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HomeMy WebLinkAboutCobblefield Crossing CUP 02-032 November 18, 2002 CUP 02-032 MERIDIAN PLANNING & ZONING MEETING APPLICANT CMD, Inc. November 21,2002 ITEM NO. 9 REQUEST Public Heoring -- Request for a Conditional Use Permit for a PUD for 64 single family detached homes, 6 single-family attached homes and 1 single-family existing home on 15.4 acres in an 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: See attached Comments See affached Comments &ni, f!4 -Iv !k{!;.;e; I 2CJ02 See affached Comments See attached Comments US WEST: INTERMOUNTAIN GAS: OTHER: Contacted: Phone:qtt7 ~(qRD C\~ Is presenled at public meetings shall become properly of the City of Meridian. ., ~ ROBERT D. CORRIE COUNCIL MEMBERS WILLlAM L.M. NARY KEITH BIRD TAMMY DE WEERD CHERIE McCANDLESS RURAL FIRE COMMISSIONERS RICHARD GREENE TERRY LEIGHrON STEVE ELLlOTT "'",.............-'>................-... -..... .-..---'--'-'- .. ~rldi'!!!/4 "'~ '" IDAHO /.: -s. y C'....~"f.!' ""____ - _"Lu", T,,,c"~u'w. "o"l.~ ~_f 1903 MERIDIAN CITY/RURAL FIRE DEP.~TMENT KENW. BO\\'ERS DEPUTY CHIEF - FIRE PREvENTION JOSEPH SlL V A DEpCTY CHIEF - TRAINING BILL JOHNSON 540 East Franklin Road Meridian, ill 83642 (208) 888-1234 Fax (208) 895-0390 ~c~!..~~_...,__. _"r.,._~~~~~'~~"':'''''-~ ~, "':-'C~:"~::'.~~'"'"" -:,__:,",:,,:.~,,:.,':':~~'''::2'_':'":'.~~'':',',:,;::,.::.~~~':'::::-::'2~_ _,:"",:_:'Y~~,':":::"_'- RECEIVEr Nav 1 8 2002 Cjty Of Meridi CIty Clerk om: Mayor, City Council & Meridian Planning & Zoning Commission November 14, 2002 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 200 I. According to a report completed by Fire & Emergency Services Consuhing 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 II. Building setbacks shall be per the Building Code for one and two story construction. 12. The roadways shall be built to Ada County Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. The lots adjacent to the knuckles on Blocks 6, 7, 8 & 9 shall be posted "No Parking Fire Lane". UFC 902.2 ---;;aa.-. ..... ~~"""?' ~ ...-~ Ada County Highway District David E. Wynkoop. President Dave Bivens, 1st Vice President Judy Peavey-Derr, 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner 318 East 37th Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: telius@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 of Meridian City Clerk Office Cobblefield Crossing / MPP-02-022/ MAZ-02-024/ MCUP-02-032 72-lot single-family residential subdivision on 15.4-acres East side of Linder Road south of McMillan Road On October 23, 2002 the Ada County Highway District acted on your application for the above referenced project. The report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact staff at 208-387-6177. S~~ Andrea N. Tuning ~ Principal Developmen Analyst Right-of-way & Development Services Planning Division CC: Planning & Development Chren/project file City of Meridian Construction Services Drainage Utilities Leavitt & Associates 1324 1 st Street South Nampa, Idaho 83651 - .J#f -lit. ~., 7~'~ . ACIm, 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-02-0221MAZ-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 1st 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 eobblelloldC'...."IISUlodMolon 1 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 720 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use is as follows: The impact fee for a residence below 1 ,500-square feet is $1,055.00 per unit. The impact fee for a residence above 1 ,500-square feet is $1,294.00 per unit. These rates are based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: This proposed development is estimated to generate less than 1 ,OOO-trips per day, therefore a traffic impact study was not required with this application. The following traffic impact study summary is taken from Washington Group International's North Meridian Traffic Study. EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 ofT4N R1W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: . By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. . The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase (see Table 4). . All of the arterial intersections in the study area are currently operating at acceptable level of service of "c" or better. . By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. . A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. . McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Slack Cat. At arterial intersections and at access intersections right turns lanes may be necessary. 