Loading...
HomeMy WebLinkAboutLochsa Falls Sub PP 02-009 August 12, 2002 PP 02-009 MERIDIAN PLANNING & ZONING MEETING August 15. 2002 APPLICANT Farwest LLC and Daniel Gibson ITEM NO. 7 REQUEST Continued Public Hearing from July 18, 2002 - Request for Preliminary Plat approval of 856 building lots and 59 other lots on 354.38 acres in a proposed R-4 zone 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: contacted:1V1~\~ G-o\~~n\,\,,^, Date:~~\I).: O?-- Phone:,)~~ -Olg4 ~ Materials presented at public meefin\llshall become properly of the City ot Meridian. See Previous Item Packet See axlQ.(!}U cL ~ Ccm ~ ~ If c.i (/ r~{;~ 1-0 See attached Comments PUBLIC HEARING SIGN-UP SHEET PROJECT NUMBER AI 18 Is..... IS. ?(1)(\2 PP 0'2. -00 ~ I~m (\.\0 1- DATE PROJECT NAME J c1l'..h SCi F('l Lv < \i~ I I .~ '\11'(''-' NAME FOR AGAINST E1.Y ~ . AlII: t I:; ?RR? rnmu InTA:\J TONY MOSS RECEIVED AUG I 5 2002 CrTY (p.' 'fIc :.'''' ," I ~ .l__H.iU.. ...,'1 It 2 (~ Jv.f7) ['" <It"", rcu!lf 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 ifpossible. . 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. l: '4ft.,' Meridian Parks & Recreation Memo RECEIVED AUG 1 5 ZOO} City of Meridian City Clerk Office. To: Planning & Zoning Commission City Clerk Tom Kuntz--rtL August 15, 2002 Planning & Zoning Staff From: Date: CC: RE: AZ. 02-010 - 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 recommendations to Lochsa Falls Subdivision. 1. We would recommend the developer provide a minimum 25-acre park s~e adjacent to 10 mile Road. The developer would receive 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 recommendation unanimously, The park would be developed through City General Funds and impact fees collected from other developments. 2, The developer should be responsible for a 10' wide hard surface pathway or section of parking lot over the utility easement running along the south boundary of the park s~e, The developer is responsible for coordinating 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 , .. 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 5859,800 Current Fee Refund ($481) 5703,475 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 Subtotal 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 0, Corrili! HUB OF TREASURE VALLEY A Good Place to Live LEGAL DEPARTMENT (208) 288-2499 . Fax 288.2501 CITY COUNCIL MEMBERS Tanuny deWeerd Keith Bird Cherie McCandless William L,M. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 8884433, FA.,{(208) 887-4813 City Clerk Office Fax (208) 888-4218 PUBLIC WORKS BIJILDlNG DEPARTMENT (208) 898-5500, Fax 887.1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533' FA.'{ 888.6854 MEMORANDUM: August 2, 2002 To: Mayor. City Council and Planning & Zoning Commission From: Bruce Freckleton, Senior Engineering Tech ~ Brad Hawkins-Clark, Planner ill ~~~ David McKinnon, Planner II bJA 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 (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 (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 Locbsa Fa))s project. The revised report reflects the cbanges 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 turn-arounds on the 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 fire 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 (R-4) Proposed Setbacks (single family) Front: 20' Front: 20' or 15' for non-front entry garage Rear: 15' Rear: IS' 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-l 51R-40 uses will meet City designated setbacks) Lot Size- Citv Requirements R-4 zone: 8,000 sq.ft. Proposed Lot Sizes 6,500 sq.ft. (Detached Single-family) Lot Frontage-City Reouirements 80'minimum Proposed Frontlll!:e 60' minimum Additionally, as part of the planned development request, the Applicants have requested a twenty percent (20%) land use exception to pennit office, multi-family, public service (fIre station) and commercial uses in the proposed R-4 zone. The II office lots cover 20.35 acres and will require a conditional use pennit prior to development. The multi-family lot is 10.1-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 pennit 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 of a 7' -I 0' wide AZ-D2-D1O; PP-D2-D09; CUP-D2-D12 Lochsa 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 Chinden 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. LOCA nON 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. SURROUNDlNG 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 & ZONlNG 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: <4A. Will the new zoning be harmonious 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./acre and below) and Medium Density Residential (3-8 d,u./acre), 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 Ordinance allows a mixture of different housing types, (townhouses, duplexes and AZ'()2.() 1 0; PP-02.()09; CUP.()2.() 12 Lochsa Fall. 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 (MCC I 2-6-4 A). Accordingly, the overall density ofthe 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 zoniug 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 cbange in the area or adjacent areas which may dictate that the area should be rezoned. For example, bave tbe 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 witb 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-02-010; PP-02-009; CUP-02-012 Lachsa 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. WiII the proposed uses uot 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-Farm 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 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 infonnation 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 (Le. 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. Apvlicant will also be required to construct an all weather 14-(oot wide r!Tavel access road over the off-site segments within this protect. AZ-02-01O; PP-02-009; CUP-02-012 Lochsa Falls AZ,PP,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-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. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that 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 tbe 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). 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 subdivision. AZ-02-OIO; PP-02-009; CUP.02-012 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 comers of Section 26 will be at a LOS F. The existing, no-build McMillanlLinder Road and ChindenlLinder Road intersections are found to need improvement with widening of all four approaches. The Chinden/Ten Mile intersection needs to be improved with widening of the northbound approach, Staff finds that a Collector roadwav cormectinff the subdivision to Ten Mile Road is warranted bv the scale of this development and the lack of access to the uroTJosed 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 hest 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-02.QIO; PP.Q2.Q09; CUP.Q2.Q12 Lochsa Falls AZ.PP,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. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS 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 Plan. b. The availability of public services to accommodate the proposed development; Staff fmds 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. Applicant will also be reqJ.Iired to constnJct an all weather 14-foot wide gravel access road over the off-site sef!fflents within this proiect. c. The continuity of the 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'()2'()1O; PP'()2-OO9; CUP.()2.()12 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 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 of a 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 potential 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 Propefl:y: 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.o2.o10; PP.o2.o09; CUP.o2.o12 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 unintenupted, hard surface, off-street pathway from Linder Road to the east boundary of Lot 2, Block 12. Staff recommends adding this as a condition of approval (as part of item # 3 in the site soecific comments below), F. Collector Street Adjacent to the New City Park:The Meridian Parks & Recreation Commission has requested the addition ofa 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 parle 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'" roadwav on the subiect oropertyuntil 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 (nrelimioarv nJat) 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.o2.o\O; PP.o2.o09; CUP.02-012 Lochsa 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. Aoolicant will also be required to construct a temporary all weather 14-foot wide gravel access road over any undeveloped segments within this oroiect. until such time as the public street is improved. At ultimate build- out. the sewer and water mains shall be located within the improved Dublic right-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 final plat application. The landscaping plan shall include the details for the proposed 30' wide pedestrian/emergency vehicle access on Linder Road, 6, Penormance 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 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 (DreIiminarv DlaO 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 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc" prior to signature on the final AZ-02-01O; PP-02-009; CUl'-02-012 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, bermingiswale 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 confinnation 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 of 3: 1. AZ-02-OlO; PP-02-009; CUP-02-012 Loch.. Falls AZ,PP,CUP Mayor and Council August 4, 2002 PageD 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 pennitted 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. Tbe uses permitted by the exception are strongly related to the principal use of tbe development, and have the purpose of providing services or facilities useful or complementary to tbe 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 tban twenty percent (20%) of the total area of tbe project sball be devoted to tbe uses permitted by the exception. Tbe percentage of use exception allowed will be determined by tbe 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"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 .;. 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. Tbe development will be pbased so that construction of the excepted use or uses will be justified by construction of aD 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.Q2.Q1Q; PP.Q2.QIJ9; CVP.Q2.Q12 Loohsa Falls 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 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 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-OlO; PP.02-009; CUP-02-012 Lochsa Falls 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 The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces. parking, landscaping 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. The excepted uses are intended to be uses and services that will be accessible by walking or bike riding from within the subdivision. 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; 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 will 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 ruraVresidential 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 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-02-OlO; PP-02-009; CUP-02-012 Locltsa 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 ofthe 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 traffie. 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 Confi~ation: 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 SPECIFIC 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.()2.()!O; PP'()2-009; CUP.()2.()!2 Lochsa Fall. AZ,PP,CUP Mayor and Council August 4, 2002 Page 17 2. The proposed 17l 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 number along McMillan shall be restricted to no more than one (I) 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 Comprebensive 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. GoalS: To establish compatible and efficient use ofland 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, GoalS: To establish compatible and efficient use ofland through the use of innovative and functional site design. AZ-02-OlO; PP-02-009; CUP-02-012 Lochsa 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 !.lOU Promote the design of attractive roadway entryway areas into Meridian which will clearly identify the community. 2.1 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, EPA. 4.3U Encourage new commercial development in under-utilized existing commercial areas. 