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Home My WebLink AboutWatersong Estates AZFebruary 3, 2003 AZ 02-029 MERIDIAN PLANN14G & ZONING MEETING February b, 2003 APPLICANT Howell -Murdoch Development Corporation ITEM NO. S REQUEST Public Hearing - Request for Annexation and Zoning of 39.92 acres from RUT to R-8 zones for the proposed Watersong Estates - northwest comer of North Linder Road and West Ustick Road: AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: COMMENTS See Attached Comments See Attached Comments See Attached Comments No Objection No Comment �Q,C,B to KVN-\.JJ qo-J0-91 1t 0 G1v i Contacted: 7" ux). `o o / _ Date: '3103 Phone: presented at public meetings shall become property of the City of Meridian. -733L� YO ROBERT D. CoRRIE CHIEF KEN W. BOWERS COUNCIL MEMBERS DEPUTY CHIEF - FIRE PREVENTION WILLIAM L.M. NARY��-,_gg JOSEPHSILVA KEITH BIRD _ DEPUTY CHIEF - TRAINING TAMMY DE WEERD CITY of CHERIE MCCANDLESS BILL JOHNSON RuRAL FmE CoNmnssloNERs e�j�n 540 East Franklin Road Ionl-Io Meridian, ID 83642 RICHARD GREENS T TERRY LEIGHTON (208) 888-1234 STEvEELLIOTT +�-rAE,,,v �, Fax(208)895-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT January 27, 2003 JAN Z 7 2003 City Of Meridian City Clerk Office TO: Mayor, City Council and Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Watersong Estates File AZ 02-029, PP 02-030 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 of 28' 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 125-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 362 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. UFC 902.2 11. Building setbacks shall be per the Building Code for one and two story construction. Pmpwing Todoys Swden6 For Tomorrow's SUPERINTENDENT Christine H. Donnell Joint School District No. 2 911 Meridian Street • Meridian, Idaho 83642 • (208) 888-6701 • Fax (208) 888-6700 December 4, 2002 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: RECEIVED DEC - 6 2002 City of Meridian. City Clerk OffieF The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Watersong Estates Subdivision will have a significant impact on school enrollments at Ponderosa Elementary Eagle Middle and Eagle High School. We can predict that these homes, when completed, will house thirty-eight (38) elementary aged children, thirty-five (35) middle school aged children, and twenty-seven (27) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508 The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, Wendel Bigham Supervisor of Facilities and Construction Chwrry Ada County Highway District 318 East Susan S. Eastlake, 1st Vice President uarcen g-iry w oat w-o4aa Dave Bivens, 2nd Vice President Phone (208) 387-6100 David E. Wynkoop, Commissioner FAX (208) 387-6391 John S. Franden, Commissioner E-mail: tellus@ACHD.ada.id.us January24, 2003 To: Howell -Murdoch Development Corporation RECEIVED 4822 North Rosepoint, Suite C Boise, Idaho 83713 JAN 2 8 2003 City of Meridian City Clerk Office Subject: Watersong Estates Revised 126 -lot residential subdivision West side of Linder Road just north of Ustick Road The attached report lists site-specific requirements, conditions of approval and street improvements, which are required for Watersong Estates Subdivision. If you have any questions, please feel free to contact me at 208-387-6177. Sincerely, Andrea N. Tuning 41 Principal Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities JUB Engineers, Inc. Gary Lee 250 South Beechwood Avenue, Suite 201 Boise, Idaho 83709 Ada County Highway District Right -of -Way & Development Department Planning Review Division This application requires Commission action due to the developments size and its location within the North Meridian Planning Area. This item was scheduled to be on the consent agenda on January 8, 2002 and was revised on January 24, 2003. Tech Review for this item was held with the applicant on December 13, 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: Watersong Estates Revised/ MPP02-030 / MAZ02-029 Site address: West side of Linder Road just north of Ustick 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 rezone and preliminary plat approval for a 126 -lot residential subdivision. The 39.92 -acre site is currently zoned RUT and is proposed to be rezoned to R-8. The site is located on the west side of Linder Road just north of Ustick Road. Acreage: 39.92 -acres Current Zoning: RUT Proposed Zoning: R-8 Proposed buildable lots: 126 -lots Proposed common lots: 13 -lots Vicinity Map A. Findings of Fact 1. Trip Generation: This development is estimated to generate 1,240 additional vehicle trips per day 10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for these uses are: The impact fee for a residence below 1,500 -square feet is $1,055.00 per unit. The impact fee for a residence above 1,500 -square feet is $1,294.00 per unit. These rates are based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application due to its location within the North Meridian Planning area. The following is a summary of the North Meridian Traffic Study findings: 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 R1 E), is selected Ada County Highway District (ACRD) 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. 2 ♦ 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 tum 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. 4. Site Information: The site is currently agricultural land with one single-family residence located on the property. 5. Description of Adjacent Surrounding Area: a. North: Agricultural b. South: Agricultural c. East: Meridian Middle School d. West: Bridgetower Subdivision 6. Impacted Roadways Linder Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Ustick Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: McMillan Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 1,300 -feet Minor Arterial South of McMillan was 5,853 on 4/16/02 .C. 50 -mph McMillan Road and Linder Road is a 4 -way stop Ustick Road and Linder Road is a 4 -way stop 1,130 -feet Minor Arterial West of Linder Road was 6,277 on 4/10/02 „C„ 50 -mph Ustick Road and Linder Road is a 4 -way stop 0 -feet Minor Arterial East of Linder Road was 3,123 on 4/10/02 "C" 45 -mph McMillan Road and Linder Road is a 4 -way stop 7. Roadway Improvements Adjacent To and Near the Site Linder Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk abutting the site. Ustick Road is improved with 24 -feet of pavement with no curb, gutter or sidewalk abutting the site. McMillan Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk. 3 8. Existing Right -of -Way Linder Road has 50 -feet of existing right-of-way (25 -feet from centerline). Ustick Road has 50 to 75 -feet of existing right-of-way (25 -feet from centerline). McMillan Road has 50 -feet of existing right-of-way (25 -feet from centerline). 9. Existing Access to the Site The existing single-family residential home currently takes access from a circular driveway that intersects Linder Road approximately 310 -feet and 415 -feet north of the south property line. 10. Site History The District has not previously reviewed an application for this site. 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). ♦ 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 15.4 -acres (Cobblefield Crossing Subdivision). 12 ♦ 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 ♦ On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot mixed-use subdivision consisting of 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 houses). 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 the surrounding roadways 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. Watersong Estates Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Right -of -Way District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks and bike lanes. Due to budgetary constraints and changes to the CIP and Impact Fee Ordinance, the Commission has directed staff to purchase right-of-way only on roadways that are in the Five Year Work Program. Linder Road is not in the Five Year Work Program nor is it included in the CIP, and therefore the additional 23 -feet of right-of-way cannot be purchased. The applicant is not required to dedicate the right-of-way, but may do so through the platting process without compensation. 2. Sidewalk District policy requires 5 -foot wide (minimum) concrete sidewalk on all collector and arterial roadways. Typically sidewalk is constructed 2 -feet within the new ACHD right-of-way, which is its ultimate location. If the applicant dedicates right-of-way, the sidewalk can be constructed in its ultimate location. If the applicant does not dedicate right-of-way, the sidewalk cannot be constructed in the proper location. Therefore, the applicant has two options: 5 The applicant should provide a Public Right's -of -Way Road Trust Deposit in the amount of $26,000.00 to construct 5 -foot concrete sidewalk on Linder Road OR Construct a 5 -foot wide concrete sidewalk on Linder Road with an easement provided to the District. The face of sidewalk shall be located a minimum of 41 -feet from centerline. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125 -feet from another local roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150 -feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct Watersong Drive to intersect with Linder Road approximately 415 -feet north of the south property line. This roadway is proposed to align with the driveway that was approved with the Meridian Middle School driveway (proposed to be signalized in the future) on the east side of Linder Road that was approved by the District on June 25, 2002. This roadway location meets District policy and should be approved with this application. All of the remaining internal roadways currently meet District policy and should be approved with this application. 4. Street Sections District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks with no front -on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage plan with District staff. District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5 -acres in size will typically provide streets having a minimum pavement width of 32 -feet with curb, gutter and sidewalks. The total street width shall be 36 -feet from back -of -curb to back -of -curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5 -feet in width unless they are separated from the curb 5 - feet or more in which case the sidewalk shall be a minimum of 4 -feet in width. The applicant is proposing to construct Watersong Drive From Linder Road to High Altitude Way as a residential collector with a 36 -foot street section with vertical curb, gutter and 5 -foot concrete sidewalk within 50 -feet of right-of-way. The street section meets District policy and should be approved with this application. The applicant is proposing to construct the remainder of the internal roadways as 36 -foot street sections with curb, gutter and 5 -foot attached concrete sidewalk within 50 -feet of right-of-way. This street section meets District policy and should be approved with this application. 5. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra -neighborhood circulation and 93 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 four stub streets to surrounding properties. The applicant is proposing to construct Timber Lakes Lane to extend to the south property line approximately 360 -feet east of the west property line. Staff is supportive of the location of this stub street. Due to the fact that Timber Lakes Lane is less than 1 -lot and less than 150 -feet in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. 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 extend San Remo Drive from the west property line approximately 550 -feet north of the south property line. This stub street was originally approved with the preliminary plat of Bridgetower East Subdivision on August 7, 2002. Staff is supportive of the extension of this stub street. The applicant is proposing to extend Shadow Creek Drive to the west property line approximately 75 - feet south of the north property line. This stub street was originally approved with the preliminary plat of Bridgetower East Subdivision on August 7, 2002. Staff is supportive of the extension of this stub street. The applicant is proposing to construct a Cody Creek Way to extend to the north property line approximately 620 -feet east of the west property line. Staff is supportive of the location of this stub street. Due to the fact that Timber Lakes Lane is less than 1 -lot and less than 150 -feet in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 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 four knuckles without islands within the subdivision. Staff is supportive of the location of the proposed knuckles. 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 two cul-de-sac turnarounds without islands. The applicant should construct the turnaround to provide a minimum turning radius of 45 -feet. 8. Islands/Medians 7 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. 9. Roundabouts The applicant is proposing to construct a round about located on Watersong Drive at the intersection of High Altitude Way. To construct a safe roundabout, the roundabout should be designed with a minimum of 21 -foot street sections on either side of the center island. 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. 10. Other Access Other than the access points specifically approved with this application, direct lot access to Linder Road, Ustick Road and Watersong Drive east of High Altitude Way is prohibited. These restrictions should be noted on the final Plat. C. Site Specific Conditions of Approval Provide a Public Right's -of -Way Road Trust Deposit in the amount of $26,000.00 to construct 5 -foot concrete sidewalk on Linder Road OR Construct a 5 -foot wide concrete sidewalk on Linder Road with an easement provided to the District. The face of sidewalk shall be located a minimum of 41 -feet from centerline. 2. Construct Watersong Drive to intersect with Linder Road approximately 415 -feet north of the south property line to align with the Meridian Middle School driveway located on the east side of Linder Road. 3. Construct the San Remo Drive/Twin Eagles Way intersection to offset the Cool River Way/San Remo Drive intersection a minimum of 125 -feet (measured centerline to centerline). 4. Construct Watersong Drive from Linder Road to High Altitude Way as a residential collector with a 36 - foot street section with vertical curb, gutter and 5 -foot concrete sidewalk within 50 -feet of right-of-way, as proposed. 5. Construct the internal roadways as 36 -foot street sections with curb, gutter and 5 -foot attached concrete sidewalk within 50 -feet of right-of-way, as proposed. 6. Construct Timber Lakes Lane as a stub street to extend to the south property line approximately 360 - feet east of the west property line, as proposed and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 7. Extend San Remo Drive from the west property line approximately 550 -feet north of the south property line, as proposed. 8. Extend Shadow Creek Drive to the west property line approximately 75 -feet south of the north property line, as proposed. R 9. Construct Cody Creek Way to extend to the north property line approximately 620 -feet east of the west property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 10. Construct four knuckles without islands within the subdivision, as proposed. 11. Construct two cul-de-sac turnarounds without islands to provide a minimum turning radius of 45 -feet. 12. 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. 13. Construct a roundabout located on Watersong Drive at the intersection of High Altitude Way, as proposed. Design the roundabout with a minimum of 21 -foot street sections on either side of the center island and dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabout with traffic services staff. 14. Other than the access points specifically approved with this application, direct lot access to Linder Road, Ustick Road and Watersong Drive east of High Altitude Way is prohibited. These restrictions shall be noted on the final Plat. 15. 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. 16. 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. 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 ACRD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the 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. 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 10 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 11 12 a Dave Bivens, 1st Vice President Judy Peavey -Derr, 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner Ada County Highway District Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208)387-6391 E-mail: January 9, 2003 RECEIVED To: JUB Engineers, Inc. JAN 1 3 2003 250 South Beechwood Avenue, Suite 201 Boise, Idaho 83709 City of Meridian City Clerk Office Subject: MPP02-030 / MAZ02-029 Watersong Estates Subdivision Linder Road north of Ustick Road On January 8, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact staff at 208-387-6177. Andrea N. Tuning Principal Developme naly: Right-of-way & Development Planning Division CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities Howell -Murdoch Development Corporation 4822 North Rosepoint, Suite C Boise, Idaho 83713 Ada County Highway District Planning Review Division This application requires Commission action due to the developments size and its location within the North Meridian Planning Area. This item is scheduled to be on the consent agenda on January 8, 2002. Tech Review for this item was held with the applicant on December 13, 2002. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuning@achd.adaJd.us File Numbers: Watersong Estates / MPP02-030 / MAZ02-029 Site address: West side of Linder Road just north of Ustick 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 rezone and preliminary plat approval for a 125 -lot residential subdivision. The 39.92 -acre site is currently zoned RUT and is proposed to be rezoned to R-8. The site is located on the west side of Linder Road just north of Ustick Road. Acreage: 39.92 -acres Current Zoning: RUT Proposed Zoning: R-8 Proposed buildable lots: 125 -lots Proposed common lots: 15 -lots Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 1,240 additional vehicle trips per day 10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for these uses are: The impact fee for a residence below 1,500 -square feet is $1,055.00 per unit. The impact fee for a residence above 1,500 -square feet is $1,294.00 per unit. These rates are based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application due to its location within the North Meridian Planning area. The following is a summary of the North Meridian Traffic Study findings: The proposed 12 -square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACRD) 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 tum lanes may be required. ♦ Ten Mile Road is forecasted with a 5 -lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. ♦ Meridian Road requires a 3 -lane section north of McMillan and 5 -lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. ♦ Locust Grove Road requires a 3'lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5 -lane section is forecasted. 4. Site Information: The site is currently agricultural land with one single-family residence located on the property. 5. Description of Adjacent Surrounding Area: a. North: Agricultural b. South: Agricultural c. East: Meridian Middle School d. West: Bridgetower Subdivision 6. Impacted Roadways Linder Road: Frontage: Functional Street Classification: Traffic count: 1,300 -feet Minor Arterial South of McMillan was 5,853 on 4/16/02 Level of Service: "C" Speed limit: 50 -mph Nearest intersection: McMillan Road and Linder Road is a 4 -way stop Ustick Road and Linder Road is a 4 -way stop Ustick Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: McMillan Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 1,130 -feet Minor Arterial West of Linder Road was 6,277 on 4/10/02 „C„ 50 -mph Ustick Road and Linder Road is a 4 -way stop 0 -feet Minor Arterial East of Linder Road was 3,123 on 4/10/02 .C11 45 -mph McMillan Road and Linder Road is a 4 -way stop 7. Roadway Improvements Adjacent To and Near the Site Linder Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk abutting the site. Ustick Road is improved with 24 -feet of pavement with no curb, gutter or sidewalk abutting the site. McMillan Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk. 8. Existing Right -of -Way Linder Road has 50 -feet of existing right-of-way (25 -feet from centerline). Ustick Road has 50 to 75 -feet of existing right-of-way (25 -feet from centerline). McMillan Road has 50 -feet of existing right-of-way (25 -feet from centerline). 9. Existing Access to the Site The existing single-family residential home currently takes access from a circular driveway that intersects Linder Road approximately 310 -feet and 415 -feet north of the south property line. 10. Site History The District has not previously reviewed an application for this site. 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). ♦ 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 15.4 -acres (Cobblefield Crossing Subdivision). 12 ♦ 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 ♦ On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot mixed-use subdivision consisting of 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 houses). 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 the surrounding roadways 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. Watersong Estates Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Right -of -Way District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks and bike lanes. Due to budgetary constraints and changes to the CIP and Impact Fee Ordinance, the Commission has directed staff to purchase right-of-way only on roadways that are in the Five Year Work Program. Linder Road is not in the Five Year Work Program nor is it included in the CIP, and therefore the additional 23 -feet of right-of-way cannot be purchased. The applicant is not required to dedicate the right-of-way, but may do so through the platting process without compensation. 2. Sidewalk District policy requires 5 -foot wide (minimum) concrete sidewalk on all collector and arterial roadways. Typically sidewalk is constructed 2 -feet within the new ACHD right-of-way, which is its ultimate location. If the applicant dedicates right-of-way, the sidewalk can be constructed in its ultimate location. If the applicant does not dedicate right-of-way, the sidewalk cannot be constructed in the proper location. Therefore, the applicant has two options: The applicant should provide a Public Right's -of -Way Road Trust Deposit in the amount of $26,000.00 to construct 5 -foot concrete sidewalk on Linder Road OR Construct a 5 -foot wide concrete sidewalk on Linder Road with an easement provided to the District. The face of sidewalk shall be located a minimum of 41 -feet from centerline. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125 -feet from another local roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150 -feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct Wildflower Drive to intersect Linder Road approximately 100 - feet north of the south property line. This roadway location is proposed to be located approximately 150 -feet north of the Meridian Middle School driveway on the east side of Linder Road that was approved by the District on June 25, 2002. Wildflower Drive meets District policy in regard to roadway offsets and should be approved with this application. The applicant is proposing to construct Watersong Drive to intersect Linder Road approximately 540 - feet north of the south property line. This roadway location is proposed to be located approximately 55 -feet north of the Meridian Middle School driveway (proposed to be signalized in the future) on the east side of Linder Road that was approved by the District on June 25, 2002. Due to the fact that the proposed roadway on the west side of Linder Road does not align with the approved driveway on Linder Road, staff has a number of concerns regarding safety. The proposed location of Watersong Drive is not approved with this application. The applicant should align Watersong Drive with the Meridian Middle School driveway to create the safest location for a roadway. The applicant is proposing to construct the San Remo Drive/Twin Eagles Way intersection to offset the Cool River Way/San Remo Drive intersection to offset 110 -feet (measured centerline to centerline. District policy requires local roadway intersections to offset a minimum of 125 -feet. The San Remo Drive/Twin Eagles Way intersection and the Cool River Way/San Remo Drive intersection do not meet District policy and should not be approved with this application. All of the remaining internal roadways currently meet District policy and should be approved with this application. 4. Street Sections District policy 72-F1 A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks with no front -on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage plan with District staff. District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5 -acres in size will typically provide streets having a minimum pavement width of 32 -feet with curb, gutter and sidewalks. The total street width shall be 36 -feet from back -of -curb to back -of -curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5 -feet in width unless they are separated from the curb 5 - feet or more in which case the sidewalk shall be a minimum of 4 -feet in width. The applicant is proposing to construct Watersong Drive From Linder Road to High Altitude Way as a residential collector with a 36 -foot street section with vertical curb, gutter and 5 -foot concrete sidewalk within 50 -feet of right-of-way. The street section meets District policy and should be approved with this application. The applicant is proposing to construct the remainder of the internal roadways as 36 -foot street sections with curb, gutter and 5 -foot attached concrete sidewalk within 50 -feet of right-of-way. This street section meets District policy and should be approved with this application. 5. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra -neighborhood circulation and 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 four stub streets to surrounding properties. The applicant is proposing to construct Timber Lakes Lane to extend to the south property line approximately 360 -feet east of the west property line. Staff is supportive of the location of this stub street. Due to the fact that Timber Lakes Lane is less than 1 -lot and less than 150 -feet in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. 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 extend San Remo Drive from the west property line approximately 550 -feet north of the south property line. This stub street was originally approved with the preliminary plat of Bridgetower East Subdivision on August 7, 2002. Staff is supportive of the extension of this stub street. The applicant is proposing to extend Shadow Creek Drive to the west property line approximately 75 - feet south of the north property line. This stub street was originally approved with the preliminary plat of Bridgetower East Subdivision on August 7, 2002. Staff is supportive of the extension of this stub street. The applicant is proposing to construct a Cody Creek Way to extend to the north property line approximately 830 -feet east of the west property line. This stub street would be located just south of the White Drain. Due to location of the White Drain, staff is not supportive of the location of this stub street. To provide connectivity to the north, staff recommends that the stub street be relocated to align with Stone Valley Way or Tall Tree Way. Due to the fact that the stub street will be less than 1 - lot and less than 150 -feet in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. The applicant should install a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE". 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 four knuckles without islands within the subdivision. Staff is supportive of the location of the proposed 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 one cul-de-sac turnaround without an island, Deercrest Court, within the subdivision. The applicant should construct the turnaround to provide a minimum turning radius of 45 -feet. 8. 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. 9. Roundabouts The applicant is proposing to construct a round about located on Watersong Drive at the intersection of High Altitude Way. To construct a safe roundabout, the roundabout should be designed with a minimum of 21 -foot street sections on either side of the center island. 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. 10. Other Access Other than the access points specifically approved with this application, direct lot access to Linder Road, Ustick Road and Watersong Drive east of High Altitude Way is prohibited. These restrictions should be noted on the final Plat. C. Site Specific Conditions of Approval Provide a Public Right's -of -Way Road Trust Deposit in the amount of $26,000.00 to construct 5 -foot concrete sidewalk on Linder Road OR Construct a 5 -foot wide concrete sidewalk on Linder Road with an easement provided to the District. The face of sidewalk shall be located a minimum of 41 -feet from centerline. 2. Construct Wildflower Drive to intersect Linder Road approximately 100 -feet north of the south property line, as proposed. 3. Align Watersong Drive with the Meridian Middle School driveway located on the east side of Linder Road. 4. Construct the San Remo Drive/Twin Eagles Way intersection to offset the Cool River Way/San Remo Drive intersection a minimum of 125 -feet (measured centerline to centerline). 5. Construct Watersong Drive From Linder Road to High Altitude Way as a residential collector with a 36 -foot street section with vertical curb, gutter and 5 -foot concrete sidewalk within 50 -feet of right-of- way, as proposed. 6. Construct the internal roadways as 36 -foot street sections with curb, gutter and 5 -foot attached concrete sidewalk within 50 -feet of right-of-way, as proposed. 7. Construct Timber Lakes Lane as a stub street to extend to the south property line approximately 360 - feet east of the west property line, as proposed and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 8. Extend San Remo Drive from the west property line approximately 550 -feet north of the south property line, as proposed. 9. Extend Shadow Creek Drive to the west property line approximately 75 -feet south of the north property line, as proposed. 10. Construct a Cody Creek Way as a stub street to extend to the north property line and align with Stone Valley Way or Tall Tree Way. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Construct four knuckles without islands within the subdivision, as proposed. 12. Construct Deercrest Court cul-de-sac turnaround without an island to provide a minimum turning radius of 45 -feet. 13. 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. 14. Construct a roundabout located on Watersong Drive at the intersection of High Altitude Way, as proposed. Design the roundabout with a minimum of 21 -foot street sections on either side of the center island and dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabout with traffic services staff. 15. Other than the access points specifically approved with this application, direct lot access to Linder Road, Ustick Road and Watersong Drive east of High Altitude Way is prohibited. These restrictions shall be noted 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. 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. 9 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 DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the 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. i67 E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 11 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 12 Ada County Highway District Planning Review Division This application requires Commission action due to the developments size and its location within the North Meridian Planning Area. This item is scheduled to be on the consent agenda on January 8, 2002. Tech Review for this item was held with the applicant on December 13, 2002. Please refer to the attachment for request for reconsideration guidelines. Staff contact. Andrea N. Tuning, 208-387-6177, at uning@achd. ada. id. us File Numbers: Watersong Estates / MPP02-030 / MAZ02-029 39.92 -acres Current Zoning: RUT RECEMD R-8 Site address: West side of Linder Road just north of Ustick Road 125 -lots C Owner/Applicant: Howell -Murdoch Development Corporation 4822 North JAN 13 2003 n Rosepoint, Suite C City of Meridian LJL Boise, Idaho 83713 City Clerk Office 0 Representative:--=- .JUB_Engineers, Inc:- - --- - Gary Lee 250 South Beechwood Avenue, Suite 201 Boise, Idaho 83709 --Application Information The applicant is requesting rezone and preliminary plat approval for a 125 -lot 39.92 -acre site is currently zoned RUT and is proposed to be residential subdivision. The rezoned to R-8. side of Linder Road just north of Ustick Road. The site is located on the west _ Acreage: _ 39.92 -acres Current Zoning: RUT Proposed Zoning: R-8 Proposed buildable lots: 125 -lots Proposed common lots: 15 -lots Vicinity Map A. Findings of Fact 1. Trip Generation: This development is estimated to generate 1,240 additional vehicle trips per day 10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for these uses are: The impact fee for a residence below 1,500 -square feet is $1,055.00 per unit. The impact fee for a residence above 1,500 -square feet is $1,294.00 per unit. These rates are based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application due to its location within the North Meridian Planning area. The following is a summary of the North Meridian Traffic Study findings: The proposed 12 -square mile study area between US 20126 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (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. 2 Ell 5. ♦ 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. Site Information: The site is currently agricultural land with one single-family residence located on the properly. Description of Adjacent Surrounding Area: a. North: Agricultural - - - ou ---Agricultura} ---- c. East: Meridian Middle School d. West: Bridgetower Subdivision 6. Impacted Roadways Linder -Road— --_ - Frontage: Functional Street Classification: Traffic count: 3 1,300 -feet Minor Arterial South of McMillan was 5,853 on 4/16/02 Level of Service: C. Speed- limit.