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Home My WebLink AboutSundance Place AZ 02-016 AZ 02-016 September 19, 2002 MERIDIAN PLANNING & ZONING MEETING APPLICANT G.L. Voigt Development ITEM NO. 12 REQUEST Tabled Public Hearing from September 5. 2002 - Request for annexation and zoning of 42.72 acres from RUT to R-8 zones for proposed Sundance Place Subdivision - east of North Meridian Road and north of East 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 AHached Comments See AHached Comments *C;J~cl !J-r;pyv()a.L -to c{0 See AHached Comments Contacted: Date: Phone: Materials presented at public meeUngs shall become properly of the City of Meridian. , PUBLIC HEARING SIGN-UP SHEET PROJECT NAME S trJ-Ie1nbM /1 I Z0-02- If. 2 02 -01& SWndanCf ?!a.& g/kh. DATE PROJECT NUMBER NAME FOR AGAINST ~' vJ:l.;U . SIP 19 2002 I cITY OF MERIDIAN . . BECIlY Boweun PIAltNlNG sEIM IlOOE. Valli Hi Ln. Eagle, Idaho 836[6 Phone: 484-3904 Fax: 938-<>210 September 19,2002 City of Meridian Attn: Planning and Zoning Commission & Planning Staff 33 East Idaho Meridian, Idaho 83642 RECEIVED SEP 19 2002 CITY OF MERIDIAN Re: Sundance Place Subdivision (Responses to Annexation and Preliminary Plat Comments) Dear Commission Members and Planning Staff: ANNEXATION AND ZONrNG COMMENTS I. The applicant will comply. ADDITIONAL CONSIDERA.TIONS Block LeDgth: The subject property is a Ioog Darrow parcel with approved future stob streets aloDg tbe south and east boDDdary. If aD additioDal stob street were added aloDg tbe south side of tbe parcel wbicb adjoins tbe Blades property, it may create desigo problems for developmeDt of the Blades parceL If too maDY stab streets CODDeet to a smaU parcel, it is difficult to desigo a viable small subdivisioD. The appUcsDt would prefer Dot to add a pedestriaD pathway. However, iftbe CommissioD beUeves it is Deeessary, tbe path could be located otJtbe end of the cul-de-sac (N. TiptoD Place). SITE SPECIFIC COMMENTSlPRF.T .IMJNARY PlAT 1. The applicant will comply. 2. The applicant will comply. 3. The applicant will comply. 4. The applicant will comply. 5. The preliminary plat notes will be modified to reflect staff comments. 7. The preliminary plat will be revised accordingly. 8. The preliminary plat will be revised accordingly. 9. The applicant will provide a phasing plan prior to the City Council hearing. . 10. The applicant will comply. GENERAL COMMENTS 1. The applicant will comply. 2. The applicant will comply. 3. The applicant will comply. 4. The applicant will comply. 5. The applicant will comply. Sincerely, BeckyBowcutt ~ Meridian Planning and Zoning Commission Meeting September 5, 2002 Page 40 of 47 following exceptions. On Page 3 under site specific comments, Item 3, add a paragraph 10, which says, a Cross-Access Agreement is required for the parking lots. Preliminary Plat general comments, this would be added to Item 4, which begins on Page 3, but continues on to Page 4, at the end of that paragraph add the sentence, this system shall be installed before occupancy of the second building. That's all of my notes, I believe. Shreeve: Second. Borup: Motion and second, Any discussion? All in favor? Anyopposed? Thank you. MOTION CARRIED: THREE AYES, ONE ABSENT ItemB: Public Hearing: AZ 02-016 Request for annexation and zoning of 42.72 acres from RUT to R-8 zones for proposed Sundance Place Subdivision by G,L. Voigt Development - east of North Meridian Road and north of East Ustick Road: Table to September 19, 2002 Meeting Item 9: Public Hearing: PP 02-010 Request for Preliminary Plat approval of 144 building lots and 5 other lots on 42.72 acres in a proposed R-8 zone for proposed Sundance Place Subdivision by G.L. Voigt Development: east of North Meridian Road and north of East Ustick Road: Zaremba: Mr. Chairman? Borup: Yes, Zaremba: At the request of the applicant, I move that we table Items 8 and 9 of our Agenda, AZ 02-015 and PP 02-010, to our meeting of September 19th to be at this point the last item on the agenda after the previous tabled Item 7. Borup: There is a motion. Shreeve: Second. Borup: Second. All in favor? MOTION CARRIED: THREE AYES, ONE ABSENT Zaremba: Mr. Chairman? Borup: Maybe we could ask afterwards. Is there anything on either one of these applications that we could get a little information tonight and save us time next time or would it really make any difference? Probably not. McKinnon: You should have a staff report for Sundance and what is stated there, we need to make some revisions to Sundance. Meridian Planning and Zoning Commission Meeting September 5, 2002 Page 410147 Borup: Right. That was mainly because of the drainage areas? McKinnon: Right. I'll just point that out to you. It's just this drainage area down in this area. They are counting that towards open space. It's essentially a 40-foot wide area here and a 40-foot visual corridor here. The rest of the project would be surrounded by a six-foot privacy fence so it's not exactly the most visible, nor the most useful site for the required open space. We felt it would be appropriate to ask them to move that up and the applicant has agreed. They are revising it at this time so it will be something a little bit different. Other than that, that was the -- Borup: How about the block length? Were they making any revisions there? McKinnon: The block length is something that you may want to take a look at. There is a stub street -- and I'll highlight it if I can. Coming from Sundance and then this parcel maybe - yes this parcel right here. You can tell it's got really long driveway that comes back into it. Essentially farmland right now. There is no house on that and I think it's around 12 acres, but a lot of it is unusable, because of this long driveway. There is a stub street coming from Heritage from the east to the west and there is a stub street from Sundance into it. We have the opportunity to place another stub street and, if it would be desirable, to come down from Sundance to provide for more connectivity. The block length is over the 1,000 foot length and it would be appropriate to require that, but if we required an additional stub street, that's more area of asphalt and roadway that would not be able to be developed into something else on this property, which already has two stub streets to it. The ordinance would support the stub street at that location, but, at the same time, it may not be the most appropriate location, because there are other sub streets that connect it and subdivision that we are discussing has stub streets to those other subdivisions. There is some connectivity, but not necessarily direct connectivity. That's just a brief overview and in the staff report there is a little more detail on that, but that and the open space were two of the major issues. Borup: Do you know the width of that flag access? I don't think it's 50 feet, is it? McKinnon: I believe it's larger than that. Borup: Oh, it is least 50? McKinnon: I believe it's 100 feet. Borup: Okay so right now we have three access points to that 12 acres and so the question is do we need one more. McKinnon: You will notice that in the staff report that was not a requirement of the site specific requirement, it was something to place in front of you that would be supported by the ordinance. Meridian Planning and Zoning Commission Meeting September 5. 2002 Page 42 of 47 Borup: Well, I guess my feeling was maybe the subdivisions may need another access. but I don't think these 12 acres needs another one. Zaremba: Go ahead go back to the -- yes. This one. I think we are focusing on here, this area, so it would be opposite the cul-de-sac. Borup: Or it could be -- or it could be the cul-de-sac itself. Zaremba: So this -- McKinnon: Or straighten this out. You could straighten this or you could come through and -- we have looked at it two different ways and played with some graph paper and -- to see how it might layout and it would be possible to develop it with an additional stub street coming down. Borup: It probably makes it worse for the 12 acres to have four access points coming into it. Zaremba: Would it, between a couple of these lots, if there were a walkway access that's not a roadway, but an emergency 20 feet wide or whatever it is? McKinnon: Yes. The applicant is not here tonight and that probably would be the best person to discuss that with. Borup: I was just wondering if you had discussed that with them at all? McKinnon: Yes. I talked with Steve Arnold about that and what would be appropriate and we have talked about putting some sort of pedestrian access -- or one of the pedestrian accesses at this location in one of the cul-de-sac lots. Zaremba: Could be usable for an emergency vehicle. McKinnon: I t could be used -- you could go emergency vehicle with that. T he Fire Department would like to see that and that would provide a break for pedestrians and bicycle traffic, so that might be the most appropriate thing to do. Code -- typically the way it's been handled in the City of Meridian is providing an emergency access point is not the same a s breaking up a block length. That is not breaking the block length. Without a road, you haven't broken the block length. We still have the issue of the block length being over 1,000 feet, even with pedestrian type emergency vehicle access. Borup: Okay. Well, one of my concerns is I don't know if we are going to get to everything on the 19th. I will be very surprised. Unless we want to stay passed midnight and I don't think we do. I'm assuming I'm speaking for the rest of the Commission. Shreeve: Well, I -- of course, I don't think we owe these people anything, necessarily. You know, I mean if we can'tfit them in on the 19th, we can't fit them in on the 19th -- Meridian Planning and Zoning Commission Meeting September 5, 2002 Page 43 of 47 Borup: Well, we can table it to that date. Bruce, could you give us an update on the White Trunk Line? Just a time frame update is what I'm -- when is that going to be in operation? Freckleton: Mr. Chairman, Members of the Commission, it is behind schedule at this point in time. The last estimate I heard was we were about three weeks behind schedule. Borup: Which means when will it be usable? Freckleton: We are -- we are testing and trying to final it out as we go. So, you know, starting at Ten Mile Road as we march on through developments that are on that end are going to be able to start utilizing it. Right now we are in the mile between Linder and Meridian. We are about the mid section line. We are about a half mile through -- Borup: Okay. Freckleton: So we are approaching the Settler's Park area. Borup: Okay. Well, then, that's not going to hold up this subdivision, that's what I was - Freckleton: No. Borup: This is the next phase. It's not even -- they are not trying to do this with their other -- the other Sundance, are they? McKinnon: They could. Freckleton: Yes. They could. This does have the White Trunk that runs right through it. I think that's it right there. Borup: Is that what they are working on there now? That's the line that's going in there now? They are doing some work -- I thought it was further south. Freckleton: They are. They are working on Sundance Subdivision down in here right now. In here and what they are doing, since the trunk line is not there yet, is they are working on sewer mains on the upper end, because they are shallower and they -- there is a little forgiveness if the trunk line comes through and it's not at the right grade, we can make adjustments on the low end. Borup: And Heritage is going full blast. Freckleton: Absolutely. Borup: I was just wondering when the trunk line was going to get there Before the subdivision is done? Meridian Planning and Zoning Commission Meeting Seplember 5. 