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HomeMy WebLinkAboutTully Cove Sub AZ 02-021AZ 02-021 MERIDIAN PLANNING & ZONING MEETING October 3, 2002 APPLICANT Ted Mason ITEM NO. REQUEST Public Hearing: Request for annexation and zoning of 5.26 acres and rezone of 2.40 acres from RUT and R-4 zones to R-8 zone for Tully Cove Subdivision -west of North Linder Road and south of West Ustick Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICE: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: OTHER: Contacted: COMMENTS See Attached Comments See Attached Comments Ok per Meridian Water No Comment No Comment See Attached Comments !"f.,W' ~%f'1~.~/~. CSC See ARached Comments No Objections See Attached Comments ~~ Date: Phone: Moterials presented at public meetings shall become propeAy of the City of Meridian. HUB OF TREASURE VALLEY MAYOR A GWfI P1aCe t0 LIVa LEGAL DEPARTMENT Robert D. Come Y CITY OF MERIDIAN (208) 288-2499 • Fax 288-2501 C,OUNCn. MEMBERB CIT PUBLIC WDRK3 Tammy de Wcerd 33 EAST IDAHO BUB,DING DEPARTMENT (208) 898-5500 -Fax 887-1297 Keith Bird MERIDIAN, IDAHO 83642 Che[ie McCandless (208) 888-4433 ~ FAX (208) 887AS13 PLANNING AND 7.oNING City Clerk OfSce Fax (208) 888.4218 DEPARTMENT William L.M. Nary (208) 884-5533 ~ FAX 888-6854 MEMO1tANDIIM: Septembe(r'117, 2002 ~,1 To: Mayor, City Council and Planning & Zoning Commission RE~/E1 V L' D From: David McKinnon, Planner II SEP 2 6 2002 Bruce Freckleton, Senior En eenng Tech City Of Meridian Re: Tully Cove Subdivision City Clerk Office • Annexation and Zoning of 5.26 Acres from RUT (Ada County) to R 8 (Medium Density Residential District), by Ted Mason (Fide No. AZ-02-021). • Rezone of 2.4 Acres from the Rol zone (I.ow Density Residential District) to an R-8 Zone, by Ted Mason (File No. AZ-02-021). Preliminary Plat Approval of Thirty-nine Building Lots and Ten (10) Other Lots on 7.30 Acres in a Proposed R-8 Zone, by Ted Mason (File No. PP-02- 018). We have reviewed the above referenced submittals and offer 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 Couucil: APPLICATION SUMMARY The Applicant, Ted Mason, has applied for Annexation, Zoning, and Preliminary Plat approval of thirty-nine 39 building lots (thirty-svc [36] attached single family lots and three [3] detached single family lots) and Ten (10) other lots on a 7.30 acres of land located on the west side of Linder Road, approximately'h of a mile north of Cherry Lane. The requested zoning designation for the subdivision is R-8. The "other" lots within the subdivision include two open-space/park lots (a southera portion of subdivision and the northwest corner), and eight (8) landscape lots adjacent to public right-of- ways. The open space within the subdivision comprises approximately 8.5% of the entire subdivision (excluding the street buffer landscaping). The single-family lots within the subdivision range from 4,050 square feet up to 8,935 square feet. The gross density for the subdivision is approximately 5.3 dwelling units per acre. The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. AZa2-02l, PP-02-0IB T~Ry Cove Sobdiviua~. ALPP Planning & Zoning Commission/Mayor & City Council September 17, 2002 Page 2 The subject property is within the Urban Service Planning Area and essential City services are or can be made available to the subject properly. LOCATION The property is located on the west side of Linder Road, approximately P/z mile north of Cherry Lane, directly west of Tully Park. SURROUNDING PROPERTIES North: Turtle Creek Subdivision, zoned R-4. South: Glenfield Manor Subdivision, zoned R-4. East: Tully Park, zoned R-4. West: Turtle Creek Subdivision, 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 11-15-1 I and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-8, is harmonious with and in accordance with the effective Comprehensive Plan (93'} and Generalized Land Use Map, which designates the land to be "Single Family Residential". B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed single family residential 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 AZ-0Z-021, PP-0~-0l6 'hilly COVe SU6division AZ.YP Planning & Zoning Commission/Mayor & City Council September 17, 2002 Page 3 railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Surrounding properties include residential subdivisions and a City Pazk. Staff finds that the requested zoning designation of R-8 is hazmonious 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 eaisting 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 (attached and detached single family residential) will not change the existing or intended character of the azea which is predominantly residential. F. Will the proposed uses not be hazardous or disturbing to eaisting 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 residential 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 estableshment of proposed zoning amendment shall 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. Please review the Fire Department's comments concerning this subdivision. 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-U2-021, PP-02-018 Tully Cove Subtlia~sion AZ.PP Planning & Zoning Commission/Mayor & City Council September 17, 2002 Page 4 I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's vehiculaz approach off of Linder Road will create new interference with the existing traffic on Linder, however staff does not believe that the subdivision entrance will cause significant interference on the surrounding public streets. Please review ACRD continents concerning vehicular approaches and traffic generation. K Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. L. Is the proposed zooiog 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 ZONING COMMENTS 1. The legal description submitted with the application appeazs 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 aze available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. AZ-02-021, PP-02-018 Tulty Cove 8ubdiawon AL.PP Planning & Zoning Commission/Mayor & City Council September 17, 2002 Page 5 PRELIMINARY PLAT FINDINGS AND REOIIIREMENTS Sections 12-3-3 7.2 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; Stafffinds 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 are available to accommodate the proposed development. c. The continuity of the proposed development with the capital improvement Progrom+ Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's atteotioo. 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. ADDITIONAL CONSIDERATIONS Street Buffer: The proposed landscaped street buffer adjacent to Linder Road includes a berm, centered in the middle of the buffer, with a three foot (3') fence located on top of the berm. The Landscape Ordinance (MCC12-13-10-2) prohibits the use of fencing within the required street buffer. The applicant will be required to remove the fencing from the street buffer, as reflected in site specific condition number 3 below. 1. Sanitary sewer and water service to this site shall be via main line extensions from the existing mains adjacent to the property. 2. The applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Nampa & Meridian Irrigation District, however the AZ.-02-021, PP-02-0[B Tu1lY Cove Subdrvicron AZ.PP Planning & Zoning Commission/Mayor & City Council September 17, 2002 Page 6 preliminary plat map doesn't indicate the source. Please revise the plat to show how the system is going to be served (ie connection to Turtle Creek Subdivision's system, or independent pumping facilities) Underground xeaz-round pressurized irrigation must be provided to all lots within this development. 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, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common azeas prior to signature on the final plat by the Meridian City Engineer. 3. A detailed fencing plan shall be submitted upon application of the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. The fencing within the landscape buffer shall be removed. 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: 13.E Direct lot access to Linder Road shall be prohibited unless specificallypermitted by ACRD and the City of Meridian (14.~rry re~subdivision~ this plat shadd be in compliance with the most recentlp approved subdivision standards of the City ofMeridian. 6. Please submit the final groundwatedsoils report to the Public Works Department for review. Any drainage areas (detension/retension basins) must be designed to ensure that water is retained only during 25-yeaz stone events, and for a period of time not to exceed 24 hours. Side slopes within drainage azeas shall eat exceed 3:1. 7. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted for the subdivision with the final plat application. 