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HomeMy WebLinkAboutCedar Springs North AZ 02-028 P&Z January 13. 2003 AZ 02-028 MERIDIAN PLANNING & ZONING MEETING January 16. 2003 APPLICANT Howell-Murdoch Development Corp. ITEM NO. 5 REQUEST Continued Public Hearing from January 2. 2003 - Request for annexation and zoning of 81.54 acres from RUT to R-8 and L-O zones for proposed Cedar Springs North Subdivision - south of West McMillan Road and west of North Meridian Road AGENCY COMMENTS IDAHO POWER: US WEST: INTERMOUNTAIN GAS: OTHER: Contacted: ~~~J R'W~ J 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: See previous Item Packet See attached staff Comments ~tl()w\\fN.,,'\6J ~{()\J~ Date: }t3 r03 Phone: 37 lr 75"30 Materials presented at pubUc: meetings shall bec:ome property of the City 01 Meridian. RT:"l"~ -J< I . ,I .1" . .. n '_n-1 VED DEe 3 1 2002 City Of Meridian ...City Clerk Office . . Annexation and Zoning of 81.54 Acres from RUT (Ada County) to R-8 (Medium Density Residential District) and L-O (Limited Office), by Howell- Murdoch Development Corp. (File No. AZ-02-028). HUB OF TREASURE VALLEY A Good Place to Live MAYOR Robert D. Corrie CITY OF MERIDIAN CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary .33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 ,FAX (208) 887-4813 City Clerk Otlice Fax (208) 8884218 MEMORANDUM: To: Mayor, City Council and Planning & Zoning Commission From: Steve Siddoway, Planner II #~ ~ Bruce Freckleton, Senior Engineering Tech ~ Re: Cedar Springs North Subdivision 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 31, 2002 . Preliminary Plat Approval of One Hundred Ninety Seven (197) Building Lots and Thirty Three (33) Other Lots on 81.54 Acres, by Howell-Murdoch Development Corp. (File No. PP-02-027). 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: APPLICATIONS SUMMARY The applicant, Howell-Murdoch Development Corporation, has applied for Annexation and Zoning, and Preliminary Plat approval of 197 building lots (184 new single family detached, I Townhouse, and 12 Office), on 81.54 acres of land located just to the north of the recently approved Cedar Springs Subdivision. The requested zoning designation for the subdivision is R-8, and L-O. The net density of the project is 4.9 d.u.lacre. This is a multi-phase development. The proposed single-family detached lots within the subdivision range from 7,000 square feet up to 16,892 square' feet. The "other" lots within the subdivision include thirty-three (33) common landscape/drainage lots. The applicant is also requesting conceptual approval of a future single-family attached project on Lot 18, Block 13. The future project would include up to 112 lots ranging from 4,000 to 6,000 s.f. The northwest comer of the property (8041 acres) is proposed as an office park development. LOCATION AZ-02.-02&, PP-02-027 Cedar Springs NOI1h.AZ.PP Planning & ZoningCommissionlMayor & City Council December 31, 2002 Page 2 The property is located immediately north of Cedar Springs Park Subdivision and directly east of the recently approved Baldwin Park Subdivision, with frontage on W. McMillan Road. It is approximately Y. west of Meridian Road. SURROUNDING PROPERTIES North: Rural residential/agricultural properties, zoned RUT (Ada County) West: Baldwin Park Subdivision, zoned R-8 and rural property, zoned RUT (Ada County) East: Rural residential/agricultural properties, zoned RUT (Ada County) South: Cedar Springs Subdivision, zoned R-4 OWNER OF RECORD The property owners of record are Howell-Murdoch Development Corporation / Chukar Estates, L.L.C. and they have provided notarized consent for submission of these applications. 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 frod adequate evidence answering the following questions about the proposed zoning amendment. " The following is the list of standards found in I I -15-1 I andanaiysis 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 designations, R-8 and L-O, are harmonious with and in accordance with the effective Comprehensive Plan ('02) and Future Land Use Map. T he northwest comer of the parcel i s designated as Office or High Density Residential in the Comprehensive Plan. The proposed office park generally follows the area designated for office on the Future Land Use Map. The remainder of the parcel is designated for Medium Density Residential (3 to 8 dwelling units per acre). The single-family detached area (61.5 6 acres) has a density of 3.6 dwelling units per acre after subtracting out the common open space (11.33 acres). The single-family attached area (I 1.57 acres) is proposed to have a density up to 10 dwelling units per acre. While in isolation, this area could be considered to exceed the allowed density, if the entire project is factored together, the overall density would be just over 4 dwelling units per acre, well within