2002 Page 44 of 47 Freckleton: It's going slow. It's going slow. It's very deep and it's very wet. We have had a lot of groundwater to contend with. Some days they are getting, you know, 60 feet for a full day's work. So it's going extremely slow. Zaremba: Let me ask a question -- Borup: Well, I was just referring to Commissioner Shreeve's comment that we don't and I just wonder whether it's going to affect the timing on their project one way or the other. Zaremba: Well, let me ask staff a question, if I may. If they are asking for this continuance or delay, so that they can revise their final plat and do some other stuff, you need to have it by Monday, this coming Monday, in order have your ten working days or whatever it is -- or are you likely to have that by then or should we be continuing this to October? Borup: I think it depends on how extensive they change the plan. The revision IS because staff has requested it. McKinnon: In the staff report I requested that there be revisions made to this. I don't believe that the requested revisions will be so dramatic that I can't revise the staff report in the quick manner. It would be more than appropriate for them to have something to us by Monday. Whether or not they will have that is something that remains to be seen. I think it's -- yeah, Bruce reminded me -- and I agree completely is that we need to stay consistent on this. If we put it at the end of an agenda and, just to reiterate, you guys have the ability at the beginning of every meeting to amend your agenda however you see fit, if you'd like to do something earlier or later, you guys have that ability, whether it's placed at the beginning of the agenda or at the end of the agenda. That's one of the first things you guys do is adopt the agenda and go forward with that. If we are going to continue it -- if you continue it and be consistent with everybody else, Monday would be the date that we would like to see it and I can get in touch with Steve Arnold tomorrow. Say if I don't have it by Monday, then we will continue it on until October and I'll bet you we'd probably get it by Monday. Yes. Being consistent, we'd like that 10 days We really would, if you guys could give us that -- Shreeve: You table it -- yes. McKinnon: Again. .Continue it on into October but we'd like to have the opportunity to review it and have adequate time to do that. Monday would be the right date to give us the ten days to review that, but there have been occasions where we have allowed less time, but I don't see that there is any outstanding reason that we would have to go for less time than ten days right now. That's been something that we have been consistent with all along. Zaremba: Well, we'd like to help you with that by not giving you short periods. McKinnon: We appreciate that. We really do. Meridian Planning and Zoning Commission Meeting September 5. 2002 Page 45 of 47 Wollen: Mr. Chairman, Members of the Commission, I fully agree with Mr McKinnon that the Commission does have the ability to change or move around the agenda however they see fit. The only thing that I worry about is this -- this unwritten policy of getting out of here at midnight and if things are shifted to the end and they in the end are taken to the next meeting, that may eventually lead to some hot water and I'm not saying that there is any problem potentially with these ones, but there may be down the road. Borup: You mean a problem with the time? Wollen: Well, that they would sit here all night and -- Borup: Oh. Well, what we have tried to do -- and our unwritten -- and I guess we can change that anytime we want, because it's unwritten -- is -- has been that we -- if it's a lengthy hearing, we don't start a new one after midnight and that we end at 1 :00, even if we are not done. I mean we haven't adhered to that always, we have gone to 1 :30, but that's still plenty late enough. That's kind of what we agreed on at one time is -- like in this case, if it was one of these two subdivisions and it was after midnight. we wouldn't even start it. We have also tried to look at -- at the 9:00 break, we have tried to anticipate how far we are and what we could do with -- and some of the times we have said we are just not going to make it to the last item or whatever it is. I think we only had to do that once, but we -- that's the other thing, we have to try to look at 9:00. see what we think we can get to and at least notify them at that time, so that someone isn't waiting all the night to find out that they are going to be continued. Commissioner Zaremba, you had another comment? Zaremba: Well, that was going to be my suggestion that we pick a time, 9:00 or 10:00 to announce to the audience whether we are going to complete the agenda or not. Borup: That's what we have tried to do, yes, at the break, wherever that hits. It's usually been somewhere around 9:00 -- does that sound -- I mean I don't know what we can do beyond kind of -- Wollen: I think it's a really good idea. I think, you know, just practically speaking -_ Borup: Well, it's just common courtesy. Wollen: -- people are warned and the Commission has done a great job since I have been here of doing that, so -- Borup: I mean that's just the courteous thing to do, for one thing. Okay. Well, I think I interrupted before we continued Bridgetower Was that where we were at? Zaremba: We did take a vote on eight and nine, I think, already. MAYOR Robert D. Corrie HUB OF TREASURE VALLEY A Good. Place to Live LEGAL DEPARTMENT (208)288-2499 . Fax 288-2501 CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208)888-4433' FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 PUBUC WORKS BUIlD[NG DEPARTMENT (208) 898-5500' Fax 887-1297 PLANNING AND ZON[NG DEPARTMENT (208) 884-5533 . FAX 888-6854 MEMORANDUM: September 11, 2002 To: Mayor, City Council and Planning & Zoning Commission RE C E IVE D David McKinnon, Planner IT }.JA ~ SEP 1 6 2002 Bruce Freckleton, Senior Eng6('eeri;.g Tech City Of Meridian Sundance Place Subdivision City Clerk Office From: Re: . Annexation and Zoning of 42.72 Acres from RUT (Ada County) to R-8 (Medium Density Residential District), by G.L. Voigt Development (File No. AZ-02-016). . Preliminary Plat Approval of One-Hundred and Forty-Four (144) Building Lots and Five (5) Other Lots on 42.72 Acres in a Proposed R-8 Zone, by G.L. Voigt Development (File No. PP-02-010). We have reviewed the above referenced submittals and offer the foUowiug comments, as conditions of approval These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian Qty Council: APPLICATION SUMMARY (The foUowing is a revised staff report for Sundance Place Snbdivision that replaces the original staff report. The App6cant has revised the pre6minary plat to provide more visibility and accessibility to the easternmost commonldninage lot.) The Applicant, G. L. Voigt Development, has applied for Annexation, Zoning, and Preliminary Plat approval of one-hundred and furty-four (144) building lots and five (5) other lots on a 42_72- acre parcel ofland located on the east side of Meridian Road, approximateiy V. of a mile north of Dstick Road. The requested zoning designation for the property is R-8. The "other" lots within the subdivision include two open-space/drainage lots, and a micro-path lot, in addition to landor.ape (street buffer) lots adjacent to Meridian Road. The subdivision is comprised of approximately 5.45% open-space, 21.65% new right-of-way and 72.9"/0 singie family residential lots. The single-family iots within the subdivision range in size from 6,720 square feet up to 18,036 square feet. The gross density for the subdivision is approximateiy 3.39 dwelling units per acre. Az..(l2.Q16. PP-02~10 Snnduncc Plaee. AZ.pp Pianning & Zoning CommissionlMayor & City Council September 11, 2002 Page 2 The applicant exceeds the maximum biock iength limitations of the Meridian City Code (MCC), and the applicant has indicated that they will be appiying for a variance to this section of code. The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and piaces the parcei contiguous to existing city iimits. The subject property is within the Urban Service Planning Area and essential City services are or will be availabie to the subject property. LOCATION The property is located on the east side of Meridian Road, approximately Y, mile north of Us tick Road, directly adjacent to the north of the recently approved Sundance Subdivision. SURROUNDING PROPERTIES North: Rural Residential zoned RUT (Ada County). South: Sundance Subdivision, zoned R-8. East: Proposed Heritage Commons Subdivision, zoned R-8. West: Cedar Springs, zoned R-4. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: A. Will tbe new zoning be baJ'monious witb and in accordance witb the Comprebensive Plan and, if not, bas there been an application for a Comprebensive Plan amendment; Staff finds that the requested zoning designation, R-8, is harmonious with and in accordance with the effective Comprehensive Plan (93 ') and Generalized Land Use Map, which designates the iand to be "Singie Family Residential". B. Is the area included in tbe zoning amendment intended to be rezoned in tbe future; Staff does not anticipate a future rezone of the subject property. C. Is the area inclnded in the zoning amendment intended to be developed in the fasbion tbat would be aUowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; AZ..Q2-o16, PP--4l2-o10 SWJdance Plaoo.AZ.PP Planning & Zoning CommissionlMayor & City Council September II, 2002 Page 3 Staff finds that the proposed subdivision will be allowed within the requested R-8 zone. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Surrounding properties include rural residential properties and residential subdivisions. Staff finds that the requested zoning designation of R-8 is harmonious with the existing and planned adjacent developments. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character ofthe same area; Staff finds that the proposed uses (detached single family residential) will not change the existing or intended character of the area. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed uses will be hazardous or disturbing to future or existing neighbors. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fwe protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shan be able to provide adequately any of such services; Staff finds that the property to be annexed will be served adequately by all essential public facilities and services. Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; AZ-02.(}16, PI'--D2..mo Sundance P!ace.ALPP Planning & Zoning CommissionlMayor & City Council September 11, 2002 Page 4 Staff finds that there will not be additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffie, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that wouid be detrimental to the general welfare of the surrounding area. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's vehicular approach off of Meridian Road will create new interference with the existing traffic on Meridian Road, however staff does not believe that the subdivision entrance will cause significant interference on the surrounding pubiic streets. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and r~zone. Any existing trees iarger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ont. 592,11-17-1992)" Staff finds that the annexation of this property would be in the best interest of the City. ANEXATION AND WNING COMMENTS 1. The iegal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are availabie from the City of Meridian. Wells may be used for non-domestic purposes such as iandscape irrigation. AZ-02-GIc5. PP-02-010 SllIUlancePlace.A.ZPP Planning & Zoning CommissionlMayor & City Councii September II, 2002 Page 5 PRELIMINARY PLAT FINDINGS AND REOUIREMENTS Sections 12-3-3 1.