Avenue.
5. Center Turn Lanes and Pavement Tapers
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn
lane to be constructed to provide a minimum of 1 DO-feet of storage with shadow tapers for both
the approach and departure directions. Coordinate the design of the turn lane with District staff.
District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying
basis contingent upon the posted speed limit. Coordinate the design of the taper with District
staff.
The submitted Traffic Impact Study shows that the traffic generated by the site requires the
construction of center turn lanes and right-turn deceleration lanes (tapers) on Linder Road for
West Cayuse Creek Drive and West Wild Goose Drive.
The submitted Traffic Impact Study shows that the traffic generated by the site requires the
construction of center tum lanes and right-turn deceleration lanes (tapers) on McMillan Road for
North Goddard Creek Way.
The applicant should construct a center turn lane on Linder Road for West Cayuse Creek Drive
to provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with District staff.
The applicant should construct a center turn lane on Linder Road for West Wild Goose Drive to
provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with District staff.
The applicant should construct a center turn lane on McMillan Road for North Goddard Creek
Way to provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and
departure directions. Coordinate the design of the turn lane with District staff.
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The applicant should construct right-turn deceleration lanes (tapers) on Linder Road for West
Cayuse Creek Drive and West Wild Goose Drive. Coordinate the design of the taper with District
staff.
The applicant should construct right-turn deceleration lanes (tapers) on McMillan Road for North
Goddard Creek Way. Coordinate the design of the taper with District staff.
6. Street Sections
Internal local residential roadways
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 (Meridian 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.
The applicant is proposing to construct all of the internal local residential streets as 33-foot street
sections with 4-foot detached sidewalks.
The applicant should construct the internal local residential roadways as a 33-foot street with
curb, gutter and 4-foot wide detached concrete sidewalk within 50-feet of right-of-way with
parking on both sides of the roadway contingent upon approval from the Meridian Fire
Department.
Internal commercial/Industrial roadways
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-
feet of right-of-way.
The applicant is proposing to construct North Dry Bar Avenue as a 33-foot street section with
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
The applicant should construct North Dry Bar Avenue as a 40-foot street section with curb,
gutter and 5-foot concrete sidewalk within 54-feet of right-of-way abutting the commercial
development (approximately 350-feet).
Internal residential collector roadways
The applicant is proposing to construct West Ballinger Way (the entire length - 150-feet) and
West Wild Goose Drive (Linder Road extending west for approximately 470-feet) as residential
collector streets with no front-on housing, because the anticipated traffic volumes exceed 1,000
vehicle trips per day.
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
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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 plan with District staff.
West Ballinger Way and West Wild Goose Drive should 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. Parking should
be prohibited on these street segments. Coordinate the signage plan with District staff.
Internal collector roadways
District policy 72-F1A allows collector roadways with 29-foot street sections with vertical curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way with parking prohibited on both
sides of the roadway. The applicant has inquired about a collector roadway street section that
includes bike lanes. Staff has concluded that a 33-foot street section can accommodate two 11-
foot traffic lanes and two 4-foot bike lanes.
The submitted Traffic Impact study determined that West Cayuse Creek Drive, North Goddard
Creek Way and North Lochsa Way (the proposed collector roadways) are warranted by this
development. The traffic study also noted that the mid-mile collector warrants for a connection
onto Ten Mile Road were not met.
The applicant is proposing to construct the collector roadways (West Cayuse Creek Drive, North
Goddard Creek Way, North Lochsa Way) within the site as 33-foot street section with curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
7. Driveways
District policy F2-F5, requires driveways located on collector or arterial roadways with a speed
limit of 50 to align or offset a minimum of 255-feet from any existing or proposed driveway.
District policy 72-F4 (2) requires driveways on commercial I industrial roadways to offset any
existing or proposed street intersection a minimum of 50-feet.
The applicant is proposing to construct two shared driveways intersecting McMillan Road.
. The first driveway location is proposed to be located on McMillan Road approximately
250-feet east of the west property line.
. The second driveway location is proposed to be located on McMillan Road
approximately 725-feet east of the west property line.
The applicant is proposing to construct a 25-foot shared access driveway intersecting North
Goddard Creek Way. The driveway location is proposed to be located approximately 420-feet
north of McMillan Road extending to the west property line.
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The 30-foot wide driveway that is proposed to be located on McMillan Road approximately 250-
feet east of the west property line meets District policy and should be approved with this
application.
The 30-foot wide driveway that is proposed to be located on McMillan Road approximately 725-
feet east of the west property line meets District policy and should be approved with this
application.
