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HomeMy WebLinkAboutTully Cove Sub PP 02-018PP 02-018 MERIDIAN PLANNING 8, ZONING MEETING October 3, 2002 APPLICANT Ted Mason ITEM NO. REQUEST Public Hearing: Request for preliminary plat approval of 39 building lots and 10 other lots on 7.30 acres in a proposed 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: COMMENTS See Attached Comments See Attached Comments See Attached Comments See Attached Comments No Comment See Attached Comments See Attached Comments See Attached Comments See Attached Comments See Attached Comments ~-Z~ INTERMOUNTAIN GAS: OTHER: See SetRer's IrrlgaNon Comments /Refer to Revised Plat Contacted: Date: Phone: ~~~~~ ~~~ ~ ~~ Materials presented at public meetings shall become property of the Clty of Meridian. HUB OF TREASURE VALLEY MAYOR A Good Place [o Live Roper[ D. Come CITY OF MERIDIAN CTFY COLRJCIL MEMBERS rammy deweerd 33 EAST IDAHO Keith Bird MERIDIAN, IDAHO 83642 Cherie McCandless (208) 8881433 ~ FAX (208) 887-3813 William L.M. Vary City Clerk OfFee Fax (208) 888-0218 MEMORANDUM: To: Mayor, City Council and Planning & Zoning Commission From: David McKinnon, Planner II Bruce Freckleton, Senior En Bering Tech Re: Tully Cove Subdivision LEGAL DEP.-~RTMEM (208) 288-2499 • Fax 288-2501 PUBLIC NORKS BUILDING DEPARTMENT (208) 898.5500 ~ Fax 887-1297 PLANNING .4ND ZONMG DEPART\fENT (20R) 8845533 ~ FAX 888-6R54 September 17, 2002 £J ~~ ScP 2 6 2002 City Of Meridian City Clerk Office • Annexation and Zoning of 5.26 Acres from RUT (Ada County) to R-8 (Medium Density Residential District), by Ted Mason (File No. AZ-O2-021). • Rezone of 2.4 Acres from the R-4 zone (Low 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 eapressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The Applicant, Ted Mason, has applied for Annexation, Zoning, and Preliminary Plat approval of thirty-nine 39 building lots (thirty-six [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 %: 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/pazk lots (a southern 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 pazcel contiguous to existing city limits. AZ-02-0II, PP-02-0IS TJIy Cues SLbdiwu~ 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 property. LOCATION The property is located on the west side of Linder Road, approximately '/z mile north of Cherry Lane, directly west of Tully Park. SURROUNDING PROPERTIES Nortb: Turtle Creek Subdivision, zoned R-4. South: Glenfield Manor Subdivision, zoned R-4. East: Tully Pazk, zoned Rte.. West: Turtle Creek Subdivision, zoned R11. 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-IS-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-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 properly 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-02-021, PP-02-0IS 'ISJIy Cwe SUbdi~rision AZ.PP 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 harmonious with the existing and planned adjacern developments. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed uses (attached and detached single family residential) will not change the existing or intended chazacter of the area which is predominantly residential. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed 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 establishment 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. Applicarn 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 welfaze. AZ-02-021, PP-02-0IB TWIy Cove Subtlivi,ion AZ.pP Planning & Zoning Commission/Mayor & City Council September 17, 2002 Page 4 L Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfaze of the surrounding area. J. Will the area have vehicular approaches to the property which shall be so designed as not to create au interference with traffic on surrounding public streets; Staff finds that the subdivision's vehicular 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 comments 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 zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)" Staff finds that the annexation of this properly would be in the best interest of the City. ANEXATION AND ZONING COMMENTS 1. The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. Al.02-021, PP-02-0IS '1 W ly Cove Subdivision AZPP Planning & Zoning Comrnission/Mayor & City Council September 17, 2002 Page 5 PRELIMINARY PLAT FINDINGS AND REQUIREMENTS 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; Staff finds the subdivision to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the 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. SITE SPECIFIC COMMENTS /PRELIMINARY PLAT 1. Sanitary sewer and water service to this site shall be via main line extensions from the existing mains adjacent to the property. 