5.9 The integrity and identity of aJ'!Y acfjoining 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 2.1U Development along major drainage ways will be restricted to ensure that development does not cause additional ground or surface water contamination. 3.IU 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, Communitv 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-02-OlO; PP-02-009; CUP-02-012 LochBa Fall. 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 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 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 of a 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-02-010; PP-02-009; CUP-02-012 Lochsa Falls AZ.PP.CUP ~ '.:;;'~""" ' ftCHU. Ada County Highway District Right-oj-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 park. 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 Representative: Becky Bowcutt 1405 West Chance Court Eagle, Idaho 83616 City of Meridian. City Clerk OfficE' @:: W ~ [? Lf 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 RECEIVED JUN 24 2002 Application Information The applicant is proposing 10 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. 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 Chin den 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 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. 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 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 tum lanes and right tum deceleration lanes for traffic tuming into the site at both access intersections. . Linder Road requires center left tum lanes and right tum decelerations lanes for traffic tuming 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 tum 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 3 operation. Any improvements on these roadways should be based on the recommendations of the 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 meels 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 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 residentia/lols 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 2010. 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! agricultural Single-family residential! agricultural 5. Impacted Roadways Chinden Boulevard Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 1,900-feet Principal arterial East ofTen Mile Road was 10,527 on 10-11-00 .C. ! "0" 55 Chinden Boulevard and Linder Road intersection. Linder Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 2,475-feet Minorarterial South of Chinden Boulevard was 6,182 on 6-6-00. Better than "C. 50 Chinden Boulevard and Linder Road intersection. McMillan Road Frontage: Functional Street Classification: Traffic count: 1 ,340-feet Minor arterial west of Linder Road 1,133 on 9-13-00 5 Level of Service: Speed limit: Nearest intersection: Better than "C. 50 Ten Mile Road and McMillan Road Ten Mile Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 685 Minor arterial South of Chinden Boulevard was 505 on 10-11-00 Better than DC" 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. o Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or sidewalk. o Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. o 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. 6 11. ather 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 October17, 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 Jots, 10 commercial Jots, 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). 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 pattems in this area, and the concem 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 7 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 (ADT) 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. . 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-ot-way if the owner submits a letter ot application to the impact tee 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 it any right-ot-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-feetwithin 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. 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 100-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 100-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 100-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 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design ofthe turn 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 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. 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-toot street sections with vertical curb, gutter and 5-toot sidewalk within 50-teet ot right-ot-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-toot 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-teet 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 3D-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. 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 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 aOO-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 6S0-feet north of the south property line. 14 . 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 westproperty 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 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. 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 1 DO-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. I n 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 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 DO-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 ofstorage 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 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 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-footshared 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 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. 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. 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 1OQ-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. 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. The applicant is 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. 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 turnarounds. 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. 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 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 (1-800-342-1585) 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 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. 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. 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 retumed. 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. 22 LOCHSA FALLS SUBDIVISION 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fiffismlion,1~yparnand1pri~repa~. a:: w o z - ...J MCMILLAN 23 i . . . J Proposed Driveway Proposed Driveway _ _. _ ~,S._HW_Y _2' ~ 26_ II --'1 i 1~Jlrr7! Propcsed'Stub-S:: i(!' '" ,i",','",,;_.. \ . i 'Hi: 1:- i j i I, 1~l,.lf,L!-"t \ , ~ i J i Proposed Stub Street ~2 "Jl. ; ; I' :: :,:=]"r:,+:-, ; ~ '<',>( :'<' .[ /;'%f":"'l.d ~ . '_! . ' . , , r -..--......./\: ," ," ... -, --J11 i i i I I ! ; 1 I -1.l.:: ,".' .~: . ~-..... -;'v, .....'11 I ; _ '..'. ' I ' ~.. '_~~. .. _'_'~''''' >"..\..... ._ \ '\ ]1 ___________._IPrDp.-ose. d~Stub~tree~-._._, '~I-I,I'~ i I., \1~:;('~..:..:.-::'T"i1::..'~.. ..,~'ft:tli' " I Pro dStubStreet , . '0; , '-," "._, "':S' "'5:;::.~~-;':,;...L '-' . -'~ ' ,pose , 1/ I'.. I-W i i I i i '. ~. ".-y: .~:J.; i il, . T:'ProposedCollec __ \1"" " " \illl,ll.i!I\\::-~l"~,'Uli,il;i,l+iRll ',.;'.~'~-- .--!!Jf/:. '."j';:-, ",-';,'.i..-, '; __'!illil!L ri~! , p(~..,ud, ,'''''".~'~, I rT~,-";"l i j ! \~'._L! ! , I , I I 11...1.(, -t.-.'. ."".,."....,., '. ..,J' r-"I5::,,,, . 11" I ,'~ , '-!:~ ,.... l-..~ -"', I I 'I I , ,- n,,'" '., " rJ " ~,4 " , .-,' , , , "I' ii'-'~ ,'I '.. uOrP,EN,4l/o ,~~..,:.'<'illillllll" ! ' , fI ' : ,-" .,J.:-- '.;-i ;I,~~ "<::#,~,;4k/j ,,'l i liB';';' '/; ~ ~ - Proposed Roundabout Ii! I ' I ;.: <. j -;I' I ' .'-~..*;,~<~7ii ; i ;;~ !';! -< 0 o U.- I' ' ' , I ... _~'--Ji 1~.. r,. ',- ~~~.,:,.ic~.'j_,;i '. ;.i.'~fi 11 \' a::: a::: ProposedStubStre~' i,l! I :: : -':.' ~~~..;;; '~.~...LlL ~j;' ':.';.../):1.+,"'-;\,: ,l-J-~~l 5 ~ ! . T'.,' H' Iii i i I ii' I 'i..",\"'",,";- --il Cl ~ I - Ii i i J: -1 i7.\ r i I ill ! ' i I ! I --;#:>-4+H-.JlI-, ; \ , Z , - II Ii' I., i'" I LLLlI I IF!! I i'TTlfi'<' , " "11G !-.J ~! Proposed Stub Street -:: I: t i ! ;; _ .,.,\lfrrnfTPJyn FF ,-r-II J 1IT ! I- ! _ __~.. '!- : I I I 11 ! , , i ! :' -i~~JJ... I I .l.j H j I I ! ! I ! h-I "" Iii I II , 1 ! , I / >- -1'1 :, , I I 11-' Pro d Stub Stree I .'..... \ I , ! I . : ' I !ffli ,\~_. ," I I l 'i ' ' 1 E -.- ~ ,','-0 ' pose ! Proposed Stub Street ' 'I ' I; ii-I i Tf- i I ! I ._! i ; ;! i ; I I;~. -' ~I! : I Hb~\..Cj! ! i r ! i ! ! ! , /' ! i ! ~ ! '8 i ! i ~"",<.I !) .;: :-":' .-.. ~ , ii:,,!I!, \ ',Lk: '-.... , I -:0 ','_"""_~ --- --- i I i III j ! I II! \; i.l Proposed Stub Street . ,\.., - I ,r~t.l' ~ , ' , t.lV'-1t )/1 ! 1- T i LI- Proposed Swb Street ! , iJ : I _---L- . ' r ! [ Proposed Collector I _ _ _ _ _ . _ . _ _ . . . _ _ _ 125 " McMILLAN ROAD '1~ "'2l CHI NDEN BLVD - - - T - - . "2< Proposed Colleclor Proposed 8tu!> Street . , I , I , I , I , I , I ~. '1 r Proposed Driveway Proposed Driveway MAYOR Robert D. Corrie ""'(-' clferldi~' ,\ ~ IDAHO I ~. #, 'l&T.,,,,,,cV" ' ~' ~W~~ LEGAL DEPARTMENT (208) 288-2499' Fax 288-2501 PARKS & RECREATION (208888-3579' Fax 898-5501 PUBLIC WORKS (208) 898-5500 'Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211' Fax 887-1297 PLANNING AND ZONING (208) 884-5533 . Fax 888-6854 CITY COUNCIL MEMBERS Tammy deWeerd William L. M, Nary Cherie McCandless Keith Bird 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: Transmittal Date: August 5,2002 Hearing Date: August 15, 2002 File No.: PP 02-009 Request: Revised Plats submitted for review By: Location of Property or Project: David Zaremba, P/Z (No VAR, VAG, FP) Jerry Centers, P/Z (No VAR, VAG, FP) Leslie Mathes, P/Z (No VAR. VAG, FP) Keven Shreeve, P/Z (No VAR. VAG, FP) Keith Borup, P/Z (No VAR, VAG, FP) Robert Corrie, Mayor Bill Nary, CIC Tammy deWeerd, CIC Keith Bird, CIC Cherie McCandless, CIC Water Department Sewer Department Sanitary Service (No VAR. VAG, 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 (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) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (AnnexeDon only) 33 EAST IDAHO. MERIDIAN, IDAHO 83642 (208) 888-4433 . Fax (208) 887.4813 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 --~- BECKY BOIICun PlIIINING SERVICES 1100 B. Valli Hi Ln. Eagle, Idaho 83616 Phone: 484~3904 Fax: 938-6210 August 2, 2002 City of Meridian Altn: Planning and Zoning Commission & Planning Staff 33 East Idaho Meridian, Idaho 83642 RECEIVED AU6 0 2 2002 City Of Meridian City Clerk Office Re: Lochsa Falls Subdivision (Responses to Questions from the July 18 Hearing) Dear Commission Members and Planning Staff: The following items are requested changes to the preliminary plat or issues the Commission wanted researched and addressed. 1. Add two vehicular turn-arounds at the end of each private drive fur the office lots. a. These were added to the preliminary plat. 2. Add a pedestrian pathway (30) feet in width out 10 Linder Road. a. This was added to the preliminary plat. 3. Delineate how the pathway and interconnection to the park will be constructed. a. This has been added to the plat. 4. Review the drainage to the east of the Moss parcel to determine if open space could be relocated along the east boundary of the out parcel. a. The project engineer evaluated the drainage and determined that the re1ocalion was possible, Lot 13, block 6 has been identified as an open space lot. Lot 17, block 23 was added as a buildable lot in the exchange. The plat reflects this change. 5. We will provide a concept of the park delineating how this area could be configured without a collector roadway. We will submit this at the public hearing on August 15. 6.The Commission requested we approach Mr. Bews concerning a sewer and water easement through his oodeve1oped parcel. a. At the time this letter was written we had not received a response from Mr. Bews. 7. The Park's director, Mr. Kunz, testified at the public hearing and requested park improvements be added to the project. a. The proposal discussed with the Park's Department included the following: I. The applicant would reserve 25.5 acres for a City Community Park along the Ten Mile corridor. 2. The applicant would donate (5) acres of the park area to the City. 3. The remaining 20.5 acres would be sold 10 the City for $30,000 per acre (raw land cost) and the applicant would be reimbursed by future park impact fees. ...!- 5. The 25.5 acres would be deeded to the city after the applicant oblained preliminary plat approval. 