2 . Ustick Road is forecasted with a S-Iane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Linder Road forecasted with a S-Iane 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 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 S-Iane 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 S-Iane 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 S-Iane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right- of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. 4. Site Information: There is an existing single-family residence with out buildings on a portion of the site. The remainder of the site is agricultural. 5. Description of Adjacent Surrounding Area: a. North: Residential/Agricultural b. South: Proposed Baldwin Park Subdivision c. East: Residential/Agricultural d. West: Residential/Agricultural 6. Impacted Roadways Linder Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Approximately 327-feet Minor Arterial South of McMillan was S,8S3 on 4/16/02 lie" SO-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 SO-feet Minor Arterial East of Linder Road was 3.123 on 4/10/02 lIe" 4S-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/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. . On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heighls 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 lois, 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 piat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). . On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. . On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). 4 . On August 28, 2002, the Commission approved a preliminary plat application for a 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). . On September 11, 2002, the Commission approved a preliminary plat application for a 49-lot residential subdivision on 7.30-acres (Tully Cove Subdivision). Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Cobblefield Crossing Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. B. Findings for Consideration 1. Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. The applicant has expressed that they may have an interest in dedicating iess 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 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 iocal roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct the main entrance, Cobblefield Drive, to intersect Linder Road approximately 140-feet north of the south property line. This entrance will be approximately 6g0-feet north of the main entrance to Baldwin Park Subdivision and approximately 500-feet south of the main entrance to Bridgetower Crossing Subdivision. This location meets District policy and should be approved with this application. All of the internal roadways meet District policy and should be approved with this application. 4. Roadway Street Sections The applicant is proposing to construct all of the internal roadways as 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. This roadway street section meets . District policy and should be approved with this application. The applicant is proposing to construct islands/medians within the public right-of-way. To safely channel traffic and provide a sufficient pavement width for emergency vehicles, the applicant should provide a minimum of 21-feet measured from back of curb to back of curb on either side of a proposed median. 5. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct two stub streets and one strip of right-of-way. The first stub street is proposed to extend to the south property line approximately 1 ,OOO-feet east of Linder Road. Staff is supportive of this stub street location. Due to the fact that this stub street is less than 150-feet and less than 1-lot in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The second stub street is proposed to extend to the north property line approximately 1 , 340-feet east of Linder Road. Staff is supportive of this stub street location. Due to the fact that this stub street is less than 150-feet and less than 1-lot in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The strip of right-of-way that the applicant is proposing to dedicate is located within the 50-foot fiag 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 streef' 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 100-square feet and provide a minimum of a 29-foot street section for the roadway around the traffic island. 7. Islands I Medians District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 8. Other Access Other than the access that has been approved with this application, direct lot access to Linder Road and McMillan Road is prohibited. C. Site Specific Conditions of Approval 1. Dedicate 48-feet of right-of-way from the centerline of Linder Road and McMillan Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). OR Dedicate 38-feet of right-of-way from the centerline of Linder Road and McMillan Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 7 2. Construct a 5-foot concrete sidewalk located 2-feet within the right-of-way (if the dedicated right-of- way is 48-feet from centerline) or if the sidewalk is outside of the right-of-way, place the sidewalk within an easement. 