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Home My WebLink AboutDrawbridge Sub PP 02-015 PP 02-015 September 19, 2002 ITEM NO. MERIDIAN PLANNING & ZONING MEETING APPLICANT Pinnacle Engineers, Inc. 10 REQUEST Public Hearing - Request for Preliminary Plat approval of 9 building lots and 3 other lots in a proposed R-2 zone for proposed Drawbridge Subdivision - 4365 North Ten Mile Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICE: MERIDIAN SCHOOl DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: OTHER: See AItached Leiter from Seltler's Irrigation District Contacted: C), Date: ft42- Phone: 5?87-77lo () See AItached Comments See Attached Comments See Attached Comments See AItached Comments See AItached Comments 1-tGorvw~ ~u<{j --h> q G No Comment No Comment See AItached Comments See AItached Comments See Attached Comments Materials presented at ubllc meetings shall become properly of fhe Cily of Meridian. MAYOR Robert D. Corrie BUB OF TREASURE VALLEY A Good Place to Live CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208)888-4433. FAX (208) 887-4813 CilyClerk Office Fax (208) 888-4218 MEMORANDUM: To: Mayor, City Council and Planning & Zoning Commission David McKinnon, Planner II N.A ~ Bruce Freckleton, Senior Englnteri~g Tech ~ From: Re: Drawbridge Subdivision LEGAL DEPARTMENT (208) 288-2499 . Fax 288.250 1 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 . Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 August 19,2002 RECEIVED SEP I 6 2002 qty Of Meridian CIty Clerk Office . Annexation and Zoning of 5.01 Acres from RUT (Ada County) to R-2 (Rural Low Density Residential District), by Pinnacle Engineering, Inc. (File No. AZ- 02-019). . Preliminary Plat Approval of Nine (9) Building Lots and Three (3) Other Lots on 5.01 Acres in a Proposed R-2 Zone, by Pinnacle Engineering, Inc. (File No. PP-02-010). We have reviewed the above referenced submittals and offer the foDowing comments, as conditions of approvaL These conditions sball be considered in full. unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The Applicant, Pinnacle Engineering, Inc., has applied for the Annexation, Zoning, and Preliminary Plat approval of nine (9) building lots and three (3) other lots on a S.OI-acre parcel of land located on the west side ofTen Mile Road, approximately ~ of a mile south of McMillan Road. The requested zoning designation for the property is R-2. The "other" lots within the subdivision are comprised of two landscape buffers adjacent to Ten Mile Road and an open-space/drainage lot located in the northwest comer of the proposed subdivision. The southeastern most building lot has an existing home that will remain within the subdivision, leaving enough building lots for eight new homes. The minimum lot size within the proposed subdivision is 18,000 square feet, with a gross density of 1.8 units per acre. The subdivision is contains just 4,487 square feet of open space (approximately 2.06% of the subdivision). 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. ~:z.o19.pp...oz.()lS Drawbridge. AZ.PP Planning & Zoning CommissionlMayor & City Council August 19,2002 Page 2 The subject property is within the Urban Service Planning Area and essential City services are or will be available to the subject property in the near future. LOCATION The property is located on the west side of Ten Mile Road, approximately 1/4 mile south of McMillian Road. SURROUNDING PROPERTIES North: Rural Residential zoned RUT (Ada County). South: Rural Residential zoned RUT (Ada County). East: Proposed Bridge Tower Subdivision, zoned R-4. West: Rural Residential zoned RUT (Ada County). ANNEXATION & ZONING ANALYSIS According to Ordinance II-15-II, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-2, is harmonious with and in accordance with the effective Comprehensive Plan (93') and Generalized Land Use Map, which designates the land to be "Agricultura1lRural Residential". B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate a future rezone of the subject property. 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 a commercial area by means of conditional use permits; Staff finds that the proposed subdivision will be allowed within the requested R-2 zone. 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; AZ-02"()19, PP....oo-OI5 Dmwbridge .AZ.PP Planning & Zoning CommissionlMayor & City Council August 19,2002 Page 3 Staff finds that the development of Bridge Tower Subdivision to the east of the subject property would dictate that the property should be residentially zoned as well. The surrounding properties are all rural residential properties and residential subdivisions, and staff finds that the requested zoning designation of R-2 is harmonious with the existing and planned adjacent developments. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance witb the existing or intended character of the general vicinity and that such use will not change the essential cbaracter of the same area; Staff finds that the proposed use (large lot, detached single family residential) will not change the existing and intended rural/residential character of the area. 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 existing or future neighboring uses. Staff does not anticipate that the proposed uses will be hazardous or disturbing to future or existing neighbors. G. Will the area be served adequately by essential public facilities and services sucb as bighways, streets, police and fwe protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shaD be able to provide adequately any ofsuch services; Staff finds that the property to be annexed will be served adequately by all essential public facilities and services. Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties. Applicant shall also be subject to City of Meridian Sanitary Sewer Trunk Expansion fees, currently proposed at $815.00 per dwelling unit. 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 tbe commnnity; Staff finds that there will not be excessive additional requirements at public cost for public facilities and that the annexation and zoning will not be detrimental to the community's economic welfare. AZ.o2-o19, PP-02-OI:5 DJawbJidge.AZ.pp Planning & Zoning Commission/Mayor & City Council August 19,2002 Page 4 L Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or tbe general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference witb traffic on surrounding public streets; Staff finds that the subdivision's vehicular approach off of Ten Mile Road will create new interference with the existing traffic on Ten Mile Road, however staff does not believe that the subdivision entrance will cause significant interference on the surrounding public streets. 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 approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)" Staff finds that the annexation of this property would be in the best interest of the City. Additional Considerations Based upon the review of the accompanying Drawbridge Subdivision preliminary plat submittal, the Applicant may not be able to meet the minimum lot requirements of the R-2 zone. Required modifications to the plat will possibly reduce the square footage of at least two lots to be below the 18,000 square foot minimum ofthe R-2 zone. Please refer to the "Additional Consideration" section of the preliminary plat report (pg 6) for more information regarding the changes required to the plat. Even with all of the required/recommended changes to the proposed Drawbridge Subdivision preliminary plat, the proposed subdivision will easily be able to meet all of the requirements of the R-3 zone, and most of requirements of the R-2 Zone. If the Applicant is unable to meet all of the requirements of the R-2 zone, staff recommends approval of the annexation with a re-zone to the R-3 zone. AZ-02'()19, PP-02-tH5 Drawbridge.AZPP Planning & Zoning CommissionlMayor & City Council Angust 19, 2002 Page 5 ANEXATION 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. 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, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. PRELIMINARY PLAT FINDINGS AND REOUIREMENTS Sections 12-3-3 1.2 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; Stafffmds the subdivision to be in conformance with the Comprehensive Plan. b. Tbe availability of public services to accommodate the proposed development; Staff finds that public services can be made available to the lots within the proposed subdivision. c' The continuity of the proposed development with tbe capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. 