6. The City would provide a sewer and water easement along the south boundary of the park for sewer and water extension by the applicant to the development. 7. The applicant would coordinate with parks department concerning drainage overflow into the park in a 100 year stonn. Approval of the plan by the Park's director would be required. 8. A community park service area would be eslablished and the initial monies collected in the area would be used for reimbursement of the cost of the 20.5 acres. ~,---'- The applicant is providing a City Community Park which will serve (4) square mile in the north Meridian area. The full burden of providing the land and making park improvements should not be borne by the applicant. The applicant will be extending sewer and water for one-half mile 10 the property. The applicant is constructing one-half mile of (10) foot pathway and one-quarter mile of (4 ) foot off-set sidewalk to the park. The applicant is single loading a residential street to provide additional fumtage and exposure to the park. The applicant will be improving 30.65 acres of private open space within the development. Considering the expense and effort on the part of the applicant, we believe other developments should be called upon to share the burden. ~~' /h;~ -::!:; JUly 15, 2002 PP 02-009 July 18, 2002 MERIDIAN PLANNING & ZONING MEETING ITEM NO. 5 APPLICANT Farwest. LLC and Daniel Gibson REQUEST Continued Public Hearing from June 6, 2002 -- Request for Preliminary Plat approval of 876 building lots and 59 other lots on 354.38 acres in a proposed R-4 zone for proposed lochsa Falls Subdivision, south of West Chin den 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: See Previous Item Packet ~-t. 7lVL to ftl)J:J 15, ZOO7- OTHER: See revised plans submitted by Applicant Date: Phone: Contacted: Materials presented at public meetings shall become property of the City of Me~dIan. / Memo To: ftom: Date~ CC: Re: . comm\Ssion ~\ann\"g & Zonmg 10m Kun~~ fJ10~IVED JUl' ~ 1n01 em 01 MERlD1>>\ Ju~ \~I ~ . I I City Clerks Office, ~arks 1 ftecJ'$4l:AM ~AMMlftftIM, Planning & Zoning Staff, Fatwest, LLC. Parks Department Recommendations for Lochsa Falls Subdivision ' The Parks Recreation Staff has reviewed the Preliminary Plat for Lochsa Falls Subdivision a second time in more detail and have the following comments. 1. We would recommend a pedestrian pathway linking the entrance to Lochsa Falls at Linder Road to the proposed park on Ten Mile. The current pathway plan is deficient in off street pathways and an easily followed path system to the pari<. This pathway system is an important component to this large development since it will provide an opportunity for pedestrian access to the pari< from all points within the subdivision. Although the park is community in si<:e it will serve as a neighborhood pari< for this 862 lot development. 2. Staff still recommends lots 7-12 of block 12 be eliminated from the proposed 24.639-acre park. For the record we would also recommend any development to the north of the park not be allowed to back any lots up to the park. 3. Community Parks require a collector along one side. The limited access along Ten Mile does not meet that requirement and we would recommend a collector along the southern boundary of the park. The current plat does not include the collector we are requesting. We had discussions with the developer in regards to locating the collector on the property south of the park boundary, which would align with Anatole Street. Ju1 18 02 03:56p Meridian Fire Department 8950390 p.l Joseph Silva Deputy Chief Meridian Fire Department 540 E. Franklin Rd. Meridian, 1d 83642 (208) 888-l23' ~~. (208)~~S'Q'3I1~' MendianFire Department TO: Meridian Planning & Zoning Commission RECEIVED JUt '8 2002 CITY OF MERIDIAN July 18,2002 FROM: REVISION- Lochsa Falls Subdivision F~ V 02-009 Joseph Silva, Deputy Chief, Fire Prevention r SUBJECT: The following will be the requirements andlor concerns to provide minill1lll1llevels of fo'e protection for the proposed project: I. One and two family dwellings will require a frre-flow of 1,000 galloIIB per minute available for duration of2 how's to service the entire project Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix ill-A 2. Commercial and office occupancies will require a fire-Dow cOllsistent with the Unifon1l Fire Code to service the proposed project. Fire hydrants shall be placed an average of 400' ap311, 1997 UFC Appendix ill-A 3. Multi.family residential on the site will require a fire-flow of 1500 GPM plus the amount required by the tire sprinkler demand. 4. Acceptance ofthe water supply for fire protectiou will be by the Meridian Water Department. 5. Final Approval of the fire hydrant locations shall be by the Me,idian Fire Department. 6, All roads shall have a turning radius of28' inside aod48' outside, 7. [nsW'e that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103,2.4 of the Uniform Fire Code. 8. All access roads within the projecL shall have a clear driving sw'face with a minimum width of 20' available at all times. T)'pical street width of 34' will be allowed to have parking an both sides. The typical collector street with a width of 29' will be required to have restricted parking to only one side. Restricted parking will be required far Blacks 2, 58, 57, 20, 36, and 28, UFC 902,22,1 9. Operational fire hydrants and temporary or pennanent street signs are required before cqrnbus1;il:>le conslructib,d'.\i&M!s"UF(; 901.4.2 & 901.3 .' """">,-!::,~(,y,.:,:" :-'1:-, ."'."'.' ;,.,. . .. '..:,:'::~:,",<~ . . . . . . . . . . . . . . . . . . . . . . . JUL 18 '02 15:58 8950390 PAGE. 01 Jul 18 02 03:56p Me~idian Fi~e Depa~tment 8S503S0 p.2 July 18, 2002 Page 2 10. The phasing plan may require that any roadway greater than 150' in lengtll that is not provided widl on outlet shall be required to have a turn around. 11. A minimum of two points of access will be required for any pornon of the project, which serves more than 30 homes. UFC 902.2.1 12, The proposed 876-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 2,540 residents at build out The proposed multi.family 101 has an estimated 171 units with a total estimated population of 495 residents at build out. nle 11 office lots and 1 commercial lot will have an lUlkllOWll transient population and will have an unknown impact on Meridian Fire Deparlment call volumes. The Meridian Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for service in 2001, According to a repon completed by Fire & Eme1gency Services COllSulting Group ill February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, 13. The proposed project lies outside the fivc-miI1utc l-esponse zone goal. Achievement of this goa! is subject to budgetary constraints and is intended 'to enhance we probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defuled as capital outlay for facilities that are locatcd within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 14. The proposed location of tlle Meridian Fire Station mee" the general requirements of the Master Site Plan for fire station locations. The site appears to have met the minimum lor dimensions required for a satellite location 15, The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and eIDcient response by fire and emergency medical service vehicles. This cost of this instaUation is to be borne by the developer JUL 18 '02 15'58 8950390 PAGE. 02 PUBLIC HEARING SIGN-UP SHEET DATE 18-Jul-02 PROJECT NUMBER PP 02-009 Lochsa Falls Subdivision PROJECT NAME NAME FOR AGAINST ~..t!;u ., U L J 8 2002 uu:r UF MERIDIAN , , June 3, 2002 MERIDIAN PLANNING & ZONING MEETING PP 02-009 June 6, 2002 ITEM NO. s APPLICANT Farwest. LLC and Daniel Gibson REQUEST Public Hearing -- Request for Preliminary Plat approval of 876 building lots and 59 other lots on 354.38 acres in a proposed R-4 zone 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: See Attached Comments See Attached Comments No Comment No Comment ~t TIn t.o See attached Comments No Comment See attached Comments ~ n)2co'z- Parks Department -- See Attached Comments Date: ~ /- 11 f):J OTHER: Phone: B?5?h~J J ~_ terlals presented at public meetings shall become properly of the City of Meridian. . " -, Joseph Silva Deputy Chief Meridian Fire Department 540 E, Franklin Rd, Meridian,Id 83642 (208)888-1234 Fax (i08) 895b11~~~ May IS, 2002 TO: RECEIVED MAY 1 5 2002 CITY OF MERIDIAN CITY r,I r::RK nr::r::lrr=- SUBJECT: Meridian Planning & Zoning Commission Lochsa Falls Subdivision File PP 02-009 ~ Joseph Silva, Deputy Chief, Fire Preventi~ FROM: The following will be the requirements and/or concerns to provide minimwn levels of fire protection for the proposed project: I. Qneand two family dwellings will require a fire-flow of 1,000 gallons per minute available for a duration of2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix Ill-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 Ill.A 3, Multi-family residential on the sile will require a fire-flow of 1500 GPM plus the amount required by the fire sprinkler demand, 4. Acceptance of the water supply for flIe 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 turning radius of28' inside and 48' outside. 7. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code, 8, All access roads within the project sball bave a clear driving surface with a minimwn width of 20' available at all times. Typical street width of34' will be allowed to bave parking on both sides. The typical collector street with a width of 29' will be required to bave restricted parking to only one side, 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 pennonent street coinbusj:jble:/;\il$\I'll\;~illnbegins/tJFC 901.4.2 & 901.3 hH' ,,-- ; :,:'1" ,:"Hiiiiiil,:iU~':~!i: I '\i'i, ,::1111'1',;;:, . . . . . . . . . . . . . Ui;iilim:i!:i!!i;:,' ' SIgnS are required before . . . . . . . . . . ! May 15, 2002 Page 2 10. The phasing plan may require that any roadway greater than ISO' in length that is not provided with an outlet shall be required to have a turn around. 11. A minimum 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 876-lot subdivision with an estimated 2,9 residents per household would bave a total estimated population of 2,540 residents at build out. The proposed multi-family lot has an estimated 171 units with a total estimated population of 495 residents at build out. The II office lots and I connnerciallot will have an unknown transient population and will have an unknown impact on Meridian Fire Deparlment call volumes. The Meridian Fire Deparlment 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. 13. 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 'RECEIVED To: From: Date: cc: Planning & Zoning Commission Tom Kuntz May 31, 2002 City Clerk & Planning & Zoning Staff ,I \.'-r' 'nt"] CITY OF MERIDiAN CITV r.1 ~R'.( nc~I(" RE: CUP 02~12 - ConditionallJse Permit - Lochsa Falls Subdivision PP 02~09 . Preliminal)' Plat - Lochsa Falls Subdivision AZ 02~10 - Annexation & Zoning - Lochsa Falls Subdivision The Parks and Recreation Commission and Staff has received and reviewed the above-proposed project. We would 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 coIlec1or 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 colleclor along the southem boundary of the park that would align with Anatole Street. 3. The park will not serve as a detention/retention pond for the development 4. Developing the park in a timely fashion benefits the developer and the entire community. It is important the developer and the parks department work together to develop the park in a timely and cost effective manner. We would be interested in entering into a park development agreement with Farwest L.L.C. at the appropriate time. 5. The developer has agreed to donate five (5) acres and the remaining nineteen (19) acres would be reimbursed through impact fees as they are collected. . Page 1 RECEIVED APR 2 3 2002 City of Meridian City Clerk Officl~ ~&~1~'Z)~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 -4395 FAX # 208.463-0092 April IS, 2002 Phones: Area Code 208 OFFICE: Ncmpc 466-7861 SHOP: Ncmpc 466-0663 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian,jlLSJ642 Re: PP 02-009 Preliminary Plat approval 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. Sincerel~,,,,/ ;J;;t/f/~ Bill Henson, Asst. Water Superintendent NAMP A & MERIDIAN IRRlGA nON DISTRICT BH: din C: File - Shop File - Office WaterSuperint\lnrknt APPROXIMATE I RRIGABlE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJEG RIGHTS - 40,000 ~ 'ii~~TTRm CENTRAL DISTRICT HEALTH DEPARTMENT _HEALTH Environmental Health Division DEPARTMENT Rezone # Conditional Use # Preliminary f Final f Short Plat Return to: o Boise DEagle o Garden City kIDAeridian o Kuna DACZ o Star ~p D2- -00 '7 / ....c.A<_ ~ ~IV'F.D APR 2 3 2002 01. 