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HomeMy WebLinkAboutBurney Glen Sub VAR 03-001YO RossxrD. Coxxis Couxca.Msamerts Wu,I.InnIL.M. NaxY I{arreBmD Tnn~Ir ns Ws®cu CI~a~ McCAxutsss Rvnnl,Fms COM~91ssIONE&S RlcxnxoGREENE TFxxY LEI(~TTON Srew ELUOTT t CITY (SF ~_ C i~~eri~ir,~n ~~~Y IL7nH0 ~~_' CIIQ;P KfiN W. BOWraRS D&PUfY Cn~F - Fmii PssYSxrloN SosFrtlS¢vn DeP~n r Cr~F- TxauaQro Bn.I. Jolnasox 540 East Franklin Road Meridian, ID 83642 (208)888-1234 Fax (208) 895-0390 MERIDI/'~N CI?l~/R4iR.?lL FIRE DEP.2lR~.7~tEN'1' ___.__ J~u~21,2003 ~_ _ _._____j~,ECEIVEj) JAN 2.1 2003 CITY OF MERIDIAN CITY CI FRIl nFF~~~ TO: Mayor, City Council & Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Burney Glen Subdivision VAR 03-001 The following will be the requiremerns and/or concerns to provide minimum levels of fffe protection for the proposed project: The Meridian Fie Department does not have arty objection to honoring the request for the variance to allow two block lengths in the proposed Burney Glen Subdivision to exceed the 1000' maximum block length. `IAYOR Robert D. Come CITY COUNCIL MEMBERS Tammy deWeerd William L. bl. Nary Cherie McCandless .Keith Bird rrv- .I' i :T.. K c]TV of t--.. _ - - _ :~ eri~ian =~ ~~; IDAHO ~ ~// :190] 2003 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian City .Council please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: January Transmittal Date: January 7, 2003 LEGAL DEP.i RTMENT ('_08) 288•?499 • Far 2a8-_5111 PARKS .~ RECREATION (208 aSa-1579 • Fax 898-SSOI PUBLIC ~YORKS (2oa)a9a-s5ou•Fa< sal-1.97 BUILDING DEP.>RTMENT (208)587-2211 • Fax 887-1'_97 PLANNING AND ZONING (208) 8SJ-SSi • Faa 888-6854 Hearing Date: the 2003 File No.: VAR 03-001 Request: Request for a Variance to allow two block lengtl [;len Subdivision to exceed the 1000' maximum By: rro ernes rvGSa, nr~. Location of Property or Project: east of North Meridian Road, north of East Ustick Road DavidZaremba,P/Z (NoVAn,vAC,F~ Jerty Centers, P/Z wo van, vac, ~v) Leslie Mathes, P2 wo vart vac, r~rl Michael Rohm, P2 (Na van, vac, rvl Keith Borup, P/Z (NC Van.vac,~ Robert Come, Mayor Bill Nary, C!C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C ~_Watei Department Sewer Department Sanitary Service (NU van, vaa ~ Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Departmeni Your Meridian School District tNO~ Meridian Post Office r~ o^M Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. rFrmv ~ U.S. West (~vi~«v» Intermountain Gas(~vaxn Bureau of Reclamation (wmrar~m Idaho Transportation Department (NO Fn Ada County (az wp r, _ /~_ JAN 10 2003 City of Meridian Cfty Clerk Office 33 EAST IDAHO • MERIDIAN, IDAHO 83642 (208) 888-4433 • Fox (208) 887.4813 City Clerk Office Fax (208) 888.4218 Human Resources Fax (208) 288-1193 RECEIVED CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT •• DISTRICT Return to: C HEALTH Environmental Health Divisior~ECEIVED ^Boise DEPARTMENT ^ Eagle JAN 9 5 2003 ^ Garden City Rezone # ity o er ion Meridian Conditional Use # O ~ -©d ~ qty Clerk Office ^ Kuna Preliminary /Final /Short Plat ^ACZ /`~ 1. We have No Objections to this Proposal. ~/^ 2. We recommend Denial of this Proposal. ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before. we can comment conceming individual sewage disposal, we will require mare data conceming the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrockfrom original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ^ 8. After written approval from appropriate entities are submitted, we can approve this proposal for: ^ central sewage ^ community sewage system ^ community waterwell ^ interim sewage ^ central water ^ intlividualsewage ^ individualwater ^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ^ central sewage ^ communilysewagesystem ^ communitywater ^ sewage dry lines ^ central water ^ 10. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pacts orspas ^ child care center ^ beverage establishment ^ grocerystore ^ 14. Date: ~/~/~ Reviewed By: ~~~~~~f,J Review Sheet coHOSrooo-c +~ ;- ~~ ~~~ .~ ;run '-~. Ada County Highway District Susan 5. easnake 1st vice rresiaent Dave Bivens, 2nd Vice President John S. Franden, Commissioner David E. Wvnkooo. Commissioner January 16, 2003 TO: Properties West Inc P.O. Box 2797 Boise, Idaho 83701 SUBJECT: MVAR-03-001 Bu rn e+~ Glen oaiuen a.uy w wr iv-u+aa Phone (POB) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us RECEIVED JAN 2 1.2003 City of Meridian City Clerk Offioe Block length variance East side of Meridian Road, 1/2-mile north of Ustick Road On November 20, 2002, the Ada County Highway District Commissioners acted on Burney Glenn SubdivisionThe conditions and requirements also apply to MVAR-03-001. If you have any questions, please feel free to contact this office at (208) 387-6170. Sincerely, ~ (2 ~`~ D elopment Analyst Planning & Development Cc: ,Planning & Development/Chron/Project File ~ , Planning & Development Services City of~Boise ~....