HomeMy WebLinkAboutCobblefield Crossing AZ 02-024
November 18, 2002
MERIDIAN PLANNING & ZONING MEETING
APPLICANT CMD, Inc.
AZ 02-024
November 21,2002
ITEM NO.
7
REQUEST Public Hearing - Request for annexation and zoning of 15.4 acres from RUT to R-8
zones for proposed Cobblefield Crossing Subdivision - 4450 North Linder Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOl DISTRICT:
SETTLERS' IRRIGATION DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Set' Lu.t OC\'1ec\ lOffiYV'cni'i"
No Comment
"No Comments at this lime"
0n+. cyih
-1-0 f)-eJ!. /0 I 200 2-
See attached Comments
"We have No ObJections to this Proposal"
No Comment
Contacted:
Date:/1~{~/~2 Phone: q~ 1- lqgo \\~
Ma 'als presented at pubtic meetings .hall become property of the City of Merldlan. '
--
"~~_.~-,,,_..._---~,,.,,- -.
... .
- ----~.._."".
CHIEF
KJmW. BOWERS
J)j;PlITY CHIEF - FIRE PREVENTION
JOSEPH SILVA
J)j;PlITY CHIEF - TRAINING
BILL JOHNSON
MAYOR
ROBERT D. CORRIE
COUNCil. MElvfBERS
WILLIAM L.M. NARY
KEnnBIRD
TAMMY DE WEERD
CHERIE MCCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
SlEVE ELLIOTT
A
oU"utidi!t
~..1' ID~~..,_
r-f.E^-'iln\.f!;
540 East Franklin Road
Meridian, ill 83642
(208) 888-1234
Fax (208) 895-0390
MERIDIAN CITY/RURAL FIRE
TO: Mayor, City Council & Meridian Planning
'~-'''~C'''"""JfECEIVED
Nav 1 8 2002
C~ty Of Meridi
Clty Clerk om:
& Zoning Commission
~ovemberI4,2002
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Cobblefield Crossing Subdivision AZ 02-024, PP 02-022, CUP 02-032
Tbe following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. One and two family dwellings will require a fire-flow of 1,000 gallons per
minute 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
ill-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
Department
4. Tbe phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have a turn around,
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 permanent street signs are
required before combustible construction begins. UFC 901.4,2 & 901.3
8, A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes, It is recommended that a stub
street be extended to the East between Lots 16-18 on Block 3, to provide a
second point of access to the project, UFC 902.2.1
9, The proposed 73-lot subdivision with an estimated 2,9 residents per
household would have a total estimated population of 211 residents at build
out The Meridian Fire Department has experienced 2069 responses in the
year 2000 and 2251 calls for service in 200 L According to a report
completed by Fire & Emergency Services Consulting Group in February of
2000 our requests for service are projected to reach 2800 in tbe year 2005
and 3800 by the year 2010,
10, The roadways shall be built to Ada County Highway Standards and shall
have a clear driving surface, available at all times, which is 20' wide, Lots 8,
9, 10, 11, 12, 13, 14, 15 on Block 4 shall be posted "No Parking Fire Lane".
UFC 902,2
II. Building setbacks shall be per the Building Code for one and two story
construction.
12. The roadways shall be built to Ada County Highway Standards and shall
have a clear driving surface, available at all times, which is 20' wide. The
lots adjacent to the knuckles on Blocks 6, 7, 8 & 9 shall be posted "No
Parking Fire Lane". UFC 902.2
~ .._r'
.~
.~:~~'"
~ Ada County Highway District
David E, Wynkoop, President
Dave Bivens, 1 st Vice President
Judy Peavey-Derr, 2nd Vice President
Susan S. Eastiake, Commissioner
Sherry R. Huber, Commissioner
318 East 37th Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAA (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
October 31, 2002
To:
CMD, Inc.
Doug Campbell and Road Ralphs
1661 Shoreline Drive
Boise, Idaho 83702
RECEIVED
NOY - 6 2002
Subject:
City of Meridian
City Clerk Office
Cobblefield Crossing / MPP-02-022/ MAZ-02-024/ MCUP-02-032
72-lot single-family residential subdivision on 15,4-acres
East side of Linder Road south of McMillan Road
On October 23, 2002 the Ada County Highway District acted on your application for the above
referenced project. The report lists site-specific requirements, conditions of approval and street
improvements, which are required.
If you have any questions, please feel free to contact staff at 20B-387 -6177.
S~f
Andrea N. Tuning ~
Principal Developmen Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development Chron/project file
City of Meridian
Construction Services
Drainage
Utilities
Leavitt & Associates
1324 1st Street South
Nampa, Idaho 83651
. -
~'" -.
J4f'< , ',,-
- AC.!m. Ada County Highway District
Right-of Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that this development is located within the North
Meridian Planning area. This item is scheduled to be on the consent agenda on October 23, 2002. Tech
Review for this item was held with the applicant on October 4. 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:
Cobblefield Crossing Subdivision I MPP-02-022/MAZ-02-024/MCUP-02-032
Site address:
4450 North Linder Road
Owner:
Frank Fisher
4450 N, Linder Road
Meridian, Idaho 83642
Don Huffman
4025 Meadow Wood
Meridian, Idaho 83642
Applicant:
CMD Inc.
Doug Campbell, Rod Ralphs
1661 Shoreline Drive
Boise, Idaho 83702
Representative:
Leavitt & Associates
1324 151 Street South
Nampa, Idaho B3651
Application Information
The Ada County Highway District (ACHD) staff has received the above referenced applications requesting
preliminary plat, conditional use and rezone approval. The applicant is proposing to rezone 15.4-acres from
RUT to R-8 and plat an 89-lot residential subdivision. The site is located on the east side of Linder Road
between Ustick Road and McMillan Road.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed Buildable Lots:
Proposed Common Lots:
Existing Lots:
15.4
RUT (Rural Urban Transitional)
R-8 (Medium Density Residential)
72-Lots
16-Lots (1-park and walking path)
1-Lot (1-Single-family residence with out buildings)
Vicinity Map
""bb~oIden..ln;SllI>olvl""
I,
1
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 720 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 as follows:
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: This proposed development is estimated to generate less than 1,OOO-trips per
day, therefore a traffic impact study was not required with this application. The following traffic impact
study summary is taken from Washington Group International's North Meridian Traffic 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 ofT4N R1W and sections 29-32 of
T4N R1E), is selected Ada County Highway District (ACHD) for anticipated development build
out. The following are the principal findings and recommendations of the study:
. By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units,
2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools,
2 senior high schools, 2 junior high schools, 38,260 sq, ft of church buildings, and
approximately 60 acres of park.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT)
of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles
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.
