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HomeMy WebLinkAboutLochsa Falls Sub CUP 02-012 August 12, 2002 CUP 02-012 MERIDIAN PLANNING & ZONING MEETING August 15, 2002 APPLICANT Farwest, LLC and Daniel Gibson ITEM NO. 8 REQUEST Continued PUbRC Hearing from July 18. 2002 - Request for a Conditional Use Permit for a PUD for 862 single family dwellings. III multi-family dwellings. 11 office buildings, 1 commercial building. 1 fire station lot. one city park and one private park for Lochsa falls Sub. - slo W. Chinden Blvd & w/o N. Linder Rd AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICE: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: IDAHO POWER: . US WEST: INTERMOUNTAIN GAS: OTHER: See Previous Item Packet 6(""(" ClttoC)rle-d sto~ C'ommef\\<" ,/J--' ~ DiU (lJ/ See attached Comments Contacted: Dafe:~"}1-'O:)- Phone: lS~q-01 g9 L/~ sented 01 public meeflngs shall become property ollhe City of Meridian. PUBLIC HEARING SIGN-UP SHEET DATE AI 13 \ ~L\S. )()('11 ..c.u f' ('\ 9_ - (\ 1'2- 1-\crY\ tJ( L R PROJECT NUMBER PROJECT NAME ~.~ EaJ..J (' 3\\--111 L)l ~)'l r...... NAME FOR AGAINST E-' v U'I , '-4J llll' ... ~"".. ('1m, ^" . ..... . . RECEIVED AUG 1 5 2002 CITYO!cFlc"':': \' l ~. ....111..) ,_~. f 12 (In>-- Jv.. rry /.'" clv;t1.. FttdI Loc. rt\-tts TONY MOSS ACCOMMODATIONS MADE BY FARWEST~ LLC: . Moved a park lot to the east of the Moss parcel. . Agreed to 3 single story lots on the east of the Moss parcel to retain his view (one of the 3 will now be an open lot). . Provided large lots on the north and south of the Moss parcel. . Provided a common area on the west, and agreed to retain Mr. Moss's plum trees on the east if possible. · Agreed to pipe any irrigation ditches contiguous to the Lochsa Falls property. · Agreed to construct a water feature at the McMillan Road entryway. · Agreed to deed Lot 1, Block 6 to Mr. Moss and pave a driveway across this lot if Mr. Moss relinquishes his current access easement. · Agreed to coordinate boundary fencing with Mr. Moss consistent with the Lochsa Falls Subdivision. J. :;.. Meridian Parks & Recreation RECEIVED Memo l\UG 1 5 Ion;' City of Meridian City Clel'k Offic<- To: Planning & Zoning Commission City Clerk Tom Kuntz -i'tt. August 15, 2002 Planning & Zoning Staff From: Date: CC: RE: fJZ. 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 site 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 tor a 10' wide hard surface pathway or section of parking lot over the utility easement running along the south boundary of the park site. The developer is responsible tor coordinating the location of the easement with the parks departmenl 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 -" BEARCREEKCO~TYPARK Cost Summary October 23, 2001 Bear Creek LLC Costs Land Tile/Grade Drain Wrought Iron Fence Sprinkler System Seeding Trees Parking Lot (1) $567,000 $40,000 $32,300 $148,500 $28,000 $14,500 $29,500 Total $859,800 Current Fee Refund ($481) $763,475 Current City of Meridian Costs Perimeter Pathway Parking Lots (2) Park Utilities Tile Drain RoughlFine Grading Softball Fields $25,522 $95,094 $30,945 $19,384 $40,000 $39,043 $249,9&& 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 D. Corrie HUB OF TREASURE VALLEY A Good Place 10 Live LEGAL DEPARTMENf (208) 288-2499 . Fax 288.2501 CITY COUNCIL MEMBERS Tammy deW..rd Keith Bird Cherie McCandless William LM. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 . FAX (208) 8874813 City Clerk Office Fax(208) 88S4218 PUBUC WORKS BUILDING DEPARTMENT (208) 898.5500' Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533. FAX 888.6854 MEMORANDUM: August 2, 2002 To; Mayor, City Council and Planning & Zoning Commission Bruce Freckleton, Senior Engineering Tech ~ Brad Hawkins-Clark, Planner ill ~t.. David McKinnon, Planner II'tJA From; Re: Locbsa 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-OlO), . Preliminary Plat Approval of 870 Building Lots and 61 "Other" Lots on 354.38 Acres ofLand, 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 (Il) Office Buildings, One (1) Commercial Building, One (1) City Park, One (I) Private Park, and One (I) Future Fire Station Lot. The Proposed Planned Development Includes a Request to Allow a Land Use Exception (Office/CommerciallHigh 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, Ir (File No. CUP 02-012) We have reviewed the aforementioned applications and now offer the following comments, as conditions of appr(JVal. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City COIDlCil: APPLICATIONS SUMMARY (This is a revised staff report that replaces the original June 4, 2002 "draft" staff report for tbe Locbsa Falls project. Tbe revised report reflects the cbanges made by tbe 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, tbe relocation of drainagelopenspace adjacent to the "Moss" property, adding temporary tum-arounds on tbe private streets and the addition of pathway details on Lot 10, Block 2. ) The Applicants, Farwest, LLC & Daniel Gibson, Jr, have requested the annexation and zoning of 354.38 acres ofland south of Chin den, west of Linder, north of McMillan and east ofTen-Mile Road. The land is presently zoned RUT, and the Applicants have requested that upon annexation, all of the property be zoned R-4. The property is comprised of ten (10) tax parcels and six different property Mayor and Council August 4, 2002 Page 2 ownerships. The Applicant's preliminary plat approval request is for 870 building lots (856 single-family detached building lots, a multiple family building lot, II 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 familv) Front: 20' Front: 20' or 15' for non-front entry garage Rear: 15' Rear: 15' Side: 5' Iper story Side: 5' single story, 7' for two story Street side: 20' Street side: 20' (Note: Setbacks for L-O uses, C-N use and R-15/R-40 uses will meet City designated setbacks) Lot Size- City Reauirements R-4 zone: 8,000 sq.ft. Proposed Lot Sizes 6,500 sq.ft. (Detached Single-family) Lot Frontage-City Requirements 80' minimum Proposed Frontage 60' minimum Additionally, as part of the planned development request, the Applicants have requested a twenty percent (20"10) land use exception to permit 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 permit 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 L 79-acres, and will require a conditional use permit prior to development. The multi-family lot will also require a conditional use permit prior to development. The excepted uses utilize approximately 9"10 of the overall project area. The 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' -10' wide AZ-02-010; PP-02-009; CUP.02-012 Lochsa Falls 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. LOCATION The subject property is located within Section 26, Township 4 North, Range 1 West, which is south of Chinden Blvd, west of Linder, north of McMillan and east ofTen-Mile Road. SURROUNDING PROPERTIES North: Spurwing Country Club & Brandt Subdivision (estate residential zones) South: Bridgetower Subdivision, zoned R-4. East: Rural residential, zoned RUT (Ada County). A large mixed use subdivision, Keltic Heights Subdivision, was proposed at this location, West: Rural residential, zoned RUT. ANNEXATION & ZONING ANALYSIS According to Ordinance ll-IS-ll, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: "A. Will tbe new zoning be barmonious with and in accordance witb tbe Comprebensive Plan and, if not, bas tbere been an application for a Comprebensive Plan amendment; Staff finds that the requested zoning designation, R-4, is harmonious with and in accordance with the adopted Comprehensive Plan and Generalized Land Use Map, which designates the land to be primarily "Single Family Residential", with a park. The draft Comprehensive Plan Future Land Use Map designates this area as both Low Density (3 d.u.lacre and below) and Medium Density Residential (3-8 d.u.lacre). Although, the Schedule of Use Control (MCCll-8-1) states that only detached single- family dwellings are permitted within the R-4 zone, the Planned Development Ordinance allows a mixture of different housing types, (townhouses, duplexes and AZ-02.olO; PP.o2.o09; CUP-Q2.012 LoclJsa 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 aB the overall density of the underlying zone is not exceeded (MCC12-6-4 A). Accordingly, the overall density of the residential portion of the planned development is approximately 3.4 dwelling units per acre (gross). Furthermore, the Planned Development Ordinance allows for up to 20% of the land within a planned development to be used in a manner that the underlying zone would typically prohibit. Therefore, the proposed office and commercial uses comply with the Comprehensive Plan's land use designations B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the land to be annexed will be rezoned in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning - for example, a residential area turning into commercial area by means of a conditional use permits; Staff finds that the property will be developed in a manner consistent with the new zoning and/or consistent with allowable Planned Development uses (e.g. 200/0 excepted uses). D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that the recent annexation and zoning of the Bridgetower Subdivision to the west and south of proposed Lochsa Falls is a significant change in the area, and that Bridgetower is a Planned Development similar to the proposed Lochsa Falls Subdivision. The four (4) arterial streets abutting this mile section are not planned for improvements in Ada County Highway District's Five Year Work Program. However, the UsticklTen 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 aud appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed uses (primarily residential) match the intended character of the vicinity, as noted on the Generalized Land Use Map. Staff finds that the proposed uses can be designed and constructed in a manner that will be harmonious with and appropriate in appearance with the existing and intended character of the surrounding AZ-02-OIO; PP-02-009; CUP-02-012 Lochsa Falls AZ.PP.CUP Mayor and Council August 4, 2002 Page 5 area with the possible exception being the creation of a number of small county enclaves that will be surrounded by the new uses. However, the majority of the enclaves are rural-residential and are surrounded by residential uses. The existing character of the area will change, especially upon build-out of the proposed project. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the neighboring uses. Staff does not anticipate that the proposed uses will be hazardous to future or existing neighbors. A potential disturbance may be with the existing agricultural uses, which could be adequately addressed through the Right-to-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 information from the field as well as analyzing this project with computer models that were developed for our facility plans. It is anticipated that because of the phasing pattern proposed by the applicant, significant amounts of off-site sewer and water main extensions will be necessary. The Sewer Master Plan proposes the North Slough Trunk traversing through this proposed development. By starting the phasing on the opposite side of the section from where the North Slough Sewer Trunk begins traversing east (i.e. Ten Mile Rd.), the routing locks proposed roadway alignments into place. If the phasing plan is approved, the applicant will be required to construct water mains and the trunk line through the projects roadway system within the normal utility corridors. No service lines will be allowed in the off-site segments. Avvlicant will also be required to construct an all weather 14-(00t wide gravel access road over the off-site segments within this vroiect. AZ-02-O!O; PP-02-009; CUP-02-O!2 Lochsa Falls AZ.PP.CUP Mayor and Council August 4, 2002 Page 6 H. WiIJ not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be financing the extension of sewer, water, local street infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future residents will be fire, police and school facilities and services. Although a detailed analysis was not done specifically on Lochsa Falls, it is generally found that tax revenues generated by urban residential development do not pay for the long-term provision of these urban services. Staff generally finds there will not be excessive additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. L Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or 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 lesBened versus a project without accessible neighborhood services. Staff does not anticipate the proposed uses will create excessive noise, smoke, fumes, glare, or odors. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; The ACHD Commission has reviewed and approved the vehicular approaches to Lochsa Falls Subdivision off of Ten Mile, Linder and McMillan Roads. The Idaho Transportation Department (ITD) has also reviewed and approved the subdivision and has limited access to State Highway 20&26 (Chinden) to the half-mile collector street (N. Lochsa Way). ITD required the elimination of the proposed access road to Chinden that is east of the half-mile collector (N. Dry Bar). This will help to reduce future interference with traffic tuming off of the existing highway into the proposed subdivision. AZ-02.010; PP-02-009; CUP-02.012 LoclJsa Falls AZ.PP.CUP Mayor and Council August 4, 2002 Page 7 The Applicant's traffic study finds that, at build-out, all four (4) arterial road intersections at the corners of Section 26 will be at a LOS F. The existing, no-build 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 bv the scale of this develovment and the lack of access to the vroposed city vark 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 tbe 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 tbe proposed zoning amendment in the best interest of tbe 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 1. 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'()2'()1O; PP.02'()09; CUP-02.()12 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: "10 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 retpJired to construct an all weather 14-foot wide gravel access road over the off-site segments 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-02.01O; PP-02-o09; CUP-02-012 Lochsa Falls AZ.PP.CUP Mayor and Council August 4, 2002 Page 9 e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associmed with this subdivision that should be brought to the Council or Commission's attention. ADDITIONAL CONSIDERA nONS A. Block Lenlrths: 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. especially in light of the ootential alignment with the future high school site on the east side of Linder. B. Phasing: The Applicant is proposing to phase the development from the east to the west, with Phase I 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 limitB. 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 negotiming 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 Twentv-five Foot (25') Wide Cross Access Easement from McMillian to Moss Property: 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'()2-010; PP-02-009; CUP-02-012 Lochsa Falls 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 aD'proval below. E. Multi-use Pathway 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 tenninate 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 recommendB 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 specific comments below). F. Collector Street Adiacent to the New City Park:The Meridian Parks & Recreation Commission has requested the addition of a new Collector roadway along the south side of the proposed 24-acre city park. P&Z Staff also believes a public street connection to Ten Mile is warranted, but only upon improvement of the public park. Staff recommends that a public street, designed to ACHD residential collector standards, be constructed from Ten Mile Road to connect with the street system proposed within the Lochsa Falls Subdivision prior to opening of the City park. Staff feels that the ideal alignment for such a roadway would be south of the park lot property line, on Mr. Ed Bews property. As such, building the road in this location would allow for additional park space and would align with W. Anatole Street. Unfortunately, requiring a collector on a piece of property that is not part of the Lochsa Falls project is not possible, although the Lochsa Falls development will contribute to the need for such a roadway. Staff believes that a collector street should be a shared cost and effort. However, if the Applicant(s) cannot make arrangements with Mr. Bews concerning the construction of collector across his property, staff recommends that a collector be located adjacent to the southern property line of the park property. We also recommend the subdivision developer construct the collector as a "half plus 12'" roadway on the subiect property until Mr. Dews develops his property and can complete the other half of the roadway improvements. A variety of other options may exist and a better solution may present itself at a public hearing. Nevertheless, staff asks that whatever the Commission and Council decide on this issue that it be included as a site specific requirement/condition of the plat and the Development Agreement. SITE SPECIFIC COMMENTS (Dreliminarv DlaO I. 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 he necessary. The Sewer Master Plan proposes the North Slough Trunk traversing through this proposed development. Dy starting AZ-lJ2-lJIO; PP-02-009; CUP-02-lJ12 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 witt be allowed in the off-site segments. Applicant will also be reauired to construct a temporary all weather 14-foot wide gravel access road over any undeveloped segments within this proiect until such time as the public street is improved. At ultimate build- out the sewer and water mains shall be located within the improved public 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 shalt 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. Performance specifications for the common area pressuri:1:ed 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 applicantJdeveloper 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 (oreliminarv Plat) I. 