HomeMy WebLinkAboutDrawbridge Sub AZ 02-019
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Pinnacle Engineers. Inc.
AZ 02-019
September 19, 2002
ITEM NO.
9
REQUEST Public Hearing - Request for annexation and zoning of 5.01 acres from RUT to R-2
zones 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:
Contoded: Dote: ~ Phone: gR7 - n (PO
See A"ached Comments
See AHached Comments
See A"ached Comments
See A"ached Comments
~rYlmwt-06
~.Y'OVaD -to C{ c:.-
"Ok per Meridian Water"
No Comment
No Comment
See AHached Comments
See A"ached Comments
No Objections
No Comment
Materials presenled al bile meetings shall become property of the City of Meridian.
MAYOR
Robert D. Corrie
HUB 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, FA:, (208) 887-18\3
City Clerk. Office Fax (208) 888-4218
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner II NA c-d
Bruce FreckIeton, Senior Eng{4ri~g Tech ~
From:
Re:
Drawbridge Subdivision
LEGAL DEPARTMENT
(208)288-2499 . Fax 288.2501
PUBLIC WORKS
BlIILDlNG DEPARnIENT
(208) 898.;500' F~, 887.1297
PLAr.\lNING N.'iD ZONIl'\G
DEPARTMENT
(208) 884.;;33' FA." 888-6854
August 19,2002
RECEIVED
$EP 1 5 2002
C~ty 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, mc, (File
No. PP-02-010).
We have reviewed the above referenced snbmittaIs and offer tbe foRowing comments. as
conditions of approvaL These conditions shall be considered in full, unless expressly
modified or deleted by motion of tbe 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
ofland located on the west side ofTen Mile Road, approximately v. of a mile south ofMcMilJan
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 corner 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.
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Planning & Zoning CommissionlMayor & City Council
August 19, 2002
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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 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance witb the
Comprehensive Plan and, if not, has tbere 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 "AgriculturallRural 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 tbe 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;
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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 with the existing or intended
character of the general vicinity and that sucb use will not change the
essential character of tbe 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 tbe area be senred adequately by essential public facilities and senrices
such as highways, streets, pplice and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any ofsuch senrices;
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
the community;
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.
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Planning & Zoning CommissionlMayor & City Council
August 19, 2002
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L Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation tbat will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed 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 with 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 scemc 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 of the 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. Ifthe 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.
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Planning & Zoning CommissionlMayor & City Council
August 19,2002
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ANEXATION AND ZONlNG COMMENTS
I. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits
2. 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.
PRELIMlNARY PLAT FINDlNGS AND REOUlREMENTS
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;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The 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 tbe proposed development with the 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 otber bealtb, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Councilor Commission's
attention.
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Planning & Zoning CommissionlMayor & City Council
August 19,2002
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ADDITIONAL CONSIDERATIONS
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 lLot 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. corner). 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 of the 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 hamper 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 1): 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 I as part of the dimensions of the Lot 4, Block I, 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
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Planning & Zoning CommissionlMayor & City Council
August 19,2002
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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 I of Block I 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 comer 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 I, 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
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Planning & Zoning CommissionlMayor & City Council
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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 I PRELIMINARY PLAT
I. 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 vear-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 number 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 ACHD:- and the City of Meridian.
7. The following note shall 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 easement located on Lot 6, Block 2 shall be made into a common lot
to be owned and maintained by the Homeowners Association.
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Planning & Zoning CommissionlMayor & City Council
August 19,2002
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9. The ''temporary turn around easement" located on Lot 4, Block I shall be improved as
submitted and shall not be included in the minimum lot size measurements of Lot 4,
Block I. 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
I. Please submit a copy of the Ada County Street Name Committee's final approval letter
for the subdivision nanle, 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 anlount of 110% 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.
COMPREHENSffEPLANPOLIOES
The subject property is located in an area designated as Mixed Residential in the Meridian
Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that
are relevant to this application. Staff has selected the following sections that most directly apply
to the proposed project.
Goals Section
Goal 4: To provide housing opportunities for all economic groups within the community.
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Planning & Zoning CommissionlMayor & City Council
August 19,2002
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Goal 8: To establish compatible and efficient use of land through the use of innovative and
functional site design.
Economic Development Chapter
3.1 U - Approve quality housing projects that meet the needs of all economic levels.
3 .2U - Encourage efforts to develop and maintain quality neighborhoods and housing. . .