The 25-foot driveway that is proposed to be located on North Goddard Creek Way
approximately 42-feet north of McMillan Road extending to the west property line meets District
policy and should be approved with this application.
The applicant is proposing to construct two shared driveways that are proposed to intersect with
North Dry Bar Avenue approximately 350-feet south of Chinden Boulevard. The two driveways
are proposed to align with one another with one extending east from North Dry Bar Avenue and
the other extending west from North Dry Bar Avenue.
The two proposed 25-foot shared driveways that intersect North Dry Bar Avenue approximately
350-feet south of Chinden Boulevard meet District policy and should be approved with this
application.
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 all abutting roadways and install pavement tapers with 15-foot radii abutting the
existing roadway edge.
8. Roadway Offsets
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).
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 150-feet from a
collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires residential collector roadway to align or offset a minimum of
200-feet from a collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires residential collector roadway to align or offset a minimum of
200-feet from a collector roadway (measured centerline to centerline).
9. Stub Streets
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District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood
circulation and to provide access to adjoining parcels. District policy also requires temporary
turnarounds with a temporary easement provided to the District at the end of stub streets that
serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the
roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct thirteen stub streets to the surrounding parcels.
· The applicant is proposing to construct West Apgar Drive to the east property line
approximately 400-feet north of McMillan Road.
· The applicant is proposing to construct West Wapoot Court to the east property line
approximately 1,1 OO-feet north of McMillan Road.
· The applicant is proposing to construct Parachute Hill Avenue to the south property line
approximately 600-feet east of the west property line.
· The applicant is proposing to construct North Chimney Peak Avenue to the south
property line approximately 1 ,650-feet east of the west property line.
· The applicant is proposing to construct West Cedar Grove Street to the east property line
approximately 650-feet north of the south property line.
· The applicant is proposing to construct North Gertie Place to the north property line
approximately 1 OO-feet west of the east property line.
· The applicant is proposing to construct West Boulder Bar Street to the west property line
approximately 500-feet south of Chinden Boulevard.
· The applicant is proposing to construct West Tango Creek Street to the west property line
approximately 1 ,025-feet south of Chinden Boulevard.
· The applicant is proposing to construct North Powell Creek Avenue to the north property
line approximately 2,050 feet east of the west property line.
· The applicant is proposing to construct West Glade Creek Street to the west property line
approximately 1 ,500-feet south of Chinden Boulevard.
· The applicant is proposing to construct West Anatole Street to the west property line
approximately 2,350-feet north of McMillan Road.
· The applicant is proposing to construct West Whitehouse Street to the west property line
approximately 1 ,BOO-feet north of McMillan Road.
· The applicant is proposing to construct West Divide Creek Street to the west property line
approximately 1 ,025-feet north of McMillan Road.
The applicant should construct thirteen stub streets, as proposed.
The applicant should be required to provide a paved temporary turnaround with a temporary
easement provided to the District at the end North Gertie Place, West Glade Creek Street and
West Wapoot Court with a sign at the terminus of the roadway stating that, "THIS ROAD WILL
BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design
of the turnaround with District staff.
10.lslands
District policy 7202.7 and 7207.5 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.
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The applicant is proposing to construct several islands throughout the subdivision.
11. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an
island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a
minimum area of 100-square feet and designed to safely channel traffic. The roadway around
the traffic island should maintain a minimum of a 29-foot street section. The design should be
reviewed and approved by ACHD's Planning and Development staff.
The applicant is proposing to construct one knuckle on North Goddard Creek Way located
approximately 700-feet north of McMillan Road.
The proposed knuckle on North Goddard Creek Way located approximately 700-feet north of
McMillan Road meets District policy and should be approved with this application.
12. Roundabouts
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require that
roundabouts be designed with 21-foot street sections on either side of the center island. The
applicant will be required to dedicate the roadway right-of-way plus the additional width of the
island. Coordinate the size and design of the roundabout with traffic services staff.
The applicant is proposing to construct a round about at the intersection of North Locsa Way,
North Goddard Creek Way and West Cayuse Creek Way as a traffic calming measure and as an
amenity to the subdivision.
13. Cul-de-sacs
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 1 OO-square foot area.
Dedicate 54-feet of right-of-way plus the additional width of the median.
The applicant is proposing to construct several cul-de-sac turnarounds throughout the
subdivision.
14. Special Recommendation to the City
The applicant is proposing to provide access to the out parcel via a driveway off of West Wapoot
Court. The out parcel should be required to take access of the internal roadway system as
opposed to continuing to access McMillan Road.