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 AZOI-0il, PP-07-0IB 'ILIIY Care Suhdivicipp ALPP 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 lie connection to Turtle Creek Subdivision's system, or independent pumping facilities) Underground year-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 areas 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.) Direct lot access to Linder Road shall be prohibited unless specifically oermitted by ACRD and the Gt~o Meridian (14.! Anv re-subdivision of this plat shall be in com !lance with the most recently improved subdrvrszon standards of the Cit~ofMeridian 6. Please submit the final groundwater/soils report to the Public Works Department for review. Any drainage azeas (detension/retension basins) must be designed to ensure that water is retained only during 25-yeaz storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not 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" ofMeridian City Code I 1-9-1. 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 heazing for this project. nza2asi, vP-male Tufty Cave Subdivition 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 hydrant 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 aze 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 3.1 U -Approve quality housing projects that meet the needs of all economic levels. 3.2U -Encourage efforts to develop and maintain quality neighborhoods and housing.. . Land Use Chapter 2.IU - Support a variety of residential categories for the purpose of providing the City with a range of affordable housing opportunities. Transportation Cha tamer 1.19U -Encourage proper design of residential neighborhoods to ensure their safety and tranquility. 1.14 -Design and performance standazds should be applied to infilling development in order to reduce adverse impacts upon existing adjacent development. azo:au, PP-oz-0is TWty COVe Subdivision AZPP Planning & Zoning Commission/Mayor & City Council September 17, 2002 Page 8 RECOMMENDATION Staff recommends approval of the proposed annexation/rezone and preliminary plat, with the aforementioned findings and conditions. AZ-02-021, PP-02-018 'ILlly Cove Subdrviaion A2PP Dave Bivens. 1 st ~Ure President Ada County Highway District Judy Peavey-Derr, 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner uarcen Viryiu 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail tellus(nIACHn e~~ ~.r ~ ~~ September 12, 2002 TO: Ted Mason 4915 Camas Street Boise, ID 83705 FROM: Craig Hood Development Analyst Planning & Development SUBJECT: MPP02-018/MAZ02-021 Tully Cove Subdivision Linder Road, across from Tully Park iV~~.L~JI d ~j j~' SEP 18 2002 City Of IVleridian City Clerk Office The Commissioners 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 aze 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 Boulevazd, 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 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 File Numbers: MPP02-018fMAZ02-021, 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-S 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 Vicini 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-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 couht: 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 7. 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 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 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 Area/Miscellaneous Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 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, 971 multi-family dwellings, 91 office buildings, 1 commercial building, 9 fin; station, 9 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 far a 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, 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 between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N Ri W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. 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 Srafiic._ _ ------ 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 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 ACRD 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. 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, fcr 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 1. 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 ACRD right-of--way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 2. 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. 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 maybe 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. 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-0f-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: Meriaian rs~; z Q f~ . S Q ~ ~ r ~ a y ~ O v z ~ v _ ~ F- ;Received Time Ju1,10 VICINITY M~-P -_- •- _ -~ - ~ •. ~ ~ ~;~, ~ A 9 b o~~ $ B 9 2 Q I e i ri ge i g y3~r ~ j ii o ~a ~wa ` : i~ ! ~~g;~ apj ~@~3°i eF ~Bq~l~gggi~ili ! P 9 ~ fi ~ i ~o'F'o g~ (1 i ~ E6 `e Y ~. 7t eB a g°SO-9 ~9~ ~ 1 5~ $~ rge~ oQ:n m I ~a~ ~SA,{@e~~,} ajtl7Faa ~ 'I ~ - ~~Q~''Q g~ d t gy g~ 9t9•i y~=ar ~ • ~ ~ jir~let E$pF~d i e e s t. ! t ~ E yo-. S5 y .7 a liii Sjpp FF'! ii! r. p f t i'r!9. _S~~v~ yF ~eigg~yie]eip! a 1 g At~~ee r e F i@ 1 ! ~~°j § i~ir2-ro @!