02, 03. 04. 05, We have No Objections to this Proposal. We recommend Denial of this Proposal. City of Meridian City Clerk Office Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. We will require more data conceming soil conditions on this Proposal before we can comment. Before we can comment conceming individual sewage disposal, we will require more data conceming 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. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After w;;rc;pproval from appropriate entities are submitted, we can approve this proposal for: ntralsewage 0 community sewage system 0 communitywaterwell o interim sewage gcentral water o individual sewage 0 individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division ~vironmental Quality: ~ntral sewage 0 community sewage system 0 community water o sewage dry lines ~entral water Run-off is not to create a mosquito breeding problem. This Department would recommend deferral until high seasonal, ground water can be determined if 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, 07. ~8. f. ~O. 011, 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 ~4. ;;:1..1t44{'.,. CH"~ 1!'77Jr""w~ .Ht_,w,.___r 1tl!U>....-lOvdl4-r.- 4"'.1' ~M!iP.. o child care center Date: ..!LJ /? foe.. Reviewed By: .L...---/~,n14- CDHD 9100 Ikc Review Sheet ,..fm: CENTRAL ui8~6~!~ MAIN OFFICE' 707 N ARMSTRONG Pl,' BOISE. ID 83704-0825' (208) 375-5211 . fAX 327-8500 To prevellt and treat disease and disability; to promote healthy lifestyles; and to protect and promote ll1e hea1Jh (Iud quality ()f ollr eflvironfJIeJlt. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Storm water Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook Prepared by City of Boise Public Works Department, May 2000. Serving Valley, Elmore, Boise, and Ada Counties Ado I Boise County OUlce 707 N, Armsrong PI. 8oi~e, 1083704 Enviro, Heoith: 327-7499 Fcn-'dly Planning: 327-7400 Immunizations: 327-7450 Serlio( Nutrition: 327-7460 vVIC: 327-7488 FAX: 327-8500 Adc.WIC Satellite Office 1606 Robert St, Boise. ID 8,3705 Ph. 3341-3355 FAX: 334-3355 Elmore County Office 520 E, 8th Street N. Mountoin Home, ID 836.:.17 Erwiro. Health', 587-9225 Family Healtll: 587-4407 WIC: 587-4409 FAX: 587-3521 Volley Coun~ Of lice 703 N, 1 st Street P.O. Box 1 Ll48 McCall. ID, 836:)8 Ph. 634-719<l F,A,X: 634-2174 ~=R IDAHO POWER COMPANY PO, BOX 70 BOISE, IDAHO 83707 Layne M. Dodson Community Relatione Representative Offlce (208) 388-6477 Fox (208) 388-607 Coli. (208) 250.1139 April ] 9. 2002 RECEIVED APR 2 3 2002 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ID 83642 City of Meridian City Clerk Office Re: PP 02-009 Lochsa Falls Sub. Dear Will, Idaho Power Company is unable to serve this application without significant system upgrades. The applicant should contact the local Idaho Power Company Operations Center for details. The contact for this area is the Meridian T earn, at 388-2021. s~~ Layne Dodson MAYOR Robert D. Cortie HUB OF TREASURE VALLEY A Good Place to Uve CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 . Fax (208) 887-4813 City Clerk Office Fax (203) 888-4218 LEGAL DEPAm'MENT (208) 288.2499 . Pax 288.250 I PUBLIC WORKS (208) 898-5500' Pax 887.1297 BUILDING DEPARTMENT (208) 887-2211 . Pax 887.1297 PLANNING AND ZONING (208) 884-S5JJ . Pax 888-6854 CITY COUNCIL MEMBERS Willi"," L. M. Nary Keith Bird Tammy c1eWecnl Cherie McCanclf... 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 15, 2002 Hearing Dale: June 6, 2002 File No.: 'PP 02-009 , . Request: Preliminary Plat approval of 876 building lots and 59 other lots on 354.38 acres in a proposed R-4 %one 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, P/Z (No VAR, VAC. Fp) Meridian School District (No FP) Jeny Centers, P/Z (No VAR. VAC, FP) Meridian Post Office (FPIPP only) Leslie Mathes, PIZ (No VAR, VAC, FP) Ada County Highway District Keven Shreeve, PIZ (No VAR. VAC, FP) Community Planning Assoc. Keith Borup, PIZ (No VAR, VAC, FP) Central District Health Robert Corrie, Mayor Nampa Meridian Irrig. District Bill Nary, C/C Settlers Irrigation District Tammy deWeerd, C/C. Idaho Power CO. (FPIPP only) Keith Bird, C/C U.S. West (FPIPP only) Cherie McCandless, C/C Intermountain Gas (FPIPP only) Water Department Bureau of Reclamation (FPIPP only) 1/ Sewer Department Idaho Transportation Department (No FP) Sanitary Service (No VAR. VAC. FP) AI {'1'!HiJa... _ ' Ada County (Annexation only) Building Department Your Concise 'Ii~""""'r~ ''''0"",_ ~ Police Department, , -. , City Attorney _ _ City Engineer' , City Planner Parks Department RECEIVED APR 1 9 2002 ~I'rti City of Meridian City Clerk Office ,V/~,:fL}~ ' , ..'t. MAYOR Robert D. Corrie A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO l\-IERlDlAN, IDAHO 83042 (208) 888-4433 . F"" (208) 887-4813 City Clerk Officc F"" (208) 888-4218 LEGAL DEPARThIE~T (208) 288-2499' F:u 288.2501 PUBLIC WORKS (208) 898-5500' F:u 887,1297 BUII.DlNG DEPARThlENT (208) 887.2211 . F.... 887-1297 PL\NNING AND ZONING (208) 81l4-55JJ . F.... 888-6854 CITY COUNCIL MEMBERS Williom L. M. Not)' Keith Bird Tammy d.W..rd Cheri. 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 15, 2002 Hearing Date: June 6, 2002 File No.: 'PP 02-009 . Request: Preliminary Plat approval of 876 building lots and 59 other lots on 354.38 acres in a proposed R-4zone for proposed Lochsa Falls Subdivision By: Farwest, LLC and Daniel' Gibson Location of Property or Project: south of West Chin den Boulevard and west of North Linder Road David Zaremba, PIZ (No VAR, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, VAG, FP) Keven Shreeve, PIZ (No VAR, VAG. FP) Keith Borup, P/Z (No VAR, VAG, FP) Robert Corrie. Mayor Bill Nary, C/C Tammy deWeerd, C/C Kei1h Bird, C1C Cherie McCandless, C/C V'" Water Department Sewer Department Sanitary Service (No VAR, VAC. FP) Building Department Your Concise Remarks: Fire Department Police Department City Attomey 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 Heaith Nampa Meridian lnig. District Settlers Irrigation District Idaho Power CO. (FPIPP only) U.S. West (FPIPP only) Intennountain Gas (FPIPP only) Bureau of Reclamation (FPIPP only) Idaho Transportation Department (No FP) Ada County (Annexation only) , I..... CC~ty Of Meridian Ity Clerk Office RPR-15-2002 01:~5P FROM:~anitar~ MAYOR 1'01>:" Q, Como CITY COL'SCIL ME.\ISERS Will"m L M 1'1>1"/ K,,", Sud T:unmy d, Wccrd Ch,,,, M,C..,dl,,, Services, I 20B-BBB-50~2 TO:Meridian Clerk P:3/3 LEGAL UEPARThIC:'-T (~O~J 2R:.'.~19<J' F.l.\ :~j'!.(!'1 PUDLIC WOR~S (:06) StJtI.~SOO' FJ,J, 6S7.1 ~(J" DUILUII<O OE?ART~IE~T I;O~) aB'.l.l! . F.. 887-l2?7 PU.:-iN'~C; A;-'O ZO'Sl';C (108) 15~.'jH' FH a~!J.6R~J A Good PI~c. to Live CITY OF MERIDIAN JJ EAST IDAHO MERIDI....N, IDAHO 8:lO42 ClOS) iS3-lJJJ. F... (208) 887-4813 City Clerk Olliee Fa> (103) 888.421 S 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 orr,~e Attn Will Berg, City Clerk. by: May 30, 2002 Transmittal Dale. April 15, 2002 Hearing Date: June 6.2002 File No ' PP 02-009 Request Preliminary Plat approval of 876 building lots and 59 other lots on 354.38 acres in a proposed R-4 zone fot proposed Lochsa Falls Subdivision By Farwest, LLC and Daniel Gibson Location of Property or Project: south of Wesl Chlnden Boulevard and west or North Linder Road David Zaremba, PIZ (No V;'R, V;'C, PP) Meridian School District (No PP) Jeny Centers, prz (No VAR, VAl:, PP) Mendlan Post Office (PP/PP only) Leslie Mathes, P/Z (No VAR, VAC, PP) Ada County Highway District Keven Shreeve, P/Z (No VAR, VAC, PP) Communny Planning Assoc. Keith Borup, P/Z (No VAR. VAC. FP) C1:lllli::li iji"\li"",; ;",g:;;", RObert Conie, Mayor Nampa Meridian lnig Distrit.1 Bill Nary, C(C Scttlers Inigation District Tammy deWeerd, CJC IdahO Power CO (FP/PI-' only) Kelln Birtl. CIC U.S, West (PP/PPonly) Cherie McCandles.~, CIC Intermountain Gas (FP/PP only) Waler Department Bureau of Reclamation (FPIPP only/ Sewer Department Idaho Transportation Department (N, FP) V Sanitary SeMce (No VAR VAC, PP) Ada County (Ann...oon only) Building Department your Concise Remarks: Fire Department Ll. ('nd'''.''-~ _ -:i3.....G;.(.E..:.<>~.... (.;S, S.'- .) Police Department City Attorney City Engineer City Planner P ar1<s Depa rtment APR 16 '02 13:58 RECEIVED APR I 6 2002 Qity Of Meridian CitY Clerk Office 208-888-5052 PA(';F Vl~ PUBLIC HEARING SIGN-UP SHEET DATE 6-,Jun-02 PROJECT NUMBER PP 02-009 PROJECT NAME Lochsa Falls Subdivision NAME FOR AGAINST G:.tA€QiDA.J v ., ~,?J{ 'Xl / ,....,-<.~ yo M"""c::- <:::::::) X , "- / RECEIVED , JUN -6 2002 CITY OF MERlD1AJ.~ , , MAYOR Robtrt D. Corrie HUB OF TREASURE VALLEY A Good Place to Uve CITY COUNCIL MEMBERS Taauny deWeerd KeilhBird Cherie McCandless William LM. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (20S) S884433 ' FAX (208) 887-4813 Ciry Clerk Office Fax (208) 888-4218 MEMORANDUM: To: Mayor, City Council and Planning & Zoning Commis~~ Bruce Freckleton, Senior Engineering Tech ~:~.lj' .,'. Bra~ Hawki.ns-Clark, Planner ill ~ ,,~,jj DavId McKinnon, Planner II 'J::JA "i;;" 11 From: Re: Locbsa Falls Subdivision /'1\~~ii\> , -;, "'RUT (Ada County) to R-4 (Low G. Gibson (File No. AZ-02-010). · Annexation and Zoning of 354.38 A Density Residential), by Farwest LLC & D P 42. (bh<1!11. mtJ o -OG - 02- J~.s 71 '6 I q PLANNING AND ZONING DEPARTMENT (208) 884-5533 ' FAX 888-6854 June 4, 2002 . RECEIVED JUN - 6 2002 , CITY OF MERIDIAN CITY cr ~RK n~~'CE V',' Use Permit ~ aPlann ]opment for 862 Single Family Itiple FamiIjDwellings, , even (11) Office Buildings, One (I) g, One (I) City Park, One (I) Private Park, and One (1) Future Proposed Plal)!;!eq,.;Development Includes a Request to Allow a OfficeJCom~cialJHigh Density Uses in a Proposed R-4 'd Frontage Requirements, Reduced Setbacks, san ed Block Length Requirements, by Farwest, LLC File No. CUP 02-012) . .,/)1' (' >i;;,j Wehave;"~iewed the a 'Plications and now offer the following comments, as conditioni" roval. The ' onditl6ns shall be considered in full, unless expressly modified or deleted by m() the MeririIiiJ City Council: :{~~~' The Applicants, Farwe~(LLC & Daniel Gibson, Jr, have requested the annexation and zoning of 354.38 acres ofland 80Gth 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 often (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, II 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 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- Citv Reauirements (R-4) Front: 20' Rear: 15' Side: 5' /per story will meet City designatl'ldsetbacks) ",-,;,'-, Lot Frontage-City Requirements 80'minimum l{~oDosed Frontage' ~'}~nimum Lot Size- City Requirements R-4 zone: 8,000 sq.ft. Additionally, as part of the planned develop~t r ',' e Appljeants have requested a twenty percent (20"10) land use exception to permit ~ce,:mupublic service (fire station) and commercial uses in the pr 4 zone. The.JI'office lot. ver 20,35 acres and will require a conditional use permit PifiOr to ment. The 11Wlti-family 'ot is lO.1-acres, with a projected 171 dwelling units conta~m,2 and ry apartmenf1)'pe buildings, The commercial lot is 1. 79-acres, and will require a condiii"0^' p 't prior to dev~ent. The multi-family lot will also require a conditional use permit prior v exc~ed uses utilize approximately 9% of the overall project area. +{~j'il'!l:8'*::. ,:::;~:!{_;~4{H:1i_~',i?;~~f-ittrJ(t~:,.., The Ap.ants have pro'. the fi enities to fulfill the Planned Development requirement of a ~m of two (2) .." ,,'ties: t ',' rementioned private park with a full size basketball court and a lar"'; ground, two"). smallef'playgrounds located elsewhere in the subdivision, a picnic gazebo, a pn athway syst"" (in addition to detached sidewalks throughout the subdivision), and a traffic rotary ar ' a pond landscaping located at the center of the subdivision. The proposed path connects to various micro-paths to link the different single family residential areas within subdivision. The proposed pathway system will consist of a 7'-10' wide asphalt pathway on the~uth 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: Staff is recommending the PH Commission continue the June 6 public hearing AZ-02-O 10; PP-02-009; CUP-02-O 12 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 thm accommodates the recommended modifications 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 resertJes 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 M.D., ~iel Gibson, Jr. and Justin and Tamra Martin are the current property owners and all parties have,~kltted notarized consent for the three subject applications.i:l' ',,',,'. -\j-<-~- LOCATIO -';~i~~ Nif ". '.'