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 confonn. 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.o2.olO; PP.o2.oo9; CUP.o2.o12 Locbsa Fall, 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, berminglswale details, and all proposed ground cover/treatment. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the Final Plat. 8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 9. Any existing domestic wells and/or septic systems within thiB project will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 10. Slopes within drainage lots are not to exceed a slope ratio of3:1. AZ-02-01O; PP-02-009; CUP-02-012 LoclJsa Fall. AZ.PP.CUP Mayor and Council August 4, 2002 Page 13 FINDINGS FOR USE EXCEPTIONS WITHIN A PLANNED DEVELOPMENT MCC ]2-6-3 "Use Exceptions" require the Commission and Council to make the following findings in order to authorize specific uses that are not nonnall y permitted by the use regulations of the zone in which the development is located (no more than 20"/0 of the gross area of the gross project): 1. The uses permitted by the exception are strongly related to the principal use of the development, and have the purpose of providing services or facilities useful or complementary to the primary use. Staff finds that the office/multiple-family housing uses are strongly related to the primary use of the development (R-4). The office uses will provide services (medical, dental, optical etc...) that will be complementary to the residents of the subdivision, and will provide employment opportunities as well. Staff finds that multiple-family housing acts as an acceptable buffer between the office uses and the detached single family dwellings. Staff finds that the proposed office and commercial uses are appropriate within the overall development of the subdivision. The mixing of residential uses and commercial uses will encourage the office development to be constructed in a manner that will be pedestrian friendly in design. The proposed high-density housing will provide an immediate consumer base for the office/commercial development. 2. No more than twenty percent (20%) ofthe total area of the project shall be devoted to the uses permitted by the exception. The percentage of use exception allowed will be determined by the Commission and Council based npon the size of the project and intensity of the use exceptions. Staff finds that the office/multiple-family housing/commercial uses are approximately 10% of the total area ofland included in the planned development. (20.35 acres of office + 1.79 acres commercial + 10.71 acres of multifamily .,. 326.3] acres * 100 = 9.82% of land [excluding Park and Fire Department land] within the proposed subdivision) Staff finds that the size and intensity of the excepted uses is appropriate for this location and size of development. 3. The development will be phased so that construction of the excepted use or uses will be justified by construction of all or a proportionate amount of the principal or primary use or uses. Staff finds that the excepted uses (office, multi-family and commercial) will be phased and constructed in a manner that justifies there inclusion as part of the project's primary residential uses. AZ-02-OlO; PP.02-009; CllP-02-012 Lm>hsa Falls AZ.PP.CllP 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 officeJmultiple-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 I, 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, architecturaVdesign concepts (residential and/or commercial) should be incorporated into all buildings within this development at this time. 5. The use(s) permitted by the exception are neighborhood or community serving in size and character and not regional, and are not detrimental to adjacent neighborhoods in location and character. AZ-02-010; 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 CONDmONAL USE PERMITS Tbe Commission and Council sball review tbe particular facts and circumstances of each proposed conditional use in terms of tbe following and may approve a conditional use permit if tbey sball find evidence presented at the bearing(s) is adequate to establisb (11-17-3): A. That tbe site is large enougb to accommodate tbe proposed use and all yards, open spaces, parking, landscaping and otber 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 tbe proposed use and development plan will be barmonious with tbe Meridian Comprehensive Plan and in accordance witb tbe requirements of tbis Ordinance; The current Comprehensive Plan Land Use Map designates the property as "Single-Family Residential". The proposed mix of residential, commercial and office uses are harmonious with and in accordance with the Comprehensive Plan by means of approval as a Planned Development. The project meets the requirements and objectives of the Planned Development Ordinances and other Zoning Ordinances. C. That tbe design, construction, operation, and maintenance will be compatible witb otber uses in tbe general neigbborbood and with the existing or intended cbaracter of tbe general vicinity and that sncb nse will not adversely cbange the essential cbaracter of the same area; Staff finds the design concept to be compatible with the intended character of the area. The Generalized Land Use Map indicates that the intended use for this site is single-family dwellings. The existing character of the property to be developed is rural/residential with several large and smaller homes. The proposed development will change the existing character, but it will not adversely change the essential character of area, as it was intended to be used for single family homes. D. Tbat tbe proposed use, if it complies with all conditions of tbe approval imposed, will not adversely affect other property in tbe 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 Loch,. Falls AZ.PP.CUP Mayor and Council August 4, 2002 Page 16 E. That tbe proposed use will be served adequately by essential public facilities and services sucb as bigbways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or tbat the person responsible for the establishment of proposed conditional use shall be able to provide adequately any sucb services; (See comments under this same Preliminary Plat finding.) F. That tbe proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; (See comments under this same Preliminary Plat finding.) G. Tbat the proposed use will not involve activities or processes, materials, equipment, and conditions of operation tbat will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; (See comments under this same Preliminary Plat finding.) H. That tbe proposed use will bave vehicular approacbes to the property which shaD 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 tbe proposed use will not result in tbe 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 CONSIDERATIONS Open Soace Configuration: The vast majority of the development's small lots (between 6,500 and 8,000 s.f.) are located in blocks that are the furthest distance from the proposed City park lot and the private 6-acre park. Typically, homeowners with larger, open lots will utilize public and private park space less frequently than homeowners with smaller lots, yet the largest lots are nearest the parks. 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) I. Applicant shall meet all of the requirements of the preliminary plat as a condition of the Conditional Use Permit. AZ-02-oIO; PP-02-o09; CUP-02-012 Lochsa Falls AZ.PP,CUP Mayor and Council August 4, 2002 Page 17 2. The proposed 171 unit multiple-family housing project within the development shall be required to apply for a detailed Conditional Use Permit for a Planned Development prior to submitting for building pennits. 3. The office lots in Block 1 and the officelcommerciallots in Block 54 shall be required to apply for a detailed Conditional Use Pennit 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 individuallotJbuilding to apply directly for a building permit if in conformance with the overall PD concept. 4. The officelcommerciallots in 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 number along McMillan shall be restricted to no more than one (1) sign. All signs for office or commercial use shall be limited to the L-O standards in the Sign Ordinance. 5. All site improvements (landscaping, irrigation, etc.) for the 6-acre park/pond area in Lot 1, 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 Tbe subject property is located in an area designated as Mixed Residential in tbe Meridian Comprebensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies tbat are relevant to this application. Staff bas selected the following sections that most directly apply to the proposed project. Goals Section Goal 4: To provide housing opportunities for all economic groups within the community. Goal 8: To establish compatible and efficient use 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. Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. AZ-02-OlO; PP.02-009; CUP-02-012 LocbM Falls AZ.PP.CUP Mayor and Council August 4, 2002 Page 18 Goal9: To encourage a balance of land use patterns to insure that revenues pay for services. Economic Development 1.1 The City of Meridian shall make every effort to create a positive atmosphere that encourages.. . commercial enterprises to locate in Meridian. 1.3 The character, site improvements and type of new commercial or industrial developments should be harmonized with the natural environment and respect the unique needs and features of each area. 1.5 Strip industrial and commercial uses are not in compliance with the Comprehensive Plan. 3.1 U Approve quality housing projects that meet the needs of all economic levels. 3.2U Encourage efforts to develop and maintain quality neighborhoods and housing. . . Land Use 1.l0U Promote the design of attractive roadway entryway areas into Meridian which will clearly identitY 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, EP A. 4.3U Encourage new commercial development in under-utilized existing commercial areas, 5.9 The integrity and identity of any a4joining 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 Resonrce & Hazardous Areas 2.1 U Development along major drainage ways will be restricted to ensure that development does not cause additional ground or surface water contamination. 3.1 U Manage and prevent unsuitable uses along drainage ways and protect the flood plain of creeks and drains. 3.2U Protect the potential beauty and recreational trail opportunities of all Meridian waterways. Communitv Desil!n 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-02-010; PP-02-009; CUP-02-012 Lochs. Falls AL.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. 6.11U - Promote well-planned and well-designed affordable housing in all Meridian neighborhoods. Transoortation Chaoter 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 ofa future city park and fire station are well-situated, critical public facilities to serve not only this subdivision but also the 2-3 square mile area at build-out. We strongly support the interconnectivity and shorter block lengths within the subdivision as well as the unique traffic rotary feature. We do, however, have concerns about the open-ended nature of how the Ten Mile connection will occur along the south side of the future City Park. Upon the resolution of the collector issue the planning and zoning staff recommend approval of the annexation, preliminary plat and conditional use applications. AZ-02-010; Pp.(J2~09; CUP~2-012 Lccbsa Falls AZ.PP.CUP , .,;;.. ,.', . I~I!U Ada County Highway District Right-of Way & Development Department Planning Review Division This application requires Commission action due to the fact that the development is 862 single- family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private 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 [Q ~ B. CS I] Owner/Applicant: Farwest LLC Daniel Gibson 4487 North Dresden Place, Suite 102 Garden City, Idaho 83714 RECEIVED JUN 242002 Representative: Becky Bowcutt 1405 West Chance Court Eagle, Idaho 83616 City of Meridian. City Clerk Office- 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. Trip Generation: This development is estimated to generate 12,480 additional vehicle trips per day (20 existing) based on the submitted traffic study. . 2. Traffic Impact Study: A traffic impact study was required with this application. The following is a summary of the findings; This Development is projected to be built-out by the year 2010. The following are the principal findings and recommendations of the study as provided by the Traffic Engineer, and reviewed by the ACHD Transportation Engineer: . As a result of the build-out, traffic on the vicinity roadways is expected to increase as follows: traffic on Ten Mile Road and Linder Road may increase each by 1,248 vpd; traffic on Chinden Boulevard may increase by 3,495 vpd; traffic on McMillan Road may increase by 2,746 vpd. . The North Meridian Study expects a trip capture up to 10% within each 1 square mile section. As more non-residential uses are developed within T4N R1W Section 26, 10% of the site-generated trips will be retained within the section. For the purposes of this report, 90% of the project trip generation is used for assignment on the arterial roads and 10% is retained within the section. . Background traffic for the year 2010 was obtained by factoring the existing traffic and adding the traffic from Bridgetower and the Keltic Heights developments. The existing traffic was projected at an annual growth factor of 2% on Ten Mile Road and Linder Road, and 1 % on Chinden Boulevard. This was obtained from the North Meridian Area Study. . . Existing Traffic Volumes on site vicinity were obtained from the North Area Meridian Traffic Study published by WIS. . The Chinden Boulevard Corridor Study completed on June 21, 1999 shows Chinden Blvd. between Ten Mile Road and Linder Road with three access points per side per mile. The intersection at Linder Road is signalized. The intersection at Ten Mile Road is controlled by a 2-way stop sign. . The overall intersection of Linder Road and Chinden Boulevard (signal controlled) is currently operating at a LOS F with a delay of 100 seconds. At build-out of the Lochsa site, the intersection will continue to operate at LOS F with a delay of 220 seconds. . The overall intersection of 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 warran.t for the 2010 build out traffic conditions. A detailed analysis will be needed when projected traffic volumes are reached before installing a signal. With or without a signal installation, the intersection needs to be improved with widening of all four approaches. . Chin den Boulevard requires center left tum lanes and right turn deceleration lanes for traffic turning into the site at both access intersections. . Linder Road requires center left turn lanes and right turn decelerations lanes for traffic turning into the site at both access intersections. . McMillan Road requires center left turn lanes for traffic turning into the site at its access intersection. McMillan Road requires right turn deceleration lane for traffic 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 ofthe 12-square mile North Meridian Planning Area at 2020. Any improvements on these roadways should be based on the recommendations of the North Meridian Traffic Study. . Chinden Boulevard will nearly be at capacity to handle the traffic from the Lochsa project. Chinden Blvd, will not have adequate capacity to handle the build out of the 12-square mile North Meridian Planning Area at 2020. Chinden Blvd. should be improved based on the recommendations for the North Meridian Area Traffic Study. . The Chinden Blvd.lLinder Road intersection needs to be improved with widening of all four approaches for acceptable operation. The widening should include additional through lanes on Chinden Blvd and left turn lanes on Linder Road. Additional right turn lanes are optional. but will further improve the intersection 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 tum 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 tum 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 tum lane on McMillan Road. Any improvements on these roadways should be based on the recommendations of the North Meridian Traffic Study. · The Chinden Blvd.lEast Access intersection meets the peak hour signal warrant for the 2010 site build out scenario. If a right tum lane on the access approach and an acceleration lane on Chinden Blvd. are provided, the effect on the right tuming traffic from the accesses can be eliminated and consequently the intersection will not meet the peak hour signal warrant. If a signal must be installed, the west access should be signalized and the traffic from the east access be diverted to the west access intersection. · Most of the 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 1 W 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 I agricultural Single-family residential I agricultural 5. Impacted Roadways Chinden Boulevard Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 1,900-feet Principal arterial East ofTen Mile Road was 10,527 on 10-11-00 I'C" laD" 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 Minor arterial 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 .C" 50 No entrances onto en Mile Road is proposed at this time (the site abutting Ten Mile will be the City Park) and the site is not near an intersection. 