HomeMy WebLinkAboutBridgetower Crossing PP 02-014
PP 02-014
September 19. 2002
ITEM NO.
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Primeland Development
14
REQUEST Tabled Public Hearing from September 5. 2002 - Request for Preliminary Plat approval
of 439 building lots and 50 other lots on 209.01 acres in an R-4 zone in a PUD for Bridgetower
Crossing East Subdivision - northeast comer of North Ten Mile Road and West Ustick 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:
SETTlER'S IRRIGATION:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
See Previous Item Packet
See Attached Comments
'1-tC&rYZYY/#r2~ ~oDaL
Jod--v
5-0
Contacted:
Phone:
Date:
Materials presented at public meetings shall become properly of the City of MendiQn.
PUBLIC HEARING
SIGN-UP SHEET
PROJECT NAME
Spp~ 10;,20D2-
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DATE
PROJECT NUMBER
NAME . FOR AGAINST
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R,ECEIVEJ)
SEP I 9 2002
CITYOFMERHlIAN
.
MAYOR
Robert D. Corrie
BUB OF TREASURE VALLEY
A Good Place to Live
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CITY COUNCIL MEMBERS
WilliamL.M. Nary
Keith Bird
Tammy deWoerd
Cherie McCandless
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433' FAX (208) 887-4813
City Clerk Office Fax (208) 888-4218
, ~
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533' FAX 888.6854
MEMORANDUM:
To:
Planning & Zoning CommissionlMayor & City Council
Bruce Freckleton, Senior Engineering Tech ~-
Brad Hawkins-Clark, Interim Planning DirectO~e....
BRlDGETOWER CROSSING EAST SUBDIVISION
- Preliminary Plat of209.01 Acres with 439 Buildable Lots and 50 Other Lots by
Primeland Development Co., LLP (File PP-02-0J4)
September 16, 2002
RECEIVED
SEP I 7 2002
Q!9' OfMeridiau.
..Cit1C1erk 01Iiae:
From:
Re:
We have reviewed this submittal and offer the foUowiog commenD, as conditions of the
applicant. These conditions shaD be considered in full, unless expressly modified or deleted
by motion of the Meridian City CODDciI:
APPLICATION SUMMARY & BACKGROUND
The Applicant, Primeland Development, is proposing to subdivide the eastern portion of the
already approved Bridgetower Crossing Planned Development (PD). All of the property was
annexed in 2001 with the PD application and is zoned R-4. This portion of the development
comprises just over half of the overall acreage of the PD (370.55 acres) and has a net density of
2.84 d.uJacre. The subdivision includes a community office/clubhouse, an internal network of
pathways and a 12.5-acre elementary school site. Special building setbacks and block lengths
were approved as part of the PD application. While there are still many unbuilt phases of the
western half of Bridgetower Crossing, this Preliminary Plat application was required to be
submitted by July 1, 2002 due to the inclusion of the new elementary school site on McMillan
Road. In order to accommodate the Joint School District No. 2's timeframe to build a new school
in this section, the Preliminary Plat was required to be submitted at this time.
The Preliminary Plat is in substantial compliance with the PD approved in 2001. The main
changes are as follows:
1. A new public street connection has been added to access McMillan Road, just west of the
elementary school site;
2. One micropath was eliminated from the Preliminary Plat that was shown on the PD
concept plan (as Lot 20, Block 20)
BridgetoweICros EastFP
PP-OZ..(J14
Planning & Zoning CommissionlMayor & City Council
September 16, 2002
Page 2
Staifis recommending approval of the Preliminary Plat with conditions. We have recommended
the addition of two (2) stub streets that were not shown in the approved PD. Also, the Fire
Department is recommending a couple of modifications to micropaths that will allow for two
emergency access points into some of the "pod" neighborhoods. The Settlers Irrigation District
conditions will have some impact on the design of certain portions of the project, particularly the
Settlers Canal along the north boundary.
LOCATION
The subject parcels are located in the eastern half of Section 35, Township 4N, Range 1 W,
between Ustick Road and McMillan Roads and between Ten Mile and Linder Roads. It lies north
of Bridgetower Crossing No. 1 (already final platted) and east of Bridgetower Crossing No. 2
(being recorded).
SURROUNDlNG PROPERTIES
The subject property is located in an area designated as Single-Family Residential in the 1993
Comprehensive Plan (the Plan under which this application must be reviewed). The proposed
commercial area at the NE comer of the project is allowed as an excepted use through the PD
Ordinance and is zoned R-4.
The surrounding uses follow:
North - Agricultural, zoned RUT (Ada Co.). The three out-parcels owned by Anderson,
Rupp and Kelso, zoned RUT, have rural residential and other agricultural outbuildings.
South - Bridgetower Crossing No. 1 and Creason Lateral
East - Agricultural and single-family homes, zoned RUT (Ada Co.)
West - Bridgetower Crossing Subdivision, zoned R-4
CURRENT OWNERS OF RECORD
There are three separate property owners of the parcels within the boundaries of this plat. E.L.
Bews is the owner of the three (3) parcels abutting McMillan Road, Young Lands, Ltd.
(represented by Harry D. Young) is the owner of the 92-acre parcel along the eastem half of the
plat, approximately V. mile south of McMillan, and Primeland Development owns a small parcel
at the south end of this plat. Each owner has submitted notarized consent for the applications.
PRELIMlNARY PLAT FINDlNGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The coufonnance ofthe 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;
BridgetowerCrossngEastPP
PP-02-0l4
Planning & Zoning CommissionlMayor & City Council
September 16, 2002
Page 3
Upon extension of sanitary sewer and water mains by the developer, Staff finds that there
are adequate public services available to accommodate this development.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The puhlic financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures for providing
supporting services.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Councilor Commission's
attention.
ADDITIONAL CONSIDERA nONS
1. Relationship of Pre Plat to PD Concept: The following note (on page 10, Item #12)
was included in the Decision and Order Granting the CUP for Bridgetower Crossing,
outlining how the subject application corresponds to the approved PD application:
"This project is approved in concept only. The concept includes: maximum
number of residential lots not to exceed 692 (does not include townhouse lots).
mixed uses. school site, setbacks, collector roadways, amenities and open space.
The applicant recognizes that the approval is in concept only and that detailed
approval shall be required by submittal of all appropriate applications, including,
but not limited to, preliminary plat or plats and conditional use permit or permits.
The detailed approval shall be subject to all applicable Ordinances unless
otherwise approved under the original Planned Unit Development application. "
2. Phasing Plan: The phasing order shown on the Preliminary Plat differs from the phasing
shown on the approved PD. The Applicant should clarify for the P&Z Commission which
phasing will be followed. Specifically, the developer must coordinate with Joint School
District No. 2 to ensure all necessary public infrastructure is constructed to serve the
school prior to the District receiving building permits for the elementary school (cuITently
shown in Phase 1 but abutting Phases 3, 5 and 6 of Bridget ower Crossing East).
Bri~EastPP
PP-Q2-014
Planning & Zoning CommissionlMayor & City Council
September 16, 2002
Page 4
3. Street Sections: The application states the local street sections will be 33 feet wide.
However, ACHD's approval report (pg. 18) states all streets will be 36 feet wide.
Applicant should clarifY this discrepancy at the P&Z Commission hearing.
4. White Drain Pathway: Condition #8 (pg. 7) of the approved PD states, "Since the
pathway adjacent to the White Drain stubs to both Ten Mile Road and the eastern
boundary of the subdivision, this segment of the pathway shall be considered a public
pathway and part ofthe City's master pathway plan. The Applicant shall also address this
issue with the Parks & Recreation Department." Neither the application text nor the
Preliminary Plat map addressed this PD condition. The Parks Department has not yet
commented on the need for a public path in this location. Unless the Parks Department
submits a written statement to the record that a public pathway is not required, P&Z Staff
recommend a public pedestrian easement in favor of the City of Meridian be shown
adjacent to the White Drain.
5. Settlers' Irrigation District:
A} The 7-31-02 letter submitted by Mr. Nathan Draper of Settlers Irrigation District
requires a 50' easement on the Settlers Canal. The Preliminary Plat calls-out a 40'
easement. After relocation of the canal to the south from its existing location, the required
50' easement may encroach into several lots along the north boundary. The Applicant
will need to clarifY this discrepancy.
B) The Settlers' letter also requires 12' wide access roads to be constructed on both sides
of the Settlers Canal and to fence the canal. Staff does NOT agree with these conditions
as it will significantly impact the McMillan Road street buffer design and downgrade the
ability to feature McMillan Road as a pedestrian avenue. Staff recommends the Applicant
approach Settlers' to negotiate a single access road and fencing on just the south side of
the canal.
PRELIMINARY PLAT REQUIREMENTS
General
1. Applicant shall modify the Preliminary Plat to re-number the lot and block numbers
associated with Block 20 on Sheet 1 of 3. Specifically, the block starting at the southeast
corner ofN. Palatine Way and W. Los Flores Drive should become a different block than
number 20. Submit a revised Preliminary Plat with corrected numbering at least ten (IO) days
prior to the City Council hearing.
2. The developer must coordinate with Joint School District No.2 to ensure all necessary public
infrastructure is constructed to serve the school lot prior to the District receiving building
permits for the elementary school.
3. Add the "Right to Farm" note to the plat.
BridgetowmCros:rng EllStPP
PP-02-0l4
Planning & Zoning CommissionlMayor & City Council
September 16, 2002
Page 5
4. Obtain a letter from the Ada County Street Name Committee, approving the subdivision and
street names. Make any corrections necessary to conform.
Public Works
1. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2. Sanitary sewer service to this site shall be via construction of new mains to the newly
installed White Trunk Line. Applicant will be responsible to construct the sewer mains to and
through this proposed development. Subdivision designer to coordinate main sizing and
routing with the Public Works Department. Sewer manholes are to be provided to keep the
sewer lines on the south and west sides of the centerline.
3. Water service to this site is being proposed from extensions of existing mains. Applicant will
be responsible to construct the water mains to and through this proposed development.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. Water service to this development is contingent upon positive results from a
hydraulic analysis by our computer model. Flow and pressure from the existing mains
should be monitored with the Meridian Water Department.
4. The developer shall be responsible for the payment of sewer and water assessment fees, as
well as the actual physical connection of the existing homes located within the boundaries of
this subdivision.
5. Underground pressurized irrigation must be provided to all landscape areas on site. Due to
the landscape area, primary water supply connection to the City's mains will not be allowed.
Applicant shall be required to utilize any existing surface or well water for the primary
source. Applicant has not indicated whether the pressurized irrigation system within this
development is to be owned and maintained by an association or an lITigation District. If the
system is being proposed as a private system, plans and specifications for the iITigation
system shall be reviewed by the Public Works Department as part of the development plan
review process. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval.
6. The soils investigation report submitted with the application indicates that groundwater was
encountered within the project site. Design engineer to provide a statement of compliance,
prior to the approval of development plans, that certifies that the centerline finish grade of the
streets, public or private, is at least three feet above the established normal ground water
elevation. This is an effort to ensure that the building footings are at least one foot above the
high groundwater.
7. Please submit any updated soils/groundwater monitoring data collected since the initial
investigation date.
Bridgel:oweICrossnEast.PP
PP-02-014
Planning & Zoning CommissionlMayor & City Council
September 16, 2002
Page 6
8. Please show all proposed permanent and temporary sanitary sewer construction easements on
the Preliminary Plat map.
9. If Settlers' lITigation District easements on the Settlers Canal, White Drain or Coleman
Lateral encroach into buildable lots, provide a copy of the executed encroachment agreement
with the Settlers' District, indicating how the land underlying these easements may be used,
prior to signature on the final plat. If encroachment is not granted, the easement area will
need to be removed from the building lots.
StreetslPathwavs
1. Per Ordinance 12-13-10-8 (Landscape Ordinance, Parkways), provide detached sidewalks
adjacent to McMillan Road and Linder Road. The minimum width of the parkway area
between the curb and sidewalk is five (5) feet.
2. In accordance with Ordinance 12-4-5 (Block Lengths), add a new stub street between Lots 20
and 23, Block 18 and between Lots 31 and 33, Block 26. Submit a revised Preliminary Plat
at least ten (10) days prior to the City Council hearing that complies with this design.
3. To comply with Condition #8 of the Planned Development, a public pedestrian easement in
favor of the City of Meridian shall be shown adjacent to the White Drain (easement location
to be determined by Applicant in coordination with the Parks & Recreation Department). The
easement shall be at least ten (10) feet wide. The pathway shall have a minimum of five (5)
feet oflandscaping adjacent to both sides at all times.
4. Applicant shall be required to construct open-vision fencing or four-foot-high solid fencing
(max.) along both sides of all micropaths. Lattice that is at least 80% open shall be allowed
atop a four-foot solid fence. The developer shall place a deed restriction on the' residential
lots adjacent to these micropaths to prohibit the construction of any fencing on the residential
lot higher than four feet on the sides adjacent to the pedestrian walkway lot.
