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HomeMy WebLinkAboutSilverleaf Sub PP 02-031 February 3,2003 PP 02-031 February 6,2003 MERIDIAN PLANNING & ZONING MEEfING APPLICANT Crestline Development, LLC ITEM NO. 14 REQUEST Public Hearing - Request for Preliminary Plat approval of 72 building lots and 8 other lots on 38.65 acres in a proposed R-4 zone for proposed Silverleaf Subdivision - 2683 West Chin den Boulevard AGENCY COMMENTS 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: 5ttt ~J-.J~dW\~ SQJ..- ~".CkA~..../ COy\'\~ See Attached Comments kCM MJ..,V\. JJ ~e>t\,\'~ to c1u See Attached Comments See Attached Comments See Attached Comments See Attached Comments Contacted: om Idaho Transportation Department / Reier 10 Revised Plat t Date::< ;-~....O-:s Phone:q<~r1-Sf5Jd- Malerlals presented at public meeflnlls shall become properly of the City of Meridian. MA YOR Robert D. Corrie HUB OF TREASURE V ALLEY A Good Place to Live CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 838-4433, FAX (208) 887-1813 City Clerk Office Fax (208) 888-4218 MEMORANDUM: To: Mayor, City Council and Planning & Zoning Commission David McKinnon, Planner II IJA ~ Bruce Freckleton, Senior Engineering Tech ~ From: LEGAL DEPARTMENT (208) 288-2..199 . Fa\: .:!88-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500. Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533' FAX 888-6854 January 27, 2003 RECEIVED FEB - 3 2003 City Of Meridian City Clerk Office . Request for Annexation and Zoning of 38.65 Acres of Land from RUT (Ada County) to R-4 (Low Density Residential District), by Crestline Development, LLC. (File No. AZ-02-030). Re: Silverleaf Subdivision . Request for Preliminary Plat Approval of Seventy-Two (73) Building Lots and Seven (7) Other Lots on 38.65 Acres of Land Located in a Proposed R-4 Zone, by Crestline Development, LLC. (File No. PP-02-031). 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(s), Crestline Development, LLC., are requesting Annexation, Rezone and Preliminary Plat approval of an eighty (80) lot subdivision (73 building lots and 7 "other lots) on 38.65 acres of land located on the south side of Chinden Blvd., approximately II, a mile east of Ten Mile Road; the requested zoning designation for the subject property is R-4. One of the building lots within the proposed subdivision (Lot 30, Block 3) will be sold to the Joint School District No.2 as an elementary school site. The single-family building lots within the proposed subdivision range from a minimum of 8,000 square feet up to approximately 23,000 square feet. The "other" lots within the subdivision consist of common landscape/drainage lots and a tot lot to be owned and maintained by the Home Owners Association. The net density of the proposed subdivision project is approximately 1.9 d.u./acre. LOCATION The property is located at 2683 Chinden Blvd, located on the south side of Chinden Blvd, approximately 1/2 of a mile east ofTen Mile Road, just to the west of Lochsa Falls Subdivision. AZ-02-OJO,PP-0.2-o:11 Silver\eaf.AZ.PP Planning & Zoning CommissionlMayor & City Council January 27,2003 Page 2 SURROUNDING PROPERTIES North: Rural residentiaVagricultural properties, zoned RUT (Ada County), and a Golf Course. West: Rural residential, zoned RUT (Ada County). East: Lochsa Falls Subdivision, zoned R-4. South: Lochsa Falls Subdivision, zoned R-4 OWNER OF RECORD The property owners ofrecord are Donald and Jean Hobbs and they have provided notarized consent for the submission of the annexation and preliminary plat 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 ofR-4 is harmonious with and in accordance with the City's Comprehensive Plan and Future Land Use Map which depicts the majority of the subject property as "Low Density Residential" with a small portion of "Medium Density Residential" located on the southern portion of the property. In accordance with the Comprehensive Plan the applicant has provided larger lots (low density, less than 3 dwelling units/per acre) on the northern portion of the property and smaller (medium density, 3-8 dwelling units/per acre) lots on the southern portion of the property. As noted above, the density for the overall project is approximately 1.9 dwelling units/per acre. It should be further added that the Comprehensive Plan states that the applicant may request a "one step" increase from medium to high density without a formal Comprehensive Plan Amendment. Staff supports the proposed densities as meeting the intent of the Comprehensive Plan. Furthermore, the applicant has made available for purchase, a school site for the Joint School District No. 2 on the subject property. This is important to note because the larger Lochsa Falls Subdivision to the east did not provide a school site within their development due to the inclusion of a community park (25-30 acres) within the subdivision. B. Is the area included in the zoning amendment intended to be rezoned in the future; AZ-02-0JO, PP-02..