6. Roadway Improvements Adjacent To and Near the Site Chinden Boulevard, Linder Road, McMillan Road and Ten Mile Road are rural street sections. . Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or sidewalk. . . Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. . McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. . Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. 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. Other Development in Area/Miscellaneous Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include 700 to 900 residential lots, schools, office/commerciallots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. . On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. . On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). . On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). . On February 6, 2002, the Commission approved a preliminary plat application for a 272- lot residential subdivision on 78-acres (Baldwin Park). . On April 17 , 2002, the Commission approved a preliminary pat application for a 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). Due to the large number of inquiries in this area, staff and the development community , realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large- scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the 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 8 outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. The following Executive Summary is from the completed North Meridian Traffic Study. It examines the improvements that are anticipated within the North Meridian Planning Area: EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28,33-36 of T4N R1W and sections 29-32 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) of276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain intemal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase (see Table 4). . All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. . By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. . A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. . McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. . 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 orprior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with ACHD Ordinance #195. State Highway 20/26 is under the jurisdiction of ITD, The applicant should contact ITD to determine if any right-of-way will be acquired in association with this development. 9 3. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways (7204.6.5). The applicant should construct 5-foot concrete sidewalk abutting the property on McMillan Road, Ten Mile Road and Linder Road. The sidewalk should be constructed 2-feet within the new right-of-way. If the sidewalk is proposed to meander of outside of the right-of-way, the applicant should provide an easement to the District. 4. Main Entrances District policy 7204.11.5, requires collector roadways to align 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 Tum 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 OO-feet of storage with shadow tapers for both the approach and departure directions: Coordinate the design of the turn lane with District staff. 10 District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis contingent upon the posted speed limit. Coordinate the design of the taper with District staff. The submitted Traffic Impact Study shows that the traffic generated by the site requires the construction of center turn lanes and right-turn deceleration lanes (tapers) on Linder Road for West Cayuse Creek Drive and West Wild Goose Drive. The submitted Traffic Impact Study shows that the traffic generated by the site requires the construction of center turn lanes and right-turn deceleration lanes (tapers) on McMillan Road for North Goddard Creek Way. The applicant should construct a center turn lane on Linder Road for West Cayuse Creek Drive to provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. The applicant should construct a center turn lane on Linder Road for West Wild Goose Drive to provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and departure directions. . Coordinate the design of the turn lane with District staff, The applicant should construct a center turn lane on North Goddard Creek Way to provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the 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, requiresthat 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-footstreet sections with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way with parking prohibited on both sides of the roadway. The submitted Traffic Impact study determined that West Cayuse Creek Drive, North Goddard Creek Way and North Lochsa Way (the proposed collector roadways) are warranted by this development. The traffic study also noted that the mid-mile collector warrants for a connection onto Ten Mile Road were not met. 12 The applicant is proposing to construct the collector roadways (West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa Way) within the site as 29-foot street sections with vertical curb, gutter and 5-foot sidewalk within 50-feet of right-of-way. -.-The applicant has inquired about a collector roadway street section that includes bike lanes. If the applicant decides to construct bike lanes within the collector roadway, the applicant should construct a 33-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. The 33-foot street section would allow for two 11-foot traffic lanes and two 4-foot bike lanes. 7. Driveways District policy F2-F5, requires driveways located on collector or arterial roadways with a speed limit of 50 to align or offset a minimum of 255-feet from any existing or proposed driveway. District policy 72-F4 (2) requires driveways on commercial I industrial roadways to offset any existing or proposed street intersection a minimum of 50-feet. The applicant is proposing to construct two shared driveways intersecting McMillan Road. · The first driveway location is proposed to be located on McMillan Road approximately 250-feet east of the west property line. · The second driveway location is proposed to be located on McMillan Road approximately 725-feet east of the west property line. The applicant is proposing to construct a 25-foot shared access driveway intersecting North Goddard Creek Way. The driveway location is proposed to be located approximately 420-feet north of McMillan Road extending to the west property line. The 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 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 600-feet east of the west property line. . The applicant is proposing to construct North Chimney Peak Avenue to the south property line approximately 1,650-feet east of the west property line. . The applicant is proposing to construct West Cedar Grove Street to the east property line approximately 650-feet north of the south property line. 14 . The applicant is proposing to construct North Gertie Place to the north property line approximately 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 ,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 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 tumaround with District staff. 10. Islands District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The applicant.is proposing to construct several islands throughout the subdivision. 11 . Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Planning and Development staff. The applicant is proposing to construct one knuckle on North Goddard Creek Way located approximately 700-feet north of McMillan Road. The proposed knuckle on North Goddard Creek Way located approximately 700-feet north of McMillan Road meets District policy and should be approved with this application. 12. Roundabouts 15 District policy District policy 7202.7 and 7207.5 and the local Fire District standards require that roundabouts be designed with 21-foot street sections on either side of the center island. The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the island. Coordinate the size and design of the roundabout with traffic services staff. The applicant is proposing to construct a round about at the intersection of North Locsa Way, North Goddard Creek Way and West Cayuse Creek Way as a traffic calming measure and as an amenity to the subdivision. 13. Cul-de-sacs District policy 7205.2.1 requires tumarounds 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 OO-feet east of the west property line (approximately at the half-mile). 4. Construct a main entrance, West Cayuse Creek Drive, to intersect Linder Road located approximately 1 ,350-feet north of the south property line (approximately the half-mile). 5. Construct a main entrance, Wild Goose Drive, to intersect Linder Road at the south property line. 6. Construct a center turn lane on Linder Road for West Cayuse Creek Drive to provide a minimum of 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 tum lane on Linder Road for West Wild Goose Drive to provide a minimum of 1 OO-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 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. 17 11. Construct the intemallocal residential roadways as a 33-foot street with curb, gutter and 4-foot wide detached concrete sidewalk within 50-feet of right-of-way with parking on both sides of the roadway contingent upon approval from the Meridian Fire Department. 12. Construct North Dry Bar Avenue as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way abutting the commercial development (approximately 350- feet). 13. Construct West Ballinger Way and West Wild Goose Drive as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing. The access restrictions for these street segments shall be stated on the final plat. Parking shall be prohibited on these street segments. Coordinate the signage plan with District staff. 14. Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa Way as 29-foot street sections with vertical curb, gutter and 5-foot sidewalk within 50-feet of right-of-way. OR Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa Way a 33-foot street section with a 4-foot bike lane, curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. 15. Construct a 30-foot wide driveway located on McMillan Road approximately 250-feet east of the west property line meets District policy and should be approved with this application. 16. Construct a 25-foot shared access driveway intersecting North Goddard Creek Way approximately 420-feet north of McMillan Road extending to the west property line. 17. Construct two shared driveways (one extending east; one extending west) located on North Dry Bar Avenue approximately 350-feet south of Chinden Boulevard. 18. Construct thirteen stub streets to the surrounding parcels. . The applicant is proposing to construct West Apgar Drive to the east property line approximately 400-feet north of McMillan Road. . The applicant is proposing to construct West Wapoot Court to the east property line approximately 1,1 OO-feet north of McMillan Road. . The applicant is proposing to construct Parachute Hill Avenue to the south property line approximately 600-feet east of the west property line. . The applicant is proposing to construct North Chimney Peak Avenue to the south property line approximately 1,650-feet east of the west property line. . The applicant is proposing to construct West Cedar Grove Street to the east property line approximately 650-feet north of the south property line. . The applicant is proposing to construct North Gertie Place to the north property line approximately 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 tumaround 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 I N THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 20.Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this are required on the final plat. 21.Construct one knuckle on North Goddard Creek Way located approximately 700-feet north of McMillan Road. The island within the knuckle shall be constructed a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island shall maintain a minimum of a 29-foot street section. The design shall be reviewed and approved by ACHD's Planning and Development staff. 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. Tumarounds shall be constructed to provide a minimum tuming 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 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 LOCHSA FALLS SUBDIVISION 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park. a::: w Cl Z - -' 23 Proposed Driveway PrOposed Driveway . " _ " . ~.S._HW_Y L&. 26 _ . _ ",'. Ii -", i '{'-' n"'!: :'" ProposedStubS~= . Iii I'\. i 1/ i i \ !. , )-;-1 ~ \ ; i i i ! 1 i! [-r i ,;" 1",-:' .," I W'I j'i Ii! i 'i frr, , ;'",:,'< .... .~.. , , ',1--1 j [. Tn ' , ' ; , , II ; i ; ,,-,-.--; .< . \; li,_, ~'-'.' I, J i,r; :~;ijflJ~J ~;.':::;:~"\~': ':L!~I'i I , ! , 1 ' , , li[ '.L. ^' .' ,,.... ......</~II '....,,-,,_' , ' ',,' ~'. ,,--: ....\...~'-, >....... ,.... --X i \ 11 I: iJ' i " '.' liI_.\ ~,.,.,. : ,"\./ R"""''''''Ll ,~. 1. !! .,('" ._..- , ," _' -1.....-, ~l~t~.... ----~".---- ' , -.;..H ; .;"'11 "'<'A'"'~" ~....":,,,-:-_, -1--:t__r'~'\.liI "0; , '-"'=' I.! ! -~ ..:._! , _...-\ '.....x....~ - -~-:--.,..~+'-M:;-':f1 ~~ i ,.I,! /' i i. j :'1'.' I i I .' .\ .~..' ..:.,(:.... ,.,.,;:..,11_, ill. ". Tr ,'ProposcdColI ~. li""'"t'j ":-"'\ :-........... -, ,,-,-_.. _ _ \ j ,,' ;. . : J ; , ' ! I i I I i, t. "...- y \ ..~L1.. ~ I i I I ! J' 1-11 " ~ ~'\--:'...L" jj t-r--.. I-I"',', I' ' ,.' ,i' \.j; , "1. '. i I I ! Ii. t ' . I(D r.7 i' """" ~f fh ~ .! \ . ~! 'i.....,;..r-" -~T- ' -'-' , . P/lIt:. i" r-, ii' .'; '.~:-- r-' --t- -t-I': i ! !, ! I' 'i i f-;.i, \,'-;f:f- +1U(NARE.'.4 '/'~(LlC;}.!::I!I.!,;r:""J Cl o - Proposed Roundabout ", I t I ! I .. ~i. - "f-j" . /' -_ _,.!.., "'u.~:(... \ .... ....~~.d; ! ! I Ii!.! I ; <( <t LJ n., 'II1 I '. '. :', .~. '-1 ~...,... '~~'.<1:~":.'." , ; I! '. i I. ! J !! ! 0 r-:-lCD' II I I . ., -rt ' , .' . ..... . '''' i o ~.! . 'I ," i ". ' '''I!.. r'. :' ~l; '<,j i i i I ; " , , .J.' I \ a:: a:: I -. - --- 'I '. I ' \. ~ < ... --._~~.L: Propcsed Stut> Street ; ; if ' .i ! 1 , I _~,/' ' . ,i .. '.,'.,,", .. .. -"'ij. a:: WI "'- ' ,I, J 1:1 : ! ; >' ~~Z1~ ..~~..\--l-~' ~.L~~ i J..i-!_J-:.~~:.~;~~;.- ',."f~-!-H. -t-P~ w -.J ' '.. ' '..' f- -j I ' ; ii' i i 17-...'...' . ' .., J Cl ~ i-I i Ii'! ..j ~'\ r . I i I !II i : i l -t"K:...! ' ~ I! 1; \- ,/ z , ! I I I I I ; 'I'-.. . ' . ':,.,', o.J: I , ! : . I-.J zl I,,' :._1 "-,-i III I ~I.ijjlii!', ......,.. li(~i"-'ll". ", W' Proposed Stub Street ' j, II I Iii 'i :':: - ..(IT lfil I! I ! I ! r " ,-j-'t,!! T I I- ! .. , I I! Ii! !, ij ; s.= - '. ,.' II' i i-j Ii 1 L' -V " . , ............ i . I l.. Hi I ! III (/'1 I II. I, i I I ! /1- -.ri-nH-I+i-' -'-'SwbStr , ' I I 1 I I If,j,'-- "or-'" ..... ., ;. I ,_ ! _" I I! r; I J il, .LJJ...llJ-L ! Proposed Stub Streel " ' , , 11-' rim : I Ii! ! . I i J i . ..".~ i i /1111 '-!\~.CH , --......... .11 i I .! " . . / I I ! I I ,. fC It \ ---.i.....;', \, .' I , " ,'~ I ,i'-llii'('fi,\W ~ ""'--. I , i 11'11 jr\~l.'"" I . ' ... "-. . '.' ,'..' \ I Proposed Stut> Street Proposed Stub Street ' 'I' I II j I " . ,; i \, ',; II I I I., ,I. \. ProposedSwbStrect . I ~~~l I i \,f~ L ' , ",1JI.1 I I lJ ' I Proposed Driveway -1 T...... r-- I ~_ _ _ _ . , ~~t_ I. I., '. _ ~~:;;e:mr ,_,. _ _~1~ 'lr McMILLAN ROAD '.' Irs- zzu CHINDEN BLVD . - ' T - . - . .' I'. I~ I , I , I , I , I , Proposed Collector Proposed Stub Street Proposed Stub Street ~ PropoSed Driveway July 15, 2002 CUP 02-012 MERIDIAN PLANNING & ZONING MEETING July 18, 2002 APPLICANT Farwest. LLC and Daniel Gibson ITEM NO. 6 REQUEST Conffnued Pubfic Hearing Irom June 6. 2002 -- Request for a Condifional Use Permit for a PUD for 862 single family dwellings, 171 multi-family dwellings. 11 office buildings, 1 commercial building, 1 fire sfotion lot. one city park ond one prtvote pori< for Lochsa Falls Sub. -- s/o W. Chinden Blvd 8. w/o N. Linder Rd AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: See Previous Item Packet 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: ()vvt. ?l~ -ro g - f5 --01-- Contacted: Dote: Phone: Materials presented at pUblic meeltngs shall become property ollhe City 01 Meridian. PUBLIC HEARING SIGN-UP SHEET DATE 18-Jul-02 PROJECT NUMBER CUP 02-012 PROJECT NAME Lochsa Falls Subdivision NAME FOR AGAINST 'D'F.CEIV~: I \ .6' '. .1111 t R ?nn? 1:I'I'Vllli' 11\1 A iI.1 , BECIY lowcm PlIIIIIIIG SElllCES l100E. VaUiHiLn. Eagh;ldabo 83616 Phone: 484-3904 Fax: 938';;210 July 8, 2002 iY, ',(;,? ('-; -'1-l" 1- ~ "i"'1,,,'-T . ".'i)..:..r.,,----jl~-,,- 'il,"" JUl ;: n '-"1:' C:'",,;'_J: L':1_.: City of Meridian Attn: Planning & Zoning Commission and Planning Staff 33 East Idaho Meridian, Idaho 83642 PL./~~N-.r\'IN'(-;:- ~~ Re: Lochsa Falls Subdivision (Response to Staff Comments) on Annexation & Zoning, Preliminary Plat & Conditional Use Permit Applications Dear Commission Members and Planning Staff RECEIVED JUL 1 1 2002 CITY OF MERIDIAN CITY CLERK OFFICE APPUCATIONS SUMMARY Page 2 -- In reference to "Proposed Setbacks" the word townhomes should be replaced with single fumily. ANNEXATION & ZONING ANALYSIS Page 5 -- (0) -- Staff makes reference to a letter sent by Idaho Power Company indicating substantial system upgrades would be required to service this development. The applicant has been in contact with Idaho Power on this issue. The letter is referencing the fuct that it will be the responsibility of the applicant to extend three phase power 10 the sile at the sole expense of the applicant. Idaho Power's estimated cost for the expansion is $ 85,000. Page 7 -- (1) -- The traffic study prepared by the Washington Group states a collector roadway to Ten Mile Road is not warranted. A single loaded public street provides internal vehicular connection to the City Park. The park will also have direct lot access to Ten Mile Road. Page 7 -- (1) -- Staffmakes reference to (11) stub streets. The project has (13) stub streets. ANNEXATION & ZONING COMMENTS 1. The applicanl can provide a legal description for the Tony Moss parcel. However, legally it is impossible to include that property in this application. The annexation of the Moss property would have 10 be accomplished at a later date and would require the consenl of Mr. Moss or the City could furcibly annex the parcel in the future. 