---~ Construction Services Drainage/Utilities Wanda White Trust C/o Paula Geile 4399 N. Meridian Road Meridian, Idaho 83642 JUB Daren Fluke 250 S. Beechwood Avenue Suite 201 Boise, Idaho 83709 r,' ~ ~ ~, Z~y I a+ m Y. O O m r O D ~ ~,a ~;a ~° "°y , ,, 9~ ," ~ p O a ~ ~, ~=y: a ~ o z v 0 O m O O n O 0 0 »""""°' "" rl•a 'ai~u °xr~i"ic~~n~xx xu-.u,v mau I1v~n~~''ss~' »,,.,o,n ax~a aw me AtlYN I~ mx '°°°~ ° "'~ °C ONtlUI 'A1Nf10J tlatl 'Ntl10193W '~~I 'sdaaxldxa e•n•r NOISU109fIS NN319 A3N9f18 1 I ~ I I I I I ~ I I I ~ I ~ ~: I ~ *a I ~ ~ III Sa M 1111 = I ~ [tl I II III ~5 I l`71 I g ~I I I 1 »u xmcn w 0 W;~ ~r w~~ ~W S ti L S~ 2- _, ~`~ Z !~S ~e~ .~ ~~ ~~ a~ ~ ~~~gR~~~~9@i~$~~ ~ ~~ ~ ~~~~~~~(~~ ~ ~I~~ ~ ~ ~ ~ IIIIII~.„i,' .~ ~ 111111 ~~ i~7~ 3~ U J N as~» W~~ "w ~~ox ~ ~'e S~ w ism _ O ~~~ u $ ~! t~~ gg ~?g 9i9 as 9Y4 MtlRe= ~: :~: ~ l_ , i:, ~;t 1 ~ ~~~~;:# f ~': i .~ z }~;~~~~~~ I >,~, ~ ~~~,~ ;~~~~, ~ ~ '~~ ~~ ~i g , ,~~:}~, l ~~ ~'g ~~ ~ ~ ~ ! i~ f ill ii .~ ~ tj :1 a~l s~ ~~~~ ~, ;,1~~ ~~ ~l ~~~~ + 1 ~~z~. ;;, ~~~: 0_ ~~ N ~' RZ dl~ ^y rc ; 5' w ~»~ W z<oe1 ~~9°~ W~a~u mmmy~ 1~ Na Ada County Highway District Right-of--Way & Development Department Planning Review Division This application requires Commission action due to the development's size and location within the north Meridian area. This item is scheduled to be on the consent agenda on November 20, 2002 at 6:30 pm. Tech Review for this item was held with the applicant on Friday November 8, 2002. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuning@ acted. ada. id. us File Numbers: Burney Glenn Subdivision / MPP02-025 / MAZ02-026 Site address: East side of Meridian Road between Ustick Road and McMillan Road Owner: Wanda White Trust Pamela Geile 4399 North Meridian Road Meridian, Idaho 83642 Applicant: Properties West, Inc. 1401 Shoreline Drive PO Box 2797 Boise, Idaho 83701 Representative: JUB Engineers, Inc. Gary Lee 250 South Beechwood Avenue, Suite 201 Boise, Idaho 83709 Application Information The applicant is requesting rezone and preliminary plat approval fora 117-lot single-family residential subdivision on 35.94-acres. The site is located on the east side of Meridian Road between Ustick Road and McMillan Road. Acreage: 35.94-acres Current Zoning: RUT Proposed Zoning: R-8 Proposed buildable lots: 117-single-family residential lots Proposed common lots: 15-common lots Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 1,160 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 these uses are: The impact fee for a residence below 1,500-square feet is $1,055.00 per unit. The impact fee for a residence above 1,500-square feet is $1,294.00 per unit. These rates are based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application. Staff has examined the site and the surrounding area and has included the executive summary of Washington Group International's regional (North Meridian) traffic impact study. ' The proposed development is projected to generate an average daily traffic (ADT) of 1,120 vehicles per day (vpd), of which 88 are projected for the AM peak hour and 118 in the PM peak hour. This development is projected to include two phases with abuild-out date of 2007. ' This development proposes to include connections to the north, south, and east subdivisions to provide interconnectivity. The adjacent subdivisions are Sundance Place and Havasu Creek. ' The application states that W. Burney Glen Drive will be built as a residential collector for approximately 700' from the intersection with Meridian Road. The remaining roadways have projected volumes that warrant local road sections. ' Based on the recently submitted traffic study for the Havasu Creek Subdivision, the intersection of Meridian Road and McMillan Road is currently operating at a LOS B. This intersection is all-way stop-controlled. The North Meridian Area Traffic Study projects that this intersection will require signalization to achieve an acceptable LOS, based on the anticipated overall growth in the area. ' Based on the recently submitted traffic study for the Havasu Creek Subdivision, the intersection of Meridian Road and Ustick Road is currently operating at a LOS B. This intersection is all-way stop-controlled. The North Meridian Area Traffic Study projects that this intersection will require signalization to achieve an acceptable LOS, based on the anticipated overall growth in the area. Based on the both the North Meridian Area Traffic Study and subsequent traffic studies in the area, McMillan Road, Ustick Road, and Meridian Road are projected to have adequate existing capacity to handle the projected build-out traffic from the Burney Glen Subdivision for the year of 2007. However, these roadways will not