8. The preliminary plat doesn't show the lot frontage dimensions. Please revise to show frontages per the "Minimum Yard Setback Requirements" of Meridian City Code 11-9-1. 9. Please show the FEMA flood plain boundary's on the preliminary plat map, or make reference to any FEMA letter's of map revisions that may exist. 18. A revised preliminary plat, reflecting all required changes, shall be submitted at least 10 days prior to the next public hearing for this project. AZ-83-02I, YP-02-018 'lYilly Cove Su6mv lion AZ.PP Planning & Zoning Commission/Mayor & City Council September 17, 2002 Page 7 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 hydranf placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Two-hundred, and one-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 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 relevant to this application. Staff has selected the following sections that most directly apply to the proposed project. Goals Section Goa14: To provide housing opportunities for all economic groups within the community. Goal 8: To establish compatible and efficient use of land through the use of innovative and functional site design. Economic Development Chapter 3. lU -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 2,1U - Support a variety of residential categories for the purpose of providing the City with a range of affordable housing opportunities. Transportation Chapter 1.19U -Encourage proper design of residential neighborhoods to ensure their safety and tranquility. 1.14 -Design and performance standards should be applied to infiiling development in order to reduce adverse impacts upon existing adjacent development.. AT.02-021, PP-02-018 IWIy COVe SLbddvision AZ.PP Planning & Zoning Commission/Mayor & City Council September 17, 2002 Page 8 Staff recommends approval of the proposed annexation/rezone and preliminary plat, with the aforementioned findings and conditions. AZ-02-021, PP-02-0IB ]Llly Cove Stibdmsion AZPP ~'~ ~~3,~ Ada County Highway District Dave Bivens, 1st Vice President Judy Peavey-Derr, 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner Garden CitylD 83714-6499 Phone (208) 387-6100 FAX (208)387-6391 E-mail: September 12, 2002 TO: Ted Mason 4915 Camas Street Boise, ID 83705 RECEIVED SEP 18 2002 FROM: Craig Hood ~ ~" Development Analyst Planning & Development SUBJECT: MPP02-018/MAZ02-021 Tully Cove Subdivision Linder Road, across from Tully Park City Of Meridian City Clerk Office The Comrnissioners of the Ada County Highway District on September 11, 2002 acted on your application for the above referenced project. The attached staff report lists conditions of approval and street improvements; which are required. If you have any questions, please feel free to contact staff at (208) 387-6170. Cc: Planning & Development/chron/project file City of Meridian Construction Services Drainage Treasure Valley Engineers, Inc., 1117 Caldwell Boulevard, Nampa, ID 83651 Robert & Alinda Rainford, P.O. Box 45233, Boise, ID 83711 Ada County Highway District Planning Review Division This application requires Commission action because there are 39 buildable lots and two of the proposed internal streets do not meet policy for intersection offsets. This item was scheduled as part of the regular agenda on September 9 9, 2002, at 6:30 p.m. Tech Review for fhis item was held with the applicant on August 23, 2002. Staff contact: Craig Nood, 387-6974, chood@achd.ada.id.us File Numbers: MPP02-018iMAZ02-021, Tully Cove Subdivision Site address: Linder Road, west of Tully Park Owner: Robert & Alinda Rainford P.O. Box 45233 Boise, ID 83711 Applicant: Ted Mason 4915 Camas Street Boise, ID 83705 Engineer: Treasure Valley Engineers, Inc. 1117 Caldwell Boulevard Nampa, ID 83651 Application Information The applicant is requesting to annex and rezone 7.30-acres of RUT/R-4 zoned property into 49 R-8 zoned lots. The site is located on the southwest corner of Linder Road and Turtle Creek Drive, approximately 2,000 feet south of Ustick Road, directly across Linder Road from Tully Park. Acreage: 7.30-acres Current Zoning: RUT/R-4 Proposed Zoning: R-8 Proposed buildable lots: 39 Proposed common lots: 10 Vicinit A. Findings of Fact Trip Generation: This development is estimated to generate 380 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use is $670 for the patio homes and $1,055 per single-family residence < 1,500 square feet, based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: There is a wood frame house and some associated outbuildings located on the southern part of the parcel. The remainder of the parcel is vacant. 5. Description of Adjacent Surrounding Area: a. North: Single-family residences (Turtle Creek Subdivision) b. South: Single-family residences (Glennfield Manor Subdivision) c. East: Tully Park d. 1West: Single-family residences (Turtle Creek Subdivision) 6. Impacted Roadways: Linder Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Lonesome Dove Street: Frontage: Functional Street Classification: Traffic count: Speed limit: Nearest intersection: Cherry Lane: Frontage: Functional Street Classification Traffic count: Level of Service: Speed limit: Nearest intersection: 560-feet Minor Arterial 6,921 south of Ustick Road on 4-10-02 LOS C or better 35 MPH Chateau Street, a signalized intersection 50-feet (stubbed to this property) Local No current count available 20 MPH Turtle Creek, a stop controlled intersection None Principal Arterial 19,054 west of 8~" Street, on 11-16-99 LOS C or better 35 MPH Linder Road a signalized intersection Roadway Improvements Adjacent To and Near the Site Linder Road is currently improved with 2 lanes (no center turn lane, curb or gutter) and detached sidewalk on the east side of the street. Lonesome Dove Street is improved with 2 through lanes (no center turn lane) curb, gutter and sidewalk on both sides of the street. Turtle Creek Drive is improved with 2 lanes (no center turn lane) curb, gutter and sidewalk on both sides of the street. 8. Existing Right-of-Way There is currently between 67 and 87-feet of right-of-way (25-feet from centerline on the south half of the properly and 45-feet on the north half of the property) for Linder Road abutting the site. There is currently 50-feet of right-of way for Lonesome Dave Street (stub) abutting the property. 9. Existing Access to the Site Access into the site is currently from a 16-foot wide driveway serving the single-family home on the south side of the property. The driveway is in alignment with the southern driveway to Tully Park. 10. Slte History ACHD has not reviewed this site in the recent past. 11. Five Year Work Program Linder Road from Franklin Road to Ustick Road is currently in the Five Year Work Program for roadway improvements in 2007. There are no other roadways, bridges or intersections in the area currently in the Five Year Work Program. 12. Other Development inArea/Miscellaneous Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 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 5ubdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 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- usesubdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres tSundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works'. If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACRD 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. Tully Cove 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 20126 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of'C" or better. 4 • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to_the heavy, left turn traffic __ volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. • Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of--way dedicated with these improvements is overwhelming, and that ACRD 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 Right-of-Way District policy requires 96-feet of right-of--way on arterial roadways (Figure 72-F1 B). However, the District has only been getting 45-feet of right-of-way from centerline on the west side of Linder Road. This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets except in unusual cases. The applicant is proposing 42-feet of right-of--way for two of the internal streets in this development. Those reduced right-of-way streets meet the warrants for allowing a reduced right-of- way. Lonesome Dove Street and Raincrest Drive may be constructed as reduced street sections within 42-feet of right-of--way if the applicant gains approval from the Meridian Fire Department. This right-of--way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalk. 5 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). Since Linder Road is scheduled for improvements as part of the Five Year Work Program, the applicant should be required to provide an $11,200 deposit to the Public Rights-of-Way Trust Fund for the cost of constructing a 5-foot wide concrete sidewalk on Linder Road abutting the parcel (approximately 560-feet). District policy requires 5-foot wide (minimum) concrete sidewalk on all local streets, except those in rural developments with net densities of one dwelling unit per acre or less (7204.4.7). In accordance with District policy, the applicant is proposing to construct sidewalk on all of the local streets in this development. 