Land Use Chapter
2.1 U - Support a variety of residential categories for the purpose of providing the City with a
range of affordable housing opportunities.
TransDortation Chapter
1.19U - 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.
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Joint School District No.2
911 Meridian Street. Meridian, Idaho 83642' (208) 888.6701 . Fax (208) 888.6700
SUPERINTENDENT
Christine H. Donnell
RECEIVEI~:
August 5, 2002
:\",."j ~ , 2DD2
CITY OF MERID1Ni
CITY r: I=P!< n~r=rrr=
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
...... -.
..If4"< ....,
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.us C t\-
File Number(s):
Drawbridge Subdivision, MAZ02-019/MPP02-015
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Site address:
4365 North Ten Mile Road, Meridian
Owner:
Lee & Jill Woodbury
4365 N. Ten Mile Road
Meridian, ID 83642
"f(E CEIVEI"
Applicant:
Clint Boyle
C/O Pinnacle Engineers, Inc
12552 W. Executive Dr. Ste. B
Boise, 10 83713
CJTY OF MERIDIA.i\J
CITY C.ERK OFFI\,:=-
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 Y. 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
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
6.
Impacted Roadways
Ten Mile Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Nearest intersection:
McMillan Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Nearest intersection:
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/commercial lots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
. On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 iots. 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 piat 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 7B-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 sing/e-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 Subdivisionl.
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 10 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 ofT4N R1W and sections 29-32 of
T4N R1 E), is selected Ada County Highway District (ACHD) for anticipated development build
out. The following are the principal findings and recommendations of the study:
. By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units,
2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools,
2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and
approximately 60 acres of park.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT)
of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles
per hour (vph). Out of these trips approximately 10% of the trips remain internal within each
section, and 6% of the trips are pass-by trips.
. The distribution of the traffic from all of the study area sections indicate that approximately
30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic
directed towards west and north. The remaining 22% of the traffic is distributed within the
study area.
. At build out, traffic on the arterials is expected to significantly increase (see Table 4).
. All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
. By the year 2020, the majority of study intersections are projected to meet the peak hour
traffic signal warrant.
. A proportionate share of the impacts of the individual sections at each of the study area
arterial intersections is summarized in Table 6.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic
volume.
. Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may
be required at some access and arterial intersections.
. McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is
forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access
intersections right turns lanes may be necessary.
. Uslick 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 Inlersectlons
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
tum lanes may be required. At Ustick Road a 5-lane seclion 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) thai 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 Brldgetower 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 10 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 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.
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 l50-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 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 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 ot a building permit (or other required permits).
whichever occurs first. Allow up to 30 business days to process the right-ot-way dedication
after receipt of 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 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
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. Vicinity Map
2. Site Plan
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Drawn: CB
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Ada County Highway District
David E. Wynkoop, President
Dave Bivens, 1 st Vice President
JudyPeavey-Derr, 2nd Vice President
Susan S. Eastlake, Commissioner
Sherry R. Huber, Commissioner
318 East 37th Street
Garden City 10 83714.6499
Phone (208) 387.6100
FAX (208) 387.6391
E-mail: tellus@ACHD.ada.id.us
August28,2002
TO:
Lee & Jill Woodbury
4365 N. Ten Mile Road
Meridian, 10 83642
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Craig Hood Ct't
Development Ailalyst
Planning & Development
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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/chronlproject file
City of Meridian
Construction Services
Drainage
Clint Boyle, C/O Pinnacle Engineers, Inc., 12552 W. Executive Drive, Ste B, Boise, ill 83713
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. J\c~ 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
4365 North Ten Mile Road, Meridian
Site address:
Owner:
Lee & Jill Woodbury
4365 N. Ten Mile Road
Meridian, JD 83642
Applicant:
Clint Boyle
C/O Pinnacle Engineers, Inc
12552 W. Executive Dr. Ste. B
Boise,lD 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 of Ten Mile Road, approximately Y. 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
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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
6.
Impacted Roadways
Ten Mile Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
McMillan Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
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.
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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/commercia/lots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
. On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant
proposed 929 residential lots, 8 commercial lots and a 585-unit multi-fami/y 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-scaie
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 park.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT)
of 276,764 vehicies 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 "CO 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-Iane section in the study area. At arteriai intersections
a~d 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-Iane 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-Iane 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-ot-Way
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-at-way
allows for the construction ot a 5-Iane roadway with curb, gutter, 5-toot 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 trom centerline) and
placing the sidewalk on Ten Mile Road within an easement. The District is supportive of the applicant
dedicating the amount ot right-ot-way that is required tor the const~uction 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-ot-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-toot wide concrete sidewalk on
Ten Mile Road.