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff finds that public services can be made avaiiabie to the lots within the proposed subdivision, provided changes as may be required by the Public Works and Buiiding Departments are made. 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 public financial capability of supporting services for the proposed development; Staff finds that the deveiopment will not reqwre 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 environmentai problems associated with this subdivision that may be brought to the Councilor Commission's attention. ADDDnONALCONSIDERATIONS Block Length: As mentioned in the application summary above, the Applicant will be requesting a variance to exceed block lengths of 1,000' within the proposed subdivision. Block 5, of the proposed subdivision far exceeds the maximum 1,000 foot length. There is a possibility to piace a stub-street to the southern parcei, adjacent to the east of the previously approved Sundance Subdivision. The southern parcel currently is provided two (2) stub streets, one to the west into Sundance Subdivision, and one to the east into Heritage Commons. The placement of a stub street to the north, into Sundance Place Subdivision would eliminate the need for a variance for this subdivision. AZ-02-016. PP~-olO Sundanoe Place.AZ.PP Planning & Zoning CommissionlMayor & City Council September 11, 2002 Page 6 Staff would support a pedestrian pathway connection between Sundance Place Subdivision and the property to the south in lieu of a full stub street. If the Planning and Zoning Commission and/or City Council determine that there is a need for an additional stub street or pedestrian pathway to the southern parcel, a new site specific comment will need to be added comments beiow. SITE SPECIFIC COMMENTS I PRELIMINARY PLAT 1. Sanitary sewer and water service to this site shall be via main line extensions from the existing mains adjacent to the property. The applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them availabie to the adjacent properties (Stub streets, and N. Meridian Road). 2. Underground year-round pressurized irrigation must be provided to all lots within this development. If the pressurized irrigation system within this development is to become a private homeowner's association system, compiete plans and specifications shall be reviewed by the Public Works Department as part of the development pian review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Appiicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the deveioper shall be responsible for the payment of assessments for the common areas prior to signature on the final piat by the Meridian City Engineer. 3. A detailed fencing pian shall be submitted upon application of the fmal piat. Fencing adjacent to the micro-path shall be constructed by the deveioper, in accordance with the Landscape Ordinance (MCCI2-13-15-9). A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. 4. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 5. Add or revise the following preliminary plat notes: (11.) ... public utility. drainage and irrigation easement adjacent to all side lot lines inside this subdivision ....iHeh de Bet ffeBt a pooli!) street. (12.) Unless otherwise designated or dimensioned. a1i lots shall have a ten (0) foot public utilities. drainage and irrigation easement adjacent to all rear lot iines. (13.) Lot 5. Biock 4 shall be a common area lot for a oedestrian micro-path. to be owned and maintained by the Sundance Piace Subdivision Home Owner's Association. .AZ-02-4116,PP--02-o1O SUndlmcePlace.AZ.PP Planning & Zoning CommissionlMayor & City Council September 11, 2002 Page 7 Said iot shali also be for the puroose of a sanitary sewer main corridor with a bianket easement to the City of Meridian. 04.) Ali fencing adiacent to the pathway system and internal open-space/drainage iots shall be limited to four-feet (4') in height if constructed of a solid. sight obscuring material. (15.) Direct lot access to meridian road shall be prohibited unless specifically permitted by ACHD and the city of Meridian (16.) Any re-subdivision of this plat shali be in compliance with the most recently approved subdivision standards of the City of Meridian. (17.) A note shall be added to the oiat stating that this subdivision is subiect to the terms of the Right to Farm Act pertaining to adiacent agricultural varcels. 7. Eliminate plat note number 9 from the face of the piat and re-number remaining notes accordingly. 8. Revise the plat to show the proposed Quenzer Commons Subdivision (Heritage Commons) on the east side of the proposed Subdivision. 9. The applicant shall provide a phasing plan for the subdivision at least ten (10) days prior to the next pubiic hearing for this project. 10. Any drainage areas (detension/retension basins) must be designed to ensure that water is retained only during 25-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: 1. GENERAL COMMENTS 1. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and biock numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant piacement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 11 0"10 will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Two-hundred, and one-hundred-watt, high-pressure sodium streetlights will be required at ioeations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typicaliocations are at street intersections and/or fire hydrants. 5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or iateral AZ-02-OI6,PP-02-OIO SWldance PlaceAZ.PP Planning & Zoning CommissionlMayor & City Council September 11, 2002 Page 8 users association, with written confirmation of said approval submitted to the Public Works Department. COMPREHENSIVE PLAN POLICIES The subject property is located in an area designated as Mixed Residential in the Meridian Comprehensive Plan. The 1993 Comprehensive Pian contains a variety of goals and policies that are relevant to this application. Staff has selected the following sections that most directly apply to the proposed project. Goals Section Goal 4: To provide housing opportunities for all economic groups within the community. Goal 8: To establish compatibie and efficient use of iand through the use of innovative and functional site design. Economic Deveiopment Chapter 3.1 U - Approve quality housing projects that meet the needs of all economic levels. 3 .2U - Encourage efforts to develop and maintain quality neighborhoods and housing. . . Land Use Chapter 2.1 U - Support a variety of residentiai categories for the purpose of providing the City with a range of affordable housing opportunities. Transportation Chapter 1.19U - Encourage proper design of residentiai neighborhoods to ensure their safety and tranquility. 1.14 - Design and performance standards should be applied to infilling development in order to reduce adverse impacts upon existing adjacent deveiopment. RECOMMENDATION Staff recommends approval of the annexation and preliminary plat, with the aforementioned findings, site specific comments and conditions of approval. AZ-M..()I6, PP-OO..l)W Sundanoe P1ace.AZ.PP Right-of-Way & Development Department Planning Review Division This application requires Commission action because it is expected to generate 1,390 vehicle trips per day. This item is scheduled to be on the consent agenda on August 21 at 12:00 p.m. (noon). Tech Review for this item was held with the applicant on August 9, 2002. staff contact: Craig Hood, 387-6174, chood@achd.ada.id.usOIJ; File Numbers: RECEIVED MPP02-010/MAZ02-016, Sundance Place Subdivision Site address: 3860 North Meridian Road, Meridian AUG 2 1 2002 [Q: ~ ~ [F Lf Owner/applicant: G.L. Voigt Development 1908 Jennie Lee Drive Idaho Falls, 10 83404 City of Meridian City Clerk Office Representative: Steve Arnold 1800 W. Overland Road Boise, 10 83705 Application Information The applicant is seeking annexation, rezone and preliminary plat approval to subdivide 42.72-acres of RUT zoned land into 144 single-family lots in the R-8 zone. The site is located on the east side of Meridian Road, approximately 1,900-feet north of Ustick Road. Acreage: Current Zoning: Proposed Zoning: Proposed buildable lots: Proposed common lots: 42.72-acres RUT R-8 144 5 Vicinity Map I PROPOSED CEDAR SPRING SUBDIVISION 1 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 1,390 additional vehicle trips per day (0 existing) based on the submitted traffic study. 2. Impact Fees: The impact fee rate from the fee tables for this use is $1,294 per >1,500 square foot single-family dwelling and $1,055 per <1,500 square foot single-family dwelling, based on the impact fee ordinance in effect at this time. 3. Impacted Roadways: Meridian Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Ustick Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: McMillan Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: nO-feet Minor Arterial 4,156 north of Ustick Road on 8-2-00 LOS C or better 50 MPH Ustick Road a four-way-stop-controlled intersection None Minor Arterial 6,510 west of Locust Grove Road on 6-20-01 LOS C or better 35 MPH Meridian Road a four-way-stop-controlled intersection None Minor Arterial 3,598 west of Locust Grove Road on 6-20-01 LOS C or better 35 MPH Meridian Road a four-way-stop-controlled intersection 4. Traffic Impact Study: Due to the expected traffic volumes to be generated by this development, a traffic impact study was required with this application. The following is a summary of the findings and recommendations of the study as provided by the Traffic Engineer, Pat Dobie: EXISTING LEVEL OF SERVICE A. The Meridan/Ustick Road intersection has all-way-stop-control with left-turn lanes on the north and south approaches. The LOS for the current traffic conditions for the PM peak hour is C. B. The capacity of the adjacent arterial road and project intersection was calculated for the existing conditions. The current analysis concludes that both Meridian and Ustick Road are operating at a LOS A under existing conditions. C. The intersection of MeridianlUstick Road has been analyzed to operate at an existing LOS of B in the AM peak hour and LOS C in the PM peak hour. This intersection is projected to operate at a LOS C in the AM and LOS E in the PM peak hour in the build out year without the 2 addition of the site traffic. These findings indicated that the existing roadways have the capacity to accommodate additional traffic. The Meridian/Ustick intersection will experience congestion and delay during the PM peak hour. The intersection will need auxiliary lane improvements by 2005. SITE IMPACTS A. The following is the traffic projections for the roadways within the study area based on the COMPASS Transportation Planning Model. Roadway 2020 Volume 2025 Volume Meridian Road North of Ustick Road 5,300 5,600 Meridian Road South of Ustick Road 11,800 13,200 . Ustick Road East of MerIdian Road 12,2UO 14,200 Ustick Road West of Meridian Road 11,200 12,100 B. This development is projected to generate 1,390 trips per day, which includes 110 vehicle trips during the AM peak hour and 145 vehicle trips during the PM peak hour. C. The site access was analyzed for the build out year with the addition of the site traffic. It was assumed in the calculations that Meridian R.oad would be improved with a left-turn lane and deceleration lane at the site intersection by the year 2005. The installation of the tum lane improvements recommended in this study is required to meet ACHD design standard criteria. The site entrance is projected to operate at a LOS B under both AM and PM peak hour conditions. D. The intersection of Meridian Road/Ustick Road was analyzed for LOS in the build out year of 2005. With the addition of left-turn lanes on the east and west approach the intersection will operate at a LOS C in the AM and LOS D in the PM peak hour. With the current lane geometry the intersection is estimated to operate at a LOS C in the AM and LOS F in the PM peak hour. Projected traffic volumes exceed the range of the existing lane geometry. With the addition of left-turn lanes on all approaches, acceptable service levels can be achieved. E. The future capacity of the roadways within the service area was analyzed. Under the existing two-lane configuration, Meridian Road is projected to operate at a LOS A and will have 5,600 vehicles per day of volume. Ustick Road is projected to operate at a LOS D and have 14,200 vehicles per day of volume. All of the arterial roads in the study area will provide sufficient capacity throu9h the year 2025 to accommodate the projected traffic. A two-lane section should be adequate. F. The need for auxiliary lanes improvements at the project entrance was evaluated to determine if site related improvements would be needed to serve the development. Year 200 PM hour traffic conditions were evaluated. Based on the evaluation criteria provided by ACHD, both a left-turn lane and a right-turn deceleration lane are warranted on Meridian Road at the main site entrance. 