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Home My WebLink AboutCobblefield Crossing PP02-022 November 18, 2002 PP 02-022 November 21 , 2002 ITEM NO. MERIDIAN PLANNING & ZONING MEETING APPLICANT CMD, Inc. 8 REQUEST Public Hearing - Request for Preliminary Plat approval of 73 building lots and 15 other lots on 15.4 acres in a proposed R-8 zone 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: See attached Comments ton-/:, f/~ to {kC. 10;/ '2-0D'2-. See aHached Comments See aHached Comments See aHached Comments See aHached Comments Phone: q11-)9lJ}.\~ Contacted: preaenled al pubDc meeDngs shall become properly of file Clfy of Meridian. ~ ROBERT D. CORRIE CmJNCIL MENffiERS Wn.LIAM L.M. NARY KErrn BIRD TMfN1YDE WEERD CHERIE MCCANDLESS RURAL FIRE COMMISSIONERS RICHARD GREENE TERRY LEIGHrON STEVE ELLIOTT oU;;::;dl~ -', 'I l- /' ~ KENW. BOI;';RS DEPUTY CHIEF. FffiE PREVENTION JOSEPH SILVA DEPUTY CfITEF. TRAfNING BnL JOHNSON ~ IDAHO -a.. C. ~-L~r.....\:>~I'" ",....l.>'::~ ~""'r 1903 540 East Franklin Road Meridian, ill 83642 (208) 888-1234 Fa~(208)895-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT ':~"~.~~''''_''~~'~~_~'~'~~'~~''__~:''~~_~~~_ i'V~~~':':'~"'::'~':~:~_":.;~":;o;"':!:,~~~~~~~~,,~""':':",~'."'~~~...:c::~',,,,::'""c'::'_:'." '~"!"-'_"'<~~'."<<=,""-~_" """,,",',n,"',""""'" >"~'''''''''-'''''''"'''''''''' ----'----,'..... .. .-.... ----._--..--- "','- -- .. ....., ,........"" ..-.." November 14, 2002 RECEIVEr NOV 1 8 2002 Cjty Of Meridi CIty Clerk Offi~ Mayor, City Council & Meridian Planning & Zoning Commission TO: 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 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 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 "No Parking Fire Lane". UFC 902.2 ....cr;i~,.~'- .,-~ Ada County Highway District David E. Wynkoop, President Dave Bivens, 1 st Vice P,esident Judy Peavey-Derr, 2nd Vice President Susan S. Eastlake, Commissione, She,ry R. Huber, Commissione, 318 East 37th St,eet Ga,den City ID 83714-6499 Phone (208) 387-6100 FAX (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 NOV - 6 2002 Subject: City ofMeridiaI> City Clerk Offic~ Cobblefield Crossing / MPP-02-022/ MAZ-02-024 I 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 208-387-6177. S~t: 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 1 sl Street South Nampa, Idaho 83651 .....;<... it'" - ^C~ 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 / 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 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 out buildings) Vicinity Map CIlblllonolllQosol'1gs.bdMoloo if ! i'-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 tums lanes may be required at some access and arteriai intersections. . McMiilan 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 a5-lane section in the study area. At arterial intersections and at access intersections right tums lanes may be required. . McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections tum lanes may be required. . Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. . Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right tum lanes may be required. . locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right- of-way. /n 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: Approximately 327-feet Minor Arterial South of McMillan was 5,853 on 4/16/02 lie" 50-mph McMillan Road and Linder Road is a 4-way stop McMillan Road: Frontage: Functional Street Classification: Traffic count: level of Service: Speed limit: Nearest intersection: 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 3 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 585-unit multi-family subdivision on 452.16-acres. . On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). . On November 7,2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). . On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot residential subdivision on 78-acres (Baldwin Park). . On April 17, 2002, the Commission approved a preliminary 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 fo, 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 prelimina,y plat application fo' 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, Under 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 (38-feet from centerline) and placing the sidewalk on Under 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 (3S-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 concems 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 100-square feet and provide a minimum of a 29-foot street section for the roadway around the traffic island. 7. Islands / Medians District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 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 Under 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 ,ODD-feet east of Under 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 Under 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 streer 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 dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this are required on the final piat. 