Landscanin2IFencinl!:
1. A permanent, six-foot high, solid fence shall be constructed along the perimeter of the
subdivision adjacent to existing agricultural land. Said fencing shall be constructed prior to
applying for building permits in each phase. Submit detailed fencing plans for review and
approval with submittal of each Final Plat application. A letter of credit or cash will be
required for all fencing prior to signature on the Final Plat. No fencing is permitted within
required landscape buffers.
2. A detailed landscape plan for the common areas, pathways, and types of construction shall be
submitted for review and approval with the submittal of each Final Plat application. The
landscape plan must include sizes and species of trees, shrubs, berminglswale details, and all
proposed ground coverltreatment. A letter of credit or cash surety in the amount of 110% will
be required for all fencing, landscaping, pressurized irrigation, etc., prior to signature on the
BridgetuweJCroosngEll5lPP
PP-02-0l4
Planning & Zoning CommissionlMayor & City Council
September 16, 2002
Page 7
Final Plat.
3. Applicant shall submit detailed grading plans of the stormwater ponds for review and
approval by the Public Works Department with each Final Plat application.
4. All stormwater ponds shall be designed in accordance with Ordinance 12-13-14.
5. Per the Landscape Ordinance (12-12-13), a minimum of one (1) deciduous shade tree per
8,000 sq. ft. must be planted upon all common open space lots.
Blocks & Easements
1. No irrigation easement is shown for the relocated Settlers Canal along the south side of
McMillan Road. Applicant shall modify the plat to reflect this easement prior to the City
Council hearing on the Preliminary Plat. If the easement encroaches into the lots, the
Applicant must submit a copy of a letter from the appropriate irrigation district stating there
are no foreseeable problems with this encroachment into the irrigation easement. Prior to
signature on the Final Plat, submit a copy of an encroachment agreement granting the final
approval of said building encroachments.
2. No irrigation easement is shown for the relocated 3D-foot Coleman Lateral easement in
Blocks 18 and 26. Applicant shall modify the plat to reflect this easement prior to the City
Council hearing on the Preliminary Plat. If the easement encroaches into the lots, the
Applicant must submit a copy of a letter from the appropriate irrigation district stating there
are no foreseeable problems with this encroachment into the iITigation easement. Prior to
signature on the Final Plat, submit a copy of an encroachment agreement granting the final
approval of said building encroachments.
Preliminary Plat Recommendation
Staff feels the majority of the outstanding issues listed above can be reasonably resolved and/or
fulfilled by the Applicant. We recommend approval of the application with conditions as noted
above.
Bridget:owerCro East.PP
PP-Q2-014
Joseph Silva
Deputy Chief
Meridian Fire Department
540 E. Franklin Rd.
Meridian, Id 83642
(208) 888-1234
Fax (208) 895.{)390
Meridian Fire Department
August 23, 2002
RECEIVED
AUG 2 3 2002
TO:
Meridian Planniug & Zoning Commission
City Of Meridian
City Clerk Office
FROM:
Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT:
Bridgetower Crossing East Subdivision PP 02-014
The following will be the requirements and/or concerns to provide minimum levels of fife protection for
the proposed project:
1. One and two family dwellings will require a fife-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400'
apart. 1997 UFC Appendix III-A
2. Commercial and office occupancies will require a fife-flow consistent with the Uniform Fire
Code to service the proposed project. Fire hydrants shall be placed an average of 400' apart.
1997 UFC Appendix III-A
3. The fife department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fife and emergency medical service vehicles. Tills cost of this installation is to be
borne by the developer.
4. Acceptance of the water supply for fife protection will be by the Meridian
Water Department.
5. Final Approval of the fife hydrant locations shall be by the Meridian Fire Department.
6. All roads shall have a turning radius of28' inside and 48' outside.
7. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per
section 1103.2.4 of the Uniform Fire Code.
8. All access roads within the project shall have a clear driving smface with a minimum
width of 20' available at all times. Typical street width of 34' will be allowed to have parking on
both sides. The typical collector street with a width of 29' will be required to have restricted
parking to only one side. Restricted parking will be required for Blocks 2, 58, 57, 20, 36, and 28.
UFC 902.2.2.1
9. Operati~!JIl!\;,:1W; "hydrants and temporary or permanent street signs are required before
combustibI~!cOri~tiucti<lti'begins. UFC 901.4.2 & 901.3
, - '-'. '. . . . . . . . . . . . . . . . . . . . . . . . . . .
August 23, 2002
Page 2
10. The phasing plan may require that any roadway greater than 150' in length that is not provided
with an outlet shall be required to have a turn around.
II, A minimum of two points of access will be required for any portion of the projec~ which serves
more than 30 homes. It is recommeuded that a 20' wide micropatll capable of carrying 75,000
Ibs. be provided at the following locations- Block 18 lot 9 which would have be redirected to the
NW to connect with N. Coppercloud Way, Block 20 Lot 15 to connect with North Quintale Ave.
In additiou provide a 20' micropath near Block 20 Lot 118 to connect with Block 20 of the Office
Development. These micropaths would be equipped with knock down bollards to provide
secondary emergency access to the affected Blocks. UFC 902.2.1
12. The proposed 432-lot subdivision with an estimated 2,9 residents per household would have a
total estimated population of 1,252 residents at build out. The 6 office lots and 1 school lot will
have an unknown transient population and will have an unknown impact on Meridian Fire
Department call volumes. The Meridian Fire Department has experienced 2069 responses iu the
year 2000 and 2251 calls for service in 2001. According to a report completed by Fire &
Emergency Services Consulting Group in February of 2000 our requests for service are projected
to reach 2800 in the year 2005 and 3800 by the year 2010.
13. The proposed project lies outside the five-minute response zone goal. Achievement of this
goal is subject to budgetary constraints and is intended to enhance the probability of a
favorable outcome on a reqnest for Basic Life Support. The budget constraints are typically
defined as capital outlay for facilities that are located within 1.5 miles from a given location
and sufficient operational funds to staff the facilities.
L Set 19 02 04: 48p
p.2
BICKY BOWCUTT PlAMMING SEIVlCES
IIUU E. Valli.1I Lr.
EIISh;-,Id:ih(l R3616
I'hum: 48"-3904 Fnx: 9J8-6Zj()
September 18. 2002
City of Meridian
Attn: Planning and ZOOlng Commission & Planning Staff
33 East Idaho
Meridian, Idaho 83M2
RECEIVED
SEP 19 2002
CITY OF MERIDIAN
Re: Bridgetower Crossing East Sulxlivision (Rc'Sponses to Preliminary Plat Stall Report )
Dear Commission Members and Planning Staff
ADDITIONAL CONSIDERATIONS
I. The preliminary plat is consistent and in compliance with the approved planned unit
development concept with exception of phase revisions.
..;.c~cf,'-
\:"'~
,
2. The phasing plan was modified on the preliminary plat to "ccommodote tbe ..timated Deed
for the elementary school site. The phase lin... have also been adjusted due to engineering
reasons alld market conditioD&. The applicant requests 'OexibiUty in phasing tbe developmeot
due to the size aod complexity of tile project. The applicant oeedll. the ability to iocrea~e or-
de<:re".. the size of lbe phases due to market cooditions.P1ease grant tbe staff latitude;
to review miIIor cbangea to the phalliog.. .
3. The condition of approval refnenced by the .talr in tbe ACHD report reads .s follows:
"Unless otherwise approved, coostruct all public roads wilbia the subdivision as 36-fool
street .edi""" with curb, gutter ond S-foot sidewalks within 5O-feet nf right-of-way."
Tbe ACHD manu,,' allow. for a reduced street sectiou consisting of 33 reet witbin a 50 rool
right-of-way, Tbe ACHD staff ha. indicated tbe pbrase ~.1itii'erwise'..pproved) allows tbe
staff to cOllSider tbe r<<llKed street _lioo where appropriate. This allowance has been
granted 00 other projects using the s-lIme la.oguage.
4. The applicant is in support of a patbway along tbe White Drain. We bav. been working witb
Settlers Irrigation Dutrict Staff aud Board of DirectorJl rGr (2) years 00' tbe issue of using tbe
White Drain 8S an ameoity witb a pathway nmuing parallel along, the south side_ Settler's has.
changed their positioo on this mnltiple nmes.1lheit>lClII'reotpositionciotheWhiteDrain willf
'.....reIoellfed.and Jeftopen.;Ilbort .egments oftbe drain may be piped under T'03dways and in
areas where inadequate spaee is: available to accommodate tbe drain and storm drainage poods.
'Settler~.wilJ not all_lh"dise~'ofIlDY Strinndrainage;-evenir_ted. intolhe Wbite,
Drah:t. Historh::ally, tbis property's draiDa~e flowed notreated into tbe White Drain. Settler?s
ill now slating tbey will not allow us to install. a paved pathw"y along the drain to be used for
pedestrian access and maintenance ofthe drain. The irrigation district wants 8 gravel type
surface. 'I1\l>,DistrietinMsto tbeCity.of Meridian s1gocBoagreementaccepting liability if!
.~ ::ief.' l~ CJc u.q.: ""tip
p..:J
a patbway i. coostructed adiacentto tbe Wbite Draib. The District will not allow the drain to
trH\lene tbrougb allY pout! including the irri.gatioo pump station pond wbich bas no slorm
dr-ainage discharge into tbe facility.
It is our opinion that Settlers i.!il uoreasonablc and uoable to luake u decision. We ba\'c recd\'cd
multi pic letten wbicb contradict tbe previous Ictten aod puiitions taken by tbc District.
5. (A) The ,treli'mioary' plat was ad.tusted to allocate additional widtb to Ibe S~ttlcr's Canal.
Settler's iodicated to us that tbe easement width would be 40 feet. Since the facility will be
adjacent to public rigbt-of-way there will be adequate area for tbe canal.
(B) The applicant is in fllll agreemeot with. the staff. To cnnstruct 3n access nY.td and fenci.og
on both sidcB of tbe Settler's Canal is unoecessary Bod will be an eyesore. Settler's does not
currently hove access on both sides.
ffiELIMlNARY PLAT REQUJREMENTS
I. The applicant will modify the plat accordingly.
2. The applicant will comply.
J. The applicant will modify the pial accordingly.
4, The applicant will comply,
PUBl Ie WORKS
I. The applicant will comply.
2, The applicant will comply.
J. The applicant will comply,
4. The applicant will comply.
5. The applicant will comply.
6. Thc applicant's engin...- will provide the documentation.
7. The applicant wi 11 comply.
8. The plat will be modified a=rdingly.
9_ The applicant wj,IJ provide the dru::umentatien.
SIRE.F,TSIP ATHW A YS
1. The applicant wiU comply,
2. The applicant disagr.... witb staff's de"'nnination to provide additions I stub streel'i to tbe ea.t.
The preliminary plat provides (J) 6Iub streets to Ibe two parcels on lbe east boundary. ACBD
and our traffic engineer did not suggest tbe need for more stub streets. We believe providing (5)
cODBccnoDs tu (2) parcels is excessive. Iftllerc is nced for linkage due to the bl(Jl(k lengtb!,. tben
mayiJ;i!aggest,pedestrian,_aeetioDlij Wben tbis project weut tbrolll!:h tbe process a. a PUD,
"', SeiJ l~ U2 U'l: 4ttp
p...
one of tbe approved deviations from. the Ordinance ~taDdards was the block length. I disagree with
toe ""Iuest to chaoge the previollSly approved pIao.
3. The applicaot will provide the nec.....ry e..omoot ror the patoway. The;Cityoeed.to
work with Settlers on the liability agreemeot issne!
4. The applicant is in agreement witb the condition if tbe fencing in.."itallrd in tbe previous
phases meets the criteria described. Tbe applicant would prefer not to deviate from the (4)
fence with tbe (2) lattice top currently cUDstnJcted in tbe project.
LANDS.CAPING/FENCING
I. The applicant will comply.
2. The apphcant will comply.
3. The applicant will comply.
4. The .pplicant will comply,
5. The applicaot will comply.
BLOCKS/EASEMENTS
I. The .pt>licant will comply.
2, The applicant will comply.
Sin&~ bif V
Becky Bowcutt 7'
Sep IS 02 04:50p
1'" 1
BECKY __un .......SERVlCES
11001:. Valli Hi Ln.
liagl.. Idaho 83616
Phone 484-)904 Fu; 938-62 to
September 18, 2002
RECEIVED
SEP 1 9 2002
City Of Meridian
City Clerk Office
City of Meridian
Atm: Planning and Zoning Commission & Planning Staff
33 East Idaho
Meridian, Idaho 83642
Re: Bridgetower Crossing East Subdivision (Responses to Preliminary Pial Staff Report )
Dear Commission Members and Planning Staff':
ADDITIONAL CONSIDERA nONS
I. The preliminary plat is consistent and in compliance with the approved planned unit
development concept with exception of phase revisions.
