HomeMy WebLinkAboutHavasu Creek PP 02-019November 4, 2002
MERIDIAN PLANNING 8. ZONING MEETING
November 7, 2002
PP 02-019
APPLICANT Farwest, LLC ITF1v1 NO. 8
REQUEST Public Hearing -Request for Preliminary Plat approval of 328 building lots and 27 other
lots on 119.83 acres in a proposed R-4 zone for proposed Havasv Creek Subdivision -south of East
McMillan Road and west of Norfh Locust Grove 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:
SETTLERS' IRRIGATION DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~ s l,~ ~ n'
COMMENTS
See attached Comments
See attached Comments
"No Comment'
"No Comments at this time"
See attached Comments
See attached Comments
See attached Comments
See attached Comments
No Comments
Date: ~ ~"~~
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Phone: ~I'1~ I! ~~1~t
a1 public meetlngs shall become property of the Cify of Meridian.
' r flUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGrLL. DEPARTMENT
Robert D. Come
CITY OF MERIDIAN (208) 288-2499 -Fax 288.2501
PUBLIC WORKS
CnY COUNCIL MEMBERS
33 EAST IDAHO BUILDING DEPARTMENT
Tammy deWeerd (208) 898-5500 • Fax 887-1297
Keith Bird MERIDIAN, IDAHO 83642
Cherie M~Candless (208) 888.4433 - F.4X (208) 8871813
City Clerk Office Fax (208) 888-0218 PLANNING AND ZONING
DEPARTMENT
William LM. Nary (208) 8845533 ~ FAX 888li854
MEMORANDUM: October 31, 2002
To: Mayor, City Council and Planning & Zoning Commission
~~ ~ ~ ~~~
From: David McKinnon, Planner II
Bruce Freckleton, Senior En Bering Tech NOV 0 4 2002
Re: Havasu Creek Subdivision
City Of Meridia:_
City Clerk Of&ce
Annexation and Zoning of 119.83 Acres from RUT (Ada County) to R-4
(Low Density Residential District), by Farwest LLC (File No. AZ-02-022).
Preliminary Plat Approval of Three Hundred and Twenty-Eight (328)
Building Lots and Twenty-Seven (27) Other Lots on 1190.83 Acres in a
Proposed R-4 Zone, by Farwest LLC (File No. PP-02-019).
• Conditional Use Permit Approval fnr a Planned Development Consisting of
Three Hundred and Twenty-Seven (327) Single Family Building Lots, One
(1) Elementary School Lot and Twenty-Seven (27) Common
/Landscape/Drainage Lots, on 119.83 acres in a proposed R-4 Zone, by
Farwest LLC (Fide No. CUP-02-028J.
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval These conditions shall be considered in full, unless expressly
.modified or deleted by motion of the Meridian City Councr7:
APPLICATION SUMMARY
The applicant, Farwest LLC, has applied for Annexation and Zoning, Preliminary Plat and
Conditional Use Permit Approval of 327 building lots (326 single family, and 1 elementary
school), and 27 other lots on 1196.83 acres of land located just to the north of the recently
approved Heritage Commons Subdivision, with frontage on both McMillan Road and Locust
Grove Road. The requested zoning designation for the subdivision is R-4.
The elementary school site within the proposed subdivision is 12.82 acres in size and is centrally
located within the center of the subdivision. The applicant has provided multiple pedestrian
pathway connections to three sides of the school site and has provided pathway lots and open-
space lots (with pedestrian pathways) within the "blocks" of the subdivision to facilitate
pedestrian traffic within the subdivision. All sidewalks and pathways within the subdivision will
be "detached" from the back of curb.
AZ-07-037,PP-b1-019, LR1P-02-026 Harem C+aek 8a6divieiaa. AZPP.CUP
Planning & Zoning Commission/Mayor & City Council
October 31, 2002
Page 2
The "other" lots within the subdivision include eight (8) large (16,963 - 60,245 square foot)
open-spacelpazk/drainage lots in addition to the required landscape buffer lots and pedestrian
pathway lots. The open space lots constitute just over Sve percent (5%) of the entire subdivision..
The proposed single-family lots within the subdivision range from 6820 square feet up to 17,775
square feet. The gross density for the residential portion of the subdivision is approximately 3.05
dwelling units per acre. The wide variety of lot sizes within the subdivision provides for a mix of
housing types and design.
The applicant has asked for the following modification and/or reductions to the MCC as part of
the proposed Planned Development:
Setbacks- City Requirements
Front : 15'living area
Front : 20' garage
Rear: 15'
Side: 5'/per story
Street side: 20'
Lot Size- City Requirements
R-4 zone: 8,000 sq.ft.
(Minimum)
Lot Frontage-City Requirements
80'minimum
Proposed Setbacks
Front: 20 living area, with front entry garage
Front: 15' with side entry gazage
Rear: IS' (for existing single family)
Side: 5'single story, 7'two story
Street side: 20'
Proposed Lot Sizes
6,561 sq. R.
(Minimum)
Proposed Frontage
60' minimum
The applicant has proposed installing two (2) playground equipment facilities (value: $12,000-
$20,000 each), constructing the aforememioned pathway system, installing a water feature (i.e. a
decorative water fountain) and building agazebo/picnic facility within the subdivision in order to
comply with the requirement of the MCC to provide at least two amenities within a Planned
Development.
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.
The subject property is within the Urban Service Planning Area and essential City services aze or
can be made available to the subject property.
LOCATION
The property is located just north of the Heritage Commons Subdivision, with frontage on
Locust Grove approximately ~/. south of McMillan, and frontage on McMillan Road
approximately %z mile east of Meridian Road.
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Planning & Zoning Commission/Mayor & City Council
October 31, 2002
Page 3
SURROUNDING PROPERTIES
North: Multiple rural residential properties, zoned R-8.
South: Heritage Commons Subdivision, zoned R-4 and rural residential, zoned RUT (Ada
County).
East: Multiple rural residential properties, zoned RUT (Ada County).
West: Rural residential, zoned RUT (Ada County).
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, Genera! 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 standazds and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 1 I-] 5-11 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-4, is harmonious with and in
accordance with the effective Comprehensive Plan (`02) and Future Land Use
Map, which designates the land to be "Medium Density Residential" and "Low
Density Residential".
B. Is the area included in the zoning amendment intended to be rezoned in the
future;
Staff does not anticipate that the applicant intends to rezone the subject property
in the future.
C. Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a
residential area turning into a commercial area by means of conditional use
permits;
Staff finds that the proposed single family residential subdivision will be allowed
within the requested R-4 zone, (if accompanied with a Conditional Use Permit for
a Planned Development).
D. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
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Planning & Zoning Commission/Mayor & City Council
October 31, 2002
Page 4
Staff finds that the land to the south is being developed in a manner similar to the
proposed subdivision. Staff finds that the requested zoning designation of R-4 is
harmonious with the recently approved adjacent development and should be
rezoned in the requested manner.
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 (single family residential and public school) will
not change the existing or intended character of the area which is low density
residential.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboriug uses;
The Commission and Council should rely on public testimony (oral and written)
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. Applicant shall be required to extend
water and sanitary sewer mains to and through the proposed development, thereby
making them available to the adjacent properties.
Please review ACRD, Police and Fire Department's comments concerning this
subdivision for further information.
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that there will not be excessive additional requirements at public cost
and that the annexation and zoning will not be detrimental to the community's
economic welfare.
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Planning & Zoning Commission/Mayor & City Council
October 31, 2002
Page 5
L Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that w8l be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed subdivision will not create excessive traffic, noise or
other nuisances that would be detrimental to the general welfare of the
surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of
this subdivision; however staff does not fee] that the amount generated will be
detrimental to the public welfare of the city.
J. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the subdivision's vehicular approaches off of Locust Grove and
McMillan Roads will create new interference with the existing traffic on
aforementioned roads, however staff does not believe that the subdivision
entrances 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 aze removed shall be mitigated for; per the Landscape Ordinance.
L. Is the proposed coning amendment in the best interest of the City of
Meridian. (Ord 592,11-17-1992)?
Staff finds that the annexation of this property would be in the best interest of the
City.
ANEXATION AND ZONING COMMENTS
1. 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.
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,. Planning & Zoning Commission/Mayor & City Council
October 31, 2002
Page 6
2. The legal description for annexation and zoning appears to describe the subject property, and
complies with the requirements of the State Tax Commission and City of Meridian.
PRELIl4IINARY PLAT FINDINGS AND REOII112EMENTS
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 environmernal problems
associated with this subdivision that may be brought to the Council or Commission's
attention.
ADDITIONAL CONSIDERATIONS
Stub Streets: The applicant has designed the subdivision with numerous (13) stub-streets to
provide interconnectivity with future adjacent developments. Staff strongly supports the majority
of the proposed stub-streets within subdivision, and offers the following recommendations
concerning the proposed stub-streets within the subdivision:
1. Add astub-street to the property north of the school site (Lot 7, Block 11), in
alignment with E.North Rim Street. Astub-street at this location will allow a shared
AZ-0I-0YL,PP-03-0I9, CUP-0Y-0ffi Hev.su Gak SdNiv®ion AZPP.CUP
Planning & Zoning Commission/Mayor & City Council
October 31, 2002
Page 7
access off of McMillan, reducing access points on an arterial and increasing
interconnectivity.
2. Eliminate or relocate the stub-street between Lot 1, Block 12 and lots 25 and 26 of
Block 10 {Kaibab Trail Drive) because the proposed stub-street leads directly into an
existing house. The stub-street can be re-oriented to go in a north-south direction in order
to provide an additional connection to the property to the north.
Both of these recommendations are included in the site specific comments below, (numbers 5
and 6). Staff has recommended elimination of the stub-street in,the site-specific comments
below; however, staff also would support the re-orientation of the stub-street as well. If the
Commission wishes to ro-orient the stub-street instead of eliminating the stub-street entirely,
site-specific item #6 will need to be modified to require re-orientation of the stub-street to the
property north of Lots 25 and 26 of Block ] Q in alignment with North Mooney Falls Way.
Phasine: The applicant is proposing to have phasing of this project start at bath the Locust Grove
frornage and at the McMillan Frontage (similar to the recently approve Tuscany Lakes project
that had 1 a, Ib, and a 1 c phasing plan). Staff does not object to this phasing plan; staff does want
to point out the fact that multiple non-contiguous phasing will stretch the resources of the City's
life/safety services (police and fire) to cover two non-contiguous entrances, that are not currently
adjacent to the other parts of the City's boundaries.
SITE SPECIFIC COMMENTS / PRELIlI~IINARY PLAT
1. Sanitary sewer service to this site shall be via main line extensions from the existing
mains adjacent to the property. The northwest portion of the proposed subdivision
(phases IA, 2A, and 3A) shall be served by a temporary sewage lift station that will be
owned and operated by the developer or homeowner's association. The lift station will
be in service until the property to the west (Starkey) develops, and sewer is brought
through from Meridian Road. The developer or homeowner's association may enter into
an operation mairnenance agreement with the City of Meridian for the lift station. A
construction easement shall be provided from E. Havasu Falls Drive to the east
subdivision boundary in N. Crystal Avenue when sewer is extended for phase 1B.
Applicant shall work with the Meridian School District to provide an easement for a
sewer main across the north end of the elementary school site to provide service to
adjacent parcels. A sewer stub shall be required in the location of the north boundary of
the school parcel to provide for this future service.
2. This project as proposed is split between two water pressure zones. The northwest
portion (west of the mid-section line) falls in a zone that will have to be extended from
the west. The City's main that will serve this area is currently built to the north boundary
of the Cedar Springs project (mid-section on Meridian Road). The balance of the project
(east of the mid-section line) will be serviceable from the existing main in Locust Grove
road.
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Planning & Zoning Commission/Mayor & City Council
October 31, 2002
Page 8
Applicant will be responsible to construct the sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department.
4. The applicant has indicated that a pressurized irrigation system will be provided within
this development, but has not indicated ownership. If it is to be owned and maintained by
the Nampa & Meridian Irrigation District or Settler's Irrigation District, please revise the
plat to show how the system is going to be served (ie connection to an existing 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 yeaz-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.
5. A detailed fencing plan shall be submitted upon application of the final plat. A solid
fence shal] be required around the perimeter of the subdivision unless the City agrees in
writing that such a fence is not required.
6. Add or revise the following preliminary plat notes:
Correct the "Zoning Data Table" to reflect the requested minimum lot size, not 8,000
square feet.
Correct the Preliminary Plat Data" to reflect the correct minimum lot size.
(1)Add a note to the face of the plat indicating that the Home Owners Association shall
be responsible for the maintenance of the common lots.