15. Special Recommendation to the Applicant
In order to reduce trips to and from the residential portion of this development, it is
recommended that upon occupancy the Home Owners Association provide new residents with
information on alternative transportation and the commute options available. Commuteride staff
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will coordinate this effort with the applicant. For more information contact Ms. Catherine
Sanchez at 3B7-6162.
It is also recommended that the applicant cooperate with Valley Inter-area Transportation to
preserve the right-of-way for future bus shelters and a bus pull-out at Block 20, Lot 1. For more
information contact Mr. Kevin Bittner at B46-B547.
In order to reduce trips to and from the commercial portion of this development, it is
recommended that the applicant dedicate at least 10 parking spots to be used as a Park and
Ride, lot. It is recommended the site be located near the North Chinden entrance adjoining
Block 55, Lot 22. It is also recommended the applicant consider providing bicycle facilities at
both proposed office space locations.
It is recommended that tenants occupying the proposed buildings be required to provide an
Alternative Transportation Program for employees prior to issuance of a building permit. The
applicant shall provide an annual report to ACHD Commuteride on program participation.
Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For
more information contact Ms. Catherine Sanchez at 3B7-6162.
C. Site Specific Conditions of Approval
1. Dedicate 4B-feet of right-of-way from the centerline of Under Road, Ten Mile Road and McMillan
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 if the
.owner submits a letter of application to the impact fee administrator prior to breaking ground, in
accordance with ACHD Ordinance #195.
2. Construct 5-foot concrete sidewalk abutting the property on McMillan Road, Ten Mile Road and
Under Road. The sidewalk shall be constructed 2-feet within the new right-of-way. If the
sidewalk is proposed to meander of outside of the right-of-way, the applicant shall provide an
easement to the District.
3. Construct a main entrance, North Goddard Creek Way, to intersect McMillan Road
approximately 1,1 OO-feet east of the west property line (approximately at the half-mile).
4. Construct a main entrance, West Cayuse Creek Drive, to intersect Under Road located
approximately 1,350-feet north of the south property line (approximately the half-mile).
5. Construct a main entrance, Wild Goose Drive, to intersect Under Road at the south property
line.
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6. Construct a center turn lane on Under Road for West Cayuse Creek Drive to provide a minimum
of 100-feet of storage with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn lane with District staff.
7. Construct a center turn lane on Under Road for West Wild Goose Drive to provide a minimum of
100-feet of storage with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn lane with District staff.
B. Construct a center tum lane on McMillan Road for North Goddard Creek Way to provide a
minimum of 100-feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design of the turn lane with District staff.
9. Construct right-turn deceleration lanes (tapers) on Under Road for West Cayuse Creek Drive
and West Wild Goose Drive. Coordinate the design of the taper with District staff.
10. Construct right-turn deceleration lanes (tapers) on McMillan Road for North Goddard Creek
Way. Coordinate the design of the taper with District staff.
11. Construct the internal local residential roadways as a 33-foot street with curb, gutter and 4-foot
wide detached concrete sidewalk within 50-feet of right-of-way with parking on both sides of the
roadway contingent upon approval from the Meridian Fire Department.
12. Construct North Dry Bar Avenue as a 40-foot street section with curb, gutter and 5-foot concrete
sidewalk within 54-feet of right-of-way abutting the commercial development (approximately 350-
feet).
13. Construct West Ballinger Way and West Wild Goose Drive 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 shall be stated on the final plat. Parking shall be prohibited on these
street segments. Coordinate the signage plan with District staff.
14. Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa Way a 33-foot
street section with a 4-foot bike lane, curb, gutter and 5-foot concrete sidewalk within 50-feet of
right-of-way. Submit written approval from the Meridian Fire Department. (Per the Commission
action of May 22, 2002, the applicant may construct an alternative street section with a pathway
on Cayuse Creek Drive, with staff approval. Please contact Planning Review staff to discuss a
possible alternative.)
15. Construct a 30-foot wide driveway located on McMillan Road approximately 250-feet east of the
west property line meets District policy and should be approved with this application.
16. Construct a 25-foot shared access driveway intersecting North Goddard Creek Way
approximately 420-feet north of McMillan Road extending to the west property line.
17. Construct two shared driveways (one extending east; one extending west) located on North Dry
Bar Avenue approximately 350-feet south of Chinden Boulevard.
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1B. Construct thirteen stub streets to the surrounding parcels.
· The applicant is proposing to construct West Apgar Drive to the east property line
approximately 400-feet north of McMillan Road.