2. The phasing plan was modified on the preliminary plat to accommodate the estimated need
for the elementary scbtlOlllite. The phase liDes have also been adjusted due to engineering
reaSODS and market eouditions, The applicant req_lIexibility In phasing the development
de to the size and complexity of tbe projcet. The applicant needs the ability to IDcnase or
decrease the size of the phases due to market conditions. Please grant the staff latitude
10 review miDor chaDges to the phasiog,
3. The cODdition of approval referenced by the staff in the ACBD report reads as follOW!:
"UDless otherwise approved, construct aU public rllBd8 withiD tbe subdimion as 36-fool
street sections wilh clU'b, gutter BDd 5-foot sidewalks within Sll-reet of right-of-way."
The ACHD maDualallows for a reduced street seCliOD eonsistlDg of 33 feet witbiD a SO fool
right-of-way. The ACBD staff has indicated the phrase (001.... otherwise approved) allows the
staff to cODsider the redDced street section where appropriate. This aIlowauce has been
granted on other projecls using the same language,
4. The appticaDt is in support of a pathway along the White DraiD. We have been working with
Settlers irrigation Disll'icl Staff aud Board of Directors for (~) years on the issue of using the
White Drain as an amenity with a pathway running paraUel along the south side. Settler's has
chaoged their pooitioD OD this mnlliple tim... Their current positiaa is the White Drain will
be relocated and left open. Short segments of the drain may be pipecllll1der roadways aDd in
areas where inadequate space is available to accommOOale the drain aDd storm draiDage poDds.
Settler's wiU nol aUow Ihe discharge of any storm draiuage, eveD if treated, into the White
Drain, Bistorically, this property'. drainage Rowed III1treated into the While Drain. Settler's
is now statiDg they will not allow US to iDstall a paved pathway along the drain 10 be used for
pedestrian ac.... and maiDfellaoce of1he drain. The irrigatioo distrid waDIll a gravel type
surfuce. The District iosists the City of Meridian sigu an agreement accepting liability if
SEP 19 '02 15:54
PAGE. 01
Sep IS []2 []4:S[]p
p.t::
a palbway is eonstrueted adjacent to the White Drain. Tbe Distriet will not allow tbe drain to
traverse throogb any pond iIleludlng tbe irrigation pamp station pond wbicb b., no storm
draiDage discba'XC Inlo Ibe faeillty,
It is our opinion tbat Settle.. is onrea_able and unable to make a decision. We bave re<:eived
multiple letters which rontradlct the previous letters and positions taken by tbe DimicL
5. (A) Tbe preliminary plat was adj...led 10 allocate additional widtb to tbe Settler's Canal.
Settler', Indicated to us tbat the easement width would he 40 feeL Since the facility will be
adJa,,"nt to public right-of-way there will be adequate area for the caRllI.
(D) The app6cant i, ill foil agreement with tbe ,talT. To construct an access.....d and fencing
on both sides oCtbe Settler's CallaI is ODnecessary and will be an eyesore. Settler'. doe. not
currently have act!t!SS on both sid....
PRELIMINARY PLAT REQUlRHMENTS
I. The applicant will modify the plat accordingly.
2. The applicant will comply.
3. The applicant will modify the plat accmdingly.
4. The applicant will oomply.
PUBLIC wnw
I. The applicant will comply.
2. The applicant will comply.
3. The applicant will oomply.
4. The applicant will comply.
5. The applicant will comply.
6. The applicant'sengioeer will provide the doonmentation.
7, The applicant will comply.
S. The plat will be modified accordingly.
9. The applicant will provide the documentation.
STREETS/PA THWA YS
I. The applicant will comply.
2. The applicant disBgrees with slllff's delermiDatlOll to provide addltiooal ,lnb streels to tbe east.
The preliminary plat provides (3) .tub streets to the two parcels on the east bmmdary. ACBD
and our traffic engineer did uot suggest tbe need for more slnb streets. We believe providiog (5)
cODnection, to (2) parcels is el<eesslve. If there is need for linkage due to tbe bloc" lengt.... tben
may I suggest pedestrian eonnections. WIlen this projeet went tIlroogh the process as 8 PIID,
SEP 19 '02 16:54
PAGE. 02
5ep 19 02 04:50p
p.::!
one of the approved deviations from Ibe OrdiDaDce 8toDdards was the block leDgth. I disagree with
tbe request to cbuge Ibe previously approved plan,
3. The applieaDt wiD provide tbe D..,essary easement ror tbe patbway. The Cily needs to
work with Settlers on the liabllily agreemeDt ilSue.
4. The applicaDt is lu agreemeut with the couditiou if tlte feDclDg installed in the previous
phases meels the criteria described. The applicaD.t would prefer D.ot to deviate from tbe (4)
reD.,. with the (2) lattice top curreDtly COlllltructed in t.e project.
LANDSCAPlNGlFENCING
]. The applicaut will comply.
2. The applicant will comply.
3. The applicant will comply.
4. The applicant will comply.
5. The applicant will comply.
BLOCKSJEASEMENTS
I. The applicant will comply.
2. The applicant will comply.
s&~ ~I
Becky Bowcutt 7
SEP 13 '02 16:54
PAGE. 03
....., _1
.\pnll'!, =001
Meridian Planning and Zoning Commission:
~CEIVED
SEP 1 9 2002
CITY OF MERlD!AJ.~
City of MeridIan
-'-' East Idaho Street
Meridian. iD 8-'642
This letter identifies our concerns associated with the proposed Bridgetower Crossing
Subdivision. The subdivision will be located on the square bordered by Linder.
McMillan, Ten-Mile and Ustick Roads.
[RRIGA TION CONCERJ\fS
We receive our irrigation water from Gate 28 and our return (or waste) ditch drains
across the subject property. On the basis of the current design plans, we believe the waste
ditch would impact one office building and fifteen lots for single family homes. We
understand that, so long as the historic drainage is preserved, this ditch could be relocated
and must be tiled by the developer. We request the Meridian Zoning Commission require
the following actions of the developer with respect to this waste ditch:
1. Any ditch work performed shall not interfere with the historic drainage during
irrigation season. In addition, during any ditch modification/construction period,
the developer shall be required to take adequate precautions ensuring that runoff
from precipitation/snow melt is accommodated so as not to back up on existing
residential properties.
2. When the ditch is tiled and/or rerouted, a registered professional engineer shall
certify the plans and specifications both prior to and upon completion of work.
3. When the ditch is tiled, Bridgetower Crossing Subdivision shall record ditch
easements for each impacted property.
4. When the ditch is tiled, Bridgetower Crossing Subdivision shall be responsible for
maintaining the ditch, including any damages that may result from any failure to
maintain the ditch.
Although we understand that some of the items listed above are required by Idaho statute,
we believe these requests are reasonable and should be required of the developer as part
of their requested rezoning and associated conditional use permit.
Further, we offer the following general comment to the Planning and Zoning
Commission concerning the irrigation ditch work resulting from the proposed
subdivision:
Ada County Highway District, in their comment to Meridian Zoning Department,
has indicated that the McMillan Road right of way must be widened to forty-eight
(48) feet from centerline and that all utilities (including Settler's Canal) must be
removed from the right of way (ACHD letter to Planning and Zoning
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COml11lSSlllllcrs dCl[ed 1vbrch 1-+.2001. P J) Ifso. i[ IS uncleClr 11l1\V [he
developer would Clodress the "eneIJ"''' properties Cllong iVlc"iilbn Road.
.-\dditlonCllly. if the canClI must be re!oeJ[ed we would like [0 know whether [he
newly installed canal bridge on Linder Road at MciVlillan must be repbced [ll
lacilita[e thiS d'fllrl .
TR.'\FFIC CONCERNS
I. The Bridgetower Traffic Study assumes area traffic growth not associated with
the Bridgetower Crossing Subdivision to be 3-4 percent per year. This is
inconsistent with other written records I'rom Meridian City and the Ada County
Highway District (.ACHD), that indicate this area is a high gro"~h area,
Therefore, we request that the Bridgetower traffic study be revised to include
growth rates consistent with those used by Meridian City and the ACHD in their
planning documents.
2. The Bridgetower Traffic Study includes traffic surveys that were conducted
December 21, 22, and 26, 2000. We question whether traffic surveys conducted
so near the Christmas holidays are representative of standard traffic volwnes.
While the study's conclusion about the current Level of Service (LOS) for the
studied intersections may not change, a revised traffic study representative of
traffic volwnes during normal use may indicate mitigative measures are required
earlier in the life of this project. Accordingly, we request new traffic surveys be
conducted during periods of normal use and the traffic plans revised as necessary.
3. Based on the Bridgetower and ACHD Studies, the intersections at the comers of
the square are operating at LOS "C" or better during the peak evening rush.
ACHD has indicated that, barring unique circwnstances as found with a shopping
center, the evening rush hour is the benclunark used to establish intersection LOS.
We suggest that Eagle High School traffic constitute a special circwnstance. On
March 21 and 22, we observed as many as 22 southbound vehicles lined up at the
Linder Road/McMillan Road intersection shortly after Eagle HS let out. The
intersection had not cleared before the next group of southbound cars (controlled
by the light at Linder Road/Chinden Boulevard) arrived, suggesting the LOS at
this time was less than "C." Therefore, we request that the Bridgetower traffic
study be required to predict the morning peak LOS for those intersections
impacted by both commuter and high school traffic before the conditional use
permit is granted.
4. The Bridgetower Traffic Study does not mentioo the impact the subdivision will
have on surrounding intersections. For example, the Linder Road/Chinden
Boulevard intersection currently operates at less than LOS C during the morning
peak when Eagle High School is in session. The traffic study indicates that up to
200 extra vehicles per hour will use this intersection. The Bridgetower
Subdivision Traffic Study should discuss the impacts ofthe proposed subdivision
on the LinderlChinden intersection and other nearby intersections.
'-
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) The BriJgerower Tranic StuJv inJ,cHes .-\CHD wlil reqUIre select interseCllOlls
be lit with ~SO wan sodium vapor lamps. The subdivisIOn plans have not
addressed light encroachm<::nt from th<::se lamps on existing residential properties.
Vie request that the developer be requIred to mitigate the dlt:cts of light
encroachment on the existing propertJes,
6. Headlights oftraftic turning north trom the Linder Road exit to the 8ridgetower
Crossing Subdivision will play across the picture windows on Our house We can
not instal! a berm or shrubbery because of existing easements and our septic
system drainfield. We request the Planning and Zoning Commission require the
developer propose measures to mitigate the traffic headlight impact on our home
7. We request the Zoning Commission require access to the elementary school be. at
least in pan, from McMillan Road. As mentioned above, we believe the impact of
the subdivision and school on the morning rush period has not been fully
evaluated. We are concerned that the Linder Road/Subdivision intersection will
not provide an adequate level of service, especially since current plans call for the
Linder Road speed limit [0 remain at 50 miles per hour. The City of Meridian and
residents currently living adjacent to the proposed subdivisions (Note the March
14,2001 ACHD comments did not address the "future plan" associated with the
conditional use permit), have expressed a desire for an access road to the
subdivision/elementary school be provided from McMillan Road to facilitate
traffic t1ow.
8. The Draft ACHD study anticipates mid-mile or third mile intersections to help
carry the traffic loads. The reasons provided by the developer for not constructing
access to McMillan Road from the subdivision are inconsistent with the ACHD
study and are without merit. Cut through traffic results from overloaded anerials
and an easy to use alternate route. A north-south connection through the
subdivision could be designed to discourage cut through traffic. The Northview
example would not be applicable if the roads through the subdivision were not
laid in a straight line. [fthere were an offset in the roads (and associated
intersection controls), cut through traffic would be slowed and therefore
discouraged. The current subdivision traffic design places a hardship on the
existing residents of Linder, Ustick and Ten-Mile Roads. An additional
subdivision access point on McMillan Road is needed.
9. We request that the Bridgetower Subdivision Traffic Study be revised, finalized
and certified by a traffic engineer as required by Idaho Code 54-1215.3 before it
is accepted by the Zoning Commission.
-.
OriJgt:t0\\t:r Cn)s'iil1g CUnlnlL'llts
P:l~<: .j. Ot"-l
i\pnl I ". ,DOl
DEVELor:VIENT SCHEDULE
Our discussions with the Meridian Zoning Board (Brad) indicated that the development
of the subdivision would take on the order often years. The Bridgetower Subdivision
Traffic Study assumes build out in tive years. The applicant has indicated that the school.
located in the last area to be developed. must be constructed and ready CO open for the
2003 school year. The developer must reconcile these various target projections, and
submit a development schedule including a plan tor subdivision controlled road upgrades.
PUBLIC NOTICE AND PROCESS CONCERJ'-JS
We remain dissatisfied with the way this action was public noticed. None of three
adjacent houses (4450, 4550 and 4650 North Linder) opposite the proposed development
recei ved the required notice of the March meeting of the Meridian Planning and Zoning
Commission, despite the fact that our names were on the mailing list. Further, when
Brian requested the Meridian Planning and Zoning Commission's \....ritten policy for
determining if there are additional areas that may be substantially impacted, he was
informed that no such policy exists. Idaho Code 67-6511 and -6512 require written
notice be made to "any additional area that may be substantially impacted. . . as
determined by the commission." We request to be noticed of any proposed
rezoning/development located on Linder Road between Ustick Road and Chinden
Boulevard, on McMillan Road between Meridian Road and Ten-Mile Road, on Ustick
Road between Meridian Road and Ten-Mile Road, and on Meridian Road between Ustick
Road and Chinden Boulevard. Any development in these areas will substantially impact
us by adding to the already heavy traffic loads on Linder Road.