3. Main entrance
Location
District policy 7204.11.6 restricts the location ot 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
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 parceis. The applicant is proposing to construct a stub street to the north. District
policy requires temporary tumarounds 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-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
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 jf 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, 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 20Q-feet north of the south property line. For the portion of the
sidewalk that meanders outside ofthe 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.
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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.
1 D. 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
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DOC VI.
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_ SffE. PLAN
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J\:~ Ada qounty Highway District
Right-of Way & Development Department
Planning Review Division
Site address:
This application requires Commi~sion 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). Tec~ Review for this item was held with the applicant on August 16, 2002. Staff
contact: Craig Hood, 387-6174, cpood@achd.ada.id.usc \:t
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File Number(s): Orawbridgd Subdivision, MAZ02-019/MPP02-015
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4365 North\Ten Mile Road, Meridian
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lee & Jill V\(oodbury
4365 N. Te~ Mile Road
Meridian, ID 83642
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Clint Boyle i
CIO Pinnacle Engineers, Inc
12552 W. E~ecutive Dr. Ste. B
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BOise, 10 83713
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Owner:
RECEIVEI'
Applicant:
^ ::rJ~ ^ ^ ^~,,?
Mv' J OJ t:i..:iJ..:-
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TI
CITY OF MERIDIAN
CITY CLERK OF~!rF
Application Information I
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 subj~ct site is located on the west side ofTen Mile Road, approximately Y. of a
mile south of McMillan Road. i
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Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Proposed common lots:
5.0-acres
" RUT
R-2
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Vicinity Map
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A.
Findings of Fact
1.
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Trip Generation: This d~velopment is estimated to generate 80 additional vehicle trips per day (10
existing) based on the Insjitute of Transportation Engineers Trip Generation Manual.
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Impact Fees: The impac~ fee rate from the fee tables for this use is $1,294 per unit that is >1,500
square feet and $1 ,055 p~r unit that is < 1,500 square feet, based on the impact fee ordinance in
effect at this time. i
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Traffic Impact Study: A traffic impact study was not required with this application.
Site Information: There i~ 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.
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2.
3.
4.
5.
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Description of Adjacent 15urrounding Area:
a. North: Turf Farm i
b. South: Single-family home on large lot
c. East: Agricultural iland (approved Bridgetower Subdivision)
d. West: Single-family home on large lot
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6.
Impacted Roadways
Ten Mile Road:
Frontage: ,
Functional Street Classif.d.tion:
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 ;.\djacent To and Near the Site
Ten Mile Road is currently iimproved with two lanes (no center turn lane) with no curb, gutter or
sidewalk on either side of the roadway.
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8. Existing Right-of-Way I
There is currently 50-feet df right-of-way (25-feet from centerline) for Ten Mile Road abutting the site.
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9. Existing Access to the Si~e
Other than the driveway s~rving the existing single-family home on the east side of the parcel, there
are no other delineated dri~eways.
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10. Site History
ACHD has not reviewed this site in the recent past.
11. Five Year Work Program!
Ten Mile Road from Ustic~ Road to Fairview Avenue is currently in the Five Year Work Program for
roadway improvements in 12005. There are no other roadways, bridges or intersections in the general
vicinity of this developme~t that are currently in the Five Year Work Program.
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12. Other Development in A~ea/Miscellaneous
Staff has recently been reeeiving large amounts of inquiries from developers in the northwest
Meridian area. Many dev~lopers are prepared to plat entire section-miles, and have site plans
developed. The preliminaJiy plans generally include upwards of 700 10 900 residential lots, schools,
office/commercial lots, and, city and neighborhood parks.
Some of the large develoPlnents within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heightsl Subdivision, Baldwin Park Subdivision and Utility Subdivision.
. On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
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Heights Subdivision. K;eltic Heights Subdivision is proposed to be 1,522 lots. The applicant
proposed 929 residenti~llots, 8 commercial lots and a 585-unit multi-family subdivision on
452. 16-acres. i
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. On October 17, 2001 trye Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivisipn 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 approv~1 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 qn 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).
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. On May 22, 2002, the qommission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The sllbdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buili1ings, 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 ~quare foot Middle School within the Meridian School District.