(2.)Add a note to the face of the plat restricting direct lot access to Locust Grove and
McMillan Road unless specifically permitted by ACRD and the City of Meridian.
(3.) Add a note to the face of the plat that requires any re-subdivision of this plat to be in
compliance with the most recently approved subdivision standards of the City of
Meridian.
(4.) Add a note to the face of the plat that restricts fencing adjacent to the pathways
within the subdivision to being no greater than four feet in height if solid sight-obscuring
material is used for fence construction.
(5.) Add a note to face of the plat regarding the "Right to Fawn Act"
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Planning & Zoning Commission/Mayor & City Council
October 3l, 2002 --
Page 9
5. Anew stub-street shall be added to the plat, in alignment with E. North Rim Street, to the
property to the north of the elementary school site (Lot 7, Block 11 }.
6. Eliminate the stub-street at the east end of E. Kaibab Trail Drive, located between Lot 1,
Block 12 and Lot 26, Block 10.
7. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten
days prior to the next public hearing for this plat.
8. Several existing ditches/drains traverse through the proposed subdivision, however it is
not clear on the preliminary plat map how these ditches/drains will be addressed. Please
revise the plat to show routing/piping information.
GENERAL COMMENTS
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 ffie 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, play equipmem, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. All pathways within the proposed subdivision shall be designed in accordance with MCC
12-13-15 "lbiicropath Landscaping".
A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application, the landscape plan shall include the
location and design of the playground equipment.
6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8.
100-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 aze at street irnersections and/or fire hydrants. Final design locations
and quantity are determined after power designs are completed by Idaho Power
Company. The street light contractor shall obtain design and permit from the Public
Works Department prior commencing installations.
8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the azea being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owner's), with written
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Planning & Zoning Commission/Mayor & City Council
October 31, 2002
Page 10
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
meridian City Engineer prior to final plat signature.
9. Please submit all updated groundwater/soils reports to the Public Works Department for
review. Any drainage areas (detention/retention basins) must be designed to ensure that
water is retained only during 25-year storm events, and for a period of time not to exceed
24 hours. Side slopes within drainage areas shall not exceed 3:1.
10. 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.
11. Developer shall coordinate mailbox locations with the Meridian Post Office.
12. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
13. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
14. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations aze set a minimum of three feet above the
highest estabiished normal groundwater elevation.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particulaz facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence preserned at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is lazge enough to acwmmodate the requested use
and all other required features as noted above.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Medium and
Low Density Residential". Staff finds that the proposed residemial uses aze harmonious
with and in accordance with the Comprehensive Plan.
AZOI-022, PP-02-019, CUP-0T-026 Heuaw Cael: Slbdivbion AZPP.CUP
Planning & Zoning Commission/Mayor & City Council
October 31, 2002
Page 11
The project is being proposed as a conditional use for a planned development in order to
allow reduced lot sizes, reduced street frontages, and reduced setbacks. If the project is
approved as a Planned Development, it will meet the minimum requirements of the
MCC.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Stafffinds that the proposed residential subdivision use will be harmonious with the
intended and existing character of the area. Heritage Commons, directly south of the
proposed project is similar in density and size to the proposed use.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed project will have an adverse impact on other
properties within the vicinity; however, the Commission and Council should consider any
testimony (written and oral) presented at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development will be adequately served by the essential
public facilities and services listed above.
F. That the proposed use 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 the proposed use would not be detrimental to the economic welfaze of the
community, nor would it create the need for any new facilities or services to be paid for
by the public that would be considered excessive.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that there will be an increase in traffic and noise in the general vicinity if the
subdivision is approved, but that approval of the subdivision will not lead to a major
increase in smoke, fumes, glare, odors or other disturbances that will be considered
detrimental to the welfare of the City and the subdivision's neighbors.
AZ-02-071, PP-92-019, CUP-02-078 Havem Crtek SUWivision AyPP.CUP
Page 12
H, That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the proposed use will not create significant interference with any traffic
on the surrounding public streets.
Please review the ACHD report for this project for additional information regarding this
finding.
L That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use. Existing trees greater than 4" caliper must be retained
or mitigated for, if removed.
SITE_SPECIFIC COMMENTS (Conditional Use Permitl
Applicant shall meet all of the requiremerns of the preliminary plat as a condition of the
Conditional Use Permit.
2. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
RECOMMENDATION
Staff recommends approval of the proposed annexation/rezone, preliminary plat, and conditional
use permit with the aforemernioned findings and conditions.
A7A2-0I2, PP-0Z019, CW-04-0ffi Havm¢Crcek Subdivssion AZ.PP.CUP
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RICHARD GREENS ~ IDAHO S~ Mecidian,ID83642
TERRY LEIGHTON ~reyp
` (208) 888-1234
STEVEELLIOIT " 'T~~ ~~~^v"'$ ;~ Far (208)895-0390
MERIDIAN CITY/RURAL FIRE DEPARTMENT
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October 25, 2002 flCT 3 0 2002
City Of Meridian
City Clerk Office
TO: Mayor, City Council & Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevernion
SUBJECT: Havasu Creek Subdivision AZ 02-022, CUP 02-028, PP 02-019
The following will be the requirements and/or concmvs to provide minimum levels of fire
protection for the proposed project:
1. One and two family dwellings will require afire-flow of 1,000 gallons per
mimrte available for a duration of 2 hours to service the entire project. Fire
hydrants shall be placed an average of 400' apart. 1997 UFC Appendix
III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Depamnem.
4. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an ~t1et shall be required to have a turn around.
5. All roads shall have a turning radius of 28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7. Operational -fire hydrants and temporary or permanem street signs are
required before combusU-ble construction begins. UFC 901.4.2 &901.3
8. A minimum of two poirrts of access will be required for any portion of the
project, which serves more than 30 homes. UFC 902.2.1
9. The proposed 327-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 948 residents at build
out. The proposed multi-family lot has an estimated 171 units with a total
estimated population of 495 residents at build out. The 11 office lots and 1
commercial lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian
Fire Department has experienced 2069 responses in the yeaz 2000 and 2251
calls for service in 2001. According to a report completed by Fire &
Emergency Services Consulting Group in February of 2000 our requests for
service aze projected to reach 2800 in the year 2005 and 3800 by the year
2010.
10. The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is
intended to enhance the probability of a favorable outcome on a request
for Basic Life Support. The budget constraints aze typically defined as
capital outlay for facilities that are located within 1.5 miles from a given
location and sufficient operational funds to staff the facilities.