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 may be brought to the Councilor Commission's attention. .AZ-62-IH9, PP-02-o-}5 Drawbridge .AZ.PP Planning & Zoning CommissionlMayor & City Council August 19, 2002 Page 6 ADDITIONAL CONSIDERA nONS Open Space: The Landscape Ordinance (MCC 12-13) requires all residential subdivisions that equal or exceed five (5) acres to provide at least five percent (5%) of the gross land area as open space. The proposed annexation request contains 5.01 acres ofland, but after subtracting out the land required to be dedicated to ACHD adjacent to Ten Mile Road, the actual size of the land available for development will be less than five (5) acres in size. Therefore staff finds that the five percent (5%) open space requirement does not apply to this subdivision. Furthermore, the large size of the proposed lots will provide the owner of the lots with adequate open space, without the need for additional open space. Elk Bugle Lane Easement (Lot 6. Block 2): Staff does not agree with the inclusion of the existing private road easement for Elk Bugle Lane on Lot 6 of the Subdivision (S. E. comer). The land affected by the easement will not be usable by the purchaser of the lot (unless granted access to the lot from the private road), and will need to be fenced off. Although this portion ofthe lot will most likely remain un-useable by the owner of Lot 6, the owner will be required to maintain the land in a manner that will not hanIper the use of the land as a private road. Staff recommends that the easement be located on its own common lot, to be maintained by the homeowners association. Furthermore, Section 11-9-1, Table Note number 8 of the MCC states that "Minimum lot size shall be determined exclusive of land that is used for streets, highways, alleys, roads, rights of way, irrigation easements unless the water is conveyed..." Thus, the Applicant can not include the "private road" easement as part of the lot when determining lot size. If the easement is removed from the lot size calculation, Lot 6 will not meet the minimum 18,000 square foot lot requirement of the proposed R-2 zone. It would, however, still meet the minimum lot dimensions of the R-3 zone. Staff's recommendation that the easement be developed as a common lot is reflected in the preliminary plat site specific comment number 7 below. Temporary Turn Around Easement (Lot 4. Block D: As noted above, land used for roads or streets cannot be used when calculating minimum lot size according to the Meridian City Code. Consequently, staff does not agree with including the "temporary turn around easement" located on Lot 4, Block 1 as part of the dimensions of the Lot 4, Block 1, when determining the minimum lot size. If the easement area of the lot is removed from the lot size calculation, Lot 4, Block 1 will not meet the minimum 18,000 square foot required in the R-2 zone, but will meet the R-3 minimum. Staff's recommendation that the "temporary turn around easement" be improved as submitted, but not included as part of the minimum lot dimensions is reflected in preliminary plat site specific comment number 8 below. Landscape Buffer (Ten Mile): The Applicant has proposed a "twenty-five foot (25') wide" landscape buffer on Ten Mile Road as required by the Landscape Ordinance (MCCI2-13-10-4), however, the Applicant did not subtract out the width of the five foot (5')sidewalk when AZ-Q2-o19. PP-Ol..o15 Drnwbridge .AZ-PF Planning & Zoning CommissionlMayor & City Council August 19,2002 Page 7 calculating the width of the landscape buffer (also required by the Landscape Ordinance, MCC 12-13-10-2). The applicant will either need to widen the street-side common lots (Lots 1 of Block 1 and Block 2) by an additional five feet (5') in order to provide the required twenty-five foot (25') wide landscape buffer or indicate on their landscape plan that they will be able to provide and maintain the additional landscaping on the ACHD right-of-way. An ACHD license agreement will be required for the latter option. Staff has included this change as site specific comment number 9 below. Sidewalks: The Applicant has proposed a reduced street right of way within the Drawbridge Subdivision, (42' versus the standard 50') with a standard 36' street section (measured from back of curb to back of curb). If approved as proposed this would require that two feet (2') of the side walk on each side of the street be located within an easement, on the individual lots. Typically, an attached sidewalk is located entirely within the right-of-way, and as such attached sidewalks are typically not included as part of the lot when determining lot size. Staff recommends against including the "sidewalk easement" as part of the lot when determining the minimum lot size, however this is not a requirement. Staff recommends that the setbacks for this subdivision be measured from the back of the sidewalk, and not from property line. A note shall be placed on the face of the plat to avoid confusion. Staff has addressed this issue in site specific comment number 6 below. Double Loaded Lots: Lot 6 of Block 2 will be essentially fronted by two streets, the proposed W. Grand Rapids Drive on the north and the existing Elk Bugle Lane (private) to the south. By definition, this lot is a "through lot" (MCC 11-2-2: 'A lot other than a corner lot having frontage on two parallel or approximately parallel streets. On a through lot, both street lines shall be deemed front lot lines.'). Staff does not encourage the construction of though lots in new subdivisions, however, staff recognizes the design limitations imposed on the proposed Drawbridge Subdivision and agrees with the inclusion of a through lot at this location. Staff supports the plat note restricting access to the existing private road, but does not require the note on the plat. Nevertheless, the MCC requires that Lot 6 of Block 2 of the proposed Drawbridge Subdivision be treated as a though lot, subject to a 25' (R-2) front setback on both Elk Bugle and on W. Grand Rapids Drive. Staff has addressed this issue in the preliminary plat site specific comment number 6 below. Minimum Lot Size: The minimum lot size within the proposed R-2 Zone is 18,000 square feet, and unfortunately several of the lots within the subdivision include roads (improvements and easements) as part of the minimum 18,000 square foot lot size. The Applicant will need to eliminate the road/easement areas from the calculations of Lot 4, Block 2 and Lot 6 Block 1, and add the requisite five feet (5') of landscaping on Ten Mile to the buffer. These modifications may reduce several of the lots to below the minimum 18,000 square foot requirement. If the Applicant cannot re-configure the lots to reflect the 18,000 square foot minimum of the R-2 AZ-D2..o19,PI'--62..(JolS Dra~ .AZ.pp Planning & Zoning CommissionlMayor & City Council August 19,2002 Page 8 zone, staff recommends that the property be rezoned to R-3 (with a 12,000 square foot minimum lot size) upon annexation. SITE SPECIFIC COMMENTS / PRELIMINARY PLAT 1. Sanitary sewer and water service to this site shall be via main line extensions from the existing mains adjacent to the property. The applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties. 2. Applicant shall also be subject to City of Meridian Sanitary Sewer Trunk Expansion fees, currently proposed at $815.00 per dwelling unit 3. Underground year-round pressurized irrigation must be provided to all lots within this development. Please submit hook-up and design details based on the proposed landscaping. Primary water supply connection to the City's mains will not be allowed without City Council approval. Applicant shall be required to utilize any existing surface or well water for the primary source. 4. A detailed fencing plan, in accordance with the Landscape Ordinance (MCCI2-13-15-9), shall be submitted upon application of the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. 5. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent nunIber of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 6. Revise plat note number 9 as follows: (9) ... approved by ACHDo and the City of Meridian. 7. The following note sha11 be added to the face of the plat: (16). The front setback for this subdivision shall be twenty-three (23) feet from back of sidewalk. (17.) Lot 6, Block 2 is though lot and is subject to a twenty-five foot (25') building setback on the private Elk Bugle Lane. 8. The Elk Bugle lane easenIent located on Lot 6, Block 2 shall be made into a common lot to be owned and maintained by the Homeowners Association. AZ.Q2-o19, PNl2.o15 Drawbridge .AZ.PP Planning & Zoning Commission/Mayor & City Council August 19,2002 Page 9 9. The "temporary turn around easement" located on Lot 4, Block 1 shall be improved as submitted and shall not be included in the minimum lot size measurements of Lot 4, Block 1. Revise preliminary plat map to correctly show the easement to the right-of-way. 10. Revise the plat to show a 25' wide landscape buffer (excluding the sidewalk) on Ten Mile Road. 11. Place "UNPLATTED" notations on the adjacent parcels to this subdivision. 