2
. 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,
4. Site Information:
There is an existing single-family residence with out buildings on a portion of the site. The remainder
of the site is agricultural.
5. Description of Adjacent Surrounding Area:
a. North: Residential/Agricultural
b. South: Proposed Baldwin Park Subdivision
c. East: ResidentiaVAgricultural
d. West: Residential/Agricultural
6.
Impacted Roadways
Linder Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
McMillan Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Nearest intersection:
3
Approximately 327-feet
Minor Arterial
South of McMillan was 5,853 on 4/16/02
IIG"
50-mph
McMillan Road and Linder Road is a 4-way stop
Approximately 50-feet
Minor Arterial
East of Linder Road was 3,123 on 4/10/02
"e"
45-mph
McMillan Road and Linder Road is a 4-way stop
7. Roadway Improvements Adjacent To and Near the Site
Linder Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting the site.
McMillan Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting the site
8. Existing Right-of-Way
Linder Road has 50-feet of existing right-of-way (25-feet from centerline).
McMillan Road has 50-feet of existing right-of-way (25-feet from centerline).
10, Site History
District staff has not reviewed this site in the past. There are a number of subdivisions that are being
proposed or in the application process located within this general vicinity.
11. Five Year Work Program
There are currently no projects that are scheduled within the District's Five-Year Work Program (FY
03-07).
12. 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, B 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
B-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
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision),
. On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot
residential subdivision on 78-acres (Baldwin Park).
. On April 17, 2002, the Commission approved a preliminary plat application for a 285-lot
subdivision on 75,4 acres (Heritage Commons Subdivision).
. On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 sing/e-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
. On July 17, 2002, the Commission approved a request for approval for an annexation and
rezone for a 135,000 square foot Midd.le School within the Meridian School District.
. On AU9ust 21, 2002, the Commission approved a preliminary plat application for a 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision),
4
. On August 28, 2002, the Commission approved a preliminary plat application for a 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
. On September 11, 2002, the Commission approved a preliminary plat application for a 49-lot
residential subdivision on 7.30-acres (Tully Cove 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. Cobblefield Crossing 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
1. Right-at-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 that they may have an interest in dedicating less right-of-way (38-feet
from centerline) and placing the sidewalk on Linder Road and 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 tact 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.
2. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector and arterial
roadways.
5
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 300-feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct the main entrance, Cobblefield Drive, to intersect Linder Road
approximately 140-feet north of the south property line. This entrance will be approximately 690-feet
north of the main entrance to Baldwin Park Subdivision and approximately 500-feet south of the main
entrance to Bridgetower Crossing Subdivision, This location meets District policy and should be
approved with this application,
All of the internal roadways meet District policy and should be approved with this application.
4, Roadway Street Sections
The applicant is proposing to construct all of the internal roadways as 36-foot street section with curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, This roadway street section meets.
District policy and should be approved with this application.
The applicant is proposing to construct islands/medians within the public right-of-way. To safely
channel traffic and provide a sufficient pavement width for emergency vehicles, the applicant should
provide a minimum of 21-feet measured from back of curb to back of curb on either side of a
proposed median,
5. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-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, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct two stub streets and one strip of right-of-way,
The first stub street is proposed to extend to the south property line approximately 1 ,OOO-feet east of
Linder Road. Staff is supportive of this stub street location. Due to the fact that this stub street is less
than 150-feet and less than 1-lot in depth, the applicant should not be required to construct a
temporary turnaround at the terminus of the stub street. The applicant should install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The second stub street is proposed to extend to the north property line approximately 1,340-feet east
of Linder Road. Staff is supportive of this stub street location. Due to the fact that this stub street is
less than 150-feet and less than 1-lot in depth, the applicant should not be required to construct a
temporary turnaround at the terminus of the stub street. The applicant should install a sign at the
terminus of the roadway stating that, ''THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The strip of right-of-way that the applicant is proposing to dedicate is located within the 50-foot flag
that extends from the proposed subdivision to McMillan Road. Staff is supportive of this strip of right-
of-way but has some concerns with the construction of this roadway, Due to the fact that this is a
unique situation and to alleviate staffs concerns, District staff recommends that the applicant dedicate
a "temporary stub street" to the District in the form of an easement. The "temporary stub street" will be
6
a 50-foot easement located within the 50-foot flag approximately 760-feet north of the south property
line and will extend from the east property line to the west property line. This easement may become
a right-of-way in the future (at the sole discretion of the District) at no cost to the District and the costs
associated with the construction of the street will be paid by the owner/developer and placed within a
Public Right's-of-Way Road Trust deposit. If the 50-foot easement is not utilized to construct a stub
street within five years from the date of the signed final plat, the easement and the road trust deposit
will expire and revert back to the Owner/developer.
6. 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 two knuckles with islands within the subdivision, Staff is
supportive of the location of these knuckles. The applicant should construct the island within the
knuckles a minimum of 4-feet wide with a minimum area of 1 OO-square feet and provide a minimum
of a 29-foot street section for the roadway around the traffic island.
7. Islands I 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.
8. Other Access
Other than the access that has been approved with this application, direct lot access to Linder Road
and McMillan Road is prohibited.
C. Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Linder Road and 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),
OR
Dedicate 38-feet of right-of-way from the centerline of Linder Road and 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),
7
2. Construct a 5-foot concrete sidewalk located 2-feet within the right-of-way (if the dedicated right-of-
way is 48-feet from centerline) or if the sidewalk is outside of the right-of-way, place the sidewalk
within an easement.
3. Construct the main entrance, Cobblefield Drive, to intersect Linder Road approximately 140-feet north
of the south property line, as proposed.
4. Construct all of the internal roadways as 36-foot street section with curb, gutter and 5-foot concrete
sidewalk within 50-feet of right-of-way, as proposed.