2. The applicant is in agreement. 3. The applicant is in agreement. 4. The applicant will comply. The existing well located at the home on Ten Mile Road will be retained fur irrigation purposes for the dwelling only. ,. 5. The applicant will comply. 6. The applicant is in agreement. 7. The applicant will comply. 8. The applieant is willing to provide street frontage to the Moss parcel by conveying lot I block 6 to Mr. Moss in the fntnre as that area is developed. The applicant will also construct a driveway extension on lot 1 to connect to the existing driveway on the Moss property. StatT cannot legally tie the Moss annexation to this application. Mr. Moss would need to consent to the snbmittal of a separate application or the City woold need to forcibly annex the property as a separate action, 9, The applicant disagrees with this condition. Only the City has the, power to reqnire the Bews parcel to the south to provide a portion of a collector to the Park site. The applicant is bearing the cost of the single loaded local street which will adjoin the east bOnndary of the park, setting aside the park area and the (5) acre park donation. Please do not penalize developments with excessive requirements when they are providing pnblie facilities above and beyond the normal project. ADDmONAL CONSIDERATIONS A. The applicant disagrees with staff's determination that block 42 needs broken by a public street to Linder Road. It has been the intent of ACHD and the North Meridian Planning Group to limit the number of access points along the arterials. This improves the carrying capacity of the arterials and limits the number of conDict points with accesses along the opposite side of the arterial. One needs to keep in mind that a large development is being planned on the east side of Linder Road. The development will also include a high school site. Therefore, it is our opinion and that of onr traffic engineer that the inclusion of another Under Road ontlet is not preferred, One must also consider the impact internally within the project. By adding this street the cireolation pattern within the development is changed by de-emphasizing the collector system. The collectors are expensive and provide a centralization of traffic for dispersion onto the arterials. If we decentralize the traffic the need for the collectors is diminished. The applicant proposes breaking block 42 with pedestrian and bike paths to Linder Road. Why make it too convenient to drive when we can enconrage walking and biking. B, The City needs to provide Oexibility in phasing with projects of this magnitude. The applicant needs to be able to respond to changing market conditions. Starting at Linder Road does not hinder the City's ability to provide essential services. Bridgetower Crossing was annexed up to the southwest corner of Linder and Mcmillan Roads. Baldwin Park Subdivision located a half mile south on Linder will be under construction shortly, C. The applicant is in agreement. SITE SPECIFIC COMMENTS (preliminary plat) I. The applicant would fike to see the modeling information prior to the hearing. The applicanl is in agreemenl with this comment. 2. The applicant disagrees with the request to make another connection to Linder Road. Please see previous argument on the subject. ... ., 3, This condition needs to be removed. The statement indicates tbe applicant sball negotiate witb Mr. Moss for relinquishment of the 25 foot easement. The applicant can attempt to convince Mr, Moss to relinquish his right to the easement. However, the applicant has no control over the Moss property and its foture access. We can provide options for alternative access but we cannot force Mr. Moss to cooperate. 4. The preliminary plat has been revised accordingly. 5. The preliminary pIal has been revised accordingly and the applicant is in agreement with the condition. 6. The preliminary pial has been revised accordingly. 7. The preliminary plat has been revised accordingly. S. The applicant is in agreement. 9, The applicant needs to satisty the concerns of ACHD staff prior to commitment of the 7-10 foot pathway along the east-west coDector. The enlarged pathway can only be extended west as far as N. Goddard Creek Avenne. The roadway network to the park transitions to a local street from N. Tignes Ave. and W. Ladle Rapids Street to the west where a (4) foot standard detached sidewalk will be provided. 10. The applicant is in disagreement with this condition. See previous argument. II. Preliminary plat revised accordingly. 12. Landscape plan revised accordingly. 13. The applicant has added additional open space in the northern section of the project. During design of that area even more open space will be provided for storm drainage and recreation. We would like some flexibility in those locations, 14. The preliminary pIal has been revised accordingly. 15. The applicant wonld like to request (5) foot non-oight obscuring fencing and (4) foot fencing along pathways and park areas witb the PUD application. 16. The applicanl is in agreement. 17. The applicant will comply. 18, The applicant would appreciate as much flexibility in phasing as possihle. GENERAl. COMMENTS 1. The applicant will comply. 2. The applicanl will comply. 3. The applicanl will comply. 4. The applicant will comply. 5. The applicant is undecided on Ihe issue of who will own and maintain the pressure irrigalion system. ... _f" da County Highway District PreFinal or Final RECEIVED JUL' 0 9 ~ 20m '!lag. 1 oft Wednesday, June 26, 2002 Project Number 02-012 Inspector Number 456 Project/Subdivision Southpoint Subdivision No.5 Contractor Mckay Const. Inspector: Permit Number Iphil Rittenhouse 01-4600 Owner Primeland Development Co. LLC 1111 South Orchard Boise ID 83705 ~ Required Improvements are complete as per plans on file and Ada County Highway District Standards and Specifications. Exceptions noted below. o The following improvement portions are complete as per plans on file and Ada County Highway I District Standards and Specifications. Exceptions noted below. 1.) Remove water meter and utility pole from entrance. Note: AU punchlist items must be repaired or replaced to ACHD Standards prior to final acceptance. Please notify ACHD Construction Services 24 hours prior to scheduled repair/replacement of ~ificiencies for inSPerOn, Signed: ~-?ff#>P I Inspector ' Ph~U=-- , .' 6. Photos of the proposed fencing were submitted at the public hearing. 7. The applicant will comply. S.The applicant will comply. 9. The applicant will comply. 10. The applicant will comply. STANDARDS FOR CONDmONAI. IJSE PERMITS A. The applicant has diseussed the parking restrictions with individoals who have experience with office and commercial developments. We helieve that the restrietion wooId severely limit our ability to market the mixed use area. Based on other neighborhood compatible office projects, we will require (5) spaces per 1,000 SF. If insuffieient parking is provided, then illegal parking along the collectors may occur. ADDmONAL CONSIDERATIONS Page 19 - The applicant has added some addilional open space to the southwesl portion of the project. SITE SPECIFIC COMMENTS (Conditional Use Permit) I. The applicant will compfy. 2. The applicant will comply. 3. The applicant will comply. 4. The applicant will comply. 5. Tbe applicant is reqnesting (5) spaces per 1,000 SF. 6. This reqoirement will place a tloancial hardship on the project. With tbe 10lst occnpancy permit cap, only 11.71% of the single family residential will he built out. We believe this request is not reasonable. We wonld like to recommend replacement with 250th occupancy permit. 7. The applicant will comply. 8. The applicant will comply. Sincerely, ~ !:!:1 wr June 3, 2002 MERIDIAN PLANNING & ZONING MEETING CUP 02-012 June 6, 2002 ITEM NO. ~ APPLICANT Farwest, LLC and Daniel Gibson REQUEST Public Hearing - Request for a Conditional Use Permit for a PUD for 862 single family dwellings, 171 mulli-family dwellings, 11 office buildings, 1 commercial building, 1 fire station lot one city park and one private park for Lochsa Falls Sub. - s/o W. Chinden Blvd and w/o N. Linder Rd artment.- See Attached Comments AGENCY 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: COMMENTS See A8ached Comments No Comment See A8ached Comments Ifni. 1LIt -to ~~(g/2092- See Attached Comments No Comment Contacte rials presented 01 pubUc meellngs shall become property ollhe City 01 Meridian. Date: It/?J/)~ Phone: ,~Y<8-61 8'] 'I-' ~ Joseph Silva Deputy Chief Meridian Fire Department 540 E, Franklin Rd, Meridian, ld 83642 (208) 888,1234 Fax (2P~)IIl'l~t03QOil... Meridian Planning & Zoning COnnmSSi;\ Lochsa Falls Subdivision File CUP OZ-OID Joseph Silva, Deputy Chief, Fire Prevention RECEIVED M,~\Y 1 5 2002 CITY OF MERIDIAN CITY CLERK OFFICE May IS, 2002 TO: SUBJECT: FROM: The following will be 1he requirements and/or concerns 10 provide minimum levels of fIre protection for the proposed project: 1. One ""d two family dwellings will require a fIre-flow of 1,000 gallons per minute available for a duration of2 hours 10 service 1he entire project. Fire hydranls shall be placed an average of 400' apa;rt. 1997 UFC Appendix III-A 2. Commercial and office occupancies will require a frre-flow consistent wi1h 1he Uniform Fire Code to service 1he proposed project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A 3. Multi-family residenlia1 on 1he site will require a frre-fiow of 1500 GPM plus 1he arnoWlt required by 1he fIre sprinkler demand. 4. Acceptance of 1he water supply for fIre protection will be by 1he Meridian Waler Deparlment. 5. Final Approval of1he fIre hydrant locations shall be by 1he Meridian Fire Department. 6. All roads shall have a turning radius of 28' inside and 48' outside. 7. Insure 1hal all yet undeveloped parcels are maintained free of combustible vegetalion per section 1103.2.4 of1he Uniform Fire Code. 8. All access roads within 1he project shall have a clear driving surface wi1h a minimum wid1h of 20' available at all times. Restricted parking will be required for Blocks 2, 58, 57, 20, 36, and 28. UFC 90Z.2.2.1 9. Operational fIre hydrants and lemporary or permanent s!reel signs are required before combustible construction begins. UFC 901.4.2 & 901.3 10. The pha~:Jlb\n ma~~q~ that any roadway greater 1han ISO' in leng1h that is nol provided W11h~o~~i'~~ei~e(1ID.T~.~J<!~v~a.lup1tl"o.un.d.. . . . , , . . . , . . . . . , . , , )i ~;li;i!i!!i)'I ~',., p, , ' . .." May 15,2002 Page 2 11. A minimum of two points of access will be required for any portion of the projecl, which serves more than 30 homes. UFC 902.2.1 12. The proposed 862-lot subdivision with an estimated 2.9 residents per household would have a total estimaled population of 2,499 residents al build out. The proposed l1llllti-family lot bas an estimaled 171 units with a total estimated population of 495 residents at build out. The II office lots and 1 commercial lot will bave an unknown transienl population and will bave an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department bas 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 subjecl 10 budgetary constraints and is inlended 10 enhance the probability of a favorable outcome on a requesl 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 sufficienl operational funds 10 slaffthe facilities. 14. The proposed location of the Meridian Fire Station meets the general requirements of the Master Site Plan for fire station locations. The sile appears to have mel the minimum lot dimensions required for a salellile location t"''' / MAY-17-2002 02:11P FRDM:Sanitae. Seevices, 1208-888-5052 nt.:" vr IIU:.I"'\.,)VR" VI\l...kl:.l TD:Meeidian Cleek P:2/6 ~I.~YOR Rol,." D, Come A Good PI~c. to Live LeGAL oap, RT'I EN r (~O~) :~~.~~9l)' F.1,\ JS~.:iO I ~ueLIC WORKS (:u~) lSl)~.J~OO '1".1;( S~7 129/ CITY OF MERIDIAN cln t'OL'NCIL ~1I:MaERS W,ll,,,,, L. M. Nory Kcilh B Ira TJmmy deW",d ChtflC: .\.lcCamJlcss JJ E,\ST IDAIIO MERIDIAN, IDAHO SJ/i.l2 (20S) sss..I.m . F"" (20a) SS7-4S I) City CI.rk om.. Fill< (~08) SIl8-42 IS UUU.OINO OE".-IIUM.NT I::!:OR) S$7.Z2J 1 .. Fa,( 8$1.12'Ji 1'1.J\i'lNIt"Ci A~O ,UNINO (:081 !~".IJl)' FJ.' 881..a,' TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your.comments and recommendations will be considered by. the Meridian Planning and Zoning Commission, please submit your comments and r6<<lmmendstlons to Meridian City Clerk's Office A~n Will Berg. City Clerk, by: May 3D, 2002 Tr3flsmiUal Date: April 26, 2002 Hearing Date: June 6, 2002 rile No.: CUP 02-012 -. Lochsa Falls Subdivision Request: Request for a Conditional Use Penn;l far a Planned Unit Development tar 862 single family dwellings, 171 multi.family dwellings. 11 office buildings. one commercial building, one fire station lot, one city park, and one private park by FarwestLLC and Daniel Gibson Location 01 Property or Proje<.1: south of West Chlmlen Boulevard and wast of North Linder Road Meridian School District (No FP) _Meridiiln Post Office (FPlPP only) -Ad 'c;: to.; -' a oul11Y Hlgn_,-~,~_ .__::--=: Community Planning Assoc. Central District Health Nampl! Meridian Irrig. District Selllers Irrigation District Idaho Power Ca. (FPIPP only) U.S. West (~PIPP only) Intermountain GOlS (FPIPP only) Bureau of Reclamation (FPIPP Otliy) Idaho T ransportalion Department (No FP) Ada County (AZ only) - _.., '. "':'::'::="':':" -;f).iIvid Zarem~g ~No VAR, VAG, FP) JerryCcmcrs.~t"/,--(Mi\t,..~-:.~ . . Leslie Mathes, PIZ (No VAR, VAC. FP) Keven Shreeve. PtZ (No VAR, VAC, FP) Keith Borup. PIZ (No VAR. VAC, Fp) Robert Corrie, Msyor Bill Nal"(, C/C Tammy deWeerd, CJC Keilh Bird, C1C Cherie McCandless. CIC Water Department Sewer Department -- Sanital"( Service (No VAR. VAC-. FP) Building Department Your Conclso Remarks: F .. ., " S I ~ " Ire Department J..JfJ PL~I I ~ &.llA~T.Lfl: ".........../'., o'Jo~'JLL. '1""C.AAJJ A,., Police Department IJRM1Il:i.>> t'2 ~IJ.I~ "1": MJI 4'c... -r'"....x-l.omm.~ul~L.. .1...IJ') City Attorney MoJ~'T', ~A"'.._r.I UI.h~ . City Engineer -:10...... G;e.f.'-".z."" .$..s. (:.. City Planner Parks Department -- ~z., == ~ 2l' H.U PMlFP.~7 v..At\{J,C.lO tUl'.!' >--.. ------,- 208-888-5052 PAGE. 02 MAY 17 '02 14:15 Meridian Parks & Recreation Memo 'RECEIVED To: From: Date: CC: Planning & Zoning Commission Tom Kuntz May 31, 2002 City Clerk & Planning & Zoning Staff '; ; 'i:';""''' '-~ -. . 1:::I1Y OF MERIDiAN (:~I(" - ()TY r\~PK ('. h . RE: CUP 02-ll12 - Conditional Use Pennit - Lochsa Falls Subdivision PP 02-ll09 - Preliminary Plat - Lochsa Falls Subdivision AZ 02-ll10 - Annexation & Zoning - Lochsa Falls Subdivision The Parks and Recreation Commission and Staff has received and reviev.ted the above-proposed project We'Mluld support accepting the designated park site (Block 12 Lot 2) under five conditions: 1. Building lots 7 - 12 (Block 12) should be eliminated. Eliminating the six lots addresses safety, visual issues and increases the overall size of the park. Our Action Plan specifies a 3O-acre park for this location. 2. A park of this size requires a collector or arterial street on one side. Although the park is fronted on one side by Ten Mile Road, the actual frontage is limited due to an existing church and house. We 'Mluld recommend a new collector along the southern boundary of the park that 'Mluld 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 'Mlrk together to develop the park in a timely and cost effective manner. We'Mluld be interested in entering into a park development agreement with Farwest LLC. at the appropriate time. 5. The developer has agreed to donate five (5) acres and the remaining nineteen (19) acres 'Mluld be reimbursed through impact fees as they are collected. . Page 1 RECEIVED MAY - 9 2002 City of Meridian City Clerk Officp ~ & ~ 1~ 'Z)ueua 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651,4395 FAX # 208,463,0092 May 3, 2002 phones: Area Code 208 OFFICE, Nampa 466,7861 SHOP, Nampa 466,0663 Will Berg, City Clerk City of Meridian 33 East Idaho " ouM~.ri~lI,f\,JP8?~.g__~>> Re: CUP 02-012 Lochsa Falls Subdivision Dear Commissioners: The Nampa & Meridian Irrigation District has no comment on the above-mentioned application as it is out of our District. Sincerely, /L-#pI~ Bill He;son, Asst. Water Superintendent NAMP A & MERIDIAN IRRIGA nON DISTRICT BH: dIn C: File - Shop File - Office ~..water Superi!1tendenL~ APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS' 23,000 BOISE PROJEG RIGHTS' 40,000 . ~- " ;- (I aNTIlM .. DISTRICT r'i1f~~~~r~ CENTRAL DIS!RICT HEALT~pEPARTMENT Return to: EnVIronmental Health D,vIsion RECEIVED OSoise o Eagle MAY - 7 i002 0 Garden City City of Meridian ~ridian City Clerk Omce OKuna OACZ o Star Rezone # Conditional Use # Preliminary! Final! Short Plat c....u.P O.;t - 0/ ::> Lmc.. h S ""- F,~Jls. ~.J, o 1. We have No Objections to this Proposal. o 2. We recommend Denial of this Proposal. o 3. Specific Knowledge,~ to the exact type of use must be provided before we can comment on this Proposal. o 4. We will require more data concerning soil conditions on this Proposal before we can comment. o 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability, After wri~ approval from appropriate entities are submitted, we can approve this proposal for: ~entral sewage 0 community sewage system 0 community water well o interim sewage W central 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 of Environmental Quality: ~ntral sewage D community sewage system 0 community water o sewage dry lines .ij:.eentral 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. CDHDQlOOlkr: o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store o child care center /%.