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HomeMy WebLinkAboutBurney Glen Sub PP 02-025 December 30, 2002 PP 02-025 MERIDIAN PLANNING & ZONING MEETING APPLICANT Properties West, Inc. January 2, 2003 9 ITEM NO. REQUEST Public Hearing - Request for Preliminary Plat approval of 117 building lots and 15 other lots on 35.94 acres in a proposed R-8 zone for proposed Bumey Glen Subdivision - east of North Meridian Road and north of East Ustlck Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEFT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEFT: CITY SEWER DEFT: SANITARY SERVICE: MERIDIAN SCHOOL DISTRICT: MERIDIAN POST OFFICE: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION US WEST: INTERMOUNTAIN GAS: OTHER: Contacted: ~fM" Ytk.)~ COMMENTS See attached Staff Comments f\tco WI V'f\VIt JJ HprwoJ../ ,j-o v/v/ See attached Comments "Meridian Water can supply this projecf' "No Commenf' "No Comments at this time" See attached Comments See attached Comments See attached Comments No Comments See attached Comments Date: rJ 5fh)/- Phone: :s7{r'7330 Materials presented at pubUc meeHngs shall become praperly of the City of Meridian. MA VOR Robert D. Corrie mm OF TREASURE VALLEY A Good Place to Live 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433' FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 288-2499 . Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500' Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533' FAX 888-6854 CITY COUNCIL MEMBERS Tannny de Weerd Keith Bird Cherie McCandless William L.M. Nary CITY OF MERIDIAN MEMORANDUM: December 24, 2002 To: Mayor, City Council and Planning & Zoning Commission David McKinnon, Planner II r.-U c-d Bruce Freckleton, Senior EngM~i~g Tech ~ RECEIVED DEe 2 6 2002 City Of Meridian City Clerk Office From: Re: Burney Glen Subdivision . Annexation of 35.94-Acres from RUT (Ada County) to R-8 (Medium Density Residential District), by Properties West, Inc. (File No. AZ-02-026). . Preliminary Plat Approval of One Hundred and Seventeen (117) Building Lots and Fifteen (15) Other Lots on 35.94 Acres in a Proposed R-8 Zone, by Properties West, Inc. (File No. PP-02-025). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Properties West, Inc, has applied for Annexation and Zoning and Preliminary Plat approval of 117 building lots, and 15 other lots on 35.94-acres of land located just to the north of the recently approved Sundance Place Subdivision, approximately Y2 a mile north of Ustick Road, with frontage on N. Meridian Road. The requested zoning designation for the subdivision isR-8. The "other" lots within the subdivision include two (2) large (1.28-acres, and 2.05-acres) open- space/park/drainage lots in addition to the required landscape buffer lots and pedestrian pathway lots. The open space lots constitute just over eleven percent (11 %) of the entire subdivision. The gross density for the residential portion of the subdivision is approximately 3.25 dwelling units per acre. The applicant has provided a variety of lot sizes within the proposed subdivision, ranging from the smallest of approximately 6,500 square feet to the largest at approximately 12,000 square feet. The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. The subject property is within the Urban Service Planning Area and essential City services are or can be made available to the subject property. AZ-02-026, PP-02-015 BumeyGlenSubdivision.AZ,PP Planning & Zoning CommissionlMayor & City Council December 24, 2002 Page 2 LOCATION The property is just north of Sundance Place Subdivision, located on the east side of Meridian Road, approximately Y, a mile north of Us tick Road. SURROUNDING PROPERTIES North: Rural residential, zoned RUT (Ada County) and the proposed Havasu Creek Subdivision, zoned R-4. South: Sundance Place Subdivision, zoned R-4. East: Havasu Creek Subdivision, zoned R-4. West: Rural residential, zoned RUT (Ada County). OWNERS OF RECORD The Wanda White Trust is the owner if record and they have given their consent to this application(s). ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall fmd adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-1 I and analysis by staff: A. WiD the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff fmds that the requested zoning designation, R-8, is harmonious with and in accordance with the effective Comprehensive Plan ('02) and Future Land Use Map, which designates the land to be "Medium Density Residential", allowing 3- 8 dwelling units per acre. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed single family residential subdivision will be allowed within the requested R-8 zone. AZ-02.016, PP--Q2..025 Burney Glen Subdivision AZ.PP Planning & Zoning CommissionlMayor & City Council December 24, 2002 Page 3 D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that the land to the south is being developed in a manner similar to the proposed subdivision. Staff finds that the requested zoning designation of R-8 is harmonious with the recently approved adjacent development(s) and should be rezoned in the requested manner. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed uses will not change the existing or intended character ofthe area which is low and medium density residential. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony (oral and written) to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed residential uses will be hazardous or disturbing to future or existing neighbors. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the property to be annexed will be served adequately by all essential public facilities and services. Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties. Please review ACHD, Police and Fire Department's comments concerning this subdivision for further information. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; AZ-02-026, PP...Q2-025 Bumey Glen Subdivision AZ.PP Planning & Zoning CommissionlMayor & City Council December 24, 2002 Page 4 Staff finds that there will not be excessive additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however staff does not feel that the amount generated will be detrimental to the public welfare ofthe city. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's vehicular approach on Meridian Road will create new interference with the existing traffic, however staff does not believe that the subdivision entrances will cause significant interference on the surrounding public streets. Please review ACHD comments concerning vehicular approaches and traffic generation. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)? Staff finds that the annexation of this property would be in the best interest of the City. ANEXATION AND ZONING COMMENTS AZ-02-026, PP--DZ-025 Burney Glen Subdivision AZ.PP Planning & Zoning Commission/Mayor & City Council December 24, 2002 Page 5 1. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 2. The legal description for annexation and zoning appears to describe the subject property, and complies with the requirements of the State Tax Commission and City of Meridian. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 1.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff fmds that public services are available to accommodate the proposed development. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Councilor Commission's attention. ADDITIONAL CONSIDERATIONS Stub Streets: The applicant has designed the subdivision with several stub-streets that do not correspond to the stub streets proposed in Havasu Creek Subdivision. The applicant will need to revise the plat to correspond with the proposed subdivisions lying adjacent the proposed Burney Glen Subdivision. See site specific comment number seven (7) below. AZ-02-026,PP-02-02S Burney Glen Subdivision AZ.PP Planning & Zoning Commission/Mayor & City Council December 24, 2002 Page 6 Traffic Roundabout: Staff does not support Lot 2, Block 9, and Lot 17, Block 1 being building lots fronting on a traffic roundabout. Staff recommends that the applicant revise the preliminary plat to provide the aforementioned lots with common lots (landscape buffers) adjacent to the roundabout. See site specific comment number nine (9) below. Temporary Turn-Around: A temporary turn around will be needed for the stub-street located just north of the traffic roundabout. See site specific comment number ten (10) below. Street Names: The proposed street names for the connection streets into Sundance Place Subdivision do not match the approved street names within Sundance Place Subdivision. The applicant shall be required to revise the plat accordingly. See site specific comment number twelve (12) below. Pedestrian Pathwavs: Staff strongly supports the applicant's proposed open space within Block 6 of the subdivision; however, staff feels that it would better serve the neighborhood if two additional pedestrian accesses could be added at the mid-point of Block 6, between Lots 5 and 6 and Lots 17 and 18. See site specific comment number eight (8) below. SITE SPECIFIC COMMENTS / PRELIMINARY PLAT 1. Sanitary sewer and water service to this site shall be via main line extensions from existing mains adjacent to the property. 2. Applicant shall submit ground water monitoring data to the Public Works Department covering the period from the initial investigation to the present. 3. Applicant will be responsible to construct the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties, including N. Meridian Road. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 4. The applicant has indicated that a pressurized irrigation system within this development will be owned and maintained by the Settler's Irrigation District. Please revise the plat to show how the system is going to be served (i.e. connection to an existing system, or independent pumping facilities) Underground vear-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. AZ-02-026,PP-02-025 Rumey Glen Subdivision AZ.PP Planning & Zoning Commission/Mayor & City Council December 24, 2002 Page 7 5. A detailed fencing plan shall be submitted upon application of the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. 