3. Construct the main entrance, Cobblefieid Drive, to intersect Linder Road approximately 140-feet north of the south property line, as proposed. 4. Construct all of the internal roadways as 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 5. Construct a stub street to extend to the south property line approximately 1,OOO-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 6. Construct a stub street to extend to the north property line approximately 1 , 340-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 7. Dedicate a "temporary stub street" to the District in the form of an easement. The "temporary stub street" will be a 50-foot easement located within the 50-foot flag approximately 760-feet north of the south property line and will extend from the east property line to the west property line. This easement may become a right-of-way in the future (at the sole discretion of the District) at no cost to the District and the costs associated with the construction of the street will be paid by the owner/developer and placed within a Public Right's-of-Way Road Trust deposit. If the 50-foot easement is not utilized to construct a stub street within five years from the date of the signed final plat, the easement and the road trust deposit will expire and revert back to the Owner/developer. 8. Construct two knuckles with islands within the subdivision, as proposed. Construct the islands within the knuckles to provide a minimum of 4-feet in width with a minimum area of 1 OO-square feet and provide a minimum of a 29-foot street section for the roadway around the traffic island. 9. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this are required on the final plat. 10. Provide a minimum of 21-feet measured from back of curb to back of curb on either side of a proposed island or median. 11. Enter into a development agreement regarding the location, costs and terms associated with the "temporary stub street". 12. Other than the access that has been approved with this application, direct lot access to Linder Road and McMillan Road is prohibited. . 13. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 8 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and 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 waiverlvariance of said requirements or other legal relief is granted pursuant to the iaw in effect at the time the change in use is sought. 9 E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 10 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 11 Cobblefield Crossing Subdivision . M MI N 0:: W Cl Z ...J 12 .....~... ,i."~ ..... '\S@. I Ada County Highway District Right-of-Way & Development Department Planning Review Division This application requires Commission action due to the fact that this development is located within the North Meridian Planning area. This item is scheduled to be on the consent agenda on October 23, 2002. Tech Review for this item was held with the applicant on October 4. 2002. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuning@achd.ada.id.us File Numbers: Cobblefield Crossing Subdivision I MPP-02-022/MAZ-02-024/MCUP-02-032 4450 North Linder Road Owner: Frank Fisher 4450 N. Linder Road Meridian, Idaho 83642 Don Huffman 4025 Meadow Wood Meridian, Idaho 83642 [Q: W ~ RECEIVED [P OCT 3 0 2002 V Site address: Applicant: CMD Inc. Doug Campbell, Rod Ralphs 1661 Shoreline Drive Boise, Idaho 83702 Representative: Leavitt & Associates 1324 1s, Street South Nampa, Idaho 83651 City 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 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 But buildings) Vicinity Map Co__ClD.~_ ..J : . ~ ' I; L.. K .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 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 1,000-trips per day, therefore a traffic impact study was not required with this application. The following traffic impact study summary is taken from Washington Group International's North Meridian Traffic Study. EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 ofT4N R1W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: . By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. . The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase (see Table 4). . All of the arterial intersections in the study area are currently operating at acceptable level of service of "Cn or better. . By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. . A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. . McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. 