Further, portions of the rezoning and the conditional use permit are based on zoning rules
that have not yet been adopted by the City of Meridian. Any conditional approval must
identify those components of the proposal that depend on Meridian adopting the revised
zoning. The approval should indicate that until and unless the revised zoning rules are
adopted, those components are not approved. Building and other required permits can not
be issued until the proposal is compliant with current zoning.
We thank the Commission for their time.
Sincerely,
~r/
Brian L. English
4650 North Linder Road
Meridian, lD 83642
(208) 884-8045
~~~~
Margaretha M. English
September 3, 2002
PP 02-014
September 5, 2002
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Primeland Development
ITEM NO.
12
REQUEST Public Hearing - Request for Preliminary Plat approval of 439 building lots and 50
other lots on 209.01 acres in an R-4 zone in a Planned Unit Development for Bridgetower Crossing
East Subdivision - northeast comer of North Ten Mile Road and West Ustick 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:
SETTLER'S IRRIGATION:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
See attached Comments
See attached Comments
"No Commenf'
See attached Comments
See attached Comments
1ftfrtL-t-o
Sept /q I VJD2..
See attached Comments
See attached Comments
See attached Comments
See attached Comments
Contacted:
Materials presented at public meetings shall become properly of the City of Meridian.
Phone:
.~ 3510
p. 1
IECKY IDWDun PIIININI SERIICES
11001:. Valli Hi Ln.
Eagla. Idsho 83616
Phone: 484-3904 FIIle 938.6210
August 27. 2002
RECEIVED
AUG 2 8 2002
City Of Meridian
City Clerk Office
City of Meridian
Alln: Planning and Zoning Commission /If. Planning Staff
33 East Idaho
Meridian, Idaho 83642
Re: Bridgetower Crossing East Subdivision (Preliminary Plat Application)
Dear Commission & Staff:
This is a fonnal request for deferral of the public hearing for Bridgetower Crossing East (preliminary plat
application). I will be out oftown on the September 5th and will be unable to attend the meeting. Please defer this
item to the September 19th agenda.
Sincerely,
~~. 6~~
Becky Bowcutt
AUG 28 '02 08:48
PAGE. 01
Message
Page 1 of 1
Sharon Smith
From: Shari Stiles [stiless@ci.meridian.id.us]
Sent: Tuesday, August 13, 2002 2:08 PM
To: Tara Green; Sharon Smith; William G. Berg Jr.
Cc: Sonya Allen; Becky Bowcutt
Subject: Bridgetower Crossing East Subdivision
RECEIVED
".', \ ? ?nl1'J'
hL...U I .,) ...I.,)i;:,~,
CITY OF MERIDiAN
CITY CI FRK OFF!CF
Becky Bowcutt is going to be traveling out of the state on September 5, when the Bridgetower Preliminary Plat is
scheduled for public hearing. As the transmittals have already gone out and the property owners have already
been notified, the public hearing should stand as noticed. The Planning & Zoning Commission will need to decide
if they will continue it to September 19 or to another meeting.
8/13/02
Joint School District No.2
911 Meridian Street. Meridian, Idaho 83642 . (208) 888-6701 . Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
JlECEIVE;Y \
./..
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July 31,2002
CITY OF MERJDi,LII\
CITY CLERK OFFI(;fc
CORRECTED ' j ....
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 Bridgetower Crossing East Subdivision will have a significant impact on
school enrolhnents at Ponderosa Elementarv. Eagle Middle. and Eagle High School.
We can predict that these homes, when completed, will house one hundred thirty five
(135) elementary aged children, one hundred twenty one (121) middle school aged
children, and ninety-three (93) 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,
~~
Wendel Bigham
Supervisor of Facilities and Construction
SETTLERS' IRRIGATION DISTRICT
P.O. 130X 7671 . 130lSE. IDAHO 133707
PHONE 344-2471
"COpy
July 31, 2002
RECEIVEr)
Stan McHutchison
Briggs Engineering, Inc,
1800 West Overland Road
Boise, Idaho 83705-3142
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CITY OF i\iiERiOi.Ai\l
CITv C: FRt( nq=-!c,=
Re: Bridgetower Crossing East Subdivision
Dear Stan:
Settlers Irrigation District has the following comments as it pertains to Bridgetower
Crossing East Subdivision:
1. The proposed Settlers Canal relocation must accommodate for any existing ilTigation
facilities such as head gates, pipes. check structures, laterals, and weirs.
2. A 50' easement is requested on the Settlers canal,
3. The canal relocation must be designed for tlows 01'200 cfs.
4. Access roads are to be constructed on both sides of the canal with a minimum width
of 12'.
5, All crossings of the Settlers Canal must use box culverts or similar approved by SID.
6. Canal is to fenced with 6' high wooden or chain-link fencing. Access gates need to be
a minimum 15' wide, lockable, constructed of chain-link or rod-iron materials, and have
a curb cutout off of the subdivision roadways.
7. Surrounding properties affected by the development must have continued irrigation
access.
8. The White Drain will need a 60' easement, and the Coleman Lateral will need a 30'
easement as stated before.
9. Reinforced concrete pipe is requested in the Coleman Lateral and particular sections
of the White Drain where piping is planned.
COpy
10. The iITigation pond needs to be separate from the White Drain. The White Drain
functions as an irrigation drainage facility only.
II. The White Drain access road needs to be a minimum of 12' wide, and constructed of
materials approved by SID.
12. The irrigation source for Bridgetower Crossing East will be from the Coleman
Lateral.
13. A licensed agreement needs to signed and recorded prior to constfLIction.
If you have any questions please call me at 343-5271,
Nathan Draper, Manager
Settlers Irrigation District
cc: Will Berg, City of Meridian
~&~1~'Z)~
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208.463-0092
July 29, 2002
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOE;. ~-,\mRa 466.0663
.1{~ cErv-EI
Will Berg, City Clerk
City of Meridian
J3EasHdaho - - --
Meridian, ID 83642
1"',
Re: PP 02-014 Preliminary Plat approval for Bridgetower Crossing East Subdivision
CITy OF 1\1ERIDIAN
\~'I-r" r" r-.
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. __ I I lJI,
Dear Commissioners:
The Nampa & Meridian Irrigation District requires that a Land Use Change/Site
application be filed. Please contact Ms. Donna Moore, Asst. Secretary/Treasurer at the
District's main office at 466-7861.
All laterals and waste. ways must be protected and all municipal surface drainage must be
retained on site.. Ifany surface drainage leaves the site, the Nampa & Meridian Irrigation
District must review drainage plans. The developer must comply with Idaho Code 931-
3805. It is recommended that irrigation water be made available to all developments
within the Nampa & Meridian Irrigation District.
Sincerely,
/JJeV' p1~
Bill Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
BH:dln
Cc: File - Shop
File- Office
. Water Superintendent
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23.000
BOISE PROJECT RIGHTS. 40,000
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1503 FIRST STREET SOUTH NN-/lPA, IDAHO 83651-<1395
FAX # 208-<163-0092
phones: Area Code 208
OFFICE: Nompa 466.7861
SHOP: Nampa 466.0663
Kathy Stroschein, P.E.
Briggs Engineering
1800 W. Overland Road
Boise, ID 83705
__ _, _____ ___~ _un _ __ '" _- __t
RE: - TandUse-Ct1angeAppllcation - Bridaetower Crossina East Subdivision
Dear Ms. Stroschein:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, 1 strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this maller, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop. .
Sincerely,
fj~ ~,7r)~
Donna N. Moore, Asst. SecretaryfTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
RECEIVED
AUG 0 2 2002
DNMlsmc
City Of Meridian
City Clerk Office
cc:
File
Water Superintendent
Meridian City, Will Berg, City Clerk
E. L. Bews, 5204 Sorrento Circle, Boise, ID 83704
Primeland Development Co., LLP, 660 E. Franklin Road, Suite 110, Meridian, ID 83642
Young Lands, Ud., 2430 Ustick Road, Meridian, ID 83642
enc.
APPROXlMATE IRRIGABLf ACRES
RIVl'R FLOW RIGHTS. 23,000
BOISE PROJEG RIGHTS. "0.000
. ,
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Ada County Highway District
INTER-OFFICE MEMO
Right-of-Way & Development Department
Planning & Development Division
TO:
, ..
;:. JI;CRIVtij';'~
.:t I,j) ......... Dj:~J"
hway District Commissioner's
FROM:
SUBJECT:
DATE:
Andrea N. Tunin
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1-;:1'1' OF [\,r::R"': "I'~
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August 7,2002
On November 7, 2001, the Commission approved the applicant's request to:
· rezone and annex 370.55 acres from RUT to R-4 and C-G,
. plat (preliminary plat) 336 single-family residential lots and
· recommend approval of the conditional use application for 692 single-family residences, 59
senior housing units, 17 office lots, 10 commercial lots, and an elementary school.
The applicant is now requesting preliminary plat approval for 432 single-family residential lots, 6-office lots and
1-elementary school. These lots were incorporated within the original application as a portion of the
conditional use application.
Due to the fact that the site plan has not changed and the original report addressed all of the requirements
associated with this application, staff is recommending that the applicant comply with the original requirements
that were reviewed and approved by the Commission on November 7, 2001.
Attachments:
Vicinity Map
Site plan for Bridgetower Crossing East
Site plan for the preliminary plat that was approved on November 7,2001
Site plan for the entire Bridgetower Crossing development
Phasing plan for the entire Bridgetower Crossing development
The original staff report that was approved by the Commission on November 7, 2001
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ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat - Bridgetower CrossinglMPPOI-005 Ten MilelMcMillan Road 336-lots
MCUPOI-006/ MAZOI-003IMZAOI-001
This application has been referred to ACHD by the City of Meridian for review and comment. The
applicant is requesting approval of a rezone and annexation of 370.55 acres from RUT to R-4 and C-G.
The applicant is also requesting preliminary plat approval for 336 lots on 175.91 acres of the site, and
is requesting 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. The conditional use permit
incorporates the entire rezone/annexation property, and the preliminary plat for 336 lots. The site is
located on the south side of McMillan Road between Ten Mile Road and Linder Road, and extends to
Ustick Road; and it also incorporates the northeast comer ofTen Mile Road and McMillan Road. This
entire development is estimated to generate up to 17,170 vehicle trips per day based on the submitted
traffic study.
Roads impacted by this development: Ustick Road
Ten Mile Road
McMillan Road
Linder Road
ACHD Commission Date - November 7, 2001 - 6:30 p.m.
REGULAR AGENDA ITEM
Facts and Findings:
A. General Information
Owner - E.L. Bews, Chandos Hoaglun & Young Lands, Ltd
Applicant - Primeland Development Co., LLP
RUT & R-4 - Existing zoning
R-4 & CG - Proposed zoning
370.55- Acres
778 - Proposed building lots overall
692-Single family lots
59-Townhome lots
17 -Office lots
IO-Commerciallots
58-Proposed common lots
349,OOO-Square feet of office
I 65,000-Square feet of commercial
256 - Traffic Analysis Zone (TAZ)
Meridian - Impact Fee Service Area
West Ada - Impact Fee Assessment District
Bridgetower.cmm
Page 1
Ustick Road
Ustick Road is a minor arterial with bike lane designation
Traffic count on Ustick Road west of Linder Road was 5,318 on 8/16/00
Better than "c" -Existing Level of Service
"c" -Existing plus project build-out Level of Service (with site traffic only)
700- feet of frontage
50-feet existing right-of-way (25-feet from centerline)
96-feet required right-of-way (48-feet from centerline)
Ustick Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the
site. The Ustick Road intersections with Ten Mile Road and Linder Road are four-way STOP
controlled. The applicant is not proposing any new access points to Ustick Road.
Ten Mile Road
Ten Mile Road is a minor arterial with bike lane designation
Traffic count on Ten Mile Road north of Us tick was 2,168 on 5/11/99
Better than "C" -Existing Level of Service
Better than "c" -Existing plus project build-out Level of Service (with site traffic only)
3,420- feet of frontage
50-feet existing right-of-way (25-feet from centerline)
96-feet required right-of-way (48-feetfrom centerline)
Ten Mile Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the
site. The applicant is proposing to construct one public street and three driveways to access
Ten Mile Road.
McMillan Road
McMillan Road is a minor arterial with bike lane designation
Traffic count on McMillan Road west of Linder Road was 1,133 on 9/13/00.