the range allowed by the Comprehensive Plan. In addition, the Comprehensive Plan states that the applicant may request a "one step" increase from medium to high density without a formal Comprehensive Plan Amendment. AZ-02.o28., PP-Q2..021 Cedar Springs North.AZ,PP Planning & Zoning CommissionlMayor & City Council December 31, 2002 Page 3 Staff supports the proposed densities as meeting the intent of the Comprehensive Plan. B. Is the area included in tbe 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 tbe zoning amendment intended to be developed in tbe 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 detached, single-family attached, and office areas will be allowed within the requested R.8 and L-O zones. D. Has there been a change in the area or adjacent areas which may dictate tbat 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 fmds that land to the south and west is being developed in a manner similar to the proposed subdivision. Staff finds that the requested zoning designation of R.g is harmonious with the recently approved adjacent development (Baldwin Park), also zoned R-8, and may be rezoned in the requested manner. ACHD has reviewed the adjacent street capacity and has approved the proposed subdivision (with conditions). E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended cbaracter of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed uses (single family residential and office) are designed appropriately to match with the existing and intended character of the . general vicinity. Any change in the existing character of the area is in harmony with the intended future land use envisioned by the Comprehensive Plan. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. AZ-02~8. PP-62-027 Cedar Springs Nonh.AZ.PP Planning & Zoning Commission/Mayor & City Council December 31, 2002 Page 4 Staff does not anticipate that the proposed residential and office uses will be hazardous or disturbing to future or existing neighbors, as long as the recommended conditions of approval are complied with. G. Will the area be served adequately by essential public facilities and services sucb as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the property to be annexed will be served adequately by all essential public facilities and services. Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development, thereby making them available to the adjacent properties. The Commission and Council should review ACHD, Police and Fire Department's comments concerning this subdivision for further information regarding public services. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; 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 nses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however staff does not feel that the amount generated w ill be detrimental to the public welfare of the 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 approaches off of McMillan Road will create new traffic on surrounding roads. However, staff does not believe that the AZ-02..o28. PP-02-027 Cediu Spriup North.Al.ftP Planning & Zoning ComrnissionlMayor & City Council December 31, 2002 Page 5 subdivision entrances will cause significant interference on the surrounding public streets. Please review ACHD comments concerning vehicular approaches and traffic generation. K. Will not result in the destruction, loss. or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. 1. 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. ADDITIONAL CONSIDERATIONS (ANNEXATION) 1. Non-Development Agreement: Staff recommends that a Non-development agreement be required between the City and the applicant for Lot 18, Block 13. This is the large 11.57- acre parcel intended for a future high density single-family attached project. The non- development agreement would stipulate that no development would be allowed on the lot until the lot is resubdivided. Staff further recommends that the future project be required to be approved as a Planned Development to ensure that the high density area has ample open space and amenities. If the Commission or Council disagree with the requirement for the Planned Development, Comment #2 (below) will have to be amended accordingly. ANNEXATION AND ZONING COMMENTS 1. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 2. A Development Agreement shall be entered into between the City of Meridian and the Applicant as part of the Annexation application. The Development Agreement shall outline any special conditions placed upon the Preliminary Plat application, including a non- development agreement on Lot 18, Block 13-which is the area designated for a future single-family attached project-untl a Conditional Use Permit for a Planned Development is approved for the project. AZ-OZ-028, PP...02-027 Cedar Spring! Nortb.AZ.PP Planning & Zoning Commission/Mayor & City Council December 31,2002 Page 6 3. The legal description for annexation and zoning appears to describe the subject property, and complies with the requirements of the State Tax Commission and City of Meridian. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 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 finds that public services are available to accommodate the proposed development. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Councilor Commission's attention. ADDITIONAL CONSIDERATIONS I. Lot Dimensions and Setbacks: the proposed subdivision is a Preliminary Plat, but is not a Planned Development. As such, the subdivision is subject to standard ordinance requirements for frontage, minimum lot size, setbacks, etc. No variations from Ordinance requirements have been requested by the applicant, and none are granted. AZ-02-028, 1'1'-02-027 Cedar SprinlP Norlh.AZ.PP Planning & Zoning CommissionlMayor & City Council December 31,2002 Page 7 2. Block Lemrth: Blocks 7, 9, and 13 exceed the maximum block length of 1000 feet per Ordinance 12-4-5. Inasmuch as this is not a Planned Development, a Variance application to exceed the maximum block length must be submitted to accompany the Plat application to City Council. Staff would support the Variance if the following pedestrian micropaths and stub street are added to the plat (see below): 3. Micropaths: Staff recommends the following m icropaths to break up long blocks and enhance connectivity within the subidivision: 1. Add a micropath to Block 9 (length 1400 feet) to connect between Great Basin Drive and White Sands Drive near lots 11 and 23. 2. Add a micropath between lots 22 and 23, Block 12 so that residents in the cul- de-sac can access the park on lot 5. 4. Stub Streets: Staff recommends adding one stub street connecting Black Rock Drive to Lot 18, Block 13 so that the future single- family attached phase is connected to the single-family detached phases of the project. This stub will also give residents in the future phase access to the open space park on Lot 5, Block 12. All other stubs are recommended as proposed and approved by ACHD. 5. Lemp Canal Easement: During the recent Bridgetower Crossing East hearings, the Settlers Irrigation District reduced the easement width required for the Lemp Canal to 40 feet. The applicant shall verify the required width with Settlers Irrigation District and modify the plat if necessary. 6. Tiling of Ditches: The applicant has indicated that they intend to leave the Lemp Canal open as a landscaped water amenity along McMillan Road. To accomplish this, the applicant must petition City Council for a waiver from the requirement to tile the ditch per MCC 12-4-13.A.2. While the Commission does not act directly on the waiver request, they may make a recommendation to the Council on the matter. The same should be done for the White Drain if the applicant intends to leave it open. 7. Right-of-Way: While the right-of-way for McMillan Road is not specifically noted on the proposed plat, it appears to be designed based on a 48-foot right-of-way from centerline of road. In the ACHD report, dated November 26, 2002, they state that the applicant will not be required to dedicate any additional right-of-way abutting existing McMillan Road and that all additional right-of-way will be taken from the north side of the road for a future 70-foot right-of-way. Applicant shall clarify the right-of-way design shown on the proposed plat at the public hearing, and modify the plat if necessary. 8. Street Buffer Landscaping: T he entire proposed 3 5-foot street buffer along McMillan Road is shown within the Settler's Irrigation easement. The landscape plan shows landscaping within the buffer in compliance with the Landscape Ordinance. However, the irrigation district easement will typically prohibit all trees shown on the plan. The applicant will be required to either secure a license agreement with the irrigation district to allow the proposed trees or modify the street buffer to accommodate the required trees beyond the easement. This issue is repeated below as site specific comment #7. AZ-02.o28. PP-<l2-027 CcdaI'SpringsNonb.AZ.PP Planning & Zoning CommissionlMayor & City Council December 31, 2002 Page 8 9. Storm Water Integration: The City has had problems recently with DEQ requiring bentonite or other impermeable treatments to the surface of stormwater detention swales, in areas that were originally required as useable open space, due to shallow groundwater issues. Such treatments have rendered the open spaces unusable as a wetlboggy area with a semi-permanent water level. If depth to groundwater becomes an issue in this subdivision in the future and DEQ requires such surfacing, such areas shall not be counted toward the required open space calculation. The proposed landscape plan shows all common areas fully landscaped. The applicant shall testify at the hearing whether it is still anticipated whether the common areas can be fully landscaped as usable open space, as currently shown, based on existing groundwater information. This issue is repeated below as site specific comment #8. 