6. Add or revise the following preliminary plat notes: (13.) Revise the plat note to include Lots 12 and 13, and Lots 14 and 15 (A notation already exists on the face of the plat, located on Lots 12,13,14 and 15, to refer to Note # 13, but the lots are not mentioned within the note). (14.) Add a note to the face of the plat restricting direct lot access to Meridian Road unless specifically permitted by ACHD and the City of Meridian. (15.) Add a note to the face of the plat that restricts fencing adjacent to the pathways within the subdivision to being no greater than four feet in height if solid sight-obscuring material is used for fence construction. (16.) Add a note to the face of the plat regarding the "Right to Farm Act" (17.) Add a note to the face of the plat to dedicate 10-foot rear yard, and 5-foot side yard easements for public utilities, drainage, and irrigation. 7. Re-align the stub-streets within the subdivision to match the approved Havasu Creek Subdivision stub-streets. 8. Add pedestrian pathways between Lots 5-6, Block 6 and Lots 17-18 Block 6. 9. Re-organize Lot 17, Block 1 and Lot 2 Block 9 so that they do not front onto the traffic roundabout. 10. Include a temporary turnaround on the face of the plat at north end of Donovan Way. 11. Revise the side yard setback noted on the face of the plat to reflect 5- foot per story. 12. Revise the street names to correspond with the approved stub-street names within Sundance Place Subdivision to the south. 13. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten days prior to the next public hearing for this plat. GENERAL COMMENTS 1. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. AZ..o2-026, PP-02-025 Burney Glen Subdivision AZ.PP Planning & Zoning CommissionlMayor & City Council December 24, 2002 Page 8 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the fmal plat. 4. All pathways within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". 5. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted for the subdivision with the final plat application. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13- 10-8. 7. 250 and 100-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owner's), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 9. Please submit all updated groundwater/soils reports to the Public Works Department for review. Any drainage areas (detention/retention basins) must be desigued to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: I. 10. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number 0 f caliper inches 0 ftrees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. A.z..02-026,PP-02-025 Burney Glen Subdivision AZ.PP Planning & Zoning CommissionlMayor & City Council December 24, 2002 Page 9 13. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 14. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street fmish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. RECOMMENDATION Staff recommends approval of the proposed annexation/rezone and preliminary plat, with the aforementioned findings and conditions. AZ-02-026, PP-02-025 Burney Glen Subdivision AZ.PP lV1AYUR ROBERT D. CORRIE COUNCIL MEMBERS WILLIAM L.M. NARY KEITH BlRD TAMMY DE WEERD CHERIE MCCANDLESS RURAL FIRE COMMISSIONERS RICHARD GREENE TERRY LEIGIITON STEVE ELLIOTI CHIEF KEN W. BOWERS DEPUTY CHIEF - FIRE PREVENTION JOSEPH SIt V A DEPUTY CHIEF. TRAINING BILL JOHNSON 540 East Frank,lin Road Meridian. lD 83642 (208) 888-1234 Fa~(208)895-0390 ~ ~;=;;;!t!~"~'~, , jt ~1.,.. lDAHO ~. -~It ~".--: -,':f.'&.1:!_!lil......'>lLlm1. V~'_ ..'''Cf \1>>113 MERIDIAN CITY/RURAL FIRE DEPARTMENT ~-- '=~'RECEIVED DEe 1 9 2002 "';,':~;,:<~'2".;t::~___"._._______.~~~:::;;::~",,"'-~':}';l'~ '_:'!!.1~~O::::~''''~~~:?;~;;:'::,_w c__ December 19, 2002 City Of Meridian City Clerk Office TO: Mayor, City Council & Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Burney Glen AZ 02-026 & PP 02-025 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed proj ect: 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for a duration of 2 hours to service the entire project. fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 4. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have a turn around. 5. All roads shall have a turning radius of28' inside and 48' outside. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. 7. Operational fife 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. UFC 902.2.1 9. The proposed ll7-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 339 residents at build out. The Meridian Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for service in 2001. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 10. The roadways shall be built to Ada County Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. This may affect the landscape islands in Block 8 Lot I, Block 11 Lot I, Block 13 Lot I, Block 5 Lot 1, they may have to be posted "No Parking Fire Lane". UFC 902.2 11. Building setbacks shall be per the Building Code for one and two story construction. , . .J;;aa..-llo At 4........7 ..~~ ..r AC~ Ada County Highway District David E. Wynkoop, President Dave Bivens. 