Better than "c" -Existing Level of Service
Better than "c" -Existing plus project build-out Level of Service (with site traffic only)
4,980-feet of frontage
50-feet existing right-of-way (25-feet from centerline)
96-feet required right-of-way (48-feet from centerline)
McMillan Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the
site. The McMillan Road/Linder Road intersection is four-way STOP controlled. The
McMillan RoadlTen Mile Road intersection is two-way STOP controlled only on the McMillan
Road approaches. The applicant is proposing to construct one public street and three driveways
to access McMillan Road.
Bridgetower.cmm
Page 3
Linder Road
Linder Road is a minor arterial with bike lane designation
Traffic count on Linder Road north of Us tick Road was 5,067 on 5/2/00
Better than "C" -Existing Level of Service
"C" -Existing plus project build-out Level of Service (with site traffic only)
1,260-feet of frontage (with this plat application)
50-feet existing right-of-way (25-feet from centerline)
96-feet required right-of-way (48-feet from centerline)
Linder Road is improved with two traffic lanes with no curb, gutter or sidewalk abutting the
site. The McMillan RoadlLinder Road intersection is four-way STOP controlled. The Ustick
RoadlLinder Road intersection is four-way STOP controlled.
B. The applicant has submitted four separate applications:
1. MZA01-001- Planned Unit Development
2, MAZ01-OOJ - Annexation and zoning of371.42-acres from RUT to R-4 and CoG (Exhibit 1)
3. MPP01-005 - Preliminary plat for 336 building lots on 175.91-acres in proposed R-4 and C-
G zone (Exhibit 2)
4. MCUPOI-006 - Conditional use permit for 692 single-family lot, 59 townhomes, 17 office
lots and 10 commercial lots on 370.55-acres in proposed R-4 and CoG zone (includes lots in
preliminary plat) (Exhibit 3)
C. On April 18, 2001, staff presented a portion of this application to the ACHD Commission and
recommended that the Commission not act on the application until such time that the
Commission had the opportunity to meet with the Meridian City Council to discuss the traffic
impacts in the area. The Commission directed staff to release a draft copy of the report to the
City, but the Commission did not act on the application.
D. On October 17, 2001, staff presented the entire application (CUP and PP) to the ACHD
Commission. The Commission recommended some additional language be added to the
report, and that the item be remanded to staff until the Commission was able to review the
revised report (November 7, 2001).
E. NORTH MERIDIAN PLANNING AREA
In April of2001, ACHD staff retained the services of Washington Group International to
conduct a six-square mile traffic 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. The
study revealed that the traffic capacities of the surrounding roadways (Ustick Road, McMillan
Road, Ten Mile Road, Linder Road) with the proposed developments is expected to push the
roadways to their 2020 planning thresholds upon build-out of the projects.
After completion of the original study, and after meeting with representatives of the Meridian
City Council, Ada County Commissioners, ACHD Commissioners, and COMPASS, the study
was expanded to a 12-mile area from Eagle Road to McDennott Road and Ustick Road to
Bridgetower.cmm
Page 4
Chinden Boulevard. This has been deemed the "North Meridian Planning Area". The traffic
impact study is nearing completion and details the need for expanded roadways, signalized
intersections, and intersection improvements (see the study "conclusions" listed below). The
next phase of the study, the economic phase, cannot be prepared until the traffic impact phase is
complete, 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 will provide 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.
Staff anticipates that an extraordinary impact fee or Local Improvement District (LID) will be
implemented/established for the North Meridian Planning Area in order for the roadway system
to be adequately upgraded to handle the traffic generated by the development in this area. This
current preliminary plat under review would also be subject to any extraordinary fees that the
District may impose. At the Commission meeting on October 17, 2001, the Commission
directed staff to modify the report, and require the applicant to enter into a development
agreement with ACHD acknowledging the possibility of an extraordinary fee. Legal staff
has advised that a development agreement of this nature is not feasible. Should an
extraordinary fee be imposed in this area, future building permits in this subdivision would
also be subject to the fee, regardless of a development agreement. If the applicant was
opposed to such a fee, that opposition would be testified to at a public hearing to establish
such a fee. Any fee established for this area would not be retroactive to lots that had
already received building permits.
The following is the Executive Summary from the completed traffic study:
EXECUTIVE SUMMARY
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 Rl Wand sections 29-32 of
T4N RIE), is selected Ada County Highway District (ACHD) for anticipated development build
out. The following are the principal findings and reconunendations of the study:
o 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.
o 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.
o 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.
o At build out, traffic on the arterials is expected to significantly increase (see Table 4).
Bridgetower.cmrn
Page 5
o All of the arterial intersections in the study area are currently operating at acceptable level of
service of"C" or better.
IJ By the year 2020, the majority of study intersections are projected to meet the peak hour traffic
signal warrant.
o A proportionate share of the impacts of the individual sections at each of the study area arterial
intersections is summarized in Table 6. .
IJ Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic
volume.
o Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be
required at some access and arterial intersections.
IJ McMil1an 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.
IJ 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.
o 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.
o 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.
o Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections
right turn lanes may be required.
o 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.
IJ 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.
o Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right
turn lanes may be required. At Ustick Road a 5-lane section is forecasted.
F. PHASING PLAN (Exhibit 4)
The applicant has submitted a phasing plan for the overall site. and it includes a first phase
that was approved two years ago along Ustick Road. The applicant estimates that the cost
of right-of-way for the project (CUP and PP) will be approximately $153,000. This cost to
cover right-of-way will not be paid out at one time. ACHD will pay for the right-of-way as
each phase is submitted for final plat. Staff estimates that impact fees for the residential
portion of the entire site (CUP and PP) will be approximately $900,000.
G. At the Commission meeting on October 17, 2001, the Commission requested that the
applicant enter into a development agreement with the District specifying the amount, cost,
and payment of right-of-way on Ten Mile Road, McMillan Road, Linder Road and Ustick
Road. The applicant has submitted a phasing plan and approximate cost of right-of-way
for this project. Based on the phasing plan, only segments of the right-or-way would be
purchased at any given time, and the impact fees generated by this development would
cover the costs of the right-of-way. Legal staff advises that a separate development
Bridgetower.crnm
Page 6
agreement should not be required at this time, as the applicant will enter into an agreement
with ACHD when the right-of-way is purchased for each phase.
H. TRAFFIC STUDY SUBMITTED BY APPLICANT
The applicant hired Washington Group to perform a traffic analysis ofthis site. The analysis has
identified the following conclusions:
1. The project site includes 744 single-family residences, 61 senior housing units and 349,000 sq
ft of general office space. A future phase north of McMillan Road includes a 15.68-acre
neighborhood shopping center.
2. The residential/office portion of the site generates 11,136 daily vehicle trips or 1,303 vehicle
trips during the pm peak hour.
3. The neighborhood shopping center site generates 5,524 daily vehicle trips or 518 vehicle trips
during the pm peak hour."
4. The elementary school generates 510 daily vehicle trips or 130 vehicle trips during the pm peak
hour.
5. None of the internal local streets exceed the planning threshold values for residential streets.
The traffic volumes justify no redesign of the internal local street system.
6. None of the internal collector streets exceed the planning threshold values for collector streets.
No additional collector streets are warranted by the traffic volumes
7. The layout of the internal collector streets eliminates the potential for cut-through traffic and
the need for traffic calming. A collector street connection to McMillan Road is not justified by
the traffic volumes
8. The private driveways/roadways abutting the office components provide adequate site access.
The traffic volumes do not justify direct lot access to the arterial street system.
9. The arterial street system operates at an acceptable level of service under existing conditions.
a The four arterial streets bordering the site operate at Level of Service (LOS) of "C" or
better under existing conditions.
b. The four arterial street intersections bordering the site operate at an acceptable LOS "C"
or better under existing conditions.
1 O. The first phase of the project includes the build out of only the residential and office
components. Under this level of development:
a. The four arterial streets bordering the site operate at Level of Service (LOS) of "C" or
better under existing plus project conditions.
b. The McMillan Road intersections with Linder Road and ten Mile Road operate at an
acceptable LOS C or better under existing plus project conditions.
c. The Ustick Road intersections with Linder Road and Ten Mile Road operate at an
unacceptable level of service under existing plus project conditions. Both intersections
will require traffic signals if the residential and office portions ofthis project are
completed within five years. Added left-turn lanes are needed on each intersection
approach.
11. The second phase of the project includes the build out of the neighborhood shopping center on
the parcel north of McMillan Road. Under this level of development:
a. The four arterial streets bordering the site operate at Level of Service (LOS) of C or
better under existing plus project conditions.
Bridgetower.cnun
Page 7
b. The Ustick Road intersections with Linder Road and ten Mile Road will continue to
operate with an acceptable level of service.
c. The McMillan Road intersections with Linder Road and Ten Mile Road operate at an
acceptable LOS C or better under existing plus project conditions. Added left-turn lanes
are needed on each intersection approach. The McMillan/Ten Mile intersection will
require conversion to all-way STOP control.
12. The applicant and the Ada County Highway District should review the design of the access to
the elementary school. There are some advantages to reconfiguring the elementary school site
to allow the school buses and the parents' drop-off/pick-up trips on the external, arterial
roadway system.
13. The applicant and the Ada County Highway District should review the design of the Collector
AlCollector B/Collector C intersection. The proposed intersection easily accommodates the
anticipated traffic volumes and should be retained if traffic calming is an important concern.
The alternative intersection also easily accommodates the anticipated traffic volumes and but
should be considered if there is to be less emphasis on traffic calming and more concem with
the efficient movement of traffic.
14. The neighborhood shopping center has adequate site access through the four proposed
driveways.
This transportation analysis has identified the following recommendations:
I. None of the internal local streets exceed the planning threshold values for residential streets.
Construct the local street system as proposed.
2. None of the internal collector streets exceed the planning threshold values for collector streets.
Construct the collector street system as proposed.
3. The ACHD Policy Manual identifies a 29-foot collector street as section C2-NP, This stre.et
section is appropriate for this project. The collector roadways will require widening to 36- feet
at intersections to allow for a center left-turn lane,
4. The layout of the internal collector streets eliminates the potential for cut-through traffic and
the need for traffic calming. The traffic volumes do not justify a collector street connection to
McMillan Road.
5. The private driveways/roadways abutting the office components provide adequate site access.
The traffic volumes do not justify direct lot access to the arterial street system.
6. Construct center turn lanes on Ustick Road, Linder Road and Ten Mile Road at the collector
street intersections.
7. The Ustick Road intersections with Linder Road and Ten Mile Road will require traffic signals
at the completion of the residential and office portions of this project. Based upon the forecast
traffic volumes, the applicant's share of the signal cost is estimated at 21 % and 27%
respectively.
8. The McMillan Road intersections with Linder Road and Ten Mile Road will not require traffic
signals at the completion of the neighborhood shopping center.
9. The applicant and the Ada County Highway District should review the design of the access to
the elementary school. There are some advantages to reconfiguring the elementary school site
to allow the school buses and the parents' drop-offlpick-up trips on the external, arterial
roadway system.
Bridgetower.cmm
Page 8
10. The applicant and the Ada County Highway District should review the design of the Collector
AlCollector B/Collector C intersection. The proposed intersection easily accommodates the
anticipaled traffic volumes and should be retained if traffic calming is an important concern.
The alternative intersection also easily accommodates the anticipated traffic volumes and but
should be considered if there is to be less emphasis on traffic calming and more concern with
the efficient movement of traffic.
II. The neighborhood shopping center has adequate site access through the four proposed
driveways. Each of the driveways should provide one inbound and two outbound lanes.
Consistent with other applications in this area, staff does not recommend that the applicant be
required to pay their proportionate share of the signal and intersection improvements at Linder
Road and Ustick Road, or at Ten Mile Road and Ustick Road, if another funding source is
established to upgrade the roadways to handle the traffic generated by development in the North
Meridian Planning Area. Should another funding source not be established, then the applicant
would be required to pay their proportionate share of these improvements.
SITE
I. The proposed subdivision will have access to Ten Mile Road, McMillan Road, Linder Road and
Ustick Road via public streets; and will have access to Ten Mile Road and McMillan Road via
driveways to the office/commercial lots.
J. The applicant is proposing to construct the main entrance to the subdivision on Ten Mile Road
located approximately 1/3-mile south of McMillan Road. The proposed location conforms to
District policy. The entrance should be designed with 21-foot street sections on either side of a
center median. The median should be constructed a minimum of 4- feet wide (but no larger than
12-feet wide) to total a minimum ofa IOO-square foot area. The applicant will be required to
dedicate 54-feet of right-of-way plus the additional width of the median.
K. The applicant is proposing to construct the main entrance to the townhouse portion of the
subdivision on McMillan Road located approximately 900-feet east ofTen Mile Road. The
proposed location conforms to District policy. The entrance should be designed with 21-foot
street sections on either side of a center median. The median should be constructed a minimum
of 4-feet wide (but no larger than 12-feet wide) to total a minimum ofa lOO-square foot area.
The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the
median.