· The applicant is proposing to construct West Wapoot Court to the east property line
approximately 1, 100-feet north of McMillan Road.
· The applicant is proposing to construct Parachute Hill Avenue to the south property line
approximately 600-feet east of the west property line.
· The applicant is proposing to construct North Chimney Peak Avenue to the south
property line approximately 1 ,6S0-feet east of the west property line.
· The applicant is proposing to construct West Cedar Grove Street to the east property line
approximately 650-feet north of the south property line.
· The applicant is proposing to construct North Gertie Place to the north property line
approximately 1 OO-feet west of the east property line.
· The applicant is proposing to construct West Boulder Bar Street to the west property line
approximately 500-feet south of Chinden Boulevard.
. The applicant is proposing to construct West Tango Creek Street to the west property line
approximately 1 ,025-feet south of Chinden Boulevard.
. The applicant is proposing to construct North Powell Creek Avenue to the north property
line approximately 2,OSO feet east of the west property line.
· The applicant is proposing to construct West Glade Creek Street to the west property line
approximately 1 ,500-feet south of Chinden Boulevard.
· The applicant is proposing to construct West Anatole Street to the west property line
approximately 2,350-feet north of McMillan Road.
· The applicant is proposing to construct West Whitehouse Street to the west property line
approximately 1 ,BOO-feet north of McMillan Road.
. The applicant is proposing to construct West Divide Creek Street to the west property line
approximately 1 ,025-feet north of McMillan Road.
19. Provide a paved temporary turnaround with a temporary easement provided to the District at the
end North Gertie Place, West Glade Creek Street and West Wapoot Court and a sign at the
terminus of all of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with
District staff.
20.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 are required on the
final plat.
21. Construct one knuckle on North Goddard Creek Way located approximately 700-feet north of
McMillan Road. The island within the knuckle 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
around the traffic island shall maintain a minimum of a 29-foot street section. The design shall
be reviewed and approved by ACHD's Planning and Development staff.
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22. Construct a round about at the intersection of North Locsa Way, North Goddard Creek Way and
West Cayuse Creek Way with 21-foot street sections on either side of the center island.
Coordinate the size and design of the roundabout with traffic services staff.
23. Turnarounds shall be constructed to provide a minimum turning radius of 45-feet. The applicant
will be required to provide a minimum of a 29-foot street section on either side of any proposed
center islands within the tumarounds. The medians shall be constructed a minimum of 4-feet
wide to total a minimum of a 100-square foot area. Dedicate 54"feet of right-of-way plus the
additional width of the median.
24. The applicant shall enter into a development agreement with ACHD that outlines right-of-way
acquisition, costs, timing and payment; and shall also include an agreement that this
development shall be subject to any extraordinary impact fee, LID or other funding source
established by the District to improve the surrounding roadways; or shall be subject to the
development's proportionate share of surrounding roadway improvements as established by the
applicant's traffic impact study.
25. Comply with requirements of ITD for State Highway 20/26 (Chinden Boulevard) frontage.
Submit to the District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building permit (or other required permits), whichever occurs first.
Contact District III Traffic Engineer Michael GalZ at 334-B340.
D. Standard Conditions of Approval
1. 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
bome 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 3B7-
62BO (with file number) for details.
4. 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.
5. 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.
6. 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.
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7. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #195, also known as Ada County Highway District Road Impact
Fee Ordinance.
B. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. The applicant shall be required to call DIGLlNE (1-BOO-342-15B5) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall
contact ACHD Traffic Operations 3B7-6190 in the event any ACHD conduits (spare or filled)
are compromised during any phase of construction.
9. 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.
10. 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.
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 and pedestrian transportation system within the
vicinity impacted by the proposed development.
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.
7. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #195, also known as Ada County Highway District Road Impact
Fee Ordinance.
B. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. The applicant shall be required to call DIGLlNE (1-BOO-342-15B5) at least two full
business days prior to breaking ground within ACHD right-of-way. The applicant shall
contact ACHD Traffic Operations 3B7-6190 in the event any ACHD conduits (spare or filled)
are compromised during any phase of construction.
9. 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.
10. 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 waiverlvariance of said requirements or other legal relief is granted
pursuant to the law in effect at the time the change in use is sought.
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 and pedestrian transportation system within the
vicinity impacted by the proposed development.
Attachments
1. Vicinity map
2. Submitted site plan
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.
Request for Reconsideration of Commission Action
1. 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.
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.
LOCHSA FALLS SUBDIVISION
862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1
fire station, 1 city park and 1 private park.
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MCMILLAN
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