~3~4~e E Q4]°~e$Ei~i~ ~3e- ~ rf 1 e~~~` qqpp~ 5=3 `= J peeQpB~~~jr i e ~ 3e4~gg9 dpi t. ~i 9g3 'A'rp ~W'~` iog'o9Qiij~y~~r~~~~-~~d~gj§~~~i~~~ t,e.ie~~ 9g~~:I:3~ ~= E~l~@@~i `` gg e ! g ~o ~~~ 3 P~ : ~ t .~a?@a~~~9sja49~l~ss~~j§pa~9~EE ! d ~~ s i 9 ~ ~ ~d~ '$~¢~ ~~f N~ Sao a 0 ° !+e i3~ ~`r i:i ~L ~4J ~ _ ~ r} jat~~ i s O° ,3 I'hj :ei~ -~ _.. i• ~. t i I o rJpp' i 1 I ~f l `I i -- - ~r }kper O~ ii ~O~i ~03 9; ~ I 160N NJI~Ng9lISp jd= I I ~ ~= i xi3n 3'uani i @E rrr ,@ .99g3E~F!p p Quit f ~ ; ]rsljo8r~~tsp~~~3rlr4@iljs~~i3~~l..9i ~t E ~E~~d~$t#;33l~a~i f IIEiEIEIfI I E I I l E{ l d II ~~~18,sE. '~;'I IIII~ Illl _~ a~ ~~ ~F„R zeB®aoc@ , 6®O{Q~F®r8r%an 1f 5~ ~~~ ~~~~ ~~~~ "9~ I o~ i ~"p ~~ ~~_~ y~ .o: G~ $g ~ - 3 r A ®B B F 1 ~ 01 8 sr'P ~, .,>~ ®b }~ e Iagss~ -- --~ - - ; Fp,6p ~ #I ~ Fl ui L a elr _. .~ PRELIMINARY PLAT August 30, 2002 Mr. Craig Hood Ada County Highway District Delivered by hand Deaz Mr. Hood: Re: MPP02-018/MAZ02-021 Tully Cove Subdivision After reviewing the ACHD staffreport regazding 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 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 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 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 pazk 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 pazk from the south from Turtle Creek will pass through atraffic-calming bulb out area and make a 90.degree turn 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 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. Yo~u/~rs~tr/u~ly~ ~,! CL ~ w""°~~~ 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 for 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 returned to ACRD 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 6e charged a reasonable fee, to cover administrative costs, as established by the Commission. Request for Reconsideration 6 '~° 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-fi174, chood@achd.ada.id.us~tt File Numbers: MPP02-018/MAZ02-021, Tully Cove Subdivision n•n,CJ'~d !/ 1'~d.= Site address: Linder Road, west of Tully Park SEP 10 2nn' C Owner: Robert & Alinda Rainford City of Meridian P.O. Box 45233 City Clerk t)ffice Boise, ID 83711 L -` Applicant: Ted Mason j~ 4915 Camas Street Lr 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 Vicini• 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-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 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 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 multi-family dwellings, 7 f office buildings, 7 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 (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, 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 between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 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 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 righi-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). 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 to 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. 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 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 ACRD 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 ACRD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 2. 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. 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 maybe 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. 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 tc 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 es y Z O N ~ M ~ II T m N W -~ 'off ~z ~v ~~ F- rsc; I 1 l-CT ~.V.. A~ Received Time Ju1:10 N ~~ :.-, VICINITY MAP -_- -•- w f/l i ~ Haar d v r 6 xamt ~y ~'~- ~~~.,y° `~-~ !1001 '~ wpm nu Y11mam1 - xOVA9]9~U ss1U kl~OMlU/]YYO Motinrtn5 "mss ^^~~ IW VW1111E~ ~a Iw Lllol S ¢¢ y ~z~ I ~~~ I @ 4 ~ ~8 ~FF ; iYS I ~ ~ ~j e 1 ~oo WF Y f I ~" I id € ~Y~ g;~ i 4 a7 i tppi I.i~l tiw~"~--- ~-1 ~ -~_~a t..Bii7~ 9.1 Erl~ of =ore= lP;Isl~= 1@1::: ' ~V~-a ONA ~6~ ~>e ~ N<o ~ ~ ~ ~~ ~' e [ i ,i~ e p .!f i1 t !7 ~ i ° ~'' r I - - ~rtw ~ '`~~- E~'s~.l: ~ ~ - -_ Q@` ~ a ,, , ' i ~~1~°~ ~~~~1 1 '° ~ `ti f 3(hh~;`{~y tai ~ IG it 1 P --- - I '~ ~ Y ~~~ ~I i @ ~i ~~~ III !~ ' eri ` c- I a °-- - - r ~ -~ • 7 I ~: • [try ®3 I ~ I ~,~r. I :.y-- - ®u ~~ 1 . m i. E p e . . ~~ ' - I ' ~ IS o; - ,: ~ -I~ 1€ ~' -' _-_ _ ! _-j/ ' I ~ _ __ - __- _ ~ i a 'J ~ eL ep'I~p@o3~log ~ io9 t i .~ ~ ' ~®g ~ eP rel 3 ~ I N]3t0 3llxrux5~ 1PJ I I - ~` ,`I~ le'tl I ~~ E~ I fi p I e @jeisj@i@~Ir@i9i@~@s@@~~@~l~ii~l@@°1@ 11~ E ~1~~18$i~s'li9ii~11lllllillll l 1111 l l l i 11~6~~d;sE ~~ I; I- I a ,ig $9qRr aega®ep>a8,~,e®o{D#ersr&onl~P a®~~ II,~ I~~II ~~~~ I. PRELIMINARY PLAT August 30, 2002 Mr. Craig Hood Ada County Highway District Delivered by hand Deaz 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 common areas. An additional 18 feet of separation is probably not necessary to enhance driving safety. 