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 Under 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) atJeast 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 ofthe 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 retumed. 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 0:: w o Z ...J 12 ...;..I.. it,., . ^~I:!Y..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 / MPP-02-022/MAZ-02-024/MCUP-02-032 Owner: Frank Fisher 4450 N. Under Road Meridian, Idaho 83642 Don Huffman 4025 Meadow Wood Meridian, Idaho 83642 [[: ~ 5:. RECEIVED [p OCT 3 0 2002 LJ Site address: 4450 North Under Road Applicant: CMD Inc. Doug Campbell, Rod Ralphs 1661 Shoreline Drive Boise, Idaho 83702 Representative: Leavitt & Associates 1324 151 Street South Nampa, Idaho 83651 Cit-y Of Meridian City Clerk Office 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 Under 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 Qut buildings) Vicinity Map ~CIft'iIl;_ ~[..r~; ..:....".,.....1./.' - 1"-'" -""'1. ....... .... 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 beiow 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 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 ianes may be required at some access and arterial intersections. . McMillan Road is forecasted with a 5-iane 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. · Under 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: Residential/Agricultural d. West: Residential/Agricultural 6. Impacted Roadways Under 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 lie" 50-mph McMillan Road and Under Road is a 4-way stop Approximately 50-feet Minor Arterial East of Under Road was 3,123 on 4/10/02 lie" 45-mph McMillan Road and Under 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, officelcommerciallots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. . On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. . The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. . On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). . On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). . On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot residential subdivision on 7a-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 app,oval for an annexation and rezone for a 135,000 square foot Middle School within the Me,idian School District. . On August 21, 2002, the Commission app,oved 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 prelimina,y plat application for a 12-lot residential subdivision on 5-ac,es (D,awb,idge Subdivision). . On September 11, 2002, the Commission approved a preliminary plat application for a 49-lot ,esidential subdivision on 7.30-ac,es (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, Under 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 C,ossing 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 (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 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 coilector 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 DO-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 Under Road and McMillan Road is prohibited. C. Site Specific Conditions of Approval 1. Dedicate 48-feet of right-of-way from the centerline of Under 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 Under 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 Under 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 Under 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 Under 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 streef' 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 1 DO-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 streer. 12. Other than the access that has been approved with this application, direct lot access to Under 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 suppiements, 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 fora 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 . 12 . . i ! ! : ~ i : i i i i '\ i 'II I ! i I I : i : ',i ,.III'J1al '. . 1111' : , Ii,.' 11!l'1' i j:!jl ,ii' il! 11'1';' .1, I" I II ,.! I, I, liiill;!!!!:III,li! :;idi i i i ~ .~ lil'i' 'I: 'l'I'I'lj'I'I'li"'II'I!li' I ! I : , ' ii" t I .Iji, I 1 I ,I; :1: i i' . i i iliiiilil III Iii I' i', !" Ii;; ,,:. ,. ., .' I , 't1., , ,-"..i' jeJ .C.. ;.t)j_,.IJ".le:_1 r.i"'~ fiT ,j \. ! i i ! : ! ! 1 i J i I : ]-:-1 I i j., I ~ ._~ !L ~ --;-:... c ei i ---,---- ~ _,WlIII'~ U ~I ~""';'-rC4'~::' II Ii Z I I o II I _ l CI) - :> -~ c CD ;:) CI) ~ (!) -:. ..z~1 ~--~ 5(1)I~~ a..,^wsCl:i ~ V"t~! ~ O!O~g ~ ~ GEe w It4a Z IE OO~ ..... .: C ~ ..J ~ IJJ - u.. IJJ ..J CD en o o . . ! · I. I ;: I t JI!!t~l! ~~a'..JlI r. !il'~nn ~Ii I~~!!:~! . . It I I ! ~ []I -~ ,. .."... I: -;a._ ;.::.-....,..:..:r.-=~...",,:.. . I'!' 'i~f . 1 , ,; hi i", i'! . -,' 7' ~ ;~ - - ,'# 'J ...;-' -.