--r L . .5~ J9-TrncV81? ,Cro"-"" "'-'N-n>7L- Date: ~~Q3..... Reviewed By: ~ ~ ~ ~Jl-j o 7. Jf1B. 19. 010. 011. rJ14. M~4-(..IPH"'Nr- etrccm"" W"""19-rf'iP;V-1 Review Sheet ~_ ,---d:ii..... (iF' CENTltAL r.jrBt8k!~ MAIN OFFICE' 707 N. ARMSTRONG PL' BOISE. 10 B3704,0825 . (208) 375,5211 . FAX 327,8500 To prnent alld treat disease alld disability; to promote healthy lifestyles; and to protect alld promote the health and quality oj our envirollmellt. 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, May2000. Serving Valley, Elmore, Boise, and Ada COllnties Ada / Boise County Of lice 707 N. Armsrong PI. Boise, ID 837Qtl Enviro, Health: 327-7499 Family Planning: 327-7400 Immunizations: 327-7tl50 Senior Nutrition: 327-7460 WIC: 327-7<188 FA.><: 327-8500 Ada-WIC Satellite Oltice 1606 Robert St Boise. ID 83705 Ph. 334-3355 FAX: 334-3355 Elmore County Office 520 E. 8th Street N. Mountain Horne. ID 836<17 Enviro. Health: 587-9225 Family Health: 587-4407 WIC: 587--4409 FAX: 587-3521 Volley County Office 703 N. 1 st Street P.O. Box i 448 McCoH, 10. 83638 Ph. 634-7194 FAX: 634-217.::1 MAYOR Robert D. Corrie HUB OF TREASURE VALLEY A Good Place to Live LEGAL DEPARTMENT (~08) 288-U99. Fax 283-1501 PUBLIC WORKS (208) 898-5500 . Fax 887,1297 BUILDING DEPARTMENT (108) 887-2211- Fax 887-1297 PLANNING AND ZONING (208) 88-1--5533 . Fax 888-6854. CITY OF MERIDIAN CITY COUNCIL MEMBERS William L. M. Nary Keith Bird Tammy deWeerd Cberie McCandless 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-.\.133 . Fax (208) 887-4813 City Clerk Office Fax (208) 888-4218 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: May 30, 2002 Transmittal Date: April 26, 2002 Hearing Date: June 6, 2002 File No.: CUP 02.012 - Lochsa Falls Subdivision Request: Request for a Conditional Use Pennit for a Planned Unit Development for 862 single family dwellings, 171 mUlti.family dwellings, 11 office buildings, one commercial building, one fire station lot, one city park, and one private park by FalWest LLC and Daniel Gibson Location of Property or Project: south of West Chinden Boulevard and west of North Linder Road David Zaremba, PIZ (No VAR. VAC, FP) Jeny Centers, PIZ (No VAR, VAC, FP) Leslie Mathes, PIZ (No VAR, VAC, FP) Keven Shreeve, PIZ (No VAR, VAC, FP) Keith Borup, PIZ (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C1C Tammy deWeerd, C/C Keith Bird, C1C Cherie McCandless, C/C Water Department v Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Your Concise Remarks: Fire Department Police Department City Attorney City Engineer City Planner Parks Department /lIZ,-27 FP-204 PPfPfP-27 VAAIVN:.- 20 CUP.2$ Meridian School District (No FP) Meridian Post Office (FPIPP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power CO. (FPIPP only) U.S. West (FPIPPonlyl Intermountain Gas (FPIPP only) Bureau of Reclamation (FPIPP only) Idaho Transportation Department (No FP) Ada County (AZ only) ~1F \, RECEIVED MAY - 1 2002 City of Meridian City Clerk Office ~~ a. _1';'1 , -.1 ;,1 , j 1 PUBLIC HEARING SIGN-UP SHEET DATE 6-Jun-02 PROJECT NUMBER CUP 02-012 PROJECT NAME Lochsa Falls Subdivision NAME FOR AGAINST ('" 1].0::>.0 J t1A..^ I r/ ,ltiOs X 1-/ ~h1 ~ (j / ,,-/. '/1"C 'b_ f<Jt!~.ky- i/Y , - 1tuU. . ~ ~..."':Tv ~U JUN -6 2002 CITY OF lVlliil.1DIAN " MAYOR Robert D. Corrie HUB OF TRE4SURE VALLEY A Good Place to Live P 2/- z. ('om 01. i Hij Io-o~-OL J-krv10 7 \ 'is I q CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433' FA.'( (208) 887-4813 City Clerk omce Fax (208) 888-4218 CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William LM. Nary PLA.'ll'<1NG A.\ID ZONING DEPARTl\IE1>'T (208) 884-5533, FAX 888-6854 MEMORANDUM: June 4, 2002 To: Mayor, City Council and Planning & Zoning Commission Bruce Freckleton, Senior Engineering Tech ~ Brad Hawkins-Clark, Planner III ~~ David McKinnon, Planner II bM RECEIVED From: "'" c ^OO~ .Jl;J'1 - il L 'L CITY OF MERIDIAN CITV rl i=RK ()i=i=ICF 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-02-01O). . Preliminary Plat Approval of 876 Building Lots and 59 "Other" Lots on 354.38 Acres ofLand, by Farwest, LLC& Daniel Gibson, Jr, (File No. PP-02-009). . A Conditional Use Permit for a Planned Development for 862 Single Family Dwellings, 171 Multiple Family Dwellings, Eleven (11) Office Buildings, One (I) Commercial Building, One (I) City Park, One (I) Private Park, and One (1) Future Fire Station Lot. The Proposed Planned Development Includes a Request to Allow a Land Use Exception (Office/Commercial/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 follawing comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLlCA nONS SUMMARY The Applicants, Farwest, LLC & Daniel Gibson, Jr, have requested the annexation and zoning of 354.38 acres ofland south of Chin den, west of Linder, north of McMillan and east ofTen-Mile Road. The land is presently zoned RUT, and the Applicants have requested that upon annexation, all of the property be zoned R-4. The property is comprised of ten (10) tax parcels and six different property ownerships. The Applicant's preliminary plat approval request is for 876 building lots (862 single-fumily detached building lots, a multiple family building lot, 11 office lots, a fire station lot and a commercial lot) and 59 "other" lots. The "other" lots include a 24.64-acre City park, a 6-acre private park, pedestrian pathways, landscape buffers, open space/drainage, 2 tot lots and a central traffic rotary landscape/water feature. The proposed overall density of the subdivision is 3.37 dwelling units per acre. Proposed lot .~ Mayor and COWlcil JWle 4, 2002 Page 2 sizes range from 6,500 s.t: 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- Citv Requirements (R.-4) Prooosed Setbacks (Townhomes) Front: 20' Front: 20' or 15' for non-front entry garage Rear: 15' Rear: 15' Side: 5'/per story Side: 5' single story, 7' for two story Street side: 20' Street side: 20' (Note: Setbacks for L-O uses, CoN use and R-15 uses will meet City designated setbacks) Lot Size- City Requirements R-4 zone: 8,000 sq.ft. Proposed Lot Sizes 6,500 sq.ft. (Detached Single-family) Lot Frontage-City Requirements 80'minimum Proposed Frontaae 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-faniily, public service (fire station) and commercial uses in the proposed R-4 zone. TheIl office lots cover 20.35 acres and will require a conditional use permit prior to development. The multi-family lot is 10.l-acres, with a projected 171 dwelling units contained in 2 and 3 story apartment type buildings. The commercial lot is 1. 79-acres, and will require a conditional use permit prior to development. The multi-family lot will also require a conditional use pennit prior to development. 'J:'he 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 playgroWld, 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. I The proposed pathway system connects to various micro-paths to link the different single family residential areas within the subdivision. The proposed pathway system will consist of a 7'-10' wide asphalt pathway on the south side of the east-west collector. There is not a school site proposed within the project. However, the Applicant's representative has indicated that the Joint School District No.2 intends to purchase land on the west side ofthe north- south collector, just south of Chinden Blvd. Recommendation: Staff is recommending the P&Z Commission continue the June 6 public hearing AZ-02-01O; PP-02-009; CUP-02-012 Lochsa Falls AZ.PP.CUP , Mayor and Council June 4, 2002 Page 3 on the three (3) subject applications in order to review a revised Preliminary Plat that accomnwdates the recommended nwdiflCations herein, and to afford additional time for further analysis by the Planning & Zoning Department & Public Works Department as well as the applicant addressing Idaho Power's concerns, Staff reserves the right to add additional comments as conditions of the applicant beyond those contained herein. CURRENT OWNERS OF RECORD Leroy E. Brandt, Elroy Brandt, Marty Goldsmith, Sunjay Ray M.D., Daniel Gibson, Jr. and Justin and Tamra Martin are the current property owners and all parties have submitted notarized consent for the three subject applications. LOCATION The subject property is located within Section 26, Township 4 North, Range I West, which is south of Chinden Blvd, west of Linder, north of McMillan and east ofTen-Mile Road. SURROUNDING PROPERTIES North: Spurwing Country Club & Brandt Subdivision (estate residential zones) South: Bridgetower Subdivision, zoned R-4. East: Rural residential, zoned RUT (Ada County). A large mixed use/subdivision, Keltic Heights Subdivision, was proposed at this location. West: Rural residential, zoned RUT. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in II-IS-II and analysis by staff: "A. 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 (MCCl1-8-1) states that only detached single- family dwellings are permitted within the R-4 zone, the Planned Development AZ-02-010; PP-02-009; CUP-02-Ol2 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 allows for up to 20% of the land within a planned development to be used in a manner that the underlying zone would typically prohibit. Therefore, the proposed office and commercial uses comply with the Comprehensive Plan's land use designations B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the land to be annexed will be rezoned in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning - for example, a residential area turning into commercial area by means of a conditional use permits; Staff finds that the property will be developed in a manner consistent with the new zoning and/or consistent with allowable Planned Development uses (e.g. 20% excepted uses). D. Bas there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that the recent annexation and zoning of the Bridgetower Subdivision to the west and south of proposed Lochsa Falls is a significant change in the area, and that Bridgetower is a Planned Development similar to the proposed Lochsa Falls Subdivision. The four (4) arterial streets abutting this mile section are not planned for improvements in Ada County Highway District's Five Year Work Program. However, the UsticklTen Mile intersection is slated for a new signal within the next 3-4 years. E. Will the proposed 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 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 AZ-02-01O; PP-02-009; CUP-02-012 Lochsa Falls AZ.PP.CUP , Mayor and Council June 4, 2002 Page 5 appropriate in appearance with the existing and intended character of the surrounding area with the possible exception being the creation of a number of small county enclaves that will be surrounded by the new uses. However, the majority of the enclaves are rural-residential and are surrounded by residential uses. The existing character of the area will change, especially upon build-out of the proposed project. F, Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to detenmne 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 stmctures, refuse disposal, water, sewer or tbat the person responsible for the establisbment of proposed 'Zoning amendment shall be able to provide adequately any of such services; In their April I g'h letter, the Idaho Power Company stated that they are unable to serve Lochsa Falls without "significant system upgrades." The Commission and Council will need to reference any written or verbal testimony submitted by the Meridian Police Department regarding their ability to adequately service this project. The Meridian Fire Department has submitted a list of conditions and needs in order to adequately serve the project. The ACHD Commission approved Lochsa Falls Subdivision at their May 22, 2002 meeting, finding that Linder, McMillan and Ten Mile Roads have adequate capacity to handle Lochsa-generated traffic (but not build-out traffic of the 12-square mile North Meridian Planning Area). The Public Works Department is gathering sewer and water information from the field as well as analyzing this project with computer models that were developed for our facility plans. It is anticipated that because of the phasing pattern proposed by the applicant, significant amounts of off-site sewer and water main extensions will be necessary. The Sewer Master Plan proposes the North Slough Trunk traversing through this propoBed 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-02-o10; PP-02-o09; CUP-02-o12 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 fmancing 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 the property which shall be so designed as not to create an interference with traffic on surrounding public streets; The ACHD Commission has reviewed and approved the vehicular approaches to Lochsa Falls Subdivision off of Ten Mile, Linder and McMillan Roads, The Idaho Transportation Department (lID) has also reviewed and approved the subdivision and has limited access to State Highway 20&26 (Chinden) to the half-mile collector street (N. Lochsa Way). ITD required the elimination of the proposed access road to Chinden that is east of the half-mile collector (N. Dry Bar). This will help to reduce future interference with traffic turning off of the existing highway into the proposed subdivision. AZ-02-O I 0; PP-02-009; CUP-02-O 12 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 McMillan/Linder Road and ChindenlLinder Road intersections are found to need improvement with widening of all four approaches. The Chindenffen Mile intersection needs to be improved with widening of the northbound approach. Staff finds that a Collector roadway connecting the subdivision to Ten Mile Road is warranted by the scale of this development and the lack of access to the proposed city park from within the subdivision. Staff finds that the Applicant has proposed adequate connections to adjacent, undeveloped properties; eleven (11) stub-streets for interconnectivity are proposed. K Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approval of this annexation request. L. Is tbe proposed zoning amendment in tbe best interest of tbe 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 avariety 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 1. The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits, however a new legal description will need to be submitted per Annexation and Zoning Comment number 8 below. 2. The requested zoning of R-4 is compatible with the City Comprehensive Plan and the Meridian Zoning Ordinances. 3. The subject property is within the Urban Service Planning Area. 4. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-domestic purposes such as landscape irrigation. AZ-02-OlO; PP-02-009; CUP-02-012 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 8 5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 6. A Development Agreement will be required as part of this annexation request. 7. Based upon the widely recognized need for infrastructure improvements in the North Meridian Planning Area, especially as it respects large developments, the Applicant shall participate in the negotiations with ACHD and shall become party to any eventual agreements worked out by the Developer/ACHD North Meridian Group. Also, a condition of the Development Agreement shaH be that the Applicant participate in any road infrastructure agreements in the North Meridian Planning Area negotiated with ACHD and shall faithfully perform the terms of such agreement or agreements. 8. The proposed Lochsa Falls annexation creates five (5) Ada County enclave parcels. Four (4) of these new enclaves have street frontage on Linder Road and would have city limits adjacent on two (2) sides. However, the unplatted Moss out-parcel does not have existing street frontage and is surrounded by the proposed Lochsa Falls annexation on four (4) sides, Since the Applicant is creating a four-sided enclave, Staff recommends, as a condition of annexation, the Moss parcel (No. S04263 14910) be absorbed into the Lochsa Falls annexation, A new legal description of the overall boundary must be submitted to the P&Z Department for review prior to the City Council public hearing. Staff would support the Moss residence be allowed to maintain the existing well and septic systems but that a restriction be added to their deed that requires any future property owner to hook-up to City of Meridian sanitary sewer and water systems. Should the Central District Health Department require abandonment of the existing septic system, the Moss parcel will be required to hook-up to both City water and sewer. 9. As a condition of the Development Agreement and Preliminary Plat, Staff recommends the Applicant be required to participate in future negotiations with the City and the future developer of the Ed Bews parcel south of the proposed City park lot to construct a public residential collector built in alignment with and connection to Anatole Street. PRELIMINARY PLAT FINDINGS AND REOUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; As noted above, staff 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-02-01O; PP-02-009; CUP-02-012 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 9 Staff [mds that the Applicant must address Idaho Power's inability to serve the development prior to approval. Staff also finds other public services may be available to accommodate the proposed subdivision, depending upon the desired level of service. The Public Works Department is gathering sewer and water information from the field as well as analyzing this project with computer models that were developed for our facility plans. It is anticipated that because of the phasing pattern propose by the applicant, that significant amounts of off-site sewer and water main extensions will be necessary. The Sewer Master Plan proposes the North Slough Trunk traversing through this proposed development. By starting the phasing on the opposite side of the section from where the North Slough Sewer Trunk begins traversing east(ie Ten Mile Rd.), the routing locks proposed roadway alignments into place. If the phasing plan is approved, the applicant will be required to construct water mains and the trunk line through the projects roadway system within the normal utility corridors. No service lines will be allowed in the off-site segments. Applicant will also be required to construct an all weather 14- foot wide gravel access road over the off-site segments within this project. c. 