2. There is little or no fleaubility 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 are sepazated from each other by a common area 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 pazk from the south from Turtle Creek will pass through atraffic-calming bulb out area and make a 90-degree turn 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 Tu~~-f CoJ~ 5Uf3. /`1PP oZ-ol6 J~, AZoZ- ozl N!` a-11-~ .; PROPOSED STREET (TULLY COVE WAY) LOCATION ~; aea°dne "!~ T°d°y's O SNden[s far a,°nenges. T°m°~ws N Joint School District No. 2 °~ 5~ u,wnS,°°~ 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell RECEIVE' AUG 2 0 2002 August 12, 2002 City of Meridian City Clerk Offier City of Meridian 33 East Idaho Meridian, Idaho 83642 Deaz Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, noddle schools, and elementary schools throughout the district aze operating over capacity. Approval of Tully Cove Subdivision will have a significant impact on school enrollments at Ponderosa Elementary, Easle Middle, and Ea Ig 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 further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school; as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, ~~~~ Wendel Bigham Supervisor of Facilities and Construction tea. ~ ~ ~~u~ ~~~ct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83451-4395 RECE~TE+ ~`#208-463-0092 AUG 2 1 2(~~2 August 15, 2002 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ID 83642 City of Meridian City Clerk Office Phones: Area Code 206 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 Deaz Commissioners: The Nanipa & Meridian Irrigation District requires that a Land Use Change/Site application be filed. Please contact Ms. Donna Moore, Asst. Secretary/Treasurer at the District's main office at 466-7861. All laterals and waste ways must be protected and all municipal surface drainage must be retained on site. 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, /~ ~ ,~r.,~saY~ Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH: dln Ca. File -Shope ..File -Office, Water Superintendent - APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROTECT RIGHTS - 40,000 '12a~srfia ~'c %~ ~nzi;~~tia~ L/GO.tlIGCr~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-d395 FAX # 208-463-0092 Lance Warnick Treasure Valley Engineers, Inc. 1117 Caldwell Blvd. Nampa, ID 83651 RECEDED AUG 2 1 2002 City of Meridian City Clerk [3tYice Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 RE: Land Use Change Application - Tullev Cove Subdivision Dear Mr. Warnick: 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. SecretarylTreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc co: 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 PROIER RIGHTS ~ d0 000 19 August 2002 Joseph Silva Dep~riy Chief Meridim Fve I)epmtnteol 540 E Franklin Rd. Meridiaq Id 83642 .~L CEIV~~~; Augltst 30, 2002 ~ CITY OF MERIDIAiV CITY CLFRK OF~!ri=- TO: Meridian PLwr~ & Zoning Commissi~ FROM: Joseph Silva, Deptay Chief Fire Pteveopam SUBJECT: TulleyCoveSabdivisionPP02-018 following will be the amllor concerns 1n provide mininmmm levels of fire protection for 1~J~- ' ~ and two faml7y dwellings will reglriro a 5reflow of 1,000 gallons per mimae available for ~M t ~ ; , of 2 hours to service the effiire projecx. Fire hydm~ shall be placed an average of 400' r : s ~ ~ 1997 LJFC Appendix IIFA ~, b:r=; "° ~~ ~~ afthe water supply for fns protection wi71 be by the Meridian ~, ~. ~~ ti"^WaterDepam~. E~? ~` 1 Approval of f>>e fns hydrant locatioffi shall ba by die Meridian Fire Department. ~~.~;- ~.,. ~a. ~" All roans shall>mve a turning radnIS of 28' iosde and 48' amsde. «s...._ 5. All axess wads within the project shall have a clear' driving surSce with a mini~rm width of 20' avatable ffi all limes. The streGS with the 29' sweet sec~on shall have padring reshitxed to o~ side. UFC 902.2.2.1 6. Operffiie~l fire hydmffis and lemparaty or pem>a~t street signs are required before combuvYible won begins. UFC 901.4.2 &901.3 7. Set the nose of the landscape island ffi Tully Cove Way and Blue Springs Dr. bade 15' to the SW to enable longer wheelbase vehicles to aegotiffiethe turn. Post>m parkigg infiaffi of Block 1 Lot 19 8t 20. 8. fialablish a "No Padring Zone° on Blue Springs Court in from of Block 1 Lots 8,9,10,11, 12, 13, 14, 15, to enable kroger wheelbase vehicles to the court. ....................... RUG-22-2002 09: 10R FROP1: Sanitary BerUices. I208-888-5052 ~~ YOR a D. Currie Cl 0 CILMEMBCRS Tal y deW¢cnl tilt L. M. Nary ht Mr.Lundlcrs ~lv ~. CITY OF a.L^, s/ C~eri~i~nr '- =°'° IDAHO j ~'r-..< / LEGAL DEPARTMENT (SDa) 288.99 • FLLa 23a-2501 PARKS & REiRBAT10N (2os saaas79 • Pax a9a-ssol M16LIC WORKS (208)89fl•SS00 •Fax 8a7.1297 BUILUINfi DEPARTMENT (_OB) 8a7.2211 • Fu aR7-1297 eith D{b , ~ „-, PLANNING AND ZANING ,ma (2Ua) 8a•I-SS77 • Fsz aB8.4a5a TRANSMRTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your oommerrts and recommendations will be considered by the Meridian Planning and Yoning Commission, plt~ve submit your commertLS and recommendations to Meridian Clly Clerk's Ofios Ann: wit Berg, city clerk, hy: septeme Transmittal Date: August 8, 20D2 File No.: PP 02-016 Request: Request for prelimina plat 7. 