12. A revised plat, reflecting the required plat modifications shall be submitted to the City Clerk's office at least ten days prior to the next public hearing for this project. GENERAL COMMENTS 1. Please submit a copy of the Ada County Street NanIe 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 anIount of 110"10 will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Two-hundred, and 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. 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. COMPREJrnNSIVE PLAN POLICIES The subject property is located in an area designated as Mixed Residential in the Meridian Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that are relevant to this application. Staffhas 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. AZ-02.o19, PP-4l2.0I5 DJawbridge .AZ.PP Planning & Zoning CommissionlMayor & City Council August 19, 2002 Page IO Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. Economic Development Chapter 3.1 V - Approve quality housiBg projects that meet the needs of all economic levels. 3.2U - Encourage efforts to develop and maintain quality neighborhoods and housing. . . Land Use Chapter 2.1 V - Support a variety of residential categories for the purpose of providing the City with a range of affordable housing opportunities. Transportation Chapter 1.l9U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility. 1.14 - Design and performance standards should be applied to infilling development in order to reduce adverse impacts upon existing adjacent development. RECOMMENDATION Staff recommends approval of the requested annexation (with an R-3 Zoning) and preliminary plat, with the aforementioned conditions of approval. AZ-02-019,PP--Cl-015 Ilmwbridg< .AZ;pP Joint School District No.2 911 Meridian Street. Meridian, Idaho 83642 . (208) 888-6701 . Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell RECEIVEr) August 5, 2002 ,.H_:'~; ~: ", ~;]C'~~ CITY OF MERIDIAN CITY r.1 FRK n1=1=I(:E City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Drawbridge Subdivision will have a significant impact on school enrollments at Ponderosa Elementary. Eagle Middle. and Eagle High School. We can predict that these homes, when completed, will house three (3) elementary aged children, three (3) middle school aged children, and two (2) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across .the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, ~~~ Supervisor of Facilities and Construction ., " :! ~ ... _JIIf';" '.', ~ Ada County Highway District Right-of-Way & Development Department Planning Review Division This application requires Commission action because the applicant is proposing to construct a street that does not meet District policy for location. This item is scheduled to be on the consent agenda on August 28, 2002, at 12:00 p.m. (noon). Tech Review for this item was held with the applicant on August 16, 2002. Staff contact: Craig Hood, 387-6174, chood@achd.ada.id.usCt\- File Number(s): Drawbridge Subdivision, MAZD2-019/MPP02-015 Site address: 4365 North Ten Mile Road, Meridian lli ~ ~ ~ TI Owner: . Lee & Jill Woodbury 4365 N. Ten Mile Road Meridian, ID 83642 lRECEIVED .. ~ 1 ~Wl? U '..I I_U';"'J.. Applicant: Clint Boyle C/O Pinnacle Engineers, Inc 12552 W. Executive Dr. Ste. B Boise, ID 83713 CITY OF MERIDIAN CITY CLERK OFFI(;F Application Information The applicant is requesting annexation and zoning approval to rezone 5.D-acres of RUT to R-2 and subdivide it into 12 residential lots. The subject site is located on the west side of Ten Mile Road, approximately Yo of a mile south of McMillan Road. Acreage: Current Zoning: Proposed Zoning: Proposed buildabie lots: Proposed common lots: 5.D-acres RUT R-2 9 3 Vicinity Map , - , r .L I ! I I t=--J--._. r- ~~~~._~:~ 1 -' A. Findings of Fact 1. Trip Generation: This development is estimated to generate 80 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use is $1,294 per unit that is >1,500 square feet and $1,055 per unit that is < 1,500 square feet, based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: There is currently an occupied single-family home on the proposed Lot 2, Block 2, and two out buildings just to the west of the home on this site. 5. Description of Adjacent SlIrroundingArea: - a. North: Turf Farm b. South: Single-family home on large lot c. East: Agricultural land (approved Bridgetower Subdivision) d. West: Single-family home on large lot 6. Impacted Roadways Ten Mile Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 330- feet Minor Arterial 3,097 north of Ustick Road on 8-2-01 LOS C or better 35 MPH McMillan Road, a four-way, stop-controlled intersection McMillan Road: Frontage: Functional Street Ciassification: Traffic count: Level of Service: Speed limit: Nearest intersection: None Minor Arterial 816 west of Ten Mile Road on 9-13-00 LOS C or better 50 MPH Ten Mile Road, a four-way, stop-controlled intersection 7. Roadway Improvements Adjacent To and Near the Site Ten Mile Road is currently improved with two lanes (no center turn lane) with no curb, gutter or sidewalk on either side of the roadway. 8. Existing Right-of-Way There is currently 50-feet of right-of-way (25-feet from centerline) for Ten Mile Road abutting the site. 9. Existing Access to the Site Other than the driveway serving the existing single-family home on the east side of the parcel, there are no other delineated driveways. 10. Site History ACHD has not reviewed this site in the recent past. 2 11. Five Year Work Program Ten Mile Road from Ustlck Road to Fairview Avenue is currentiy in the Five Year Work Program for roadway improvements in 2005. There are no other roadways, bridges or intersections in the general vicinity of this development that are currently in the Five Year Work Program. 12. 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 upwards of 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,l3aldwin 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 preiiminary 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 plat application for a 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). . On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 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). . On July 17, 2002, the Commission approved a request for approvai for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. . On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). Due to the large number of inquiries and submitted development applications 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 individuai 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. 3 One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Sundance Place 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 wit~in the North MeridiartPlanning 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) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase (see Table 4). . All of the arterial intersections in the study area are currently operating at acceptable level of service of "C. or better. . By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. . A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. . McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. 4 . 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 ianes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes thatth&amountot-right-of.waydeQil;lated.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. 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-iane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. REQUEST FOR MODIFICATION OF POLICY The applicant has expressed an interest in dedicating less right-of-way (38-feet from centerline) and placing the sidewalk on Ten Mile Road within an easement. The District is supportive of the applicant dedicating the amount of right-of-way that is required for the construction of the roadway due to the fact that the District may construct the roadway without having to compensate the applicant for additional right-of-way. The applicant should dedicate an adequate amount of right-of-way (38-feet from centerline) that can accommodate one half of a 72-foot street section with curb, gutter and a 2- foot utility easement with an easement for the 5-foot concrete sidewalk. 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). The applicant should be required to construct approximately 330-feet of 5-foot wide concrete sidewalk on Ten Mile Road. . 