have adequate capacity to handle the site traffic as well as the increase in traffic due to other developments in the 12-square mile North Meridian Planning Area at 2020. Meridian Road requires left-turn and right-turn deceleration lanes for traffic turning into the site at the Burney Glenn. The Site is projected to operate at aLOS B as a T-intersection with a stop control on the minor road. One shared lane was used far the access to Meridian Road from the subdivision. , 2 Roadway Capacity: McMillan Road, Ustick Road, and Meridian Road currently have adequate existing capacity. However, all of the above roads will not have adequate capacity to handle the build out of the 12-square mile North Meridian Planning Area at 2020. ' -This was based on a distribution rate of 45% to the north and 55% to the south of this subdivision on Meridian Road. This distribution rate was derived from the COMPASS 2025 model. This distribution rate was also used for the Sundance Place Subdivision. The traffic volumes for the roadway were determined for the year 2007 based on an annual growth rate of 8.75%, which was derived from the North Meridian Area Traffic Study for the anticipated growth of Meridian Road between 2001 and 2020. The PM peak hour rate was determined to be 10°k of the projected daily rates. The projected turn rates were compared to the April 11, 1996 memo concerning auxiliary lanes with a speed limit of 50 mph and a 213 lane-section. EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACRD) far 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 3 hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at .acceptable level of service of °C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right tum 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 ACRD 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: The site currently has one existing single-family residential home. 5. Description of Adjacent Surrounding Area: a. North: Havasu Creek Subdivision and a 60-acre parcel that is unplatted b. South: Sundance Place Subdivision c. East: Havasu Creek Subdivision d. West: Keltic Heights Subdivision 4 6. Impacted Roadways Meridian Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Ustick 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: 730-feet Minor Arterial North of Ustick Road was 4,156 on 8-2-00 Currently better than "C" 50 MPH Ustick Road is a four-way stop-controlled intersection None Minor Arterial West of Locust Grove Road was 6,510 on 6-20-01 Currently better than °C" 35 MPH Meridian Road is a four-way stop-controlled intersection None Minor Arterial West of Locust Grove Road was 3,598 on 6-20-01 Currently better than "C° 35 MPH Meridian Road is a four-way stop-controlled intersection 7. Roadway Improvements Adjacent To and Near the Site Meridian Road is currently improved with two traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. Sidewalk was required with Sundance Place Subdivision to the south of Burney Glenn Subdivision. 8. Existing Right-of-Way There is currently 50-feet of right-of-way (25-feet from centerline) for Meridian Road abutting the site. 9. Site History The District has not previously reviewed this site. 10. Five Year Work Program There are no projects within this area that are programmed within the District's Five Year Work Program. 11. Other Development in Area Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant 5 proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. • On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). • On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). • On September 11, 2002, the Commission approved a preliminary plat application fora 49-lot residential subdivision on 7.30-acres (Tully Cove Subdivision). • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefield Crossing Subdivision). • November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 119.83-acres (Havasu Creek Subdivision). • On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, two senior high professional technical high schools and one District administration building on 39.23-acres (Education Campus 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. Burney Glenn Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. B. Findings for Consideration Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5- foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be adequate to accommodate the projected traffic volumes on Meridian Road. Due to the fact that the North Meridian Traffic Plan recommended a 70-foot right-of-way on Meridian Road and the Commission has supported the recommendations in the past, staff is recommending that the applicant dedicate 70-feet of right-of-way (35-feet from centerline) as opposed to 96-feet of right-of-way (48-feet from centerline). 