2 . Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-Iane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. . McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. . Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. . Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming. and that ACHD may not have the funds to purchase such a large amount of right- of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. 4. Site Information: There is an existing single-family residence with out buildings on a portion of the site. The remainder of the site is agricultural. 5. Description of Adjacent Surrounding Area: a. North: Residential/Agricultural b. South: Proposed Baldwin Park Subdivision c. East: Residential/Agricultural d. West: Residential/Agricultural 6. Impacted Roadways Linder Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: McMillan Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 3 Approximately 327-feet Minor Arterial South of McMillan was 5,853 on 4/16/02 "e" 50-mph McMillan Road and Linder Road is a 4-way stop Approximately 50-feet Minor Arterial East of Linder Road was 3,123 on 4/10/02 'C' 45-mph McMillan Road and Linder Road is a 4-way stop 7. Roadway Improvements Adjacent To and Near the Site Linder Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting the site. McMillan Road is improved with 25-feet of pavement with no curb, gutter or sidewalk abutting the site 8. Existing Right-of-Way Linder Road has 50-feet of existing right-of-way (25-feet from centerline). McMillan Road has 50-feet of existing right-of-way (25-feet from centerline). 10. Site History District staff has not reviewed this site in the past. There are a number of subdivisions that are being proposed or in the application process located within this general vicinity. 11. Five Year Work Program There are currently no projects that are scheduled within the District's Five-Year Work Program (FY 03-07). 12. Other Development in Area Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commerciallots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. . On October 17,2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. 'The applicant proposed 929 residential lots, 8 commercial lots and a 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 mufti-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). . On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. . On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). 4 . On August 28, 2002, the Commission approved a preliminary plat application for a 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). . On September 11, 2002, the Commission approved a preliminary plat application for a 49-lot residential subdivision on 7.30-acres (Tully Cove Subdivision). Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Cobbletield 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-ot-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 collector and arterial roadways. 5 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct the main entrance, Cobblefield Drive, to intersect Linder Road approximately 140-feet north of the south property line. This entrance will be approximately 6g0-feet north of the main entrance to Baldwin Park Subdivision and approximately 500-feet south of the main entrance to Bridgetower Crossing Subdivision. This location meets District policy and should be approved with this application. All of the internal roadways meet District policy and should be approved with this application. 4. Roadway Street Sections The applicant is proposing to construct all of the internal roadways as 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. This roadway street section meets District policy and should be approved with this application. The applicant is proposing to construct islands/medians within the public right-of-way. To safely channel traffic and provide a sufficient pavement width for emergency vehicles, the applicant should provide a minimum of 21-feet measured from back of curb to back of curb on either side of a proposed median. 5. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, ''THIS ROAD WILL BE EXTENDED IN THE FUTURE", The applicant is proposing to construct two stub streets and one strip of right-of-way. The first stub street is proposed to extend to the south property line approximately 1 ,OOO-feet east of Linder Road. Staff is supportive of this stub street location. Due to the fact that this stub street is less than 150-feet and less than 1-lot in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The second stub street is proposed to extend to the north property line approximately 1 ,340-feet east of Linder Road. Staff is supportive of this stub street location. Due to the fact that this stub street is less than 150-feet and less than 1-lot in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The strip of right-of-way that the applicant is proposing to dedicate is located within the 50-foot flag that extends from the proposed subdivision to McMillan Road. Staff is supportive of this strip of right- of-way but has some concerns with the construction of this roadway. Due to the fact that this is a unique situation and to alleviate staffs concerns, District staff recommends that the applicant dedicate a "temporary stub street" to the District in the form of an easement. The "temporary stub street" will be 6 a 50-foot easement located within the 50-foot flag approximately 760-feet north of the south property line and will extend from the east property line to the west property line. This easement may become a right-of-way in the future (at the sole discretion of the District) at no cost to the District and the costs associated with the construction of the street will be paid by the owner/developer and placed within a Public Right's-of-Way Road Trust deposit. If the 50-foot easement is not utilized to construct a stub street within five years from the date of the signed final plat, the easement and the road trust deposit will expire and revert back to the Owner/developer. 6. Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 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 / Medians District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 8. Other Access Other than the access that has been approved with this application, direct lot access to Linder Road and McMillan Road is prohibited. C. Site Specific Conditions of Approval 1. Dedicate 48-feet of right-of-way from the centerline of Linder Road and McMillan Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). OR Dedicate 38-feet of right-of-way from the centerline of Linder Road and McMillan Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 7 2. Construct a 5-foot concrete sidewalk located 2-feet within the right-of-way (if the dedicated right-of- way is 48-feet from centerline) or if the sidewalk is outside of the right-of-way, place the sidewalk within an easement. 3. Construct the main entrance, Cobblefield Drive, to intersect Linder Road approximately 140-feet north of the south property line, as proposed. 4. Construct all of the internal roadways as 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 5. Construct a stub street to extend to the south property line approximately 1 ,OOO-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 6. Construct a stub street to extend to the north property line approximately 1 ,340-feet east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 7. Dedicate a "temporary stub street" to the District in the form of an easement. The "temporary stub street" will be a 50-foot easement located within the 50-foot flag approximately 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 OO-square feet and provide a minimum of a 29-foot street section for the roadway around the traffic island. 9. Any proposed landscape islands/medians within the public right-of-way dedicatee! by this plat shall be owned and maintained by a homeowners association. Notes of this are required on the final plat. 10. Provide a minimum of 21-feet measured from back of curb to back of curb on either side of a proposed island or median. 11. Enter into a development agreement regarding the location, costs and terms associated with the "temporary stub street". 12. Other than the access that has been approved with this application, direct lot access to Linder Road and McMillan Road is prohibited. 13. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 8 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 9 E. Conclusions of Law 1. The proposed site plan is approved. if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 10 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter Is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 11 Cobblefield Crossing Subdivision . M MILUAN 0:: W o Z ...J 12 1- r i I I il ~ []I ......., ~ . . i ; i f i ! : ili I' ! i illil I I ! ! ! ii' ' , 'Iill 'S ! ! 'I I I I f iijj;i;i!i!!I!d!1 !iiHlll i I ~ I ,! ("," I,lli I,,' I.:illllli 10'1 ii!1 ii!i !III:I!' III! , ' I ; I , II , 1 li!tilih:lll I Iii i ~ i , : i ! :) ; i i i : i 1-"'-( iC!' iOl.I.!I!.!.j.i~!;I"if~j. . , , , . ; , i : I I J : !.:-! I i i-, co 'II! i III i Iii I . ii.! Iii III ! ~ ; I ! j i i ~111!,I~lil' II' I!! ill. I L z ~. ilillil.;ililil~liill!~jil ~ . I il.! I , 'Ji': 1 .' I',:: > I'"]' I'" II 'J cr :' .b.i!t i I i IIi III ,! i j ~ .. ;I!;I:I"I::I !ld,1 i !i ::; w a: .. . J>>.7UIf . :.~ ~-=-' .... .~ ""- " ,,' . ;:; 1 i'~' ~:; loi ,I, ,., i'l .,. .... n .!1 !L !1!l J F"-~ ~ . ~ .mar' p=;u ~-., .