1 st Vice President Judy Peavey-Derr. 2nd Vice President Susan S. Eastlake. Commissioner Sherry R. Huber. Commissioner 318 East 37th Street Garden City JD 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us November 19, 2002 To: Properties West, Inc. 1401 Shoreline Drive Boise, Idaho 83701 RECEIVED NOY 2 6 200~ City of Meridian City Clerk Office Subject: Burney Glen Subdivision 117 -lot residential subdivision East side of Meridian Road North of Ustick Road On November 20, 2002, the Ada County Highway District acted on your application for the above referenced project. The attached 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. CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities JUB Engineers, Inc. Gary Lee 250 Beechwood Avenue Suite 201 Boise, Idaho 83709 .#;;.. it" . j\CJ;W. 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@achd.ada.id.us File Numbers: Burney Glenn Subdivision f 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 for a 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: Current Zoning: Proposed Zoning: Proposed buildable lots: Proposed common lots: 35.94-acres RUT R-8 117 -single-family residential lots 15-common lots Vicinity Map 1 A. Findings of Fact 1. 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 ,SOO-square feet is $1,055.00 per unit. The impact fee for a residence above 1 ,SOO-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 a build-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 a LOS 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. 1 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. Existing Traffic Volumes on Vicinity Roadways: 2-Lane Minor Arterial Ustick Road EI Meridian 6,500 25,733 14,000 2-Lane Minor Arterial Ustick Road EI Locust 7,600 27,417 14,000 2-Lane Minor Grove Arterial McMillan WI Meridian 2,500 13,203 14,000 2-Lane Minor Road Arterial McMillan EI Meridian 3,600 12,873 14,000 2-Lane Minor Road Arterial McMillan EI Locnst 5,100 19,473 14,000 2-Lane Minor Road Grove Arterial Meridian NI McMillan 3,200 8,243 14,000 2-Lane Minor Road Arterial Meridian SI McMillan 4,200 16,121 14,000 2-Lane Minor Road Arterial . Based on Havasu Creek 1 _ 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% 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 2/3 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 ofT4N R1W and sections 29-32.ofT4N 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 3 hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and B% 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 B. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . Chinden Boulevard is forecasted with 5-lane section in the study area. Right tums lanes may be required at some access and 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 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 tum 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: The site currently has one existing single-family residential home. 5. Description of Adjacent Surrounding Area: a. North: Havasu Creek Subdivision and a BO-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/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 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 for a 272-lot residential subdivision on 78-acres (Baldwin Park). . On April 17, 2002, the Commission approved a preliminary plat application for a 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). . On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). . On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. . On August 21 , 2002, the Commission approved a preliminary plat application for a 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). . 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 49-1ot 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. 6 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 ccsts 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. 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 properly line. This roadway location meets District policy and should be approved with this application. The applicant is proposing to ccnstruct 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-feel. 7 4. Street sections District policy 7204.4.2 states, "developments with any buildable lot that is iess 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 parcei 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 a LOS 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 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Planning and Development staff. The applicant is proposing to construct two knuckles 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 tuming radius of 45-feet for the turnarounds. 10. IslandsfMedians District policy 7202.7 and 7207.5 requires any proposed landscape islandsfmedians 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. 9 C. Site Specific Conditions of Approval 1. 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 ACHO right-of-way if the owner submifs a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHO Ordinance in effect at that time (currently Ordinance #195). 1. 