HomeMy WebLinkAboutBurney Glen Sub AZ 02-026
December 30, 2002
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Properties West, Inc.
AZ 02-026
January 2, 2003
ITEM NO.
8
REQUEST Pubfic Hearing - Request for annexation and zoning of 35.94 acres from RUT to R-8
zones for proposed Burney Glen Subdivision - east of North Meridian R~ad and north of East
Ustick Road
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOL DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~W\ VI A lV-R. ./
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COMMENTS
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See attached Staff Comments
See attached Comments
"Meridian Water can supply this proJecf'
"No Commenf'
"No Comments at this lime"
See attached Comments
'We have No Objections to this Proposal"
Materials presented at public meellngs shall become property of the City of Meridian.
Date: ll--:~n ~O ~ Phone: ZlIIJ -7rsCJ
MAYOR
Robert D. Corrie
HUB OF TREASURE VALLEY
A Good Place to Live
CITY COUNCIL MEMBERS
Tammy deWeerd
Keith Bird
Cherie McCandless
William L.M. Nary
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 8884433, FAX (208) 887-4813
City Clerk Office Fax (208) 888-4218
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner II t-JA ~
Bruce Freckleton, Senior Engfi(e'e~i~g Tech ~
From:
Re:
Burney Glen Snbdivision
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
December 24, 2002
RECEIVED
DEe 2 6 2002
City Of Meridian
City Clerk Office
· 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 ofland located just to the north of
the recently approved Sundance Place Subdivision, approximately Yz 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-02-0t5
Burney Glen SubdiviBion. 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 find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in II-IS-II and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designation, R-8, is hannonious 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-02-026.PP-02-025
Bwney Glen Subdivision AZ,PP
Planning & Zoning Comrnission/Mayor & 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 nDt change the existing or intended
character of the area which is low and medium density residential.
F. Will the proposed uses not be hazardons 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 structnres,
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 reqnirements at public cost for public
facilities and services and wiD not be detrimental to the economic welfare of
the community;
AZ-02-026, PP-02-025 Burney Glen Subdivision AZ.PP
Planning & Zoning Commission/Mayor & 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,
eqnipment 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, fnmes, glare or odors;
Staff fmds that the proposed subdivision will not create excessive traffic, noise or
other nuisances that would be detrimental to the general welfare of the
surronnding 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 w ill 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 destrnction, 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....()2-02S
Burney Glen Subdivision AZ,PP
Planning & Zoning CommissionlMaYDr & City Council
December 24, 2002
Page 5
I. 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 REOUlREMENTS
Sections 12-3-3 J.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 tbe proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public fmancial 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 enviroumental 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-Q2-02S
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 Pathways: 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 I PRELIMINARY PLAT
I. 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 Year-round pressurized irrigation must be
proyided 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 fmal plat by the Meridian City Engineer.
AZ.o2.026,PP-ol-025
Burney Glen Subdivision AZ.PP
Planning & Zoning Comrnission/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 ofthe 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 ofthe 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-02-026,PP-02.Q2S
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 fInal plat.
4. All pathways within the proposed subdivision shall be designed in accordance with MCC
12-13-15 "Micropath Landscaping".
5. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the fmal plat application.
6. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13-
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 designed 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: 1.
10. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number 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.
AZ-02-026,PP...(I2-o2S
Bwney 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 finish 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 fmdings and conditions.
AZ-02-026,PP-OZ_02S
Burney Glen Subdivision AZ,PP
MAYOR
ROBERT D. CORRIE
COUNCIL MEMBERS
WILLIAM L.M. NARY
KEITH BIRD
TAMMYDEWEERD
CHERIE MCCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
STEVE ELLIOTT
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CHIEF
KEN W. BOWERS
DEPUTyemEF - FIRE PREVENTION
JOSEPH SILVA
DEPUTY CHIEF - TrwNrNG
BILL JOHNSON
540 East Franklin Road
Meridian, ID 83642
(208) 888-1234
Fax (208) 895-0390
~~~::~:~;O::~:~;~f!\7!1~:!:2:~~!:~~;~:::~M'_
MERIDIAN CITY/RURAL FIRE DEPARTMENT
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DEe 1 9 2002
December 19, 2002
City Of Meridian
City CleTk Office
TO:
Mayor, City Council & Meridian Planning & Zoning Commission
FROM:
Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT:
Sumey 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 project:
1. One and two family dwellings will require a fire-flow of 1,000 gallons per
minute available for a duration of 2 hours to service the entire project. Fire
hydrants shall be placed an average of 400' apart. 1997 UFC Appendix
III-A
2. Acceptance of the water supply for fue protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7. Operational fue hydrants and temporary or permanent street signs are
required before combustible construction begins. UFC 901.4.2 & 901.3
8. A minimum of two points of access will be required for any portion of the
project, which serves more than 50 homes. UFC 902.2.1
9. The proposed 117-1ot 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 1, Block I3
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.