- ~.. . .0 0 n.!1!1 ,'1 ... ,-;'.'>:..~~~;-: . n . -;' a . I" I l I ,Ili~ I- :!I; tr I I';IIL i!:-I J II L I~; III i~g, ! I i I. '9 ~\ II '.1 . ~Ii 11.1 ~i~eo' 5 ~Ii I ,II .lii !I~ H Glalii" il '~f11 ..1,11111 !JH !I ~;ii ~ a" .. .. ..... .. Pol' . .. -,"':1'_'0'" .... ;1 .1 ~ .._ ~. . .. . .u . . ill 11 "SI- i .. 51.__ ....-..._~~,- .. I .A. T - . - .51 ..n !i :1.. ~~ z' . 6 ~' ~ , , / ; 1 !1 .. It e o z ~. ::l Q. "' !:: II) >. '" 0( z OJ ::; "' '" Q. ... i ~~ ~ a~~~ ~~ ~~~ i <tal ! "'z .. j:H _Z ~Ul I ~ I '10 01. · a" ZIH _ J D: .t _ '13 ! OD." t ,Y. en I 0:: l!~ 000s .h CI z <i5 en o II: (;) Cl .... W u:: w .... <0 <0 o (;) I . I ., J" ! i C~. g~WR~~ CENTRAL DISTRICT HEALTH DEPARTMENT _HEALTH Environmental Health Division DEPARTMENT Rezone # Conditional Use # Preliminary / Final/Short Plat c...u r? 0 )... -c~ 2- t='p Dd.-. 62-2 (> ~ f..J"{Q.!.reIJ, Cree>: 1"'-'7 Return to: o Boise DEagle o Garden City ~Meridian o Kuna OACZ Star 01. 02. 03. 04. 05. We have No Objections to this Proposal. SEP 2 6 2002 We recommend Denial of this Proposal. City Of Meridian City Clerk Office Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. We will require more data concerning soil conditions on this Proposal before we can comment. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. o 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. d~. After w~c:;,frova' from appropriate entities are submitted, we can approve this proposal for: ~ ralsewage 0 community sewage system 0 community water well o interim sewage ~p.ntral water o individual sewage 0 individual water ftZ The fOllowing plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ffi~"lIal sewage 0 Gommunity sewage system o sewage dry lines ~ral water o community water ~o. Run-off is not to create a mosquito breeding problem. o 11. This Department would recommend deferral untii high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store )ZU4. o child care center U~" / ~r;W' #;td:? .Ct!J'7r ~<:7"2lr""-<wJ4--7eJ>2-~Cl.',"",,,,,,,a(-4~ -f-;20 leA....- Reviewed By: ?4 /"C- er;f COHO QfDO Ikc Review Sheet ~ CENTRAL {!tBt6~!~ MAIN OFFICE' 707 N. ARMSTRONG PL . WISE, ID 83704.0825' (208) 375-5211 . fF,X 327.850" To pre~'e"t alld treal disease alld disability; to promote healthy lifestyles; alld to protect and promote the health alld quality of ollr el/l'irolllJlelll. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State ofJdaho Catalog of Storm water Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook Prepared by City of Boise Public Works Department, May 2000. Ada / Boise County Olliee 707 N, Armsrong PI. 8oise. 10 8370A Enviro. Health: 327-7499 Family Plonr,ing: 327-]400 Immuniza1ions: 327-7450 Senior Nutrition: 327.7460 WIC: 327-7488 FAX: 327.8500 Serving Valley, Elmore, Boise, and Ada Counties Ado-WIG Satellite Olliee Elmore County Orlice 1606 Robert St. 520 E 8th Street r'~ 80ise. 1083705 Mountain Home. 10 83647 Ph. 334-3355 Enviro. Health: [87-9225 FAX: 334-3355 Family Health: 587-4407 WIC: 587-4409 fAX: 587-352' Valley County OHiee 703 N, 1st Street P.O. Box 1448 McColl. ID. 8363e Ph. 634.7194 FAX: 6.34-2174 Joint School District No.2 911 Me,idian Street. Me,idian, Idaho 83642. (208) 888-6701 . Fax (208) 888-6700 SUPERINTENDENT Ch,istine H. Donnell September 23, 2002 RECEIVED SEP 2 6 2002 City Of Meridian City Clerk Office City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Cobblefield Crossing Subdivision will have a significant impact on school enrollments at Ponderosa Elementary. Eagle Middle. and Eagle High School. We can predict that these homes, when completed, will house eighteen (18) elementary aged children, fifteen (15) middle school aged children, and thirteen (13) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at888~6701. Sincerely, ~~7/ Wendel Bigham Supervisor of Facilities and Construction SETTLERS' IRRIGATION DISTRICT P.O. sox 7571 . SoISE, IDAHO 83707 PHONE 344-12471 COpy September 19,2002 RECEIVED SEP 2 3 2002 Kasey Ketterling . Leavitt & Associates 1324 1 sl Street South Nampa, Id 83651 Re: PP-02-022 . City of Meridian City Clerk Offic~ Dear MrJ(etterliI"!g.:_ ._. . After review of the preliminary plat of the above-mentioned application Settlers Irrigation District requests the following: 1. All irrigation and drainage facilities/easements will need to be protected that are effected by this project. A licensed agreement needs to be in place prior to construction. 2. All Storm drainage must be retained oncsite. 3. Plan review/inspection fees shall be paid prior to any approvals, 4. If this development wishes to have SID own, operate, and maintain the pressure irrigation system an agreement needs to be in place prior to construction, If you have any questions please call 343-5271. ~ Nathan Draper, Manager Settlers Irrigation District Enclosure Cc: Will Berg, City of Meridian w/o enclosure ~p\ru\o \t~ ~J~ c.l{\0~"\Y\CO \\- '1.