HomeMy WebLinkAboutCedar Springs North VAR 03-003HUB OF TREASURE VALLEY
MAYOR A Good Place to Live LEGAL DEPARTMENT
Robert D. Come
CITY OF MERIDIAN (208) 288-2499 • Fax 288-2501
CITY COUNCIL MEMBERS PUBLIC WORKS
33 EAST IDAHO BUILDING DEPARTMENT
Tatum deWeerd
Y (208) 898-5500 ~ Fax 887-1297
Keith Bird MERIDIAN, IDAHO 83642
Cherie McCandless (208) 888-4433 ~ FAX (208) 887A813 PLANNING AND ZONING
City Clerk Office Fax (208) 888.4218 DEPARTMENT
William L.M. Nary (208) 8845533 • FAX 888-6854
MEMORANDUM: February 5, 2003
To: Mayor and City Council RECEIVED
From: Sonya Allen, Planner I FEB - 7 1003
City Of Meridian
Ci Clerk Office
Re: Cedar Springs North tar
• Request for a Variance from Meridian City Code (MCC) 12-4-5 (Block
Lengths), to Allow Three Blocks Within the Proposed Cedar Springs North
Subdivision to Exceed the 1,000 foot Maximum Block Length, by Howell
Murdoch Development Corporation (File No. VAR-03-003).
The Planning and Zoning staff has reviewed the appltcam's submittal, and we offer the following
comments and recommendations:
APPLICATION SUMMARY
The applicant, Howell-Murdoch Development Corporation, has requested a variance from
section 12-4-5 of the MCC (prohibiting residential block lengths from exceeding 1,000' feet in
length) for three blocks within the proposed Cedar Springs North Subdivision.
Blocks 7, 9 and 13 of the proposed Cedar Springs North Subdivision all exceed the 1,000'
maximum block length. The applicant has stated in their application that reducing the block
length for these blocks would require the construction of additional roads that would not be of
benefit to Cedar Springs North Subdivision. Additionally, the applicant has stated that the
location of the approved stub streets in the surrounding subdivisions do not allow the block
length to be broken up by the inclusion of additional stub-streets.
Staff indicated in the annexation, conditional use permit and preliminary plat staff report that if
the applicant provided pedestrian pathways in lieu of stub streets within the aforementioned
blocks that we would be in support of the requested variance. The applicant has, as requested by
staff, revised the plat to include pedestrian pathways within Blocks 7, 9 and 13.
LOCATION
The property is located approximately '/a mile west of Meridian Road, on the south side of
McMillan Road.
vAR-owoa
Cslar Spm~ NMh VAR
Mayor and Council
January 22, 2003
Page 2
SURROUNDING PROPERTIES
North: Rural residential, currently zoned RUT (Ada County).
South: Cedar Springs Subdivision, zoned R-4.
East: Rural residential, zoned RUT (Ada County).
West: Rural residential, zoned RUT (Ada County) and Baldwin Park Subdivision, zoned R-8.
OWNERS OF RECORD
Howell-Murdoch Development Corporation and Chukar Estates, LLC are the owners of record
of the subject property and have given their consent to this application.
REOUIItED FIlVDINGS
According to Ordinance 11-18-1, Variances, the Council may authorize in specific cases a
variance from the terms of either the Zoning or Subdivision Ordinance. Specifically, the
Ordinance lists the following Findings (MCC11-18-3), all of which must be determined before
granting a variance:
A. That there are such special circumstances or conditions affecting the
property that the strict application of the provisions of this Title would
clearly be impracticable or unreasonable;
The site is relatively long and narrow ('/~ mile long by '/4 mile wide). The
subdivisions to the south and west have already been approved, locking in the
location of the stub streets in those areas. The applicant has provided a total of
seven (7) future road connections (i. e. stub streets and connections to existing
roadways) to the properties surrounding the proposed Cedar Springs North
Subdivision (3 to the west, 2 to the south & 2 to the east). The applicant has
revised the preliminary plat per staffs recommendation to provide pedestrian
pathways where the blocks exceed the maximum length to provide connectivity to
surrounding properties.