Ada County Highway District
Right-oJ-Way & Development Department
Planning Review Division
This applicafion requires Commission action due to the fact that it is located within the North Meridian
Planning Area. This item is scheduled to be on the consent agenda for the November 6, 2002 meefing
which is scheduled to take place at 6:30 pm. Tech Review for this ifem was held wifh the applicant on
Ocfober 18, 2002. Please refer to the attachment for request for reconsideration guidelines. Staff contact:
Andrea N. Tuning, 208-387-6177, atuning@achd.ada.id.us
File Numbers:
Site address:
Owner/Applicant:
Representative:
Havasu Creek Subdivision / MPP02-019 / MCUP02-028 / MAZ02-022
South of McMillan Road and West of Locust Grove Road
Renato Ham
555 East McMillan Road
Meridian, Idaho 83642
Maclocust, LLC
4487 North Dresden Place
Garden City, Idaho 83714
Becky Bowcutt
1100 East Valli Hi Lane
Eagle, Idaho 83616
Briggs Engineering, Inc.
1800 West Overland Road
Boise, Idaho 83705
~~~~~~~
JCT p ~ 7002
Ci y O e~Offi
Application Information
The applicant is requesting annexation, rezone, conditional use and preliminary plat approval fora 327-lot
residential subdivision and 1 school site on 119.83-acres. The site is located just south of McMillan Road
and west of Locust Grove Road (within the North Meridian Planning Area).
Acreage: 119.83
Current Zoning: RUT
Proposed Zoning: R-4
Proposed buildable lots: 328-lots
327- single-family residential lots
1-school site
Proposed common lots: 27-lots
C
Lam`,'
A. Findings of Fact
Trip Generation: This development is estimated to generate 3,812 additional vehicle trips per day (0
existing) based on the submitted traffic study.
2. Impact Fees: The impact fee rate from the fee tables for these uses are:
The impact fee for a residence below 1,500-square feet is $1,055.00 per unit.
The impact fee for a residence above 1,500-square feet is $1,294.00 per unit.
These rates are based on the impact fee ordinance in effect at this time.
3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact
study was completed by Washington Group International and the following is a summary of the
findings:
The proposed development is projected to generate an average daily traffic (ADT) of 3,812
vehicles per day (vpd), of which 252 vpd are trips to the elementary school. These school trips do
not leave the proposed subdivision and thus do not enter the public roadway system. The project
generates 501 vehicles per hour (vph) in the peak hour, of which 67 vph are trips from the
elementary school to the proposed subdivision.
The intersection of Locust Grove Road and Ustick Road is asignal-controlled intersection. The
overall intersection is currently operating at a LOS C with a delay of 22 seconds. In the design
year 2012, the intersection will operate at LOS D with an average delay of 42 seconds without the
traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is
projected to operate at a LOS D with a delay of 42 seconds. The Havasu Creek traffic does not
negatively impact the intersection.
^ The intersection of Locust Grove Road and McMillan Road is an all-way stop-controlled
intersection. The overall intersection is currently operating at a LOS B with a delay of 13
seconds. In the design year 2012, the intersection will operate at LOS F with an average delay of
115 seconds without the traffic generated by Havasu Creek. At build-out of the Havasu Creek
site, the intersection is projected to operate at a LOS F with a delay of 167 seconds.
The intersection of Meridian Road and McMillan Road is an all-way stop-controlled intersection.
The overall intersection is currently operating at a LOS B with a delay of 11 seconds. In the
design year 2012, the intersection will operate at LOS F with an average delay of 79 seconds
without the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the
intersection is projected to operate at a LOS F with a delay of 120 seconds.
The intersection of Meridian Road and Ustick Road is an all-way stop-controlled intersection. The
overall intersection is currently operating at a LOS B with a delay of 14 seconds. In the design
year 2012, the intersection will operate at LOS F with an average delay of 500 seconds without
the traffic generated by Havasu Creek. At build-out of the Havasu Creek site, the intersection is
projected to operate at a LOS F with a delay of 531 seconds.
The North and East access intersections on McMillan Road and Locust Grove Rcad will operate
at acceptable conditions at Havasu Creek build out. Heritage Commons is a proposed
2
subdivision adjacent to the project site on the south. Access to Locust Grove Road from the
project site is available through the Heritage Commons subdivision. Some trips will use this
access. The Heritage Commons access on Locust Grove Road will operate at acceptable
conditions at Havasu Creek build-out.
Other Vicinity Developments:
Traffic from Bayless, Heritage Commons, and Bridgetower subdivisions are included in the background
traffic.
Intersection Analysis:
Roadway Capacity:
McMillan Road, Locust Grove Road, Ustick Road, and Meridian Road have adequate existing capacity to
handle the Havasu Creek traffic in the design year at an acceptable LOS. However, all of the proceeding
roads will not have adequate capacity to handle the build out of the 12-square mile North Meridian
Planning Area at 2020.
3
Existing and Future Traffic Projections on Vicinity Roadways:
Ustick Road E! Meridian 6 500 71900 8,_,600 14.000 2-Lane Minor
Arterial
Ustick Road E! Locust 7_,600 9y00 91500 14.000 2-Lane Minor
Grove Arterial
McMillan W/ Meridian 21500 31000 3x500 14,000 2-Lane Minor
Road Arterial
McMillan E/ Meridian 31600 41400 5~ 14.000 2-Lane Minor
Road
Arterial
McMillan E/ Locust 51100 6_,300 .71000 74,000 2-Lane Minor
Road Grove Arterial
Meridian N! McMillan 3y00 31900 4~ 14.000 2-Lane Minor
Road
Arterial
Meridian S/ McMillan 41200 5,000 5100 14,000 2-Lane Minor
Road
Arterial
Meridian S/ Ustick 51800 71100 71.800 14,000 2-Lane Minor
Road
Arterial
Locust Grove NI McMillan 31600 4500 41640 14.000 2-Lane Minor
Rd.
Arterial
Locust Grove S/ McMillan 4,700 51800 6y600 14.000 2-Lane Minor
Rd.
Arterial
Locust Grove S/ Ustick 71.800 9y00 10,100 14,000 2-Lane Minor
Rd.
Arterial
Site Access and Circulation:
McMillan Rd. requires left-turn and right turn deceleration lanes for traffic turning into the site at the north
approach. Traffic projections on the north approach that extends into the site exceed 1,000 vpd. This
road should be designed based on Collector Standards.