-,'" ......... , ,'''.. "'0 :..z.T - ....-!I' 2 11!1 o II I - ' (J) S - Q . - " CO ;:) (J) ~ C) "" ~...~ ~~~8 II.~-~ ~ (J)hii ~ (J) ~~i ~ o!o~" :J N a!:ii! ~.... z "'02~ .... .r .. Q ! lit ~ Li: UJ ..J CO en o (J II' I ! _ I ~ Ii ~p~' iJ!I; 1.1 II'L'lli:~ I P; .! l'if.!'I:Ei~ I ,I h ~: I II'. ,I~i II!! j:III'j .II ~ -II! n ~ .'Ii i:l! 'i!:~~~- HI .Iot II 55 1,1,1111;-115 Ol! pi I ~ n!: n 1~:!I!I!~ln~IH~ is . 11 -, . ! .~. ...t. i !1i :E. j;;~ z' !&.~ ~-. , .-, 1- !1 elt e ~---- ~: ". i wD l-Z ~ ~i ~.. !UI~ ad~ g. ~o ~ _Z ~U1 I ~ . .. GI 01., O. . z"! z" .JO I ,t. o I ~' Q 0.1 t .," en I.H~ OIOt .IL CJ Z US en o a: o o uI u:: W ..J a:I m o o I I! ~. . .. ! Gl CENTRAL "HEALTH DEPARTMENT CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to: o Boise DEagle o Garden City ~eridian DKuna DACZ Star Rezone # Conditional Use # Preliminary / Final/Short Plat 01. 02. 03. 04. 05. Q...u t? 0 ;).. -4< 'L t2P D-d-.. -62.- L- (>,.,/"fo(~"'e_td < ~c~""7 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 conceming 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. M. After w~~:,~frova' from appropriate entities are submitted, we can .approve this proposal for: ~ ralsewage 0 community sewage system 0 community water well o interim sewage ~ntral water o individual sewage 0 individual water ~ The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ...erG_lllial sewage 0 community sewage system o sewage dry lines ~I water o community water ~o. Run-off is not to create a mosquito breeding problem. o 11. This Department would recommend deferral until 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 Reguiations. 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 J2ll4. o child care center U u.,nr /' A-rr/W' #h-2:? .C1!f7r ~>2Sr""-<"'/"""n.?2-k~..~~ -f-J2C /f!lL Reviewed By: otC.--# ~ .tr;/" CDHD9IOOrkc Review Sheet ~ CENTRAL {!tBt6LI~ MAIN OFFICE' 707 N. ARMSTRONG Pl' BOISE. 10 5370~-o525 . (205) 375-5211 . f~.x 327.5500 To prevent and treat disease and disability; to promote IIealthy lifestyles; alld to protect alld promote the lIealth and quality of ollr em'irol/1l1clIl. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook Prepared by City of Boise Public Works Department, May 2000. Serving Valley, Elmore, Boise, and Ada Counties Ada I Boise County Office 707 N. Armsrong PI Boise, ID 8370Ll Enviro. Health: 327-7499 Fomly Planning: 327-7400 Immunizations: 327-7L150 Senior Nutrition: 327-7460 WIC:327.7488 FAX: 327-8500 Ada-WIC Satellite Office 1606 Robert St. Boise. 10 837S5 Ph, 334-3355 FAX: 334-3355 Elmore County Otticr: 520 E. 8th Street ~~ Mountain Home, ID 836<l7 Envirc. Health: 557-9225 Family Health: 5B7-4L107 WIC: 587-4<10::; FAX: 587.3521 Valley Counfy Office 703 N, 1st Street P.O. Box 1 <148 McCall. ID. 83632 Ph. 634-7190<1 FAX: 634-2174 /' MAYOR Robert D. Conic . ..tf: ._.~t. ...~(~ ,.~, ....,..~~;..~ ~ ~ /" CITY OF [,!~I3" ~ ,..: . '-/VLendl(;[n'~'~.; '\ ~~ IDAHO I.~ '"","""",",,,.,,4 ,1903 LEGAL DEPARTMENT (208) 288~2499 . Fax 288-250 I PARKS & RECREATION (208 888-3S79 . Fax 898-550 I PUBLIC WORKS (208) 898-5500 'Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211' Fax 887-1297 PLANNING AND ZONING (208) 884-5533 . F~, 888-685-1 CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Cherie McCandless Keith Bird TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered b the Meridian u mmen s an recommen atlOns to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: November 14, 2002 Transmittal Date: September 17, 2002 Hearing Date: November 21, 2002 File No.: CUP 02-032 - Cobblefield Crossing Subdivision Request: Request for a Canditional Use Permit for a PUD for 64 single family detached homes, 6 single family attached homes and 1 single family existing home on 15.4 acres In a praposed R..'l zane By: CMD, Inc. Location of Property or Project: 4450 North Linder Road David Zaremba, P/Z (No VAR, VAC, FP) Jeny Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, PIZ (No VAR, VAC, FP) Keven Shreeve, P/Z (No VAR, VAC. FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C _ ~th Bird, C/C ,/Cherie McCandless, C/C V Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Your Concise Remarks: Fire Department ~ '5 vr'.pl If Police Department City Attorney City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FPIPP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power CO. (FPIPP only) U.S. West (FPIPPonly) Intermountain Gas (FPIPP only) Bureau of Reclamation (FPIPP only) Idaho Transportation Department (No FP) Ada County (AZ only) ~<t. e" I.., co;::' m~;d,;..,.... .f-J..,:s It _I/-'-/""""J~ t- . ?/~~ ( Ill-V FP-'Z4 PPlPFP-21 VAA/IIN;. 