L. The applicant is not proposing to connect the single-family residential portion of the subdivision
with the townhouse portion of the subdivision in an effort to prevent cut-through traffic to
McMillan Road. The applicant's traffic engineer suggests that this proposed design will
eliminate neighborhood cut-through. Staff recommends that the City require a pedestrian
pathway between the single-family and townhouse lots to provide pedestrian access to McMillan
Road,
M. The applicant is proposing to construct the main entrance to the subdivision on Linder Road
located approximately 630-feet south of McMillan Road. The proposed location conforms to
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Page 9
District policy. The entrance should be designed with 21-foot street sections on either side of a
center median. The median should be constructed a minimum of 4- feet wide (but no larger than
12-feet wide) to total a minimum of a lOO-square foot area The applicant will be required to
dedicate 54-feet of right-of-way plus the additional width of the median.
N. The applicant is proposing to construct Belltower Drive, Coppercloud Way and Towerbridge
Way through the site as 29-foot collector roadways within 50-feet of right-of-way, with curb,
gutter, 5-foot wide concrete sidewalk, and parking prohibited on both sides of the roadway. In
accordance with District policy, this street section requires approval by the appropriate fire
department. Front-on housing is prohibited on collector roadways and none is proposed with this
development. Coordinate the signage plan with District stafffor "NO PARKING". The access
restrictions for these street segments should be stated on the final plat. This collector is required
because of the volumes of traffic generated by this development. The cost of the right-of-way
and the cost to construct the roadway is the expense of the applicant.
O. The applicant should be required to provide directional signage on Belltower Drive where the
roadway diverges around the water amenity. This signage is necessary to guide motorists in the
proper direction. Coordinate the design of the signage plan with Traffic Services staff.
P. The applicant is proposing to construct two driveways offBelltower Drive to serve the
office/commerciallots along Ten Mile Road. The driveways are located approximately 230-feet
east ofTen Mile Road on both the north and south side of Bell tower Drive. The proposed
driveway locations conform to District policy and should be constructed as proposed.
Q. The applicant is proposing to construct two driveways offCoppercloud Way to serve the
office/commercial lots along Linder Road. The applicant is not proposing to access any of these
lots from Linder Road. The driveways are located approximately 325-feet west of Linder Road
on both the north and south side of Coppercloud Way. The proposed driveway locations
conform to District policy and should be constructed as proposed.
R. The applicant is proposing to connect to two existing stub streets that were approved with the
Bridgetower Subdivision (located north of Us tick Road). The streets, Pride Crossing Drive and
Towerbridge Way, should be extended into this site as proposed.
S. The applicant is proposing to construct two stub streets to the undeveloped parcel to the
southwest of the site. District staff supports the locations of the stub streets. The stub streets,
Breeze Creek Way (to the south), and Teano Drive (to the west), should be located as proposed.
The applicant is proposing to construct turnarounds at the end of the stub streets due to their
lengths. The applicant should be required to install a sign at the termini of the stub streets stating
that, "THIS ROAD WilL BE EXTENDED IN TIlE FUTURE". Coordinate the sign plan for
the stub streets, and the design of the turnaround with District staff.
T. The applicant is proposing to construct three stub streets to the undeveloped parcels to the
northeast and east of the site (parcels included in the entire planned unit development proposed
by this applicant). District staff supports the locations of the stub streets. The stub streets:
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Page 10
Messina Street (to the east), and Verona Drive (to the east), and an un-named street (to the south)
should be located as proposed (see site plan). Due to the length of the stub street, the applicant
is not proposing to construct turnarounds, and none are required. The applicant should be
required to install a sign at the termini ofthe stub streets stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets with District
staff.
U. The applicant is not proposing to construct a stub street to the small parcel to the east of the
townhouse lots, south of McMillan Road. That parcel has approximately 300-feet of frontage
along McMillan Road. The proposed plan indicates that right-of-way from Torana Drive will
abut the south property line of the site, and provide internal access to the. proposed subdivision,
should a portion of that site develop residentially.
V. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
should be owned and maintained by a homeowners association. Notes of this should be required
on the final plat.
W. Unless otherwise approved, the applicant should be required to construct all public roads within
the subdivision as 36- foot street sections with curb, gutter, and 5- foot wide concrete sidewalks
within 50-feet of right-of-way.
X. District policy requires streets within the subdivision to align or offset a minimum of 125-feet
from any proposed public street. It appears that the proposed streets are located in conformance
with District policy.
Y. The turnarounds should be constructed to provide a minimum turning radius of 45-feet.
SCHOOL SITE
Z. The applicant is proposing to construct an elementary school internal to the subdivision off
Coppercloud Way. Coppercloud Way, a collector, directly accesses Linder Road. The site also
has frontage on McMillan Road, but the applicant is not proposing any access to McMillan Road.
The applicant is proposing to construct collector roadways through the site to Ustick Road, Ten
Mile Road and Linder Road. Therefore, the internal street system should be capable of handling
school related traffic, including busses. Generally driveways on arterial roadways are
discouraged because of the speed and volumes of traffic on the roadways. Based on the
submitted traffic study, access to McMillan Road is not needed.
The applicant is proposing to construct three driveways to the site off of Coppercloud Way.
District policy requires driveways on collectors. to be located 105 to ISO-feet apart, depending on
the speed limit of the roadway. The driveways indicated on the current site plan do not meet
policy, but the applicant has sufficient frontage to locate all driveways in conformance with
District policy.
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Page 11
SIDEWALK
AA. District policy requires the construction of a 5- foot wide detached concrete sidewalk on collector
and arterial roadways. All of the abutting roadways are listed as minor arterials on the functional
classification map.
BB. The applicant should be required to construct a 5-foot wide concrete sidewalk on Ten Mile Road
abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering
sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the
right-of-way. Coordinate the location and elevation of the sidewalk with District staff.
CC. The applicant should be required to construct a 5-foot wide concrete sidewalk on McMillan Road
abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering
sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the
right-of-way. Coordinate the location and elevation ofthe sidewalk with District staff.
DD. The applicant should be required to construct a 5-foot wide concrete sidewalk on Linder Road
abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering
sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the
right-of-way. Coordinate the location and elevation of the sidewalk with District staff.
EE. The applicant should be required to construct a 5-foot wide concrete sidewalk on Ustick Road
abutting the site, located 2-feet within the right-of-way. If the applicant constructs a meandering
sidewalk, provide a sidewalk easement to the District to construct the sidewalk outside of the
right-of-way. Coordinate the location and elevation of the sidewalk with District staff.
DRIVEWAYS
FF. District policy requires driveways on arterial roadways to be constructed 220-feet from a
signalized intersection for right-inlright-out operations; 440-feet for full access; and 315-feet for
full access if there are no intervening driveways. Policy also requires driveways to be offset a
minimum of 230-feet from any existing or proposed driveways (based on 45 MPH). All of the
proposed driveways are located in conformance with District policy, assuming future signalized
intersections.
00. Graveled driveways abutting public streets create maintenance problems due to gravel being
tracked onto the roadway. The applicant should be required to pave the driveways their full
width of24 to 30-feet, and at least 30-feet into the site beyond the edge of pavement ofTen Mile
Road, McMillan Road and Ustick Road, and install pavement tapers with l5-foot radii abutting
the existing roadway edge.
HH. The applicant is proposing to construct a 25,foot wide driveway on the east side ofTen Mile
Road located approximately 380-feet south of McMillan Road to serve the office and
commercial lots. The proposed driveway location conforms to District policy and should be
constructed as proposed. This driveway is the only proposed driveway on Ten Mile Road south
of McMillan Road.
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Page 12
n. The applicant is proposing to construct a 3D-foot wide driveway on the east side ofTen Mile
Road located approximately 440-feet north of McMillan Road to serve the commercial lot. The
proposed driveway location conforms to District policy and should be constructed as proposed.
JJ. The applicant is proposing to construct a 3D-foot wide driveway on the east side ofTen Mile
Road located approximately 20-feet south of the north property line to serve the commercial lot.
The proposed driveway location conforms to District policy and should be constructed as
proposed.
KK. The applicant is proposing to construct a 3D-foot wide driveway on the north side of McMillan
Road located approximately 440-feet east ofTen Mile Road to serve the commercial lot. The
proposed driveway location conforms to District policy and should be constructed as proposed.
LL. The applicant is proposing to construct a 3D-foot wide driveway on the north side of McMillan
Road located approximately 50-feet west of the east property line to serve the commercial lot.
The proposed driveway location conforms to District policy and should be constructed as
proposed.
MM. The applicant is proposing to construct a 25-foot wide driveway on the south side of McMillan
Road located approximately 440-feet east ofTen MiI~ to serve the office/commercial lots.
The proposed driveway location conforms to District policy and should be constructed as
proposed.
NN. The applicant is not proposing to construct any driveways on Linder Road.
CENTER TURN LANES
00. Based on the submitted traffic study, the applicant should be required to construct a center turn
lane on Ten Mile Road for the Ten Mile Road/main entrance intersection. The turn lane should
be constructed to provide a minimum of 1 DO-feet of storage with shadow tapers for both the
approach and departure directions. This improvement may require the applicant to provide
pavement widening on Ten Mile Road to provide sufficient pavement for the turn lane.
Coordinate the design of the turn lane with District staff.
PP. The applicant should be required to construct a center turn lane on Ten Mile Road for the Ten
Mile Road/driveway intersection located south of McMillan Road. The turn lane should be
constructed to provide a minimum of I DO-feet of storage with shadow tapers for both the
approach and departure directions. This improvement may require the applicant to provide
pavement widening on Ten Mile Road to provide sufficient pavement for the turn lane.
Coordinate the design of the turn lane with District staff.
QQ. The applicant should be required to construct center turn lanes on Ten Mile Road for the Ten
Mile Road/driveway intersections north of McMillan Road that serve the commercial parcel.
The turn lanes should be constructed to provide a minimum of 100- feet of storage with shadow
tapers for both the approach and departure directions. This improvement may require the
Bridgetower.cmm
Page 13
applicant to provide pavement widening on Ten Mile Road to provide sufficient pavement for the
turn lane. Coordinate the design of the turn lanes with District staff.
RR. Based on the submitted traffic study, the applicant should be required to construct a center turn
lane on McMillan Road for the McMillan Road/main entrance intersection. The turn lane should
be constructed to provide a minimum of 100- feet of storage with shadow tapers for both the
approach and departure directions. This improvement may require the applicant to provide
pavement widening on McMillan Road to provide sufficient pavement for the turn lane.
Coordinate the design of the turn lane with District staff.
SS. The applicant should be required to construct center turn lanes on McMillan Road for the
McMillan Road/driveway intersections located east ofTen Mile Road. The turn lanes should be
constructed to provide a minimum of 100-feet of storage with shadow tapers for both the
approach and departure directions. This improvement may require the applicant to provide
pavement widening on McMillan Road to provide sufficient pavement for the turn lane.
Coordinate the design of the turn lanes with District staff.
TT. Based on the submitted traffic study, the applicant should be required to construct a center turn
lane on Linder Road for the Linder Road/main entrance intersection. The turn lane should be
constructed to provide a minimum of 100-feet of storage with shadow tapers for both the
approach and departure directions. This improvement may require the applicant to provide
pavement widening on Linder Road to provide sufficient pavement for the turn lane. Coordinate
the design of the turn lane with District staff.
UTILITIES/IRRIGATION
DU. The preliminary plat indicates that the Settlers Canal is located on the south side of McMillan
Road. The applicant should relocate the canal outside of the new right-of-way of McMillan
Road to provide adequate space for future road widening.
VV. All irrigation facilities should be relocated outside of the new right-of-way on McMillan Road,
Ten Mile Road and Ustick Road.
WW. All utility relocation costs associated with improving street frontages abutting the site should be
borne by the developer.
XX. 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.
ALTERNATIVE TRANSPORTATION
YY. ACHD requests that the applicant grant the District an easement for a total of 10 Park & Ride
spaces within the overall site. At the Commission meeting on October 17, 2001, the applicant
indicated that spaces could be made available at the clubhouse parking lots. After further
conversation with staff, it was agreed upon that the applicant would provide 5 spaces in the
parking lot of a club house at the south end of the project, and 5 spaces in the parking lot of a
Bridgetower.cmm
Page 14
planned club house in the middle to northern portion of the project. The lots will be owned and
maintained by a homeowner's association, and the agreement to allow these spaces should be
included in the CC&Rs. Upon development of the clubhouse parking lots, the applicant should
contact Commuteride at 387-6160 for coordination of these lots.
ZZ. In order to reduce trips to and from this development it is recommended that Tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride
staffwill coordinate the Alternative Transportation Program with the applicant. For more
information contact Pat Nelson at 387-6160.
AAA. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TMO) that is formed with a
boundary that includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and
public transportation providers to increase the use of alternative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMAlTMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuteride Office.
Special Notification to City of Meridian:
1. The applicant is not proposing to connect the single-family residential portion of the subdivision
with the townhouse portion of the subdivision in an effort to prevent cut-through traffic to
McMillan Road. The applicant's traffic engineer suggests that this proposed design will
eliminate neighborhood cut-through. Staff recommends that the City require a pedestrian
pathway between the single-family and townhouse lots to provide pedestrian access to McMillan
Road.