5. Construct a stub street to extend to the south property line approximately 1,OOO-feet east of Linder
Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
6. Construct a stub street to extend to the north property line approximately 1 ,340-feet east of Linder
Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
7. Dedicate a "temporary stub street" to the District in the form of an easement. The "temporary stub
street" will be a 50-foot easement located within the 50-foot flag approximately l60-feet north of the
south property line and will extend from the east property line to the west property line. This
easement may become a right-of-way in the future (at the sole discretion of the District) at no cost to
the District and the costs associated with the construction of the street will be paid by the
owner/developer and placed within a Public Right's-of-Way Road Trust deposit. If the 50-foot
easement is not utilized to construct a stub street within five years from the date of the signed final
plat, the easement and the road trust deposit will expire and revert back to the Owner/developer.
8. Construct two knuckles with islands within the subdivision, as proposed. Construct the islands within
the knuckles to provide a minimum of 4-feet in width with a minimum area of 1 OO-square feet and
provide a minimum of a 29-foot street section for the roadway around the traffic island.
9. 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 are required on the final plat.
10. Provide a minimum of 21-feet measured from back of curb to back of curb on either side of a
proposed island or median.
11. Enter into a development agreement regarding the location, costs and terms associated with the
"temporary stub street".
12. Other than the access that has been approved with this application, direct lot access to Linder Road
and McMillan Road is prohibited.
13. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1, Any existing irrigation facilities shall be relocated outside of the right-of-way.
8
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 properly development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance,
9, It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
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 properly 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.
9
E. Conclusions of Law
1, The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2, ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2, Site Plan
3. Appeal Guidelines
10
Request for Reconsideration of Commission Action
1, 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 foliowing
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shali 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 selling 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 originaliy. It wili normaliy be returned to ACHD
staff for further review. The Commission may set the date of the me.eting at which the matter
is to be returned. The Commission shali only take action on the original matter at a meeting
where the agenda notice so provides,
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
11
1
12
Cobblefield Crossing Subdivision
.
M MJAN
c:::
w
Cl
Z
-l
-l
...I-;fIe i.\I,
A~ Ada County Highway District
Right-of Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that this development is located within the North
Meridian Planning area. This item is scheduled to be on the consent agenda on October 23, 2002. Tech
Review for this item was held with the applicant on October 4. 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:
Cobblefjeld Crossing Subdivision / MPP-02-022/MAZ-02-024/MCUP-02-032
Site address:
4450 North Linder Road
ill:
~
~
RECEIVED CS
OCT 3 0 2002 Lf
Owner:
Frank Fisher
4450 N. Linder Road
Meridian, Idaho 83642
Don Huffman
4025 Meadow Wood
Meridian, Idaho B3642
Applicant:
CMD Inc.
Doug Campbell, Rod Ralphs
1661 Shoreline Drive
Boise, Idaho 83702
City Of Meridian
City Clerk Office
Representative:
Leavitt & Associates
1324 1 st Street South
Nampa, Idaho 83651
Application Information
The Ada County Highway District (ACHD) staff has received the above referenced applications requesting
preliminary plat, conditional use and rezone approval. The applicant is proposing to rezone 15.4-acres from
RUT to R-8 and plat an 89-lot residential subdivision, The site is located on the east side of Linder Road
between Ustick Road and McMillan Road.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed Buildable Lots:
Proposed Common Lots:
Existing Lots:
15.4
RUT (Rural Urban Transitional)
R-8 (Medium Density Residential)
72-Lots
16-Lots (1-park and walking path)
1-Lot (1-Single-family residence with eut buildings)
Vicinity Map
O>bI>loftIldCr"..Inp_lo.
J
i !
1
A. Findings of Fact
1, Trip Generation: This development is estimated to generate 720 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 as follows:
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: This proposed development is estimated to generate less than 1,OOO-trips per
day, therefore a traffic impact study was not required with this application. The following traffic impact
study summary is taken from Washington Group International's North Meridian Traffic 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 R1W and sections 29-32 of
T4N R1 E), is selected Ada County Highway District (ACHD) for anticipated development build
out. The following are the principal findings and recommendations of the study:
. By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units,
2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools,
2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and
approximately 60 acres of park.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT)
of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles
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.
2
. Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted
with a 3-lane section west of Slack 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.
. Slack 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.
4. Site Information:
There is an existing single-family residence with out buildings on a portion of the site. The remainder
of the site is agricultural.
5. Description of Adjacent Surrounding Area:
a. North: Residential/Agricultural
b. South: Proposed Baldwin Park Subdivision
c, East: Residential/Agricultural
d. West: Residential/Agricultural
6,
Impacted Roadways
Linder Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Nearest intersection:
McMillan Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Nearest intersection:
3
Approximately 327-feet
Minor Arterial
South of McMillan was 5,853 on 4/16/02
"GIII
50-mph
McMillan Road and Linder Road is a 4-way stop
Approximately 50-feet
Minor Arterial
East of Linder Road was 3,123 on 4/10/02
Me"
45-mph
McMillan Road and Linder Road is a 4-way stop
7, Roadway Improvements Adjacent To and Near the Site
Linder Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting the site,
McMillan Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting the site
8. Existing Right-of-Way
Linder Road has 50-feet of existing right-of-way (25-feet from centerline).
McMillan Road has 50-feet of existing right-of-way (25-feet from centerline).
10. Site History
District staff has not reviewed this site in the past. There are a number of subdivisions that are being
proposed or in the application process located within this general vicinity.
11. Five Year Work Program
There are currently no projects that are scheduled within the District's Five-Year Work Program (FY
03-07).
12. 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/commerciallots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
. On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant
proposed 929 residential lots, 8 commercial lots and a 5B5-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 33610ts on 175.91 acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
. On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot
residential subdivision on 78-acres (Baldwin Park).
. On April 17, 2002, the Commission approved a preliminary plat application for a 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
. On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
. On July 17, 2002, the Commission approved a request for approval for an annexation and
rezone for a 135,000 square foot Middle School within the Meridian School District.
. On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
4
. On August 28, 2002, the Commission approved a, preliminary plat application for a 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
. On September 11, 2002, the Commission approved a preliminary plat application for a 49-lot
residential subdivision on 7.30-acres (Tully Cove 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. Cobblefield Crossing 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
1. 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 that they may have an interest in dedicating less right-of-way (3B-feet
from centerline) and placing the sidewalk on Linder Road and 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.
2, Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector and arterial
roadways.