()31 Silverlaar.AZ.PP Planning & Zoning CommissionfMayor & City Council January 27,2003 Page 3 Staff does not anticipate that the applicant intends to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning - for example, a residential area turning into a commercial area by means of conditional use permits; Staff fmds that the proposed single-family detached housing and elementary school use are pennitted uses in the requested R-4 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 fmds that land to the south and east is being developed in a manner similar to the proposed subdivision. Staff also finds that the requested zoning designation of R-4 is hannonious with the recently approved adjacent development (Lochsa Falls), also zoned R-4. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed uses (lower density single family residential and public school) are designed appropriately to match with the existing and intended character of the general vicinity. 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 detennine 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 public school uses will be hazardous or disturbing to future or existing neighbors, assuming that 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 AZ.02-030, PP~2-031 Silverleaf.AZ.PP Planning & Zoning CommissionlMayor & City Council January 27,2003 Page 4 AZ..o2-030, PP-432-031 establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the property to be annexed cannot currently be served adequately by all essential public facilities and services. Public road access to the subdivision is non-existent, and is totally dependent on the development of future phases of the Lochsa Falls project; furthermore, water service is also dependent on the future phases of Lochsa Falls. Permanent sanitary sewer service to this development is to be provided by the undeveloped "North" Black Cat service area. The applicant proposes temporarily pumping the sewage generated within the development to a discharge point in the future phases of Lochsa Falls. Additional rirt of way will be needed for Chinden Blvd per lID-letter dated December 30 , 2002. The Commission and Council should review ACHD, ITD, 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 recognizes the fact that traffic and noise will increase with the approval of this subdivision; however staff does not anticipate that the amount of noise and traffic generated by this subdivision will be detrimental to the public welfare of the city. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's local road connection to the proposed collector within Lochsa Falls Subdivision will create additional traffic on Chinden Blvd and other surrounding roadways, however; staff believes that the subdivision entrance will not cause significant interference on the surrounding public streets. SilvcrleafAZ,PP Planning & Zoning Commission/Mayor & City Council January 27,2003 Page 5 Please review ACHD comments concerning vehicular approaches and traffic generation. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)? Staff finds that the annexation of this property would be in the best interest of the City. ADDITIONAL CONSIDERATIONS (ANNEXATION) I. Timing of Development: The proposed Silverleaf Subdivision is entirely dependant upon the construction of improvements within the recently approved Lochsa Falls Subdivision for vehicular access (public streets) and public utilities (i.e. sewer and water). Staff anticipates the construction of these public improvements in the near future, however there is no set time-table for their construction. If public roads and public services are not available to the subject property at time of annexation the property will not be developable until the adjacent development constructs the required public improvements. 2. Sanitary Sewer Lift Station: The proposed Silverleaf Subdivision falls within the "North" Black Cat Sewer service area. Although this service area is within the Urban Service Planning Boundary, it is not currently being served by City of Meridian, and no plans are being developed at this time for trunk line installation. The applicant of this project proposes "temporarily" pumping waste from this development into the North Slough service area, within a future phase of Lochsa Falls. Staff does not support the "temporary" lift station concept without plans being in place, and a time line being set for permanent service via the proper "North" Black Cat Trunk. ANNEXATION AND ZONING COMMENTS 1. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 2. A Development Agreement will be required for this annexation. The development agreement will address, among other things, the proposed sanitary sewer lift station, proposed tot lot equipment, the School District land dedication and service hook up of the existing house. AZ-02-030. PP-<J2.031 Silverlcllf.AZ.PP Planning & Zoning CommissionlMayor & City Council January 27,2003 Page 6 PRELIMINARY PLAT FINDINGS AND REOUlREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in conformance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff finds that public services are not yet available to accommodate the proposed development. Public street access and public utilities may be provided upon construction of improvements within the adjacent Lochsa Falls Subdivision. 