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. 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 Leng:ths: 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. 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. Phasing: The Applicant is proposing to phase the development from the east to the west, with Phase 1 fronting on Linder Road and continuing in contiguous phases to the north and west, with the fmal phases developing south to McMillan Road. Construction ofthe 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: StafIunderstands 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, StafIwould support the elimination of this stub without a modification to the Preliminary Plat in the future. SITE SPECIFIC COMMENTS (Dreliminarv Dlat) Public Works 1. The Public Works Department is gathering sewer and water information from the field as well as analyzing this project with computer models that were developed for our facility plans, It is anticipated that because of the phasing pattern propose by the applicant, that significant amounts of off-site sewer and water main extensions will be necessary. The Sewer Master Plan proposes the North Slough Trunk traversing through this proposed development. By starting the phasing on the opposite side of the section from where the North Slough Sewer Trunk begins traversing east(ie Ten Mile Rd.), the routing locks proposed roadway alignments into place. If the phasing plan is approved, the applicant will be required to construct water mains and the trunk line through the projects roadway system within the normal utility corridors. No service lines will be allowed in the off-site segments. Applicant will also be required to construct an all weather 14-foot wide gravel access road over the off-site segments within this project. Streets. Sidewalks Blocks & Access Points 2. Block 42 (adjacent to Linder Road at the northeast section of the development) exceeds the maximum 1,000 foot block length. To comply with MCC 12-4-5, Staff recommends a new public street access to North Linder Road be provided between Lots 21 and 25. It will be the Applicant's responsibility to 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 hearing showing the new access road and the amended lot pattern. 3. The Applicant shall submit a relinquishment letter of the 25-foot access easement for the Moss out-parcel (#S04263 14910) prior to the City Council public hearing on the Preliminary Plat. AZ<J2<JIO; PP<J2<J09; CUP<J2<JI2 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 11 4. ITD has denied the proposed Dry Bar A venue connection to SH 20/26. This will impact the design and layout of Block 54. The Applicant shall submit a revised Preliminary Plat showing how the elimination of this access will be addressed in the office and residential lot pattern. Staff recommends the proposed local street connection between Lot 1, Block 55 and Lot 22 in the residential portion of Block 54 remain as proposed. The Applicant shall submit a revised plat prior to the next P&Z Commission hearing. 5. The Applicant is proposing a 25-foot wide private driveway lot in Block 54 to serve the office/commercial uses, along with a 25-foot wide landscape buffer lot on the south. Ordinance l2-6-3.4.b, Planned Use Exceptions, allows a private roadway system within Planned Developments. Staff supports the private ownership but, given the anticipated high volumes of traffic that will use the roadway to access the signal at Lochsa Way and SH 20/26, we recommend the Applicant comply with PD Ordinance 12-6-2.A.6. which requires a minimum 29-foot street section for private streets, not the 25-foot width proposed, The private street shall be constructed to ACHD standards with a 29-foot wide section and a minimum 5-foot wide sidewalk shall be provided on the south side of the private street. The Applicant shall submit a revised Preliminary Plat prior to the next P&Z Commission public hearing showing the 29-foot wide private street. 6. The Applicant is proposing a 25-foot wide access easement in Block 1 to serve the office and multi-family site near McMillan Road. Staff does not support the easement and, instead, we recommend a new lot be added to accommodate a 29-foot wide private street. Said street shall stub to the west property line. The street shall be constructed to ACHD standards with a minimum 5-foot wide sidewalk on the north side. The Applicant shall submit a revised Preliminary Plat prior to the next P&Z Commission public hearing showing the 29-foot wide private street. 7. Staff recommends a micropath, constructed in accordance with Ordinance 12-13-15, be added somewhere between Lots 15 and 20, Block 1 to provide connectivity between the single-family residences and the 10-acre multi-family residential lot. The Applicant shall submit a revised Preliminary Plat prior to the next P&Z Commission public hearing showing the new micropath lot. 8. In accordance with Ordinance 12-13-10-8, Applicant shall construct detached sidewalks adjacent to Ten Mile Road, McMillan Road and Linder Road. The minimum width of the parkway area between the curb and sidewalk is five (5) feet. Tree plantings within the parkways will be restricted to either Class I or Class n trees, as approved by the P&Z Department through the detailed Final Plat review process. 9. The Applicant proposes a 7-10 foot pathway along the south side of W. Cayuse Creek Drive (see pg. 2 of CUP application). ACHD Site Specific Condition #14 (pg. 18 of their report) provides the Applicant the option to construct a pathway on Cayuse Creek Drive, with staff approval. Staff supports this concept with the exception that we recommend the pathway be continued west of the roundabout. As proposed, the pathway would tenninate at Horse Circle. AZ.02.QIO; PP.Q2.Q09; CUP.Q2.Q!2 lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 12 Staff recommends the off-street pathway be extended along either W. Wolf Rapids, W. Ladle Rapids or W. Anatole Street and connect to the proposed City park lot. It must provide an uninterrupted, hard surface, off-street pathway from Linder Road to the east boundary of Lot 2, Block 12. 10. The Meridian Parks & Recreation Commission has requested the addition 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 park. Staff recommends that a public street designed to ACHD residential collector standards be constructed to connect W. Anatole Street with Ten Mile Road prior to opening of the City park. The ideal alignment for such a roadway would be south of the park lot property line, on Mr. Ed Bews property. While the Lochsa Falls development will contribute to the need for such a roadway, Staff believes the street to be a shared cost and effort. As a condition of the Preliminary Plat and Development Agreement, we recommend the Applicant be required to participate in future negotiations with the City and the future developer of the Ed Bews parcel for a public residential collector built in alignment with and connection to Anatole Street. Street Buffers. aDen Space & Landscaping 11. lID is requiring a 70-foot right-of-way width from the centerline of Chinden Blvd, The Preliminary Plat shows the future subdivision north property line at 60 feet. An additional 10 feet of right-of-way is required. A minimum 35-foot wide landscape buffer is required along all state highways. As submitted, only a 30-foot buffer could be accommodated in the lots abutting Chinden. Applicant shall submit a revised Preliminary Plat showing the ITD-required right-of- way and the minimum buffer width of35 feet. 12. The submitted conceptual landscape plan (by Harvest Design) is approved with one exception: it includes conifers located in the required street buffers adjacent to commercial and office properties. Conifers are not permitted, by the Landscape Ordinance in required commercial street buffers. 13. Additional storm water drainage areas in the northern section of the preliminary plat shall be added and consolidated as much as possible to provide additional recreational/open space areas in the northern section of the plat. A revised plat map showing the location of the new drainage/open spaces shall be submitted to the City at least ten days prior to the next public hearing for this project. Other Plat Requirements 14. The Meridian Parks & Recreation Commission has requested the elimination of Lots 7-12, Block 12, on the east side of the proposed 24-acre city park. The P&Z Staff supports such a re- configuration as well. Should the P&Z Commission recommend approval with this modification, the Applicant shall submit a revised Preliminary Plat prior to the next P&Z Commission public hearing. AZ.Q2.Q1O; PP.Q2-009; CUP.Q2.Q12 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 13 15. Fencing details shall be submitted with the Final Plat application. Fencing adjacent to pathways or the private park shall not be over three feet in height if constructed of a solid material, and shall not be more than 4 feet in height if it is non-sight obscuring. 16. Performance specifications for the corrunon area pressurized irrigation system shall be submitted with the Final Plat application. 17. Applicant should reconsider and submit new street names for the proposed "Ditch Creek" and "Apgar" streets. 18. The phasing schedule may apply to the residential portions of the subdivision only. If the applicant/developer determines that the officelmulti-family/commercial property can or should be developed in an order that is not consistent with the phasing schedule, they may request final plat approval of said phases in a non-sequential manner without revising the preliminary plat. All development; however, must be contiguous to a previously approved phase. GENERAL COMMENTS Cnreliminarv nlat) 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 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 AZ-02-OlO; PP-02-009; CUP-02-012 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 14 planned at the P&Z Commission public hearing. Submit detailed fencing plans for review and approval with submittal of the Final Plat. All required fencing is to be in place prior to issuance of building permits. A letter of credit or cash will be required for these fences prior to signature on the final plat. Perimeter fencing shall be installed prior to obtaining building permits. 7. A detailed landscape plan for the common areas, including pathways and types of construction, shall be submitted for review and approval with the submittal of the final plat applications. The plan must include sizes and species of trees, shrubs, berming/swale 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 conflrmation of said approval submitted to the Public Works Department. 9. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 10. Slopes within drainage lots are not to exceed a slope ratio of3:1. 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 normally permitted by the use regulations of the zone in which the development is located (no more than 20% of the gross area of the gross project): L The uses permitted by the exception are strongly related to the principal use of the development, and have the purpose of providing services or facilities useful or complementary to the primary use. Staff finds that the office/multiple-family housing uses are strongly related to the primary use of the development (R-4). The office uses will provide services (medical, dental, optical etc...) that will be complementary to the residents of the subdivision, and will provide employment opportunities as well. Staff finds that multiple-family housing acts as an acceptable buffer between the office uses and the detached single family dwellings. Stafffmds that the proposed office and commercial uses are appropriate within the overall development of the subdivision. The mixing of residential uses and commercial uses will encourage the office development to be constructed in a manner that will be AZ-02-O I 0; PP-02-009; CUP.02-O 12 Lochsa Falls AZ.PP.CUP . .-- -,.._\~ Mayor and COlHlCil June 4, 2002 Page 15 pedestrian friendly in design. The proposed high-density housing will provide an inunlri;li~e consumer base for the office/commercial development. 2, No more than twenty percent (20%) ofthe total anla oBhe project shall be de\lot., .~ . e 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 aoo intensity of the use exceptions. Staff finds that the office/multiple-family housing/commercial uses are approximately IW~ofthe 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. The development wiD be phased so that construction of the excepted use or uses will be justified by construction of all or a proportionate amount of the principal or primary use or uses. Staff finds that the excepted uses (office, multi-family and commercial) will be phased and constructed in a manner that justifies there inclusion as part of the project's primary residential uses. 4. The uses permitted by the exception are integrated into the overall project by: a. Being located in proximity to and within convenient walking distance of the primary uses. Staff finds that the officelmultiple-family/commercial uses are located along the northern and southern periphery of the overall development. Staff finds that the excepted uses are within convenient walking for many of the residents within the proposed subdivision. Staff feels that a more centralized location ofthe 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 ormore ofthe main vehicnlar accesses to the primary use site as the main access to the exception site or interconnection through a system of private roadways and/or pathways. Staff finds that the site design incorporates interconnectivity though shared vehicular access points. The applicant has provided a pathway system and has proposed a private roadway system for access to the excepted uses from the proposed residential uses. (Note the Preliminary Plat conditions to construct a private street and stub in the southern office complex.) AZ-02-O 10; PP.o2.o09; CUP-02-O 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 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 arcbitecture, landscaping, and building bulk concepts from tbe primary use into the use of the exception site so they are consistent and barmonious tbroughout tbe development. Staff finds that the landscaping is consistent throughout the development. Architectural and building bulk concepts will need to be submitted with a new detailed conditional use permits for each of the office centers (north and south) and the multi-family housing. The Commission and Council should determine what, if any, 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 tbe exception are neigbborbood or community serving in size and cbaracter and not regional, and are not detrimental to adjacent neighborhoods in location and cbaracter. Staff finds that the office, commercial and multi-family uses are not regional in size or character. STANDARDS FORCONDmONAL USE PERMITS The Commission and Councilsball review tbe particular facts and circumstances of eacb proposed conditional use in terms of tbe following and may approve a conditional use permit if tbey shall fmd evidence presented at the hearing(s) is adequate to establish (11-17-3): A. Tbat the site is large enough to accommodate tbe proposed use and all yards, open spaces, parking, landscaping and otber features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested use and all other required features. Staff finds that the conceptual site plan shows an over abundance of parking for the office uses. Staff recommends limiting the parking for the excepted uses to no more than 20% of the minimum number of required stalls. The excepted uses are intended to be uses and services that will be accessible by walking or bike riding from within the subdivision, thereby reducing the number of parking spaces needed by the use. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with tbe requirements oftbis Ordinance; AZ-02-O 10; PP-02-OO9; CUP-02-012 Lochsa Falls AZ,PP.CUP . Mayor and Council June 4, 2002 Page 17 The current Comprehensive Plan Land Use Map designates the property as "Single-Family Residential", The proposed mix of residential, commercial and office uses are harmonious with and in accordance with the Comprehensive Plan by means of approval as a Planned Development. The project meets the requirements and objectives of the Planned Development Ordinances and other Zoning Ordinances. C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use 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 isrurallresidential 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. E. That the proposed use wiJI be served adequately by essential public facilities and services such as highways, street, police, and fife 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 wiJI 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 traffic, noise, smoke, fumes, glare or odors; AZ-02-O 10; PP-02-009; CUP-02-O J 2 Lochsa Falls AZ.PP.CUP Mayor and Council June 4,2002 Page 18 (See comments under this same Preliminary Plat finding.) H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; (See comments under this same Preliminary Plat finding.) I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by issuance of this conditional use. ADDITIONAL CONSIDERA nONS Open Space Configuration: The vast majority of the development's small lots (between 6,500 and 8,000 s.t:) are located in blocks that are the furthest distance from the proposed City park lot and the private 6-acre park. Typically, homeowners with larger, open lots will utilize public and private park space less frequently than homeowners with smaller lots, yet the largest lots are nearest the parks. Staff is especially concerned about the lack of available, usable open space to future residents of Block 1 on Wapoot Drive. Both the City and private parks are more than a half mile walking distance from this block. 