Locust Grove Rd. requires left-turn and right-turn deceleration lanes for traffic turning into the site at the
east approach. Traffic projections on the east approach exceed 1,000 vpd, but traffic quickly dissipates
after entering the approach and falls below 1,000 vpd before reaching residences fronting local streets.
Locust Grove Rd. requires left-turn and right-turn deceleration lanes for traffic turning into the site at the
Heritage approach. Traffic projections on the Heritage Approach exceed 1,000 vpd. The Heritage
Commons Traffic Impact Study recommends that this approach be designed based on Collector
Standards.
The following are the principal recommendations of the study:
1. The site's North access intersection will be a 2-way stop-controlled intersection. The left-turn
movement from site access is projected to operate at a LOS C with a delay of 17 seconds at the build
out year. A left-turn bay on McMillan Road is warranted with this development. Aright-turn bay on
McMillan Road for entrance to the development is warranted.
2. The site's East access intersection will be a 2-way stop-controlled intersection. The left-turn
movement from site access is projected to operate at a LOS B with a delay of 14 seconds at the build
out year. A left-turn bay on Locust Grove Road is warranted with this development. Aright-turn bay
on Locust Grove Road for entrance to the development is warranted.
4
3. The Heritage Commons access intersection will be utilized by some of the trips from the project site
and will be a 2-way stop-controlled intersection. The left-turn movement is projected to operate at a
LOS B with a delay of 14 seconds at the build-out year. A left-turn bay on Locust Grove Road is
warranted. Aright-turn bay on Locust Grove Road for entrance to the development is warranted.
4. The intersection of McMillan/Locust Grove, McMillan/Meridian, and Ustick/Meridian all require
widening on all four approaches to improve operations. The recommendations of the North Meridian
Area Traffic Study should be consulted in order to provide adequate capacity at these intersections
for the future build-out of the North Meridian Planning Area.
5. The intersection of McMillan/Locust Grove, McMillan/Meridian, and Ustick/Meridian all comply with
the peak hour signal warrant. A detailed analysis will be needed when the projected traffic volumes
are reached before installing a signal at these locations.
6. All of the intemal streets with front-on housing have daily traffic projections lower than 1,000 vpd.
The preliminary site layout meets ACHD's access requirements.
In addition to the submitted traffic impact study for this site, staff has included the executive summary of
Washington Group International's regional (North Meridian) traffic impact study.
EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N
R1 E), is selected Ada County Highway District (ACRD) for anticipated development build out. The
following are the principal findings and recommendations of the study:
• By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units,
2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2
senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60
acres of park.
• The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
• The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
• At build out, traffic on the arterials is expected to significantly increase (see Table 4).
• All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
• 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.
5
• Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a
3-lane section west of Black Cat. At arterial intersections and at access intersections right turns
lanes may be necessary.
• Linder Road forecasted with a 5-lane section in the study area.. At arterial intersections and at
access intersections right turns lanes may be required.
• McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and
at access intersections turn lanes may be required.
• Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right
turn lanes may be required.
• Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at
access intersections turn lanes may be required.
• Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in
the study area. At arterial intersections right tum lanes may be required.
• Locust Grove Road requires a 3-lane section in the study area. At arterial- intersections right turn
lanes may be required. At Ustick Road a 5-lane section is forecasted.
Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming,
and that ACHD may not have the funds to purchase such a large amount of right-of-way. In this
situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that
ACHD will pay out-of-pocket to acquire the right-of-way.
4. Description of Adjacent Surrounding Area:
a. North: Crestwood Estates Subdivision (4.5-acre+ parcels)
b. South: Heritage Commons Subdivision (approved April 17, 2002)
c. East: 60-acre parcel
d. West: 60-acre parcel and 15-acre parcel
5. Impacted Roadways
McMillan Road
Frontage:
Functional Street Classification
Traffic count:
Current Level of Service:
Speed limit:
Locust Grove Road
Frontage:
Functional Street Classification:
Traffic count:
Current Level of Service:
Speed limit:
987-feet
Minor arterial
West of Locust Grove Road was 3,598 on 6-20-01
East of Locust Grove Road was 5,135 on 6-20-01
Better than C
35 MPH
495-feet
Minor arterial
South of McMillan Road was 4,719 on 6/28/01
North of Ustick Road was 5,709 on 6/20/01
Better than C
35 MPH
6. Roadway Improvements Adjacent To and Near the Site
McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk
abutting the site.
Locust Grove Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or
sidewalk abutting the site.
7. Existing Right-of-Way
McMillan Road currently has 50-feet of right-of-way abutting the site (25-feet from centerline).
Locust Grove Road has 60-feet of right- of-way abutting the site (30-feet from centerline).
Site History
The District has not previously reviewed this site.
Five Year Work Program
There are no projects within the area that are scheduled in the District's Five Year Work Program.
10. Other Development in Area
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, ahd 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 dwelings, 171 mulfi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
• On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
• On September 11, 2002, the Commission approved a preliminary plat application fora 49-lot
residential subdivision on 7.30-acres (Tully Cove Subdivision).
• On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential far development in this area is extreme and
7
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 traffc 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. Havasu Creek 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.
B. Findings for Consideration
Right-of-Way
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
The applicant has expressed an interest in dedicating less right-of-way (38-feet from centerline) and
placing the sidewalk on McMillan Road within an easement. The District is supportive of the
applicant dedicating the amount of right-of-way that is required for the construction of the roadway
due to the fact that the District may construct the roadway without having to compensate the
applicant for additional right-of-way. The applicant should dedicate an adequate amount of right-of-
way (38-feet from centerline) that can accommodate one half of a 72-foot street section with curb,
gutter and a 2-foot utility easement with an easement for the 5-foot concrete sidewalk. On August 28,
2002, the Commission voted to approve the above requested modification.
As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5-
foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be adequate to
accommodate the projected traffic volumes on Locust Grove Road. Due to the fact that the North
Meridian Traffic Plan recommended a 70-foot right-of-way on Locust Grove Road and the
Commission has supported the recommendations in the past, staff is recommending that the
applicant dedicate 70-feet of right-of-way (35-feet from centerline) as opposed to 96-feet of right-of-
way (48-feet from centerline).
2. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial roadways.
The applicant should construct 5-foot concrete sidewalk abutting the site on McMillan Road and
North Locust Grove Road. The sidewalk should be located 2-feet within the new right-of-way. If the
sidewalk should meander outside of the right-of-way, the applicant should provide the District with an
easement.
3. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
District policy 7204.11.6 states that the optimum spacing for collector intersections along arterial
roadways is 1,700-feet to allow adequate signal spacing. The minimum spacing that is acceptable for
collector intersections along arterials is 1,300-feet.
The applicant is proposing to construct a main entrance, North Havasu Canyon Way, to intersect with
McMillan Road approximately 820-feet east of the west property line. This roadway location meets
District policy and should be approved with this application.
The applicant is proposing to construct a main entrance, North Havasu Falls Drive, to intersect with
Locust Grove Road approximately 400-feet south of the north property line. This roadway location
meets District policy and should be approved with this application.
All of the internal roadways meet District policy in regard to minimum offsets and should be approved
with this application.
4. Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
25 to align or offset a minimum of 105-feet from any existing or proposed driveway.
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
30 to align or offset a minimum of 125-feet from any existing or proposed driveway.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
The applicant is proposing to construct three driveways on North Havasu Canyon Way to access the
school site.
9
The first driveway is proposed to be 30-feet in width and is proposed to intersect North Havasu
Canyon Way in alignment with Lava Falls Street. This driveway meets District policy and should be
approved with this application.
The second driveway is proposed to be 30-feet in width and is proposed to intersect North Havasu
Canyon Way in alignment with Casa Grande Street. This driveway meets District policy and should
be approved with this application.
The third driveway is proposed to be 30-feet in width and is proposed to intersect North Havasu
Canyon Way in alignment with Kaibab Trail Drive. This driveway meets District policy and should be
approved with this application.
5. Roadway Street Sections
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section. The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
District policy 72-F1A allows residential collector roadways with 29-foot street sections with vertical
curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way with parking prohibited on both
sides of the roadway.
District policy 7204.4.7 states that sidewalks on local residential roadways shall be a minimum of 5-
feet wide when placed next to the back-of-curb. Sidewalks 4-feet wide (minimum) may be allowed
when separated from the curb by a planting strip at least 5-feet in width. Some local jurisdictions may
require wider sidewalks.
The applicant is proposing to construct the internal residential roadways as 33-foot street sections
with curb, gutter and 4-foot detached concrete sidewalk with parking on both sides within 50-feet of
right-of-way. The applicant should submit a letter from the appropriate fire district approving the
alternative street section. If the appropriate fire district reviews and approves the alternative street
section, the applicant should construct the internal roadways as 33-foot street sections with curb,
gutter, 4-foot concrete sidewalk and parking on both sides within 50-feet of right-of-way.
The applicant is proposing to construct North Havasu Canyon Way from McMillan Road to Casa
Grande Street and East Havasu Falls Drive from Locust Grove to Hulapai Avenue residential
collectors. The applicant has proposed to construct these roadways as 29-foot street sections with
curb, gutter and 4-foot detached concrete sidewalk. This street section meets District policy and
should be approved with this application.
Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, '"PHIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to extend two existing stub streets and construct eleven new stub streets
to the surrounding properties.
10
The applicant is proposing to extend North Hermit Avenue at the south property line approximately
410-feet east of the west property line. This stub street location was originally approved with the
Heritage Commons Subdivision. Staff is supportive of the extension of this roadway.
The applicant is proposing to extend North Havasupai Avenue at the south property line
approximately 120-feet east of the west property line. This stub street location was originally
approved with the Heritage Commons Subdivision. Staff is supportive of the extension of this
roadway.
The applicant is proposing to construct a stub street, North Shangri-La Street, to extend to the south
property line approximately 635-feet east of the west property line. Due to the fact that this stub
street is less than one lot and less than 150-feet in depth, the applicant will not be required to
construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street, Casa Grande Street, to extend to the west
property line approximately 440-feet north of the south property line. Due to the fact that this stub
street is less than one lot and less than 150-feet in depth, the applicant will not be required to
construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street, Havasu Falls Drive, to extend to the west
property line approximately 730-feet north of the south property line. Due to the fact that this stub
street is less than one lot and less than 150-feet in depth, the applicant will not be required to
construct a temporary tumaround. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street, Nankoweap Street, to extend to the west
property line approximately 1 SO-feet south of McMillan Road. Due to the fact that this stub street is
less than one lot and less than 150-feet in depth, the applicant will not be required to construct a
temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street, North Mooney Falls Way, to extend to the north
property line approximately1,550-feet west of Locust Grove Road. Due to the fact that this stub street
is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a
temporary tumaround. The applicant should install a sign at the terminus of the roadway stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street, Red-Rock Way, to extend to the north property
line approximately 720-feet west of Locust Grove Road. Due to the fact that this stub street is less
than one lot and less than 150-feet in depth, the applicant will not be required to construct a
temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that;
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street, Bright Angel Avenue, to extend to the north
property line approximately 230-feet west of Locust Grove Road. Due to the fact that this stub street
is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a
temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
11
The applicant is proposing to construct a stub street, Bright Angel Avenue, to extend to the south
property line approximately 230-feet west of Locust Grove Road. Due to the fact that this stub street
is less than one lot and less than 150-feet in depth, the applicant will not be required to construct a
temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that,
'THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street, Red-Rock Way, to extend to the south property
line approximately 720-feet west of Locust Grove Road. Due to the fact that this stub street is less
than one lot and less than 150-feet in depth, the applicant will not be required to construct a
temporary turnaround. The applicant should install a sign at the terminus of the roadway stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street, North Crystal Avenue, to extend to the south
property line approximately 1,250-feet west of Locust Grove Road. Due to the fact that this stub
street is less than one lot and less than 150-feet in depth, the applicant will not be required to
construct a temporary turnaround. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street, Kaibab Trail Drive, to extend to the east
property line approximately 820-feet north of the south property line. Due to the fact that this stub
street is less than one lot and less than 150-feet in depth, the applicant will not be required to
construct a temporary tumaround. The applicant should install a sign at the terminus of the roadway
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Planning and Development staff.
The applicant is proposing to construct one knuckle with an island within it. The knuckle is proposed
to be located in the southeast corner of Mooney Falls Way and Switchback Drive. The island within
the knuckle should be a minimum of 4-feet wide with a minimum area of 100-square feet and
maintain a minimum of a 29-foot street section around the traffic island designed to safely channel
traffic.
8. Turnarounds
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 total a minimum of a 100-square foot area.