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial roadways. The applicant should construct 5-foot concrete sidewalk abutting the site on Meridian Road. The sidewalk should be located 2-feet within the new right-of-way. If the sidewalk should meander outside of the right-of-way, the applicant should provide the District with an easement. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct West Burney Glenn Drive to intersect North Meridian Road approximately 250-feet north of the south property line. This roadway location meets District policy and should be approved with this application. The applicant is proposing to construct West Fulham Court approximately 40-feet south of West Halpin Drive (measured centerline to centerline). The location of West Fulham Court does not meet District policy. District policy requires local roadways to align or offset a minimum of 125-feet (measured centerline to centerline). The applicant should construct West Fulham Court to align with or offset West Halpin Drive a minimum of 125-feet. 4. Street sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant is proposing to construct Burney Glen Drive as a residential collector from Meridian Road to Donavan Way. The applicant is proposing to construct this portion of the roadway as a 36- foot street section with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. Direct lot access and front on housing is prohibited on residential collectors The applicant is proposing to construct the internal roadways as 36-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. 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 extend four stub streets and connect one new stub street The applicant is proposing to extend a stub street, West Welford Drive, from the east property line approximately 300-feet north of the south property line. The stub street that the applicant is proposing to extend was approved by the District on November 6, 2002 as a part of Havasu Creek Subdivision. Staff is supportive of the extension of this stub street. The applicant is proposing to extend a stub street, North Rickerby Way, from the south property line approximately 990-feet west of the east property line. The stub street that the applicant is proposing to extend was approved by the District on August 21, 2002 as a part of Sundance Place Subdivision. Staff is supportive of the extension of this stub street. The applicant is proposing to extend a stub street, North Donovan Way, from the south property line approximately 490-feet east of the west property line. The stub street that the applicant is proposing to extend was approved by the District on August 21, 2002 as a part of Sundance Place Subdivision. Staff is supportive of the extension of this stub street. The applicant is proposing to extend a stub street, North Kilberry Way, from the north property line approximately 740-feet west of the east property line. The stub street that the applicant is proposing to extend was approved by the District on November 6, 2002 as a part of Havasu Creek Subdivision. Staff is supportive of the extension of this stub street. The applicant is proposing to construct a stub street, North Donavan Way, that will extend to the north property line approximately 650-feet east of the west property line. This stub street is anticipated to serve the 60-acre parcel that is located directly to the north of this development. Staff is supportive of the location of this stub street. Due to the fact that North Donavan Way is greater 8 than one lot in depth and is located very near the roundabout, the applicant should construct a temporary turnaround with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 6. Roundabouts The roundabout should be designed with 21-foot street sections on either side of the center island without driveways accessing the roundabout. The applicant will be required to dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabout with traffic services staff. The applicant has proposed to construct 2-lots on the circumference of the roundabout. Driveways extending into or near a roundabout create severe safety issues and are prohibited. 7. Turn Lanes Meridian Road requires left-turn and right-turn deceleration lanes for traffic turning into the site at the Burney Glenn. The Site is projected to operate at aLOS B as a T-intersection with a stop control on the minor road. One shared lane was used for the access to Meridian Road from the subdivision. 8. 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 without islands within the subdivision. Staff is supportive of the location of the proposed knuckles. 9. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct four cul-de-sac turnarounds without islands within the subdivision. The applicant should provide a minimum turning radius of 45-feet for the turnarounds. 