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. Five Percent (5%) Ooen Space Requirement: Meridian City Code Section 12-13-16-2 requires all single-family residential subdivisions over five (5) acres in size to provide at least five percent (5%) of the gross developable land as common open space. The proposed subdivision (minus the elementary school lot) provides just 2% of the gross developable land as open space. In order to justify the reduced open space the applicant is proposing to donate, rather than sell, approximately 1.2 acres of the land to be developed as a future elementary school (Lot 30, Block 3). The applicant has also provided a pathway connection from within the subdivision to connect with the future school site. AZ.02.(1)O. PP-02..()JI Silvcrlcar.AZ.PP Planning & Zoning CommissionlMayor & City Council January 27,2003 Page 7 If the applicant is allowed to count the land to be donated as part of their required open space, the applicant would meet the City's minimum five percent (5%) open space requirement. The proposed 1.2 acres of land to be donated to the School District will not be developed until the new school can be built in this location, therefore the open space may not be improved or usable for several years. The applicant's proposal to count land dedicated to the school as open space does not meet the requirements of the City Code and will require the applicant to obtain a variance from the City Council for this section of code. If a variance is not obtained from the Council, the applicant will need to revise the plat to be in accordance with section 12- 13- 16-2 of the MCC. Please see site specific condition of approval number 11 below. 2. Block Length: Blocks 3 and 4 exceed the maximum block length of 1,000 feet per MCC 12-4-5. The applicant has submitted a revised plat that has provides an additional stub- street to the west that will reduce the Block 4 to less than 1,000 feet in length. A variance will be needed for Block 3 to exceed 1,000 feet. Please see site specific condition of approval number 10 below. If a variance is not approved the plat will need to be modified to be in compliance with MCC 12-4-5. 3. Simpson Lateral and Other Waterways: The applicant has not submitted information regarding the tiling of the Simpson Lateral that runs through the center of the proposed subdivision or for the ditch that appears to run along the southern boundary of the subdivision. Furthermore, there are no easements depicted on the plat regarding these waterways. The applicant shall indicate any easements that exist for these waterways on the plat and shall be responsible for the tiling of the waterways per MCC 12-4- 13A.2. Please see site specific condition of approval number 7 below. 4. Highwav 20/26 (Chinden Blvd) Corridor Preservation: The Idaho Transportation Department (ITD) has submitted a letter to the City of Meridian (dated 12-30-02) requesting that the City help to preserve the 20/26 corridor by adopting one of the following conditions: A. 120 feet each side of centerline (240 feet total) to provide width for a future frontage road, or B. 70 feet each side of centerline (140 feet total) if the developer provides an internal frontage (or "backage") road type system to feeder roads. The submitted plat does not accommodate either of the requests of ITD. The proposed subdivision would not accommodate a frontagelbackage road in its current configuration. The location of the elementary school adjacent to Chinden Blvd would prohibit a frontage road being built in the future to parallel the highway. The properties to the west of the proposed subdivision will not be allowed to have access to Chinden Blvd (per ITD policy) and a frontagelbackage road would provide additional access to the parcels to the AZ.o2.0JO, PP~.o31 Silver[eaf.AZ.PP Planning & Zoning Commission/Mayor & City Council January 27, 2003 Page 8 west. A frontagelbackage road would allow the buildings to front towards Chinden in the future. If the City allows buildings to be built within the corridor it may make the future widening of the highway and construction of a frontage road adjacent to the highway cost prohibitive. The recently approved Lochsa Falls included a "backage" road that runs parallel to Chinden Blvd with office and commercial lots adjacent to Chinden; additionally the road provides connectivity to the parcel on the southwest comer of Chinden and Linder. Staff recognizes that revising the plat will significantly alter the lot configuration and could affect the proposed location of the school site. Nonetheless, staff recommends revising the plat to accommodate either of the conditions provided by ITD as noted above. This recommendation is repeated again at the conclusion of this report. 