3. Main entrance Location District policy 7204.11.6 restricts the location of a local street along an arterial to be a minimum of 300-feet from any other street. District policy (Figure 72-F4 (1 )) requires full-access driveways/streets to be a minimum of 440-feet from a signalized intersection and to align with any existing or proposed driveways. The applicant is proposing to construct Tully Cove Way approximately 340-feet south of Turtle Creek Drive (un-signalized) and approximately 500-feet north of Chateau Drive, a collector street that is signalized. The proposed location of Tully Cove Way meets District policy and should be approved with this application. Design The applicant is proposing to construct Tully Cove Way as a local street. Tully Cove Way should be constructed with 21-foot street sections on either side of the center median as proposed. 4. Internal local residential roadways District policy (Figure 72-F1A) allows the applicant to construct a 36-foot street section, with parking on both sides, for a local road. The applicant is proposing to construct a portion of Lonesome Dove Street, Blue Springs Avenue/Court and Tully Cove Way as local residential streets with 36-foot street sections, curb, gutter and sidewalk on both sides of the street, within 50-feet of right-of-way. District policy (Figure 72-F1A) allows a reduced, 29-foot street section, for local residential streets that meet the criteria as outlined in 7204.4.1. The District accepts local residential public roads with a 29-foot street section with parking prohibited on one side, if the amount of vehicle trips per day on the street does not exceed 200. The applicant is proposing to construct the east half of Lonesome Dove Street and Raincrest Drive as reduced local urban residential streets with 29-foot street sections, curb, gutter and sidewalks on both sides of the street. The proposed density of development that will utilize each of the above-mentioned streets will generate less than 200 vehicle trips per day. The applicant should be allowed to construct Raincrest Drive and Lonesome Dove Street, east of Blue Springs Avenue, as reduced street sections with parking on one side of the street, if approved by the Meridian Fire Department. A signage plan for the streets that are constructed as reduced sections should be submitted for review and approval to Planning and Development staff. Location District policy 7204.11.6 requires local public streets to be offset a minimum of 125-feet, centerline to centerline, from any other local street. The applicant is proposing to construct Raincrest Drive and Lonesome Dove Street with only 107-feet between centerlines. The applicant has designed the street layout as proposed because traffic volumes on the streets will be relatively low, the speed of the traffic will be slow and there is no room to change the location of the streets (see Applicant's Letter). On September 11, 2002, the Commission voted to grant the applicant a modification to District policy 6 for the required intersection offsets. The applicant may construct Raincrest Drive and Lonesome Dove Street with a minimum of 107-feet between centerlines. 5. Driveways District policy 7207.8 states that direct access to arterials and collectors is normally restricted and the developer shall try to use combined access points. The applicant is proposing to close the existing driveway to Linder Road located near the southern property line and provide access to all of the lots from internal, local roadways. 6. 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 50-feet of right-of-way plus the additional width of the median, if a median is constructed in Blue Springs Avenue and Tully Cove Way as proposed. In order to calm traffic, the applicant is proposing to construct bulb-outs in Lonesome Dove Street at the west property line. The applicant should coordinate the design and construction of the bulb-outs with District staff. 7. 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 50-feet of right-of-way plus the additional width of the median if medians are constructed, as proposed in Blue Springs Court. 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 Dedicate 45-feet of right-of--way from the centerline of Linder 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 ACRD Ordinance in effect at that time (currently Ordinance #195). 2. Provide a $11,200.00 deposit to the Public Rights-of--Way Trust Fund for the cost of constructing 5-foot wide concrete sidewalk on Linder Road abutting the parcel (approximately 560-feet) prior to issuance of a building permit, or District approval of a final plat, whichever occurs first. 3. Unless otherwise approved by District staff, construct Lonesome Dove Street, from the west property line to Blue Springs Avenue, Tully Cove Way, Blue Springs Court, and Blue Springs 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. 4. Except for the intersection of Raincrest Drive and Lonesome Dove street, which may be constructed with approximately 107-feet between centerlines, all local streets within the subdivision shall align or offset a minimum of 125-feet from any proposed public street (centerline to centerline}. 5. 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 50-feet of right-of-way plus the additional width of the median. 6. Connect to the existing stub street that was approved with the Turtle Creek Subdivision (located on the south side of this site) as proposed. The street, Lonesome Dove Street, shall be extended into this site. Coordinate the design and construction of any bulb-outs in Lonesome Dove Street with District staff. 7. Close the existing driveway on Linder Road, located approximately 140-feet north of the south property line, with landscaping, berming, temporary curbing, or other ACRD approved method to prohibit access to the driveway. 8. 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. 9. If the Highway District establishes an extra-ordinary impact fee area for the North Meridian Area, Tully Cove Subdivision may be subject to an extraordinary impact fee. 10. No direct lot access to Linder 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. 11. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. 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. 8 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. 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 for details. 5. 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. 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 DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 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 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. Preliminary Plat 3. Applicant's Letter Sent By: Meridian r8c; aoa uu.~»~ W l~ N z __ 0 ~ M j r r=n a ~ s i i i O 11 ~ 3 V 2 J t3 ~ J ~ H ~ Received Time Jul•10 ~C, __ ..._~ ~. 7~ ~ .. VICINITY MAP ~~7T-_ d¢ume~ss¢ ur¢ _ ~ :mdm 3I 0 - err^e~ v,FF- ii r moo ~u ~~ _qN~< o s ;a y a'~'a~~ I1~ ..11 r^ 6 ~ ~ ° `i, ~ V 6 FE¢ 2 ZZ %~e~a G COY~ ¢ 6~~~y 0 ~I ~' !! ~e I ~" 4~! \ w ie ~ ~ ~ i ° iitt f`F ~ , ~ ~ ®~ ~ 9-`V ee L _ _ __ A d ~ 1 S!y - i t~ ~ '... .~ ~ ei ~ ~'~ ~ t ~ ... . _ ~ i c ~~ I .xe_____ ~ I N ~I OOb O~p2~-" -e~ i~ .ic®48 . s~ ` oR. ~~ . . I AI~ " / ~ ___~ I o; oz~ ~ oe i ! !o - ` G- _ - -- ~~ '' .~ ,,.Q ~ -_ ~, I "' I -------,-- r -- I ----- li I ~} ! ~ ~ ss = = R g ~ ! gg g g ii gg g II "° II I' li I' I ` ~; +\ ~~ ~. a my i 6¢d d¢kw¢ans5 ~~j I I I~ ~` H331D not a I e ~ _ gg1 ~ r'--_s__ ~ illu!!a!E E i~EfiilBll I I I1! E E{ f EI ~~$~$;9~ ¢o®oocpxaBe~9®eiE3#®eaexoa ~ a©9~ '~ ~~~~ ~ ~~ ®a .~, ®l9 r.i ab i e ®~.. ~~I( i p9 R g" .,,9 E o ~= r--~~_ ~! ---~} ~ ___ i ~°____a _~ -~ > ttaot _= `~~ 9 ! 9 ~ ~~ i ! ~ ~~ ! r ~ ~ t~ s . ! ~ ~ ~s~S I s '" E ~ € ~ ~ sg s i's!g s tl~i~y $~s~~4=l1~ 3 ~ s~9 r+;~%%~! 