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 Penoit) 1. Applicant shall meet all of the requirements of the preliminary plat as a condition of the Conditional Use Permit. 2. The proposed 171 unit multiple-family housing project within the development shall be required to apply for a detailed Conditional Use Permit for a Planned Development prior to submitting for building permits. 3. The office lots in Block I and the officelcommerciallots 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 officelcommerciallots in 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-02-O 10; PP-02-009; CUP-02-O 12 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 19 number along McMillan shall be restricted to no more than one (1) sign. All signs for office or commercial use shall be limited to the L-O standards in the Sign Ordinance. 5. Off-street parking within the office/commercial lots in Block 1 and Block 54 shall not exceed 20% of the City minimum ratios (per the Zoning Ordinance) in order to provide a more neighborhood-oriented development and to discourage future uses with high parking demands. 6. All site improvements (landscaping, irrigation, etc.) for the 6-acre park/pond area in Lot I, Block 39 shall be complete prior to the issuance of the 10 I st occupancy permit for the subdivision. 7. The applicant shall be required to maintain the pond(s) in a manner that will prevent the water from becoming stagnant or public nuisance (a mosquito breeding ground). 8. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. COMPREBENSnffiPLANPoucms The subject property is located in an area designated as Mixed Residential in the Meridian Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that are relevant to this application. Staff has selected the following sections that most directly apply to the proposed project. Goals Section Goal 4: To provide housing opportunities for all economic groups within the community. Goal 8: To establish compatible and efficient use 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. Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. Goal 9: To encourage a balance ofland use patterns to insure that revenues pay for services. Economic Development 1.1 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. AZ-02-01O; PP-02-009; CUP-02-012 Lochsa Falls AZ.PP.CUP Mayor and Council June 4, 2002 Page 20 3.2U Encourage efforts to develop and maintain quality neighborhoods and housing. . . Land Use 1.10U 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. EP A. 4.3U Encourage new commercial development in under-utilized existing commercial areas, 5.9 The integrity and identity of any cuijoining residential neighborhood should be preserved through the use of buffering techniques, including screen plantings, open space and other landscaping techniques. 5.12 Strip development within this mixed-use area is not in compliance with the goals and policies of the Comprehensive Plan. 5.13 Clustering of uses and controlled access points along arterials and collector streets will be required. 5.14 Because these areas are near 1-84 and Franklin Roads, high-quality visual appearance is essential. All development proposals in this area will be subject to development review guidelines and conditional use permitting procedures. Natural Resource & Hazardous Areas 2,1 U Development along major drainage ways will be restricted to ensure that development does not cause additional ground or surface water contamination. 3.1 U Manage and prevent unsuitable uses along drainage ways and protect the flood plain of creeks and drains. , 3.2U Protect the potential beauty and recreational trail opportunities of all Meridian waterways. Community Desil!n 1.3 Open space areas within all development should be encouraged. 1.4 Major entrances to the City should be enhanced and emphasized. Unattractive land uses along these entrances should be screened from view. 2.1 U Require businesses and government to install and maintain landscaping. 2.3U Encourage the beautification of streets, parking lots. . .etc. 6.2U Pedestrian access connectors will be required in all new development to link subdivisions together to promote neighborhood identity. 6.11 U - Promote well-planned and well-designed affordable housing in all Meridian neighborhoods. Transportation Chapter 1.19U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility. 1.18 - As Planned Development methods and standards are implemented by the City of Meridian, variations pertaining to planned development - maximum density, dimensional standards, and other requirements - shall not exceed 25% of the existing requirements, and shall be AZ-Q2-Q 1 0; PP-Q2-OO9; CUP-Q2-Q 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 this subdivision but the 2-3 square mile area at build-out. We strongly support the interconnectivity and shorter block lengths within the subdivision as well as the unique traffic rotary feature. We do, however, have concerns about the proposed phasing, the enclaves being created by the annexation and the open-ended nature of how the Ten Mile connection will occur along the south side of the future City park. Due to the number of outstanding issues with the Preliminary Plat, the need for Staff and the Commission to review a revised Preliminary Plat, and the need for Public Works to perform further analysis, Staff is requesting the P&Z Commission continue the public hearing for all three applications. AZ-02-OIO; PP-02-009; CUP-02-012 Lochsa Falls AZ,PP,CUP " ,,"' l"'1~ Lv - & - 02.. Memorandum Meridian Police Department ,J.krrlS 1 \ g i CJ June 5, 2002 RECEIVED , ',: - ,: 'T'Q') ~.....; j _ -oJ___1.- ' ',,-- TO: Chief Worley CITY OF MERIDIAN CITY CLERK OFFICF: 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. r base my reservations on the following circumstances already at hand in Meridian: · Insufficient roadway infrastructure to handle the increasing traffic associated with the continued development and growth. A traffic study has not been attached to the applications received, however, given the poor overall response by ACHD to provide adequate roadways with developments, coupled with the ongoing expansions along the Eagle and Overland corridors in particular have resulted in increased collisions. . No prior planning by ACHD has been initiated to be completed or provide for expansion of Linder, Ten-Mile, McMillian, or Ustick Roads in conjunction with or before development begins. This is necessary to foresee population and traffic impacts on the current infrastructure. Any planning considerations need to include a significant missing variable not accOWlted for in past traffic studies in other growth areas in Meridian - the impact of multiple developments taken as a whole with their combined impacts on the roadways. For example what is the impact of Bridgetower in conjunction with Lochsa as they relate to traffic flows on roadways designed as rural highways not urban collectors or arterials? · The proposal stretches current law enforcement responses to the five minute or beyond limit given current staffing in patrol. This will impact public safety by limiting this department's ability to reasonably respond to emergency call. This is even more of a concern if this proposed development is initially outside of the city limits of Meridian as then services are being provided to non tax paying residents as the Meridian Police Department will be the closest available agency responding to emergency calls for service. · The impact on current staffing needs will also result in delays to non-emergency requests fi police services. Therefore, I recommend that the Police Department request the preliminary plat and/or CUP be denied, as t approve the applications will result in an adverse impact on public safety in and out of the City of Meridian ,., ~ r ~ L l,Or'ur/. "n (;-oG-O'L .........-iIIo .,,~"- Ada County Highwa Jkm S I, 7i q David E. Wynkoop. President Dave Bivens, 1 st Vice Ptesidenl Judy Peavey-Derr, 2nd Vice President Susan S. Eastiake, Commissioner Sherry R. Huber, Commissioner 318 Easl 37th Street Garden City 10 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us May 30, 2002 RECEIVED To: Farwest LLC Daniel Gibson 4487 North Dresden Place, Suite 102 Garden City, Idaho 83714 'UN' - ~ ?on:l .J, J _ ,,",'. City of Meridiar. 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. , Andrea N. Tuning CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities Becky Bowcutt 1405 West Chance Court Eagle, Idaho 83616 Jilo.;i , ~" -., .,;'; 7r" , ~ Ada County Highway District Right-aI-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 buildiag,JJire staiiDA. "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: Fa/West LLC Daniel Gibson 4487 North Dresden Place, Suite 102 Garden City, Idaho 83714 Representative: Becky Bowcutt 1405 West Chance Court Eagle, Idaho 83616 Application Information The applicant is proposing to construct an 876-lot mixed-use subdivision on 354.38. The subdivision consists of 862 single-family residential lots, 11 office lots, 1 commercial lot, 1 fire station, 1 private park, 1 City park and 59-common lots. Acreage: Current Zoning: Proposed Zoning: Proposed buildable lots: Proposed common lots: 354.38 RUT R-4 876 59 Vicinity Map ( 1 ~ A. Findings of Fact 1. Commission Action on May 22, 2002: This item was originally scheduled for the May 22, 2002 consent agenda. At the request of Greg Johnson, the item was moved to the regular agenda for discussion regarding the location of Cayuse Creek Drive as it intersects Linder Road. Mr. Johnson was requesting that the Commission require the applicant to relocate Cayuse Creek Drive to the south to align with a possible driveway/street for a future high school site on the east side of Linder Road. Mr. Johnson does not own the parcel that he was requesting the street align with. The Commission approved the location of Cayuse Creek Drive as proposed, and indicated that should the developer of Lochsa Falls choose to move the location of the street, then staff had the authority to approve a relocation of the street, in accordance with District policy. The applicant requested that the Commission approve a pathway on Cayuse Creek Drive from Linder Road to the traffic circle, in lieu of sidewalk on both sides of the roadway. The Commission directed staff to work with the applicant on a possible alternative street section for that segment of roadway. The Commission noted that such an alternative would require a waiver of policy, and granted staff the authority to make such a waiver with this development. If staff and the developer cannot come to an agreement on an alternative section, then the standard requirement, as noted in this staff report, will not be changed. 2. Trip Generation: This development is estimated to generate 12,480 additional vehicle trips per day (20 existing) based on the submitted traffic study. 3. Traffic Impact Study: A traffic impact study was required with this application. The following is a summary of the findings: This Development is projected to be built-out by the year 2010. The following are the principal findings and recommendations of the study as provided by the Traffic Engineer, and reviewed by the ACHD Transportation Engineer: . As a result of the build-out, traffic on the vicinity roadways is expected to increase as follows: traffic on Ten Mile Road and Linder Road may increase each by 1,248 vpd; traffic on Chinden Boulevard may increase by 3,495 vpd; traffic on McMillan Road may increase by 2,746 vpd. . The North Meridian Study expects a trip capture up to 10% within each 1 square mile section. As more non-residential uses are developed within T4N R1W Section 26,10% of the site-generated trips will be retained within the section. For the purposes of this report, 90% of the project trip generation is used for assignment on the arterial roads and 10% is retained within the section. . Background traffic for the year 2010 was obtained by factoring the existing traffic and adding the traffic from Bridgetower and the Keltic Heights developments. The existing traffic was projected at an annual growth factor of 2% on Ten Mile Road and Linder Road, and 1% on Chinden Boulevard. This was obtained from the North Meridian Area Study. 2 , . Existing Traffic Volumes on site vicinity were obtained from the North Area Meridian Traffic Study published by WIS. . The Chinden Boulevard Corridor Study completed on June 21, 1999 shows Chinden Blvd. between Ten Mile Road and Linder Road with three access points per side per m~e. The intersection at LiIJQ.er Road is signalized. The inte.rsection at Ten M~e 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 M~e 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 M~e/Chinden Boulevard intersection (2-way stop controlled), under current conditions, Ten M~e 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 deta~ed 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 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 tum 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,~qllare.mile.North Meridian Planning Area at 2020. Any improvements on these roadways should be based on the recommendations of the North Meridian Traffic Study. . Chinden Boulevard will nearly be at capacity to handle the traffic from the Lochsa project. Chinden Blvd. will not have adequate capacity to handle the build out of the 12-square mile North Meridian Planning Area at 2020. Chinden Blvd. should be improved based on the recommendations for the North Meridian Area Traffic Study. . The Chinden Blvd.lLinder Road intersection needs to be improved with widening of all four approaches for acceptable operation. The widening should include additional through lanes on Chinden Blvd and left turn lanes on Linder Road. Additional right turn lanes are optional, but will further improve the intersection 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 tum 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 tum lane on McMillan Road. Any improvements on these roadways should be based on the recommendations of the North Meridian Traffic Study. . The Chinden Blvd.lEast Access intersection meets the peak hour signal warrant for the 2010 site build out scenario. If a right turn lane on the access approach and an acceleration lane 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 intemal streets have daily traffic projections lower than 1000 vpd. A small segment of an internal street where the traffic projections exceed 1000 vpd is shown in Figure 7. Access to the residential lots should be designed in accordance with th~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 201 O. 4. Site Information: The site is currently functioning as agricultural and single-family residential. 5. Description of Adjacent Surrounding Area: . North: . South: . East: . West: Spur Wing Golf Course Brandt Subdivision (single-family residential) Single-family residential! agricultural Single-family residential! agricultural 5. Impacted Roadways Chinden Boulevard Frontage: Functional Street Classification: 1 ,gOO-feet Principal arterial 5 Traffic count: Level of Service: Speed limit: Nearest intersection: Linder Road Frontage: , .._ Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: McMillan Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Ten Mile Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: East ofTen Mile Road was 10,527 on 10-11-00 lIe"/"D" 55 Chinden Boulevard and Linder Road intersection. 2475-fp.p.t Minor arterial South of Chinden Boulevard was 6,182 on 6-6-00. Better than "C" 50 Chinden Boulevard and Linder Road intersection. 1,340-feet Minor arterial west of Linder Road 1,133 on 9-13-00 Better than "C'" 50 Ten Mile Road and McMillan Road 685 Minor arterial South of Chinden Boulevard was 505 on 10-11-00 Better than .C" 50 No entrances onto en Mile Road is proposed at this time (the site abutting Ten Mile will be the City Park) and the site is not near an intersection. 6. Roadway Improvements Adjacent To and Near the Site Chinden Boulevard, Linder Road, McMillan Road and Ten Mile Road are rural street sections. . Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or sidewalk. . Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. . McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb. gutter or sidewalk abutting the site. . Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. 6 7. Existing Right-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 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/commercial lots, 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 ;s proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452. 16-acres. . On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). . On November 7,2001 the Commission approved rezone and annexation application for 370.55 acres, The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). . On February 6, 2002, the Commission approved a preliminary plat application for a 272- lot residential subdivision on 78-acres (Baldwin Park). . On April 17, 2002, the Commission approved a preliminary pat application for a 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). 