10. Office Park Common Areas: Lot 9, Block 14 is not hatched as a "common open space lot" on the Preliminary Plat, but it appears that this is simply an oversight. Please verify during the public hearing whether this is intended as a common open space lot. Also, it seems curious that around the parking lot, some of the landscape islands belong to the common area, some belong to the building lots, some belong to the parking lot, and others are split between building pad and common lot. The applicant should clarify the intent of this design. Staff would support making all of the landscape islands part of the common open space lot(s). 11. Parking Lot Lavout: The parking lot layout as shown on the Preliminary Plat has an insufficient number of landscape islands. This is corrected on the proposed landscape plan. The plat should be corrected to match, or simply remove the stall striping from the plat. 12. Irrigation Easement: Applicant should verify during the hearing why the 10-foot irrigation easement along the west property line ends at White Sands Dr. and revise the plat if accordingly, if necessary. Note 3 contradicts this, stating that all lot lines around the boundary of the subdivision have the irrigation easement. SITE SPECIFIC COMMENTS / PRELIMINARY PLAT 1. Sanitary sewer service to this site shall be via main line extensions from the newly installed White Drain Trunk. This development shall be subject to sanitary sewer latecomer fees to reimburse the City for extending sewer service into the area. The latecomer fees for each lot shall be due and payable upon signature on final plat. 2. Domestic water service to this site shall be via main line extensions from mains being installed adjacent to the property. 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. Subdivision designer to coordinate main sizing and routing with the Public Works Department. AZ..Q2"()28. PP-02-027 CedarSpringJNordl.AZ.PP Planning & Zoning CommissionlMayor & City Council December 31, 2002 Page 9 4. The applicant has indicated that the pressurized irrigation system within this development is to be owned and operated by the Settler's Irrigation District. Please revise the plat to show how the system is going to be served (ie connection to an existing system, or independent pumping facilities) Underground vear-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 5. A detailed fencing plan shall be submitted upon application of the fmal plat. Permanent perimeter shall be required around the subdivision unless the City agrees in writing that such a fence is not required. 6. In accordance with MCC 12-13-10-8, Applicant shall provide detached sidewalks adjacent to McMillan Road. 7. The applicant will be required to either secure a license agreement with the Settlers Irrigation District to allow the proposed trees in the street buffer or modify the street buffer to accommodate the required trees beyond the easement. 8. If depth to groundwater becomes an issue in this subdivision and DEQ, or other regulatory agency, requires impermeable surfacing in the storm water detention areas, such areas shall not be counted toward the required open space calculation. 9. Unless a waiver is granted by Council, the applicant shall be responsible to tile all irrigation ditches, laterals, and canals per MCC 12-4-13.1. 10. The preliminary Landscape Plan (Sheets Ll and L2 by The Land Group) is in compliance with the Landscape Ordinance for the open space and micropath areas shown. Any additional micropaths or open space areas shall also be landscaped accordingly. A detailed landscape plan will be required with any application for Final Plat. Note: The Landscape Plan does not show any sidewalks, but sidewalks shall be required, per Site Specific Comment #6 and General Comment #6 of this report. 11. Applicant shall submit ground water monitoring data to the Public Works Department from the date of the initial investigation (9/29/00), to current. 12. Add or revise the following preliminary plat notes: · Correct #3 to include 5-foot wide public utilities, drainage, and irrigation easements on all side lot lines. AL.02..o211,PP-02-027 Cedar Springs Nonh.AZ.PP Planning & Zoning CommissionlMayor & City Council December 31, 2002 Page 10 · Add a note to face of the plat regarding the "Right to Farm Act" · Add a note to the face of the plat regarding minimum residential house size. 13. Lot Dimensions: Several lot line dimensions are missing from the plat and must be added to the revised preliminary plat. 14. Labels: Please label the Lemp Canal, Coleman Lateral, and the White Drain on the preliminary plat maps. 15. Phase Lines: No Phase lines are shown on the proposed Preliminary Plat. Please revise the preliminary plat map to reflect the proposed phase lines. 