. On AU9ust 21, 2002, the Commission approved a preliminary plat application for a 144-lot
residential subdivision ~n 43-acres (Sundance Place Subdivision).
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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 th* 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 appea~ adequate, but when staff begins to add in a second or third large-scale
development, the traffic cap\lcities of these roadways (Ustick Road, McMillan Road, Ten Mile Road.
Linder Road) reach their 2020 planning thresholds.
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Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study ofthe northwestern Meridian area
from Ustick Road to Chinde~ Boulevard, and from Meridian Road to one-half mile west of Black Cat
Road. I
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One option for funding improving these roadways is the implementation of an extra-ordinary impact
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fee overlay district. Sund~nce Place Subdivision may also be subject to any extraordinary fees
that the District may impose.
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The second phase of the Istudy, the economic phase has been initiated and will focus on the cost of
the improvements deem~d 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 ~rea to handle the traffic generated by the proposed developments in the
area. This final estimate~ cost is not yet available, as staff is still reviewing street section options that
may reduce the right-of-w,ay costs.
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The following Executive ~ummary is from the completed North Meridian Traffic Study. It examines
the improvements that ar~ anticipated within the North Meridian Planning Area:
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EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY
The proposed 12-squ~re mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road (Sections 25-28, 33-36 ofT4N R1W and sections 29-32 of
T4N R1 E), is selected!Ada County Highway District (ACHD) for anticipated development build
out. The following are 'he principal findings and recommendations of the study:
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. By the year 2020 the study area is anticipated to develOp an additional 17,599 dwelling units,
2.744,000 sq. ft ofioffice 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 ~cres of park.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT)
of 276, 764 vehicle~ per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles
per hour (vph). Ou~ of these trips approximately 10% of the trips remain internal within each
section, and 6% of it he trips are pass-by trips.
. The distribution of ' it he 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
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directed towards ",;est and north. The remaining 22% of the traffic is distributed within the
study area. "
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. At build out, traffic o/n 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
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service of .C. or better.
. By the year 2020,]the majority of study intersections are projected to meet the peak hour
traffic signal warrari~.
. A proportionate share of the impacts of the individual se.ctions at each of the study area
arterial intersection~ is summarized in Table 6.
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. Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic
volume. I
. Chinden Boulevard lis forecasted with 5-lane section in the study area. Right turns lanes may
be required at som~ access and arterial intersections.
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. McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is
forecasted with a ~-Iane section west of Black Cat. At arterial intersections and at access
intersections right tyms lanes may be necessary.
. Ustick Road is fore~sted with a 5-lane section east of Black Cat. Ustick Road is forecasted
with a 3-lane sectioh west of Black Cat. At arterial intersections and at access intersections
right turns lanes may be necessary.
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B.
. Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at
access intersectio~s right turns lanes may be required.
. McDermott Road i$ forecasted with a 3-lane section in the study area. At arterial intersections
and at access inte~sections turn lanes may be required.
. Black Cat Road is iforecasted with a 3-lane section in the study area. At arterial interseclions
right turn lanes m;;iy be required.
. Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections
and at access inte~sections turn lanes may be required.
. Meridian Road re~uires 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.
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. Locust Grove Roa~ requires a 3-lane section in the study area. At arterial intersections right
turn lanes may be fequired. At Ustick Road a 5-lane section is forecasted.
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Staff recognizes that t~e amount of right-of-way dedicated with these improvements is
ovelWhelming, and tha~ ACHD may not have the funds to purchase such a large amount of right-
of-way. In this situatio~ it is likely that impact fee offset agreements will be utilized to offset the
amount of money that f-CHD will pay out-of-pocket to acquire the right-of-way.
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Findings for Consi~eration
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Right-of-Way i
District policy requires 96-f~et of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction jof a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
1.
2.
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REQUEST FOR MODIFIC~TION OF POLICY
The applicant has expressEpd an interest in dedicating less right-of-way (38-feet from centerline) and
placing the sidewalk on Ter 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 cqnstruct the roadway without having to compensate the applicant for
additional right-of-way. Th!3 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 ap easement for the 5-foot concrete sidewalk.
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Sidewalk i
District policy requires 5-fo~t wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). The
applicant should be require~ to construct approximately 330-feet of 5-foot wide concrete sidewalk on
Ten Mile Road. i
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Main entrance i
Location . i .
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 str~et. 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 Bridgetoy,!er Crossing Subdivision #2, on the east side of Ten Mile Road (Belltower
Drive). The proposed locati9n of Grand Rapids Drive does not meet District policy.