6 ~~ ~`° f d Yn7 t ~ I~ E1t~s ~ . } PRELIMINARY PLAT August 30, 2002 Mr. Craig Hood Ada County Highway District Delivered by hand Dear Mr. Hood: Re: MPP02-018/MAZ02-021. Tully Cove Subdivision After reviewing the ACHD staffreport regarding the named subdivision I hereby respectfully request that Finding for Consideration #4 -Location, and Site Specific Condition of Approval #4 be given further consideration. It is requested that Raincrest Drive and Lonesome Dove Street be permitted to be constructed as initially proposed (i.e. 107 feet centerline to centerline). The justification for this request is as follows: 1. The separation distance of 125 feet from centerline to centerline is likely in place to reduce the potential for vehicular conflict by reducing access points. In this instance there are only two access points in total and both of these have good visibility being adjacent to open space conunon azeas. An additional 18 feet of separation is probably not necessary to enhance driving safety. 2. There is little or no flexibility to change the alignment of Raincrest since it is `defaulted' into position by the requirement to align Tully Cove Way (entrance to the subdivision) with the Tully Pazk entrance, and connect the internal street system to the existing Lonesome Dove stub street. These alignment constraints coupled with minimum lot size requirements of Meridian City make the proposed alignment optimal from a design perspective. 3. The two streets are separated from each other by a common azea park and the number of vehicles entering onto Blue Springs will be low since there aze only 14 lots on this looped street that is served by 2 entrances. 4. Traffic on Blue Springs will be relatively slow. Vehicles passing by the park from the south from Turtle Creek will pass through atraffic-calnilng bulb out azea and make a 90-degree turn onto Blue Springs. Vehicles convng from the north will have to make a 90-degree turn from Tully Cove Way, pass by an island median, and go azound a curve before getting to Raincrest. I appreciate the opportunity to submit this request and ask that it be considered in light of the stated facts. Yours truly, Ted Mason APPLICANT'S LETTER Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not far a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be retumed to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. Request for Reconsideration 6 ti ,~.` ~ ~~~ ~~~ Ada County Highway District Planning Review Division This application requires Commission action because there are 39 buildable lots and two of the proposed internal streets do not meet policy for intersection offsets. This item is scheduled to be on the regular agenda on September 11, 2002, at 6:30 p.m. Tech Review for this item was held with the applicant on August 23, 2002. Staff contact: Craig Hood, 387-6174, chood@achd.ada.id.us~tt File Numbers: MPP02-018/MAZ02-021, Tully Cove Subdivision RECEIVED Site address: Linder Road, west of Tully Park SEP 10 2002 C Owner: Robert & Alinda Rainford City of Meridian Box 45233 City Clerk Office P O . . Boise, ID 83711 Applicant: Ted Mason 4915 Camas Street ID 83705 Boise , Engineer: Treasure Valley Engineers, Inc. 1117 Caldwell Boulevard Nampa, ID 83651 Application Information The applicant is requesting to annex and rezone 7.30-acres of RUT/R-4 zoned property into 49 R-8 zoned lots. The site is located on the southwest corner of Linder Road and Turtle Creek Drive, approximately 2,000 feet south of Ustick Road, directly across Linder Road from Tully Park. Acreage: 7.30-acres Current Zoning: RUT/R-4 Proposed Zoning: R-8 Proposed buildable lots: 39 Proposed common lots: 10 Vicinity i A. Findings of Fact Trip Generation: This development is estimated to generate 380 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use is $670 for the patio homes and $1,055 per single-family residence < 1,500 square feet, based on the impact fee ordinance in effect at this time. 3. .Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: There is a wood frame house and some associated outbuildings located on the southern part of the parcel. The remainder of the parcel is vacant. Description of Adjacent Surrounding Area: a. North: Single-family residences (Turtle Creek Subdivision) b. South: Single-family residences (Glennfield Manor Subdivision) c. East: Tully Park d. West: Single-family residences (Turtle Creek Subdivision) 6. Impacted Roadways: Linder Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Lonesome Dove Street: Frontage: Functional Street Classification: Traffic count: Speed limit: Nearest intersection: Cherry Lane: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 560-feet Minor Arterial 6,921 south of Ustick Road on 4-10-02 LOS C or better 35 MPH Chateau Street, a signalized intersection 50-feet (stubbed to this property) Local No current count available 20 MPH Turtle Creek, a stop controlled intersection None Principal Arterial 19,054 west of 8`" Street, on 11-16-99 LOS C or better 35 MPH Linder Road a signalized intersection Roadway Improvements Adjacent To and Near the Site Linder Road is currently improved with 2 lanes (no center turn lane, curb or gutter) and detached sidewalk on the east side of the street. Lonesome Dove Street is improved with 2 through lanes (no center turn lane) curb, gutter and sidewalk on both sides of the street. Turtle Creek Drive is improved with 2 lanes (no center turn lane) curb, gutter and sidewalk on both sides of the street. 2 Existing Right-of-Way There is currently between 67 and 87-feet of right-of-way (25-feet from centerline on the south half of the property and 45-feet on the north half of the properly) for Linder Road abutting the site. There is currently 50-feet of right-of way for Lonesome Dove Street (stub) abutting the property. 9. Existing Access to the Site Access into the site is currently from a 16-foot wide driveway serving the single-family home on the south side of the property. The driveway is in alignment with the southern driveway to Tully Park. 10. Site History ACHD has not reviewed this site in the recent past. 11. Five Year Work Program Linder Road from Franklin Road to Ustick Road is currently in the Five Year Work Program for roadway improvements in 2007. There are no other roadways, bridges or intersections in the area currently in the Five Year Work Program. 12. Other Development in ArealMiscellaneous Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 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 fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 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 mufti-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 cify park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACRD 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. Tully Cove Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. The following Executive Summary is from the completed North Meridian Traffic Study. It examines the improvements that are anticipated within the North Meridian Planning Area: EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • 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 tum 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 Right-of•Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). However, the District has only been getting 45-feet of right-of-way from centerline on the west side of Linder Road. This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets except in unusual cases. The applicant is proposing 42-feet of right-of-way for two of the internal streets in this development. Those reduced right-of-way streets meet the warrants for allowing a reduced right-of- way. Lonesome Dove Street and Raincrest Drive may be constructed as reduced street sections within 42-feet of right-of-way if the applicant gains approval from the Meridian Fire Department. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalk. 5 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). Since Linder Road is scheduled for improvements as part of the Five Year Work Program, the applicant should be required to provide an $11,200 deposit to the Public Rights-of-Way Trust Fund for the cost of constructing a 5-foot wide concrete sidewalk on Linder Road abutting the parcel (approximately 560-feet). District policy requires 5-foot wide (minimum) concrete sidewalk on all local streets, except those in rural developments with net densities of one dwelling unit per acre or less (7204.4.7). In accordance with District policy, the applicant is proposing to construct sidewalk on all of the local streets in this development. 3. Main entrance Location District policy 7204.11.6 restricts the location of a local street along an arterial to be a minimum of 300-feet from any other street. District policy (Figure 72-F4 (1 )) requires full-access driveways/streets to be a minimum of 440-feet from a signalized intersection and to align with any existing or proposed driveways. The applicant is proposing to construct Tully Cove Way approximately 340-feet south of Turtle Creek Drive (un-signalized) and approximately 500-feet north of Chateau Drive, a collector street that is signalized. The proposed location of Tully Cove Way meets District policy and should be approved with this application. Design The applicant is proposing to construct Tully Cove Way as a local street. Tully Cove Way should be constructed with 21-foot street sections on either side of the center median as proposed. 