16. 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 application. 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. 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 final plat application. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-13- 10-8. 7. Two-hundred-fifty and one-hundred-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 quaritity are detennined 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. AZ-02-028, PP...oz,..oz7 Cedar Springs Nonb.AZ.PP Planning & Zoning CommissionlMayor & City Council December 31, 2002 Page 11 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: I. 10. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number 0 f caliper inches 0 f trees 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. 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 supports the project and the proposed mix of uses. The office park and higher density residential uses along McMillan Road are across from a future Neighborhood Center and provide both supportive and transitional uses, in compliance with the Comprehensive Plan. Staff recommends addressing all of the issues listed under "additional considerations" to the Commission's satisfaction and continuing the public hearing to allow the applicant to make any modifications as necessary to comply. The plat should be corrected by the applicant and reviewed by the Commission prior to sending the applications on to City Council. Issues to be resolved and potentially amended on the plat include: . Micropaths and Stub Street . Lemp Canal Easement Width . Right-of-Way Width AZ-02-02B,PP-D2-027 Cedar Springs North.AZ.PP Planning & Zoning ComrnissionlMayor & City Council December 31, 2002 Page 12 . Street Buffer Landscaping & Width . Office Park Common Areas and Parking . Plat Notes and Data: including House Size, Lot Dimensions, Irrigation Easements, Right- to-Farm Act, Labeling, and Phase Lines. Upon resolution of the above issues, staff recommends approval of the applications. AZ-02-028, pP-0U27 CcdarSpringtNor1b.AZ.PP PUBLIC HEARING SIGN-UP SHEET RECEIVED .IIIN 162003 CITY OF MERID1AN DATE January 16, 2003 AZ 02-028 PROJECT NUMBER PROJECT NAME Cedar Springs North Subdivision NAME FOR AGAINST . December 30. 2002 AZ 02-028 MERIDIAN PLANNING & ZONING MEETING January 2. 2003 M'PLlCANT Howell-Murdoch Development Corp. ITEM NO. 10 REQUEST Public Hearing - Request for annexation and zoning of 81.54 acres from RUT to R-8 and L-O zones for proposed Cedar Springs North Subdivision - south of West McMillan Road and west of North Meridian 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: ~(N(lA\\ 1(\", 'Ll) COMMENTS C Ov'\l. pi ~ See attached Comments See attached Comments "No Commenf' "No Comments at this time" See attached Comments "We have No Objections to this Proposal" No Comment Materials presented at public meetings shall became properly ollhe City 01 Meridian. Date:!~~~1) /0 7-- Phone: 37(;,/ 1530 MAYOR ROBERT D. CORRIE COUNCIL MEMBERS WILUAM L.M. NARY KEITH BIRD TAMMY DE WEERD CHERIE MCCANDLESS RURAL FIRE CoMMISSIONERS RICHARD GREENE TERRY LEIGIITON STEVE ELLIOTT L1IIEF KENW. BOWERS '~ ~, , y DEPUTY CHIEF - FIRE PREVENTION JOSEPH SILVA DEPUTY CHIEF - 'TRAINING BILL JOHNSON 540 East Franklin Road Meridian, ID 83642 (208) 888-1234 Fax (208) 895-0390 cJ'vG;:;;;/tt!n ~.A IDAHO ~, ~:r~vJg_. - v","~JI~ ~'~2!.lR<">."u~u~~ "m~ MERIDIAN CITY/RURAL FIRE DEPARTMENT "_,, :::<;~~~:;:W::~0~__,_~~~~w.!'~^1~0~~~S,~~':':;~;~;" '^"!!~!W,,:~,, """"""~l~;' ''''m~(.,.,':'S '~""J December 19,2002 RECEIVED DEe 1 9 2002 City Of Meridian City Clerk Office TO: Mayor, City Council & Meridian Planning & Zoning Comrnission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Howell-Murdoch Development File AZ 002-028, PP 02-027 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 duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 4. The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have a turn around. 5. All roads shall have a turning radius of28' inside and 48' outside. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. 7. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 8. A minimum of two points of access will be required for any portion of the project, which serves more than 50 homes. UFC 902.2.1 9. The proposed 197-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 571 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 15 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. 