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 Bumey 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. 7. 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 a left-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 a 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). 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 tumarounds 16. Construct landscape islands on West Bumey 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 ACHD 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 to 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 1. 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 DIGLlNE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the sUbject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 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 12 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. 13 >-J 14 < ' \ ~ h I \ ~, 1 >_____J ......lI.i -. .4f/I'; '''', ~ 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@achd.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 B3642 RECEIVED NOV t 8 2002 Applicant: Properties West, Inc. 1401 Shoreline Drive PO Box 2797 Boise, Idaho 83701 City of Meridian City Clerk Office Representative: JUS Engineers, Inc. Gary Lee 250 South Beechwood Avenue, Suite 201 Boise, Idaho 83709 Application Information The applicant is requesting rezone and preliminary plat approval for a 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: Current Zoning: Proposed Zoning: Proposed buildable lots: Proposed common lots: 35.94-acres RUT R-B 117 -single-family residential lots 15-common lots Vicinity Map 1 [Q: ~ ~ [? lJ A. Findings of Fact 1. 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 a build-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 a LOS 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. 1 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. Existing Traffic Volumes on Vicinity Roadways: Ustick Road WI Meridian 4,000 22,682 14,000 2-Lane Minor Arterial Ustick Road EI Meridian 6,500 25,733 14,000 2-Lane Minor Arterial Ustick Road EI Locust 7,600 27,417 14,000 2-Lane Minor Grove Arterial McMillan WI Meridian 2,500 13,203 14,000 2-Lane Minor Road Arterial McMillan E/ Meridian 3,600 12,873 14 ,000 2-Lane Minor Road Arterial McMillan E/ Locust 5,100 19,473 14,000 2-Lane Minor Road Grove Arterial Meridian NI McMillan 3,200 8,243 14,000 2-Lane Minor Road Arterial Meridian SI McMillan 4,200 16,121 14,000 2-Lane Minor Road Arterial . Based on Havasu Creek 1 _ 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 Meridil;ln Road between 2001 and 2020. The PM peak hour rate was determined to be 10% 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 2/3 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 R1W and sections 29-32 of T4N R 1 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 hi9h 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-miie 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 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 tum 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: The site currently has one existing single-famiiy 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/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 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 for a 272-lot residential subdivision on 78-acres (Baldwin Park). . On April 17, 2002, the Commission approved a preliminary plat application for a 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). . On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). . On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. . On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). . On August 2B, 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). . 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, McMiilan 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. 6 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. 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. 7 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 Ict, 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 liine 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 Iin,s 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. Slaff 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 shouid construct a temporary tumaround 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 a LOS 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 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. 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. 9 C. Site Specific Conditions of Approval 1. 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). 1. 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. 7. 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 a left-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 a 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). 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 ACHD 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. 1 B. Other than the access points specifically approved with this application, direct lot access to 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 1. 