." The subject property is located within Section 26, To~p 4 North, Range 1 West, which is south of Chinden Blvd, west of Linder, north of McMillan and ofTen-~le Road, . " t-~" SURROUNDING PROPERTIES North: Spurwing Country Club & Brandt ~~ivision (estate South: Bridgetower Subdivision, zoned R-4;d""f .,','. .,.., , ' East: Rural residential, zoned RUT (Ada ~~}~,large mixed"~subdivision, Keltic Heights Subdivision, was proposed at this location. ',' , ' West: Rural residential, zoned RUT. neral Standar4.~}1tpplicable to Zoning Amendments, both the , < revillW the particular facts and circumstances of each o , '" ing standards and shall find adequate evidence the proposed zoning amendment." --~-, The f61~g is the list of -'':;,3'<" <<~< 11-15-11 and analysis by staff: "A. '<_''''''0', tbe ne~Z~oning be harmonious with and in accordance with the rebensivi~'Plan and, if not, bas tbere been an application for a ensi:!ll'Plan amendment; _,ioN' , '>s,>' Staff fin .}fhat 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 (MCClI-8-1) states that only detached single- family dwellings are permitted within the R-4 zone, the Planned Development AZ.()2'() I 0; PP-02'()09; CUP-02.() 12 Lochsa 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 (MCCI2-6-4 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 al~s for up to 20% of the land within a planned development to be used in a ma -.. the underlying zone would typically prohibit. Therefore, the proposed office co~ial uses comply with the Comprehensive Plan's land use designations.".!, /,-t ""~" B. Is tbe area included in tbe zoning ame~"ent intended to be rezoned in tbe future; Staff does not anticipate that the land to exe~,~be rezoned in the.future, C. Is tbe area included in tbe zoning amend 'ntended to be developed in the fasbion that would be all~ under tbe new".... g - for example, a residential area turning into commerci!l,.. by means of a ~tional use permits; +~! '/ji:t,. , '-~ , ''''U''~-'c' in a Q,llinner consistent with the new lopment uses (e.g. 20010 excepted Staff finds that the property wil!.\ be d' zoning and/or consistent with allti;Wabm uses). e in tbe ~tor adjacent areas wbicb may dictate tbat tbe . For exampll!ti.ve tbe streets been widened, new railroad .ned or adjacent area being developed in a fashion ":it; Has t~"een a c area sho~":' rezo access been " !~~~the <:,<-' '~'>";i'?lj:~;;:(" ., stafffindi;~_e re . xation and zoning of the Bridgetower Subdivision to the i'~;.0 west and so":" f prop Lochsa Falls is a significant change in the area, and that ~$'f~.,r,i, d~e~o~er ~'~~,',; Plaon~d ~evelopment s~ilar. to . the p~oposed Lochsa Falls l~dlvlslon. ' .' our (4) artenal streets abutttng this mde sectton are not planned for .r~';'< ,,' " 1'" yements ilif a County Highway District's Five Year Work Program. However, the. Te~e intersection is slated for a new signal within the next 3-4 years. ;~'J~'~}431:F(':- Will theptoposed uses be designed, constrncted, 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 Dot change the essential character of the same area; D. E. 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 AZ.o2.o 1 0; PP-02.o09; CUP-02.o 12 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 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 disturbiug to existing or future neighboring uses; The Commission and Council should rely on publi "ny to determine whether or not the proposed use will be disturbing or hazard 0 the~~hboring uses. Staff does not anticipate that the proposed neighbors. A potential disturbance may f.' could be adequately addressed through, ' ,<<, L;h'>; G. Will the area be selVed adequately by i-blic facilities and selVices such as highways, streets, police and fire . n, drainage structures, refuse disposal, water, sewer oJ';~!lt the person r'f.,sible for the establishment of proposed zoning amendmegti~",1I be able to '_,ide, adequately any of such ',' """,' .._-, selVices; , ~. , -',. In their April 19th letter, the Idal16PoW.r "significant system upgrad The Commission and Council will , written or verbal testimciny submitted by the Meridian Police eir ability to adequately service this project, The Meridian Fire a list of cond.s and needs in order to adequately serve the . 'uapproVed Lochsa Falls Subdivision at their May 22, " , McMillan and Ten Mile Roads have adequate sa-generated traffic (but not build-out traffic of the 12-square '~,&Area). .' ated that they are unable to serve he Public W,""'" Depa4i:,ent is gathering sewer and water information from the field i,. well as anal.,..",. g this project with computer models that were developed for our . 'l. plans. ,,/is anticipated that because of the phasing pattern proposed by the app ,".',' , si~cant amounts of off-site sewer and water main extensions will be necess_. ~,.._' Sewer Master Plan proposes the North Slough Trunk traversing through ',,>,",. this prop~d 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 14- foot wide gravel access road over the off-site segments within this project. AZ-oZ-o 10; PP-oZ-o09; CUP-OZ-O IZ Lochsa Falls 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;~OOlfacilities and services, Although a detailed analysis was not done specificalIYf;~ Lochsa Falls, it is generally found that tax revenues generated by urban reside ..' ,,)opment do not pay for the long-term provision of these urban services. S enel'll:lly, finds there will not be excessive additional requirements at public co an that the ~ation and zoning will not be detrimental to the community's econ Hare. rcial uses themselves will not L Will the proposed uses not involve " and conditions of operation that wili" the general welfare by reason of exees fumes, glare or odors; Staff finds that the proposed be detrimental. However, St on Linder, Ten Mile, and McMilflln Ro , provided by the Applicant states~at the d additional v' " per day (20'existing). >~f Staff does oposed uses will create excessive noise, smoke, fumes, ";, '::, glare, or odo , \::i,i;%~2,' ;t-\~:_;:-~ J.:_, th, e area~, ' ~ehicular app~oaches to the property. which s~a11 be so designed ~,;to creat ii', mterference with traffic on surroundmg publIc streets; '&';',;.>-' ;~f The ]f 'ommission has reviewed and approved the vehicular approaches to Lochsa " s Subdivision off of Ten Mile, Linder and McMillan Roads. The Idaho Transpoftation 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. ed use naturCi"of the proposed development will encourage a ture within the,~'are mile (estimated at 10% of total trips), In . uctiorp~of traffic is lessened versus a project without AZ-02-OlO; PP.02-OO9; CUP-02-012 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 7 The Applicant's traffic study fmds that, at build-out, all four (4) arterial road intersections at the comers of Section 26 will be at a LOS F. The existing, no-build McMillanlLinder Road and ChindenlLinder Road intersections are found to need improvement with widening of all four approaches. The Chinden/Ten 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 <<;l:f11aooess to the proposed city park from within the subdivision. cz,~>sr-::-', Staff finds that the Applicant has propos~~u~~i'connections to adjacent, undeveloped properties; eleven (11) stub-stre~tori!1.terconnectivity are proposed. _:JtY_i}!f;j1!'-:0l>_ . K. Will not result in the destruction, loss,"'damage of a natural o!;'stenic feature of major importance; and ' Staff finds that no natural or scenic fea damaged by approval of this annexation requ ajor importance' will be lost or '-;':'-:':;'-,, ' ,;,..:ii!;j:, L. Is the proposed zoning am~'i:~"t in the best'iij~~est of the City of Meridian. (Ord.592,l1-17-1992)" , , Staff finds that the annexation of this prop ibe in the best interest of the City by providing, of housing types, the ad It of employment opportunities and the crea~~'of recreation facilities (pat ways and parks). We recommend the COlIlDJj~and Co il give particular consideration to the timing of public service improverri'" . ly power and i_away improvements, when considering the city's best int . ANNE ed WI application appears to meet the requirements of the City ommi,sSlOn and places the parcel contiguous to existing city limits, on will need to be submitted per Annexation and Zoning Comment I. 'the ofM however' number 8 b, ':;-K~it_-\::\ "iJ~:~'Y 2. The requested zci.1,R-4 is compatible with the City Comprehensive Plan and the Meridian Zoning Ordinances. "iF 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-02-O 10; PP-02-009; CUP-02-O 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 improv~sin the North Meridian Planning Area, especially as it respects large developments, the ,~Iicant shall participate in the negotiations with ACHD and shall become party to any even,.f,i.-eements worked out by, the Developer/ACHD North Meridian Group. Also, a conditiontfthe ~pment Agreement shall be that the Applicant participate in any road infra~r~~greemen~i~lthe North Meridian Planning Area negotiated with ACHD and shall faithr''/iia;toi'm the terms of such agreement or agreements..2ii% . , ^:, -",',:,'<': 8. The proposed Lochsa Falls annexation createsfi a ~ty enclave parcels:Four (4) of these new enclaves have street frontage on Linder R Id have city limits adjacent on two (2) sides. However, the unplatted Moss out-parcel does ve existing street frontage and is surrounded by the proposed Lochsa ~, annexation on 4) sides, Since the Applicant is creating a four-sided enclave, Staff re~~ds, as a condit1ior annexation, the Moss parcel (No. S0426314910) be absorbed into thei\t;lithSaiJ, annexatioli;i~new legal description of the overall boundary must be submitted to the'P&Z ". t for review prior to the City Council public hearing. Staff would support the Molls resi ,,' ed to maintain the existing well and septic systems but.i . 'ction be added to their ..,' 'i that requires any future property owner to hook-up tQiiCity ridian sanitary sewer ana water systems. Should the Central District Health D~ent req bandonment Of the existing septic system, the Moss parcel will be required to hook- ,', _ii, oth water and seW~!"tP 9. e tit and Preliminary Plat, Staff recommends the in future negotiations with the City and the future developer of Slld City park lot to construct a public residential collector 6 Anatole Street. '__ ":iff Sections 12-3-3 .:~ 12-# D read as follows: "In determining the acceptance of a proposed subdivision, the Co1~Ji"JCouncil shall consider the objectives of this title and at least the following: ' ,ii a. The conformance ofthe subdivision with the Comprehensive Development Plan; As noted above, staff fmds that the subdivision appears to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; AZ'()2'() 10; PP'()2'()09; CUP'()2'()12 Lochsa Falls AZ.PP .CUP Mayor and Council June 4, 2002 Page 9 Staff fmds 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 sigl)i!'icant amounts of off-site sewer and water main extensions will be necessary. The Sewer ~\Plan proposes the North Slough Trunk traversing through this proposed developmenL!,;9y starting the phasing on the opposite side of the section from where the North Slough S~::Fl'unk begins traversing east(ie Ten Mile Rd.), the routing locks proposed roadway aJjgl~nts iRtGlcplace. If the phasing plan is approved, the applicant will be required to con w~ mainsatldthe trunk line through the projects roadway system within the normal '~omdors. Noliervice lines will be allowed in the off-site segments. Applicant will "be required to construct an all weather 14- foot wide gravel access road over the off-site nts with.\p this project, ' , Staff finds that the subdivision will_conflict with the "~;:-;ifJ:' --:h, ~~, ~f{'!pital improvement program; c. The continuity of the proposed development improvement plan, "'3:~'+: d. The public financial capability Jj~i{ ';~:;;:: C.',___ services fOJ!!~ proposed development; Staff recommends that the Commission and CEifin on the Meridian Police and Fire Department comm~.~:",: regard to their financ,'capability to serve Lochsa Falls Subdivision. StatlWlInds ' " development will not require major expenditures for providing supporting se~jn other ice sectors. f' ",'>'":-;_') e. The other hea' S~~ att (,~,-. . iron mental problems tbat may be brought to the . -;'<;::U04~t{t~j~~r~~J'::::-:-' ",' - -" ~ff finds that'!! '" _iated with thl att~.'.' ",. '!{,!:,~'" _ ,_~ ;', .__..",::u "-~fi~f~;,:\__, _ :;~~~ ADDITIONAfj:_SIDE:a#ONS <','d0,<. ~-1; A. Blo~k Lengths:f1i~k~~linary plat has ~wo bl?cks (40 and 42) that exceed the 1,000. foot maximum block lengjfi!