2. In order to reduce trips to and from this development it is recommended that Tenants occupying
the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuteride
staffwill coordinate the Alternative Transportation Program with the applicant. For more
information contact Pat Nelson at 387-6160.
3. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TMO) that is formed with a
boundary that includes this site or is adjacent to this development.
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Page 15
A Transportation Management Association (TMA) or Transportation Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and
public transportation providers to increase the use of alternative transportation and other trip
reduction measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the AGIO Commuteride Office.
Special Notification to Applicant
1. This development (the preliminary plat and conditional use) 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.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat (as indicated by "pp"):
In approving a master plan/concept plan for a development, the Commission reserves the right
to make new site specific requirements as each preliminary plat of the master/concept plan
comes before the Commission for approval.
The Commission may revise any and all site specific requirements that were made with respect
to the master/concept plan, to meet ACHD policies and practices in effect at the time the
preliminary plat comes before the Commission for approvaL
Site Specific Requirements:
1. Dedicate 48-feet of right-of-way from the centerline ofTen Mile Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed 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. (Pp)
2. Dedicate 48-feet of right-of-way from the centerline of McMillan Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance ofa building permit (or otherrequired 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. (pp, cup)
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Page 16
3. Dedicate 48-feet ofright-of-way from the centerline of Linder Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance ofa 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 ACIID right-of-way. (cup)
4. Dedicate 48-feet of right-of-way from the centerline of Us tick Road abutting the parcel by
means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance ofa 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 ACIID right-of-way. (Pp)
5. Construct the main entrance to the subdivision on Ten Mile Road located approximately 1/3-
mile south of McMillan Road, as proposed. The entrance shall be designed with 21-foot street
sections on either side of a center median, and the median shall be constructed a minimum of 4-
feet wide (but no larger than 12- feet wide) to total a minimum of a IOO-square foot area. The
applicant shall be required to dedicate 54-feet of right-of-way plus the additional width of the
median. (Pp)
6. Construct the main entrance to the townhouse portion of the subdivision on McMillan Road
located approximately 900-feet east ofTen Mile Road, as proposed. The entrance shall be
designed with 21-foot street sections on either side of a center median and the median shall be
constructed a minimum of 4-feet wide (but no larger than 12-feet wide) to total a minimum of a
IOO-square foot area. The applicant shall be required to dedicate 54-feet of right-of-way plus
the additional width of the median. (Pp)
7. Construct the main entrance to the subdivision on Linder Road located approximately 630-feet
south of McMillan Road, as proposed. The entrance shall be designed with 21-foot street
sections on either side of a center median and the median shall be constructed a minimum of 4-
feet wide (but no larger than 12-feet wide) to total a minimum of a 100-square foot area. The
applicant shall be required to dedicate 54-feet of right-of-way plus the additional width ofthe
median. (cup)
8. Construct Belltower Drive, Coppercloud Way and Towerbridge Way through the site as
collectors as proposed, and based on the submitted traffic impact study. Construct these street
segments as 29-foot street sections within 50-feet of right-of-way with curb, gutter and 5-foot
wide concrete sidewalks. Parking and front-on housing shall be prohibited on these street
segments. Coordinate the signage plan with District staff. The access restrictions for these
street segments shall be stated on the final plat. This collector is required because of the
volumes of traffic generated by this development. The cost of the right-of-way and the cost to
construct the roadway is the expense of the applicant. (pp, cup)
Bridgetower .cmm
Page 17
9. Coordinate the Belltower Drive/Coppercloud Way intersection design with District Traffic
Services staff. (pp, cup)
10. Provide directional signage on Belltower Drive where the roadway diverges around the water
amenity, This signage is necessary to guide motorists in the proper direction. Coordinate the
design of the signage plan with Traffic Services staff. (pp, cup)
II. Construct two driveways offBelltower located approximately 230-feet east ofTen Mile Road
on both the north and south side of Bell tower Drive, as proposed. (Pp) .
12. Construct two driveways offCoppercloud Way located approximately 325-feet west of Linder
Road on both the north and south side ofCoppercloud Way, as proposed. (cup)
13. Connect to two existing stub streets that were approved with the Bridgetower Subdivision
(located north of Us tick Road) as proposed. The streets, Pride Crossing Drive and Towerbridge
Way, shall be extended into this site. (Pp)
14. Construct two stub streets to the undeveloped parcel to the southwest of the site. The stub
streets, Breeze Creek Way (to the south), and Teano Drive (to the west), shall be located as
proposed. Construct tumaronnds at the end of the stub streets and install a sigu at the termini of
the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Coordinate the sign plan for the stub streets, and the design of the turnaround with District staff.
(Pp)
15. Construct three stub streets to the undeveloped parcels to the northeast and east of the site
(parcels included in the entire planned unit development proposed by this applicant). The stub
streets: Messina Street (to the east), and Verona Drive (to the east), the un-named street to the
south, shall be located as proposed. No turnarounds are required. Install a sign at the termini
of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Coordinate the sign plan for the stub streets with District staff. (pp, cup)
16. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this shall be required on
the final plat. (Pp)
17. Unless otherwise approved, construct all public roads within the subdivision as 36-foot street
sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way.
(pp, cup)
18. Streets within the subdivision shall align or offset a minimum of 125-feet from any proposed
public street. (pp, cup)
19. Construct the turnarounds to provide a minimum turning radius of 45-feet. (pp, cup)
Bridgetower.cmm
Page 18
20. Construct a 5-foot wide concrete sidewalk on Ten Mile Road abutting the site, located 2-feet
within the right-of-way, If the applicant constructs a meandering sidewalk, provide a sidewalk
easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the
location and elevation of the sidewalk with District staff. (Pp)
21. Construct a 5-foot wide concrete sidewalk on McMillan Road abutting the site, located 2-feet
within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk
easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the
location and elevation of the sidewalk with District staff. (pp, cup)
22. Construct a 5-foot wide concrete sidewalk on Linder Road abutting the site, located 2-feet
within the right-of-way. If the applicant constructs a meandering sidewalk, provide a sidewalk
easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the
location and elevation of the sidewalk with District staff. (cup)
23. Construct a 5-foot wide concrete sidewalk on Ustick Road abutting the site, located 2-feet
within the right-of-way, If the applicant constructs a meandering sidewalk, provide a sidewalk
easement to the District to construct the sidewalk outside of the right-of-way. Coordinate the
location and elevation of the sidewalk with District staff. (Pp)
24. Pave the driveways their full width of 24 to 30-feet, and at least 30-feet into the site beyond the
edge of pavement ofTen Mile Road, McMillan Road and Ustick Road, and install pavement
tapers with 15-foot radii abutting the existing roadway edge. (Pp)
25. Construct a 25-foQt wide driveway on the east side ofTen Mile Road located approximately
380-feet south of McMillan Road to serve the office and commercial lots, as proposed. (Pp)
26. Construct a 3D-foot wide driveway on the east side ofTen Mile Road located approximately
440-feet north of McMillan Road to serve the commercial lot, as proposed. (Pp)
27. Construct a 3D-foot wide driveway on the east side ofTen Mile Road located approximately
20-feet south of the north property line to serve the commercial lot, as proposed. (Pp)
28. Construct a 3D-foot wide driveway on the north side of McMillan Road located approximately
440-feet east ofTen Mile Road to serve the commercial lot, as proposed. (Pp)
29. Construct a 30-foot wide driveway on the north side of McMillan Road located approximately
50-feet west of the east property line to serve the commercial lot, as proposed. (Pp)
30. Construct a 25-foot wide driveway on the south side of McMillan Road located approximately
440-feet east ofTen Mile Road to serve the office/commercial lots, as proposed. (Pp)
Bridgetower.cmm
Page 19
31. Construct a center turn lane on Ten Mile Road for the Ten Mile Road/main entrance
intersection. The turn lane shall be constructed to provide a minimum of lOO-feet of storage
with shadow tapers for both the approach and departure directions. This improvement may
require the applicant to provide pavement widening on Ten Mile Road to provide sufficient
pavement for the turn lane. Coordinate the design of the turn lane with District staff. (Pp)
32. Construct a center turn lane on Ten Mile Road for the Ten Mile Road/driveway intersection
located south of McMillan Road. The turn lane shall be constructed to provide a minimum of
100-feet of storage with shadow tapers for both the approach and departure directions. This
improvement may require the applicant to provide pavement widening on Ten Mile Road to
provide sufficient pavement for the turn lane. Coordinate the design ofthe turn lane with
District staff. (Pp)
33. Construct center turn lanes on Ten Mile Road for the Ten Mile Road/driveway intersections
north of McMillan Road that serve the commercial parcel. The turn lanes shall be constructed
to provide a minimum of 100- feet of storage with shadow tapers for both the approach and
depm;ture directions. This improvement may require the applicant to provide pavement
widening on Ten Mile Road to provide sufficient pavement for the turn lane. Coordinate the
design of the turn lanes with District staff. (Pp)
34. Construct a center turn lane on McMillan Road for the McMillan Road/main entrance
intersection. The turn lane shall be constructed to provide a minimum of 100-feet of storage
with shadow tapers for both the approach and departure directions. This improvement may
require the applicant to provide pavement widening on McMillan Road to provide sufficient
pavement for the turn lane. Coordinate the design of the turn lane with District staff. (pp, cup)
35. Construct center turn lanes on McMillan Road for the McMillan Road/driveway intersections
located east ofTen Mile Road. The turn lanes shall be constructed to provide a minimum of
100-feet of storage with shadow tapers for both the approach and departure directions. This
improvement may require the applicant to provide pavement widening on McMillan Road to
provide sufficient pavement for the turn lane. Coordinate the design of the turn lanes with
District staff. (Pp)
36. Construct a center turn lane on Linder Road for the Linder Road/main entrance intersection.
The turn lane shall be constructed to provide a minimum of 100- feet of storage with shadow
tapers for both the approach and departure directions. This improvement may require the
applicant to provide pavement widening on Linder Road to provide sufficient pavement for the
turn lane. Coordinate the design of the turn lane with District staff. (cup)
37. Three driveways to the school site off of Coppercloud Way may be constructed if all driveways
are located in conformance with District policy. District policy requires driveways on
collectors to be located 105 to ISO-feet apart, depending on the speed limit of the roadway.
(cup)
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Page 20
38. Relocate the Settlers Canal outside of the new right-of-way of McMillan Road to provide
adequate space for future road widening. (pp, cup)
39. All irrigation facilities shall be relocated outside of the new right-of-way on McMillan Road,
Linder Road, Ten Mile Road and Ustick Road. (pp, cup)
40. All utility relocation costs associated with improving street frontages abutting the site should be
borne by the developer. (pp, cup)
41. 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. (pp, cup)
42. Other than the access points specifically approved with this application, direct lot or parcel
access to McMillan Road, Ten Mile Road, Linder Road and Ustick Road is prohibited. Lot
access restrictions, as required with this application, shall be stated on the final plat. (pp, cup)
43. Grant ACHD an easement for a total of 10 Park & Ride spaces within the overall site.
Provide 5 spaces in the parking lot of a club house at the south end of the project, and 5
spaces in the parking lot of a planned club house in the middle to northern portion of the
project. The lots will be owned and maintained by a homeowner's association, and the
agreement to allow these spaces shall be included in the CC&Rs. Upon development of
the clubhouse parking lots, the applicant should contact Commuteride at 387-6160 for
coordination of these lots. (pp, cup)
44, If a funding source Is not established for the North Meridian Planning Area, the applicant
shall be responsible to pay their proportionate share of costs of traffic signals in the area,
as indicated by the submitted traffic study. If an extraordinary fee, or some other
funding source is established, then this site specific requirement shall be deleted. (pp, cup)
Standard Requirements:
1. A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The request
shall specifically identify each requirement to be reconsidered and include a written explanation
of why such a requirement would result in a substantial hardship or inequity. The written
request shall be submitted to the District no later than 9: 00 a.m. on the day scheduled for
ACHD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
Bridgetower.cmm
Page 21
2. After ACHD Commission action, any request for reconsideration of the Commission's action
shall be made in writing to the Planning and Development Supervisor within six days of the
action and shall include a minimum fee of $11 0.00. The request for reconsideration shall
specifically identify each requirement to be reconsidered and include written documentation of
data that was not available to the Commission at the time of its original decision. The request
for reconsideration will be heard by the District Commission at the next regular meeting ofthe
Commission. If the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission meeting at which the reconsideration will be heard.
3. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #193, also known as Ada County Highway District Road Impact
Fee Ordinance.
4. All design and construction shall be in accordance with the Ada COWlty 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 ofIdaho shall prepare and certify all improvement plans.
5. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
6. Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7. 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 DIGLINE (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.
8. 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.
9. 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 ofthe 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.
Bridgetower.cmm
Page 22
Conclusion of Law:
1. 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.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted by:
Commission Action:
Planning and Development Staff
November 7.2001
Bridgetower.cmm
Page 23
Joi nt School District No.2
911 Meridian Street. Meridian, Idaho 83642 . (208) 888-6701 . Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
RECEIVED
JUL 2 6 2002
July 9, 2002
City of Meridian
City Clerk Of1!(\t'
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 Bridget ower Crossing East Subdivision will have a significant impact on
school enrollments at Andrus Elementary. Eagle Middle. and EagleHigh School.