\ '\12- PUBLIC HEARING SIGN-UP SHEET November 21, 2002 DATE PROJECT NUMBER PP 02-022 Cobblefield Crossing Subdivision PROJECT NAME NAME FOR AGAINST "I o..WV\\Jn. (~VlV\~e ~~~ V RECEIV...~n 'V NO \I ? f ~nM CITY II J<' ...M.E.RID' . .. . November 18,2002 RECEIVED NOY 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 North Linder Road. . IRRIGATION CONCERNS I 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. ZONING 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 ofIower 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. I 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 FARM NOTICE I raise hay, steers and horses on my property. I request that the Zoning Commission require a notice of the right to farm 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 ~ 2... Co VYl YYl . 1\- 2..\-0'2... Sincerely, ~2 Brian 1. Englis 4650 North Linder Road Meridian, ID 83642 (208) 884-8045 Jivms l) ~ I 9 MAYOR Robert D. COITie HUB OF TREASURE VALLEY A Good Place to Live ? ~ 7- COM tV\. . \\-1H)'L CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433' FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 J~s 1\1111 MEMORANDUM: November 18, 2002 To: Mayor, City Council and Planning & Zoning Commission RECEIVED NOY 2 0 2002 From: Brad Hawkins-Clark, Planner III ~(... ~ Bruce Freckleton, Senior Engineering Tech ~ Re: Cobblefield Crossing Subdivision City Of Meridian City Clerk Office . Annexation and Zoning of 15.4 Acres from RUT (Ada County) to R-8 (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-8 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 (8) Single Family Attached Building Lots, and One (1) Existing Home Lot, on 15.4 acres in a proposed R-8 Zone, by CMD, Inc. (File No. CUP-02-032). We have reviewed the above referenced submittals aud otTer the following comments, as conditions of approval These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATIONS SUMMARY The applicant, CMD, Inc, has applied for Annexation and Zoning, Preliminary Plat and Conditional Use PermitIPlanned Development (CUP/PD) approval of 73 building lots (64 new single family detached, 8 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-8. The net density of the project is 5.71 d.u.lacre.The CUP/PD 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 hllldscape 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 N. Linder, the new proposed single-family lots within the subdivision range from 4,135 square feet up to 8,640 square feet. AZ-02-024., PP-02-022, cup-n2-0n Cobble1ieJd Crossing Subdivision. AZ.PP.CUP Planning & Zoning CommissionlMayor & City Council November 18, 2002 Page 2 The applicant has asked for the following modification and/or reductions to the R-8 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- City Requirements R-8 zone: 6,500 sq.ft. (Minimum) Proposed Lot Sizes 4,135 sq. ft. (Minimum) Lot Frontage-City Requirements 65'minimum Proposed Frontage 30' minimum House Size- City Requirements 1,301 sq. ft. minimum Proposed Frontage 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 N. Linder Road. It is approximately V. south of McMillan and has flag-lot frontage on McMillan Road approximately V. mile east ofN. Linder Road. SURROUNDING PROPERTIES North: Rural residential properties (5-acre parcels), zoned RUT (Ada County) South: Baldwin Park Subdivision (phase 2), zoned R-8. 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-D24, PMZ-022, CUP.o2.032 Cobblefield Crossing SubdivillionAZ.PP.CUP Planning & Zoning Commission!Mayor & 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 the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-8, is harmonious with and in accordance with the effective Comprehensive Plan ('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 the future; Staff does not anticipate that the applicant intends to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed single family residential subdivision will be allowed within the requested R-8 zone, (if accompanied with an approved Conditional Use Permit for a Planned Development). D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, bave the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to tbe 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..()24, PP-Q2-o22, CUP-02..Q32 Cobblelield Crossing Subdivision AZ.PP ,CUP Planning & Zoning CommissionlMayor & City Council November 18, 2002 Page 4 E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed use (single family residential) will not change the existing or intended character of the area, which is low to medium density residential. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony (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 pnblic facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shaJI be able to provide adequately any of such services; Staff finds that the property to be annexed will be served adequately by all essential public facilities and services. Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties. Please review 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 wiIl not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; AZ-02.()24, PP-02-022, CUP-02-032 Cobble:field Crousing Subdivision AZ.PP.CUP Planning & Zoning Commission/Mayor & 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 natnral or scenic featnre 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. AZ-02-024, PP-()2.()22, CUP-02-o32 Cobble6eld Crossing SubdMsionAZ.PP.CUP Planning & Zoning CommissionlMayor & City Council November 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 PLA T FINDINGS AND REOUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In detennining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance oftbe 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. Tbe 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 CONSIDERATIONS 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. The proposal results in a 1O-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, I) 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-02-Q24, PP-l)2-022. CUP.02-o32 Cobb!efield Cr~ SubdivisionAZ.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 100foot 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: ACHD 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 Lotsl6 and 19, Block 3, approximately 350 feet south ofthe 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 Length: Block 1 exceeds the maximum 1,000 foot block length allowed under MCC. The Applicant has not requested a variance under the PD for this exceedance. Staff also has 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: ACHD 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 / PRELIMlNARY 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.()2-o24, PP-02-(122, CUP-02..o32 Cobblefield CI'O$sing 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 Lotsl6 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 I. 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 of 25 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 N. Linder Road. AZ-D2_024, PP-m-022, CUP-02.(132 Cobblefield Crossing SubdMsion 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 1, 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 CUPIPD application is approved to allow 10-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. 15. The Preliminary Landscape Plan (Sheet L1.0 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 toface of the plat regarding the "Right to Farm Act" 17. Ten (10) copies ofa 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, CUP-02-Q32 Cobble6eld Crossing SubdivisionAZ.PP,CUP Planning & Zoning CommissionlMayor & City Council November 18, 2002 Page 10 GENERAL COMMENTS 1. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, 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. lOO-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 determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the 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 association (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-02-024, PP-()2"()22, CUP-02-032 Cobblefield Crossing 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 CONDmONAL 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 Meridiau 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. If the project is approved as a Planned Development, it will meet the minimum requirements of the MCC. C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and tbat 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-02-o24, PP-02-02'1. CUP..o2-o32 CobbleJield Crossing Subdivi6ionAZ.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 the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; Staff does not anticipate that the proposed project will have an adverse impact on other properties within the vicinity; however, the Commission and Council should consider any testimony (written and oral) presented at the public hearings before making this finding. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and tire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional nse shall be able to provide adequately any such services; Staff finds that the proposed development will be adequately served by the essential public facilities and services listed above. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare ofthe 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. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that there will be an increase in traffic and noise in the general vicinity if the subdivision is approved, but that approval of the subdivision will not lead to a major increase in smoke, fumes, glare, odors or other disturbances that will be considered detrimental to the welfare of the City and the subdivision's neighbors. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed use will not create significant interference with any traffic on the surrounding public streets. Please review the ACHD report for this project for additional information regarding this finding. AZ-02.o24, PP-li2-lm, CUP-02-D32 Cobblefield CI('Issing Subdivision AZ,PP.CUP Planning & Zoning CommissionlMayor & City Council November 18, 2002 Page 13 I. 