5. Site Information: There is a single-family home on this site located near Meridian Road. The rest of the parcel is currently being used for agricultural purposes. 6. Description of Adjacent Surrounding Area: a. North: Single-family dwelling on large agricultural parcel 3 b. South: c. East: d. West: Agricultural land (approved Sundance Subdivision) Agricultural land . Currently agricultural land (approved Cedar Springs Subdivision) 7. Roadway Improvements Adjacent To and Near the Site Meridian Road is currently improved with two traffic lanes (no center turn lane) with 3-foot paved shoulders and no curb, gutter or sidewalk. 8. Existing Right-ot-Way There is currently 50-feet of right-of-way (25-feet from centerline) for Meridian Road abutting the site. 9. Existing Access to the Site Other than the driveway serving the existing single-family home on the south side ofthe parcel,there are no other delineated driveways. 10. Site History ACHD has not reviewed this site in the recent past. 11. Five Year Work Program There are no roadways, bridges or intersections in the general vicinity of this development that are currently in the Five Year Work Program. 12. Other Development in Area/Miscellaneous Staff has recently been receiving large amounts ot inquiries from developers in the northwest Meridian arl'la. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commerciallots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. . On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed_929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. . On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). . On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). . On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot residential subdivision on 78-acres (Baldwin Park). . On April 17 , 2002, the Commission approved a preliminary pat application for a 285-/01 subdivision on 75.4 acres (Heritage Commons Subdivision). . On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). 4 . On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. In addition to the major developments listed above, ACHD has reviewed and approved a couple of developments directly adjacent to this site. In November of 2000, the Commission approved Sundance Subdivision (MPPOO-020), a 264-lot development located just south of the subject site. In December of 2000, the Commission approved Cedar Springs Subdivision (MPPOO-018), a 265-lot development located directly across Meridian Road from the subject site. None of the approved driveways or roadways will have an impact on the design of the subject development. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Sundance Place Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. The following Executive Summary is from the completed North Meridian Traffic Study. It examines the improvements that are anticipated within the North Meridian Planning Area: EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28,33-36 ofT4N R1W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: . By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. . The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles 5 per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase (see Table 4). . All of the arterial intersections in the study area are currently operating at acceptable level of service of "C. or better. . By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. . A proportionate share of the impacts of the individual sections at each of the study area arterial intersections:issummarized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . . Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. . McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turnS lanes may be necessary. . Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. . McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections.turn lanes may be required. . Black Cal Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. . Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections tum lanes may be required. . Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right tum lanes may be required. . Locust Grove Road requires a 3-1ane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right- of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. B. Findings for Consideration 1. Right-of-Way District policy requires 96-feet of right-of-way (48-feet from centerline) on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. However, it has been determined through the North Meridian Area Plan and ACHD's traffic engineers that this segment of Meridian Road can be a 3-lane 6 arterial, and therefore the standard right-of-way does not apply. The applicant should be required to dedicate 35-feet of right-of-way from the centerline of Meridian Road abutting the parcel. 2. Roadway Improvements Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). The applicant should be required to construct sidewalk on Meridian Road abutting the parcel. Turn Lanes/Deceleration Lanes As outlined in the Traffic Engineers findings from the submitted traffic study, the volumes on Meridian Road at the access point (Ashton Street) indicate that the criteria is met for the left-tum lane and a right-turn deceleration lane. According to the District's review of peak hour trips, the applicant should be required to construct a center turn lane on Meridiqn Road near the proposed intersection. 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. Coordinate the design of the turn lane with District staff. 3. Street Sections Main entrance The applicant is proposing to construct a main entrance, Ashton Street, to intersect Meridian Road approximately 2,200-feet north of Ustick Road. It appears that the applicant is proposing to construct this roadway as a local street. Staff recommends that Ashton Street be designated as a residential collector street with no front-on hOUSing up to Lezana Avenue, because the anticipated traffic volumes on this segment will exceed 1,000 vehicle trips per day. The access restrictions for this street segment should be stated on the final plat. District policy requires that residential collector street segments be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks. Unless otherwise noted, parking should be prohibited on this street segment. Coordinate the signage plan with District staff. Other than the first section of Ashton Street (up to Lezana Avenue), the roadway may be constructed as a local street (see Internal local residential roadways below). District policy 7204.11.6 restricts the location of a local street along an arterial to be a minimum of 300-feet from any other street. The applicant is proposing to construct Ashton Street in alignment with the main entrance of Cedar Springs Subdivision and approximately BOO-feet north of the second main entrance to Cedar Springs. The proposed location of Ashton Street meets District policy and should be approved with this application. ,- Internal local residential roadways The applicant is proposing to construct all of the internal local residential streets as 36-foot street sections within 50-feet of right-of-way. The public streets within the subdivision should be located to align or offset a minimum of 125-feet (centerline to centerline). It appears that the street layout is in conformance with District policy. District policy 72-F1A, allows local residential public roads to be constructed as 33-foot street sections with parking prohibited on one side, if the amount of vehicle trips per day on the street does not exceed 1,000. Some of the proposed internal streets may be constructed with a 33-foot street section with curb, gutter and 5-foot wide concrete sidewalk within 50- feet of right-of-way should the applicant choose. Parking should be restricted on one side of each of the roadways. A signage plan should be submitted for review and approval by Planning and Development staff. Unless otherwise approved, the applicant should be required to construct all local residential 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. 7 4. Islands/Medians Any proposed landscape island/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. Medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the median. If an island/median is proposed in the future for Ashton Street, it should be designed with 21-foot street sections on either side of the proposed center median. 5. Cul-de-sacs District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to a total of 100-square foot area. The applicant should be required to dedicate 54-feet of right-of-way plus the additional width of the median if medians are constructed. 6. Stub Streets District policy 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. The applicant is proposing to construct three stub streets, two to the north and one to the east. District policy requires temporary turnarounds at the end of stub streets that serve more than one lot, or are greater than 150-feet in length. The applicant should not be required to provide paved temporary turnarounds at the end of the stub streets because the stubs are less than 150-feet in length. The applicant should be required to install signs at the termini of the roadway stating that, ''THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets with District staff. The proposed stub streets are located: . Between Lot 1, Block 4 and Lot 9, Block 3 . Between Lot 15, Block 4 and Lot 1, Block 7 . Between Lot 17, Block 7 and Lot 41, Block 5 C. Special Notification to Applicant This development may be subject to any extraordinary impact fee. or LID .established by ACHD. Any implementation of extraordinary impact fees or an LID would first be subject to a public hearing. D. Site Specific Conditions of Approval 1. Dedicate 35-feet of right-of-way from the centerline of Meridian Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way jf the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 2. Construct approximately 730-feet of 5-foot wide detached concrete sidewalk on Meridian Road located 2-feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an 8 easement for the sidewalk. The District will require a license agreement for the landscape strip with the detached sidewalk. An agreement must be approved prior to scheduling the final plat for signature. Please contact the Right-of-Way Division at 387-3271 for guidelines. 