3. Main entrance Location District poiicy 7204.11.6 restricts the location of a local street along an arterial to be a minimum of 300-feet from any other street. The applicant is proposing to construct Grand Rapids Drive approximately 200-feet north of Elk Bugle Lane (private) and approximately 330-feet north of the main Entrance to Bridgetower Crossing Subdivision #2, on the east side of Ten Mile Road (Belltower Drive). The proposed location of Grand Rapids Drive does not meet District policy. REQUEST FOR MODIFICATION OF POLICY: The applicant does not have enough frontage to construct a roadway anywhere on this site that would be in conformance with District policy. Elk Bugle Lane is a private lane that has very low traffic 5 voiumes. Therefore, staff recommends that the Commission grant a modification for the requirement to construct Grand Rapid Drive 300-feet from Elk Bugle. Grand Rapids Drive should be constructed as a local street approximately 200-feet north of the south property line as proposed. Design The applicant is proposing to construct Grand Rapids Drive as a 36-foot street section within 42-feet of right-of-way with the majority of the sidewalk being in an easement. District policy 7204.4.1 requires 50-feet of right-of-way for all streets except in unusual caSes. REQUEST FOR MODIFICATION OF POLICY: The applicant is requesting a reduced right-of-way width for the internal local streets because if 50- feet were required, then the lot sizes would be below the minimum allowable for the proposed zone. The District is supportive of this design because the applicant is not proposing a reduced street . section, just areduc~dIight-of-:way.)VidJh.Jnad.ditian., the);!ppJicantjs proposingJo.stub a.street (which could otherwise be calculated into the buildable area of the iots) to the undeveloped property to the north. The applicant should dedicate an adequate amount of right-of-way (42-feet) that can accommodate the 36-foot street section with curb, gutter and part of the sidewalk, with the remainder of the sidewalk being provided for in an easement. 3. Stub Streets District policy 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. The applicant is proposing to construct a stub street to the north. District policy requires temporary turnarounds at the end of stub streets that serve more than one lot, or are greater than 150-feet in length. The applicant is proposing to provide a paved temporary turnaround for Grand Rapids Drive/Upriver Avenue. The applicant shouid be required to install signs at the termini of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. 4. Driveways District policy 7207.8 states that direct access to arterials and collectors is normally restricted and the developer shall try to use combined access points. The applicant is proposing to close the existing driveway to Ten Mile Road and provide access to Lot 2, Block 2, from Grand Rapids Drive, a local roadway. C. Special Notification to Applicant This development may be subject to any extraordinary impact fee or LID established by ACHD. Any implementation of extraordinary impact fees or an LID would first be subject to a public hearing. D. Site Specific Conditions of Approval 1. Dedicate 48-feet of right-of-way from the centerline of Ten Mile 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 6 submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). OR Dedicate 38-feet of right-of-way from the centerline of Ten Mile 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 the ACHD Ordinance in effect at that time (currently Ordinance #195). - - -- - - -- - .-- - - -. - - 2. Construct approximately 330-feet of 5-foot concrete sidewalk on Ten Mile Road abutting the parcel. If the sidewalk is located within 48-feet of right-of-way from centerline, the sidewalk shall be located within the new right-of-way located 2-feet from the property line. In no case shall the sidewalk be constructed closer than 43-feet from centerline and the applicant shall provide an easement for the sidewalk. 3. Close the existing driveway on Ten Mile Road, located approximately 140-feet north of the south property line, with landscaping, berming, temporary curbing, or other ACHD approved method to prohibit access to the driveways, as proposed. 4. Construct Grand Rapids Drive as a 36-foot street section within 42-feet of right-of-way, located approximately 200-feet north of the south property line. For the portion of the sidewalk that meanders outside of the right-of-way, provide the District with an easement for the sidewalk. 5. Construct a stub street to the property to the north as proposed and install 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 with District staff. Coordinate the signage plan with District staff. The applicant should provide a paved temporary turnaround at the intersection of Grand Rapids Drive/Upriver Avenue with a temporary easement provided to the District as proposed. 6. If the Highway District establishes an extra-ordinary impact fee area for the North Meridian Area, Drawbridge Subdivision may be subject to an extraordinary impact fee. 7. No direct lot access to Ten Mile Road is proposed and none is approved with this application. Direct lot or parcel access to Ten Mile Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 8. Comply with all Standard Conditions of Approval. 7 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. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. 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. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the sUbject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8 E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan - - --'-~.=_-",______'--___o___- 9 .' ~dwufloge ~UDCIVISIi" · Vicinit Ma LeQend C zoning polygon o subdiv polygon CITY o Meridian o Ada County I I o. O. 1 I .'~.C:'-J~.~"" ,--~~ ,-, . , __F .. I u SITE 50434142352 ~<" __~., --~"''':"::f-:--:-~- i i I . j .!' !. . '''''1' .,. -'-I ,"-, . 1.-. '.'-'- -,.1," I ELK au ,-," '. I. . .1 ./ ..r ..1 ',I -r .....J .: >1 /.'L '." . '~.. .'-, '.. ../ . '. . /:::] '-,--c.....'l > ...'~I :, -, ,--",, -,".";.<" '<~ -, ',. '~.'-"-" \,"., 600 o 1,200 -Feet N W+E S This map is for general planning purposes only. Pinnacle Engineer claims no reponsibillty tor the accuracy of the information shown. Drawn: CB 07104/2002 #C026076 VICINITY MAP " ., , I .1 I '" -'I' I I I 1 1 1 ; I. . f \ ~ ~ .. 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I '.'.r. ,,' I\~.,... /... '/ .,."y...-,,>".~.~~../ X",,:X"'j< ,.,.><:....., /;:(/>:;,<:.,/V/'>;'/X:;V 1- <;-..-' >~?; /,' . ,",', c', ,'. /'X' /.7v>..>'.....:-:... y. . ;. <II, ',:... ,......,.,..:..><,:) '. ,/,/" ..' ",,><:~,,:.,.<',,>~:':<('::;o(>Z>^> I. '.'-, ," ~ '. . ,'. ., /....' , 0(......9 .' I~?~;''<>:\ //::.;'>:'.~>:';';~~':~<:~ . '.' ", '>'. ,.../~ ~~ ", - . - ~ ,.~\;J:::~:::3<\~:~~~:.~::~?; ,. < o Meridian o Ada County <.,. ,-'.>' '<,'".' v N W+E This map is for general planning purposes only. Pinnecle Engineer claims no reponsibility for the accuracy of the il1ormation shown. Drawn: CB 0710412002 HC026076 s . .,:~"," Ada County Highway District David E. Wynkoop, President Dave Bivens, 1 st Vice President Judy Peavey-Derr, 2nd Vice President Susan S. Easliake, Commissioner Sherry R. Huber, Commissioner 318 East 37th Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us August28,2002 TO: RECEIVEY') J(j Lee & Jill Woodbury 4365 N. Ten Mile Road Meridian, II) 83642 AUG 3 0 ZJJ~ CITY OF MERIDIAi>J CITY CLER:-< op:crr::= FROM: Craig Hood C'tr Development AIi.alyst Planning & Development SUBJECT: MPP02-015/MAZ02-019 Drawbridge Subdivision 4365 N. Ten Mile Road The Commissioners of the Ada County Highway District on August 28, 2002 acted on your application for the above referenced project. The attached staff report lists conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact staff at (208) 387-6170. Cc: Planning & Development/cbron/project file City of Meridian Construction Services Drainage Clint Boyle, C/O Pinnacle Engineers, Inc., 12552 W. Executive Drive, Ste B, Boise, II) 83713 ."... -.. .ttI"< 71",,- . AC!m. Ada County Highway District Right-of Way & Development Department Planning Review Division This application requires Commission action because the applicant is proposing to construct a street that does not meet District policy for location. This item was heard on the consent agenda on August 28, 2002, at 12:00 p.m. (noon). Tech Review for this item was held with the applicant on August 16, 2002. Staff contact: Craig Hood, 387-6174, chood@achd.ada.id.us File Number(s): Drawbridge Subdivision, MAZ02-019/MPP02-015 Site address: 4365 North Ten Miie Road, Meridian Owner: Lee & Jill Woodbury 4365 N. Ten Mile Road Meridian, ID 83642 Applicant: Clint Boyle C/O Pinnacle Engineers, Inc 12552 W. Executive Dr. Ste. B Boise,ID 83713 Application Information The applicant is requesting annexation and zoning approval to rezone 5.0-acres of RUT to R-2 and subdivide it into 12 residential lots. The subject site is located on the west side ofTen Mile Road, approximately 11. of a mile south of McMillan Road. Acreage: Current Zoning: Proposed Zoning: Proposed buildable lots: Proposed common lots: 5.0-acres RUT R-2 9 3 Vicinity Map l 1 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 80 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use is $1,294 per unit that is >1,500 square feet and $1,055 per unit that is < 1,500 square feet, based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: There is currently an occupied single-family home on the proposed Lot 2, Block 2, and two out buildings just to the west of the home on this site. 5. Description of Adjacent Surrounding Area: a. North: Turf Farm b. South: Single-family home on large lot c. East: Agricultural land (approved Bridgetower Subdivision) d. West: Single-family home on large lot Impacted Roadways Ten Mile Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 6. McMillan Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 330-feet Minor Arterial 3,097 north of Ustick Road on 8-2-01 LOS C or better 35 MPH McMillan Road, a four-way, stop-controlled intersection None Minor Arterial 816 west ofTen Mile Road on 9-13-00 LOS C or better 50 MPH Ten Mile Road, a four-way, stop-controlled intersection 7. Roadway Improvements Adjacent To and Near the Site Ten Mile Road is currently improved with two lanes (no center turn lane) with no curb, gutter or sidewalk on either side of the roadway. 