10. Islands/Medians District policy 7202.7 and 7207.5 requires any proposed landscape islandslmedians 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. The applicant is proposing to construct landscape islands on West Burney Glenn Drive and West Halpin Drive. The applicant should provide a minimum of 21-feet (measured back-of-curb to back-of- curb) on either side of the island to safely channel traffic. The island should also be owned and maintained by a homeowners association. Notes of this are required on the final plat. 11. Other Access Other than the access points specifically approved with this application, direct lot access to Meridian Road is prohibited. These restrictions should be noted on the final Plat. C. Site Specific Conditions of Approval Dedicate 35-feet of right-of-way from the centerline of Meridian 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). Construct 5-foot concrete sidewalk abutting the site on Meridian Road. Locate the sidewalk 2-feet within the new right-of-way. If the sidewalk meanders outside of the right-of-way, provide the District with an easement. 2. Construct West Burney Glenn Drive to intersect North Meridian Road approximately 250-feet north of the south property line, as proposed. 3. Construct West Fulham Court to align with West Halpin Drive or offset the roadway a minimum of 125-feet. 4. Construct Burney Glen Drive as a residential collector from Meridian Road to Donavan Way, as proposed. Construct this portion of the roadway as a 36-foot street section with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. Direct lot access and front on housing is prohibited on residential collectors 5. Construct the internal roadways as 36-foot street sections with curb, gutter and sidewalk within 50- feet of right-of-way, as proposed. 6. Extend West Welford Drive from the east property line approximately 300-feet north of the south property line, as proposed. Extend North Rickerby Way from the south property line approximately 990-feet west of the east property line, as proposed. 8. Extend North Donovan Way from the south property line approximately 490-feet east of the west property line, as proposed. 9. Extend North Kilberry Way from the north property line approximately 740-feet west of the east property line, as proposed. 10. Construct a stub street, North Donavan Way, that extends to the north property line approximately 650-feet east of the west property line, as proposed. Construct a temporary turnaround with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Design the roundabout with 21-foot street sections on either side of the center island without driveways near or accessing the roundabout. Dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabout with traffic services staff. 10 12. Construct alert-turn and right-turn deceleration lane on Meridian Road for traffic turning into the site at the Burney Glenn Drive intersection. Coordinate the design of the lane with District staff (387- 6140). 13. Construct aright-tum deceleration lane on Meridian Road for traffic turning into the site at the Burney Glenn Drive intersection. Coordinate the design of the lane with District staff (387-6140). 14. Construct two knuckles without islands within the subdivision, as proposed. 15. Provide a minimum turning radius of 45-feet for the cu-de-sac turnarounds 16. Construct landscape islands on West Burney Glenn Drive and West Halpin Drive, as proposed. Provide a minimum of 21-feet (measured back-of-curb to back-of-curb) on either side of the island to safely channel traffic. The island shall be owned and maintained by a homeowners association. Notes of this are required on the final plat. 17. The applicant shall enter into a development agreement with ACRD that outlines right-of-way acquisition, costs, timing and payment; and shall also include an agreement that this development shall be subject to any extraordinary impact fee, LID or other funding source established by the District to improve the surrounding roadways; or shall be subject to the development's proportionate share of surrounding roadway improvements as established by the applicant's traffic impact study. 18. Other than the access points specifically approved with this application, direct lot access td Meridian Road and Burney Glen Drive is prohibited. These restrictions shall be noted on the final Plat. 19. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 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. 11 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicants authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. .Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 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 12 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an 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 ACRD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 13 14