3. Construct Ashton Street from Meridian Road to Lezana Avenue as a residential collector street with no front-on housing in alignment with Ashton Lane. District policy requires that this street segment be constructed as a 36-foot street section with curb, gutter and 5-foot wide concrete sidewalks within 50-feet of right-of-way. Parking shall be prohibited on this street segment. Coordinate the signage plan with District staff. The access restrictions for this street segment should be stated on the final plat. 4. Unless otherwise approved by District staff, construct Lezana Avenue, Comell Street, Etta Way, Lewiston Avenue, Alester Street, Longabaugh Avenue, Pescado Avenue, Weston Avenue, Cape Cod Way and the segments of Ashton Street that are east of Lezana Avenue as local roadways with a 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way as proposed. 5. Streets within the subdivision shall align or offset a minimum of 125-feet from any proposed public street. 6. The residential turnarounds should be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be .constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median. 7. Construct a stub street to the property to the north, Etta Way, as proposed and install a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. 8. Construct a stub street to the property to the north, Pescado Avenue, as proposed and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. 9. Construct a stub street to the property to the east, Ashton Street, as proposed and install a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. 10. Connect to the existing stub street that was approved with the Sundance Subdivision (located to the south of this site) as proposed. The street, Lewiston Avenue, shall be extended into this site 11. Construct a center turn lane on Meridian Road for the main entrance intersection. The tum lane should be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the tum lanes with District staff. 9 12. Construct a right hand deceleration lane on Meridian Road for the main entrance intersection. Coordinate the design and construction of the lane with District staff. 13. All 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. 14. If the Highway District establishes a extra-ordinary impact fee area for the North Meridian Area, Sundance Place Subdivision may be subject to an extraordinary impact fee. 15. No direct lot access to MeridianRoad is prbposedand none is approved with this application. Direct lot or parcel access to Meridian Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 16. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be bome by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 10 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/varianceofsaid reqiJirements or other legal relief is granted pursuant to the fawineffecfat the---- time the change in use is sought. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 11 /I I M N J , I , ,!-- ~ \Rl<W?OO I 1000 0 1000 2000 Fl!st i:.UBOlV1S10l'l 1 n W , I , McMILLAN ROAD I '" If - .\ "" '"' - ~ 0:: i C5 a: \~j '-........~ -----"1 .::\fdI.}'.....'......".:g..m ...'. .m:....~........ . ...., .. ',h'. ...... ...... -I.' ..... .H,::.. i'- . .. ..... . . . I;- :~.. '...:_~~:.:_~:..:j t_:..UJ.,;....:...),,~ ~ :~~?....~~-:-i~~;;-r~~~ r~-.;}~(t- Vl''- ,L_' 1..,.,~....~:!.:';.coA7\ >. ) ~ :~:i~-:.~:.:P:w-:'r.:~ ' ~(._\"';.. :f" ~..r;;-\....I""\!..'\O .'f..lr \,.' . I" ,S"'~~ 'U~_., "..~~~"'~ ""'ONI':ll.".~~.~.: ~-:-~.;.;:-.~~\w!~.-,~:,:...~:j::::: ~ \ :'......,)"../"..\...... 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I L- "" l- i" r-----,J, K -If-- ~>- TI II- 1\- f- ,II II .~1{1 II , 111111 L 1IIIII U .. ~ r-,--'-!-1J I11II IILI.~ III fliT I=l [..-{, II I AIIII 1 r-r-ITi BRIGGS ENGINEERING, INC. 1/2 MILE VIC[NITY MAP SUNDANCE PLACE SUBDIVISION REVISION elOl"EEIII ( BRIGGS ] PORTION OF THE SW 1/4 OF SECTION 31, TAN., R.IE" B.M., ADA COUNTY, IDAHO 10F" SHEET "' (206) _9700 1800 W. OVERLAND ROAD BOIse. IDAHO 83705 TOWG. NO. 104Q4 ""AFT I SCALE BKa 1-= 1000' DATE 10115101 DESIGN \104Q4.APR , ;0 , .- ' ..... i5 ~ Gl ",8 en ~;;~ CD m mO ;0 Z . < ~ Gl ~gJi G) z :r> .. o z '!l G) m m l:l 08 en ;0 .~ ~" g~ z ., 0 .Gl "'" Z 9 f-- o " "'~ iP - "' j) ~ .m ~ 8 I-- ~ --< !lm ~ - -~ c!" i~ rn <; z '" o :<l ..., <5 z o ", ...,- :1: l".I 00 >:;;; c_ >.... (l'" 00 c'" zoo ...,l".I ':<::J 6(5 >z :1:", 0_ ..., :.. :>: '" - ~ Cl 1;: r./) c:: z tj ~. 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' , , ' ...1 l I ' ...___J...._.. -. ' /-_..----1 , , ~. -.-. .--'" ..' , "' " , , , , ' , , ' , r---..-~_.----, , ' , , ' , , ' , (' - ~~ t. --~-'; -;--;_.--t---r---;-- .. .)'~~ , , : ; ". ~ , . : : ... , , , , , ,,< './ ~ ..-- -..,- -...,---.... ---,..-( " '... . , , , , , , , , . , . ,.- , , , . , , .... , , , , , . .- , , , , , '... , , , , , .- ._--_.._-_..__.~.__.._.#-.... r'_ " < t--... ....,.-i-~. . - - ~ ~ 91 :;. ..~ en CiS: is:l''.I -~ ...,- mC ~~ Co z- 0"" >'< ~ ~ w\i: ---- ., '" ., . ....----- ;0 C -l '/ J. ~ " ~ o c o .. sa.. z ~ c o " c c ., "" September 3, 2002 AZ 02-016 MERIDIAN PLANNING & ZONING MEETING September 5, 2002 APPLICANT G.L. Voigt Development ITEM NO. 8 REQUEST Public Hearing - Request for annexation and zoning of 42.72 acres from RUT to R-8 zones for proposed Sundance Place Subdivision - east of North Meridian Road and north of East Ustick Road AGENCY COMMENTS OTHER: Contacted:(5i Wl/ ~ ~O\~ Date:~:S jD~ Phone.: ~1QQ I Materials presented at public meeUngs shall become properly of the City of Meridian. 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: 3.u- a..U ~ ~ CJYY\.VV\9..il:io See aHached Comments "Ok per Meridian Water" "No Comment" "No Comments at this time" See aHached Comments ~ i I. to ) {).A/l.L. }qd /1, 2fXJ'2- See aHached Comments "We have No Objections to this Proposal" See aHached Comments See aHached Comments MAYOR Robert D. Corrie HUB OF TREASURE VALLEY A Good Place to Live LEGAL DEPARTMENT (208) 288-2499 . Fax 288-2501 CITY COUNCIL MEMBERS Tanuny deWeerd Keith Bird Cherie McCandless William L.M. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433, FAX (208) 887-1813 cay Clerk Office Fax (208) 888-1218 PUBUC WORKS BlJILDING DEPARTMENT (208) 898-5500. Fax 887-1297 PLA.'INlNG Mill ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 MEMORANDUM: August 29, 2002 To: Mayor, City Council and Planning & Zoning Commission David McKinnon, Planner II }.JA c:d Bruce Freckleton, Senior Engltre'eri~g Tech ~ RECEIVED SEP 0 3 2002 From: Re: Sundance Place Subdivision City Of Meridian City Clerk Office . Annexation and Zoning of 42.72 Acres from RUT (Ada County) to R-8 (Medium Density Residential District), by G.L. Voigt Development (File No. AZ-02-016). . Preliminary Piat Approval of One-Hundred and Forty-Four (144) Buiiding Lots and Five (5) Other Lots on 42.72 Acres in a Proposed R-8 Zone, by GL Voigt Deveiopment (File No. PP-02-010). We have reviewed the above referenced submittals and otTer the following comments, as conditions of approvaL These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The Applicant, G. L. Voigt Development, has applied for Annexation, Zoning, and Preliminary Plat approval of one-hundred and forty-four (144) building lots and five (5) other lots on a 42.72- acre parcei ofland located on the east side of Meridian Road, approximately 'h of a mile north of Ustick Road. The requested zoning designation for the property is R-8. The "other" lots within the subdivision inciude two open-space/drainage lots, and a micro-path lot, in addition to landscape (street buffer) iots adjacent to Meridian Road. The subdivision is comprised of approximately 5.45% open-space, 21.65% new right-of-way and 72.9% single family residential lots. The single-family iots within the subdivision range in size from 6,720 square feet up to 18,036 square feet. The gross density for the subdivision is approximately 3.39 dwelling units per acre. The applicant exceeds the maximum biock iength limitations of the Meridian City Code (MCC), and the applicant has indicated that they will be appiying for a variance to this section of code. AZ-02-o16,PP-02.o10 Sundmoe PW:e. .AZ..pp Planning & Zoning CommissionlMayor & City Council August 29,2002 Page 2 The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and piaces the parcel contiguous to existing city limits. The subject property is within the Urban Service Planning Area and essential City services are or will be available to the subject property. LOCATION The property is iocated on the east side of Meridian Road, approximateiy 'h mile north of Us tick Road, directly adjacent to the north of the recently approved Sundance Subdivision. SURROUNDlNG PROPERTIES North: Rural Residential zoned RUT (Ada County). South: Sundance Subdivision, zoned R-8. East: Proposed Heritage Commons Subdivision, zoned R-8. West: Cedar Springs, zoned R-4. ANNEXATION & ZONlNG ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Councii are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in II-IS-II and analysis by staff: A. Will the new zoning be harmonious witb and in accordance witb tbe Comprebensive Plan and, if not, bas there been an application for a Comprebensive Plan amendment; Staff finds that the requested zoning designation, R-8, is harmonious with and in accordance with the effective Comprehensive Plan (93') and Generalized Land Use Map, which designates the iand to be "Single Famiiy Residential". B. Is tbe area included in the zoning amendment intended to be rezoned in tbe future; Staff does not anticipate a future rezone of the subject property. C. Is tbe area included in tbe zoning amendment intended to be developed in tbe fasbion tbat would be allowed under tbe new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed subdivision will be allowed within the requested R-8 zone. AZ-02-016,PM2-010 StmdonceP1ace.AZ.PP Planning & Zoning CommissionlMayor & City Council August 29, 2002 Page 3 D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example. have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Surrounding properties include rural residential properties and residential subdivisions. Staff finds that the requested zoning designation of R-8 is harmonious with the existing and pianned adjacent developments. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed uses (detached single family residential) will not change the existing or intended character of the area. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should reiy on public testimony to detennine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed uses will be hazardous or disturbing to future or existing neighbors. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment sball be able to provide adequately any of such services; Staff finds that the property to be annexed will be served adequately by all essential public facilities and services. Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them avaiiable to the adjacent properties. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that there will not be additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. AZ-02-G16, FP-<l2..o10 Sundanoe Place.AZ.pp Planning & Zoning CommissionlMayor & City Council August 29, 2002 Page 4 L Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that wouid be detrimental to the general welfare of the surrounding area. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's vehicuiar approach off of Meridian Road will create new interference with the existing traffic on Meridian Road, however staff does not believe that the subdivision entrance will cause significant interference on the surrounding public streets. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be iost or damaged by approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed shali be mitigated for, per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)" Staff finds that the annexation of this property would be in the best interest of the City. ANEXATION AND WNJNG COMMENTS I. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. PRELIMINARY PLAT FINDJNGS AND REOUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at ieast the following: a. Tbe conformance of the subdivision with the Comprehensive Development Plan; AZ-I)2.016, PP-oZ-OIO SW1d:ancoPlace.AZ.PP Planning & Zoning CommissionlMayor & City Councii August 29,2002 Page 5 Staff finds the subdivision to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff finds that public services can be made avaiiable to the lots within the proposed subdivision, provided changes as may be required by the Public Works and Building Departments are made. 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 public fmancial 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 Council or Commission's attention. ADDnnONALCONSIDERATIONS Open Space: The vast majority of open space within the proposed subdivision is comprised of just two (2) large storm-water retention/drainage basins. The larger of the two drainage iots (Lot 13, Biock 2) is located at the entry of the subdivision, and is very visible to those who iive within the subdivision; unfortunately, the same cannot be said about the smaller drainage lot (Lot 12, Block 5) on the southern side of the subdivision. The smaller lot is almost completely surrounded by iots within this subdivision and lots within the proposed Sundance Subdivision to the south. The only access and visibility into this lot is a forty-foot (40') wide access on either side of E. Cornell Street. Staff recommends the relocation of the proposed drainage/open-space lot to an area that will be more visibie and accessible to a larger percentage of the subdivision. The relocation of the lot to a more central location will provide greater visibility, which will encourage greater use, increased safety and will make it more likeiy to be maintained well in the future. Staff has included this recommendation as a requirement of the piat (see site specific comment number 3). A.Z-02.o16,PP-02..o10 SundancePlace.AZ.PP Planning & Zoning CommissionlMayor & City Council August 29, 2002 Page 6 Block Length: As mentioned in the application summary above, the Applicant will be requesting a variance to exceed block iengths of 1,000' within the proposed subdivision. Block 5, of the proposed subdivision far exceeds the maximum 1,000 foot length. There is a possibiiity to piace a stub-street to the southern parce~ adjacent to the east of the previously approved Sundance Subdivision. The southern parcei currently is provided two (2) stub streets, one to the west into Sundance Subdivision, and one to the east into Heritage Commons. The placement of a stub street to the north, into Sundance Place Subdivision would eliminate the need for a variance for this subdivision. If the Planning and Zoning Commission and/or City Council determine that there is a need for an additional stub street to the southern parcel, a new site specific comment will need to be added comments below. SITE SPECIFIC COMMENTS I PRELIMINARY PLAT I. Sanitary sewer and water service to this site shall be via main line extensions from the existing mains adjacent to the property. The applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them availabie to the adjacent properties (Stub streets, and N. Meridian Road). 2. Underground year-round pressurized irrigation must be provided to all iots within this deveiopment. If the pressurized irrigation system within this development is to remain a private homeowners association system, complete plans and specifications shali be reviewed by the Public Works Department as part of the deveiopment plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to pian approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a singie-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final piat by the Meridian City Engineer. 3. The applicant shall revise the preliminary plat in order to accommodate the placement of the smaller drainage iot (Lot 12, Block 5) in a more central, visible and accessible iocation. The applicant shall provide at least ten (10) copies of the revised preliminary piat at least ten (10) days prior to the next public hearing for the Subdivision. 4. A detailed fencing plan shall be submitted upon application of the final plat. Fencing adjacent to the micro-path shall be constructed by the developer, in accordance with the Landscape Ordinance (MCCI2-13-15-9). A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. AZ-02-D16, PP-02.o10 SUnd&ncc PJac.e.AZ.pp Planning & Zoning CommissionlMayor & City Council August 29, 2002 Page 7 5. Any tree over 4" in caliper that is removed from the property shali be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required iandscaping trees will not be considered as repiacement trees for those trees that have to be removed. 6. Add or revise the following preliminary plat notes: (8.) ..., Lots 1~, Block 3... ....by the Bayless Sundance Place Subdivision... (11.) ... public utiiity. drainage and irrigation easement adjacent to all side lot lines inside this subdivision wlliek de lIet B-ellt II Jll:ll3lie street. (12.) Unless otherwise designated or dimensioned. all lots shall have a ten (10) foot pubiic utilities. drainage and irrigation easement adiacent to all rear lot lines. (13.) Lot 5. Biock 4 shali be a common area iot for a.oedestrian micro-oath. to be owned and maintained bv the Sundance Place Subdivision Home Owner's Association. Said lot shall also be for the pUll'ose of a sanitarY sewer main corridor with a blanket easement to the City of Meridian. (14.) Ali fencing adiacent to the oathway system and internal open-space/drainage lots shall be iimited to four-feet (4') in height if constructed of a solid. sight obscuring material. (15.) Direct lot access to meridian road shall be prohibited unless specificallv permitted by ACED and the citv of Meridian (16.) Anv re-subdivision of this pia! shali be in compliance with the most recentlv approved subdivision standards of the City of Meridian. (17.) A note shall be added to the plat statin~ that this subdivision is subiect to the terms of the Right to Farm Act pertaining to aq;acent agricultural parcels. 7. Eliminate piat note number 9 from the face of the plat and re-number remaining notes accordingly. 8. Revise the plat to show the proposed Quenzer Commons Subdivision (Heritage Commons) on the east side of the proposed Subdivision. 9. The applicant shall provide a phasing plan for the subdivision at ieast ten (10) days prior to the next public hearing for this project. 10. Any drainage areas (detension/retension basins) must be designed to ensure that water is retained only during 25-year storm events, and for a period of time not to exceed 24 hours. Side siopes within drainage areas shall not exceed 3: 1. GENERAL COMMENTS 1. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. AZ-02..o16, PP-02..oll) Surdancc: Pkcc.AZ.pp Planning & Zoning CommissionlMayor & City Council August 29, 2002 Page 8 3. A letter of credit or cash surety in the amount of 11 0% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Two-hunclred, and one-hunclred-watt, high-pressure sodium streetlights will be required at locations designated by the Pubiic Works Department. All streetlights shall be installed at subdivider's expense. Typicaliocations are at street intersections and/or fire hydrants. 5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiied per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Pians will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. COMPREHENSIVE PLAN POLICIES The subject property is located in an area designated as Mixed Residential in the Meridian Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that are reievant to this application. Staff has selected the following sections that most directly apply to the proposed project. Goals Section Goal 4: To provide housing opportunities for all economic groups within the community. Goal 8: To establish compatible and efficient use of iand through the use of innovative and functional site design. Economic DeveioDment Ciulpter 3.m - Approve quality housing projects that meet the needs of ali economic ievels. 3.2U - Encourage efforts to develop and maintain quality neighborhoods and housing. . . Land Use Chapter 2.1 U - Support a variety of residential categories for the pwpose of providing the City with a range of affordabie housing opportunities. Transportation ChaDter 1.l9U - Encourage proper design of residential neighborhoods to ensure their safety and tranquility. 1.14 - Design and performance standards should be applied to infilling development in order to reduce adverse impacts upon existing adjacent development. RECOMMENDATION Staff recommends continuance of the public hearing for this subdivision in order for the Applicant to revise the preliminary plat. Staff will need to have adequate time to review the plat, and to revise the accompanying staff report. AZ-02-o1c5.PP-02-o10 SUIll!lmcc PlaceAZ.pp j , . -"';;a..-... ~.;-'~?~~~ ...- ~ Ada County Highway District David E. Wynkoop, President Dave Bivens, 1st Vice President Judy Peavey-De", 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner 318 Easl37th Street Garden City 10 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us August 22, 2002 RECEIVEr) TO: G.L. Voigt Development 1908 Jennie Lee Dr. Idaho Falls, ill 83404 CITY OF MERIDiAi'J CITv C~ERK OFr=iri= !' '''~ " D r"y:') , ,~.,; j' lJd..:. FROM: Craig Hood Development Analyst Planning & Deveiopment SUBJECT: Sundance Place Subdivision MAZ02-016/MPP02-010 Meridian Road, north of Ustick Road On August 21, 2002, the Ada County Highway District acted on your application for the above referenced project. The attached report lists conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact staff at (208) 387-6170. ;r~ t&0- Development Analyst Cc: Planning & Development/cbron/project file City of Meridian Construction Services Drainage Utilities Sieve Arnold, 1800 W. Overland Road, Boise, 10 83705 to .;,;'<.. it>, AC!!Q. Ada County Highway District Right-of-Way & Development Department Planning Review Division This application requires Commission action because it is expected to generate 1,390 vehicle trips per day. This item was heard on the consent agenda on August 21 at 12:00 p.m. (noon). Tech Review for this item was held with the applicant on August 9, 2002. Staff contact: Craig Hood, 387-6174, chood@achd.ada.id.us File Numbers: MPP02-010/MAZ02-016, Sundance Place Subdivision Site address: 3860 North Meridian Road, Meridian Owner/applicant: G.L. Voigt Development 1908 Jennie Lee Drive Idaho Falls, ID 83404 Representative: Steve Arnold 1800 W. Overland Road Boise, ID 83705 Application Information The applicant is seeking annexation, rezone and preliminary plat approval to subdivide 42.72-acres of RUT zoned land into 144 single-family lots in the R-8 zone. The site is located on the east side of Meridian Road, approximately 1,900-feet north of Ustick Road. Acreage: Current Zoning: Proposed Zoning: Proposed buildable lots: Proposed common lots: 42.72-acres RUT R-8 144 5 Vicinity Map ~. u_. PROPOSED CEDAR SPRING SUBDIVISION r-----I. 1 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 1,390 additional vehicle trips per day (0 existing) based on the submitted traffic study. 