8. Existing Right-of-Way There is currently 50-feet of right-of-way (25-feet from centerline) for Ten Mile Road abutting the site. 9. Existing Access to the Site Other than the driveway serving the existing single-family home on the east side of the parcel, there are no other delineated driveways. 10. Site History ACHD has not reviewed this site in the recent past. 2 11. Five Year Work Program Ten Mile Road from Ustick Road to Fairview Avenue is currently in the Five Year Work Program for roadway improvements in 2005. There are no other roadways, bridges or intersections in the general vicinity of this development that are currently in the Five Year Work Program. 12. 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 upwards of 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 plat application for a 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). + On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 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). + On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. + On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). Due to the large number of inquiries and submitted development applications 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. 3 One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Sundance Place 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 of T4N R1W and sections 29-32 of T4N 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 pari" . The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the studyarea. . 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. 4 . 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. 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. REQUEST FOR MODIFICATION OF POLICY The applicant has expressed an interest in dedicating less right-of-way (38-feet from centerline) and placing the sidewalk on Ten Mile Road within an easement. The District is supportive of the applicant dedicating the amount of right-of-way that is required for the construction of the roadway due to the fact that the District may construct the roadway without having to compensate the applicant for additional right-of-way. The applicant should dedicate an adequate amount of right-of-way (38-feet from centerline) that can accommodate one half of a 72-foot street section with curb, gutter and a 2- foot utility easement with an easement for the 5-foot concrete sidewalk. On August 28, 2002, the Commission voted to approve the above requested modification. 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). The applicant should be required to construct approximately 330-feet of 5-foot wide concrete sidewalk on Ten Mile Road. 3. Main entrance Location District policy 7204.11.6 restricts the location of a local street along an arterial to be a minimum of 300-feet from any other street. The applicant is proposing to construct Grand Rapids Drive approximately 200-feet north of Elk Bugle Lane (private) and approximately 330-feet south of the main Entrance to Bridgetower Crossing Subdivision #2, on the east side of Ten Mile Road (Belltower Drive). The proposed location of Grand Rapids Drive does not meet District policy. 5 """';::.1 REQUEST FOR MODIFICATION OF POLICY: The applicant does not have enough frontage to construct a roadway anywhere on this site that would be in conformance with District policy. Elk Bugle Lane is a private lane that has very low traffic volumes. Therefore, staff recommends that the Commission grant a modification for the requirement to construct Grand Rapid Drive 300-feet from Elk Bugle. Grand Rapids Drive should be constructed as a local street approximately 200-feet north of the south property line as proposed. Design The applicant is proposing to construct Grand Rapids Drive as a 36-foot street section within 42-feet of right-of-way with the majority of the sidewalk being in an easement. District policy 7204.4.1 requires 50-feet of right-of-way for all streets except in unusual cases. REQUEST FOR MODIFICATION OF POLICY: The applicant is requesting a reduced right-of-way width for the internal local streets because if 50- feet were required, then the lot sizes would be below the minimum allowable for the proposed zone. The District is supportive of this design because the applicant is not proposing a reduced street section, just a reduced right-of-way width. In addition, the applicant is proposing to stub a street (which could otherwise be calculated into the buildable area of the lots) to the undeveloped property to the north. The applicant should dedicate an adequate amount of right-of-way (42-feet) that can accommodate the 36-foot street section with curb, gutter and part of the sidewalk, with the remainder of the sidewalk being provided for in an easement. On August 28, 2002, the Commission voted to approve the above requested modification. 4. Stub Streets District policy 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. The applicant is proposing to construct a stub street to the north. District policy requires temporary turnarounds at the end of stub streets that serve more than one lot, or are greater than 150-feet in length. The applicant is proposing to provide a paved temporary turnaround for Grand Rapids Drive/Upriver Avenue. The applicant should be required to install signs at the termini of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. 5. Driveways District policy 7207.8 states that direct access to arterials and collectors is normally restricted and the developer shall try to use combined access points. The applicant is proposing to close the existing driveway to Ten Mile Road and provide access to Lot 2, Block 2, from Grand Rapids Drive, a local roadway. C. Special Notification to Applicant This development may be subject to any extraordinary impact fee or LID established by ACHD. Any implementation of extraordinary impact fees or an LID would first be subject to a publiC hearing. D. Site Specific Conditions of Approval 1. Dedicate 48-teet ot right-ot-way trom the centerline of Ten Mile Road abutting the parcel by means of a warranty deed. The right-ot-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat tor signature by the ACHD Commission or prior to issuance ot a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-ot-way dedication 6 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 the ACHD Ordinance in effect at that time (currently Ordinance #195). OR Dedicate 38-feet of right-of-way from the centerline of Ten Mile 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 the ACHD Ordinance in effect at that time (currently Ordinance #195). 2. Construct approximately 330-feet of 5-foot concrete sidewalk on Ten Mile Road abutting the parcel. If the sidewalk is located within 48-feet of right-of-way from centerline, the sidewalk shall be located within the new right-of-way located 2-feet from the property line. In no case shall the sidewalk be constructed closer than 43-feet from centerline and the applicant shall provide an easement for the sidewalk. 3. Close the existing driveway on Ten Mile Road, located approximately 140-feet north of the south property line, with landscaping, benning, temporary curbing, or other ACHD approved method to prohibit access to the driveways, as proposed. 4. Construct Grand Rapids Drive as a 36-foot street section within 42-feet of right-of-way, located approximately 200-feet north of the south property line. For the portion of the sidewalk that meanders outside of the right-of-way, provide the District with an easement for the sidewalk. 5. Construct a stub street to the property to the north as proposed and install 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 with District staff. Coordinate the signage plan with District staff. The applicant should provide a paved temporary tumaround at the intersection of Grand Rapids Drive/Upriver Avenue with a temporary easement provided to the District as proposed. 6. If the Highway District establishes an extra-ordinary impact fee area for the North Meridian Area, Drawbridge Subdivision may be subject to an extraordinary impactfee. 