7 Due to the large number of inquiries in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large- scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, ..,,' Ten Mile Road, Linder Road) reach their 2020 planning thresholds. ,--,-- Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Lochsa Falls Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. The following Executive Summary is from the completed North Meridian Traffic Study. It examines the improvements that are anticipated within the North Meridian Planning Area: EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 ofT4N R1W and sections 29-320fT4N R1E), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: . By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. . The build out scenario of the study area is projected to generate an average daily traffic (ADT) 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 intemal within each section, and 6% ofthe 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 ,are"! erterie' ;n~rsectionsis.summar.ized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. . McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. . McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. . Ten Mile Road is forecasted with a 5-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 inter~ections 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-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F18). 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 4&~feet of right-of-wa}'lramtheJ:FmtF!r1inF! nf Linder Roacl,..:ren Mile Road and McMillan Road abutting the parcel by means of a warranty deed. The right-of- way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with ACHD Ordinance #195. State Highway 20/26 is under the jurisdiction of lTD. The applicant should contact ITD to determine if any right-of-way will be acquired in association with this development. 3. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways (7204.6.5). The applicant should construct 5-foot concrete sidewalk abutting the property on McMillan Road, Ten Mile Road and Linder Road. The sidewalk should be constructed 2-feet within the new right-of-way. If the sidewalk is proposed to meander of outside of the right-of-way, the applicant should provide an easement to the District. 4. Main Entrances District policy 7204.11.5, requires collector roadways to align or offset a minimum of 1,300-feet from an arterial to allow for adequate spacing between signals. District policy 7204.11.6, requires residential collector roadways to align or offset a minimum of 300-feet from any proposed or existing roadway. The applicant is proposing to construct a main entrance, North Goddard Creek Way, to intersect McMillan Road approximately 1,1 DO-feet east of the west property line (approximately at the half-mile). The applicant is proposing to construct this roadway as a collector roadway. The applicant is proposing to construct a main entrance, West Cayuse Creek Drive, to intersect Linder Road located approximately 1 ,350-feet north of the south property line (approximately the half-mile). The applicant is proposing to construct this roadway as a collector roadway. The applicant is proposing to construct a main entrance, Wild Goose Drive, to intersect Linder Road at the south property line. The applicant is proposing to construct this roadway as a residential collector. 10 The proposed locations of North Goddard Creek Way, West Cayuse Creek Drive and Wild Goose Drive meet District policy and should be approved with this application. The applicant is proposing to construct a main entrance, North Lochsa Way, to intersect with Chinden Boulevard (State Highway 20/26) located at the west property line (approximately the half-mile). The applicant is proposing to construct a main entrance, North Dry Bar Avenue, to intersect with Chinden Boulevard (State Highway 20/26) located approximately 750-feet west of the east property line. Chinden Boulevard is under the jurisdiction of ITD, the applicant should contact ITD regarding the location and the future signalization North Lochsa Way and North Dry Bar Avenue. 5. Center Turn Lanes and Pavement Tapers District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the tum 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. 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 intemal 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/ocal 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 these street segments. sholllrl hA ~t;:ltArl nnlhafinal plat Parking shQuld 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 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 BarAvenue 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 prQQ9sing to construct thirtAAn 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 ,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 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 OO-square fee~IJ~c!!'lsigned to safely channAI tr;:lffic.The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Planning and Development staff. The applicant is proposing to construct one knuckle on North Goddard Creek Way located approximately 700-feet north of McMillan Road. The proposed knuckle on North Goddard Creek Way located approximately 700-feet north of McMillan Road meets District policy and should be approved with this application. 12. Roundabouts District policy District policy 7202.7 and 7207.5 and the local Fire District standards require that roundabouts be designed with 21-foot street sections on either side of the center island. The applicant will be required to dedicate the roadway right-of-way plus the additional width of the island. Coordinate the size and design of the roundabout with traffic services staff. The applicant is proposing to construct a round about at the intersection of North Locsa Way, North Goddard Creek Way and West Cayuse Creek Way as a traffic calming measure and as an amenity to the subdivision. 13. Cul-de-sacs District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 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 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 alternative 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 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. 17 6. Construct a center turn lane on Linder Road for West Cayuse Creek Drive to provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. 7. Construct a center turn lane on Linder Road for West Wild Goose Drive to provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. 8. Construct a center turn lane on 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 internal local residential roadways as a 33-foot street with curb, gutter and 4-foot wide detached concrete sidewalk within 50-feet of right-of-way with parking on both sides of the roadway contingent upon approval from the Meridian Fire Department. 12. Construct North Dry Bar Avenue as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way abutting the commercial development (approximately 350- feet). 13. Construct West Ballinger Way and West Wild Goose Drive as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing. The access restrictions for these street segments shall be stated on the final plat. Parking shall be prohibited on these street segments. Coordinate the signage plan with District staff. 14. Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa Way a 33-foot street section with a 4-foot bike lane, curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. Submit written approval from the Meridian Fire Department. (Per the Commission action of May 22, 2002, the applicant may construct an alternative street section with a pathway on Cayuse Creek Drive, with staff approval. Please contact Planning Review staff to discuss a possible altemative.) 15. Construct a 3D-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 1,1 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 DO-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 Chin den 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 tumaround with a temporary easement provided to the District at the end North Gertie Place, West Glade Creek Street and West Wapoot Court and a sign at the terminus of all of the stub streets stating that, ''THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 20.Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this are required on the final plat. 21. Construct one knuckle on North Goddard Creek Way located approximately 700-feet north of McMillan Road. The island within the knuckle shall be constructed a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island shall maintain a minimum of a 29-footstreet 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 media~e-ted-a-minilllulIl uf 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. 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 borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387- 6280 (with file number) for details. 4. 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 buildin9construction 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 pnor to breakmg 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. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 10. 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 to call DIGLlNE (1-800-342-1585) at least two full bUSIness days pilei 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 ac.ontrnctual rAI~tionship-withthjf8------ 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 ~ . LOCHSA FALLS SUBDIVISION 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park. ll:: w o Z -I 23 .> 11VULd 4 lea �neeis I Use template for 54.1600 Leroy Brandt 2630 East Parkstone Drive Meridian, ID 83642 John and Charlene Hewitt 3278 North Shamrock Avenue Boise, ID 83713 Donald and Jean Hobbs 2683 West Chinden Boulevard Meridian, ID 83642 Sheridan and Phebe Kooyers 5940 North Linder Road Meridian, ID 83642 Janicek Properties, LLC 1284 South Gosling Way Eagle, ID 83616 Parkland Development, LLC PO Box 344 Meridian, ID 83680-0334 Catherine L. Nelson 5555 North Linder Road Meridian, ID 83642-5109 Donn Struckman and MollyAnne Richards 5220 North Linder Road Meridian, ID 83642-5108 Daniel and Carolyn Gibson 19500 Highway 2026 Caldwell, ID 83605-8770 MAVERY,), Pacific Links LTD Partnership — Michael and Charlene Myers 6800 North Spurwing Way 2685 West Chinden Boulevard Meridian, ID 83642 Meridian, ID 83642-5141 Gregory T. Huarte Trust 3983 Roblar Avenue Santa Ynez, CA 93460-9727 Jerry and Sandy Stevenson 6040 North Ten Mile Road Meridian, ID 83642-5106 Flowers of Christ Church 213 West 37th Street Boise, ID 83714-6429 Marty Goldsmith 4550 West State Street Boise, ID 83703 Justin and Tamara Martin 5606 North Ten Mile Road Meridian, ID 83642 EL and Shirley Bews 5204 North Sorrento Circle Boise, ID 83704 Ronald and Rebecca Hanks 5120 North Linder Road Meridian, ID 83642-5100 Dale and Dorothy Rupp HC 11 Box 9B Kamiah, ID 83536-9401 Barbara S. Burkett 6175 North Linder Road Meridian, ID 83642-5135 Archie Stewart and Kelle Watkins 5960 North Linder Road Meridian, ID 83642-5108 NL Patel MD Inc. Profit Sharing Plan Ray Sanjay MD, Inc. Money Purchase 3020 Stonegate Drive Alamo,k CA 94507-1760 Michael and Lisa Johnson 5745 North Ten Mile Road Meridian, ID 83642-5107 Diane L. Richter PO Box 1232 Meridian, ID 83680 Ben and Teresa Lukehart 5375 North Linder Road Meridian, ID 83642 Kelly and Brenda Fulfer 2350 West McMillan Road Meridian, ID 83642-5148 Thomas and Loretta Anderson 2795 West McMillan Road Meridian, ID 83642-5156 Address Labels Laser 6241 TIM Sep 25 02 12:20p Farwest LLC [2081 376-2041 p-1 FARWEST LLC 4487 N. DRESDEN PL. # 102 BOISE, IDAHO 83714 PHONE 208-388-0189 FAX 208-376-2041 FACSIMILE TRANSMITTAL SHEET 'TO: FROM: Will Berg Justin Martin COMPANY: DATE: City Clerk 09/25/2002 FAX NUMBER: TOTAL NO. OF PAGES INCLUDING COVER: 888-4218 5 PHONE \UMBER: SENDER'S REFERENCE NUMBER: 888-4433 RE: YOUR REFERENCE NM-IBER: ❑ URGENT ❑ FOR REVIEW ❑ PLEASE COMMENT ❑ PLEASE REPLY ❑ PLEASE RECYCLE 1©"e, SEP 25 '02 12:21 208 376 2041 PAGE.01 Sep 25 02 12:20p Farwest LLC (208) 376-2041 p.2 OFFSITE SEWER & WATER Ofrsile ptal¢ love heen ulg+-W by: •ACHD •DEQ -City of \trddian Puhlic Works Depanmem •aaw:Rl.bl• yrtbmir�r7';•1.1) wnler WATER • Water mains will be extended on Ten Mile Road from 100 feet South of McMillan Road and will continue North 2700 ft 12 inch water rains will be constructed in all arterial roadways along the frontage of Lochsa Falls Funds Provided for Water Provider. Source _.Amount Builders ]look -up Fees S944,800.00 ACHD oe.robprurnt plan k in mnfomuncr wirh ACHD remminendalions of mnlinuous co:t.t— A UM, nudy has bcc¢ corrrylacd us well. Funds Provided to ACHD __..__..___._._. _ . ___._. Amount rovi�er Source..,..,..,.---_____.-_.._-_._._.._----.---._.__ Builders Impact Fees $1,G48,147.00 Property Owners Yearly Tax $390.607.32 I .v„I LrC SEWER • The sewer plant has the capacity to provide service to the proposed development • Sewer capacity can be expanded after receiving Hook-up Fees provided by the home builders Funds Provided for Sewer Provider Source Amount __.._..__._._..-.._._..___..............__.__ Builders Hook-up Fees $1,89G,000.00 POLICE Increased Tax Revenue will allow for marc Meridian City Police Officers. General City Fund Provider Source Amount Prnperty Owners Yearly Tax S1,170,445.62 1 SEP 25 '02 12:22 209 376 2041 PAGE.02 Sep 25 02 12:20p Fartuest LLC (208) 376-2041 p•3 FIRE PROTECTION • Lochsa Falls is providing a future fire station lot • Closest existing fire station is less than 2 miles away General City Fund Provider Source Amount Property owners Yearly Tax $1,170,445.62 'A9lieuuc W,m,o.wu •••1•••, u� Park Impact Fees Exceed Costs of Parks in Area In the 10-square mile area du city ptopwcs to acg0m 6o-acres for parkland. SinD1c ralydly hones for d)4 area art. pmjecled at I5,912 (RW GIiACHD), Iht Park I mpwi Pea alone cxewd the cost of acquisition and development orlhe targeted 80-acra of parkland. U. C—N Cnet 1p ACpuim LeM a C, d Imgur Fern Incaminp Ptak hm552 psct Fees' (9). (15.912) n $8.417,a49 Coal d AM,.11wn a DE.4lopmenl: (j75.aoo a S27.000) a (80) - S8, 00D,000 Execs Impact Fpes: (SS,417.aa91- IS8,000.0001• f417,448 U-9 P1gleCtted Carr to 4tm620 'and a PM40t d! 0.. f Foos 1woming Park hnpacl Fees. (5729). 115.9121. S11,599,010 CostG Acpu3itjM 4 Dnelopnen; (5Ko00•S3oM x(00): S8,800.000 Excesakopwi Fees: iS11.5m, W)•;S8.90'J.= 52,799,946 CITY PARK 25.51-acre community park site provided in accordance with the Meridian City Parks Plan Parks in the 10-square mile area can be fully funded by'the Park Impact fees in this general vicinity Ordinance 723 states that the Pali: Tmpact Fees are to be used for purchasing land and developing parks i Funds Provided for Parks Provider Source Amount .._ Builders Park Impact Fees S526,395.89 i i Parkland Acquisition & Development Land acquisition prior to development is a top priority for the City. To make this step easier, Farwest LLC will do the following: • Donate 5 acres of parkland ($150,000 cast) Fund the acquisition of remaining 20.51-acres wirhour 1. Down Payment 2. Interest Repayment of 20.51-acres will be provided through future impact fees COOL -:" -T A school site in Lochsa Falls is not required by The District Funds Provided for School District Provider Source Amount Homtrouncrs Yearly Tax S2,530,614.43 •�ll0n.n u. F.e,M I.IA' •rv".dm+u.m hr SEP 25 '02 12:22 2 208 376 2041 PAGE.0.3 Sep 25 02 12:20p Farwest LLC (208) 376-2041 p,4 ANNUAL TAX REVENUE Tax Categories Annual Amount School District 2,530,614.43 Meridian City 1,170,445.52 Ada County 3,067,329.82 :1CHD 390.607.32 Meridian Library 225.412.01 Ernergency Medical 45,308.62 WesternAda Recreation 29,899.68 Meridian Cemetery 22,205.99 i Mosquito Abatement _ --�__ ------------ 8,923.74-- - TOTAL $5,49D,746.23 i Amenities located in the 6-aue neighborhood pok ud 5.8-azm _ muiryarea hill ri, 1 " create a fun almospheel b2boY•*c4 fir !Ih�C.;' " ry.ni..h uW rc1Z.1 in the t.), l�o.F•s i�t ViulfT..nJ i i � � cGtn!vx n a. Y'� 17cacli Fll uLcr FEES PAID BY BUILDERS —cc _ _ _ __-------- -- —.-. Annual Amount _—--- ----- ----------- Park Impact -- 526,395.89 ACHD Impact 1,648,147.00 Sewer Hookup 1,396:000.00 Water Hookup 844,800.00 Building Permit 749,899.31 Water Meter 177,045.Do TOTAL S5,868,112.20 r.w.0 u.c All rcWd....osm.n..,.,W I� 1 6-acre Neighborhood Park y _� be rmm•pocka I p�Ntc tlulwgbom t the subdi.,sion! I -l—u tlplr ._.....— 16 Landscaping free -lined streets Flo�ti•ers around every tree tl' in parkway ! I' Detached sidewalks • Lots of peen space 5' Idar•„ `nth ' G.w�, C, W r•rwnl LIL nN SEP 25 '02 12:23 3 I 200 376 2041 PAGE.04 �cN C' Ue 12:21P Farwest LLC (208) 376-2041 P.5 Stone - Retaining Walls N.-1.1 c Great Connectivity & Diversity Lochsa Falls contuins great connectivity throughout the entire subdivision Collector streets provide efficient access to all areas They exceed the rerluiremeols oCACHD and the City of Meridian The 1.5-miles of collector streets, along with the connected padtways are intended to be an asset to the subdivision. Diversified product lines and lot sizes dial rontnbute to the needs of tllc community ruwut I:.c Lochsa Falls is Beneficial to the Community Providing a City well lot i f needed Providing a fire station lot • Donating 5-acres ofthe City Park • Providing interest -free financing on the remaining acrragc ofCilY Pars; with Irliatice on future impact fees r�veloper is funding an oversized sewer lwi k line that uyll he capable orsuving an additional ?-square miles Colleclor roads and paihways Diversified subdivision containing (5) speeir, product the colmnunity tines and lot sizes, contributing 'athe housing needs of The size ohhe subdivision allows the City orMeddian to master plan large section; Orland, minimizing patchwork development m Fencing i Sleincd, wool f nee x•ill be used a[m8bcrlrts and oollecmr sveea wtoughUmn fence wiLh '05 q Ai stainN, rood posu vn]l be howled amund lbe interior common areas to J maximize visibilAy 14--LLC ^< I Diversified Product Lines and Lot Sizes t.rf.F nl) 1}lA�li� ^,.Iv.enn aCIwY1, IMP NoAtts SEP 25 '02 12:24 208 376 2041 PAGE.05 0