Staff finds that the proposed pathways within Blocks 7, 9, and 13 will provide
adequate access to surrounding developments and inner-connectivity within the
subdivision. Requiring the applicant to reduce block lengths by installing
additional stub streets or connections would not benefit the city. Staff finds that
requiring additional stubs and/or connections would not be reasonable or
practical.
B. That strict compliance with the requirements of this Title would result in
extraordinary hardship to the owner, subdivider or developer because of
unusual topography, the nature or condition of adjacent development, other
physical conditions or other conditions that make strict compliance with this
Title unreasonable under the circumstances, or that the conditions and
requirements of this Title will result in inhibiting the achievements or the
objectives of this Title;
ypR~j}003 Cedar Sp~inge NoM.VAA
Mayor and Council
January 22, 2003
Page 3
As noted above, staff finds that strict compliance with the City's Ordinances
would not be of benefit to the City, the surrounding property owners or the
applicant. Based on the nature and location of stub streets within the adjacent
development staff finds that strict compliance to the MCC 12-4-5 would be
unreasonable and would not result in inhibiting the objectives of the MCC.
C. That the granting of the specified variance will not be detrimental to the
public's welfare or injurious to other property in the area in which the
property is situated;
Staff anticipates that the variance will not be detrimental to the public's welfare or
injurious to other properties in the area.
The City Council should listen to any public testimony offered concerning
whether or not the surrounding property owners feel that the requested variance
will negatively affect their properties.
D. That such variance will not have the effect of altering the interest and purpose
of this Title and the Meridian Comprehensive Plan.
Staff finds that the issuance of a variance(s) to allow the 1,000 foot block length
maximum to be exceeded within the Cedar Springs North Subdivision in three
different blocks will not have the effect of altering the purpose and interest of the
Zoning Ordinance. Staff bases this finding on the addition of pedestrian pathways
breaking up the 1,000 foot block lengths thereby providing increased
interconnectivity within the subdivision.
STAFF RECOMMENDATION
Staff recommends approval of this variance request.
VAR-03A0] Cedm Springs Narth.VAR
MAYOR
ROBERT D. CORRffi
COUNCIL MEMBERS
WILLIAM L.M. NARY
KEITH BIRD
TAMMY DE WEERD
CHERIE MCCANDLESS
RURAL FIRE COMMISSIONERS
RICHARD GREENE
TERRY LEIGHTON
STEVE ELLIOTT
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KEN W. BOWERS
DEPUTY CHIEF -FIRE PREVENTION
JOSEPH SII.VA
DEPUTY CHIEF -TRAINING
BILL JOHNSON
540 East Franklin Rnui
Meridian, ]D 83642
(208)888-1234
Fax (2os18vs-o3vo
MERIDIAN CITY/RURAL FIRE DEPARTMENT - n
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February 4, 2003 ~.; • r , .
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TO: Mayor, City Council & Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Cedar Springs North Subdivision VAR 03-003
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. The Meridian Fire Department has no objection to the request for a variance
to exceed the 1,000 foot maximum block length for the Cedar Springs North
Subdivision.
2. 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 tum around.
2. 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
3. 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 15 Lot 1, they may have to be
posted "No Parking Fire Lane". UFC 902.2
4. A 20' wide temporary access road, capable of carrying an imposed weight
load of 70,000 pounds will be required to access the project from McMillan
Rd. The road will cross the Lemp Canal and access the project across lots 4
& 19 in Block 13.
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Ada County Highway District
RECEIVED
31B East 37th Street
AM
Susan 5. Easnake 1st vice rresipern
Dave Bivens, 2nd Vice President
John S. Franden, Commissioner
David E. Wvnkoop. Commissioner
January 27, 2003
TO: Howell-Murdoch Development Corporation
4822 N. Rosepoint, Suite C
Boise, Idaho 83713
SUBJECT: MVAR-03-003
of Meridian __ _Pnone (zos) 3a7-sloo
Clerk Office FAX (208) 387-6391
F-maiP tellus(o~ACHD.ada.id.us
Variance for block lengths
South side of McMillian Road, west of Meridian Road
On November 26, 2002 the Ada County Highway District Commissioners acted on MPP02-027/MAZ02-
028/Cedar Springs North Subdivision. The conditions and requirements also apply to MVAR-03-003.