4. Internal local residential roadways District policy (Figure 72-F1A) allows the applicant to construct a 36-foot street section, with parking on both sides, for a local road. The applicant is proposing to construct a portion of Lonesome Dove Street, Blue Springs Avenue/Court and Tully Cove Way as local residential streets with 36-foot street sections, curb, gutter and sidewalk on both sides of the street, within 50-feet of right-of-way. District policy (Figure 72-F1A) allows a reduced, 29-foot street section, for local residential streets that meet the criteria as outlined in 7204.4.1. The District accepts local residential public roads with a 29-foot street section with parking prohibited on one side, if the amount of vehicle trips per day on the street does not exceed 200. The applicant is proposing to construct the east half of Lonesome Dove Street and Raincrest Drive as reduced local urban residential streets with 29-foot street sections, curb, gutter and sidewalks on both sides of the street. The proposed density of development that will utilize each of the above-mentioned streets will generate less than 200 vehicle trips per day. The applicant should be allowed to construct Raincrest Drive and Lonesome Dove Street, east of Blue Springs Avenue, as reduced street sections with parking on one side of the street, if approved by the Meridian Fire Department. A signage plan for the streets that are constructed as reduced sections, should be submitted for review and approval to Planning and Development staff. Location District policy 7204.11.6 requires local public streets to be offset a minimum of 125-feet, centerline to centerline, from any other local street. The applicant is proposing to construct Raincrest Drive and Lonesome Dove Street with only 107-feet between centerlines. The applicant has designed the street layout as proposed because traffic volumes on the streets will be relatively low, the speed of the traffic will be slow and there is no room to change the location of the streets (see Applicants Letter). It appears to staff that the applicant does have room to modify the street layout, by removing some of 6 the common area to the north (abutting Tully Cove Way} and adding it to the park area. In order to reduce traffic conflicts, the applicant should be required to construct all local streets a minimum of 125-feet apart (centerline fo centerline). 5. Driveways District policy 7207.8 states that direct access to arterials and collectors is normally restricted and the developer shall try to use combined access points. The applicant is proposing to close the existing driveway to Linder Road located near the southern property line and provide access to all of the lots from internal, local roadways. 6. 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 a median is constructed in Blue Springs Avenue and Tully Cove Way as proposed. In order to calm traffic, the applicant is proposing to construct bulb-outs in Lonesome Dove Street at the west property line. The applicant should coordinate the design and construction of the bulb-outs with District staff. 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, as proposed in Blue Springs Court. 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 Dedicate 45-feet of right-of-way from the centerline of Linder 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 ACRD Ordinance in effect at that time (currently Ordinance #195). 2. Provide a $11,200.00 deposit to the Public Rights-of-Way Trust Fund for the cost of constructing 5-foot wide concrete sidewalk on Linder Road abutting the parcel 7 (approximately 560-feet) prior to issuance of a building permit, or District approval of a final plat, whichever occurs first. 3. Unless otherwise approved by District staff, construct Lonesome Dove Street, from the west property line to Blue Springs Avenue, Tully Cove Way, Blue Springs Court, and Blue Springs 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. 4. Local streets within the subdivision shall align or offset a minimum of 125-feet from any proposed public street (centerline to centerline). 5. 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. 6. Connect to the existing stub street that was approved with the Turtle Creek Subdivision (located on the south side of this site) as proposed. The street, Lonesome Dove Street, shall be extended into this site. Coordinate the design and construction of any bulb-outs in Lonesome Dove Street with District staff. Close the existing driveway on Linder Road, located approximately 140-feet north of the south property line, with landscaping, berming, temporary curbing, or other ACHD approved method to prohibit access to the driveway. 8. 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. 9. If the Highway District establishes an extra-ordinary impact fee area for the North Meridian Area, Tully Cove Subdivision may be subject to an extraordinary impact fee. 10. No direct lot access to Linder 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. 11. .Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way.. 2. 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 shalt prepare and certify all improvement plans. 8 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. 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 for details. 5. 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. 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 DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACRD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. F. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACRD 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. Preliminary Plat 3. Applicant's Letter 9 I 'Sent By: MerlCJlan rSG; ooe ~e~»~ ...... ... .._ _.__. ...~ W N Z og ~ M ~, r i N ~ i _...~ J V ~ J ~ Received Time Jul•10• VICINITY NIAP i _~.___-~ ~~ >-~~ .cum N¢sen 02 ~ r ~~~ ussr naeeen es sao . i n. me imm¢mn xau~~es¢ un¢ ~naa¢mNeexao naxunns a~ ~° 'ro ,,. xom.ms nm tmu n„ t @ ~ ~'°f ° ~ eaytea IE ass @ ~ ,~ i ~ o-1. o z ~ ~g~ ~ i@ ! {~i ~i pj @ a@°a °9@$ , ~~51~~d~~ E ~ j ~ is 9 ~ ~ z~zGa ! { ~~! a<q ~, ~ _ ~ ~e:~ @a~ (~d~~$~(~~~: {~i ~ B5{E9~~59! 9~ ~ t ~ ~ ~ i ~~~ i•'s@w F. a~z 99 a .a G e. 5i°. e e i @ i ,~ _3i any o E!~~@4{a€o@{' ~~p° fig ~@1 {$~;"58 9 3¢3 al i ~~~~ ~ 9 a!i 's~ <m `'" °e@@ @eec@i {~, ~~~ a@~~{SYa..Y~el~p@ ~~ I ° ° s 3 3 a ~ 07 {`E`~ [[ e u4 ` ~i 5~ @Q @~ {y e F { a° ~@f ~i ~- ai f1~ ! ' T g 'may°= a{e,@~le~~i€$dE€!{~~~.~~a:~~{=~{4~~~~~~~€1 tEIE~{~~~ ~@~~,~,~ 0 ~~x-~ ....... ~ • ~ =yam N 6m ~aZ ° ~@ F F 0 3 e@ x ei i {i e : d . ~ i~ t £IE ~ 7 ~ 5 1:1 S •~ 7 ®~ .I ~' 06 ®3 05 ; 0 e'6 is E ;: ! e= o~~i oe ~: L .h 1~' ~~• )n 9r .: ~. 1~ 6~ ~ I `~E I I i ~, .@~~ s II ~~ iiil!.- o~ !. B! i 6ax arodHmsns ~`- {~I I ~ 1 ~i i >m~ ivaru i ~3i@5~~@~@s@@~~@s~~ii~{eii{j {~~ ~ ~elii~{{{{{{{{{{{{{{{!{ { {{ {{{~i~I~,sE eB®amap>a#8e~0®O{Q~r®BaA¢¢ 7 a®9~ iiiii ~! ~ ES 9 _ -- ; PRELIMINARY PLAT August 30, 2002 Mr. Craig Hood Ada County Highway District Delivered by hand Dear Mr. Hood: Re: MPP02-O18/MAZ02-021. Tull~Cove Subdivision After reviewing the ACHD staff report regarding the named subdivision I hereby respectfully request that Finding for Consideration #4 -Location, and Site Specific Condition of Approval #4 be given further consideration. It is requested that Raincrest Drive and Lonesome Dove Street be permitted to be constructed as initially proposed (i.e. 107 feet centerline to centerline). The justification for this request is as follows: 1. The sepazation distance of 125 feet from centerline to centerline is likely in place to reduce the potential for vehiculaz conflict by reducing access points. In this instance there aze only two access points in total and both of these have good visibility being adjacent to open space common areas. An additional 18 feet of separation is probably not necessary to enhance driving safety. 2. There is little or no flexibility to change the alignment of Raincrest since it is `defaulted' into position by the requirement to align Tully Cove Way (entrance to the subdivision) with the Tully Park entrance, and connect the internal street system to the existing Lonesome Dove stub street. These alignment constraints coupled with minimum lot size requirements of Meridian City make the proposed alignment optimal from a design perspective. 3. The two streets aze sepazated from each other by a common azea pazk and the number of vehicles entering onto Blue Springs will be low since there are only 14 lots on this looped street that is served by 2 entrances. 