5. Street Buffer Landscaoing: The proposed 3 0 feet oflandscaping adjacent to Chinden Blvd does not meet the minimum 35 foot buffer width required for landscape buffers adjacent to entryway corridors (per MCC 12-13-10-4). Please refer to site specific condition of approval number 8 below. 6. Storm Water Integration: The City has had problems recently with DEQ requiring bentonite or other impermeable treatments to the surface of stormwater detention swales, in areas that were originally required as useable open space, due to shallow groundwater issues. Such treatments have rendered the open spaces unusable as a wetlboggy area with a semi-permanent water level. If depth to groundwater becomes an issue in this subdivision in the future and D EQ requires such surfacing, such areas shall not be counted toward the required open space calculation. The proposed landscape plan shows all common areas fully landscaped. The applicant should be able to testify at the hearing whether it is still anticipated that the common areas can be fully landscaped as usable open space, as currently shown, based on existing groundwater information. 7. Sanitary Sewer Lift Station: The proposed sanitary lift station is currently located on a single family building lot (Lot 18, Block 4). The lift station will need to be located on its own lot and will require a note on the plat indicating ownership and maintenance. Please see site specific condition of approval number 8 below. 8. Tot Lot: The applicant has indicated a "tot lot" on Lot 29, Block 3 of the proposed preliIDinary plat, but has not provided any information regarding any equipment or design feature that would separate this lot from any of the other open space lots within the subdivision. The applicant should be prepared to address the design and construction of the tot lot. If play equipment is included within the lot it should be bonded for prior to signature on the final plat and installed prior to the issuance of occupancy permits. AZ-02-030, PP-02,.031 Silverlcaf.AZ.PP Planning & Zoning Commission/Mayor & City Council January 27,2003 Page 9 9 Phasing: Phase lines have not been indicated on the preliminary plat, and if it is the applicant's desire to phase the project phase lines will need to be added to the plat. Please see site specific condition of approval number 9 below. 10. School Site: The proposed elementary school site is not a part of the recently approved school construction bond and is not scheduled for construction at this time. The use of the school site to meet open space requirements should be weighed in regards to the fact that the school may not be built for several years. SITE SPECIFIC COMMENTS I PRELIMINARY PLAT I. Permanent Sanitary Sewer service to this site shall be via main I ine extensions to the future Black Cat sewer. 2. Domestic water service to this site shall be via main line extensions from future mains to be installed adjacent to the property. 3. Applicant will be responsible to construct the sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 4. The applicant has not indicated who will own and maintain the pressurized irrigation system within this development.. Please revise the plat to show how the system is going to be served (ie connection to an existing system, or independent pumping facilities) Underground vear-round pressurized irrigation must be provided to alII ots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 5. A detailed fencing plan shall be submitted upon application of the fmal plat. Permanent perimeter shall be required around the subdivision unless the City agrees in writing that such a fence is not required. 6. In accordance with MCC 12-13-10-8, Applicant shall provide a detached sidewalk adjacent to Chinden Blvd. 7. 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. 8. Add or revise the preliminary plat as follows: AZ-02-030, PP-02..o31 SilverlC11(AZ.PP Planning & Zoning CommissionlMayor & City Council January 27,2003 Page 10 . Add a note to face of the plat regarding the "Right to Farm Act". . Place the new sanitary sewer lift station on its own lot. . Add a note to the plat regarding the ownership and maintenance of the new Lift station lot. . Revise the Block numbering of the "revised plat" (showing the new stub-street to the west) so that there is only one Block 4. . Revise Lot 31, Block 3 (Chinden Blvd. landscape buffer lot) to be at least 35 feet wide (measured north/south). The landscape buffer lot should continue to the east across the entire Chinden frontage (in front of the school lot). . Graphically depict all easements for any irrigation ditches, drainage ditches or laterals that cross through the subdivision. . Add a note to the plat indicating the ownership and maintenance of the irrigation system within the subdivision. 9. Phase Lines: No Phase lines are shown on the proposed Preliminary Plat. Please revise the preliminary plat map to reflect the proposed phase lines. 10. The applicant shall apply for a variance to exceed the 1,000 foot maximum block length allowed by City Code (MCC 12-4-5). If the variance is denied by the City Council, the preliminary plat shall be revised and brought back as a public hearing in front of the Planning and Zoning Commission prior to Council approval. 