7. No direct lot access to Ten Mile Road is proposed and none is approved with this application. Direct lot or parcel access to Ten Mile Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 8. Comply with all Standard Conditions of Approval. 7 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. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. 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. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules. regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8 E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 9 I i. 1 i j i l .., .._oj ",. 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I . lPINNACLE o 300 I Feet W+E S This map is for general planning purposes only. Pinnacle Englneeu claims no .eponsibility to. the accuracy 01 the Informallon s~own. Drawn: CB 0710412002 #C026076 150 . 1 inch equals 300 feel SITE PLAN :EnglneerS, Inc. 212652 w. ~ IlL WIe a. !CIIe, Idd10 83m . < ~.. -.. ..;IiI'. '''', A~ Ada County Highway District Right-of-Way & Development Department Planning Review Division This application requires Commission action because the applicant is proposing to construct a street that does not meet District policy for location. This item is scheduled to be on the consent agenda on August 28, 2002, at 12:00 p.m. (noon). Tech Review for this item was held with the applicant on August 16, 2002. Staff contact: Craig Hood, 387-6174, chood@achd.ada.id.usC t\- File Number(s): Drawbridge Subdivision, MAZ02-019/MPP02-015 Site address: lli ~ & [p LF 4365 North Ten Mile Road, Meridian Owner: Lee & Jill Woodbury 4365 N. Ten Mile Road Meridian, 10 83642 RECEIVEI) Applicant: Clint Boyle C/O Pinnacle Engineers, Inc 12552 W. Executive Dr. Ste. B Boise, ID 83713 AUG 3 0 2002 CITY OF MERIDIAN CITY CLERK OFFlr:F Application Information The applicant is requesting annexation and zoning approval to rezone 5.0-acres of RUT to R-2 and subdivide it into 12 residential lots. The subject site is located on the west side of Ten Mile Road, approximately Yo of a mile south of McMillan Road. Acreage: Current Zoning: Proposed Zoning: Proposed buildabie lots: Proposed common lots: 5.0-acres RUT R-2 9 3 Vicinity Map ~ 1---~~ 1 , . A. Findings of Fact 1. Trip Generation: This development is estimated to generate 80 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use is $1,294 per unit that is >1,500 square feet and $1,055 per unit that is < 1,500 square feet, based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: There is currently an occupied single-family home on the proposed Lot 2, Block 2, and two out buildings just to the west of the home on t!lis site. 5. Description of Adjacent Surrounding Area: a. North: Turf Farm b. South: Single-family home on large lot c. East: Agricultural land (approved Bridgetower Subdivision) d. West: Single-family home on large lot 6. Impacted Roadways Ten Mile Road: Frontage: Functional Street Classiftcation: Traffic count: Level of Service: Speed limit: Nearest intersection: 330-feet Minor Arterial 3,097 north of Ustick Road on 8-2-01 LOS C or better 35 MPH McMillan Road, a four-way, stop-controlled intersection McMillan Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: None Minor Arterial 816 west of Ten Mile Road on 9-13-00 LOS C or better 50 MPH Ten Mile Road, a four-way, stop-controlled intersection 7. Roadway Improvements Adjacent To and Near the Site Ten Mile Road is currently improved with two lanes (no center turn lane) with no curb, gutter or sidewalk on either side of the roadway. 8. Existing Right-of-Way There is currently 50-feet of right-of-way (25-feet from centerline) for Ten Mile Road abutting the site. 9. Existing Access to the Site Other than the driveway serving the existing single-family home on the east side of the parcel, there are no other delineated driveways. 10. Site History ACHD has not reviewed this site in the recent past. 2 , 11. Five Year Work Program Ten Mile Road from Ustick Road to Fairview Avenue is currently in the Five Year Work Program for roadway improvements in 2005. There are no other roadways, bridges or intersections in the general vicinity of this deveiopment that are currently in the Five Year Work Program. 12. 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 upwards of 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+ieightsS~ivisfon;,BaldwinPark Stll'ldivision 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, a 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 a-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 plat application for a 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). . On May 22, 2002, the Commission approved a preliminary plat application for an a76-lot mixed- use subdivision. The subdivision consisted of 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). . On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the lIIIeridian School District. . On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). Due to the large number of inquiries and submitted development applications 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. 3 One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Sundance Place 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 lhat are anticipated within tOe 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) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase (see Table 4). . All of the.arterial intersections in the study area are currently operating at acceptable level oi 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. 4 . 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. . Slack 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 ianes 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. 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. . REQUEST FOR MODIFICATION OF POLICY The applicant has expressed an interest in dedicating less right-of-way (38-feet from centerline) and placing the sidewalk on Ten Mile Road within an easement. The District is supportive of the applicant dedicating the amount of right-of-way that is required for the construction of the roadway due to the fact that the District may construct the roadway without having to compensate the applicant for additional right-of-way. The applicant should dedicate an adequate amount of right-of-way (38-feet from centerline) that can accommodate one half of a 72-foot street section with curb, gutter and a 2- foot utility easement with an easement for the 5-foot concrete sidewalk. 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). The applicant should be required to construct approximately 330-feet of 5-foot wide concrete sidewalk on Ten Mile Road. 3. Main entrance Location District policy 7204.11.6 restricts the location of a local street along an arterial to be a minimum of 300-feet from any other street. The applicant is proposing to construct Grand Rapids Drive approximately 200-feet north of Elk Bugle Lane (private) and approximately 330-feet north of the main Entrance to Bridgetower Crossing Subdivision #2, on the east side of Ten Mile Road (Belltower Drive). The proposed location of Grand Rapids Drive does not meet District policy. REQUEST FOR MODIFICATION OF POLICY: The applicant does not have enough frontage to construct a roadway anywhere on this site that would be in conformance with District policy. Elk Bugle Lane is a private lane that has very low traffic 5 volumes. Therefore, staff recommends that the Commission grant a modification for the requirement to construct Grand Rapid Drive 300-feet from Elk Bugle. Grand Rapids Drive should be constructed as a local street approximately 200-feet north of the south property line as proposed. Design The applicant is proposing to construct Grand Rapids Drive as a 36-foot street section within 42-feet of right-of-way with the majority of the sidewalk being in an easement. District policy 7204.4.1 requires 50-feet of right-of-way for all streets except in unusual cases. REQUEST FOR MODIFICATION OF POLICY: The applicant is requesting a reduced right-of-way width for the internal local streets because if 50- feet were required, then the lot sizes would be below the minimum allowable for the proposed zone. The District is supportive of thi::; design becausll the applicant is not proposing a reduced street section. just a reduced right~of-way width. In addition, the applicant is proposing to stub a street (which could otherwise be calculated into the buildable area of the lots) to the undeveloped property to the north. The applicant should dedicate an adequate amount of right-of-way (42-feet) that can accommodate the 36-foot street section with curb, gutter and part of the sidewalk, with the remainder of the sidewalk being provided for in an easement. 3. Stub Streets District policy 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. The applicant is proposing to construct a stub street to the north. District policy requires temporary turnarounds at the end of stub streets that serve more than one lot, or are greater than 150-feet in length. The applicant is proposing to provide a paved temporary turnaround for Grand Rapids Drive/Upriver Avenue. The applicant should be required to install signs at the termini of the roadway stating that, ''THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. 