- -- = - 50 -mph - -- - _ Nearest intersection: McMillan Road and Linder Road is a 4 -way stop Ustick Road and Linder Road is a 4 -way stop Ustick Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: McMillan Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: 1,130 -feet Minor Arterial West of Linder Road was 6,277 on 4/10/02 ,'C., 50 -mph Ustick Road and Linder Road is a 4 -way stop 0 -feet Minor Arterial East of Linder Road was 3,123 on 4/10/02 .'C" 45 -mph McMillan Road and Linder Road is a 4 -way stop 7. Roadway Improvements Adjacent To and Near the Site Linder Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk abutting the site. Ustick Road is improved with 24 -feet of pavement with no curb, gutter or sidewalk abutting the site. McMillan Road is improved with 25 -feet of pavement with no curb, gutter or sidewalk. 8. Existing Right -of -Way Linder Road has 50 -feet of existing right-of-way (25 -feet from centerline). Ustick Road has 50 to 75 -feet of existing right-of-way (25 -feet from centerline). McMillan Road has 50 -feet of existing right-of-way (25 -feet from centerline). 9. Existing Access to the Site The existing single-family residential home currently takes access from a circular driveway that intersects Linder Road approximately 310 -feet and 415 -feet north of the south property line. 10. Site History The District has not previously reviewed an application for this site. 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). ♦ 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. 0 ♦ 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 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 On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot mixed-use subdivision consisting of 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 houses). 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 the surrounding roadways 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. Watersong Estates Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Right -of -Way District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks and bike lanes. Due to budgetary constraints and changes to the CIP and Impact Fee Ordinance, the Commission has directed staff to purchase right-of-way only on roadways that are in the Five Year Work Program. Linder Road is not in the Five Year Work Program nor is it included in the CIP, and therefore the additional 23 -feet of right-of-way cannot be purchased. The applicant is not required to dedicate the right-of-way, but may do so through the platting process without compensation. 5 2. Sidewalk District policy requires 5 -foot wide (minimum) concrete sidewalk on all collector and arterial roadways. Typically sidewalk is constructed 2 -feet within the new ACHD right-of-way, which is its ultimate location. If the applicant dedicates right-of-way, the sidewalk can be constructed in its ultimate location. If the applicant does not dedicate right-of-way, the sidewalk cannot be constructed in the proper location. Therefore, the applicant has two options: The applicant should provide a Public Right's -of -Way Road Trust Deposit in the amount of $26,000.00 to construct 5 -foot concrete sidewalk on Linder Road OR Construct a 5 -foot wide concrete sidewalk on Linder Road with an easement provided to the District. The face of sidewalk shall be located a minimum of 41 -feet from centerline. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125 -feet from another local roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150 -feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct Wildflower Drive to intersect Linder Road approximately 100 - feet north of the south property line. This roadway location is proposed to be located approximately 150 -feet north of the Meridian Middle School driveway on the east side of Linder Road that was approved by the District on June 25, 2002. Wildflower Drive meets District policy in regard to roadway -offsets and _should -be =approyed_with this application,____ The applicant is proposing to construct Watersong Drive to intersect Linder Road approximately 540 - feet north of the south property line. This roadway location is proposed to be located approximately 55 -feet north of the Meridian Middle School driveway (proposed to be signalized in the future) on the east side of Linder Road that was approved by the District on June 25, 2002. Due to the fact that the proposed roadway on the west side of Linder Road does not align with the approved driveway on Linder Road, staff has a number of concerns regarding safety. The proposed location of Watersong Drive is not approved with this application. The applicant should align Watersong Drive with the Meridian Middle School driveway to create the safest location for a roadway. The applicant is proposing to construct the San Remo Drive/Twin Eagles Way intersection to offset the Cool River Way/San Remo Drive intersection to offset 110 -feet (measured centerline to centerline. District policy requires local roadway intersections to offset a minimum of 125 -feet. The San Remo Drive/Twin Eagles Way intersection and the Cool River Way/San Remo Drive intersection do not meet District policy and should not be approved with this application. All of the remaining internal roadways currently meet District policy and should be approved with this application. 0 4. Street Sections District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks with no front -on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage plan with District staff. District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5 -acres in size will typically provide streets having a minimum pavement width of 32 -feet with curb, gutter and sidewalks. The total street width shall be 36 -feet from back -of -curb to back -of -curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5 -feet in width unless they are separated from the curb 5 - feet or more in which case the sidewalk shall be a minimum of 4 -feet in width. The applicant is proposing to construct Watersong Drive From Linder Road to High Altitude Way as a residential collector with a 36 -foot street section with vertical curb, gutter and 5 -foot concrete sidewalk within -50 -feet -of right-of-way. The street section r leets District policy and should be approved with this application. The ap cant_I&_proposing_Iszcgns_truct-thelemain.der of bBAntemaLroadways as_36-foot street. _ sections with curb, gutter and 5 -foot attached concrete sidewalk within 50 -feet of right-of-way. This street section meets District policy and should be approved with this application. 5. Stub Streets provide access to adjoining parcelsr._..orar-.Se�PL4Lu1LQI . District policy also requires.._,.temporary.v ,...., ,, lu 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 four stub streets to surrounding properties. The applicant is proposing to construct Timber Lakes Lane to extend to the south property line approximately 360 -feet east of the west property line. Staff is supportive of the location of this stub street. Due to the fact that Timber Lakes Lane is less than 1 -lot and less than 150 -feet in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. 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 extend San Remo Drive from the west property line approximately 550 -feet north of the south property line. This stub street was originally approved with the preliminary plat of Bridgetower East Subdivision on August 7, 2002. Staff is supportive of the extension of this stub street. The applicant is proposing to extend Shadow Creek Drive to the west property line approximately 75 - feet south of the north property line. This stub street was originally approved with the preliminary plat of Bridgetower East Subdivision on August 7, 2002. Staff is supportive of the extension of this stub street. The applicant is proposing to construct a Cody Creek Way to extend to the north property line approximately 830 -feet east of the west property line. This stub street would be located just south of the White Drain. Due to location of the White Drain, staff is not supportive of the location of this stub street. To provide connectivity to the north, staff recommends that the stub street be relocated to align with Stone Valley Way or Tall Tree Way. Due to the fact that the stub street will be less than 1 - lot and less than 150 -feet in depth, the applicant should not be required to construct a temporary turnaround at the terminus of the stub street. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 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 io construct four knuckles without islands within the subdivision. Staff is supportive of the location of the proposed knuckles. r. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of _454eet— h_e_aDDlicantshould=also_berequired_to-provide-a_minimum of -a729 -foot - either street section on 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 one cul-de-sac turnaround without an island, Deercrest Court, within the subdivision. The applicant should construct the turnaround to provide a minimum turning radius of 45 -feet. 8. 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. NO es of his §hould be required on the final plat. 9. Roundabouts The applicant is proposing to construct a round about located on Watersong Drive at the intersection of High Altitude Way. To construct a safe roundabout, the roundabout should be designed with a minimum of 21 -foot street sections on either side of the center island. 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. 10. Other Access Other than the access points specifically approved with this application, direct lot access to Linder Road, Ustick Road and Watersong Drive east of High Altitude Way is prohibited. These restrictions should be noted on the final Plat. C. Site Specific Conditions of Approval Provide a Public Right's -of -Way Road Trust Deposit in the amount of $26,000.00 to construct 5 -foot concrete sidewalk on Linder Road OR Construct a 5 -foot wide concrete sidewalk on Linder Road with an easement provided to the District. The face of sidewalk shall be located a minimum of 41 -feet from centerline. 2. Construct Wildflower Drive to intersect Linder Road approximately 100 -feet north of the south property line, as proposed. 3. Align Watersong Drive with the Meridian Middle School driveway located on the east side of Linder Road. 4. Construct the San Remo Drive/Twin Eagles Way intersection to offset the Cool River Way/San Remo Drive intersection a minimum of 125 -feet (measured centerline to centerline). 5. Construct Watersong Drive From Linder Road to High Altitude Way as a residential collector with a 36 -foot street section with vertical curb, gutter and 5 -foot concrete sidewalk within 50 -feet of right -of- -_.. way, as prflposed:----------------------------- _ 6. Construct the internal roadways as 36 -foot street sections with curb, gutter and 5 -foot attached concrete sidewalk within 50 -feet of right-of-way, as proposed. Construct -Timber Lakes -Lane as a stub -street -to -extend -to -the -south property -line approximately 360= feet east of the west property line, as proposed and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 8. Extend San Remo Drive from the west property line approximately 550 -feet north of the south property line, as proposed. 9. Extend Shadow Creek Drive to the west property line approximately 75 -feet south of the north property line, as proposed. 10. Construct a Cody Creek Way as a stub street to extend to the north property line and align with Stone Valley Way or Tall Tree Way. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Construct four knuckles without islands within the subdivision, as proposed. 12. Construct Deercrest Court cul-de-sac turnaround without an island to provide a minimum turning radius of 45 -feet. 13. 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. 14. Construct a roundabout located on Watersong Drive at the intersection of High Altitude Way, as Proposed. Design the roundabout with a minimum of 21 -foot street sections on either side of the center island and dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the roundabout with traffic services staff. P 15. Other than the access points specifically approved with this application, direct lot access to Linder Road, Ustick Road and Watersong Drive east of High Altitude Way is prohibited. These restrictions shall be noted 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. 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 DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative 10 of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 11 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has cTeve ope since e a mg o e ear br vo e, or in orma ion es a li`sfiing ar7 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 sia or-f-urther review. The CorrMISSiorrmay set-the-date-ofithL-meetirrg-atwhichrthe matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 12 0il`{r fi{g}}j°�J� Ty d� fu I r p� 1. Off AAS A if 1 S :fit iBM t � R o" �6 fri i s� is LL i� ai Off 0-- - - December 17, 2002 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ID 83642 RECEIVED E;"i 191L9? City of Meridian City Clerk Offi�c- ,l�Jl� QIG I/��1°�l�y�y �fi1lGg,�LQIL L/GQ.�$l,Ct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Re: AZ 02-029 Annexation and Zoning for proposed Watersone Estates Dear Commissioners: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 The Nampa & Meridian Irrigation District has no comment on the above-mentioned application as it is out of the District. Sincerely, Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH/dll Cc: File - Shop File - Office Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 0CENTRAL DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT HEALTH Environmental Health Division DEPARTMENT Rezone # Conditional Use # Preliminary / Final / Short Plat A"e have No Objections to this Proposal. ❑ 2. We recommend Denial of this Proposal. ig✓ DEC 10 2002 Return to: ❑ Boise ❑ Eagle ❑ Garden City ,AE6wian ❑ Kuna ❑ACZ ❑ Star City Of Meridian ❑ 3. Specific knowledge as to the exact type of use must be provided beV&Y&1Wkda%Wt on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ or bedrock from original grade ❑ other ❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ❑ 8. After written approval from appropriate entities are submitted, we can approve this proposal for: ❑ central sewage ❑ community sewage system ❑ community water well ❑ 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 Quality: ❑ central sewage ❑ community sewage system ❑ community water ❑ 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 ❑ beverage establishment ❑ grocery store ❑ 14. ❑ child care center Date: Reviewed By: 009ADINC Review Sheet MAYOR Robert D. Come CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Cherie McCandless Keith Bird Cl r OF eri�i�n+ -� IDAHO T'SA ei / aaT FV Isma 1903 LEGAL DEPARTMENT (208)238-2199 • Fax 288-2501 PARKS & RECREATION (208 338-3579 • Fax 898-5501 PUBLIC WORKS (208)398-5500 -Fax 387-1297 BUILDING DEPARTMENT (208) 887-221 l - Fax 887-1297 PLANNING AND ZONING (208)331-5533 •Fax 988-6351 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: January Transmittal Date: November 27, 2002 File No.: AZ 02-029 Request: Request for annexation and: By: Howell-Murdocl Location of Property or Project: David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, P/2 (No VAR, VAC, FP) Leslie Mathes, P/Z (No vAR, VAC, FP) Michael Rohm, P/Z (No vAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Come, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department ), 2003 Hearing Date: Fet ming of 39.92 acres es Corporation comer of N. Linder Your Concise Remarks: DEC 0 2 2002 6, 2003 RUT to R-8 zones and W_ Ifin iclr On Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP a*) U.S. West (FP/PPonly) Intermountain Gas (FP/PPo,*) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (Annexation only) CITY OF MERIDIAN WASTEWATER DEPT. RECEIVED DEC - 3 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 2 MAYOR Robert D. Come CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Cherie McCandless Keith Bird ..rrY '1�. CITY Of erl�icn ;, IDAHO 19W LEGAL DEPARTMENT (--08)288-3199 - Fax 288-2501 PARKS 8t RECREATION (:03 388-3579 - Fax 898-5501 PUBLIC WORKS (208) 898-5500 +11 887-1297 BUILDING DEPARTMENT (208) 887-2211 - Fax 887.1397 PLANNING AND ZONING (308) 881-5533 • Fax 888-6854 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: January 30, 2003 Transmittal Date: November 27, 2002 Hearing Date: February 6, 2003 File No.: AZ 02-029 Request: Request for annexation and zoning of 39.92 acres from RUT to R-8 zones for proposed Watersong Estates By: Howell -Murdoch Development Corporation Location of Property or Project: northwest corner of N. Linder Road and W. Ustick Ra David Zaremba, P/Z (No VAR, VAC, FP) .Jerry Centers, P/2 (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C L" Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department - City Attorney City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FPiPP onty) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig, District SetUers Irrigation District Idaho Power Co. (FP?P onty) U.S. West (FPiPP only) Intermountain Gas (FPrPPonly) Bureau of Reclamation (FPrPPonly) Idaho Transportation Department (No FP) Ada County (Annexation only) Your Concise Remarks: RECEIVED DEC - 3 1001 City Of Meridian 33 EAST IDAHO - MERIDIAN, IDAHO 83642 City