20 CUf'-20 RECEIVED SEP 2 3 2002 City of Meridian City Clerk Office 33 EAST IDAHO. MERIDIAN, IDAHO 83642 (208) 888-4433 . Fax (208) 887-4813 . City Clerk Office Fax (208) 888.4218 . Human Resources Fax (208) 288-1193 November 18, 2002 RECEIVED NOV 1 8 2002 Meridian Zoning Commission: City Of Meridian City Clerk Office This letter identifies my concerns associated with the proposed Cobblefield Crossing Subdivision. The subdivision will be located at 4450 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 oflower density. When was the zoning boundary between the R-8 and lower density zoning moved? Where is that boundary located now? When was this change public noticed, especially for the impacted property owners? FENCING One portion of our back property line is shared with the subdivision. This property line sits on the narrow crest between the head gate 29 ditch and the ditch that provides the irrigation water to my neighbor's and my property. 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. ? ~ 2.. Co VY\. YYl . ll-2-1-02.. Sincerely, ~2 Brian 1. Englis 4650 North Li der Road Meridian, ID 83642 (208) 884-8045 J-\-wvts 1} ~ I 9 CMD Inc. 1661 Shoreline Dr. Su~e 205 Boise, ID 83702 November 11, 2002 City of Meridian 33 East Idaho St. Meridian, 10 83642 To Whom It May Concem: I, Douglas T. Campbell of CMO Inc. do hereby certify that CMD Inc. is the applicant of the land described as "Cobblefield Crossing" subdivision that was submitted to the C~y of Meridian for consideration. In further I hereby stale and certify that the subject property was posted on November 11, 2002, 10 days before the public hearing stating that the above mentioned applications with the C~y of Meridian has been made. :~()~~ Douglas T. Campbell State of Idaho) County of Ada) SS. On this 11"' Day of November 2002 before me a notary public in and for said state, personally appeared Douglas T. Campbell, known to me to be the person whose name is subscribed to the within instrument, and acknowledged to me that he executed the same. In witness whereof, I have hereunto set in my hand and affixed my official seal the day and year first above written. ""U"'"" fl,#t'1." ~EN S, ,~"....:, ...~v 11I'1"........ . ,f ~ .... itJ"'C'... " E : ~Lr ,- : . . : * : ~.-' .;. "* : i ~ /) 1 --': : ':. e.. ~ t,'Rl,). II : ~ ,~ 0.0 .: ~. '. ,'-'" 01)..0 ~ If '... '-1 _ ~.~.",It ~:... ..... #'-'"le OF \"\) ,-.,.. ....,........',. Notary Public for Idaho Residing In Boise, ID My commission expires: /2-/ n !6~ PUBLIC HEARING SIGN-UP SHEET DATE November 21, 2002 PROJECT NUMBER CUP 02-032 PROJECT NAME Cobblefield Crossing Subdivision NAME FOR AGAINST . ~ J.l1-Jo" v-l!iU '. I'IUV II LoU I UI<' RIDIAN . . December 16, 2002 CUP 02-032 MERIDIAN PLANNING & ZONING MEETING APPLICANT CMD, Inc. December 19,2002 ITEM NO. 6 REQUEST Continued Public Hearing from November 21.2002 - Request for a Conditional Use Permit for a PUD for 64 single-family defached homes. 6 single-family aftached homes and 1 single-family exisfing home on 15.4 acres in a proposed R-8 zone for proposed Cobblefleld Crossing Subdivision - 4450 North Under Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICE: MERIDIAN SCHOOL DISTRICT: SETTLERS' IRRIGATION DISTRICT: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: OTHER: COMMENTS See previous Item Packet ~c..D'N\\J'Y\.t.,'^-Ov ~r{Ovo-lJ ~ ~(U Contacted: Date: Phone: Materials presented at public meeUngs shall become properly 01 the City 01 Meridian. .' ~ ROBERT D. CORRIE COUNCIL MEMBERS WILLIAM L.M. NARY KEITH BIRD TAMMY DE WEERD CHERIE MCCANDLESS RURAL FIRE COMMISSIONERS RlCHARD GREENE TERRY LEIGHTON STEVE ELLIOTT !",Ji!g . ~;;dl!'C -,\ ~....... IDAHO )~ ~(~, y" ''''~!!-'}'~_T!.~.I'l'''''_'I'UJ, Vt!,!:.~.:' P 4 2 &> Vlilflll . 12-JCl-02 J10Yl8 1./ I r;, ~ . -- ,---~ November 14, 2002 MERIDIAN CITY/RURAL FIRE DEPARTMENT .......,""..~.,'".""""""..o"""',.,,"=""",,..~ --'-""""'=='="~~:E'1 VE'='"" "n,1::..;\ ,. J D - ~" DEe; 9 2002 W"''''''"''''''___."",~,*'''\'''''''''''_ ".'.",,~,_.~~_,_",___,~_,_,,_,,~ _w."',,^'. __ iJ~ty- Of Meridian CIty Clerk Office TO: Mayor, City Council & Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Cobblefield Crossing Subdivision AZ 02-024, PP 02-022, CUP 02-032 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: I. 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 ISO' 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 73-10t 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 COlUlty Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. Lots 8, 9, 10, 11,12, 13, 14, 15 on Block 4 shall be posted "No Parking Fire Lane". UFC 902.2 II. Building setbacks shall be per the Building Code for one and two story construction. 12. The roadways shall be built to Ada County Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. The lots adjacent to the knuckles on Blocks 6, 7, 8 & 9 shall be posted "No Parking Fire Lane". UFC 902.2