The applicant is proposing to construct one cul-de-sac turnaround without an island, Redwall Court.
The applicant should construct the turnaround to provide a minimum turning radius of 45-feet.
Islands/Medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of--way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
12
10. Turn Lanes
According to the submitted traffic impact study, McMillan Road requires cleft-turn and a right tum
deceleration lane at the McMillan Road and North Havasu Canyon Way intersection.
According to the submitted traffic impact study, Locust Grove Road requires cleft-turn lane and a
right-turn deceleration lane at the Locust Grove Road and North Havasu Falls Drive intersection.
The applicant should construct cleft-turn and a right turn deceleration lane at the McMillan Road and
North Havasu Canyon Way intersection. Coordinate the design of the turn lanes with the District's
Traffic Services Staff, 387-6140.
The applicant should construct cleft-tum lane and aright-turn deceleration lane at the Locust Grove
Road and North Havasu Falls Drive intersection. Coordinate the design of the turn lanes with the
District's Traffic Services Staff, 387-6140.
11. No Other Access
Other than the access points specifically approved with this application, direct lot access to McMillan
Road, Locust Grove Road and North Havasu Canyon Way (from McMillan Road to Casa Grande
Street} is prohibited. These restrictions should be noted on the final Plat.
C. Site Specific Conditions of Approval
Dedicate 48-feet of right-of-way from the centerline of McMillan 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
ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACRD Ordinance in effect at that time (currently Ordinance
#195).
OR
Dedicate 38-feet of right-of-way from the centerline of McMillan 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. Dedicate 35-feet of right-of-way from the centerline of Locust Grove 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 ACHD right-of-way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACRD Ordinance in effect at that time
(currently Ordinance #195).
13
3. Construct 5-foot concrete sidewalk abutting McMillan Road and Locust Grove Road located 2-feet
within the right-of-way. If the sidewalk meanders outside of the right-of-way, provide an easement for
the sidewalk.
4. Construct North Havasu Canyon Way to intersect with McMillan Road approximately 820-feet east of
the west property line, as proposed.
5. Construct North Havasu Falls Drive to intersect with Locust Grove Road approximately 400-feet south
of the north property line, as proposed.
Submit a letter from the appropriate fire district approving the alternative street section. If the
appropriate fire district reviews and approves the altemative street section, the applicant shall
construct the internal roadways as 33-foot street sections with curb, gutter, 4-foot concrete sidewalk
and parking on both sides within 50-feet of right-of-way, as proposed.
Construct North Havasu Canyon Way (from McMillan Road to Casa Grande Street) and East Havasu
Falls Drive (from Locust Grove to Hulapai Avenue) residential collectors with 29-foot street sections
with curb, gutter and 4-foot detached concrete sidewalk, as proposed.
8. Extend North Hermit Avenue at the south property line approximately 410-feet east of the west
property line, as proposed.
9. Extend North Havasupai Avenue at the south property line approximately 120-feet east of the west
property line, as proposed.
10. Construct North Shangri-La Street to extend to the south property line approximately 635-feet east of
the west property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
11. Construct Casa Grande Street to extend to the west property line approximately 440-feet north of the
south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
12. Construct Havasu Falls Drive to extend to the west property line approximately 730-feet north of the
south property line, as proposed. Install a sign at the terminus of the roadway stating that, 'THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
13. Construct Nankoweap Street to extend to the west property line approximately 180-feet south of
McMillan Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
14. Construct North Mooney Falls Way to extend to the north property line approximately1,550-feet west
of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, 'THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
15. Construct a stub street, Red-Rock Way, to extend to the north properly line approximately 720-feet
west of Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that,
"THIS ROAD WILL BE EXTENDED IN THE FUTURE".
14
16. Construct Bright Angel Avenue to extend to the north property line approximately 230-feet west of
Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that,'THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
17. Construct Bright Angel Avenue to extend to the south property line approximately 230-feet west of
Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
18. Construct Red-Rock Way to extend to the south property line approximately 720-feet west of Locust
Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
19. Construct North Crystal Avenue to extend to the south properly line approximately 1,250-feet west of
Locust Grove Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
20. Construct Kaibab Trail Drive to extend to the east property line approximately 820-feet north of the
south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
21. Construct one knuckle with an island within it located in the southeast corner of Mooney Falls Way
and Switchback Drive, as proposed. The island within the knuckle shall be a minimum of 4-feet wide
with a minimum area of 100-square feet and maintain a minimum of a 29-foot street section around
the traffic island designed to safely channel traffic.
22. Construct one cul-de-sac turnaround (Redwall Court) without an island, as proposed. Construct the
turnaround to provide a minimum turning radius of 45-feet.
23. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be
owned and maintained by a homeowners association. Notes of this shall be required on the final plat.
24. Construct cleft-turn and a right turn deceleration lane at the McMillan Road and North Havasu
Canyon Way intersection. Coordinate the design of the turn lanes with the District's Traffic Services
Staff, 387-6140.
25. Construct cleft-turn lane and aright-turn deceleration lane at the Locust Grove Road and North
Havasu Falls Drive intersection. Coordinate the design of the tum lanes with the District's Traffic
Services Staff, 387-6140.
26. Other than the access points specifically approved with this application, direct lot access to McMillan
Road, Locust Grove Road and North Havasu Canyon Way (from McMillan Road to Casa Grande
Street) is prohibited.
27. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
15
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call 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.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
16
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD 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 eror 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 ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
17
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACRD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
18
19
CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
•• DISTRICT
C HEALTH Environmental Health Division T~~ T'~
DEPARTMENT ECE1 V E.R ~
~ Rezone #
AUG 2 ~ 2002
Conditional Use # Ctt of Meridian
ity er ice
Preliminary /Final /Short Plat 1'P C~,~ ~ D f ~i
Return to:
^ Boise
Q Eagle
^ Garden City
s~vleridian
^ Kuna
^ ACZ
^ Star
^ 1. We have No Objections to this Proposal.
^ 2. We recommend Denial of this Proposal.
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data concerning soil conditions on this Proposal before we can comment.
^ 5. Before we can comment conceming individual sewage disposal, we w~l require more data conceming the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrock from odginal grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~8: After written approval from appropriate entities are submitted, we can approve this proposal for:
rat sewage ^ community sewage system ^ community waterwell
intedm sewage f~'sentral water
^ individual sewage ^ individual water
~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
~oentralsewage ^ communitysewagesystem ^ communitywater
^ sewage dry lines l~..central water
~0. Run-off is not to create a mosquito breeding problem.