(MCC 12-4-5). As thIS plat IS part of a Planned Development, the Apphcant has requested they bl;'allowed to exceed this section of Code without the need for a variance, health, safety or environmental problems brought to the Councilor Commission's 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 of a 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-02-010; PP-02.009; CUP-02-012 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 10 B. Phasiog: The Applicant is proposing to phase the development from the east to the west, with Phase I fronting on Lioder Road and contiouiog io 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, begioniog on Ten Mile Road (opposite the proposed phase direction). Existiog city limits are adjacent to Lochsa Falls only along the centerlioe of McMillan Road, across from the proposed office lots io Block 1. Staff questions the proposed phasiog 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 mi!ei:tfurn the recently approved Baldwin Park Subdivision - the nearest city limits. Such n9~ontiguous development and expansion of the city limits boundary creates inefficiencies in ~'~fire service provision. Staff recommends the Commission and Council give the proposed .ings~ial consideration. 1;, -'.'.,:' C. Potential Elimination of Stub to Future School Site: St~si:ands that the Joint School District NO.2 is negotiating for an elementary school site w~n the unplatted land on,the west side ofN. Lochsa Way, north of Blocks 14 and 15. Should ".' '. mat~lize and the districtnet'require the N. Powell Creek stub street, Staff would supportth.e . atio ",this stub withoutamodification to the Preliminary Plat in the future. SITE SPECIFIC COMMENTS (orelimf.~ olaO -2~:n-:-f ::{:~:. Public Works', ", 1. The Public Works Department is gatheti;pg se~f ater information from the field as well as analyzing this project with computer OlQdeis tfi loped for our facility plans. It is anticipated that b~. ,." the phasing pattern pro. by the applicant, that significant amounts of off-s.\tf<liewer ter main extensions wilfbe necessary. The Sewer Master Plan proposes the~Slough nk traversing tirrough this proposed development. By starting the phasing on ' ,osit de of the secti_om where the North Slough Sewer Trunk begins traversing ell), th~~Uting locks proposed roadway alignments into place",:", ,siog p pro')i::ti:-applicant will be required to construct water mains an_t~5 ougli ojects roadway system within the normal utility corridors. No ~ce lines wi low\<, off-site segments. Applicant will also be required to .' ruct an all we . e gravel access road over the off-site segments within this Blocks iAccess Points nt 19l:~lnder Road at the northeast section of the development) exceeds the maximum 1,'block length. To comply with MCC 12-4-5, Staff recommends a new public street ac~to North Linder Road be provided between Lots 21 and 25. It will be the Applicant's resPonsibility to inform 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 heariog showiog the new access road and the amended lot pattern. 3. The Applicant shall submit a relioquishment letter of the 25-fuot access easement for the Moss out-parcel (#S042631491 0) prior to the City Council public heariog on the Preliminary Plat. AZ'()2'()1O; PP.()2.()09; CUN)2.()12 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Pagell 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 Prelimioary Plat showiog how the elimioation of this access will be addressed io the office and residential lot pattern. Staff recommends the proposed local street connection between Lot 1, Block 55 and Lot 22 io the residential portion of Block 54 remaio 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 drivew ot in Block 54 to serve the office/commercial uses, along with a 25-foot wide landscap ," ",lot on the south. Ordinance 12-6-3.4.b, Planned Use Exc~tions, allows a priv oadwajt,system within Planned Developments. Staff supports the private ownership n the a1Wclpated high volumes of traffic that will use the roadway to access the' t'Lochsa Wayand SH 20/26, we recommend the Applicant comply with PD Or., ce 12-6-2.A.6. which requires a minimum 29-foot street section for private streets, not t~,-foot widt/1 proposed. The priv:ate'street shall be constructed to ACHD standards with a29- .de s.f.:m and a minim!im 5-foot wide sidewalk shall be provided on the south side of th .;. 'eet. The Applicant shall submit a revised Prelimioary Plat prior to the next P&Z Comm public hearing showing the 29-foot wide private street. 6. The Applicant is proposing a 25-foot I:;: easement ili,~ij!ck 1 to serve the office and multi-family site near McMillan Road.''$taff' support the easement and, instead, we recommend a new lot be added to accontwod\lfe a . .de private street. Said street shall stub to the west Pll.'. ... e. The street,sftall be ,ructed to ACHD standards with a minimum 5-foot;i~de 1k on the north side. The Applicant shall submit a revised Preliminary P~9r to th P&Z Comfl\ission public hearing showing the 29-foot wide private street: ''''';;~:i.:i ''j;:r'" '<"" 8. !Dance 12-13-10-8, Applicant shall construct detached sidewalks ad, McMillan Road and Lioder Road. The minimum width of the the curb and sidewalk is five (5) feet. Tree plantings within the parkways will restricted to either Class I or Class II trees, as approved by the P &Z D~artment through the detailed Fioal Plat review process.. in accordance with Ordinance 12-13-15, be added 20, Block 1 to provide connectivity between the single-family lI!Wly residential lot. The Applicant shall submit a revised .. Commission public hearing showing the new micropath 7.. 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 contioued west of the ronndabout. As proposed, the pathway would terminate at Horse Circle. AZ.02.01O; PP.02'()09; CUP'()2'()12 Lochsa FallsAZ.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 Lioder Road to the east bonndary 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.l)&z Staff also believes a public street connection to Ten Mile is warranted, but only upoQ.i,improvement of the public park. Staff recommends that a public street designed to AC~;residential collector standards be constructed to connect W, Anatole Street with Ten Mil,#~;prior to opening of the City park. The ideal alignment for such a roadway would be ~ith or~,park lot property line, on Mr. Ed Bews prope~. While the Lochsa Falls deve,lloQ,JiIll, ,en.,., ~iIl contribu"te to, the n~d for such a roadway, Staff beheves the street to be a sha#'~ and effort. As a condItion of the Preliminary Plat and Development Agreement,,:M; recommend the Applicant be required to participate in future negotiations with the City' the fu~developer oftheE4~ews parcel for a public residential collector built in alignme . h and,~ection to Anatole Street. :14+ Street Buffers. Ooen Space & Landscapiog 11. lID is requiring a 70-foot right~M<a.Y width from nterline of Chinden Blvd. The Preliminary Plat shows the future s~~qn north prop "neat 60 feet. An additional 10 feet of right-of-way is required. A mi~1ifil3;;' ot wide landsliape buffer is required along all state highways. As submitted, only a 3~oot 6 " d be accOmmodated in the lots abutting Chinden. Applicant shall submit a revise4Preli1ft1 " ~owing the lID-required right-of- way and the minim' width of35 feet. " ape plan (by Harvest Design) is approved with one exception: the required stttilfbuffers adjacent to commercial and office .by the Landscape Ordinance in required commercial 12, The submittell,.~ptuall ' it includes conif~\~ated properties. Conifers";' street,,~;;.. ,i:l&'!Y'" ,,,w ,rl:#h';';r~',~':'b\,_ ". 13..ditional storffi"l:i,N,* drai ~s in the northern section of the preliminary plat shall be .. ; and consolid~;l:1S muc ossible to provide additional recreationaVopen space areas io; orthern secti~:.vf the at. A revised plat map showing the location of the new drai en spaces sill be submitted to the City at least ten days prior to the next public hearing 's proj ect"ii;t ,;:gf ,-;i;l" Other Plat Re uir" 14. The Meridian, & 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 Prelimioary Plat prior to the next P&Z Commission public heariog. AZ'()2.01O; PP'()2'()09; CUP.()2.()12 Lochsa Falls AZ.PP.CUP Mayor and Council Jnne 4, 2002 Page 13 15. Fencing details shall be submitted with the Fioal 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 io height if it is non-sight obscuriog. 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 th!'(.~sed "Ditch Creek" and "Apgar" streets.,' ,j'~k~~~ 18. The phasing schedule may apply to the residential po~s ~f_subdivision only. If the applicant/developer determines that the office/mul~Ommercial property can or should be developed io an order that is not consistent with, , ' '," ing schedule, they may request final plat approval of said phases in a non-sequential4~.linner without revising the,preliminary plat. All development; however, must be contiguoUll!;~ previo~l approved phase; ;'1; " ~::~~;':r, GENERAL COMMENTS (oreliminarv BlaO 1. Please submit a copy of the Ada ~y Street Name ' subdivision name, and the lot andl.;~numbering. ;"""0" conform. ' ',' <';::<-'.;: .ttee's final approval letter for the ,any corrections necessary to ,J- blic Works Department. 2. Coordinate fire hydrant placement with t~ Cit)i'dr 3. :::-;/:':&1-~t . A letter of cred~6r c ' landscapiog,p~~ed . I 1:1..." P at.I:,..v.., ety in the amount of 110% will be required for all fencing, ion, sanitary S!lwer, water, etc., prior to signature on the final .. 4. ights will be required at locations designated by All streetlights shall be installed at subdivider's expense. ~ons and/or fire hydrants. 5. One.. thli!: 1 lil>icallocations '~!~~~~~b U', ound pressurl irriga~n must be provided to all landscape areas on site. Due to the land~ area, p ater supply connection to the City's mains will not be allowed. Applic I be req to utilize any existiog surface or well water for the primary source, Applicant t indo ted whether the pressurized irrigation system within this development is to be own ntained by an association or an irrigation district. If the system is being proposed as a ate system, plans and specifications for the irrigation system shall be reviewed by the Public Works D~artmeot 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 fenciog shall be required adjacent to all existiog agricultural land, unless otherwise agreed upon io writiog by the Planning Director. No fencing will be permitted within the required landscape buffers. The Applicant shall address the type offenciog AZ.()2.()]0; PP'()2.009; CUP.()2.()12 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 14 planned at the P&Z Commission public heariog. Submit detailed fencing plans for review and approval with submittal of the Fioal Plat. All required fenciog is to be io place prior to issuance ofbuildiog permits. A letter of credit or cash will be required for these fences prior to signature on the final plat. Perimeter fenciog shall be iostalled prior toobtaioiog buildiog 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 oft~fillal plat applications. The plan must include sizes and species of trees, shrubs, bermingiswale details, and all proposed ground cover/treatment. A letter of credit or cash surety io t~~nt of 110% will be required for all fencing, landscaping, pressurized irrigation, sanit~"ewer;wa.ter, etc., prior to signature on the Final Plat. ,ot6" . )$\" '+l~SP --1%:;:", , 8. All irrigation ditches, laterals or canals, exclusi'of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area" ubdivi~ shall be tiled per Ciw Ordinance 12-4-13. The ditches to be piped should be s" on '," :,e plans. Plansw/ll need to be approved by the appropriate irrigation/drainage or lateral users association, with written confirmation of said approval submitted to the .c Works Department. , ,',', ;~'_-;:i" -,~t),j: : 9. Any existing domestic wells and/or:~1~~systems within '~:J?f,oject will have to be removed from their domestic service per City 0rdin .ons 9-1-4;~ 9-4-8. Wells may be used for non-domestic purposes such as landRlipe i 10. Slopes within drain" e not to excellda'slope rati FINDINGS FOR U WITHIN A': LANNED DEVELOPMENT < mmissiort and Council to make the following findings in no '0, 'ypermitted by the use regulations of the zone in re than 20"10 of the gross area of the gross project): n are strongly related to the principal use ofthe e pose of providing services or facilities useful or 'mary use. Staff finds that the development, will be complement' " opportunities as well. ffi / Itiple-family housing uses are strongly related to the primary use of , e office uses will provide services (medical, dental, optical etc...) that to the residents of the subdivision, and will provide employment Staff finds that multiple-family housing acts as an acceptable buffer between the office uses and the detached single fiunily dwelliogs. Staff finds that the proposed office and commercial uses are appropriate withio the overall development of the subdivision. The mixiog of residential uses and commercial uses will encourage the office development to be constructed io a manner that will be AZ.02.010; PP'()2'()09;,CUP'()2.