We can predict that these homes, when completed, will house one hundred thirty five
(135) elementary aged children, one hundred twenty one (121) middle school aged
children, and ninety-three (93) 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,
~~~/
Wendel Bigham
Supervisor of Facilities and Construction
---
JUL-24-2002 09:11R FROM:Sanitar. Services, 1 208-888-5052
/'
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MAYOR
Rohcfl 0 COllie
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C.ITY COIINL'lL MEMBERS
Tammy "h:\V~crlJ
Wjlll~anl L M Nary
C:h~lle ~h:Cunl.lk:ss
"'~)lh ijirJ
TO:Meridian Clerk
P:2/2
L.L.~L DEr..\RnIF:~ I
(~OS) ;~~..'!oI'),}. F3.'C 2AJk!"iOI
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P,'Rl:~ '" RECR."nON
1.20g ~:iN'1';7Q. FiJ' tj'Jl$.5S0J
PUBLIC WURKS
(2081 848.5500 .F" 887.1 :97
aUILDINr. mp.\RT~le="T
(~O~) ~87.1211 . f.1\ R~7 .1':117
l'l.A~:"IIlNCi ANr'1 ZONI......C
110$l g""...Sjjj . P:J~ IU1R.-(J,s,s.l
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To i,lsure that your comments an(l recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit YOiJr comments and recommendations to Meridian City Clerk's Office
Atln: Will Berg, City Clerk, by: August 29, 2002
lransmittal Dale: July 16.2002 Hearing Date: September 5, 2002
File No.: PP 02.014
Request: Request for prelim. plat approval of 439 building lots and 50 other lots on 209.01 acres in an
R'-4 zone In a planned unit d1lV8lopment for Brldgetower Crossing East Subdivision
By: Prlmeland Development
Location of F'roperty or F'roject: northeast eorner of North Ten Mile & West Ustick Roads
David Zaremba, PIl (No VAR. VAC, "P)
Jerry Centers, PIl (No VAR. VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Keven Shreeve. prz (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FPJ
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, CIC
Keith Bird, C/C
Cherie McCandless, ClC
Water Department
Sewer Department
SanitafY Service (No VAR, VAC, FP)
Building Department Your Concise Remarks:
Fire Department \'+lL R....:.I...~14L +t.4T I::. J "J~ . WI;. ""'&0<':' Al'....7>
Police Department ~ .(,IL't'UtJLI.. e.e.v/E..,u ,,~ ~"'''T.e. .&J~Jn,.,JI>_ "1:>l5,.,t-,A.l.:!l
City Altomey .t",- r.LlL. $~oo<. .a..JJl t>./+'u~ ~ l!...ul!. lol.J&lL
City Engineer --':".u.. ~t:..~I_t,) ~,.s,'::;.
City Planner
Paries Department
./
Meridian School District (No FP)
Me[idian Post Office (FPlPP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Sealers Irrigalion District
Idaho Power CO. (FPIPP onJr)
U.S. West (FPIPPOII/)')
Intermountain Gas (FPJJ'f' only)
Bureau of Reclamation If-PJPP only)
IdahO Transportation Department (No FP)
Ada County IAZ onI,'}
At." FP.~ ,.,~ffl.Zl" VMNN:,. %0 C!JIl.3'
RECEIVED
JUL 2 4 2002
City Of Meridian
City Clerk Office
33 EAST IDAHO. MERIDIAN, IDAHO 83642
(208) S8X.4433 . p"" (208) 881.481 J . Ci'y Clerk om.. Fa.< (208) 888.4218 . Humo" R",,",,'os f.. (21la) 884.8723
JUL 24 '02 09:19
208-888-5052
PAGE. 02
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HWOR
Roh~rt D. CiJrhc
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.~ ~~()
eM; C'TY 0, 71J~(p
.~ ~
end/an '"I;
~ ID.-\HO
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p.,.
~L.tt..-TRI'\Gl'm'Yu.J.~ $INtl
'1903
BU1LD'l-NG.DEPA'RTMENT
(108) ~'8'7.,~21 I' fa-x :"ii'l7-l2'1))
PLANNtNG .-\ND ZONING
(208) 8':;'::;.1..-5533-, Fax X8'R.ClS)'4
LEGAL DEPARTi\lENT
(20S) 288<;!..j<)1). F:.n 28",-25'(.)1
PARKS & RECREATION,
(2Q8 888-3579. Fa.~ 89'8.5501
PUBLIC WOR"-S
(2(!)8,) 898-5500 'FJ.,'\ 887-12!)7
CITY COC:-\CIL MEMBERS
Tammy J~'\VcerJ
WilliJn1 L M. Nary
Chcl'ie ~kCand[C',ss
Keith Bird
"
"
0'
"
i'
//
/'
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
to insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: August 29, 2002
Transmittal Date: July 16, 2002 Hearing Date: September 5, 2002
File No,: PP 02-014
Request: Requestfor prelim. plat approval of 439 building lots and 50 other lots on 209.01 acres in an
R4 zone in a planned unit development for Bridgetower Crossing East Subdivision
By: Primeland Development
Location of Property or Project: northeast corner of North Ten Mile & West Ustick Roads
David Zaremba, PIZ (No VAR. VAC. FP) Meridian School District (No FP)
Jerry Centers, PIZ (No VAR, VAC, FP) Meridian Post OffiCe (FP/PP only)
Leslie Mathes, PIZ (No VAR, VAC, FP) Ada County Highway District
Keven Shreeve, prz (No VAR, VAC, FP) Community Planning Assoc.
Keith Borup, prz (No VAR, VAC, FP) Central District Health
Robert Corrie, Mayor Nampa Meridian Irrig. Disthct .
Bill Nary, crc Settlers Irrigation District
Tammy deWeerd, C/C Idaho Power Co. (FPIPPonly)
Keith Bird, CIC U.S. West (FP/PPonly)
Cherie McCandless, CIC Intermountain Gas (FPIPP only)
,/' Water Department Bureau of Reclamation (FP/PP only)
Sewer Department Idaho Transportation Department (No FP)
Sanitary Service (No VAR, VAC, FP) Ada County (AZ only)
Building Department Your Concise Remarks: / :2 II . / n61. /uffk...--
Fire Department ~Y\ norfA L..'"d<- !1-",c~..,.,...h.., U-rl
Police Department ."",,/15 I.//I'j / Y1 &e-d .ex.. -I-....d '
City Attomey
City Engineer
City Planner
Parks Department
/41/1.-/ h- j
h<vl 'k
7/'fk JL
'/
RECEIVED
AZ..27 FP. 2<1 PPIi'FP. 21 VNlNN:.. 20 CUP. 211
JUL 232002
City of Meridian
City Clerk Office
33 EAST IDAHO. MERIDIAN, IDAHO 83642
(208) 888.4433' Fax (208) 387.4813 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723
..
Gj- '-" CENTRAL
r.iiAlTH
DEPARTMENT
Rezone #
Conditional Use #
C. PreliminarY) Final/Short Plat .~ Od-..
~ j~'''' .L........._
.
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health DivisioJRECEIVED
JUL 23 2002
Relurn 10:
o Boise
DEagle
o Garden City
~eridian
o Kuna
DACZ
o Star
City of Mertdlan
City Clerk Office
-DIl(
(l~c..I~
~r
Q 1. We have No Objections to this Proposal.
Q 2. We recommend Denial of this Proposal.
Q 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 conceming soil conditions on this Proposal before we can comment.
o 5. Before we can comment concerning individual sewage disposal, we will require more data conceming the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrockfromorigi~al grade 0 other
Q 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shali be reviewed by the Idaho Department of Water Resources concerning weli construction and
water avaiiability.
After wri~ approval from appropriate entities are submitted, we can approve this proposal for:
~entral sewage 0 community sewage system 0 community waterweli
o interim sewage ~entral water
o individual sewage 0 individual water
The foliowing plan(s) must be submitted to and approved by the idaho Department of Health & Welfare,
DiVisio~~ironmental Quality;
ntral sewage 0 community sewage system 0 community water
o sewage dry lines ~ntral water
Run-off is not to create a mosquito breeding problem,
This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
Q 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
Q7.
~8.
~9.
~o.
Q11.
013.
rJ14.
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
Ph...JiU'~ .(~ ~Ntg;;p -<'7i!),..__(..V"~u/e....
,
~#~iiPo/r ~~~c-.-vrPtlhtRmt! Reviewed By:
Date: 21 / r/..1L
~~~
CDHD woo Ikc
Review Sheet
., .. ,....'-.J.
~ CENTRAL
UtBt~kl~
MAIN OFFICE' 707 N. ARMSTRONG PL.' BOISE, 10 8370~-D825 . (208) 375.5211 . fAX 327.8.500
To prevem and treal disease and disability; to promote healthy lifestyles; alld to protect and promote the health and qllality oj our environment.
STORM WATER MANAGEMENT RECOMMENDATIONS
It is recommended that storm water be pre-treated through a grassy swale
prior to discharge to the subsurface to prevent impact to ground water and
surface water quality. The engineers and architects involved with the design
of this project should obtain current best management practices for storm
water disposal and design a storm water management system that is
preventing groundwater and surface water degradation, Manuals that could
be used for guidance are:
State of Idaho Catalog of Storm water Best Management Practices For
Idaho Cities and Counties..
Prepared by the Idaho Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of BoisePublic Works Department, May 2000.
Serving Valley, Elmore, Boise, and Ada Coullties
Ada I Boise County Office
707 N. Armsrong PI.
Boiw, ID 8370,:1
Eilviro: Health', 327-74Q9
Fomily Planning: 327-7.:100
Immunizations: 327-7.:150
SenioT Nutrition: 327~7460
WIC: 327-7488
FAX: 327-8500
Ada-WIC Satellite Office
1606 Robert St.
Boise. ID 83705
Ph. 32..4-3355
FAX: 334-3355
Elmote County Office
520 E, 8th Street r'~
Mountain Home, ID 836'-17
Enviro. Hea)tr-,: 587-9:::25,
ramil}' Health: 587-4407
WIC: 587-Ll409
FAX: 587-3521
Volley County 011\ce
703 N. 1 st Street
P,O. Box 1 tl48
McColl, ID, 83635
Ph, 634~7194
FAX: 634-2174
/
MAYOR
Robert D. Corrie
clfe;;di~~ ",
'IDAHO /
~ . //
"",.",,, ~
, ~"l!:kTR"'~"I'''''!>V'''' 'S!Nt~
:1903
LEGAL DEPARTMENT
(208) 288-2499 . Fax 2SB.2501
PARKS & RECREATION
(208888-3579' Fa., 898-5501
PUBLIC WORKS
(208) 898.5500 -Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 . fa)!. 887-\291
PLANNING AND ZONING
(208) 884-5533 . Fax 888-6854
CITY COUNCIL MEMBERS
Tammy deWeerd
William L. M. Nary
Cherie ~kCandh:ss
Keith Bird
TRANSMITTALS TO AGENCIES. FOR COMMENTS ON DEVELe7J% ~
WITH THE CITY OF MERIDIAN Q; \f' U
To insure that your comments and r~mmendations 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: August 29, 2002
Transmittal Date: July 16, 2002 Hearing Date: September 5, 2002
File No.: PP 02-014
Request: Request for prelim. plat approval of 439 building I(lts and 50 other lots on 209.01 acres in an
R-4 zone in a planned unit development for Bridgetower Crossing East Subdivision
By: Primeland Development
Location of Property or Project: northeast corner of North Ten Mile & West Ustick Roads
David Zaremba, PIZ (No VAR, VAC, FP)
Jerry Centers, P/Z (No VAR, VAC. FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Keven Shreeve, P/Z (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR. VAC, FP)
Robert Corrie, Mayor
Bill Nary, CIC
Tammy deWeerd, CIC
Keith Bird, CIC
Cherie McCandless, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAC. FP)
Building Department Your Concise Remarks:
,
Fire Department e.
v Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig_ District
Settlers Irrigation District
Idaho Power Co. (FP/PPonly)
U.S. West (FP/PPonly)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (AZ only)
7z:L-- medeR/aM- R2JJ'ce. J:J,nw-l-t4Ae;.
. ~
~tJ s/if,. ;
AZ.27 Fl>. 24 PPtPFp. 27 VMNA!:. . 20 cup. 28
RECEIVED
JUL 18.2002
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
"--...",:". .. ,~,~~.-- ~. ~
PUBLIC HEARING
SIGN-UP SHEET
DATE
5-Sep-02
PP 02-014
PROJECT NUMBER
PROJECT NAME
Bridgetower Crossing East Sub.
NAME . FOR AGAINST
.
.
.
.
,
.
n'Ctl
....' ~ · v ['IJI I
. .Jl;;,r u J lUUZ
"".
CitY Clerk Office
.
.