4. Driveways District policy 7207.8 states that direct access to arterials and collectors is normally restricted and the developer shall try to use combined access points. The applicant is proposing to close the existing driveway to Ten Miie Road and provide access to Lot 2, Block 2, from Grand Rapids Drive, a local roadway. C. Special Notification to Applicant This development may be subject to any extraordinary impact fee or LID established by ACHD. Any implementation of extraordinary impact fees or an LID would first be subject to a public hearing. D. Site Specific Conditions of Approval 1. Dedicate 48-teet at right-at-way trom the centerline ot Ten Mile Road abutting the parcel by means at a warranty deed. The right-at-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat tor signature by the ACHD Commission or prior to issuance at a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-at-way dedication after receipt at all requested material. The owner will be paid the tair market value at the right-at-way dedicated which is an addition to existing ACHD right-at-way it the owner 6 submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). OR Dedicate 38-feet of right-of-way from the centerline of Ten Mile 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 the ACHD Ordinance in~ffect at t~at time (currently Ordinance #:1 95). 2. Construct approximately 330-feet of 5-foot concrete sidewalk on Ten Mile Road abutting the parcel. If the sidewalk is located within 48-feet of right-of-way from centerline, the sidewalk shall be located within the new right-of-way located 2-feet from the property line. In no case shall the sidewalk be constructed closer than 43-feet from centerline and the applicant shall provide an easement for the sidewalk. 3. Close the existing driveway on Ten Mile Road, located approximately 140-feet north of the south property line, with landscaping, berming, temporary curbing, or other ACHD approved method to prohibit access to the driveways, as proposed. 4. Construct Grand Rapids Drive as a 36-foot street section within 42-feet of right-of-way, located approximately 200-feet north of the south property line. For the portion of the sidewalk that meanders outside of the right-of-way, provide the District with an easement for the sidewalk. 5. Construct a stub street to the property to the north as proposed and install 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 with District staff. Coordinate the signage plan with District staff_ The applicant should provide a paved temporary turnaround at the intersection of Grand Rapids Drive/Upriver Avenue with a temporary easement provided to the District as proposed. 6. If the Highway District establishes an extra-ordinary impact fee area for the North Meridian Area, Drawbridge Subdivision may be subject to an extraordinary impact fee. 7. No direct lot access to Ten Mile Road is proposed and none is approved with this application. Direct lot or parcel access to Ten Mile Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 8. Comply with all Standard Conditions of Approval. 7 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 abulling the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by .. the District. Contact Constr~ctiQnServices a1387 -62.aO-(With file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and properly development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. 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. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the properly 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. 8 E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. 2. Vicinity Map Site Plan 9 1i:1wufloge ~UDaIVISI2..n Vicinit Ma . 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';.(.,/' /, ...., ''':':('''. '.[ ....x,/,~ / . F.r /'X":-'x':;<' ~ ""~< >,-}{...... ;/~.,v.-","';....y.>>, )?,t(""\(/m~&x""':-< , "" ,/'.-.........' .'.' "',<')I."'Y'" )C... f. /~J'X 'K ':f-:':o<X,,/y'/,,;(/, (>!/'\.x,,'/,,;<~>/', / .~ "\7.;'. ., './", .',.f ,''''.r,( X;; ... . /.'"'>(,,)</< "->,,,,~,;y.)<.;<. ~:-;:...~,<<>).....) .}~ .... f,?,"'... '.,J '.,' .)', 'X/ "x..}(~X , ". ,,"i<~""J;'?" >~"./u'Y. ,'~'~'/." /">>" ',/" ' \ .. <.'v . "< ''';' /.:_ ',', ~ /: J ... . , .. ,I...... /x, . "/-^ ),)",/,/'. < r. ~, /'./', ',":.'{"x/" ,,\ . , ... ~ f' ... '.......'/ 0x'.......X />~ '):"~/. Xx',:r:,lxv:.. .'\,.K "s?j,.x 'I y ~, '/.. . / . {x.v '{ 7"; ~ v' ..."" X" ~, .'(..... ,"(.. .:'.(, .~. >".,":Xl''''''~''<'~' '</ )(:x; :< I .^,<< <' ~,/> ~ '''\ .,.' <,; ,^.,~,:~ .:?X:'- ~'SX< ,F~~~~X;'~j~1~~~J ".: o Meridian o Ada County N W+E This map is lor general planning purposes only. Pinnacle Engineer claims no reponslbilily lor lt1e accuracy of the information shown. Drawn: CB 0710412002 #C026076 s CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Divisio'RECEIVED AUG - 8 2002. (I CENTRAL . _HEALTH DEPARTMENT Return to: o Boise DEagle o Garden City ~eridian o Kuna DACZ o Star Rezone # Conditional Use # Preliminary! Final! Short Plat City of Meridian Cit-y 016. k Oefke -----=t' fl (JOt. -0 I ~ ~. ___1...tJ.l'.oIJ Q..-L o 1. We have No Objections to this Proposal. o 2. We recommend Denial of this Proposal. o 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. o 4. We will require more data concerning soil conditions on this Proposai before we can comment. o 5. Before we can comment concerning individual sewage disposal, we wiil require more data conceming the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After wri~ approval from appropriate entities are submitted, we can approve this proposal for: ,..c-eemral sewage 0 community sewage system 0 community water well o interim sewage ,8::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: ~al sewage 0 community sewage system 0 community water o sewage dry lines [2lCeentral water Run-off is not to create a mosquito breeding problem. This Department woukl recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 07. ~. ~. ~o. 011. o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store ~. o child care center 9e.-r.r :r;.ror_ __ P ./gTLDate: h..6.-J i2.S....;. Reviewed By: A.-~ -< ~Ud CesY ~A4lO? I€'(:JC b~.....i-bvtQ-r;,~.J Revi",. .. ~ CDHD9IOOlkc '(I CENTRAL . DISTRICT Gi(~[6~I~ MAIN OFfiCE' 707 N. ARMSTRONG PL . 601SE. 1083704.0625' (208) 375-5211 . FAX 327-8500 To pre~'ellt and treat disease Ulld disability; to promote healthy lifestyles; and to protect and promo/I! the health and quality of ollr enviro1lment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Storm water Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Serving Valley, Elmore, Boise, and Ada COllnties Ada / Boise County Of lice 707 N. Armsrong PI :loise, 10 837~ :nvirc. Health: 327-7499 Family Planning: 327-7400 Immunizations: 327-7450 Senior NUTrition. 327.7460 VI/Ie: 327-71188 Ffl.X: 327-5500 Ado.WIC SateUiie Oflice 1606 Robert St. Boise. ID 83705 Ph. 334-3355 FAX, 33A-3355 Elmore County Of lice 520 E. 8th STreet hJ. Mour-Join Home. ID 83M7 Enviro. Health: 587-9225 Famiiy Health: 587-4<l07 WIC: 587-4409 FAX' 587-3521 Valley County Oflice 703 N. 1 st Street P.O. Box 14<18 McCall. ID. 83638 Ph. 63A-719il FAX: 634-217t1 / CIT ......-...... -- --- - --.' ~. .~ ~,t~ .:~"f!i!t, clfe;;dl~~i:; "~, ~ IDAHO I' {I t .-{/ ,. ~TRJ'~~I'lll'V.~ ISI~tE :1qQ3 LEGAL DEPARTMENT (108) 28~.2~99. Fax 188~.2501 PARKS & RECREATION (Z08 888-3579. Fa):, 898.5501 PUBLIC WORKS (208) 898.5500 'F3..., g&7-1297 BUILDING DEPARTMENT (~08) 387-22 \ I . Fa,\ 887-] 297 PLANNING AND ZONING (208) 884.5533 . F.lx 888-685.J. Timmy deWeerd William L. M. Nary Cherie McCandless Keith Bird TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: September 12, 2002 Transmittal Date: July 31, 2002 Hearing Date: September 19,2002 File No.: PP 02-015 Request: Preliminary Plat approval of 9 building lots and 3 other lots on 5.01 acres in a proposed R-2 zone for proposed Drawbridge Subdivision By: Pinnacle Engineers, Inc. Location of Property or Project: 4365 North Ten Mile Road David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Keven Shreeve, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR. VAC, FP) Robert Corrie, Mayor Bill Nary, CIC Tammy deWeerd, CIC Keith Bird, C/C Cherie McCandless, CIC Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Your Concise Remarks: Fire Department -;" I nnk :1 t!Arv/<!J " { Police Department City Attomey City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power CO. (FP/PP only) U.S. West (FP/PPonly) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (Annexa.on only) J~ k.