5
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 300-feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct the main entrance, Cobblefield Drive, to intersect Linder Road
approximately 140-feet north of the south property line. This entrance will be approximately 6g0-feet
north of the main entrance to Baldwin Park Subdivision and approximately 500-feet south of the main
entrance to Bridgetower Crossing Subdivision. This location meets District policy and should be
approved with this application.
All of the internal roadways meet District policy and should be approved with this application.
4. Roadway Street Sections
The applicant is proposing to construct all of the internal roadways as 36-foot street section with curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. This roadway street section meets
District policy and should be approved with this application.
The applicant is proposing to construct islands/medians within the public right-of-way. To safely
channel traffic and provide a sufficient pavement width for emergency vehicles, the applicant should
provide a minimum of 21-feet measured from back of curb to back of curb on either side of a
proposed median.
5. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-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, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct two stub streets and one strip of right-of-way.
The first stub street is proposed to extend to the south property line approximately 1,OOO-feet east of
Linder Road. Staff is supportive of this stub street location. Due to the fact that this stub street is less
than 150-feet and less than 1-lot in depth, the applicant should not be required to construct a
temporary turnaround at the terminus of the stub street. The applicant should install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The second stub street is proposed to extend to the north property line approximately 1 ,340-feet east
of Linder Road. Staff is supportive of this stub street location. Due to the fact that this stub street is
less than 150-feet and less than 1-lot in depth, the applicant should not be required to construct a
temporary turnaround at the terminus of the stub street. The applicant should install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The strip of right-of-way that the applicant is proposing to dedicate is located within the 50-foot flag
that extends from the proposed subdivision to McMillan Road. Staff is supportive of this strip of right-
of-way but has some concerns with the construction of this roadway. Due to the fact that this is a
unique situation and to alleviate staffs concerns, District staff recommends that the applicant dedicate
a "temporary stub street" to the District in the form of an easement. The "temporary stub street" will be
6
a 50-foot easement located within the 50-foot flag approximately 760-feet north of the south property
line and will extend from the east property line to the west property line. This easement may become
a right-of-way in the future (at the sole discretion of the District) at no cost to the District and the costs
associated with the construction of the street will be paid by the owner/developer and placed within a
Public Right's-of-Way Road Trust deposit. If the 50-foot easement is not utilized to construct a stub
street within five years from the date of the signed final plat, the easement and the road trust deposit
will expire and revert back to the Owner/developer.
6. 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 1 OO-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 two knuckles with islands within the subdivision. Staff is
supportive of the location of these knuckles. The applicant should construct the island within the
knuckles a minimum of 4-feet wide with a minimum area of 1 OO-square feet and provide a minimum
of a 29-foot street section for the roadway around the traffic island.
7. Islands I 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.
8. Other Access
Other than the access that has been approved with this application, direct lot access to Linder Road
and McMillan Road is prohibited.
C. Site Specific Conditions of Approval
1, Dedicate 48-feet of right-of-way from the centerline of Linder Road and 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).
OR
Dedicate 3B-feet of right-of-way from the centerline of Linder Road and 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).
7
2. Construct a 5-foot concrete sidewalk located 2-feet within the right-of-way (if the dedicated right-of-
way is 48-feet from centerline) or if the sidewalk is outside of the right-of-way, place the sidewalk
within an easement.
3. Construct the main entrance, Cobblefield Drive, to intersect Linder Road approximately 140-feet north
of the south property line, as proposed.
4. Construct all of the internal roadways as 36-foot street section with curb, gutter and 5-foot concrete
sidewalk within 50-feet of right-of-way, as proposed.
5. Construct a stub street to extend to the south property line approximately 1,OOO-feet east of Linder
Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
6. Construct a stub street to extend to the north property line approximately 1 ,340-feet east of Linder
Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
7. Dedicate a "temporary stub street" to the District in the form of an easement. The "temporary stub
street" will be a 50-foot easement located within the 50-foot flag approximately 760-feet north of the
south property line and will extend from the east property line to the west property line. This
. easement may become a right-of-way in the future (at the sole discretion of the District) at no cost to
the District and the costs associated with the construction of the street will be paid by the
owner/developer and placed within a Public Right's-of-Way Road Trust deposit. If the 50-foot
easement is not utilized to construct a stub street within five years from the date of the signed final
plat, the easement and the road trust deposit will expire and revert back to the Owner/developer.
8. Construct two knuckles with islands within the subdivision, as proposed. Construct the islands within
the knuckles to provide a minimum of 4-feet in width with a minimum area of 100-square feet and
provide a minimum of a 29-foot street section for the roadway around the traffic island.
9. Any proposed landscape islands/medians within the public right-of-way dedicatee! by this plat shall be
owned and maintained by a homeowners association. Notes of this are required on the final plat.
10. Provide a minimum of 21-feet measured from back of curb to back of curb on either side of a
proposed island or median.
11. Enter into a development agreement regarding the location, costs and terms associated with the
"temporary stub street".
12. Other than the access that has been approved with this application, direct lot access to Linder Road
and McMillan Road is prohibited.
13. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1, Any existing irrigation facilities shall be relocated outside of the right-of-way,
8
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 DIGLlNE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
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.
9
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3, Appeal Guidelines
10
Request for Reconsideration of Commission Action
1. 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 ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
11
Cobblefield Crossing Subdivision
.
M ML AN
c::
w
o
Z
...J
12
J
~L-~-_ ~l
I ~~_.:::-=.. - -I
~
l ........
~~C~=~.
Z II r
o I I
- \
(I)
s:
-
Q~
CD
;:)
(I) ~
C) -.,
..Zl!;i
l!i _ >[ts
~ (I) !~!i
i (I) ilE:1i;
Ii 0 !l!;~g
:l '" .. C
f"'"'ooi
O...~
CD
..
Q I
rd
-
u.
UJ
...J
CD
CD
o
o
,
II' · !
,Itil: I_ : ii-
. Inl~II~~~
i ili i qHfr!lllt~I'
I l;f 111 ili.1! l~qlb ~!1
~L ~';i~iH !;h"~! .ill~Wb
II l!m!!! I~~~!~!m~
.
i
It
I I
I !
ell
1Il,"UII
.
.
/I ""I"S
8!1
:;:,~'::M- .~: ... ..
eU,
-" :I:
o!1
-II
- -. ~,. _..