12. All building uses and occupancies will have to meet the separation requirements of the Building Code. ..". , ,:''' it', . ^~JJ. Ada County Highway District Right-of Way & Development Department Planning Review Division 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 15, 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: Cedar Springs North SubdivisionlMPP02-027 Site address: South side of McMillan Road west of Meridian Road lli W & [? TI OwnerlApplicant: Howell-Murdoch Development Corporation 4822 North Rosepoint, Suite C Boise, Idaho 83713 RECEIVED NOV 2 1 2002 Representative: JUB Engineers, Inc. Gary Lee 250 South Beechwood Avenue, Suite 201 Boise, Idaho 83709 City of Meridian City Clerk Office Application Information The applicant is requesting annexation, rezone and preliminary plat approval for a 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 (town homes). 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: Current Zoning: Proposed Zoning: Proposed buildable lots: Proposed common lots: 81.54- acres RUT R-8 and LO 197 -lots 32-lots Vicinity Map 1 , 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 ,SOO-square feet is $1,055.00 per unit. The impact fee for a residence above 1 ,SOO-square feet is $1,294.00 per unit. 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. Existing and Future Traffic Projections on Vicinity Roadways: Linder Road N/ McMillan 5,067 14,000 2-Lane Minor Arterial Linder Road S/ McMillan 6,500 8,600 14,000 2-Lane Minor Arterial McMillan WI Linder 1,750 12,450 14,000 2-Lane Minor Road Arterial McMillan E/ Linder 3,540 11,524 14,000 2-Lane Minor Road Arterial McMillan E/ Meridian 3,016 12,873 14,000 2-Lane Minor Road Arterial 2 Meridian Road N/ McMillan 3,192 10,760 14,000 2-Lane Minor Arterial Meridian Road S/ McMillan 4,160 16,121 ]4,000 2-Lane Minor Arterial . Based on North Meridian Traffic Study 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 a two-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 R1W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: . By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. . The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase (see Table 4). . All of the arterial intersections in the study area are currently operating at acceptable level of service of "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. 3 . 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 ACHD 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: 1,340-feet Minor arterial East of Linder Road was 3,123 on 4-0-02 Currently better than "C. Meridian Road Frontage: Functional Street Classification: Traffic count: O-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" level of Service: 4 Linder Road Frontage: O-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" 7. 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). 9. 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 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). 5 . 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 October 23, 2002, the Commission approved an 89-lot residential subdivision on 15A-acres (Cobblefield Crossing Subdivision). . November 6,2002, the Commission approved a 327-lot residential subdivision and 1 school site on 11 9.83-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 deveiopment 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. Cedar Sprin9s 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 1. Right-af-Way District policy requires 9S-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 S 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 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 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 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 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 7 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 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 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island 8 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. Dedicate 35-feet of right-of-way from the centerline of McMillan Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #195). 2. 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. 9 3. 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. 4. 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. 5. Provide a minimum of 21-feet measured from back of curb to back of curb on either side of a proposed median. 6. 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". 7. 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". 8. Extend North Portage Avenue from the south property line approximately 400-feet west of the east property line, as proposed. g. Extend North Rhodes Avenue from the south property line approximately 1 OO-feet east of the west property line, as proposed. 10. Extend West Yosemite Drive to the west property line approximately 170-feet north of the south property line, as proposed. 11. Extend West White Sands Drive to the west property line approximately 1, 170-feet north of the south property line, as proposed. 12. Construct 6-knuckles without center islands within them. as proposed. 