11. The applicant shall apply for variance from the 5% open space requirement of the City Code (MCC 12-13-16-2). If the variance is denied by the City Council, the preliminary plat shall be revised and brought back as a public hearing in front of the Planning and Zoning Commission prior to Council approval. 12. Ten (10) copies ofa 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 I. 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". AZ.o2-030, PP..(J2..o31 Silverleaf.AZ.PP Planning & Zoning CommissionlMayor & City Council January 27,2003 Page 11 5. A revised landscape plan, in compliance with the Landscape Ordinance, shall be submitted for the subdivision with the final plat application. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-I3- 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- I3. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature. 9. Please submit all updated groundwater/soils reports to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3: 1. 10. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number 0 f caliper inches 0 f trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 13. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 14. Applicant's engineer will be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. AZ.02-030. PP-02-03! SilvcrlcaCAZ.PP Planning & Zoning CommissionlMayor & City Council January 27,2003 Page 12 RECOMMENDATION Staff supports the proposed lower density single-family dwelling and public school uses at this location; however staff has concerns with the current lack of public facilities and improvements (i.e. water/sewer/public road access) adjacent to the proposed subdivision, in addition to concerns for the preservation of the Highway 20/26 traffic corridor. Based on the lack of public roads or utilities to serve the subject land, staff recommends denial of the requested annexation. If the Commission does recommend approval of the requested annexation, staff recommends adopting the recommended conditions of the rrD regarding the preservation of the Highway 20/26 corridor. Adoption of this recommendation will require substantial redesign of the proposed project. Therefore, staff would recommend continuing the public hearings to allow the applicant to re-design the preliminary plat to accommodate the requests of lTD. AZ-01.030, PP-02-031 Silverleaf.AZ.PP Ml@.R ROBERT D. CORRIE COUNCIL MEMBERS WILLIAM L.M. NARY KEITH BIRD TAMMY DE WEERD CHERIE McCANDLESS RURAL FIRE COMMISSIONERS RICHARD GREENE TERRY LEIGHTON STEVE ELLIOTT ~;;dla-n -'",,'<. . ~ ,j' CHIEF KEN W. BOWERS DEpUTY CIllE. - FIRE PREVENTION JOSEPH SILVA DEPUTY CIllEF - TRAINING BILL JOHNSON "~,"*"""""",,,,,,,,,,,,,,,,,,,--~,, ^,~-"",,,,,,,,,,,,,,,,,,.,,,,,,,,,,,~,,~ .M MERIDIAN CITY/RURAL FIRE DEPARTMENT ~"'RE'CE'FVED JAN 2 7 2003 qty Of Meridian CIty Clerk Office Mayor, City Council & Meridian Planning & Zoning Commission '" IDAHO .>. ""-. It~.:rl:'~'VN,~~>( 540 East Franklin Rnad Meridian, lD 83642 (208) 888-1234 Fax (208) 895-0390 .~~--- .'''-.-....----,-..... January 27,2003 TO: FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Crestline Development- Silverleaf Subdivision PP 02-031 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. That a fue-flow consistent with the Uniform Fire Code be provided to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 3. Acceptance of the water supply for fue protection will be by the Meridian Water Department. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 5. All internal roads shall have a minimum radius of28' inside and 48' outside radius. 6. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 7. An approved turn-around is required for any dead-ends over 150'. 8. On street parking shall be restricted to one side on all streets to provide a minimum of a 20' clear driving surface available at all times. 9. A minimum of two points of access will be required for any portion of the project, which serves more than 30 homes. UFC 902.2.1 10. The proposed 72-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 208 residents at build out. The school site will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for service in 200 I. 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. II. The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. Joint School District No.2 911 Meridian Street. Meridian, Idaho 83642 . (208) 888-6701 . Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell RECEIVED DEe 1 9 2002 December 16, 2002 City ofMel"id!~n CityCle'" , ,-~ City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval ofSilverleafSubdivision 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 twenty-two (22) elementary aged children, twenty (20) middle school aged children, and fifteen (15) 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, ~~ Supervisor of Facilities and Construction ~ I~ , CITy 0 _U PL4IV1V~di_ TRANSPORTATION DEPARTMENT DISTRfC?T j . P.O. !=!6x 80~8_, . "aOISE,!.'? --;--83707~2_028 . (?