0 acres In a proposed R-8 2002 Hearing Date: for TO: Pleridian Clerk P:9~10 lob on ey: Ted Mason Location or Property or Protect: west of North' Linder Road, south of West Ustick Road David Zaremba, P/Z (AroVAR, VAC, FPJ Jerry Centers, P2 (Aro vAa, vaG F~ Leslie Mathes, PIZ (No vAR. vac, FPJ Kaven 5tlreeve, P2 (nb vAR vaG FPJ Keith BOrup, P2 (NO vAR vaG FPJ -- Robed Conte, Mayor Bill Nary, C/C Tammy deWeeni, G/C Keith Bird, C/C Cherie McCandless, C!C Water Department Sewer DepartmerR / Sanitary Service (NO vas, vaG FPj Meridian School District (nm FPJ Meridian Post Office (FP~Pany) Ada County Highway Distric( ~Communlly Planning Assf>c. Central District Heanh Nampa Meridian Inig. DisUicl Settlers Irrigation District Idaho Power Co. rFP.nPO~y) U•S. West (FPmPrnyJ Intemlountain Gas (FPiPPOny) Blueau of Redama0on (FRPP myJ Idaho TrensportaGon l7epartrnent (Ab FPJ Ada County f~~rJ Building Department Your Concise Remarks: FlreDepartment ,6PP2o~sa -fe2. ?~,a~,eaccd /yl.a,Ar•rg,~¢ •rn Police Department Ssrp~ar recLRCYre~~ e~fr-V . ~j T ¢ e . sr 7.e CityAttomey Cecr_eGsrel e,Llre •~,rvetr-~e7Jg~ QP_ La.a.es CityErglneef -3,cr. ~uRP/-eQa/ S. a-G - Clty Planner Parks OepartmeM "-°,"-"~`.-~~"`.~°`.~ RECEIVED AUG 2 ? 'L002 City Of Meridian City Clerk Office 33 EAST [DAT-Tp • MERIDIAN, IDAHO 87b42 (208) 688-4433 • Fu (208) 887.4813 • Cily Crcrk Ot'tice Fax (208) 888-d218 Human Ruourccs Fan (208188a-6723 RUG 22 '02 09:19 208-886-5052 PRGE.09 SEP-25-2002 01:34P FROM:Sanitary Services, I 208-686-5052 MAY Robert O. rtic CITYCOI1Nr'IL M8 Tammy dew Wdham L. M. N Chcric 11cCandlc Kcilh aiKl ~ ~r `~;' y' ~..1Y1 B~ I~IGCYI ~` ` v';~ ID~U-10 ~j stJ'aW'~ IK ~~Eti5L7 xw, L611AL nEC~RTMGNT (_'081 _'8d-]197 . F,z 2NR.25111 I'ARI:1 ~ RE('RF.ATIpN I'_Od d88.,~79. r,x A9A-5501 Nt'tlLIC WrIRKB RU81878 a,W •f1a 887.1:7; RCII nI\G nSP~RTME~T 120ti1 9~ '.I I • Fax %%7~ I?97 NLdNttING ANO ZONLVC 1-Od13%1.55J3 • Fxx 888.6851 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE GITY OF MERIDIAN To insure that your CAmmenta and reCOmmentlalionS will be Consldere0 by the Meridian Planning and Zoning Commission, please submit your comments and recommendations fo Meridian City Clerks Offrce Attn: Will Berg, City Clerk, by: 27 Transmittal Date: Saptambor 20, 2002 Hearing Date: October 3, 2002 File No.: PP D2-018 Request: Revised Plats for Tully Cove Subdivision By: Ted Mason t.ocation or Property or Project: west of North Linder Road, south of West Ustick Road David Zaremba, P2 (Alo VAR, VAC, FPJ Jerry Centers, P/Z (No vAR, vac, FPj Leslie Mathes, P!Z (No VAR, VAC, FPJ KevenShreeve,P2 (NO VAR, VAC. FPJ Keith BOfUp, P!Z (NO VAR, VAC. FPJ Roben Corrie, 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, FO) Meridian School District (No FPJ Meridian PoSI Office (FAipP oMy) Ada County Highway District Commundy Planning Assoc. Central District Health Nampa Meridian Irtig. District Settlers Irrigation District Idaho Power Co. rFPmP Dory) U.S. West (FP?P OnIYJ Intermountain Gas (FP/PP oMy) Bureau of Reclamation (FPiPP only) Idaho Transportation Department (No FPJ Ada County (aZony) Building Department Your~Concise Remarks: Fire Department -{+LLd~~-~te.,,n CJebsrD s ac \YIAL Police Department ~,~DiLfG7-red] -~-,~. (arc 6t}1 0? `auJEU.lrl4n. City Attorney City Engineer ~ , , ~,,,L ~m>& ~o%r/ 5 . s • ~ City Planner Parks Department ra nrr•:~mnw.xr vrlme•xa ~vr•a RECEIVED SEP 2 5 2~2 City Of Meridian City Clerk Office 33 EAST 1DA!!0 • MERIDIAN. IDAI[O B36A2 120R) 88$-aa33 • Fax (20R) 887.4R1} Ciry Clcrk Onice Fax (2x81888-421$ Human Resowres Fax CU8) 288.1 t93 SEP 25 '02 13:44 208-888-5052 PRGE.02 TO:Neridian Clerk P:2'3 CENTRAL CENTRAL DISTRICT HEALTH F~.e,9~~~~ •~ '-DISTRICT ~+' ( etuen to: o11'HEALTH Environmental Health Div DEPARTMENT ^ Boise SEP 2 7 2002 ^ Eagle Rezone # Ci Of Meridian ^ Garden City Conditional Use # ~ er ce ~.eridian ' inary final /Short Plat ~~ I'~. ~ ~ ~ ^Kuna ^ Star ^ 1. We have No Objections to this Proposal. ^ 2. We recommend Denial of this Proposal. ^ 3. Spegi)jc knowledge as tp the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data conceming soil conditions on this Proposal before we can comment. ^ 5. Before we can comment conceming individual sewage disposal, we will require more data conceming the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ orbedrockfrom originalgrade ^ other ^ 6. This office will require a siutly 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 Department of Water Resources concerning well construction and wateravailability. ~8: After wri approval from appropriate entities are submitted, we can approve this proposal for: tralsewage ^communiiysewagesystem ^communitywaterwell ^ interim sewage ,'central water ^ individual sewage ^ individual water f~9. The fallowing plan(s) must be submitted to and approved by the Itlahc Department of Health & Welfare, / \ Division of E vironmental Quality: .Central sewage ^ community sewage system ^ community water ^ sewage dry lines ~ntral water 10. Run-off is not to create a mosquito breeding problem. °" 11. This Department would recommend deferral urrtil 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 orspas ^ child care center ^/7beverage establishment ^ grocery store ~4. Tlo~f.L f~~,Af N~rt~c~~~ ,,~i•.,.