If you have any questions, please feel free to contact this office at (208) 387-6170.
Sincerely,
D el ment Analyst
Planning & Development
Cc: Planning & Development/Chron/Project File
Planning & Development Services City of Meridian
Construction Services
Drainage/Utilities
JUB Engineers Gary Lee 250 S. Beechwood Ave., Suite 201 Boise, Idaho 83709
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Development Department
Kevaew urvtston
This application requires Commission action due to the size of the development and its location within the
North Meridian Planning Area. This item is scheduled to be on the consent agenda on November 26, 2002
at 11:00 am. Tech Review for this item was held with the applicant on November f 5, 2002. Please refer to
the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177,
atuningCo3achd.ada.id. us
File Numbers: Cedar Springs North SubdivisionlMPP02-027/MAZ02-028
Site address: South side of McMillan Road west of Meridian Road
Owner/Applicant: Howell-Murdoch Development Corporation
4822 North Rosepoint, Suite C
Boise, Idaho 83713
Representative: JUB Engineers, Inc.
Gary Lee
250 South Beechwood Avenue, Suite 201
Boise, Idaho 83709
Application Information
The applicant is requesting annexation, rezone and preliminary plat approval fora 229-lot mixed use
subdivision. The subdivision is proposed to contain 184-single-family residential lots, 12-office lots, 32-
common lots and 1-lot that is anticipated to redevelop into attached single-family residential lots
(townhomes). The applicant is seeking rezone from RUT to R-8 and LO. The site is located on the south
side of McMillan Road west of Meridian Road.
Acreage: 81.54- acres
Current Zoning: RUT
Proposed Zoning: R-8 and LO
Proposed buildable lots: 197-lots
Proposed common lots: 32-lots
Vicinity Map
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 3,064 additional vehicle trips per day
(10 existing) based on the submitted traffic study.
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.
The impact fee for the commercial uses will be designated when a more specific use has been
identified.
These rates are based on the impact fee ordinance in effect at this time.
3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact
study was compiled by Washington Group International and the following is a summary of the
findings:
• The proposed development is projected to generate an average daily traffic (ADT) of 3,064
vehicles per day (vpd), of which 335 vpd are projected to occur in the PM peak hour.
• Linder and Meridian Roads are both two-lane north-south facility classified as a minor arterial.
The posted speed limit is 50 mph.
• McMillan Road is a two-lane east-west facility classified as a minor arterial. The posted speed
limit is 50 mph.
• The intersection of Linder Road with McMillan Road and the intersection of Meridian Road with
McMillan Road are both all-way stop controlled intersections. These intersections currently
operate at an acceptable LOS. The LOS for the build out year of 2007 will be dependant on the
rate in which development occurs. However, these intersections 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. ACHD will continue to monitor these
intersections, based on traffic volumes, and prioritize them accordingly.
on
Linder Road N/ McMillan 5 067 16,023 14.000 2 Arterial or
Linder Road S/ McMillan 650_0 S 600 14.000 2-Lane Minor
Arterial
McMillan
Road
McMillan
Road
McMillan W/ Linder
E/ Linder
E/Meridian 1750
340
3y16 12.450
11.524
12,873 14,000
14,000
14,000 2-LArterMa or
_
2 Arterial or
2-Lane Minor
Arterial
2
Meridian Road N/ McMillan 3192 10.760 14.000 2 Arterial or
Meridian Road S/ McMillan 41160 16.121 14,000 2- Aa1nrteeMa or
on
The following are the principal recommendations of the study:
1. The forecasted daily traffic volumes for the main roadway in the PUD are 4,067 vehicles. The
projection is that this roadway will attract traffic from the neighboring subdivisions through the
stub streets. The planning threshold (LOS D) for atwo-lane collector roadway is 9,500
vehicles. This indicates that the main roadway should provide excellent operating conditions
under build-out traffic volumes.
2. All of the internal streets that are planned for front-on-housing have daily traffic projections
less than 1,000 vpd.