()12 Lochsa Falls AZ.PP.CUP 1,-- ~/ __~"\\2\t,.~\:! " .;i',","', , ,1.::.1 -"';'i_,," \.', ...... ";1-: Mayor and eallHCil June 4, 2002 Page 15 pedestfian friendly io design. The proposed high-density housing will provide an i1lll1W4.i\l"tll consumer base for the office/commercial development. 2. No more than twenty percent (20%) ofthe total area ofthe project shall be dwot.,. ,,, . e "'''', "I uses permitted by the exception. The percentage of use exception allowed will be ':,. , determined by the Commission and Council based upon the size ofthe project and inteosity of the use exceptions. Staff finds that the office/multiple-family housing/commercial us~,~~e approximately 160/0. of the total area of land included in the planned development. ;?i.'Il";'; ..~; .gi:'1: (20.35 acres of office + 1.:9 acres com~ercial + 10. 71" ~ OJ;,,~~ltifamilY+ 326.31 a~r~s. * 100 = 9.82% of land [excludmg Park and FIre D~artme~:~<Wlthm the proposed subdiVISion) Staff finds that the size and intensity of the excePte!:\:~s is ap~priate for this I~;and size of development. 'iA '!" ' __,<J- - - e excepted use or uses will be , fthe priucipal or primary use 3. The development wiD be phased so tbat coostructio justified by coustruction of all orltiproportiooate amo or uses. ",,;" " ':;:ii ,:ttl~:-::::~:)t~?::1A_ Staff finds that the excepted uses (offic~ultl~ . .. constructed in a manner that justifies th~;inc, uses. 'k;' 4. d commercial) will be phased and the project's primary residential , ptioo are iolil!srated iuto the overall project by: '-?:\bf:/f' a. Beiog located' d wit~'coovenieot walking distance of the primary ,d~;;;.tIi~~,the 0 ulti::~~rtily/commercial uses are located along the northern ,,~i::' and southri_hery , ' overall development. Staff finds that the excepted uses are "eitl;!;, within conveni.iN'alkin', 'fnany of the residents within the proposed subdivision. '10 ' feels that a:.e ce '.zed location of the excepted uses would bring additional 9 into the cO\8f the residential area and supports the current location of the uses. iill' ;,'/ b. Utilizing':':: ' more oftbe maio vebicular accesses to tbe primary use site as tbe main acce' '0 the exception site or interconoectioo tbrougb a system of private roadways and/or patbways. Staff finds that the site design incorporates interconnectivity though shared vehicular access poiots. The applicant has provided a pathway system and has proposed a private roadway system fur access to the excepted uses from the proposed residential uses. (Note the Prelimioary Plat conditions to construct a private street and stub io the southern office complex. ) AZ.02.0 10; PP'()2'()09; CUP.()2.0 12 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. Staff finds that, with the addition of the micropath lot io 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. The Commission and Council should determl concepts (residential and/or commercial) should this development at this time.,.;,;jjjj, -{~~[;f~1~t." 5. The use(s) permitted by the excepti~ are character and not regiooaI, and are Dot dctrl and character. e. Contiouing architecture, landscaping, aDd buildin , , ncepts from the primary use into the use of the exception site so they are eot:4Ild harmonious throughout the developme~t. . .,wi~;,\, , . Staff finds that the landscapmg IS consIstent t~~.utthe development. Architectural and building bulk conc~ts will need to be ~mitted with a new detailed conditional use permits for each of the office centers (n d south),,aod the multi-familyJl,!)ilsing. '{;')f /~j~y, architectural/design rporated into all buildings within rhood or.DlUnity serving in size and adjacent neighborhoods in location STAND The Co propo they. ' }~(.' , commercial and multi-family uses are not regional in size or S review the particular facts and circumstaoces of each Jpllowing aDd may approve a conditional use permit if 'eariug(s) is adequate to establish (11-17-3): A. e is large e... gh to accommodate the proposed use and all yards, opeD spaces, parkin , ""scaping . other features as may be required by this ordinance; '?'t~I"J:~}", _-_--<<st";~' Staff finds thli~.~Ject property is large enough to accommodate the requested use and all other required feifll~es. Staff fmds 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 iotended to be uses and services that will be accessible by walkiog or bike riding from withio 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.()2-{IIO; PP'()2'()09; CUP.()2.()12 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 17 C. The current Comprehensive Plan Land Use Map designates the property as "Siogle-Family Residential". The proposed mix of residential, commercial and office uses are harmonious with and io accordance with the Comprehensive Plan by means of approval as a Plarmed Development. The project meets the requirements and objectives of the Planned Development Ordioances and other Zoning Ordioances. That the design, coostruction, operation, and maintenance wiIl.e-eIDDpatible with other uses in the general neighborhood and with the existing or i.ded character of the general vicioity and that such use will Dot adversely cha.\tll~tessential character of the ,~"'0 same area; ~,,;i;~ ' , ',,{, Staff finds the design concept to be compatible wi~tled charactetofthe area. The Generalized Land Use Map indicates that the in\~ed use for this site is single-family d II.i. we mgs. )"iLl! , ~~"Vf, ",,\' The existing character of the property to be develo smaller homes. The proposed development will chan adversely change the essential char. of area, as it w ' h '(,.1:'K'L>.,:"'iT omes. ,::;;&; \ -',\t~-: i~t; "'1t~~~;;'_ residential with several large and ',' xisting character, but it will not .,",., ded to be used for single family ;~':~--' it:; h{,- D. ,'; s of1;Jleapproval imposed, will not F. That the proposed use, if it complies ~th all ,,' adversely affect other property io the ~in!~" proposed development will have an adverse impact on the rty; however."the Commission and Council should consider lC hearings bef~aking this finding. :'Yf";', _, \!~!~.lIuateIY by essential public facilities and services e, and fire protection, drainage structures, refuse disposal, nsible for the establishmeot of proposed conditional hall be able to ide a ' tely any such services; -"i:?t~t ,1 , ents under tilsame Prelimioary Plat finding.) ',<;-.~ - " :(~ That the ~'" "ed lIJ4i1l not create excessive additiooal requirements at public cost for public faciliti.~lervices aDd will not be detrimental to the, economic welfare of the . ',0'<'>,' commuDIty; , $" E. (See comments under this same Preliminary Plat findiog.) 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 oftraffic, noise, smoke, fumes, glare or odors; AZ'()2-01O; PP.o2.()09; CUP'()2'()12 Lochsa Falls AZ. PP .CUP Mayor and Council June 4, 2002 Page 18 (See comments under this same Preliminary Plat finding.) H. Tbat tbe proposed use will bave vebicular approacbes to tbe property wbicb sball be so designed as not to create an interference witb traffic on surrounding public streets; (See comments under this same Prelimioary Plat findiog.) I. Tbat the proposed use will not result in the destruction, loss o~~ge of a natural, scenic or historic feature considered to be of major importwe. "> ,-,'~ "if' < Staff does not find that any natural or scenic feature will "ost, ~ed or destroyed by issuance of this conditional use. '(~j' , t~ ADDITIONAL CONSIDERATIONS Open Space Configuration: The vast majority of the 0 me small lots (between 6,500 and 8,000 s.f.) are located in blocks that are the furthest dist the proposed City park lot and the private 6-acre park. Typically, homeowners with larger, op will utilize public and private park space less frequently than homeowners wi' aller lots, yet the st lots are nearest the parks. Staff is especially concerned about the lack of av ",,' ~sable open s,~future residents of Block Ion Wapoot Drive. Both the City and private p"'~, ,than a half~ walking distance from this block. If the multi-family development providell)a mini' 10% open space that is available to the siogle-family homeowners adjacent to Lot 1tl:,thiS;ts ".concern. Staff recommends the Applicant address this co," the Conuritssion consid ',,"'requiring a reconfiguration of the stormwater/open space l~~t e small-lot bRwks." "'t., SITE SPECIFIC coi1tD:t TS 1. .' j~l;~~~-;~~~i>-,;:,",i',: " tbeNr~qi.\ts of the preliminary plat as a condition of the 2. irnily housing project within the development shall be onditional Use Permit for a Planned Development prior to 3. 1 and the officelcommerciallots io Block 54 shall be required to apply .onal Use Permit prior to submitting for buildiog permits. Staff recommends e ,,' 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 buildiog permit if in conformance with the overall PD concept. 4. The office/commercial lots io Block 1 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'()2'() 10; PP.o2.()09; CUP.02'() 12 LochSll 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 io the Sign Ordioance. 5. Off-street parking within the office/commercial lots io Block I and Block 54 shall not exceed 20% of the City minimum ratios (per the Zoning Ordioance) io order to provide a more neighborhood-oriented development and to discourage future uses with high parkiog demands. 7. All site improvements (landscaping, irrigation, etc.) for the 6-~~k/pond area in Lot 1, Block 39 shall be complete prior to the issuance of the:U:n'" occupancy permit for the subdivision. ;i;~J:'" <{~\'~~". The applicant shall be required to maintain the pond,,'< ,Iii) inn''',~',',manner that',will prevent the water from becomiog stagnant or public nuisance (a mos~ding ground), ,,:,,:'7'" with Ditabilities Act and ~:!iair Housing All development shall comply with the Am Act. Yi" 6. 8. ,<i,/' ,-l-,' COMPREHENSIVE PLAN POLICIES~;j>. 'y~f; 1, ",' , ~; Goal 8: Mixed Re'!l~tial in the Meridian . s a variety of goals and policies that " ,rtioos that most directly apply 'f;j->- If' The subject property is located in an area <Illsi' " Comprehensive Plao. The 1993 Comprehen.e Pili are relevant to this application. Staff has sele~d t" to the proposed project. Goals Section " Goal 4: To provide ~ou~ Goal 8: To establish comp sit Goal 3: T . es for all econ_ groups within the community. .,se 0(1IIDd through the use of innovative and functional mic growth and development which supplies employment and . sJjng and future residents, reduces the present reliance on "ability to finance and implement public improvements, ce c, acter. d efficient use of land through the use of innovative and functional Goal 9: ofland use patterns to insure that revenues pay for services. ',,'- <!" }{;G-;?;f~:t' Economic Developmeni,jj1' 1.l The City of Meridian shall make every effort to create a positive atmosphere that encourages.. . commercial enterprises to locate io Meridian. 1.3 The character, site improvements and type of new commercial or iodustrial developments should be harmonized with the natural enviromnent and respect the unique needs and features of each area. 1.5 Strip iodustrial and commercial uses are not io compliance with the Comprehensive Plan. 3.1 U Approve quality housing projects that meet the needs of all economic levels. AZ.()2.010; PP'()2.009; CUP.02'()12 Loobsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 20 3.2U Encourage efforts to develop and maiotain quality neighborhoods and housing. . . Land Use 1. IOU Promote the design of attractive roadway entryway areas ioto Meridian which will clearly identify the community. 2.1 U Support a variety of residential categories for the purpose of providiog the City with a range of affordable housing opportunities. 2.4U Encourage sidewalks and paved streets for all existing neighborhoQdlI: .. 3.7 Industrial uses which require the storage or the production of.~losive or hazardous materials should not be located near residential areas, and should c~~.~,lP disposal, spill and storage measures as outlined by the U.S. EPAdc'1' ' , 4.3U Encourage new commercial development in under-uti. ;~sting cID1UD.ercial areas. 5.9 The integrity and identity of ll11)' adjoining resi j,reighborhoodShould be preserved through the use of buffering techniques, incl . !J? screen plantings, opetlspace and other landscaping techniques, , j.., ' ," 5,12 Strip development within this mixed-use area is''~n co+nce with the gOa1~and policies of the Comprehensive Plan. "j~f(n' , '", 5.13 Clustering of uses and controlled access points alo erials and collector streets will be required,'';" ' 'S,.,U '"."'