13. Provide a minimum tuming radius of 45-feet for all cul-de-sac tumarounds. 14. 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. 15. Construct a shared driveway to be located on North Summit Way approximately 260-feet south of McMillan Road, as proposed. 16. 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. 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 10 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 McMillan Road and North Summit Way is prohibited. These restrictions shall be noted on the final Plat. 19. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. . Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 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 applicanfs 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 11 regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a. waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 12 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a, Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduied regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as estabiished by the Commission. 13 100 IEJ IJW; r ~' I'm: ll}; !' llll~t tl ~il .t/..i i~II ii hI' i: l~' i "I J'l~ iJ illlJ J i~ f!!h- -~~-!~ ;i!l 1i ,; nGn' 1ft Ii M~ I! in ill 41 -t . ; ~l~ it !J~ ~:il p!l ,'Ia . ,t. IIII' -I' It -1i'JI't ('"1' ),~ ijr i'IJ ~! 1 llill i ,l I , 1 B ~ i i iti l~fi ff!i Ii Ii e ~ ; n!i flU! !in it I~ ~a ( i ill ltl~ IiI'.; l · ~ % ! "Ii JI-!} ii:f 'I I ii :~ ~ I I:! ,rfi ~'i! 1< i .. "e ~ r ~!! ,:r{ Iii ! ~ ~ ~ f l~ HU !,l : i g II 1111 !~~ ; i jl !t. f t~l ! ' EDAR SPRINGS NORTIt SUBDlVlSIO J.U.D ENOI.iiRS. '"~ I t;;I MfRIDIAN, ADA CDUNTY. IDAHO ...-::::=-- l'li;:\ II!:Ur.tN~RT'*-<i ~-~ I l:D .....~>>- . ~........J...,,~-.::~~., 'U I j 1 ! j__l.~~; i [ - ----------........--~ ~- -SlllW:i!rt t~.a:r---...-......- . ....,. "I--.o!-- , '..:'01 i ! i i I i " I Ii l .1 II II il il 'I Ii h ni .Ii- iiii jO; ~I i ::. 'J L,rr-._.._.....-..._....__. ... --.... ........,\rft.._ ~.:.:...~-i:.T~~~..:; ----_11I_-- i a I I if jll f;f OIlltt..r;lJ'{ l1HJ i J I l~ II III ,I, n/!!j rWj~'~ P,i1, i~li!l: ~~ili! ~~i!IJln r ~I !:r::~ i ll' ~~d !~=!:: ~ ;;, 'I .. i J iaCfl ~ III (I d I 'J ~ I I "~ I ~ I .. z I " ii~ ..I --. il. " 1'1 ., ~I .111lfiJ '1".0 Ill!I i i I 111 i I I IIPUIIHUWH i! fP~;!jiW i j; hliltll;C Ii 'I II I~ I ,- .1 " J: a .~ , flUll .... ' Iml s 'ldao Z~d NYIOIHaw . tS9999990~ XVd LO:tl ~00~/90/11 --r- ~ \ '" l 7- " ,~ 0 "& \ 0 . ~ , g \ '" . , " ~ \ ! ~ ~ .. 1 '" " ~ " ~ " ." 0 i '" l! ~ ~ ", - w. McM\L p.,N ROp.,D --- ------------------ ----...--..-......-..... \ , \ , , \ . , \ \ , . \ , . \ . , \ % .< l " ~Ql . \ , . .._..._.....-..-J " '! '! ~ ... Yl ~ \ " <. , ~ ~ 14 / MAYOR Roben D. Corrie ;c~<. '. ~'--;;"'Wll'. .' . .''''',' .1 ~,,_I"" -'';f_'~'p.: -,,' 7ilfi . ~ V /' C'TY OF l'l.i1":..t~_,, VYLendian }" \, ~T",,:~~:~,~~J '903 LEGAL DEPARTMENT (208) 288.2499' Fox 288.2501 PARKS & RECREATION (208888-3579' Fax 898.5501 PUBLIC WORKS (208) 898.5500 . Fox 887.1297 BUILDING DEPARTMENT (208) 887.2211' F" 887.1297 PLANNING AND ZONING (208) 884-5533 . F" 888-685" CITY COUNCIL MEMBERS Tommy deWeerd Williom L. M. Nary Cherie McCandless Keith Bird TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: December 26, 2002 Transmittal Date: October 31, 2002 Hearing Date: January 2, 2003 File No.: AZ 02-028 Request: Annexation and Zoning of 81.54 acres from RUT to R8 I LO for proposed Cedar Springs North Subdivision By: Howell - Murdoch Development Corporation Location of Property or Project: south of West McMillan Road and west of North Meridian Road David Zaremba, PIZ (No VAR. VAG, FP) Meridian School District (No FP) Jerry Centers, PIZ (No VAR, VAG, FP) Meridian Post Office (FPIPP only) Leslie Mathes, PIZ (No VAR, VAG. FP) Ada County Highway District Michael Rohm, P/Z (No VAR, VAG. FP) Community Planning Assoc. Keith Borup, PIZ (No VAR, VAG, FP) Central District Health Robert Corrie, Mayor Nampa Meridian Irrig. District Bill Nary, GlC Settlers Irrigation District Tammy deWeerd, GlC Idaho Power Co. (FPIPPonly) Keith Bird, CIC U.S. West (FPIPP only) / Cherie McCandless, GlC Intermountain Gas (FPIPPonly) \/ Water Department Bureau of Reclamation (FPIPPonly) Sewer Department Idaho Transportation Department (No FP) Sanitary Service (No VAR, VAG. FP) Ada County (AnnoxatkJn only! , / ~i~:d~~p~~:~~ent YOUr~iRemarks:b~ ~~~~~ 3~4t~ Police Department ~ L ~"/L~;..vi ---...f~-'!JI.I1 '" . City Attomey City Engineer II fll//)). City Planner ~ Parks Department ;El5fi'VED NOV -4 2002 City of Meridian City Clerk Office 33 EAST IDAHO' MERIDIAN, IDAHO 83642 (208) 888-4433' Fax (208) 887-4813 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884.8723 PUBLIC HEARING SIGN-UP SHEET ~CEIVED IflN 022003 CITY OF MERIDIAN DATE January 2, 2003 AZ 02-028 PP 02-027 PROJECT NUMBER PROJECT NAME Cedar Springs North Subdivison NAME FOR AGAINST . . " ~:t<t .