^ 11. ,This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
~,14. !/laS~e4? ~~~ ,~.oc,~,~ tr~r.,~w.~ ~e~sro~...e,~,~.~.;P Date: ~ l /~1 / oz
Reviewed By: ~,~~j{~/
coxownoi~c Review Sheet
CENTRAL
•11 DISTRICT
~i11'HEALTH
DEPARTMENT MAIN OFFICE ~ 707 N, ARMSTRONG PL. • .BOISE, iD 83704-0825 • (208) 315-5211 • FAX 327-8500
To prevent mtd treat disease mrd disability; to pronmte heal[hy lifestyle,c; and to protect and promo[e Nye health mrd gttafiry_ of oar envirnnnaenl.
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.
ServingYalley, Elranre, Roise, and Ada Coun[ler
Ada /Boise County Office
707 N. Armsrong PI.
6oisc. ID 83704
En'/iro. HecBh: 327-7494
Family Plcnning~, 327-7400
Immunizarlons: 327-7460
Senlor Nuiritlon: 327-7460
VJIC: 327-7488
FAX. 327-8500
Ada-WIC Satellite Otlice
1606 Robert 51.
Boise. ID 83705
Ph. 334-3355
FAX'. 334-335::
Elmore County Ollice
520 E. 8th Street N.
Mountcln Home. ID 83647
Enviro. Health 587-9225
Family Health: 587-4407
WIC' 587-4404
FAX-587-352i
Valley County Office
705 N. 1st Street
P.O. Box 1448
McCall. ID. 83638
Ph. 63d-7194
FAX: 634 2174
SETTLERS' IRRIGATION DISTRICT
P.O. BOX 7571 • 601SE, IDAHO 83707
PHDNE 344-2471
August 14, 2002
Kathy Stroschein
Briggs Engineering, Inc.
1800 West Overland Road
Boise, ID 83705
Re: Havasu Creek Subdivision PP 02-019
Dear Kathy:
COPY
RECE~rED
AUG 19 2002
Ctty of Meridian
City Clerk nffice~
After review of the preliminary plat of the above-mentioned application Settlers
Irrigation District request the following:
1. All irrigation and drainage facilities/ easements will need to be protected.
2. All storm drainage must be retained on-site.
3. Plan review/inspection fees shall be paid prior to any approvals.
4. If this development wishes to have SID own, operate and maintain the pressure
irrigation system an agreement needs to be in place prior to construction.
If you have any questions please ca11343-5271.
Sincerely,
N~tl~,an_~aper, Manager __ .. _ _._
Settlers Irrigation District
Cc: City of Meridian, Will Berg
' ~ LEGAL DEPA RTMENT
MAYOR ~.i` 'a~"p~''( (?08)'88-2J79. Fax ?88-~SU1
Robert D. Cowie
rrcv or- 1~'i'f~~IF"t ~ PARKS & RECREATION
~~= -- ~ (208 838-3579 •Fax 878-5501
CITY COUNCIL MEMBERS - `'
Tammy deWeerd eri~icn s! `\„~ PUBLIC WORKS
William L. M. Nary IDAHO ~ (208) 898-8800 •Fax 887-1297
A j BUILDING DEPARTMENT
Cherie McCandless ~e / (208) 387-?211 •Fax 887-1_'97
Keith Bird ° ,~ .N ~+
,P„~, PLANNING AND ZONING
'.i9o~ (208) 385-5533 •Fax 888-6851
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: October 31, 2002
Transmittal Date: August 9, 2002 Hearing Date: November 7, 2002
File No.: PP 02-019
Request: Request for preliminary plat approval of 328 building lots and 27
on 119.83 acres in a proposed R-4 zone for Havasu Creek Subdi~
Location of Property or
David Zaremba, P2 (No VAR, VAC, FP)
Jerry Centers, P2 (No VAR, VAC, FP)
Leslie Mathes, P2 (No VAR, VAC, FP)
Keven Shreeve, P2 (No VAR, VAC, FP)
Keith Borup, P/Z (NO VAR VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, GC
/ Water Department
Sewer Department
Sanitary Service (NO VAR, VAC, FPJ
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
K • h FP 4~ PPNFP • t] VNUY/G- t0 CU
Meridian Schodl District (NO FP)
Meridian Post Office (FP/PPony)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP Ony)
U.S. West (FP/PP ony)
Intermountain Gas (FPiPPOny)
Bureau of Reclamation (FP/PPOny)
Idaho Transportation Department (NO FP)
Your Concise Remarks:
Ada County (AZ ony)
AUG 16 2002
33 EAST IDAHO • MERIDIAN, IDAHO 83642 ~ ` `
(208) 888-4433 •Fax (208) 387-4813 City Clerk Office Fax (208J 888-4218 Human Resources Fax (208) 884-8723
RECEIVED
ME14IORANDUM
Date: November 6, 20(12
To: City of Meridian Planning and Zoning Commissioners
Fm: Dave McKinnon, Planner II
NOV 0 6 2002
City Of Meridian
City Clerk Office
Re: Corrections for the Salmon Rapids No.S Staff Report and the Havasu Creek Staff Report
I apologize for the inconvenience; however the following corrections need to be made to the above refernce
staff reports:
Salmon Raaida Na S Please strike "General Comment" number 11 on page five of the report, (the
applicant has proposed four foot (4') detached sidewalks within the subdivision) and replace it with the
following "General Comment" : 11. The anolicant shall be reauued to obtain a license a¢reement from
line.
Havasu Creek- Please modify site "Specific Comment' number 5, on page 9 to read as follows: "A new
Cross access easement shall be added, in...."
And as a follow up note to the above noted correction please revise the site specific comment numbering to
correct the fact that the numbering of the site speoific cmnments on pages eight and nine of the report are
not correct. It appears that Bruce and I did not merge our documents together in dte proper fashion,' and the
numbering became muddled.
Again, I apologize for any inconvenience my errors may have caused in reviewing and revising these
reports.
DM
Cc: Justin Martin
Beck Bowcutt
Steve Siddoway
City Clerk
rI0 VCIYIYJ~Y ~ , Za~-
l}cam 5,~, ~, ~
PUBLIC HEARING
SIGN-UP SHEET
DATE November 7, 2002
PROJECT NUMBER PP 02-019
PROJECT NAME Havasu Creek Subdivision
NAME FOR AGAINST