-w Date: ~ /~/o ~~ C orr~~..-r r .,. ~~ ~a f Reviewed By: ~~,G~ESyf ~oHO~o,k~ Review Sheet CENTRAL • • DISTRICT ~1'HEALTH DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL. • 3GISE. ID83704-0825 • (2G8)375-5211 • FAX.327-9500 To prevea( aed treat disease aad disability; fo promote healUry fifea'tytes; mid to protect aad prwfmte Ure kealrh and quality of oru~ earilnnntenr. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy Swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebool~ Prepared by City of Boise Public Works Department, May 2000. ServingYalley, Elmarg Liaise, and Ada Corufties Ada /Boise County Office 7Gi N. Armsrong PI. 5cise. ID 83704 Enviro HecliFr. 327-7499 Fomily Planning, 327-7400 ImmuNZCtions~, 327-7450 Senior Nutrition: 327-7460 'A'IC: 327-7488 FAx 327-8500 Ada-WIC Satellite Ollice 1606 Rcbert St. 5o~se, ID 83705 Ph. 334-3355 FAX: 334-3355 Elmore County Office 520E 8th Street N. Mountain Home, IU 83647 Enviro. Heclih: 587-9225 ,Family Heotth: 587-440? W'IC'. 587-4409 FAX: 587-3521 Valley County Office 703 N. 1 st Street PO. Box 1448 McColl. ID. 83638 Ph, 634-7194 FA%: 634-<" 174 CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT DISTRICT HEALTH Environmental Health DivisionRECEI~7EI? DEPARTMENT Rezone # Conditional Use # Preliminary /Final /Short Plat --CL~ AUG 2 -0 2002 Return to: ^ Boise Q Eagle ^ Garden City sl~Meridian ^ Kuna ^ACZ ^ Star ^ 1. We have No Objections to this Proposal. ^ 2. We recommend Denial of this Proposal. ^ 3. $pecifjc knowledge as to the exalt; type, pf use must h~:pCpp~. 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 conceming indiaitlual sewage disposal, we will require more data conceming the depth of: ^ high seasonal ground water ^ waste flow characteristics ^orbedrockfromoriginalgrade ^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 Department of Water Resources concerning well construction and wateravailability. ~8: After written pproval from appropriate entities are submitted, we can approve this proposal for: c®niral sewage ^ community sewage system ^ communiy waterwell ^ interim sewage ~G.entral water ~/ ^ individual sewage ^ individual water JQ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, ~ Division of Environmental Quality: 'central sewage ^ community sewage system ^ community water ^ sewage dry lines ~eentral water ~0. Run-off is not to create a mosquito' breedtng problem ~ "'~" ^ 11. ,This Department would recommend deferral urrtil 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 arty: ^ food establishment ^ swimming pools or spas ^ child care center ^ beverage establishment ^ grocery store ~,14. ~~~ ~~ ~~ ~rz~~.-w.~~z Date: ~/~~f / d- i ~2rsGd~,sw.oe~,c~„~ Reviewed By: ,C~.~%~.1 coxoe~aoi~ Review Sheet CENTRAL ®• DISTRICT ~1'HEALTH DEPARTMENT MAIN OFFICE • 707 N, ARMSTRONG PL • BOISE, ID 83704-0825 ~ (208) 3755211 ~ FPH 327-8500 To prevenl and (real disease and disability, to promote healdry lifestyles; and to prorecr and praraate the health and quality of our enniranutenl. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy Swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook Prepared by City of Boise Public Works Department, May 2000. Serving Valley, Elmore, Doise, m:d Ada Counties Ada /Boise Count' Office 707 N. Armsrong P.. Boise, ID 83704 Enviro, Healih.37J-7499 Famiry Planning, 327-7400 Im m un Izahons: 327-7450 Senior Nutrl?Ion: 327-7460 WIC: 827-7488 FAX: 327-8500 Ado-WIG Satellite Office 1606 f2oberf St. Boise, ID 83705 Ph, 334-3355 FAX: 334-3355 Elmore County Office 520 E. bih Street N. Mountain Home. ID 83647 Enviro. Health: 587-4225 Family Hec!th: 587-4407 WIC: 587-4409 FAX'. 