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. 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. 11 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 compiy 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 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 12 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 contractuai 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. 13 '-' i \ , , r 14 . Mt.K\U\ N QAU -0 ?J (')0 {Tl~ (/)(/) ;uca em . --\ q (J)\ <::.0 -z (/) -0 ~~ () rn ~ ~ IS ~ . " . '" ;u c --' I ,~ " 'e a. ~. < " (/) ~ -c c ~., CO<-C - (/)( c~ 1 " ~':!CI;,.,' . ~ CENTRAL (itBt6k!~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to: o Boise DEagle o Garden City ~eridian o Kuna DACZ o Star Rezone # Conditional Use # Preliminary / Final/Short Plat 01. 02. 03. 04. 05. ~? O~-O.;LS- ~"-"'^,l5'-\ CI__ Sv--b \ VED NOV 1 5 2002 We recommend Denial of this Proposal. City Of Meridian Specific knowledge as to the exact type of use must ibe;~dlldbefore we can comment ~Vs~~ce We have No Objections to this Proposal. We will require more data concerning soil conditions on this Proposal before we can comment. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After w~ approval from appropriate entities are submitted, we can approve this proposal for: ~ central sewage q community sewage system 0 community water well o Interim sewage a.central 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 o.f.i;nvironmental Quality: .g}central sewage 0 community sewage system 0 community water o sewage dry lines ,a central water Run-off is not to create amosquilo'ibrellding problem. This Department would recommend deferral until high seasonai ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 07. )118. ~. )i10. 011. 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 %14. CDHD9JDOlkc o child care center ~-.t.r (....-.r- PT'T/lC#iIIP , a,~h...""",...../...l--=1 .f7lY"-w-#n<<- Date: ../LJLLJ (J'L Reviewed By: .c...... dd ...._;# Review Sheet -0 . ~ CENTRAL urBm!~ MAIN OFFICE' 707 N. ARMSTRONG Pl' BOISE. ID 83704-0825' (208) 375-5211 . FAX 327-8500 To pre~'ellt alld treat disease alld disability; to promote healthy lifestyles; alld to protect alld promote the health Gild quality oj oltr environment. 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 Work/! Department, May 2000. Serving Valley, Elmore, Boise, and Ada Counties Ada I Boise County Office 707 N, Armsrong PI Bcise, 10 83704 Envirc. Health: 327-7A99 Family Planning: 327-7400 irnmunizotions: 327-7450 Senior Nutrition: 327-7460 WIC: 327-7488 FAX: 327-8500 Ada-WIC Satellite Oflice 1606 Robert St. Boise. JD 83705 Ph. 33Ll-3355 FAX: 334.3355 Elmore County Office 520 E. 8th Street N. Mountain Home, ID 83647 Enviro, Health: 587-9225 Famiiy Health: 587-4407 WIC: 587-4409 FAX' 587.3521 Valley County Office 703 N, 1 st Street P,O. Box lLlLl8 McCall. 10, 83638 Ph. 634-7194 FAX: 634-217L1 SETTLERS' IRRIGATION DISTRICT P.O. BOX 7571 . BOISE. IDAHO 83707 PHONE 344-2471 . COpy November 8, 2002 Gary Lee JUB Engineers, Inc. 250 South Beechwood Avenue, Suite 201 Boise, ID 83709 RECEIVED NOV 1 3 2002 City Of Meridian City Clerk Office Re: PP 02-025 Preliminary Plat for Burney Glen Subdivision. .~_n~llr_Q~~_~~_ . ___c-'-~=_~ ___________ After review of the preliminary plat of the above-mentioned application Settlers Irrigation District requests the following: 1. All irrigation and drainage facilities/easements will need to be protected that are effected by this project. The facility involved is the Starkey Lateral which courses along the north and east boundaries of the property. A license agreement needs to be in place prior to construction. 2. All Storm drainage must be retained on-site. 3. Plan review/inspection fees shall be paid prior to any approvals. 4. The developer has indicated that SID will own, operate, and maintain the pressure irrigation system. An agreement needs to be in place prior to the pre-construction meeting. If you have any questions please call 343-5271. .P~~/- . Nathan Draper, Manager . Settlers Irrigation District Cc: Will Berg, City of Meridian Joint School District No.2 911 Meridian Street. Meridian, Idaho 83642 . (208) 888-6701 . Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell RECEIVED NOV - 6 2002 November 4, 2002 City of Meridian City Clerk Office City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Burne v Glen Subdivision will have a significant impact on school enrollments at River Vallev Elementary. Lowell Scott Middle. and Eagle High School. We can predict that these homes, when completed, will house twenty-nine (29) elementary aged children, twenty-four (24) middle school aged children, and twenty-two (22) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian Scho-ol District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, ~;/? Wendel Bigham Supervisor of Facilities and Construction PUBLIC HEARING SIGN-UP SHEET RECEIVED JAN 0 2 2003 CITY OF MERIDIk"'l" PROJECT NUMBER January 2, 2003 AZ 02-026 PP 02-025 DATE Burney Glen Subdivison PROJECT NAME NAME FOR AGAINST . .