4. Traffic on Blue Springs will be relatively slow. Vehicles passing by the park from the south from Turtle Creek will pass through atraffic-cahning bulb out azea and make a 90-degree tum onto Blue Springs. Vehicles coming from the north will have to make a 90-degree turn from Tully Cove Way, pass by an island median, and go around a curve before getting to Raincrest. I appreciate the opportunity to submit this request and ask that it be considered in light of the stated facts. Yours truly, ~~~ Ted Mason APPLICANT'S LETTER Tut.~'~ CvJ~ 5Uf3. J'~PP oZ-ot~, ~-~,Azoz~azt Nr a-,~-bZ PROPOS®STREET (TULLY COVE WAY) LOCATION EXTISTING STUB ', (LONESOME DOVE) TO BE EXTENDED `'/• ~ 2 ~~~ o Tadoy's i City of Meridian 33 East Idaho Meridian, Idaho 83642 Student for Qrollengr%. Tomorrow's N Joint School District N-o. 2 Oos S,~o @~Foale. Me~~a`OC 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell RECEIVEI' au~ 2 0 2002 August 12, 2002 City of Meridian City Clerk Office Deaz Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Tully Cove Subdivision will have a significant impact on school enrollments at Ponderosa Elementary, Eagle Middle, and Ea lg a Hi School. We can predict that these homes, when completed, will house twelve (12) elementary aged children, eleven (11) middle school aged children, and eight (8) senior high aged students. Additional students will furtlTer compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at H88-6701. Sincerely, ~~~~ Wendel Bigham Supervisor of Facilities and Construction ~ & 7~~~~ ~nzlu~l~b~ vG~r~11GCt 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 RECEIVE` # 208-463-0092 AUG 2 1 20[l2 Cfty of Meridian August 15, 2002 City Clark Office Will Berg, City Clerk City oi'Meridian _ - _ _ - - - -- 33 East Idaho Meridian, ID 83642 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Re: PP 02-018 / AZ 02-021 Preliminary Plat approval /Annexation and Zoning request for proposed Tully Cove Subdivision Dear Commissioners: The Nalripa & Meridian Irrigation District requires that a Land Use Change/Site application. be filed. Please contact Ms. Donna Moore, Asst. Secretary/Treasurer at the District's main office at 466-7861. A1Llaterals 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 §31- 3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Sincerely, J/ r ~X ~'~ Bi 1 Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH: dln Cc: File -Shop File -Office , :. ,, Water Supenntendent APPRO%IMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 ,;-. ~; t~ ~c 7~udia~ ~nn:c ~aati4ct ~r.;2~uCt 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Lance Warnick Treasure Valley Engineers, Inc. 1117 Caldwell Blvd. Nampa, ID 83651 RECEIVED AUG 2 12002 City of Meridian City Clerk OffiC® RE: Land Use Change Application -Tullev Cove Subdivision Dear Mr. Warnick: Phones: Area Code 208 OFFICE: Nampa 466.7861 SHOP: Nampa 466-0663 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, ~~ Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City of Meridian Robert & Alinda Rainford, PO Box 45233, Boise, ID 83711 Ted Mason, 4915 Camas Street, Boise, ID 83705 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS ~ 23,000 BOISE PROJECT RIGHTS ~ d0 000 19 August 2002 ' Joseph aAva ~P~Y Chief Meridian Fire UapadmaW 540 E. Franklin Rd. Meridian, Id 83642 RECEIVED August 30, 2002 AUG 3 0 2002 City Of Meridian City Clerk Office TO: Meridian Planning & Zoning Conunission FROM: Josh Silva, Deputy Chief; Fire Preveraion SUBJECT: Tully Cove Subdivision AZ 02-021 ~ ' following will be the requirerneNS and/or concerns to provide minimum levels of fire pn>techion for c, y project: Aid ~` ~ `~T~` gallons per rninute available for ~ ~ ~ ~ and two fay dwellings will require afire-flow of 1,000 ,~~i~ s x., ,: ~ of 2 bows to service the entire project. Fire hydrams shall be placed an average of 400' ~ x °3 1997 UFC AppendixIII-A ~~ ,' ~; `~ ~ ~ ofthe water supply for fire protection will be by the Meridian < ~ area D ~~,, eparUneot. b a~ Y 3X ~fiS~ rr ~ ~, Approval oSthe Erie hydrant IoCelion3 Shall be by the Meridian Fire Department ~;„ All roads shall have a [wriing radius of 28' inside and 48' outside. 5. All access roads within the project shall have a dear driving surfice with a mhumum width a~f 20' available er all times. UFC 902.2.2.1 6. Operational fire hydrants and temporary w permanent signs are required before combustible conslrucdon begins. IJFC 901.4.2 &901.3 ......... ............... CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT •• DISTRICT Return to: C HEALTH Environmental Health Division ^Boise DEPARTMENT RECEIVEh ^ Eagle Rezone # ~ ~ C) 2 -O a. ~ AUG 2 0 7.007. ^ Garden City Conditional Use # City of Meriaia~ ~Nleridian =~E ^Kuna Preliminary /Final /Short Plat ^/~ [~ ^ACZ ~~ (O,r[s J w~. ^ Star We have No Objections to this Proposal. ^ 2. We recommend Denial of this Proposal. ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concem~g individual sewage disposal, we will require more data concerning the depth of: ^ high seasonal groundwater ^ waste flow characteristics ^ or bedrockfrom original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Departmerd of Water Resources concerning well construction and water availability. ^ 8: After written approval from appropriate entities are submitted, we can approve this proposal for: ^ central sewage ^ community sewage system ^ community waterwell ^ intedm sewage ^ central water ^ individual sewage ^ individual water ^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmerdal Quality: ^ central sewage ^ community sewage system ^ communitywater ^ sewage dry lines ^ central water ^ 10. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ child care center ^ beverage establishment ^ grocerystore ^ 14. Date: ~/~/Q~ Reviewed By: ~~,~i~/c~ Review Sheet coHOaiooi~c / MAYOR Robert D. Conic CITY COUNCIL MEMIBERS Tanvny deWeerd William L. M. Nary Cherie McCandless ~R•~ ... '°r~- NY ~~.x r f ;• "~,\ eri~tcn =•f `- IDAHO j 6P(` ~~ south Keith Bird \`~r~• w - ~ : V ~ ~" :~.~E PLANNING AND ZONING !ISaa (308) 331-5533 •Fax 888-6851 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN BY~ To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office File No.: Attn: Will Berg, City Clerk, by: September 26, 2002 Transmittal Date: August 8, 2002 Hearing Date: October 3, 2002 Request: Mason Location of Property or Project: LEGAL DEPARTMENT (208) 238-?499 • Faa 288-2101 PARKS & RECREATION (303 333-3579 •Fax 398-S~UI PUBLIC WORKS (308)398-5500 •Fa.x 887-1297 BUILDING DEPARTMENT (283) 387-2311 •Fax 387-1197 Road Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power CO. (FP/PP only) U.S. West (FPiPPony) Intermountain Gas (FPiPP ony) Bureau of Reclamation (FP/PP Dory) Idaho Transportation Department (No FPJ Ada County (AZOny) r Building Department Your Concise Remarks: Robert Come, Mayor Bill Nary, C!C Tammy deWeerd, C!C Keith Bird, C/C Cherie McCandless, C!C ~_ Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) watt of North David Zaremba, P/Z (NO VAR, VAC, FP) Jerry Centers, P/Z (NO VAR, VAC, FP) Leslie Mathes, P2 (No VAR, VAC, FPJ Keven Shreeve, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (Na VAR, VAC, FP) Fire Department Police Department AZ 02-021 Request for annexation and zoning of 5.26 acres and rezone of 2.40 acres from RUT and R-4 zones to R-8 zone for proposed i wry move auou[vtat~tr City Attorney City Engineer City Planner Parks Department P2•E] FP-K PPRFP-3i VNWPL- 3a LUP•26 RECEIVED AUG 13 2002 City of Meridian 33 EAST IDAHO • MERIDIAN, IDAHO 8364? City Clerk Office (208) 838-4433 • Fan (208) 387-4813 Ci[y Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 881-3723 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Cherie McCandless Keith Bird ~,~. ~4'~`~«~ C~ri~icn~_ -% II IDAHO LEGAL DEPARTMENT (203) 288-2399 • Fas 288-2501 PARKS & RECREATION (203 888-3579 • Fax 898-5501 PUBLIC WORKS (2q$) 393-5500 •Fax 887-1297 BUILDING DEPARTMENT (208) 867-?211 • Fax 887-R97 PLANNING AND ZONING (203) 8341533 • Fas 38R-685J TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Cleric's Office Attn: Will Berg, City Clerk, by: Septemb Transmittal Date: August 8, 2002 File No.: AZ 02-021 Request: Request for annexation ant from RUT and R-4 zones to 26, 2002 Hearing Date: OI ling of 5.26 acres zone for propose 2002 rezone of 2.40 acres Ilv Cove Subdivision By: Ted Mason Location of Property or Project: west of North Linder Road, south of West Ustick Road David Zaremba, P2 (No VAR, VAC, FP) Jeny Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P2 (No vAR, vac, PP) Keven Shreeve, P2 (NO VAR, VAC, FP) Keith Bonlp, P2 (NO VAR, VAC, FP) Robert Come, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, GC Water Department ~ Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department PZ-2r FP-2t PPNFP-21 VMNJC- 20 CUP-28 RECEIVED AU6 S ?. 