587-3521 Valley Counf Office 703 N. 7 si Street P, O. dox 144A McCall. ID. 83638 Ph. 634-7194 FAX: 634 2174 SETTLERS' IRRIGATION DISTRICT P.O. BOX 7571 • BOISE, IDAHO 83707 PHONE 344-2471 August 14, 2002 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ID 83742 gECEI~TED AUG 19 2002 (,"ity of Meridian City Clerk Office Re: PP 02-018 Preliminary Plat approval for Tully Cove Subdivision Dear Commissioners: The Settlers Canal is currently tiled along the northern boundary of the property. The the and easement must to be protected. It also appears that all storm drainage will be retained on site. Therefore, no further review is necessary. Sincerely, i~~`i~` Nathan Draper, Manager Settlers Irrigation District CC', Tec~ I'~~son M.4\'OR Robert D. Corric TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN --a--- 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 Building DepaRmerit Fire Department Police Department City Attorney .30 acres in a proposed R-8 zone ding lots and 10 other lots on I Tully Cove Subdivision south of West Ustick Road °" - ~ ~" ;six[[ PLANNING AND ZONING ' i902 (208) 884-5533 • Fax 888-G8j4 CITY COUNCIL MEMBERS Tammy deWcerd Williunt L. M. Nary Cheric McCandless Keith Bird Attn: Will Berg, City Clerk, by: Septemb Transmittal Date: August 8, 2002 File No.: PP 02-018 Request: Request for preliminary slat By: Location of Property or Project: David Zaremba, P/Z (NO VAR, VAC, FPJ Jerry Centers, P/Z (No VAR, VAC, FPJ Leslie Mathes, P/Z (NO VAR, VAC, FPJ Keven Shreeve, P2 (No VAR, VAC, FP) Keith Borup, P/Z (NO VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (NO VAR, VAC, FPJ r ,r:; ~~~ , ~ ~~• ~ < Irv or ~.'1'1~' ...._ ~' :I eri~icn =`~ it IDAHO LEGAL DEPARTMENT (?08)'_88-?477 • Fux ?88-2jUl PARKS & RECREATION (2U8 888-3577 • Fax 898-ji61 PUBLIC WOIi KS (208)898-5500 •Fax 887-1277 BUILDING DEPARTMENT (?08) 887-2211 • Fas 887-I?77 2002 Hearing Date: val of 39 bl west of North Linder Mefldlan SCho01 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 POWef CO. (FP/PP only) U.S. West (FP/PP Only) Intermountain Gas (FPiPPaM') Bureau of Reclamation (FP/PP only) Idaho Transportation Department (NO FPJ Ada County, (AZonry) ~ Your Concise Remarks: K. Y2 FP • N PPRFP -2r VNV/IL - 20 LUP. Zb stn RECEIVED AUG 13 2002 City Engineer City Planner Parks Department City of Meridian 33 EAST IDAHO • MERIDIAN, IDAHO 83&32 City Clerk Office (208) 888-4433 • Fax (208) 887-4813 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 b1AYOR Robert D. Come CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird ~.~'.. crtv of Ij18'~.i F F~,l ,`~ IDAHO .~ ~ F,y y ~L V ~ i SINCF ' 190] LEGAL DEPARTMENT (208) 288-?499 • Fax 288-3501 PARKS & RECREATION (208 888-3179 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 •Fas 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1'_97 PLANNING AND ZONING (208) 881-5533 • Fns 888-6851 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendationswill be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: 5eptemtt Transmittal Date: August 8, 2002 Fiie No.: PP 02-018 Request: ttp~t~o_at for nreliminarv plat anoroval of 39 building lots and 10 other lots on 7.30 acres in a proposes K-ti zone ror proposes t uuy move auoamsrvn By: I ea mason Location of Property or Project: west of North Linder Road, south of West Ustick Road David Zaremba, P/Z (No VAR, VAC, FPJ Jerry Centers, P/Z (NO VAR, VAC, FP) Leslie Mathes, P2 (NO vAR, vac, FPJ Keven Shreeve, P/Z (No VAR, VAC, FPJ Keith Borup, P!Z (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FP/PP Doty) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Inig. District Settlers Irrigation District Idaho Power Ca (FP/PP OnyJ U.S. West (FPrPPOMy) Intermountain Gas (FP/PPOnly1 Bureau of Reclamation (FPNP only) Idaho Transportation Department (No FPJ Ada County (AZonty) Your Concise Remarks: REC~~~ n vvwec zo cuv.zs AUG 0 9 2002 AUG 12 2002 CITE OF MERIDIAN City of Meridian WASTEWATER DEPT. City Clerk Offioe 33 EAST IDAHO • MERIDIAN, IDAHO 83642 (208) 888-4433 • Fax (208) 887-4813 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 2002 Hearing Date: Sharon Smith ~ ~ Z ~ornwG n'L~~ From: Dave McKinnon [mdcinnod~ci.meridian.id.us] Q ~~~'~ ~ i ZOD2' Sent: Monday, Se~ember 30, 2002 4:19 PM To: 'Sharon Smith' ~( ~w1S I _ Subject: FW: Revised Tully Cove PP 02-018 l~ Tully Cove.cmm.doc RE C E I VE I~ -----Original Message----- SEP 3 O 2002 From: Craig Hood [mailto:Chood@achd.ada.id.us] City Of Meridian Sent: Monday, September 30, 2002 2:21 PM City Clerk Office To: mckinnod@ci.meridian.id.us Subject: Revised Tully Cove PP 02-018 ACRD 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 ACRD Development Analyst Ada County Highway District Right-of=Way & Development Department Planning Review Division This application requires Commission action because there ate 39 buildable lots and two of the proposed internal st-eets do not meet policy for interserxion offsets. This item was scheduled as part of the regular agenda on September 1 i, 2002, at 6:30 p.m. Tack Review for this item was held with the applicant on August 23, 2002. Statfcontact.- Craig Hood, 387-1ii74, chood~achdada.id.us File Numbers: MPP02-018/MAZ02-021, 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 4815 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 7.3Q-acres of RUT/R~l 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 Tully Park. Acreage: 7.30-atxes Current Zoning: RUT/R-4 Proposed Zoning: R-8 Proposed buildable lots: 39 Proposed common bts: 10 Vicinib 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. 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: Chem 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 7. 