-' 5.14 Because these areas are near I-84;l~..Franklin Roads,~-quality visual appearance is essential. Ail development proposal~:>iri;tbi~;; ea will be '~ject to development review guidelines and conditional use permitti~.proc " ' Natural Resource & H 2.1 U Development al~"majo cause additiol}, nd or 3.1 U Manage and prev and drains. 3.2U Prote~tial be ,0-~;-:~'--~ ",-, -<;~!~t;F;-:-tJ~ Desi 0 ,'., ;;{':I.., 'l space areas w..all dev.ilent should be encouraged. trances to th~ty shcmfd be enhanced and emphasized. Unattractive land uses along these' ces should 1!i~reened from view. 2.1U Requir,',esses and,'vemment to iostall and maintain landscaping, 2.3U Encourage"~';~aJlti~ion of streets, parking lots. . . etc. 6.2U Pedestrian a.c&lj.nectors will be required in all new development to link subdivisions together to prorri~ neighborhood identity. 6.l1U - Ptomote well-planned and well-designed affordable housing io all Meridian neighborhoods. e ways win be restricted to ensure that development does not ce water contamination, uses along dra~e ways and protect the flood plain of creeks ,;trail opportunities of all Meridian waterways. Transoortation Chaoter 1.19U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility, U8 - 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 existiog requirements, and shall be AZ'()2'()1O; PP'()2.()09; CUP'()2.()12 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 21 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 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.jtissubdivision but the 2-3 square mile area at build-out. We strongly support the interconnectivi~"!rid shorter block lengths within the subdivision as well as the unique traffic rotary feature. ,).".." We do, however, have concerns about the proposed PhaSing,~laves bei~preated by the annexation and the open-ended nature of how the Ten Mil~' '. .on will occur along the south side of the future City park. . .' peed for Staff aIiqfue blic Works to perform further hearing for all three applications. Due to the number of outstanding issues with the Preli Commission to review a revised Prelimioary Plat, and the analysis, Staff is requestiog the P&Z Commission continue th AZ'()2'() 10; PP.()2.()09; CUN)2.() 12 Loobsa Falls AZ.PP.CUP t ?~ z- Ccnl") I,d,,; '--' \I\ER1Ii7jl~ '-;OL"~ if I" , l'-l:: ; ...,., i ~'''"",I ~'~"",',".'lr''T''.,{,',.,~,:'',''''",\ , . '.:;..~~' ~.l.:. ;/" .'i ~"",:".c"'J !., ""~">' .;'; I, t_,--",_,'_~-::'- // ;-7 10.,/ Memorandum Meridian Police Department Lv - &-02- 'v~~}\S 11 g 1(1/ June 5, 2002 RECEIVED ., ,.. . "ro~ ~,-,i'-l - -;:, f.;j L TO: Chief Worley CITY OF MERIDIAN CITY CLERK OFFICi=: 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. Atraffic 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 Bridget ower 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. , .....i r-~""rT';;'";:"""" ,,' ~,',.1::,'" ',' ",,', '"",'"',.,',,',,,',' '" '". , \.'~ "OLI....~~'., ~ 'I( I" .......i'..' '. ~ , ~j:._':..,-~'..'\ } &ci"~'\ i ~1t5'~'r\/ ,i ~/i Memorandum Meridian Police Department June 5, 2002 , ~ y ~ l. CemfY!. fi(Tj {p -oG-O'L ...-;;aa.-"" ....' 1~"""1' 'Ii'~ .~~ Ada County Highwa J:kfY[s ( I 'tj ~ , 318 East 37th Street Garden City 10 83714-6499 Phone (208) 387-6100 FAX {2G8) 387-639t- E-mail: tellus@ACHD.ada.id.us David E. Wynkoop, President Dave Bivens, 1 st Vice President Judy Peavey-Derr, 2nd Vice President Susan S. Eastiake, Commissioner Sherry R. Huber, Commissioner May 30, 2002 RECEIVED To: Farwest LLC Daniel Gibson 4487 North Dresden Place, Suite 102 Garden City, Idaho 83714 !U N' , - :: ?n',') 01 .J I..'.JIJ... City of Meridian City Clerk Offic~ Subject: Lochsa 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 Bowcull 1405 West Chance Court Eagle, Idaho 83616 ,~ ' ..,..:''' ..." ~ Ada County Highway District Right-oj-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 buildin!J,Lfi@ station, 1 city park and 1 private park. 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 / MAZ-02-010 / MPP-02-009 / 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 Lin~t~oad. Mr. Johnson does not own the parcel that he ----o-~was requestfng 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._ Th_/? 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 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 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-squarall'li1e ~orth ---- 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.fTen 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 ,900-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 of Ten Mile Road was 10,527 on 10-11-00 lIe"/'ID" 55 Chinden Boulevard and Linder Road intersection. 2,475-feeL 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. o Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or sidewalk. o Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. o McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. o 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-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. 11. Other Development in ArealMiscellaneous 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, officefcommerciallots, 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 fora 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 (Us tick Road, McMillan Road, Ten Mile Road, Lind~r 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 northwestem 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 T 4N R 1 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 (ADT) 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 ~-----areaarteri<,1 inters'S'ctior" is summarized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left tum 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 tums 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-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. 9 . . 2. Right-af-Way District policy requires 96-teet ot right-ot-way on arterial roadways (Figure 72-F1 B). This right- ot-way allows tor the construction ot a 5-lane roadway with curb, gutter, 5-toot concrete detached sidewalks and bike lanes. The applicant should dedicate 48-teet ot right-ot-wayJrolJ1 the c:entprtinpot Linder-Road, Ten Mile Road and McMillan Road abutting the parcel by means ot a warranty deed. The right-ot- way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat tor signature by the ACHD Commission or prior to issuance ot a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-ot-way dedication after receipt ot all requested material. The owner will be paid the tair market value ot the right-ot-way dedicated which is an addition to existing ACHD right-ot-way it the owner submits a letter ot application to the impact tee administrator prior to breaking ground, in accordance with ACHD Ordinance #195. State Highway 20/26 is under the jurisdiction ot lTD. The applicant should contact ITD to determine it any right-ot-way will be acquired in association with this development. 3. Sidewalk District policy requires 5-toot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways (7204.6.5). The applicant should construct 5-toot concrete sidewalk abutting the property on McMillan Road, Ten Mile Road and Linder Road. The sidewalk should be constructed 2-teet within the new right-ot-way. It the sidewalk is proposed to meander ot outside ot the right-ot-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 ot 1,300-teet trom an arterial to allow tor adequate spacing between signals. District policy 7204.11.6, requires residential collector roadways to align or offset a minimum ot 300-teet trom 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-teet east ot the west property line (approximately at the halt-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-teet north ot the south property line (approximately the halt-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 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 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. 11 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 12 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 Jhes.fL'l1reetsegrne.nts should hA st::ltArl on th~ 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/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. 13 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 14 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 proposil1gJo 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. 15 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 1 DO-square feet aOcldesigned to safelyJj)annel tr::lffic The rQad\A'ay aroumJ. 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 Loesa 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 DO-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 tumarounds 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 altemative transportation and the commute options available. Commuteride staff 16 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 coordinate the Alternative Transportation Program with the applicant. For more information contact Ms. Catherine Sanchez at 387-6162. 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. 17 6. Construct a center turn lane on Linder 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 Linder 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. C90rdin91El.the desion of the turn lane with District staff. 8. Construct a center turn 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 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. 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 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. 18 " 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, 100-feet north of McMillan Road. . The applicant is proposing to construct Parachute Hill Avenue to the south property line approximi'ltely fiOO-feet eClo::t of the IAlest prcperty Iino. · 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. · 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. 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 ofthis are required on the final plat. 21. Construct one knuckle on North Goddard Creek Way located approximately lOO-feet north of McMillan Road. The island within the knuckle shall be constructed a minimum of 4-feet wide with a minimum area of 1 OO-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. 19 . . 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 turnarounds. The medians shall be constructed a minimulIl ur 4~erer------- 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 Garz at 334-8340. 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 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. 20 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 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 (1-800-342-1585) at least two fuH 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 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. 21 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 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 10. call DIGI IN~ (1-800-3424S$5}at least two full business dayspdor'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 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. 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-.-COIJtractuaLrelationship ~'Jith 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. 22 " LOCHSAFALLS SUBDIVISION 862 single-family dwellings, 171 multi-family dwelfings, 11 office buildings, 1 commercial building, 1 fire station, 1 city perk and 1 private park. cr w o Z ...J MCMILLAN 23 na~ cu U~ U~:45p Traci Irvin l208l 376-2041 p.l 4487 N, Dresden Place, Sullo ,102. Boise. Idaho 83714 Telephone: (208)388.0189 . Facsimile: (208) 378-2041 Farwest, LLC Fax TOI WilBerg From: Justin Martin Meridian City Clerk Farwest, LLC Fax: 888-4218 Pages: 2 Phone: 8864433 Oat", 512812002 ReI LOCHSA FALLS SUBDIVISION o Urgent It! For Review o Please Comment 0 Pl......e Reply . Comments: WiI- Attached is the executed Affidavit of Pasling for Lachsa Falls Subdivision. If you have any questions, piease give me a call. Tharlks, Justin MAY 28 '02 17:37 208 376 2041 PAGE. 01 na~ ~~ U~ U5:46p Traci Irvin MHY-~~-~~~~ 14:4~ [2081 376-2041 i.lC.I", p.2 AffiDAVIT OF POSTING STATE OF IDAHO ) ) ~ COUNTY OF ADA ) I, .J1~~in M;:!lrtln 44871\1 DI'RMp.n PI~t'!A Suite 10' (name) (address) Gard"'n City (city) IrI:ahn (stale) . being first duly sworn upon oath. depose and say: I personally posted the su bjecl properly with the hearing notice sign two weeks prior to the public hearing for the (/lnn..",afinn. t:nndltMna' u"'" "nd pl'Aliminlt(y nlat nf Loeh!t1J FIIII-" !f:.ubdiIlJann, Daled this /18-!:!!. day of f'VlIJ..l( , 2002 O~~ / (Signature) --- ~[~ No~~ PUbl~r I~aho '\Wo ReSiding at <rULe I My Commission Expires: S/'tt(()~ E:I2001I1DiJ 1001 - 1.0.110. Falls SubICon"'po,nd.n..lOut-gojnglAFflD POSTING 2.do. 1 TOTAL P.01 MAY 28 '02 17:37 208 376 2041 PAGE. 02