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REQUESTFOR MOOIFICPlTION OF POLICY:
The applicant does not hav~ 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
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3.
5
4.
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volumes. Therefore, staff recommends that the Commission grant a modification for the requirement
to construct Grand Rapid prive 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.
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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 m~jority of the sidewalk being in an easement. District policy 7204.4.1
requires 50-feet of right-o~cway for all streets except in unusual cases.
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3.
REQUEST FOR MODIFIOATION OF POLICY:
The applicant is requesting a reduced right-of-way width for the internal local streets because if 50-
feet were required, then t~e lot sizes would be below the minimum allowable for the proposed zone.
The District is supportive qf this design because the aoplicant is not proposing a reduced street
section, just a reduced rig~t-of-way width. In addition, the applicant is proposing to stub a street
(which could otherwise beicalculated into the buildable area of the lots) to the undeveloped property
to the north. The applicanl should dedicate an adequate amount of right-of-way (42-feet) that can
accommodate the 36-foot ~treet section with curb, gutter and part of the sidewalk, with the remainder
of the sidewalk being provided for in an easement.
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Stub Streets
District policy 7205.5 requires stub streets to provide intra-neighborhood circulation and to prOVide
access to adjoining parcell1. The applicant is proposing to construct a stub street to the north. District
policy requires temporary \urnarounds at the end of stub streets that serve more than one lot, or are
greater than 150-feet in le~gth. 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".
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Coordinate the sign plan fqr the stub street with District staff.
Driveways .
District policy 7207.8 states that direct access to arterials and collectors is normally restricted and the
developer shall try to use c;6mbined 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. .
Special Notification!to Applicant
This development may be ~ubject 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.
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D. Site Specific Conditions of Approval
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1. Dedicate 48-feet of right-of-way from the centerline of Ten Mile Road abutting the parcel by
means of a warranty dee~. The right-of-way purchase and sale agreement and deed must be
completed and signed b~ 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. A'lIow up to 30 business days to process the right-of-way dedication
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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
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submits a letter of appli~ation to the impact fee administrator prior to breaking ground, in
accordance with the AQHD Ordinance in effect at that time (currently Ordinance #195).
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Dedicate 38-feet of righ~-of-way from the centerline of Ten Mile Road abutting the parcel by
means of a warranty de'ed. 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 ~rior 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 reque'~ted 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 appli~tion to the impact fee administrator prior to breaking ground, in
accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195).
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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 t~e 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 fO~ the sidewalk.
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3. Close the existing drive~ay on Ten Mile Road, located approximately 140-feet north of the
south property line, with !Iandscaping, berming, temporary curbing, or other ACHD approved
method to prohibit acceSs to the driveways, as proposed.
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4. Construct Grand Rapidsi Drive as a 36-foot street section within 42-feet of right-of-way,
located approximately 2l!l0-feet north of the south property line. For the portion of the
sidewalk that meanders butside of the right-of-way, provide the District with an easement for
the sidewalk. I
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5. Construct a stub street to the property to the north as proposed and install a sign at the
terminus of the roadway Istating 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 ap'plicant 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.!
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6. If the Highway District establishes an extra-ordinary impact fee area for the North Meridian
Area, Drawbridge Subdi~ision may be subject to an extraordinary impact fee.
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7. No direct lot access to TJn Mile Road is proposed and none is approved with this application.
Direct lot or parcel acces~ to Ten Mile Road is prohibited. Lot access restrictions, as
required with this application, shall be stated on the final plat.
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B. Comply with all Standardl Conditions of Approval.
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9.
10.
11.
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D.
Standard Conditions of Approval
1.
Any existing irrigation facil)ties shall be relocated outside of the right-of-way.
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All utility relocation costs ~ssociated with improving street frontages abutting the site shall be borne
by the developer. I
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Replace any existing dam~ged curb, gutter and sidewalk and any that may be damaged during the
construction of the propos~d development. Contact Construction Services at 387-6280 (with file
number) for details. i
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Utility street cuts in pavem:ent less than five years old are not allowed unless approved in writing by
the District. Contact Cons!ruction Services at 387-6280 (with fi!enumbers) for details.
All design and constructio~ shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinan4es unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare andicertify all improvement plans.
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The applicant shall submit irevised plans for staff approval, prior to issuance of building permit (or
other required permits), wtlich incorporates any required design changes.
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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.
2.