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) 1. 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-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 be reconfigured to provide off-setting zero-line and 10-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 stIucture. 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 requITIng 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 Permitl 1. 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 CUP/PD application is approved to allow 10-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.02.024, PP---02-QZ2, CUP-02.032 Cobblefield Crouing SUbdivision AZ.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 connectivity to abutting parcels. Overall, we support this development. However, given the following outstanding issues, staff is recommending the P&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. f) Treatment of existing ditches crossing the property. AZ-02-024, PP-()2-o22, CUP-02-032 Cobblefield Crossing SubdivisionAZ.PP.CUP December 16, 2002 PP 02-022 MERIDIAN PLANNING & ZONING MEETING APPLICANT CMD, Inc. December 19, 2002 ITEM NO. 5 REQUEST Continued Public Hearing from November 21. 2002 - Request for Preliminary Plat approval of 73 building lots and 15 other lots on 15.4 acres in a proposed R-8 zone for proposed Cobblefield Crossing Subdivision - 4450 North Under 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: See previous Item Packet Ru,o vv1lMLV\. tl/ ~ ~ {J>V oJJ ~ t,(U Contacted: Date: Phone: Materials presented al public meeDngs shall become properly of the City of Meridian. { ,,'" ,. ; , ~- .~, " \"f V if f LEGAL DEPARTMENT (208) 288-2499' Fax 288-2501 PARKS & RECREATION (208888-3579' Fax 898-5501 PUBLIC WORKS (208) 898-5500 'Pax 887-1297 BUILDING DEPARTMENT (208) 887-2211' Pax 887-1297 PLANNING AND ZONING (208) 884-5533' Pax 888-6854 MAYOR Robert D. Corrie .....-,~ :er cUe;;;I1~~~~ IDAHO .. < CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Cherie McCandless Keith Bird SINCE ; 1903 MEMORANDUM: RECEIVED DEe 19 20nl CITYOFMBRIDIAN DATE: December 19, 2002 TO: Planning & Zoning Commission FROM: David McKinnon RE: Cobblefield Crossing Subdivision Revisions The applicant for Cobblefield Crossing, Doug Campbel~ has submitted a revised preliminary plat to reflect the changes requested at the last Planning & Zoning Commission meeting. Accordingly, the preliminary plat site specific comments starting on page 7 of the staff report shall be revised as fol1ows: . Site Specific Comment #5 (page 8)- Please strike the last sentence regarding the fencing around the 50' wide flag lot. . Site Specific Comment #7 (page 8) - Please strike the requirement (the first two sentences) for a new public stub street because applicant has provided new stub street on revised plat. . Site Specific Comment #8 (page 8) - Please strike this entire comment. . Site Specific Comment #9 (page 8) - Please strike this entire comment. . Site Specific Comment #11 (page 9) - Please strike this entire comment. . Site Specific Comment #12 (page 9) - Please strike this entire comment. . Site Specific Comment #13 (page 9) - Please strike this entire comment. 33 EAST IDAHO' MERIDIAN. IDAHO 83642 (208) 888-4433 . Pax (208) 887-4813 . City Cle,k Office Fax (208) 888-4218 . Human Resou,ces Fax (208) 884-8723 ~ -- · Site Specific Comment #15 (page 9) - Please strike this entire comment. . Site Specific Comment # 16, 2nd bullet (page 9) - Please strike 2nd bullet. · Site Specific Comment #3 (page 13, CUP) - Revise as follows: ".. . structures constructed within 10-20 ft. of a side.. ..". ~~'7 ~ IVIA'iUI{ ROBERT D. CORRIE COUNCIL MEMBERS WILLIAM L.M. NARY KEITH BIRD TAMMY DE WEERD CHERIE MCCANDLESS RURAL FIRE COMMISSIONERS RICHARD GREENE TERRY LEIGIITON STEVE ELLIOTT ~ ~U /' CITY. DF.ii~ \..../VL 8ndla-it~ \ , IOf\HO ~.-- '::-"<:'~""Jff _. :.':~ -...,-~.~_ r 'lfl"!"'_~ V .....J;,.- ., ,. t~. " " " f P 4 z. L!omrvl. 12-/0-D2- J-ftyY]S 4, C;, (P ,,~ """ ---,---, MERIDIAN CITY/RURAL FIRE ~;~'<::"::~;;?:2~~~:~:~~~~_' __,.~, ''-'" u. ^"~_,,_ ~", ""~:"~'>'!:'?~~;;~~;;:~~^';' DEPARTMENT ~'""''';'';''''''''''RFCEmD DEe J 9 2002 Ctty Of Meridian CIty Clerk Office 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 offue 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 III-A 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire 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 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 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 200 I. 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 swface, available at all times, which is 20' wide. Lots 8, 9, 10, II, 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 swface, 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