,. ~,
e51
"." ._..,.~:_. =-.-J
-.- ,.-.-.
:'. i1.
, ,.
. '. II
ii,
~~
z'
;~"l'~
, t
. ',;
. .
',J. J
!t e II
e
-_..' P-!!!.;
o
z ~
:5
...
"'
t:
.,
>
..
<
z
i
iil
..
...
~~~ i
111'11
11I3: .
~i
~Ul I
~
. ..0
Oh:
Z.or
z"
..0J
.z.
'HI
Oz-.
gim
a 0...
Cl
:z
us
en
o
a::
u
Q
iil
i:i:
w
iil
III
o
U
I
~
~
;
l'
Ii
MAYOR
Robert D. Corrie
HUB OF TREASURE VALLEY
A Good Place to Live
? ~ L- COVVUYl.
\ l- 2-H)'L
CITY COUNCIL MEMBERS
Tammy deWeerd
K~ith Bird
Cherie McCandless
William L.M. Nary
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(20S) 888-4433' FAX (208) 887-4813
City Clerk Offi" Fox (208) 888-4218
Jk-wtS1)il11
MEMORANDUM:
November IS, 2002
To:
Mayor, City Council and Plaooing & Zoning Commission
RECEIVED
NOV 2 0 2002
From:
Brad Hawkins-Clark, Planner ill ~~.,-d
Bruce Freckleton, Senior Engineering Tech ~
City Of Meridian
City Clerk Office
Re: Cobblefield Crossing Subdivision
. Annexation and Zoning of 15,4 Acres from RUT (Ada County) to R-S
(Medium Density Residential District), by CMD, Inc, (File No. AZ-02-024),
. Preliminary Plat Approval of Seventy-Three (73) Building Lots and Fifteen
(15) Other Lots on 15.4 Acres in a Proposed R-S Zone, by CMD, Inc. (File
No. PP-02-022).
. Conditional Use Permit Approval for a Planned Development Consisting of
Sixty-four (64) Single Family Detached Building Lots, Eight (S) Single
Family Attached Building Lots, and One (1) Existing Home Lot, on 15.4
acres in a proposed R-S Zone, by CMD, Inc. (File No. CUP-02-032).
We have reviewed the above referenced submittals and otTer the foUowing comments, as
conditioDll of approval. These conditions shall be coosidered io full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, CMD, Inc, has applied for Annexation and Zoning, Preliminary Plat and
Conditional Use PermitlP1anned Development (CUPIPD) approval of 73 building lots (64 new
single family detached, S new single family attached and 1 existing single family residence), and
15 other lots on 15.4 acres of land located just to the north of the recently approved Baldwin
Park Subdivision. The requested zoning designation for the subdivision is R-S. The net density of
the project is 5.71 d.u.lacre. The CUPIPD application requests reduced lot frontages, reduced
minimum house square footages, and reduced setbacks. This is a single phase development,
The "other" lots within the subdivision include thirteen (13) common landscape lots and two (2)
open space/park lots, The proposed PD amenities include six (6) workout center features in the
linear open space lot south of McMillan Road and a swimming pool. Except for the existing
single-family residence on ~, Linder, the new proposed single-family lots within the subdivision
range from 4,135 square feet up to S,640 square feet.
AL-02.(l24, PP-02..o22, CUP-02-032
Cobble1ie1d Crossing Subdivision. AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
November IS, 2002
Page 2
The applicant has asked for the following modification and/or reductions to the R-S standards
within the Meridian City Code as part of the proposed Planned Development:
Setbacks-
Citv Requirements
Side: 5' Iper story
Proposed Setbacks
Side: 5'single and two story
(see "Additional Considerations" below)
Street side: 20'
Street side: 10'
Lot Size-
Citv Requirements
R-S zone: 6,500 sq,ft.
(Minimum)
Proposed Lot Sizes
4,135 sq. ft.
(Minimum)
Lot Frontage-City Reauirements
65'minimum
Proposed Frontage
30' minimum
House Size- City Requirements
1,301 sq. ft. minimum
Proposed Fronta2e
1,150 sq. ft. minimum (approx. 25% oflots)
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 are or
can be made available to the subject property,
LOCATION
The property is located immediately north of the Baldwin Park Subdivision and directly east of
Bridgetower Crossing's office complex, with frontage on ~. Linder Road, It is approximately V.
south of McMillan and has flag-lot frontage on McMillan Road approximately V. mile east of~.
. Linder Road,
SURROUNDING PROPERTIES
~orth: Rural residential properties (5-acre parcels), zoned RUT (Ada County)
South: Baldwin Park Subdivision (phase 2), zoned R-S,
East: A 40-acre agricultural-use parcel, zoned RUT (Ada County).
West: Bridgetower Crossing Subdivision (office uses), zoned R-4
OWNER OF RECORD
The property owners of record are Frank Fisher and Don Huffman and they have provided
notarized consent for submission of these applications,
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
AZ-02.o24, PM2-G22, CUP.o2.o32
Cobbletield Crossing SubdMsion AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 3
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment"
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will tbe new zoning be harmonious with and in accordance with tbe
Comprebensive Plan and, if not, bas tbere been an application for a
Comprebensive Plan amendment;
Staff finds that the requested zoning designation, R-8, is harmonious with and in
accordance with the effective Comprehensive Plan ('02) and Future Land Use
Map, which designates the land to be "Low Density Residential," While the
proposed 5+ dwelling units per acre density is not allowed under the "Low
Density" designation, the Comprehensive Plan does allow a density upgrade to
"Medium" without a formal Comp Plan amendment
B. Is the area included in the zoning amendment intended to be rezoned in tbe
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
fasbion 'tbat 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, (if accompanied with an approved Conditional Use
Permit for a Planned Development),
D. Has tbere been a cbange in tbe area or. adjacent areas which may dictate that
tbe area sbould be rezoned. For example, bave 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;
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-8 is
harmonious with the recently approved adjacent development (Baldwin Park),
also zoned R-8, and may be rezoned in the requested manner, Additionally, the
annexation and preliminary plat approval of Bridgetower Crossing Subdivision
immediately to the west signifies a change in the area that would support the
proposed use, ACHD has reviewed the adjacent street capacity and has approved
the proposed subdivision (with conditions), .