3.
4.
5.
6.
7.
8.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also knovi{n as Ada County Highway District Road Impact Fee Ordinance.
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It is the responsibility of th~ applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the ap'plicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required ito call DIGLlNE (1-800-342-1585) at least two full business days prior to
breaking ground within AC~D right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACH:D conduits (spare or filled) are compromised during any phase of
construction. I
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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 Highwa~ District. The burden shall be upon the applicant to obtain written
confirmation of any change' from the Ada County Highway District.
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Any change by the applica~t 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 restric~ions 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 s~ught.
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 i~tended 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 Pian
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_ S\"lE PLAN -
Sep 05 02 02:11p
Meridian Fire Department
8950390
p.3
/
losepll Silva
o.p.Iy Chief
Meridian Fire Departmenl
540 E. F....~lin Rd.
Meridian, ld 83642
(208) 888.1234
Fax (208) 895.0390
Meridian Fire Department
RECEIVElJ
August 27,2002
"..., 0 : '."f.'"
.,' . .".c
".;~. "f Lu ~~.
CITY OF MERIDIAN
CITY CLERK OFFKT
TO: Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECf: Drawbridge Subdivision File #AZ 02.019
111e following will be the requirements and/or concerns to provide minimum levels of fIre protection for
the proposed project:
I. That a lire.f1ow of 1,000 gallons per minute shall be available for duration of 2 hours to service
the entire project. Fire hydnlnts shaJJ be placed on comers and an average of 400' apart. 1997 UFC
Appendix ill.A Show all fire hydrants within 500' of the project on the fmal plat.
2. Operational fire hydrants and temporary or pennanent street signs are required before
combustible construction begins, UFC 901.4.2 & 901.3
3. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final Approval of the fire hydranllocations 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 tbat 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 Ada COlUlty Highway Standards for base material. UFC 902.2.1
8. Any roadway greater than ISO' in length lbat i, nol provided with an outlet ,hall be required to
have a turn around; this requirement may apply during the phasing of the project.
9. Increase radii from 45' to 50' on Iemporary turnaround.
. . . . . . . . . . . . . . . . . e .. .. . . . . . . . .
895133913
PAGE,133
SEP 135 '132 14:113
(I ~~~iR~~ CENTRAL DISTRICT HEALTH DEPARTMENT
'If HEALTH Environmental Health Division
DEPARTMENT RECEIVED
~"''''-<-JL''JJ7-e.
Return to:
o Boise
DEagle
o Garden City
~eridian
City of 1l'lerl(llan OKuna
City Clerk Office 0 ACZ
<;2 ,. j., 0 Star
AIIG - 8 2002
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
,4~C)2.-01?
~ We have No Objections to this Proposal.
o 2. We recommend Denial of this Proposal.
o 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
o 4. We will require more data concerning soil conditions on this Proposal before we can comment.
o 5. Before we can comment conceming individual sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
o 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
o 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
o central sewage 0 community sewage system 0 community water well
o interim sewage 0 central water
o individual sewage 0 individual water
o 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Weliare,
Division of Environmental Quality:
o central sewage 0 community sewage system 0 community water
o sewage dry lines 0 central water
------
o 10. Run-off is not to create a mosquito breeding problem.
o 11. . This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
o child care center
014.
Date: h -.6...J..QS..
Reviewed By: <-- A::/ L---~
Review Sheet
COHO 9100 Ikc
/
MAYOR
Robert D. Corrie
~;'dl~Y4 \
~ IDAHO I~
~. ./
^>>
't.!!JLTRI'''-'':;lRPV,.,'l~ 1lIIICE
~ 1'l.\'l3
PARKS & RECREATION
(2Q8. 888.3579. Fa;.. 898-S5\l\
PUBLIC WORKS
(208) &()&~55QO .F<lx 887-} ~\}7
BUILDING DEPARTMENT
(208) 887.2211 . Fax !:I87- [llJ7
PLANNING AND ZONING
(208) 884.5533 . F,., 888.68;-1
LEGAL.. DEPARTMENT
(208) 288-2499 . F<lx 288';~501
CITY COUNCIL MEMBERS
Tammy d~Weerd
William L. M. Nary
.