2. Impact Fees: The impact fee rate from the fee tables for this use is $1,294 per >1,500 square foot single-family dwelling and $1,055 per <1,500 square foot single-family dwelling, based on the impact fee ordinance in effect at this time. 3. Impacted Roadways: Meridian Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Ustick Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: McMillan Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 730-feet Minor Arterial 4,156 north of Ustick Road on 8-2-00 LOS C or better 50 MPH Ustick Road a four-way-stop-controlled intersection None Minor Arterial 6,510 west of Locust Grove Road on 6-20-01 LOS C or better 35 MPH Meridian Road a four-way-stop-controlled intersection None Minor Arterial 3,598 west of Locust Grove Road on 6-20-01 LOS C or better 35 MPH Meridian Road a four-way-stop-controlled intersection 4. Traffic Impact Study: Due to the expected traffic volumes to be.generated by this development, a traffic impact study was required with this application. The following is a summary of the findings and recommendations of the study as provided by the Traffic Engineer, Pat Dobie: EXISTING LEVEL OF SERVICE A. The Meridan/Ustick Road intersection has all-way-stop-control with left-turn lanes on the north and south approaches. The LOS for the current traffic conditions for the PM peak hour is C. B. The capacity of the adjacent arterial road and project intersection was calculated for the existing conditions. The current analysis concludes that both Meridian and Ustick Road are operating at a LOS A under existing conditions. C. The intersection of Meridian/Ustick Road has been analyzed to operate at an existing LOS of B in the AM peak hour and LOS C in the PM peak hour. This intersection is projected to operate at a LOS C in the AM and LOS E in the PM peak hour in the build out year without the 2 addition of the site traffic. These findings indicated that the existing roadways have the capacity to accommodate additional traffic. The Meridian/Ustick intersection will experience congestion and delay during the PM peak hour. The intersection will need auxiliary lane improvements by 2005. SITE IMPACTS A. The following is the traffic projections for the roadways within the study area based on the COMPASS Transportation Planning Model. Roadway 2020 Volume 2025 Volume Meridian Road North of Ustick Road 5,300 5,600 Meridian Road South of Ustick Road 11,BOO 13,200 Ustick Road East of Meridian Road 12,200 14,200 Ustick Road West of Meridian Road 11,200 12,100 B. This development is projected to generate 1,390 trips per day, which includes 110 vehicle trips during the AM peak hour and 145 vehicle trips during the PM peak hour. C. The site access was analyzed for the build out year with the addition of the site traffic. It was assumed in the calculations that Meridian Road would be improved with a left-turn lane and deceleration lane at the site intersection by the year 2005. The installation of the turn lane improvements recommended in this study is required to meet ACHD design standard criteria. The site entrance is projected to operate at a LOS B under both AM and PM peak hour conditions. D. The intersection of Meridian Road/Ustick Road was analyzed for LOS in the build out year of 2005. With the addition of left-turn lanes on the east and west approach the intersection will operate at a LOS C in the AM and LOS D in the PM peak hour. With the current lane geometry the intersection is estimated to operate at a LOS C in the AM and LOS F in the PM peak hour. Projected traffic volumes exceed the range of the existing lane geometry. With the addition of left-turn lanes on all approaches, acceptable service levels can be achieved. E. The future capacity of the roadways within the service area was analyzed. Under the existing two-lane configuration, Meridian Road is projected to operate at a LOS A and will have 5,600 vehicles per day of volume. Ustick Road is projected to operate at a LOS D and have 14,200 vehicles per day of volume. All of the arterial roads in the study area will provide sufficient capacity through the year 2025 to accommodate the projected traffic. A two-lane section should be adequate. F. The need for auxiliary lanes improvements at the project entrance was evaluated to determine if site related improvements would be needed to serve the development. Year 200 PM hour traffic conditions were evaluated. Based on the evaluation criteria provided by ACHD, both a left-turn lane and a right-turn deceleration lane are warranted on Meridian Road at the main site entrance. 5. Site Information: There is a single-family home on this site located near Meridian Road. The rest of the parcel is currently being used for agricultural purposes. 6. Description of Adjacent Surrounding Area: a. North: Single-family dwelling on large agricultural parcel 3 b. South: c. East: d. West: Agricultural land (approved Sundance Subdivision) Agricultural land Currently agricultural land (approved Cedar Springs Subdivision) 7. Roadway Improvements Adjacent To and Near the Site Meridian Road is currently improved with two traffic lanes (no center turn lane) with 3-foot paved shoulders and no curb, gutter or sidewalk. 8. Existing Right-of-Way There is currently 50-feet of right-of-way (25-feet from centerline) for Meridian Road abutting the site. 9. Existing Access to the Site Other than the driveway serving the existing single-family home on the south side of the parcel, there are no other delineated driveways. 10. Site History ACHD has not reviewed this site in the recent past. 11. Five Year Work Program There are no roadways, bridges or intersections in the general vicinity of this development that are currently in the Five Year Work Program. 12. Other Development in Area/Miscellaneous Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, officelcommerciallots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. . On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585cunit multi-family subdivision on 452.16-acres. . On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). . On November 7,2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). . On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot residential subdivision on 78-acres (Baldwin Park). . On April 17, 2002, the Commission approved a preliminary pat application for a 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). . On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). 4 . On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. In addition to the major developments listed above, ACHD has reviewed and approved a couple of developments directly adjacent to this site. In November of 2000, the Commission approved Sundance Subdivision (MPPOO-020), a 264-lot development located just south of the subject site. In December of 2000, the Commission approved Cedar Springs Subdivision (MPPOO-018), a 265-lot development located directly across Meridian Road from the subject site. None of the approved driveways or roadways will have an impact on the design of the subject development. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Sundance Place Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. The fOllowing Executive Summary is from the completed North Meridian Traffic Study. It examines the improvements that are anticipated within the North Meridian Planning Area: EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28,33-36 ofT4N R1W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACHD) for anticipated development build out. The fOllowing are the principal findings and recommendations of the study: . By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. . The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles 5 per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase (see Table 4). . All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. . By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. . A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . Chinden Boulevard is forecasted with 5-lane section in the study area. Right tums lanes may be required at some access and arterial intersections. . McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right tums lanes may be necessary. . Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. . McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. . Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. . Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right- of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. B. Findings for Consideration 1. Right-ol-Way District policy requires 96-feet of right-of-way (48-feet from centerline) on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. However, it has been determined through the North Meridian Area Plan and ACHD's traffic engineers that this segment of Meridian Road can be a 3-lane 6 arterial, and therefore the standard right-of-way does not apply. The applicant should be required to dedicate 35-feet of right-of-way from the centerline of Meridian Road abutting the parcel. 2. Roadway Improvements Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). The applicant should be required to construct sidewalk on Meridian Road abutting the parcel. Turn Lanes/Deceleration Lanes As outlined in the Traffic Engineers findings from the submitted traffic study, the volumes on Meridian Road at the access point (Ashton Street) indicate that the criteria is met for the left-turn lane and a right-tum deceleration lane. According to the District's review of peak hour trips, the applicant should be required to construct a center turn lane on Meridian Road near the proposed intersection. The turn lanes should be constructed to provide a minimum of 1 DO-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. 3. Street Sections Main entrance The applicant is proposing to construct a main entrance, Ashton Street, to intersect Meridian Road approximately 2,200-feet north of Ustick Road. It appears that the applicant is proposing to construct this roadway as a local street. Staff recommends that Ashton Street be designated as a residential collector street with no front-on housing up to Lezana Avenue, because the anticipated traffic volumes on this segment will exceed 1,000 vehicle trips per day. The access restrictions for this street segment should be stated on the final plat. District policy requires that residential collector street segments be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks. Unless otherwise noted, parking should be prohibited on this street segment. Coordinate the signage plan with District staff. Other than the first section of Ashton Street (up to Lezana Avenue), the roadway may be constructed as a local street (see Internal local residential roadways below). District policy 7204.11.6 restricts the location of a local street along an arterial to be a minimum of 300-feet from any other street. The applicant is proposing to construct Ashton Street in alignment with the main entrance of Cedar Springs Subdivision and approximately BOO-feet north of the second main entrance to Cedar Springs. The proposed location of Ashton Street meets District policy and should be approved with this application. Internal local residential roadways The applicant is proposing to construct all of the internal local residential streets as 36-foot street sections within 50-feet of right-of-way. The public streets within the subdivision should be located to align or offset a minimum of 125-feet (centerline to centerline). It appears that the street layout is in conformance with District policy. District policy 72-F1A, allows local residential public roads to be constructed as 33-foot street sections with parking prohibited on one side, if the amount of vehicle trips per day on the street does not exceed 1,000. Some of the proposed internal streets may be constructed with a 33-foot street section with curb, gutter and 5-foot wide concrete sidewalk within 50- feet of right-of-way should the applicant choose. Parking should be restricted on one side of each of the roadways. A signage plan should be submitted for review and approval by Planning and Development staff. Unless otherwise approved, the applicant should be required to construct all local residential 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. 