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 8. Existing Right-of-Way There is currently between B7 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 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 Raad 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 Area/Miscellaneous Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally incude 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-Iot 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 ofFce 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 multi-family dwellings, 11 o>iice buildings, 1 commercial building, 1 fine 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). 3 Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale .development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat .Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. 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 U5 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1W and sections 2932 of T4N R1 E), is selected Ada County Highway District (ACHD) for anticipated development build out The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd}, of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% Of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towarcls 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 toms lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right toms lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at arxess intersections tom lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right tom 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 tom 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 tom lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right tom 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-wayrF 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 Tnast 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 developmeht. 3. Main entrance Location District policy 7204.19.6 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)) n:quires full-access driveways/streets to be a minimum of 440-feet from a signalized intersection and to align witli 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 vehice 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. IslandslMedians 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. Cul-de-sacs District policy 7205.2.1 requires turnarounds 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 turnarounds. The medians should be constructed a minimum of 4feet 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 ACHD 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. 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 tumarounds 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 withih 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 1. 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 casts 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. 8. 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 ACRD. 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 constnuction. 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 Speafic and Standard Conditions of Approval are satisfied. 2. ACH D 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 PUBLIC HEARING SIGN-UP SHEET DATE October 3, 2002 PROJECT NUMBER PP 02-018 PROJECT NAME Tully Cove Subdivision NAME FOR AGAINST MAYOR Robert D. Collie CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Cherie McCandless Keith Bird ;= ~• (:ITV OF Iwo""' ~ ' 1 \~~ eri~i~n~ a~ ~, IDAHO ~'P ~/ L eYi 1Me ~~ '.1903 ' LEGAL DEPARTMENT ('US) ?88-2499 • Fas 388-2501 PARKS & RECREATION (208 888-3579 • Fat 898-5501 PUBLIC WORKS (?08)898-5500 •Fax 887-1297 BUILDING DEPARTMENT (208) 887-?211 • Fax 887-1]97 PLANNING AND ZONING (?OS) 8845533 • Fax 888-6851 TRANSMITTALS TO AGENGIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: September 27, 2002 Transmittal Date: September 20, 2002 Hearing Date: October 3, 2002 File No.: PP 02-018 Request: Revised Plats for Tully Cove Subdivision ey: Ted Mason Location of Property or Project: west of North Linder Road, south of West Ustick Road David Zaremba, P2 (No VAR, VAC, FP) Jerry Centers, P2 (No VAR, VAC, FPJ Leslie Mathes, P2 (No VAR, VAC, FPJ Keven Shreeve, P/Z (No VAR, VAC, FP) Keith Botvp, P/Z (No VAR, VAC, FPJ 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) Meridian School District (No FP) Meridian Post Office (FP/PP Doty) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FPrPPOMy) U.S. West (FP/PP ~~ty) Intermountain Gas (FPiPP ~~ty) Bureau of Reclamation (FPiPPOnty) Idaho Transportation Department (No FP) Ada courrty (AZo~ty) Building Department Your Concise Remarks: Fire Department Police Department City Attorney City Engineer City Planner _ R•n~: Parks~DeJ~p/~a~'{rtrm~`e~npt~, iVi~~~i I iJY PC- ZO CUP-ZB OCT - 1 2002 City of Meridian City Clerk Office ~F? 2oaz CITY OF MERIDIAN 33 EAST IDAHO • MERIDIAN, IDAHO 83642 WASTEWATER DEPT. (208) 888-4433 • Fax (208) 887-4813 • City,Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 288-1193