3. A separate left-turn lane and separate right-turn lane are required on McMillan Road at the
intersection with the site access road. This was determined using ACHD's warrant for right-
turn bays and left-turn bays.
4. The site access is proposed to be controlled by a stop sign on the south leg of the T-
intersection with McMillan Road. The intersection is projected to operate under capacity for
the build out year of 2007.
EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N
Ri E), is selected Ada County Highway District (ACHD) for anticipated development build out. The
following are the principal findings and recommendations of the study:
• By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units,
2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2
senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60
acres of park.
• The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
• The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
• At build out, traffic on the arterials is expected to significantly increase (see Table 4).
• All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
• By the year 2020, the majority of study intersections are projected to meet the peak hour traffic
signal warrant.
• A proportionate share of the impacts of the individual sections at each of the study area arterial
intersections is summarized in Table 6.
• Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
• Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be
required at some access and arterial intersections.
• McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted
with a 3-lane section west of 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
ACRD will pay out-of-pocket to acquire the right-of-way.
4. Site Information: The site currently has an exiting single-family residence. The remainder of the
site is agricultural land.
5. Description of Adjacent Surrounding Area:
a. North: Undeveloped
b. South: Cedar Springs Subdivision (approved on 12-12-01)
c. East: Undeveloped
d. West: Baldwin Park Subdivision (approved on 2-06-02) and an undeveloped 40-acre parcel
6. Impacted Roadways
McMillan Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Meridian Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
1,340-feet
Minor arterial
East of Linder Road was 3,123 on 4-0-02
Currently better than "C"
0-feet
Minor arterial
North of McMillan Road was 3,192 on 7-12-00
North of Ustick Road was 4,156 on 8-2-00
Currently better than "C"
4
Linder Road
Frontage: 0-feet
Functional Street Classification: Minor arterial
Traffic count: North of McMillan Road was 6,297 on 4-9-02
South of McMillan Road was 5,853 on 4-16-02
Level of Service: Currently better than 'C'
Roadway Improvements Adjacent To and Near the Site
Meridian Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk
abutting the site.
8. Existing Right-of-Way
Meridian Road currently has 50-feet of right-of-way (25-feet from centerline).
g. Existing Access to the Site
The existing single family residential dwelling currently takes access from a driveway that intersects
McMillan Road approximately 360-feet west of the east property line.
10. Site History
The District has not previously reviewed an application for this site in the past.
11. Five Year Work Program
There are no projects within this area that are scheduled in the District's Five Year Work Program.
12. Other Development in Area
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools,
office/commercial lots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
• On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant
proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on
452.16-acres.
• On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
• On November 7, 2001 the Commission approved rezone and annexation application for 370.55
acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
• On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot
residential subdivision on 78-acres (Baldwin Park).
• On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
• On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
5
• On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot
residential. subdivision on 5-acres (Drawbridge Subdivision).
• On 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).
• On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single-
family residential subdivision on 35.94-acres
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,
ACRD 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. Cedar Springs North Subdivision may also be subject to any
extraordinary fees that the District may impose.
The second phase of the study, the economic phase has been initiated and will focus on the cost of
the improvements deemed necessary by the study, including right-of-way costs. The outcome of the
economic study has provided the District with an estimate of the costs to improve the roadways in the
North Meridian Planning Area to handle the traffic generated by the proposed developments in the
area. This final estimated cost is not yet available, as staff is still reviewing street section options that
may reduce the right-of-way costs.
B. Findings for Consideration
Right-of-Way
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the cohstruction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
ahd 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 McMillan Road. Due to the fact that the North
Meridian Traffic Plan recommended a 70-foot right-of-way on Locust Grove Road and the
Commission has supported the recommendations in the past, staff is recommending a total right-of-
waywidth of 70-feet as opposed to 96-feet of right-of-way (48-feet from centerline).