AZ-02.o24., PP-02-022, CUP-fj2-032
CobblcJic:1d CroMing SubdiYWonAZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 4
E. Will tbe proposed uses be designed, constructed, operated and maintained to
be barmonious and appropriate in appearance witb tbe existing or intended
cbaracter of tbe general vicinity and tbat sucb use will not change the
essential cbaracter of tbe same area;
Staff finds that the proposed use (single family residential) will not change the
existing or intended character of the area, which is low to medium density
residential.
F. Will tbe proposed uses not be bazardous or disturbing to existing or future
neigbboring 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, as long as fencing and other
recommended conditions are exercised,
G. Will the area be served adequately by essential public facilities and services
sucb as bighways, streets, police and tire protection, drainage structures,
refuse disposal, water, sewer or tbat tbe person responsible for the
establisbment of proposed zoning amendment shall be able to provide
adequately any ofsuch 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 ACHD, Police and Fire Department's comments concerning this
subdivision for further information regarding public services,
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,
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;
AZ-02-024. PP--OO:..o22, CUP-02.o)2
Cobb1efield Crossing SubdivisionAZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 5
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 feel 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 ofN. Linder Road 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 ACHD 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 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,
2, A Development Agreement shall be entered into between the City of Meridian and the
Applicant as part of the Annexation application. The Development Agreement shall outline
any special conditions placed upon the Preliminary Plat application, including the maximum
allowable density,
AUl2'()24. PP-lt2-012, CUP-(l2-032
Cobb1etield Clolllring SUbdivilliDnAZ.PP,CUP
Planning & Zoning CommissionlMayor & City Council
~ovember 18, 2002
Page 6
3, 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.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 1.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan,
b. The availability of public services to accommodate the proposed development;
Staff finds that public services 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 Councilor Commission's
attention,
ADDITIONAL CONSIDERA nONS
1. Setbacks: The Applicant is proposing 5-foot side yard setbacks for both single and two
story structures. MCC 11-9-1 requires 5-feet per story. Tbe proposal results in a 10-foot
separation between structures versus a 20-foot separation (as under code), The City of
Meridian has allowed 5-foot setbacks in other subdivisions, most recently Woodbridge
and Berkeley Square, As a PD, reduced setbacks may be reduced with
Commission/Council approval. Due to fire safety considerations, Staff is recommending
that either, 1) no fences or other structural encroachments be permitted in any required
side yard setback area or, 2) the plat include a note to provide off-setting zero-line and
AZ.(l2-o24, PP-02-o22, CUP-02-032
CobblefieJd Crossing SUbdiw.ionAZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 7
10-foot sideyard dimensions in. order to allow adequate fire access to second stories, Both
of these options would ensure that a minimum IO-foot wide, free and clear space is
provided between structures on at least one side of the residences, Both of these
recommendations are included in the site specific comments below (# 6).
2. Stub Streets: ACED has approved a "temporary stub street" located within the 50-foot
wide flag strip, with the condition that this temporary right-of-way revert back to the
owner/developer within 5-years from final plat signature if the street is not constructed,
This temporary stub street is located approximately 510 feet south of McMillan and
would provide connectivity between the 40-acre Brinegar parcel to the east and the 6-acre
Bruck parcel to the west. Staff agrees that ensuring some connectivity between these
parcels is important. However, should the Brinegar and Bruck parcels not develop within
five years, the city would not be ensured of this connectivity.
Therefore, Staff is recommending a new stub street be located somewhere between
Lots16 and 19, Block 3, approximately 350 feet south of the temporary stub, This would
also provide a future connection to the Brinegar parcel AND would guarantee
connectivity, The stub should be placed no more than 1,000 feet south of the McMillan
Road right-of-way line. Staff's preference would be for this to be an additional stub street
and to maintain the temporary stub as a second vehicular stub, However, we also
recognize this is a small parcel and, as an alternative, we would support converting the
temporary stub to a 20-foot wide pedestrian connection only, This recommendation is
included in site specific conditions #7 below.
3, Block Len!!lh: Block 1 exceeds the maximum 1,000 foot block length allowed under
MCC, The Applicant bas not requested a variance under the PD for this exceedance. Staff
also bas concerns about the lack of connectivity to the 5-acre Converse parcel abutting
the north and west boundaries of this block, as neither a vehicular or pedestrian
connection is provided to this parcel. In condition #8 below, Staff is recommending a 20-
foot wide pedestrian connection be added to the plat to break-up this block length.
4. Townhouse Lot Reconfiguration: ACED is requiring a minimum 29-foot wide street
section in front of the eight townhouse lots in Block 4. This will impact the design of
these eight lots, In condition # 13 below, Staff is requiring a revised plat in order to
review the reconfiguration of these lots.
SITE SPECIFIC COMMENTS / PRELIMINARY PLAT
1, Sanitary sewer service to this site shall be via main line extensions from the existing
mains adjacent to the property, This development shall be subject to sanitary sewer
latecomer fees to reimburse those responsible for extending sewer service into the area.
The latecomer fees for each lot shall be due and payable upon signature on final plat.
2, Domestic water service to this site shall be via main line extensions from the existing
mains adjacent to the property,
AZ-02.o24. PP-02-G22, CUP-OZ..o32
Cobblelield Cro&slng SUbdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
November 18,2002
Page 8
3, 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 vear-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, a single-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 6-foot
solid fence shall be required along the north and east boundaries of the subdivision unless
the City agrees in writing that such a fence is not required, Applicant shall address
intended fencing design at the public hearings, particularly how the 50-foot wide flag
strip will be addressed.
6, If the companion CUP/PD application is approved, allowing 5-foot sideyard setbacks, no
fences or other structural encroachments be permitted in any required side yard setback
area or, 2) the plat shall be revised to include a note to provide off-setting zero-line and
10-foot sideyard dimensions in order to allow adequate fire access where two-story
houses are built.
7. Applicant shall add a new public stub street to the east to be located between Lots16 and
19, Block 3, approximately 300 feet north of the south boundary, The centerline of the
stub shall be located no more than 1,000 feet south of the McMillan Road right-of-way
line, Upon city approval, the Applicant has the option to convert the temporary stub street
located within the 50-foot wide flag strip to a 20-foot wide pedestrian connection.