- f-; 11;; p:)::-I 'I <U47' ~2 (_ JiL- I I./"'" RECEIVED AUG - 8 2002 . City of Meridilln City Clerk OUio~ 33 EAST IDAHO. MERIDIAN, IDAHO 83642 (208) 888-4433' Fax (208) 387-4813 . City Clerk Oflicc Fax (208) 888-4218 . Human Resources Fax (208) 884.8723 S~p 05 02 02:11p Meridian Fire Department 8550350 p.o Jos.cphSilva. Deputy Chief Meridian fire Department S40 E. Fr.lnklin Rd. Meridian, Id 83642 (208) 888-1234 Fax (208) 895-0390 Meridian Fire Department .RECE1VEfr r'~' II. "'J>_;' U 'J August 27,2002 TO: Meridian Planning & Zoning Commission CITY OF MERIDIAN ~ITV C' J=RK nFC!r,:=c l, . L_. ~. FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Drawbridge Subdivision File #PP 02-015 The following will be the requirements and/or COncerns to provide minimum levels of flIe protection for the proposed project: I. That a fire-flow of 1,000 gallons per minute shall be available for duration of 2 hours to service tho entire project Fire hydrants shall be placed on corners and an average of 400' apart 1997 UFC Appendix ITI-A Show all fIIe hydrants within 500' of the project on the final plat 2. Operational tire hydrants and temporary or permanent street signs are required before combustrble construction begins. UFC 90\.4.2 & 901.3 3. Acceptance of the water supply for fIIe protection will be by the Meridian Water Department 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 5. All radii shall be 28' inside and 48' outside radius for the internal road system. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. 7. The roadways shall be built to Ad. County Highway Standards for base materi.l. UFC 902.2.1 8. Any roadway greater than 150' in length thar is not provided with an outlet shall be required to have. turn around; this requirement may apply during tire phasing of the project. 9. Increase radii from45' to 5(}' on temporory turnaround. \ . . . . . . . . . . . . . . . . .. . . . . .. .. . . . I . 8950390 PAGE. 05 SEP 05 '02 14:11 / MAYOR Robcn D. Corric , ~'" .~.;,,"'~' '('.~ ~.,.I'I . :~r~:j( r-..- ~ /' C1T~ OF, ['!*13!t!: ". VYtendltfn ~.. ~, IDAHO ~ ) /-eX BUILDING DEPARTMENT (208) 887-2211 . Fax 887-1 ::!l)', PLANNING AND ZONING (208) 884.5533. Fax 888-685. LEGAL DEPARTMENT l208) 288-2499 . F;JX 2!Hk!50 PARKS & RECREATION (208 888-3579 . Fax 898-550 I PUBLIC WORKS (208) 898.5500 "Fax 887-1297 CITY COUNCIL MEMBERS Tammy deWecrd William L. M. Nary ChCl'i~ McOandless Keith Bird < . .v .. SI~CE .11903 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPM~ m~ WITH THE CITY OF MERIDIAN t:C 0 f If 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 Cny Clerk's Office Attn: Will Berg, City Clerk, by: September 12,2002 Transmittal Date: July 31, 2002 Hearing Date: September 19, 2002 File No.: PP 02-015 Request: Preliminary Plat approval of 9 building lots and 3 other lots on 5.01 acres in a proposed R-2 zone for proposed Drawbridge Subdivision By: Pinnacle Engineers, Inc. Location of Property or Project: 4365 North Ten Mile Road David Zaremba, PIZ (No VAR, VAG, FP) Meridian School District (No FP) Jel1)' Centers, PIZ (No VAR, VAG. FP) Meridian Post Office (FP/PP only) Leslie Mathes, PIZ (No VAR, VAG, FP) Ada County Highway District Keven Shreeve, P/Z (No VAR. VAG. FP) Community Planning Assoc. Keith Borup, P/Z (No VAR, VAG. FP) Central District Health Robert Conie, Mayor Nampa Meridian lnig. District Bill Nary, CIC Settlers lnigation District Tammy deWeerd, CIC Idaho Power Co. (FP/PPonly) Keith Bird, CIC U.S. West (FP/PPonly) Cherie McCandless, CIC Intermountain Gas (FP/PP only) Water Department Bureau of Reclamation (FP/PP only) Sewer Department Idaho Transportation Department (No FP) Sanitary Service (No VAR, VAG, FP) Ada County (Annexa50n only) Building Department Your Concise Remarks: V :::;:=. ~-:~~~" e.~fl*:;'~;;-~. City Attorney _ _---"__ _ _ ,r- L-i? City Engineer City Planner Parks Department RECEIVED SEP - 4 2002 . City of Meridian. City Clerk Office 33 EAST IDAHO' MERIDIAN, IDAHO 83642 (208) 888-4433' Fax (208) 887-4813 . City Cierk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 SETTLERS' IRRIGATION DISTRICT p.o. BOX 7571 . BOISE. IDAHO B3707 PHONE 344-2471 COpy August 14,2002 RECEIVED AUG 1 9 2002 John Carpenter Pinnacle Engineers, Inc. 12552 West Executive Drive, Suite B Boise, ID 83713 City of Meridia:l.i City Clerk Office, Re: Drawbridge Subdivision PP 02-015 -~_..---'_.:.c..-,_'--'-"_---,...>--~_-'---=-_ Dear John: ---- -----=:.-~ ~ --"'--~--~ ---~----- -- --- After review of the preliminary plat Settlers Irrigation District request the following: 1. All irrigation and drainage facilities/ easements will need to be protected. 2. All storm drainage must be retained on-site. . 3. Plan review/inspection fees shall be paid prior to any approvals. 4. If this development wishes to have SID own, operate and maintain the pressure irrigation system an agreement needs to be in place prior to construction. If you have any questions please call 343-5271. sin~'b ~1f.<-,C!~(rr- Nathan Draper, Manager SettlersJrrigation District Cc: City of Meridian, Will Berg MAYOR Robert D. Corrie r:~ cM'e;;di~~ '\ ~ IDAHO I~ ~ k/ , , ".!!t.rTfl"",-~IRf:\!Ll~ ISlNCf :1903 LEGAL DEPARTMENT (108) 288.2499 ~ Fax 288-2501 PARKS & RECREATION (208888-3579. Fa< 898-5501 PUBLIC WORKS (208) 898-5500 'F.", 887.1297 BUILDING DEPARTMENT (208)887-2211-Fax 887-1297 PLANNING AND ZONING (208) 88-1-5533 . F.x 888-6854 CITY COUNCIL MEMBERS Tammy deWeerd Willi.m L. M. Nary Cherie McCandless Keith Bird TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: September 12,2002 Transmittal Date: July 31, 2002 Hearing Date: September 19,2002 File No.: PP 02-015 Request: Preliminary Plat approval of 9 building lots and 3 other lots on 5.01 acres in a proposed R-2 zone for proposed Drawbridge Subdivision By: Pinnacle Engineers, Inc. Location of Property or Project: 4365 North Ten Mile Road David Zaremba, PIZ (No VAR, VAC, FP) Jerry Centers, PIZ (No VAR, VAC, FP) Leslie Mathes. P/Z (No VAR, VAC, FP) Keven Shreeve, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Corrie. Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C 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 Attomey City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FPIPP only) Ada County Highway District Communily Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FPIPP only) U.S. West (FPIPP only) Intermountain Gas (FPlPPon/y) Bureau of Reclamation (FPIPP only) Idaho Transportation Department (No FP) ~r(9 . . only) REAS~~D RECEIVED AUG 3 0 2002 CITY OF MERIDIAN WASTEWATER DEPT. 33 EAST IDAHO' MERIDIAN, IDAHO 83642 (208) 888-4433. Fax (208) 887-4813 . City Clerk Omce Fax (20S) 888-4218 . Human Resources Fax (208) 884-8723 City of Meridian City Clerk Office SEP-5-2002 / ~c 09:59A FROM:Sanitar. Services, 1 208-888-5052 ~ P:2/9 TO: 8884218 '-rf\~t":~' ~.!'l'~~ -if. clfe;;dl;~~;\~ ~ IO^HO j ~1!!/J:.]'~d me CITY COli CI MEMBERS ToIm ..rd WiJliJm L M. N:Jr)' Ch~l'il:' McCa.ndless i\'llh 6",1 L~CAL DEPARTMF.NT (206) 268.2.;<)<) . r-" 266-1501 PARKS & RECREATION (208 S8S.JS79 . FlU 6~8-SS01 PlJBLll: WORKS (208J S9S~S.500 .,f:l~ S$1-J.!9J BUILDING DEPAR.TMENT (208) 661.21/1 . F" 6A7.IIQ7 PLANNING AND ZONING (109) 9601.SS33 . F", 8$8-695" I f~U:i 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 col1lments and recommendalians to Meridian City Clerk's Office Alln: Will Berg, City Clerk. by: September 12,2002 Transmittal Date: July 31, 2002 Hearing Dale: September 19,2002 File No.: PP 02-015 Request: Preliminary Plat approval of 9 building lots and 3 other lots on 5.01 acr1l5 in a proposed R-2 zone for proposed Drawbridge Subdivision By: Pinnacle Engineers, Inc. Location of Property or Project: 4365 North Ten Mile Road David Zaremba, PIZ (No VAR, VAC, FPI Jerry Centers. prz. (No VAR, VAC. FPI Leslie Methes, PIZ (No VAR, VAC, FP) Keven Shreeve. P/Z (No VAR. VAC. FP) Keil/! Borup, FIZ (Nt> VA~ VAC. FP) Robert Corrie. Mayor Blii Na,y, ClC Tammy deWeerd. C/C Keith Bird. C/C Cherie McCandless, O/C Wale, Department S~wer Department Suflllacy Service (No VAR. VAC, FP) 6ullolng Department Your Concise Remarks: Fire Department .1, t... ,~....h e. Pulice Department Cii, Attorney C" I Engineer c.;"l Planner P.. I,~ Department V"'" Meridian School District (No FP) Meridian Post Office (FPA'P only) Ada county Highway District Community Planning Assoc. Central District Heallh Nampa Meridian lnig. District Settlers Inlgatlon District Idaho Power Co. (FPiPP onl'1) U.S. West IFPIPP only) Intennountain Gas (FPIPP only) Bureau of Reclamation (FPIPP WlI}I) Idaho Transportation Department (No FP) Ada County (Annoxation only) A.:..r ")~d - . --s.II.1....~g.'-nl.'f s.s.<!.. 33 EAST IDAHO. MERIDIAN. IDAHO 83642 CO~) H~' "">> . F:u< <"OHI S87.481J . ellY Clerk Office Fax (208) 888.4218 . H"m~n Resou"es FJX <2081 884-8723 5EP 05 '02 10:09 208-888-5052 PAGE. 02 PUBLIC HEARING SlGN~UP SHEET DATE Y\)t/"'mhf'r I~ 1 1..00 Z licrnl\Jo.IO PROJECT NUMBER pp O'L-6\c; PROJECT NAME Droll \hnr1:r q I h~ \ 1')\ <(lcn NAME FOR AGAINST ~T :..J~H~I , X ~~Aj" h /l'~_J ?_ j- f{.' I f 0 "V- A I ')O~ '1&<;/11.# ~e..... kll i L 1Jn,vJ.. L lilYV'" l . fUJr ~ r..;J v.t;U ~EP f 9 2002 I CITY OF MERIDIfu~ .. . . .