The Settlers Canal is located on the south side of McMillan Road. This canal is very large in nature
and would be extremely costly to relocate. On November 7, 2001, the Commission approved
Bridgetower Crossing Subdivision. Bridgetower Crossing was not required to dedicate additional
right-of-way due to the current location of the Settlers Canal. Any right-of-way on McMillan Road will
be acquired from the north side of McMillan Road in order to allow the canal to remain in its current
location. To be consistent with the Districts past action and to remain consistent with the location of
McMillan Road, staff recommends that the applicant not dedicate additional right-of-way abutting
McMillan Road.
In order to acquire the full required right-of-way abutting McMillan Road between Linder Road and
Meridian Road, the south side of McMillan Road will not dedicate additional right-of-way and the
north side of the roadway will dedicate 45-feet of right-of-way from centerline. This will provide for a
70-foot right-of-way that is consistent with the recommendations of the North Meridian Traffic Plan.
2. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector and arterial roadways.
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 150-feet from a
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 the main entrance, North Summit Way, to intersect McMillan
Road approximately 565-feet east of the west property line. This roadway location meets District
policy and should be approved with this application.
All of the internal roadways meet District policy in regard to roadway offsets and should be approved
with this application.
4. Street Sections
The applicant is proposing to construct all of the internal roadways as 36-foot street section with curb,
gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. This roadway street section meets
District policy and should be approved with this application.
The applicant is proposing to construct North Summit Way as a residential collector. According to the
submitted traffic impact study, the volumes on North Summit Way exceed the volumes of traffic that
are allowed on residential collectors. The applicant should construct North Summit Way as a
collector roadway with a 33-foot street section with vertical curb, gutter and 5-foot concrete sidewalk
7
within 50-feet of right-of-way. The 33-foot street section can accommodate two 11-foot traffic lanes
and two 4-foot bike lanes. Direct lot access and front on housing is prohibited on collectors
The applicant is proposing to construct islands/medians within the public right-of-way. To safely
channel traffic and provide a sufficient pavement width for emergency vehicles, the applicant should
provide a minimum of 21-feet measured from back of curb to back of curb on either side of a
proposed median.
5. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide infra-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct three new stub streets and extend four stubs.
The applicant is proposing to construct West Fallen Leaf Drive to extend to the east property line
approximately 480-feet north of the south property line. Staff is supportive of this location. Due to the
fact that West Fallen Leaf Drive is less than one-lot in depth and less than 150-feet, the applicant
should not be required to construct a temporary turnaround at the terminus of the roadway. The
applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
The applicant is proposing to construct West Sage Springs Drive to the east property line
approximately 1,140-feet south of the north property line. Staff is supportive of this location. Due to
the fact that West Sage Springs Drive is less than one-lot in depth and less than 150-feet, the
applicant should not be required to construct a temporary turnaround at the terminus of the roadway.
The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
The applicant is proposing to construct West Stone Pond Drive to the west property line
approximately 830-feet south of the north property line. Staff is supportive of this location. Due to the
fact that West Stone Pond Drive is less than one-lot in depth and less than 150-feet, the applicant
should not be required to construct a temporary turnaround at the terminus of the roadway. The
applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
The applicant is proposing to extend North Portage Avenue from the south property line
approximately 400-feet west of the east property line. This stub street was approved by the Ada
County Highway District on December 12, 2001 as a portion of the Cedar Springs Subdivision. Staff
is supportive of the extension of this roadway.
The applicant is proposing to extend North Rhodes Avenue from the south property line
approximately 100-feet east of the west property line. This stub street was approved by the Ada
County Highway District on December 12, 2001 as a portion of the Cedar Springs Subdivision. Staff
is supportive of the extension of this roadway.
The applicant is proposing to extend West Yosemite Drive to the west property line approximately
170-feet north of the south property line. This stub street was approved by the Ada County Highway
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District on February 6, 2002 as a portion of the Baldwin Park Subdivision. Staff is supportive of the
extension of this roadway.
The applicant is proposing to extend West White Sands Drive to the west property line approximately
1,170-feet north of the south property line. This stub street was approved by the Ada County
Highway District on February 6, 2002 as a portion of the Baldwin Park Subdivision. Staff is
supportive of the extension of this roadway.
6. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Planning and Development staff.