8, Applicant shall add a 20-foot wide pedestrian connection along the north boundary to be
located between Lots 8 and 20, Block 1,
9, In accordance with MCC 12-13-10-4, Applicant shall revise Lot 1, Block 1 and Lot 1,
Block 2 (Linder Road landscape lots) to reflect a minimum street buffer width of25 feet.
Alternatively, the Applicant shall formally request a width reduction as part of the PD
application.
10. In accordance with MCC 12-13-10-8, Applicant shall provide detached sidewalks
adjacent to ~. Linder Road,
AZ-02..o24, PP-02-O:22, CUP.()1.032
Cobble6eJd CJ'OS5ing Subdivision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 9
11, Applicant shall revise the preliminary plat to show the Lemp Canal adjacent to the north
boundary of Lot I, Block 5 (flag lot) and its associated easement to the irrigation district.
Two other ditches are evident across the subdivision, however no details have been
provided for their treatment. Show how these ditches are going to be treated on the
revised preliminary plat.
12. Applicant shall revise the preliminary plat to change the proposed "Colonial Avenue"
street name to "N, Clearbrook Avenue" (or the street name approved for Baldwin Park
Subdivision),
13. Applicant shall submit a revised preliminary plat that reflects the ACHD condition to
provide 29-foot street sections between the townhouse lots in Block 4 and the islands,
14, If the companion CUP/PD application is approved to allow lO-foot street side setbacks, a
condition of this plat shall be that all structures constructed within 20 fee~ of a side street
shall provide at least one window of at least six (6) square feet in size. .
15, The Preliminary Landscape Plan (Sheet LLO by Sterling) is approved as submitted, with
the following two caveats:
a) At the P&Z Commission hearing, the Applicant shall provide details of the intended
design of the three (3) water features shown in the entry road islands,
b) The common area park lot shows a playground facility, which is understood to now
be a swimming pool.
c) The Linder Road street buffers may need to be widened to 25 feet unless the City
approves a reduction under the PD application.
16. Add or revise the following preliminary plat notes:
. Correct #1 of the "Development Data" table to reflect the number of buildable lots is 73,
not 72,
. Add a new note to "Development Data" to reflect the minimum residential house size is
1,150 sq, ft.
. Add a note to face of the plat regarding the "Right to Farm Act"
17, 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 application.
AZ-02.024, PP-02-022, ctJP..02.032
Cobblefield Crossing Subdirision AZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 10
GENERAL COMMENTS
L Please submit a copy of the Ada County Street ~ame 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"10 will be required for all fencing,
landscaping, play equipment, 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 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be
submitted for the subdivision with the final plat application,
6. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-
10-8.
7, 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 are at street intersections and/or fire hydrants. Final design locations
and quantity are detennined 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 area 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 as~ociation (ditch owner's), with written
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.
AZ-020024, PP-02.Q:22, CUP..()2.032
Cobblefillld C:roMing SubdivisionAZ.PP.CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 11
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 are set a minimum of three feet above the
highest established normal groundwater elevation.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular 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 presented 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 large enough to accommodate 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 "Low Density
Residential", Staff finds that the proposed residential uses are harmonious with and in
accordance with the Comprehensive Plan,
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. 1f 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;
Staff finds that the proposed residential subdivision use will be harmonious with the
intended and existing character of the area. Baldwin Park Subdivision, directly south of
the proposed project, has an average of 65-foot wide lots, approximately 10-12 feet wider
AZ.o2'(]24, PP-m..o22, CUP-0200l2
CobblefteJd Crossing Subdivision AZ.PP .CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 12
than Cobblefield Crossing's abutting lots, Staff deems single family detached housing
adjacent to single family detached housing similar and compatible,
D. That tbe proposed use, if it complies witb all conditions of the approval imposed,
will not adversely affect otber property in tbe 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 tbe proposed use will be served adequately by essential public facilities and
services sucb as bigbways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or tbat tbe person responsible for tbe establisbment of
proposed conditional nse sball be able to provide adequately any sucb services;
Staff finds that the proposed development will be adequately served by the essential
public facilities and services listed above.
F. Tbat tbe proposed nse will not create excessive additional requirements at public
cost for pnblic facilities and services and will not be detrimental to the economic
welfare of tbe community;
Staff finds that the proposed use would not be detrimental to the economic welfare 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. Tbat tbe 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 oftraffic, 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,
H. Tbat tbe proposed use will bave vebicular approacbes to tbe property wbicb sball be
so designed as not to create an interference witb 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,
AZ-O:z.<I24, PP-02-022, CUP.o2-D12
CobblefieJd Cro6sing SubdivWun AZ.PP .CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 13
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.
ADDITIONAL CONSIDERATIONS (Conditional Use Permit)
L The Applicant is proposing 5-foot side yard setbacks for both single and two story
structures. MCC 11-9-1 requires 5-feet per story, The proposal results in a 10-foot
separation between structures versus a 20-foo1 separation (as under code), The City of
Meridian has allowed 5-foot setbacks in other subdivisions, most recently Woodbridge
and Berkeley Square, As a PD, reduced setbacks may be reduced with
Commission/Council approval, Due to fire safety considerations, Staff is recommending
that either 1) no fences or other structural encroachments be permitted in any required
side yard setback area, or 2) the plat be reconfigured to provide off-setting zero-line and
lO-foot sideyard dimensions in order to allow adequate fire access to second stories. Both
of these options would ensure that a minimum 10-foot wide, free and clear space is
provided between structures on at least one side of the structure,
2, The Commission and Council shall review the proposed workout centers and swimming
pool to consider if these amenities meet the intent of the PD Ordinance,
3, There is a potential conflict between the Fire Department's condition # 11 requmng
standard building setbacks and the proposed setbacks of 5-feet for two-story construction,
The Commission and Council should be aware of this discrepancy and any motion should
correct this discrepancy,
SITE SPECIFIC COMMENTS (Conditional Use Permit)
L Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2. Applicant shall submit a Certificate of Zoning Compliance application for the proposed
common/park lot and its associated amenities prior to applying for building permits,
3. If the companion CUPIPD application is approved to allow IO-foot street side setbacks, a
condition of this plat shall be that all structures constructed within 20 feet of a side street
shall provide at least one window of at least six (6) square feet in size.