,";'
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..... 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
SherTY. R. Huber, Commissioner
318 East 37th Street
Garden City ID 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
NOV 2 6 2002
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 20B-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
.
, .
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......'AC~'
1'--: 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 I MPP02-025 I 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
subdivisiDn 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 ,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 daiiy 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 subrnitled 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 submitled 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 wiil not have adequate capacity to handle the build out of the 12-square mile North
Meridian Planning Area at 2020.
Existin Traffic Volumes on Vicinity Roadways:
14,000 2-Lane Minor
Arterial
Ustick Road EI Meridian 6,500 25,733 14,000 2-Lane Minor
Arterial
Ustick Road EI Locnst 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 Locust 5,100 19,473 14,000 2-Lane Minor
Road Grove Arterial
Meridiau 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 miie 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 buiidings, 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
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hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
. The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
. At build out, traffic on the arterials is expected to significantly increase (see Table 4).
. All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
. By the year 2020, the majority of study intersections are projected to meet the peak hour traffic
signal warrant.
. A proportionate share of the impacts of the individual sections at each of the study area arterial
intersections is summarized in Table 6.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
. Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be
required at some access and arterial intersections.
. McMillan Road is forecasted with a 5-lane section east of Biack 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-farnily 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 piat 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 comrnercial 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 prelirninary 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, 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 frorn 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 irnpact
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 iocal 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 minirnum 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-ol-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, "TH IS
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 Subdfvision.
Staff is supportive of the extension of this stub street.
The applicant is proposing to extend a stub street, North Kilberry Way, from the north property line
approximately 740-feet west of the east property line. The stub street that the applicant is proposing
to extend was approved by the District on November 6, 2002 as a part of Havasu Creek Subdivision.
Staff is supportive of the extension of this stub street.
The applicant is proposing to construct a stub street, North Donavan Way, that will extend to the
north property line approximately 650-feet east of the west property line. This stub street is
anticipated to serve the 60-acre parcel that is located directly to the north of this development. Staff
is supportive of the location of this stub street. Due to the fact that North Donavan Way is greater
8
than one lot in depth and is located very near the roundabout, the applicant should construct a
temporary turnaround with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
6. Roundabouts
The roundabout should be designed with 21-foot street sections on either side of the center island
without driveways accessing the roundabout. The applicant will be required to dedicate sufficient
right-of-way on either side of an isiand. 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 submifs 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 approxirnately 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 irnpact study.
18. Other than the access points specifically approved with this application, direct lot access to Meridian
Road and Bumey Glen Drive is prohibited. These restrictions shall be noted on the final Plat.
1 g. 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 properly development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIG LINE (1-800-342-1585) at least twofull business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of
construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the properly which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
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 usetdevelopment 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 materialiy 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 ali Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting foliowing
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shali cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation 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 originaliy. It wili normaliy 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 shali only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines tD 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
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. AC~ 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 i 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
RECEIVED
NOV 1 8 2002
Applicant:
Properties West, Inc.
1401 Shoreline Drive
PO Box 2797
Boise, Idaho 83701
City of Meridian
City Clerk Office
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
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CS
IS
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 EI 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
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 of T4N R1W and sections 29-32 of T4N
R1E), is selected Ada County Highway District (ACHD) for anticipated development build out. The
fOllowing are the principal findings and recommendations of the study:
. By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units,
2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2
senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60
acres of park.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
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 20:20, the majority of study intersections are projected to meet the peak hour traffic
signal warrant.
. A proportionate share of the impacts of the individual sections at each of the study area arterial
intersections is summarized in Table 6.
· Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
· Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be
required at some access and arterial intersections.
· McMillan Road is forecasted with a 5-lane section east of Slack 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 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-family residential home.
5. Description of Adjacent Surrounding Area:
a. North: Havasu Creek Subdivision and a 60-acre parcel that is unplatted
b. South: Sundance Place Subdivision
c. East: Havasu Creek Subdivision
d. West: Keltic Heights Subdivision
4
6.