Clerk Office (208) 8884433 - Fax (208) 887.4813 - City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 288-1193 • "-' ��-� u4-u.Lr rKUM:5anitare services, i 268-688-5052 TO:Meridian Clerk P: 11 X12 MAYOR E T'. UMAL DEPART`.IFV'r RebCr{ D. COiTIe is + 1],181'%'499 • F.,, 11'&±5111 CITY COLINCIL!utEbIBERS Tammy dcWocnt William L. hl. Nary Che,¢ McCandle9s Keech Bird 191V 0,: v IDAHO E"4eyr v, PARK) S kECKE.1i IUN (:03 383 ))%7 • En 39N )All PUBLIC WORKS (:031903 SAO -Fr, 147 I±n_ DCILDING OFPa.RTtIP,LT ,2081 997 ]'_I I • Fa, iN'.l_d• ,,, F ,vNlnr,,vn�rrorvr (.031 i4,•t>•: • r, rs3 r I 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: January 30, 2003 Transmittal Date: November 27, 2002 Healing Date: February 6, 2003 File No.: AZ 02-029 Request: Request for annexation and zoning of 39,92 acres from RUT to for proposed Watersoea Estates By: Howell -Murdoch Development Corporation Location of Property or Project. northwest comer of N. Linder Road and W David Zaremba, P/Z (aro VAR, VAC, Fp) Jerry Centers, P/Z rrvo vAR, vAc, Fp) Leslie Mathes, P/Z (No VAR, VAC, Fp) Michael Rohm, P/Z (No YAR, vac. Fp) Keith BonLp, P/Z (Ivo VAR, VAC, Fp) Robert Corrie, Mayor 8111 Nary, C/C Tammy deWeerd, CIC Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department ✓ Sanitary Service (Mo VAR, VAC, FP) Meridian School District Mo FP) Meridian Post Office (FRPpony) Ada County Highway District Community Planning Assoc. Central District Health Nampa Merfdlan Irrig. Distnct Settlers Irrigation District Idaho Power Co. (Fppponly) U.S. West (FiRmponry) Intermountain Gas (Fp/pp omy) Bureau of Reclamation (FP/PP ony) Idaho Transportation Department (No Fp) Ada County (Annexaeon only) building Department You, Fire Department Police Department City Attorney City Engineer City Planner Parks Department RECENT JAN 3 0 2003 City Of Meridian City Clerk Office 33 (208) 888.4433 • Fax (208) 887-4813EAC y Clark 01 icceMERIDIAN. aax) (208) 938-4210 83642 an Resources Fax (208) 288.119; JAN 30 '03 13:09 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888.4433 - FAX (208) 887.4813 City Clerk Office Fax (208) 888-4218 14z Cor, d2—Dlo � 23 DEPARTMENT (208) 884-5533 . FAX 888-6854 MEMORANDUM: January 29, 2003 To: Mayor, City Council and Planning & Zoning Commission RECEIVED From: Steve Siddoway, Planner II 044-- --- Bruce Freckleton, Senior Engineering Tech FEB — 3 2003 City Of Meridian Re: Watersong Estates Subdivision City Clerk Office • Annexation and Zoning of 39.92 Acres from RUT (Ada County) to R-8 (Medium Density Residential District), by Howell -Murdoch Development Corp. (File No. AZ -02-029). • Preliminary Plat Approval of One Hundred Twenty Five (125) Building Lots and Fifteen (15) Other Lots on 39.92 Acres, by Howell -Murdoch Development Corp. (File No. PP -02-030). 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 125 building lots on 39.92 acres of land located along Linder Road, north of Ustick Road. The project is across Linder from the proposed new Middle School site, and is directly east of Bridgetower Subdivison. The requested zoning designation for the subdivision is R-8. The gross density of the project is 3.2 d.u./acre; the net density is 5.3 d.u./acre. This is a two-phase development. The proposed single-family detached lots within the subdivision range from 6,662 square feet up to 12,180 square feet, with an average lot size of 8,148 square feet. The "other" lots within the subdivision include fifteen (15) common landscape/drainage lots. The project also features a "roundabout' at the intersection of E. Watersong Dr. and N. High Altitude Way. LOCATION The property is located approximately t/4 mile north of Ustick Road, with frontage on west side of Linder Road. AZ,U429, PP 2-030 wamong &[azes.AZ.PP Planning & Zoning Commission/Mayor & City Council January 29, 2003 Page 2 SURROUNDING PROPERTIES North: Rural residential/agricultural properties, zoned RUT (Ada County) West: Proposed future phase of Bridgetower Subdivision, zoned R-4 East: Proposed Linder Road Middle School, zoned R-4 South: Rural residential/agricultural properties, zoned RUT (Ada County) OWNER OF RECORD The property owner of record is Howell -Murdoch Development Corporation 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 find adequate evidence answering the following questions about the proposed zoning amendment. " The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-8, is harmonious with and in accordance with the effective Comprehensive Plan (`02) and Future Land Use Map. The parcel is designated for Medium Density Residential (3 to 8 dwelling units per acre). The project has a gross density of 3.2 dwelling units per acre and a net density of 5.3 dwelling units per acre. The common open space for the project is 3.84 acres (9.9% of the plat area). The densities are right in line with density envisioned in the Comprehensive Plan. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property again in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning —for example, a residential area turning into a commercial area by means of conditional use permits; A 02-029, PP -02-030 Wgeisong Fdnae.AZ.PP Planning & Zoning Commission/Mayor & City Council January 29, 2003 Page 3 Staff finds that the proposed single-family detached development will be allowed within the requested R-8 zone. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that land to the east and west is being developed in a manner similar to the proposed subdivision. Bridgetower subdivision to the west is zoned R-4; Baldwin Park Subdivision to the northeast is zoned R-8. ACHD has reviewed the adjacent street capacity and has approved the proposed subdivision (with conditions). Under the new CIP-based policies of ACRD, the agency is unable the purchase the additional needed right-of-way for the future widening of Linder Road. Staff recommends that the future right-of-way depicted on the plat be preserved in a common lot, owned and maintained by the homeowners association until such time as it can be purchased by ACHD or the right-of-way should be dedicated directly to ACHD prior to annexation. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed use (single family residential) is 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. 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 such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; AZA2-029, PP -02-030 Wnmrsong &tffiee.AZ.PP Planning & Zoning Commission/Mayor & City Council January 29, 2003 Page 4 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. If the future right-of-way is preserved through dedication or a common lot, the future capacity of the road system will be protected. The Commission and Council should review ACRD, 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 uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however staff does not feel that the amount g enerated 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 t hat t he s ubdivision's v ehicular approaches o ff o f Linder R oad w ill create new traffic on surrounding roads. However, staff does not believe that the subdivision entrances will cause significant interference on the surrounding public streets. Please review ACRD comments concerning vehicular approaches and traffic generation. AZ -02-029, PP -02,030 Wffiersong Estffies.AZ.PP Planning & Zoning Commission/Mayor & City Council January 29, 2003 Page 5 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. The White Drain courses along the northeast corner of the subject property, which has been developed as an open space greenbelt and path system within Bridgetower. The proposed development includes a common lot adjacent to the White Drain, but no pathway is currently proposed. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,11-17-1992)? Staff finds that the annexation of this property would be in the best interest of the City. 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. 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. 3. If the 48 -foot right-of-way on N. Linder Road is not dedicated to the Ada County Highway District, all future right-of-way (the portion to be dedicated) shall be platted in a separate common lot within Watersong Estates. In addition, any portion of the future right-of-way beyond 10 feet from edge of pavement shall be planted with a vegetative groundcover and adequately maintained by the Homeowner's Association or other responsible party, in accordance with the City Landscape Ordinance. 4. This development shall be subject to sanitary sewer and water latecomer fees to reimburse those responsible for extending sewer and water service into the area. The latecomer fees for each lot shall be due and payable upon signature on final plat. 