2002 City of Meridian Meridian School District (No FP) Meridian Post Office (FP/PP Only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP onN). U.S. West (FP/PPonNI Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PPOnN) Idaho Transportation Department (NO FP) Ada County (AZ Dory) ~~~~ Al1C 0 9.2007 CITE' Cb' 1VIERIDIAN Cfty Clerk OftYoe EWATER D 33 EAST IDAHO • MERIDIAN, IDAHO'83Y~f2` EPT. 1:208) 388-4333 • Fax (208) 387-4813 Ci[y Clerk Oftice Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Your Concise Remarks: SEP-5-2002 10~01R FROM:Banitary / MAYOR RObeR D. CORK CI7Y COUNCIL MEMBERS ... .. Tammy 4eWetrd William L. M. Nary Cherie McCandless Krith gird Services, I 208-888-5052 , nY op ' ~• c ~~ °=' °~ ` IDAHO .v ~o :. c TRANSMI'(TALS TO AGENCIES FOR COMMENTS ON DEVELOPMEN'~ PROJECTS "'~'` WITH THE CITY OF MERIDIAN ~ ' , ~, To Insure that your comments &ntl recommendations will be considered by th8 Meri ian P annmg and Zoning Corrlmlasion, please submit your comments and r9commendafion8 t0 Malidlan Cily ClerMs Offloe .. " Attn: Will Berg, City Clerk by: • 5eptemd Ttansnyttal pate: _August 8, 2002 File No.: AZ 02-021 ' ' "-~ Request Re nest for annexation and : ' r___ nI IT+....d Dot vnnca 4n F sy: Tea mason Location of Properly or Project: west +. 26, 2002 Hearing Date: October 8, 2002 ," . " ling of 5.26 acres and rezone of 2.40 acres zone for proposed Tully Cove'S"ubdivislon ., A P2 (NO VAR, VAQ FP) David Zarem~ Meridian School District (NO FP) . -• ' Jelly Center:, P2 (xo vars. vAC, FP) ~ Meridian Post pffi~e {FF~PP any) - . Leslie Mathes; P2 '(nw van vaG FP) Ada County Higtlway DisUlcl Keven Shreeve,la2 (n(o vnR vac ~ • Community Planning Assoc. ~CeRC- Bonin. P2 Info j!aq y~G FfJ Central DlstrlpE F~ralth . Robert Come, Mayor Nampa Mendiap brig. DIsuIG Bill Mary. C!C - Tammy deWee)•d, F!!r. $et~ers ~nigaijor) R!sSr'~ -- 4Gaf10 Power Co. I~!'a"'sf " ,. I~c,41 w,uS tnp/ C~erle McCarldlea9,•C/!r Water DePartrnen} • Sevrer~C~epart erg. , .. ~~Sani~eu'y See"Iv ~~ ~NO V,9R VAC: FP) ~ '- - BuI1~IP9 ~~~;: _ .lfour~olloiae " ` Fire pepagtmen~" o a,7 Police Department Nrc• Gly Attorney "•'~: Ci En meet ~ " n. ' ~, 9~. Oily PIa~Irel Parks DepeRmen; ~ . ''''+"" .._,• rpI , i' - _ '. tai... ' 33 BAST 1DAFl0' MERIDIAN, IDAHO 83642 (208) 888-4433 • Fax {2Q8) 887.4813 • City Clerk OrRcc Fax (208) 8881218 • Hu(nalt Resources Fax (206) 684-6723 SEP 05 '02 10:11 208-888-5052 PAGE.07 _ . 70:8884218 P:7~9 LECAL DEP.iRTMENT (2(IB) 2AR.2199: rti~ 288.2501 PARK$ & RECREATION sloe 858.3579 • wx eva•ssol - PUBLIC WORKS - ~,,,.:, ,, !. ~ ('OBl 898-5508 •Fos 887.1297 ° ~~ ° BUILDING DBPARTM2NT (2u81 sal-zzl I • Paa ss~•tz97 PLANNING AND ZON W G (208) SSa3333 • Pas 6884834 - . - -. Bureau of Rerlamattott ~Fpian ~Iy) c~elwTrar~sPgrtatiori~epartirieM {Now1 ".- IPiGaCoilnty f~ar+Nl~ `•, ~ . 64 Ea;~ a -W I~ T ir~• - ' ~ ~ ~ 2 ~orvu}~. Iti2~ Sharon Smith From: Davy McKinnon [mckinnod~ci.me~idian.id.us] ~ ~~~ 3 i Z~x.2 Sent: Monday, September 30, 2002 4:19 PM 1, II~ To: 'Sharon Smith' .~ t~w~S lD Subject: FW: Revised Tully Cove PP 02-018 L.J ,T~ _ Thy y-~ Tully Cove.cmm.doc ~~ ~ g.~ - ~ ~ / ~{ ~ ~ p SEP 3 0 2002 -----Original Message----- From: Craig Hood [mailto:Chood@achd.ada.id.us] City OfMeridiaIl Sent: Monday, September 30, 2002 2:21 PM City Clerk Office To: mckinnod@ci.meridian.id.us Subject: Revised Tully Cove PP 02-018 ACHD has received the revised plat for Tully Cove Subdivision, transmitted by the City on September 20th, 2002. ACRD has no additional comments regarding this application. The applicant should be required to comply with the original conditions and requirements outlined in the attached staff report. Please contact me if you need any additional information. Thanks, Craig Hood ACHD Development Analyst '~a1~R*1r' ~~~ Ada County Highway District Right-of-Way & Development Department Planning Review Uivrsron This application requires Commission action because there are 39 buildable lots and two of the proposed internal streets do not meet policy for intersection offsets. This item was scheduled as part of the regular agenda on September 11, 2002, at 6:30 p.m. Tech Revtew for this item was held with the applicant on August 23, 2002. Staff contact: Craig Nood, 387-6174, chood@achd.ada.id.us File Numbers: MPP02-018/MAZ02-021, Tully Cove Subdivision S'de address: Linder Road, west of Tully Park Owner: Robert & Alinda Rainford P.O. Box 45233 Boise, ID 83711 Applicant: Ted Mason 4915 Camas Street Boise, ID 83705 Engineer: Treasure Valley Engineers, Inc. 1117 Caldwell Boulevard Nampa, ID 83651 Application Information The applicant is requesting to annex and rezone 7.30-acres of RUTlR-4 zoned property into 49 R-8 zoned lots. The site is located on the southwest comer of Linder Road and Turtle Creek Drive, approximately 2,000 feet south of Ustick Road, directly across Linder Road from Tuly Park. Acreage: 7.30-acres Current Zoning: RUT/R-4 Proposed Zoning: R-8 Proposed buildable lots: 39 Proposed common lots: 10 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 380 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use is $670 for the patio homes and $1,055 per single-family residence < 1,500 square feet, based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: There is a wood frame house and some associated outbuildings located on the southern part of the parcel. The remainder of the parcel is vacant. 5. Description of Adjacent Surrounding Area: a. North: Single-family residences (Turtle Creek Subdivision) b. South: Single-famiy residences (Glennfield Manor Subdivision) c. East: Tully Park d. West: Single-family residences (Turtle Creek Subdivision) 6. Impacted Roadways: Linder Road: Frontage: Functional Street Classfication: Traffic count Level of Service: Speed limit: Nearest intersection: Lonesome Dove Street Frontage: Functional Street Classification: Traffic count: Speed limit: Nearest intersection: Cherry Lane: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 560-feet Minor Arterial 6,921 south of Ustick Road on 4-10-02 LOS C or better 35 MPH Chateau Street, a signalized intersection 50-feet (stubbed to this property) Loral No current count available 20 MPH Turtle Creek, a stop controlled intersection. None Principal Arterial 19,054 west of 8'h Street, on 11-16-99 LOS C or better 35 MPH Linder Road a signalized intersection 7. Roadway Improvements Adjacent To and Near the Site Linder Road is currently improved with 2 lanes (no center turn lane, cuff or gutter) and detached sidewalk on the east side of the street. Lonesome Dove Street is improved with 2 through lanes (no center turn lane) curb, gutter and sidewalk on both sides of the street. Turtle Creek Drive is improved with 2 lanes (no center turn lane} curb, gutter and sidewalk on both sides of the street. 2 8. Existing Right-of-Way There is currently between 67 and 87-feet of right-of-way (25-feet from centerline on the south half of the property and 45-feet on the north half of the property) for Linder Road abutting the site. There is currently 50-feet of right-of way for Lonesome Dove Street (stub) abutting the properly. 9. Existing Access to the Site Access into the site is currently from a 16-foot wide driveway serving the single-family home on the south side of the property. The driveway is in alignment with the southern driveway to Tully Park. 10. Site History ACHD has not reviewed this site in the recent past. 11. Five Year Work Program Linder Road from Franklin Road to Ustick Road is currently in the Five Year Work Program for roadway improvements in 2007. There are no other roadways, bridges or intersections in the area currently in the Five Year Work Program. 12. Other Development in ArealMiscellaneous Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commeroial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-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 Tots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commeroial lots, and an elementary school (Bridgetower Subdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 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 frre station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the cencem 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. Tully Cove 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 beiween US 20126 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACHD) for anticipated development build out The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. 