Impacted Roadways
Meridian Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Nearest intersection:
Ustick Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Nearest intersection:
McMillan Road:
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit:
Nearest intersection:
730-feet
Minor Arterial
North of Ustick Road was 4,156 on 8-2-00
Currently better than "C'
50 MPH
Ustick Road is a four-way stop-controlied intersection
None
Minor Arterial
West of locust Grove Road was 6,510 on 6-20-01
Currently better than "C"
35 MPH
Meridian Road is a four-way stop-controlled intersection
None
Minor Arterial
West of locust Grove Road was 3,598 on 6-20-01
Currently better than "C"
35 MPH
Meridian Road is a four-way stop-controlled intersection
7. Roadway Improvements Adjacent To and Near the Site
Meridian Road is currently improved with two traffic lanes (24-feet of pavement) with no curb, gutter
or sidewalk abutting the site. Sidewalk was reqUired with Sundance Place Subdivision to the south of
Burney Glenn Subdivision.
8. Existing Right-of.Way
There is currently 50-feet of right-of-way (25-feet from centerline) for Meridian Road abutting the site.
9. Site History
The District has not previously reviewed this site.
10. Five Year Work Program
There are no projects within this area that are programmed within the District's Five Year Work
Program.
11. Other Development in Area
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools,
office/commercial lots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
. On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant
5
proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on
452.16-acres.
. On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
. On November 7,2001 the Commission approved rezone and annexation application for 370.55
acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
. On February 6, 2002, the Commission approved a preliminary plat application 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-lot
residential subdivision on 7.30-acres (Tully Cove Subdivision).
. On October 23,2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
. November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site
on 119.83-acres (Havasu Creek Subdivision).
. On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39.23-acres (Education Campus Subdivision).
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is extreme and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works". If staff examines each development individually,
the roadway system appears adequate, but when staff begins to add in a second or third large-scale
development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road,
Linder Road) reach their 2020 planning thresholds.
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat
Road.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. Burney Glenn Subdivision may also be subject to any extraordinary fees that
the District may impose.
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 lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to extend four stub streets and connect one new stub street.
The applicant is proposing to extend a stub street, West Welford Drive, from the east property line
approximately 300-feet north of the south property line. The stub street that the applicant is
proposing to extend was approved by the District on November 6, 2002 as a part of Havasu Creek
Subdivision. Staff is supportive of the extension of this stub street.
The applicant is proposing to extend a stub street, North Rickerby Way, from the south property line
approximately 990-feet west of the east property line. The stub street that the applicant is proposing
to extend was approved by the District on August 21, 2002 as a part of Sundance Place Subdivision.
Staff is supportive of the extension of this stub street.
The applicant is proposing to extend a stub street, North Donovan Way, from the south property line
approximately 490-feet east of the west property line. The stub street that the applicant is proposing
to extend was approved by the District on August 21, 2002 as a part of Sundance Place Subdivision.
Staff is supportive of the extension of this stub street.
The applicant is proposing to extend a stub street, North Kilberry Way, from the north property line
approximately 740-feet west of the east property line. The stub street that the applicant is proposing
to extend was approved by the District on November 6, 2002 as a part of Havasu Creek Subdivision.
Staff is supportive of the extension of this stub street.
The applicant is proposing to construct a stub street, North Donavan Way, that will extend to the
north property line approximately 650-feet east of the west property line. This stub street is
anticipated to serve the 60-acre parcel that is located directly to the north of this development. Staff
is supportive of the location of this stub street. Due to the fact that North Donavan Way is greater
8
than one lot in depth and is located very near the roundabout, the applicant should construct a
temporary turnaround with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE",
6. Roundabouts
The roundabout should be designed with 21-foot street sections on either side of the center island
without driveways accessing the roundabout. The applicant will be required to dedicate sufficient
right-of-way on either side of an island. Coordinate the size and design of the roundabout with traffic
services staff.
The applicant has proposed to construct 2-lots on the circumference of the roundabout. Driveways
extending into or near a roundabout create severe safety issues and are prohibited.
7. Turn Lanes
Meridian Road requires left-turn and right-turn deceleration lanes for traffic turning into the site at the
Burney Glenn. The Site is projected to operate at 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 isiand
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 1 OO-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 rnust 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.
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 Dutside 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 pavernent less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with fi.le 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 improvernent 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 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 requirernents 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 rneeting.
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 mornent 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
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PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
JAN 0 2 2003
CITY OF MERIDlA;~
DATE
January 2, 2003
AZ 02-026 PP 02-025
PROJECT NUMBER
Burney Glen Subdivison
PROJECT NAME
NAME FOR AGAINST
.
I
.
.