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: AZ02-029. PP -02-030 Watasong Fsimea.AZ.PP Planning & Zoning Commission/Mayor & City Council January 29, 2003 Page 6 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 Council or Commission's attention. ADDITIONAL CONSIDERATIONS 1. Block Length: Blocks 4, 6, and 9 are shorter than the minimum block length of 500 feet per Ordinance 12-4-5. Staff strongly supports the shorter block lengths shown, as they improve the interconnectivity of the development. A Variance application must be submitted to accompany the Plat application to City Council; staff would support the Variance. Blocks 1 and 7 exceed the maximum block length of 1000 feet per Ordinance 12-4-5. A Variance application to exceed the maximum block length must also be submitted to accompany the Plat application to City Council. Staff recommends that High Altitude Way be extended south to connect with E. Quiet Peak Road and help break up Block 7. This c onnection c losely matches t he o riginal p lat, p rovides for b etter c onnectivity and allows for a more efficient layout of lots. Staff would support the Variance if the road connection were made. Note: Both block length issues (minimum and maximum) may be combined into one Variance request. AZ 2-029, PPA2-030 Watersong Eatffiu.AZ.PP Planning & Zoning Commissiom'Mayor & City Council January 29, 2003 Page 7 2. Roundabout: The revised plan proposes to shift the roundabout one intersection to the east, making it only one lot depth from Linder Road. Staff supports the roundabout, but prefers to shift the roundabout back to the west at the intersection of High Altitude Way and E. Stone Valley Drive. This change will make the roundabout more central to the project, add stacking space for vehicles farther from the intersection with Linder Road, place it at a more significant intersection (especially if High Altitude Way extends south as staff suggests in #1 above). 3. Ri t -of -Way: ACHD is unable to purchase the needed additional 23 feet of right-of- way along Linder Road due to budget constraints and internal policy changes (see #1, page of the ACHD report). The proposed plan does preserve the future right-of-way within common lots, together with the required street buffers. Staff recommends placing all fixture right-of-way into separate common lots so that it will be easily conveyable in the fixture. 4. Landscape Plan: A landscape plan has not been submitted for the revised plat. A revised landscape plan should be submitted and reviewed by the Commission prior to acting on the plat. The landscape plan should show the detached sidewalk along Linder Road. A ten -foot wide gravel shoulder will be required adjacent to the existing edge of pavement along Linder Road; the remainder of the future right-of-way lot must be landscaped with at least grass per Ordinance 12-13-10-9. 5. Stub Drain: The revised plans show that the White Stub -Drain will be relocated and re - piped (shown as `IRR') along the frontage of the project. The location of the pipe appears to be within the future right-of-way. Please verify the location and make sure the piped stub drain is outside of future right-of-way. No easement is shown for the stub drain; please revise plans to show the easement. Applicant's design engineer should consult with Mr. Les Vogel regarding his concern over pipe size and flooding that currently happens upstream. 6. Emergency Access: The revised plat has only a single point of access onto Linder Road. No provisions for emergency access are shown. Please revise the plans to show a temporary emergency access into the subdivision to be used until a second permanent point of access is provided. 7. Phasing: The submitted plan shows two phases for the project. However, the applicant wishes to construct the project as a single phase. Please revise the plans accordingly. 8. Coleman Lateral: The revised plat includes a common lot (Block 8, Lot 10) for the Coleman Lateral at the southwest corner of the project. The common lot should be owned and maintained by the homeowners association, unless the applicant can obtain in writing that another entity (i.e. irrigation district) is willing to accept the maintenance responsibility. Add a note to the plat stating who the responsible party is for maintenance of the lot. Show the landscaping on the landscape plan. A 42-029, PP -02-030 Wat.ng &W..A .PP Planning & Zoning Commission/Mayor & City Council January 29, 2003 Page 8 9. Tiling of Ditches: While not stated in the application, staff anticipates that the applicant desires to leave the White Drain open. 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. Note: this request has been granted in other areas along the White Drain. All other ditches must be piped. 10. Calculations Table: The calculations shown on the face of the plat for total common area appear to be incorrect. Please verify the correct amount and revise the plat accordingly. Also, it appears that the statistics shown for average lot have not been updated for the revised plat, as lot sizes have changed but the statistics remained the same. Please show the updated calculations. 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 installed adjacent to the property. This development shall be subject to water latecomer fees to reimburse those responsible for extending water service into the area. The latecomer fees for each lot shall be due and payable upon signature on final plat. 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. 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. Underground year-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 final plat. Permanent perimeter fencing shall be required around the subdivision unless the City agrees in writing that such a fence is not required. A -02.029, PP -02L030 Wa .%Ee�.A2.PP Planning & Zoning Commission/Mayor & City Council January 29, 2003 Page 9 6. All fencing adjacent to the gravel access road/pathway along the north boundary of the subdivision shall be restricted to 4 -foot maximum height for solid fencing or 6 -foot maximum for see-through fencing. Fences along micropaths have the same restriction per Ordinance 12-13-15-9. 7. In accordance with Ordinance 12-13-10-8, Applicants hall provide detached sidewalks adjacent to McMillan Road. 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. Applicant shall submit ground water monitoring data to the Public Works Department from the date of the initial investigation (10/29/00), to current. 11. Add or revise the following preliminary plat notes: • Add a note regarding minimum residential house size. • Modify note 8 to reference specific lots. 12. Lot Dimensions: Several lot line dimensions are missing from the plat and must be added to the revised preliminary plat. 13. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten days prior to the next public hearing for this application. GENERAL. COMMENTS 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". A2.02-029, PM2-030 Wemrsong Eetetrs.AZ.PP Planning & Zoning Commission/Mayor & City Council January 29, 2003 Page 10 5. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be submitted for the subdivision with the final plat application. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13- 10-8. 7. 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 quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owner's), with written approval or non -approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 9. Please submit all updated groundwater/soils reports to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100 -year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. 10. Any tree over 4" in caliper that is removed from the property shall be replaced by installing a dditional t rees, b eing t he a quivalent n umber o f c aliper i nches o f t rees t hat 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 AZOL029, PP42-030 WaWmo Es s.AZPP Planning & Zoning Commission/Mayor & City Council January 29, 2003 Page 11 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. 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 amended on the plat include: • High Altitude Way connection • Separate lot(s) for future right-of-way • Revised Landscape Plan (including detached sidewalk, right-of-way landscaping, and all common lots) • Stab drain location & label • Emergency access • Remove phasing line • Coleman lateral landscaping and notes regarding maintenance • Calculations table correction • Add lot dimensions • Revise plat notes AZ 29, PP -0b030 Watmong 0erazm AZ.PP g,�E�j, � F F B - 6 2003 PUBLIC HEARING CITY OF �jh'RlDLkN SIGN-UP SHEET DATE February 6, 2003 PROJECT NUMBER AZ 02-029 PROJECT NAME Watersong Estates NAME FOR AGAINST d -