Cherie McCandless
Kc-iLh Bird
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN to trY
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
Alln: Will Berg, City Clerk, by: September 12, 2002
Transmittal Date: July 31, 2002 Hearing Date: September 19, ~002
File No.: AZ 02-019
Request: Annexation and Zoning of 5.01 acres from RUT to R-2 zones 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)
Jerry Centers, P/Z (No VAR, VAG, FP)
Leslie Mathes, PIZ (No VAR, VAG, FP)
Keven Shreeve, PIZ (No VAR, VAG, FP)
Keith Borup, PIZ (No VAR, VAG, FPI
Robert Corrie, Mayor
Bill Nary, CIC
Tammy deWeerd, CIC
Keith Bird, CIC
Cherie McCandless, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAG, FP)
Building Department Your Concise Remarks:
Fire Department
V P.olice Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power CO. (FP/PP only)
U.S. West (FP/PP only)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (AnnexaUon only)
:>
C-
RECEIVED
SEP - 4 2002
City of Meridian
City Clerk Office
33 EAST IDAHO. MERIDIAN. IDAHO 83642
(208) 888.4433' Fax (208) 887.4813 . City Clerk Omce Fax (208) 888.4218 . Human Resources Fax (208) 884.8723
/
MAYOR
Rohcrt D. Corrie
.<1:.
.,~ ~~.,
;;:;'frd:~~ .~
oW'e;;dl;i-~.; '\
k IDAHO l~
" .//
I> 'l!!!t..iRI'~<"r:HV"'\.l~. 51"(f
'1903
PARKS & RECREATION
(208 888-3579 . Fax 898-5501
PUBLIC WORKS
(208) 898-5500 'Fax 887-1297
BUILDtNG DEPARTMENT
(208) 887-2211 . Fax 887-1297
PLANNING AND ZONING
(208) 884-5533 . Fax 888-685-l-
LEGAL DEPARTMENT
(208) 188.2499 . Fa:ot 288-250 I
CITY COUNCIL MEMBERS
T;J,mmy deWeerd
William L. M. Nary
Cherie McCandless
Keilh 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.: AZ 02-019
Request: Annexation and Zoning of 5.01 acres from RUT to R-2 zones 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, PIZ (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, CIC
Cherie McCandless, CIC
v Water Department
Sewer Department
Sanitary Service (No VAR. VAC. FP)
Building Department Your Concise Remarks:
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FPIPP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power CO. (FPIPP only)
U.S. West (FPIPPonly)
Intermountain Gas (FPIPP only)
Bureau of Reclamation (FPIPP only)
Idaho Transportation Department (No FP)
Ada County (AnnexaUon only)
o;..~t;t~
RECEIVED
AUG - 8 2002
City of Meridian
City Clerk Office
33 EAST IDAHO. MERIDIAN, IDAHO 83642
(208) 888.4433' Fax (208) 887.4813 . City Clerk Ortice Fa, (208) 888-4218 . Human Resources Fax (208) 884.8723
~&~1~'Z)~
C~CW~ET SOUTH NAMPA, IDAHO 83651.4395
RE .l!il V ~.LJ FAX # 208.463.0092
AUG 2 0 2002
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466.0663
August 15, 2002
Will Berg, City Clerk
City of Meridian
- TITaifTda0
Meridian, ill 83642
City of Meridian
City Clerk Ofne""
Re: AZ 02-019 Annexation and Zoning from RUT to R-2 for proposed Drawbridge
Subdivision
Dear Commissioners:
The Nampa & Meridian Irrigation District has no comment on the above-mentioned
application as it is out of our District.
Sincerely,
1J'u/#~
Bill Henson, Asst. Water Superintendent
NAMP A & MERIDIAN IRRIGA nON DISTRICT
BH: din
C: File - Shop
File - Office
Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS. AO,OOO
MAYOR
Robert D. Corrie
. !f!'"
~~'
............
:.-'r
~_~~t; "~f: '
oW;;;di;~~'~; '\
~ IDAHO I'
oA j/
z., ./
'~"Ldr.T"f:"'<;IIRFV~I~QmcE
!19(13
LEGAL DEP.'RTMENT
(208) 288.2499. Fa, 288.2501
PARKS & RECREATION
(208888.3579. Fax 898.5501
PUBLIC WORKS
(208) 898.5500 'Fax 887.1297
BUILDING DEPARTMENT
(208) 887-2211. Fax: 887-]297
PLANNING AND ZONING
(208) 884-5533 . Fax 888.6854
CITY COUNCil MEMBERS
Tammy deWeerd
William L. M. Nary
Cherie McCandless
Keith Bird
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: September 12,2002
Transmittal Date: July 31,2002 Hearing Date: September 19,2002
File No.: AZ 02-019
Request: Annexation and Zoning of 5.01 acres from RUT to R-2 zones 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, PIZ (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 Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FPIPP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power CO. (FPIPP only)
U.S. West (FPIPPonly)
Intermountain Gas (FPIPP only)
Bureau of Reclamation (FPIPP only)
Idaho Transportation Department (No FP)
Ada County (Annexation only)
RECE,IVED
AUG.3 0 700~
AUGOl 2002
CITY OF MERIDIAN
WASTEWATER DEPT.