4 • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may lie 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 Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). However, the District has only been getting 45-feet of right-of-way from centerline on the west side of Linder Road. This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets except in unusual cases. The applicant is proposing 42-feet of right-of-way for two of the internal streets in this development. Those reduced right-af-way streets meet the warrants for allowing a reduced right-of- way. Lonesome Dove Street and Raincrest Drive may be wnstructed as reduced street sections within 42-feet of right-of-way if the applicant gains approval from the Meridian Fire Department. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalk. 2. Sidewalk District policy requires 5-foot wide {minimum) concrete sidewalk on all arterial streets (7204.6.5). Since Linder Road is scheduled for improvements as part of the Five Year Work Program, the applicant should be required to provide an $11,200 deposit to the Public Rights-of-Way Trust Fund for the cost of constructing a 5-foot wide concrete sidewalk on Linder Road abutting the parcel (approximately 560-feet). District policy requires 5-foot wide (minimum) concrete sidewalk on all local streets, except those in rural developments with net densities of one dwelling unit per acre or less (7204.4.7). In accordance with District policy, the applicant is proposing to construct sidewalk on all of the local streets in this development. 3. Main entrance Location District policy 7204.11.6 restricts the location of a local street along an arterial to be a minimum of 300-feet from any other street District policy (Figure 72-F4 (1)) requires full-access driveways/streets to be a minimum of 440-feet from a signalized intersection and to align with any existing or proposed driveways. The applicant is proposing to construct Tully Cove Way approximately 340-feet south of Turtle Creek Drive (un-signalized) and approximatety 500-feet north of Chateau Drive, a collector street that is signalized. The proposed location of Tuly Cove Way meets District policy and should be approved with this application. Design The applicant is proposing to construct Tully Cove Way as a local street. Tully Cove Way should be constnacted with 21-foot street sections on either side of the center median as proposed. 4. Internal local residential roadways District policy (Figure 72-F1A) allows the applicant to construct a 36-foot street section, with parking on both sides, for a local road. The applicant is proposing to construct a portion of Lonesome Dove Street, Blue Springs Avenue/Court and Tully Cove Way as local residential streets with 36-foot street sections, curb, gutter and sidewalk on both sides of the street, within 50-feet of right-of-way. District policy (Figure 72-F1A) allows a reduced, 29-foot street section, for local residential streets that meet the criteria as outlined in 7204.4.1. The District accepts local residential public roads with a 29-foot street section with parking prohibited on one side, if the amount of vehicle trips per day on the street does not exceed 200. The applicant is proposing to construct the east half of Lonesome Dove Street and Raincrest Drive as reduced local urban residential streets with 29-foot street sections, curb, gutter and sidewalks on both sides of the street The proposed density of development that will utilize each of the above-mentioned streets will generate less than 200 vehicle trips per day. The applicant should be allowed to construct Raincrest Drive and Lonesome Dove Street, east of Blue Springs Avenue, as reduced street sections with parking on one side of the street, if approved by the Meridian Fire Department. A signage plan for the streets that are constructed as reduced sections should be submitted for review and approval to Planning and Development staff. Location District policy 7204.11.6 requires local public streets to be offset a minimum of 125-feet, centerline to centerline, from any other local street. The applicant is proposing to construct Raincrest Drive and Lonesome Dove Street with only 107-feet between centerlines. The applicant has designed the street layout as proposed because traffic volumes on the streets will be relatively low, the speed of the traffic will be slow and there is no room to change the location of the streets (see Applicant's Letter). On September 11, 2002, the Commission voted to grant the applicant a modification to District policy 6 for the required intersection offsets. The applicant may construct Raincrest Drive and Lonesome Dave Street with a minimum of 107-feet between centerlines. 5. Driveways District policy 7207.8 states that direct access to arterials and collectors is normally restricted and the developer shall try to use combined access paints. The applicant is proposing to close the existing driveway to Linder Road located near the southern property line and provide access to all of the lots from internal, local roadways. 6. 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 50-feet of right-of-way plus the additional width of the median, if a median is constructed in Blue Springs Avenue and Tully Cove Way as proposed. In order to calm traffic, the applicant is proposing to construct bulb-outs in Lonesome Dove Street at the west property line. The applicant should coordinate the design and construction of the bulb-outs with District staff. 7. Cul-de-sacs District policy 7205.2.1 requires tumarounds to be constructed to provide a minimum fuming 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 tumarounds. The medians should be constructed a minimum of 4-feet wide to a total of 1 ~-square foot area. The applicant should be required to dedicate 50-feet of right-of-way plus the additional width of the median if medians are constnacted, as proposed in Blue Springs Court. 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 Dedicate 45-feet of right~f-way from the centerline of Linder 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 ACRD Ordinance in effect at that time (currently Ordinance #195). 2. Provide a $11,200.00 deposit to the Public Rights-of-Way Tnast Fund for the cost of constructing 5-foot wide concrete sidewalk on Linder Road abutting the parcel (approximately 560-feet) prior to issuance of a building permit, or District approval of a final plat, whichever occurs first. 7 3. Unless otherwise approved by District staff, construct Lonesome Dove Street, from the west property line to Blue Springs Avenue, Tully Cove Way, Blue Springs Court, and Blue Springs 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. 4. Except for the intersection of Raincrest Drive and Lonesome Dove street, which may be constructed with approximately 107-feet between centerlines, all local streets within the subdivision shall align or offset a minimum of 125-feet from any proposed public street (centerline to centerline). 5. 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 50-feet of right-of-way plus the additional width of the median. 6. Connect to the existing stub street that was approved with the Turtle Creek Subdivision (located on the south side of this site) as proposed. The street, Lonesome Dove Street, shall be extended into this site. Coordinate the design and construction of any bulb-outs in Lonesome Dove Street with District staff. 7. Close the existing driveway on Linder Road, located approximately 140-feet north of the south property line, with landscaping, berming, temporary curbing, or other ACHD approved method to prohibit access to the driveway. 8. 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. 9. If the Highway District establishes an extra-ordinary impact fee area for the North Meridian Area, Tully Cove Subdivision may be subject to an extraordinary impact fee. 10. No direct lot access to Linder 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. 11. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. 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. 8 3. All utility relocation costs associated with improving street frontages abutting the site shalt be borne by the developer. 4. 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 for details. 5. 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. 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 DIGLINE (1-800.342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 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 Specrfic and Standard Conditions of Approval an: 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 II 1. Vicinity Map ', 2. Preliminary Plat 3. Applicant's Letter 9 PUBLIC HEARING SIGN-UP SHEET DATE October 3, 2002 PROJECT NUMBER AZ 02-021 PROJECT NAME Tully Cove Subdivision NAME FOR AGAINST eari~+M~1W ~'~' I OF MERIDIAN