The applicant is proposing to construct 6-knuckles without center islands within them. Staff is
supportive of the location of all of the knuckles.
7. 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 3-cul-de-sac turnarounds without center islands within the
subdivision. The applicant should provide a minimum turning radius of 45-feet.
8. Roundabouts
The applicant is proposing to construct a roundabout on North Summit Way approximately 500-feet
south of McMillan Road. The roundabout should be designed with 21-foot street section 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.
9. Driveways
The applicant is proposing to construct a shared driveway for the commercial lots. The shared
driveway is proposed to be located on North Summit Way approximately 260-feet south of McMillan
Road. This driveway location meets District policy and should be approved with this application.
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.
11. other Access
Other than the access points specifically approved with this application, direct lot access to McMillan
Road and North Summit Way is prohibited. These restrictions should be noted on the final Plat.
C. Site Specific Conditions of Approval
1. Construct 5-foot concrete sidewalk abutting McMillan Road located 2-feet within the right-of-way. If
the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk.
2. Construct all of the internal roadways as 36-foot street section with curb, gutter and 5-foot concrete
sidewalk within 50-feet of right-of-way, as proposed.
3. Construct North Summit Way as a collector. Construct North Summit Way as a collector roadway
with a 33-foot street section with vertical curb, gutter and 5-foot concrete sidewalk within 50-feet of
right-of-way.
4. Provide a minimum of 21-feet measured from back of curb to back of curb on either side of a
proposed median.
5. Construct West Fallen Leaf Drive to extend to the east property line approximately 480-feet north of
the south property line, as proposed. Staff is supportive of this location. Install a sign at the terminus
of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6. Construct West Stone Pond Drive to the west property line approximately 830-feet south of the north
property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
7. Extend North Portage Avenue from the south property line approximately 400-feet west of the east
property line, as proposed.
8. Extend North Rhodes Avenue from the south property line approximately 100-feet east of the west
property line, as proposed.
9. Extend West Yosemite Drive to the west property line approximately 170-feet north of the south
property line, as proposed.
10. Extend West White Sands Drive to the west property line approximately 1,170-feet north of the south
property line, as proposed.
11. Construct 6-knuckles without center islands within them, as proposed.
12. Provide a minimum turning radius of 45-feet for all cul-de-sac turnarounds.
13. Construct a roundabout on North Summit Way approximately 500-feet south of McMillan Road, as
proposed. Design the roundabout with a 21-foot street section on either side of the center island
without driveways 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.
14. Construct a shared driveway to be located on North Summit Way approximately 260-feet south of
McMillan Road, as proposed.
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15. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be
owned and maintained by a homeowners association. Notes of this shall be required on the final plat.
16. 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.
17. Other than the access points specifically approved with this application, direct lot access to McMillan
Road and North Summit Way is prohibited. These restrictions shall be noted on the final Plat.
18. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 inthe event any ACHD conduits (spare or filled) are compromised during any phase of
construction.
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10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
12
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and 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.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
13
CENTRAL
•• DISTRICT
HEALTH
DEPARTMENT
Rezone #
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Conditional Use #
/ Final /Short Plat
Return to:
^ Boise
^ Eagle
arden City
eridian
^Kuna
^ACZ
t~1~ Star
We have No Objections to this Proposal. SAN 2 ~ 2003
^ 2. We recommend Denial of this Proposal. City of Meridian
City Clerk Office
^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^ 4. We will require more data conceming soil conditions on this Proposal before we can comment.
^ 5. Before we can comment conceming individual sewage disposal, we will require more data conceming the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ or bedrockfrom original grade ^ other
^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
wateravailability.
^ 8. After written approval from appropriate entities are submitted, we can approve this proposal for:
^ central sewage ^ communitysewagesystem ^ communitywaterwell
^ interim sewage ^ central water
^ individual sewage ^ individual water
^ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Duality:
^ central sewage ^ communitysewagesystem ^ communitywater
^ sewage dry lines ^ central water
^ 10. Run-off is not to create a mosquito breeding problem.
^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^ 13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
^ 14.
Date: ~/ D
Reviewed By:
Review Sheet
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