City of Meridt!,n
City Clerk Off,cc
33 EAST IDAHO. MERIDIAN, IDAHO 83642
(208) 888.4433. Fax (208) 887.4813 . City Clerk OtIice Fax (208) 888.4218 . Human Resources Fax (208) 884.8723
SEP-5-2002 10:01R FRDM:Sanitar. Services, I 208-888-5052
/
M,o,yO:'.
Roben D. C, '.'
TO: 8884218
P:8/9
oU'erldl~ '\
~T..:~'~~~'~/
.(1101
CITYCOUNCIU' ..IOeRS
T.Jmmy uc'Yo...!'J
Willi.m L. M ;.'ry
Ch~rIC: M"'CJ', :.:is'
K':lth 01.
LEGAL DEPAR'TMENT
(ZOIl) 288--2.499.. F.1X :!S8-2S01
PARKS &: RECREATION
(101 338.lS79. P.u $08.5501
PUBUC WORKS
(201) 1?&-S500 'F.. 881.1197
BUILDING DEFAR'TMENT
12081 881.2211 . Fo. 817.ll97
PLANNING AND ZONING
{lO81 8$4-Sm . Ri< 888..615'
TRAN' iilTTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
Tp i, ,;.c that your comments and recommendations will be consldered by the Meridian Planning
and Zonlnr ::ommission, please submit your comments and recommendations to Meridian City Cler1Cs Office
Altn: Will E j, City CleJ1<, by: September 12, 2002
Transmittal '. 's: July 31, 2002 Haaring Date: September 19, 2002
File No.; :. '02-G19
Request:. 1 cxation and Zoning of 5.01 acres from RUT to R-2zones for proposed
l ...wbridge Subdivision
By: I ,nacle Engineers, Inc.
Location 01 ' ~=rty or Project: 4385 North Ten Mile Road
v
.j ZJremba, PIZ (No VAR. VAC. FP)
, CcnlelS, PIZ (WO VAR. VAC. FPJ
, Mathes, P/Z (No VAR. VAC, FP)
. ,1 Shreeve, P/Z (No VAR, VAC. FP)
1 Borup, PfZ (No VAR. VAC. FP)
. rt Come. Mayor
, ,ary, C/C
,ny deWeerd, CIC
Bird,C/C
I"~ McCandless, CfC
.f Department
. r Department
'dry Service (No VAR VAC. FP)
ng Department Your Concise Remarks:
lepartment .J~ ('~ ""hi _. ,......
, Department
.,tlorney
.ngineer
I~nner
Department
Meridian School District (No FP)
Meridian Post Office (FPIPP only)
Ada County Highway DistliCl
Community Planning Assoc.
Central Distrtct Health
Nampa Meridian lrrig. Distlict
SeWers Irrigation District
Idaho Power CO. (FPA"P only)
u.s. west (FPlPPonIy)
Intermountain Gas (FPlPPonIy)
Bureau of Reclamation (FPIPP only)
Idaho Transportation Department (No FP)
Ada County (AnnOltl1lon only)
6l-r"'..c.,~ "'-;It\c. . ~jLLh'&.n~u s.~.t.
33 EAST IDAHO. MERIDIAN, IDAHO 83642
(20S) g \. Fa, (208) 887-4813 . CI'Y Clerk Ollico F", (208) 888.4218 . Hum.. Resoore" Fu (208) SB4-S723
SEP 05 '02 10:11
208-888-5052
PAGE. 08
PUBLIC HEARING
SIGN-UP SHEET
DATE
Sc:ptt"IY\hf'Y' \9,2m2 lterTl NO.q
PROJECT NUMBER A I 0 'Z. - 6 l'i
PROJECT NAME
U((lI\\hy'rg- SJhrt;\);"I'rn
NAME FOR AGAINST
.
1.1 YEIT
j.\IY
SEP I 9 2002
CITY OF MERIDIAN . ~
.
.