7 4. Islands/Medians Any proposed landscape island/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. Medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the median. If an island/median is proposed in the future for Ashton Street, it should be designed with 21-foot street sections on either side of the proposed center median. 5. Cul-de-sacs District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to a total of 1 OO-square foot area. The applicant should be required to dedicate 54-feet of right-of-way plus the additional width of the median if medians are constructed. 6. Stub Streets District policy 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. The applicant is proposing to construct three stub streets, two to the north and one to the east. District policy requires temporary turnarounds at the end of stub streets that serve more than one lot, or are greater than 150-feet in length. The applicant should not be required to provide paved temporary turnarounds at the end of the stub streets because the stubs are less than 150-feet in length. The applicant should be required to install signs at the termini of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub streets with District staff. The proposed stub streets are located: . Between Lot 1, Block 4 and Lot 9, Block 3 . Between Lot 15, Block 4 and Lot 1, Block 7 . Between Lot 17, Block 7 and Lot 41, Block 5 C. Special Notification to Applicant This development may be subject to any extraordinary impact fee or LID established by ACHD. Any implementation of extraordinary impact fees or an LID would first be subject to a public hearing. D. Site Specific Conditions of Approval 1. Dedicate 35-feet of right-of-way from the centerline of Meridian Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 2. Construct approximately 730-feet of 5-foot wide detached concrete sidewalk on Meridian Road located 2-feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an 8 easement for the sidewalk. The District will require a license agreement for the landscape strip with the detached sidewalk. An agreement must be approved prior to scheduling the final plat for signature. Please contact the Right-of-Way Division at 387-3271 for guidelines. 3. Construct Ashton Street from Meridian Road to Lezana Avenue as a residential collector street with no front-on housing in alignment with Ashton Lane. District policy requires that this street segment be constructed as a 36-foot street section with curb, gutter and 5-foot wide concrete sidewalks within 50-feet of right-of-way. Parking shall be prohibited on this street segment. Coordinate the signage plan with District staff. The access restrictions for this street segment should be stated on the final plat. 4. Unless otherwise approved by District staff, construct Lezana Avenue, Cornell Street, Etta Way, Lewiston Avenue, Alester Street, Longabaugh Avenue, Pescado Avenue, Weston Avenue, Cape Cod Way and the segments of Ashton Street that are east of Lezana Avenue as local roadways with a 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way as proposed. 5. Streets within the subdivision shall align or offset a minimum of 125-feet from any proposed public street. 6. The residential turnarounds should be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median. 7. Construct a stub street to the property to the north, Etta Way, as proposed and install a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. 8. Construct a stub street to the property to the north, Pescado Avenue, as proposed and install a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. 9. Construct a stub street to the property to the east, Ashton Street, as proposed and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Coordinate the sign plan for the stub street with District staff. 10. Connect to the existing stub street that was approved with the Sundance Subdivision (located to the south of this site) as proposed. The street, Lewiston Avenue, shall be extended into this site 11. Construct a center turn lane on Meridian Road for the 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. Coordinate the design of the turn lanes with District staff. 9 12. Construct a right hand deceleration lane on Meridian Road for the main entrance intersection. Coordinate the design and construction of the lane with District staff. 13. All 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. 14.. If the Highway District establishes a extra-ordinary impact fee area for the North Meridian Area, Sundance Place Subdivision may be subject to an extraordinary impact fee. 15. No direct lot access to Meridian Road is proposed and none is approved with this application. Direct lot or parcel access to Meridian Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 16. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside ot the right-ot-way. 2. All utility relocation costs associated with improving street frontages abulting the site shall be borne by the developer. 3. Replace any existing damaged curb, gulter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) tor details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLlNE (1-800-342-1585) atleastlwo full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 10 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 11 M 1 I M " - N I , ;- RKWOOO 1000 0 1000 2000 Feet , BOiV\SION :' , n -{ I McMILlAN ROAD I I '"' V- i _~ M \ . '"' \\ 0 \' c:: CRe.S~~ ~ \ - 15 c:: "'~ \" UJ :;; / . <-./ ""---- M 1I$.;\i/~,~.~...\ ~FRWI+.EIDfr1:lF . 1--1,.., . 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[ I " p"," UC~ ~UBD 15\ N '" r '"' 1- L~ ~ a. ..lll.jilIlL "ilL II j)~ "' /t '" '-' -\-42: , u. Hf"l-i../I111 \ y-( Illi~ -!"'T :.,< I ~ II ..L J c~ Cll 1 I J.. JElfOJ y~l Ir 1--1-' /--Tn' Y ~d V f-{)I, r, "" 81 v' tlJ II' "v =<)7 /SB FH ~ ., - [ L~ ,I, L, 5St }.il.LI , GINEEIlI"-lJ 1/2 M[LE VICIN[TY MAP SUNDANCE PLACE SUBDIVISION REVISION BRIGGS ENGINEERING, INC. ( BRIGGS ] PORTION OFTHE SW 1/4 OF SECTION 31, TAN., R,IE., 8.M., ADA COUNTY, IDAHO 1 OF 1 '" (20S) 344-9700 1 BOO W. OVERLAND ROAD 80lSE, IDAHO 63705 DRAFT I SCALE 81<8 1":: 1000' DATE 10/15/01 DESIGN SHEET OVVG. NO. 10404 \10404.APR - . ::1! ,.. Gl "j Gl . 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Meridian, Id 83642 (208) 888,.1234 Fax (2Q8.) 8~~~rO August 13, 2002 RECEIVED AUG 15 2002 City Of Meridian City Clerk Office TO: Meridian Planning & Zoning Commission ~ FROM: Joseph Silva, Deputy Fire Chief; Fire Prevention SUBJECT: Sundance Place Subdivision AZ 02-016 The following will be the requirements to provide minimum levels offlIe protection for the project: 1. That a flIe-flow of 1,000 gallons per minute be available to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A :iI. Operational fire hydrants and temporary or permanent street signs are required before com;bustible construction begins. UFC 901.4.2 & 901.3 3. Acceptance of water supply for flIe protection is contingent upon acceptance of the water system by the City of Meridian for water quality. ,iI. Final Approval of Fire hydrant locations shall by the Fire Department $, All radii shall be 28' inside and 48' outside radius. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per 1103.2.4 of the Uniform Fire Code. 7. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defmed as capital outlay for facilities that are located within 15 miles from a given location and sufficient operational fimds to staff the facilities. 8. The proposed 144 lot subdivision with an estimated 2.8 residents per household (per COMPASS projections) would have a total estimated population of 403 residents at build out. Based on current response trends experienced by the Meridian Fire Department this would generate an estimated 24 additional responses or a I % increase in our total run volume annually. 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, this is up from 2069 responses in the year 2000. 9. The roadways shall be built to Ada County Highway Standards with a minimum street width of 36'. UFC 902.2.1 sSljall be provided on Block 70r Block 5. UFC 902.2.1 :;", . .. . . . . . . . . . . . . . . . . . . . . ~&~1~Z)~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208.463-0092 phones: Area Code 208 OFFICE: Nampa 466.7861 SHOP: Nampa 466-0663 Kathy Stroschein P. E. Briggs Engineering, Inc_ 1800 W. Overland Road Boise, 10 83705 ---. -'-.=- :.-=.-':-- RE: Land Use Change Application - Sundance Place 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, I 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 matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, ~ n. 7Y)rllL 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 G.L. Voigt Development, 1908 Jennie Lee Drive, Idaho Falls, ID 83404 David Bayless, 3860 N. Meridian Road, Meridian, ID 83642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJEG RIGHTS - 40.000 SETTLERS' IRRIGATION DISTRICT P.O. BOX 7571 . BOISE. 10AHO 83707 PHONE 344-2471 ~OP)j July 31, 2002 RECEIVED Stan McHutchison Briggs Engineering, lnc. 1800 West Overland Road Boise, Idaho 83705-3142 I .. ~,"'" "; "', ';'11:!1 J "'..'-' L !.., ~r..'I..i.... CITY OF MERIDJAN CITY C: i=p:, GP-=-ICr::: Re; Sundance Subdivision Dear Stan: Settlers Irrigation District requests the following for the proposed Sundance Subdivision: 1. The Parkins Nourse Drain should be tiled with 30" reinforced concrete pipe with manholes located in every turn of direction or every 300', 2. Access to every manhole is needed to operate and maintain the pipeline. 3. An easement 000' is needed for this drain. 4. A licensed agreement needs to be signed and recorded prior to construction. If you have any questions please call me at 343-5271. , Sincerely, ~r Nathan Draper, Manager Settlers Irrigation District cc: Will Berg, City of Meridian ~ & ~ 1~ 'Di4tUd '503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Juiy 29, 2002 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 ?'l'EC'EI\r,-~\ ~': I V HI" !' !L ill ...:...... },"J~ Will Berg, City Clerk City'$~aii - 33 East Idaho Meridian, ID 83642 -!--. ,-': S --il- t: ~~tl CITY OF [I!1E~~lDi!),i'J ("'~-I"-\I {-. cr'/ .r-.'r-Ir_~ ',~' i , "--,~L._,_;'. n, ' :1-- (-" :, ,,'" Re: PP 02-010 I AZ 02-016 Annexation and Zoning and Preliminary Plat approval for Sundance Place Subdivision Dear Commissioners: The Nampa & Meridian Irrigation District has no comment regarding annexation and zoning, however the District requires that a Land Use Change/Site application be filed. Please contact Ms. Donna Moore, Asst. Secretaryffreasurer 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. If any 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, i7d1f61~ Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH:dln Ci;:File - Shop .' File ~ Office . . . Water Superintendent APPROXIMATE IRRIGABlE ACRES RIVER flOW RIGHTS - 23,000 BOISE PROJEG RIGHTS - 40.000 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 24, 2002 City of Meridian City Clerk Office City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Pianners: 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 Sundance Place Subdivision will have a significant impact on school enrollments at River Vallev Elementary. Lowell Scott Middle. and Eagle High School. We can predict that these homes, when completed, will house thirty-seven (37) elementary aged children, thirty (30) middle school aged children, and twenty-seven (27) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood schooi, 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 - PUBLIC HEARING SIGN-UP SHEET PROJECT NUMBER 5-Sep-02 AZ 02-016 DATE PROJECT NAME Sundance Place Subdivision NAME FOR AGAINST 1),.,,1:.:,J Crvt. Rr ~-- [;"...q. V (jl v RE( ~ Ii:rv J..1T'\ SEpal; -- Q~ty Of Me..:" ." ~lerl!: Office