4, All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act,
AZ-02.oZol, PP-4l2..4J22, CUP-62.(132
Cobblefield Crossing Subdivision/lZ..PP.CUP
Planning & Zoning CommissionlMayor & City Council
November 18, 2002
Page 14
RECOMMENDATION
Staff strongly supports the open corridor and greenspace design of the entry road, We also
believe the higher density use across from future Bridgetower Crossing office uses and being less
than a half mile from a future high school site is a good use, We also support the creative house
product types in the CUPIPD and the integrated detached/attached dwellings. As stated, we do
have some concerns with the cOffilectivity to abutting parcels, Overal~ we support this
development,
However, given the following outstanding issues, staffis recommending theP&Z Commission
continue the public hearing so a revised Preliminary Plat can be prepared and reviewed prior to
the City Council hearings:
a) Stub street locations on the east boundary and the potential design modification;
b) Pedestrian connection to the Converse parcel to the north;
c) Street buffer width along Linder Road;
d) Per #13 under Preliminary Plat, the redesign of the townhouse lots and fronting street
configuration;
e) Any pending discussion and/or design issues related to the reduced sideyard setbacks,
t) Treatment of existing ditches crossing the property.
AZ-02.(124, PP-D2-o22. CUP-<12.Q32
Cobblefie1d Cro8&ing SubdMsionAZ.PP.CUP
November 18,2002
RECEIVED
NOV 1 8 2002
Meridian Zoning Commission:
City Of Meridian
City Clerk Office
This letter identifies my concerns associated with the proposed Cobblefield Crossing
Subdivision. The subdivision will be located at 4450 ~orth Linder Road. .
IRRIGATlON CONCERNS
1 receive my irrigation water from the same Settler's Canal head gate as the proposed
subdivision. For the past eight years we have had thirty-six continuous hours of irrigation
rights during each twelve-day period. I would like to ensure this schedule continues.
ZONmG CONCERNS
During the public hearings on the Meridian Comprehensive Plan the maps showed a
zoning change boundary from R-8 to lower density falling just south of 4450 Linder
Road. This zoning change is of significant importance to me as a property owner in the
area oflower density. When was the zoning boundary between the R-8 and lower density
zoning moved? Where is that boundary located now? When was this change public
noticed, especially for the impacted property owners?
FENCING
One portion of our back property line is shared with the subdivision. This property line
sits on the narrow crest between the head gate 29 ditch and the ditch that provides the
irrigation water to my neighbor's and my property. 1 request that a fence compatible with
livestock, ditch burning and ditch maintenance be required (and the ditch easements be
recorded on the plat plan).
RIGHT TO F ARM ~OTlCE
1 raise hay, steers and horses on my property. 1 request that the Zoning Commission
require a notice of the right to fann act be included as part of the each property transfer
within the subdivision until such time as all the contiguous properties have been
redeveloped.
I thank the Commission for their time.
17 AL CoVYlnl ,
l\-2\-0'2..
Sincerely,
~2
Brian L. Englis
4650 North Linder Road
Meridian, ID 83642
(208) 884-8045
J-\-vMS 11 ~ I <1
PUBLIC HEARING
SIGN-UP SHEET
DATE
November 21,2002
PROJECT NUMBER
AZ 02-024
PROJECT NAME
Cobblefield Crossing Subdivision
NAME FOR AGAINST
or...... ..... .__ _
. ,LlIV . . .. '~lJ
., , I
~l~lU~' p\ .
..lj.... ,
December 16, 2002
AZ 02-024
MERIDIAN PLANNING & ZONING MEETING
APPLICANT CMD, Inc.
December 19, 2002
ITEM NO.
4
REQUEST Continued Public Hearing from November 21. 2002 - Request for annexation and zoning.
of 15.4 acres from RUT to R-8 zones for proposed Cobblefield Crossing Subdivision - 4450 North
linderRoad
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
See previous Item Packet
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
SEllLERS' IRRIGATION DISTRICT:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
~Q.. tD VV\ V\I\.UA ~ A-tx> (0 v ~ +0
c,/U
OTHER:
See Revised Plans
Contacted:
Date:
Phone:
Materlal. pr...nfed at public meeting. shall become property of fheCity of Merldian.
MAYOR
ROBERT D. CORRIE
COUNCIL MEMBERS
WILLIAML.M, NARY
KEITH BIRD
TAMMYDEWEERD
CIIER1E MCCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGIITON
STEVE ELLIOTT
CHIEF
cM;;;;dl~n
~ ID,\HO
~-d~~nU!"";';\JI\:f~~
P 4 2 & V/ltfv(.
12-IQ-02..
~81/,r;,4
, "~~!~!'!!~~!:~:!~~~!~~
'~~~~;;'i~~
II!M
DEPARTMENT
.--"'~""""~1tECE1VE'D
DEe 1 9 2002
City Of Meridian
City Clerk Office
~:<;~~~~W"~~
MERIDIAN CITY/RURAL FIRE
November 14, 2002
TO: Mayor, City Council & Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Cobblefield Crossing Subdivision AZ 02-024, PP 02-022, CUP 02-032
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. One and two family dwellings will require a fire-flow of 1,000 gallons per
minute 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
Ill-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
Department.
4. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of28' 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 fue hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
8. A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes. It is recommended that a stub
street be extended to the East between Lots 16-18 on Block 3, to provide a
second point of access to the project. UFC 902.2.1 Revised plans that have
been submitted indicate a connection on the East end of the project.
9. The proposed 73-lot subdivision with an estimated 2.9 residents per
household would have a total estimated population of 211 residents at build
out. The Meridian Fire Department has experienced 2069 responses in the
year 2000 and 2251 calls for service in 2001. According to a report
completed by Fire & Emergency Services Consulting Group in February of
2000 our requests for service are projected to reach 2800 in the year 2005
and 3800 by the year 2010.
10. The roadways shall be built to Ada County Highway Standards and shall
have a clear driving surface, available at all times, which is 20' wide, Lots 8,
9,10,11, 12, 13, 14, 15 on Block 4 shall be posted "No Parking Fire Lane".
UFC 902.2
11. Building setbacks shall be per the Building Code for one and two story
construction.
12. The roadways shall be built to Ada County Highway Standards and shall
have a clear driving surface, available at all times, which is 20' wide, The
lots adjacent to the knuckles on Blocks 6, 7, 8 & 9 shall be posted "~o
Parking Fire Lane". UFC 902.2