~!Jf334-8~,qQ December 30, 2002 City of Meridian Planning and Zoning 33 East Idaho Meridian, Idaho 83642 RECEIVED JAN - 7 2003 City Of Meridian City Clerk Office Re: Highway 20/26 Corridor - Silverleaf Subdivision US 20-26 has been designated a Principle Arterial. The Idaho Transportation Department would like the City of Meridian to help us preserve this corridor by recognizing the following conditions. Future right of way widths will be as follows: A) 120 feet each side of centerline (240 feet total) to provide width for a future frontage road, or B) 70 feet each side of centerline (140 feet total) if the developer provides an internal frontage road type system to feeder roads. Access to a Principle Arterial Type IV will be public road intersections only, and spaced at one mile intervals in rural areas and one-half mile intervals in urban areas. Approaches (other than public road intersections) may be permitted in special cases and on a temporary basis as follows: (1) Allowed until state highway system is improved by a construction project at which time an access will be provided to the property, which does not access the state highway system. (2) Shall be recorded at the County Recorders Office. _ ___(3) Temporary aCcess restrictions will be noted on the permit _ Building setbacks from the proposed right of way widths will allow for expansion of the highway system. Noise abatement (berms, fences, etc.) will be the responsibility of the developer and will be constructed off of the state right of way. If you have any questions please call me at 334-8340. tltktl DAN COONCE, P.E. District Traffic Engineer - An Equal Opportunity Employer - f , ..#':~~'" ~ Ada County Highway District Sherry R. Huber, President Susan S. Eastlake, 1st Vice President Dave Bivens. 2nd Vice President David E. Wynkoop. Commissioner John S. Franden, Commissioner 318 Easl37lh Street Garden City 1083714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us January 16, 2003 To: Crestline Development 416 East 1 st Street Meridian, 10 83642 RECEIVED JAN 2 1 2003 City of Meridian City Clerk Office Subject: Silverleaf Subdivision 72-lot residential subdivision 2683 West Chinden Boulevard On January 15, 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. Sinc?!21 t?11t ( Andrea N. Tuning Principal Developmen nalyst Right-of-way & Development Services Planning Division CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities Land Consultants Shawn Nickel 52 North 2nd Street Eagle, Idaho 83616 Donald E. Hobbs and Jean S. Hobbs 2683 West Chinden Boulevard Meridian, ID 83642 ..IfI.;<... it.",- ~ Ada County Highway District Right-of-Way & Development Department Planning Review Division This application requires Commission action due to its location within the North Meridian Planning area. This item is scheduled to be on the consent agenda on January 15, 2003 at 12:00 noon. Tech Review for this item was held with the applicant on Friday January 3, 2003. 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: Silverleaf Subdivision/MAZ02-030/MPP02-031 Site address: 2683 West Chin den Boulevard Owner: Donald E. Hobbs and Jean S. Hobbs 2683 West Chinden Boulevard Meridian, Idaho 83642 Applicant: Crestline Development Kevin Amar 416 East 1 st Street Meridian, Idaho 83642 Representative: Land Consultants Shawn Nickel 52 North 2nd Street Eagle, Idaho 83616 Application Information The applicant is requesting annexation, rezone and preliminary plat approval for a 73-lot mixed use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1-elementary school lots. The zoning is currently RUT and the proposed zoning is R-4. The 38.65-acre site is located on the south side of Chinden Boulevard between Linder Road and Ten Mile Road. Acreage: 38.65-acres Current Zoning: RUT Proposed Zoning: R-4 Proposed buildable lots: 73-lots total 72-single family residential 1-elementary school Proposed common lots: 7 Vicinity Map ~ ",\,\t.~ Ii..."............. '. .,'n...'Jti' ,;~{,'~:; ..:' f:'{.~1 . , "-:.l.___n 1l11'E.____________"..__ :," 1 ,,",." :.~ ' .--.--,-".....-......": j~, :-:}~":--"Tj-! 1 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 710 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that will be assessed based on the impact fee ordinance in effect at that time. The impact fee will be due prior to the issuance of a building permit. 3. Traffic Impact Study: A traffic impact study was not required with this application. The following is a summary of the North Meridian Traffic Impael Study: The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1W and seelions 29-32 of T4N R1E), is selected Ada County Highway Distriel (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 seelions indicate that approximately 30% traffic directed towards south, 27% of the traffic direeled 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 seelion 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 seelion 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 seelion 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 tums lanes may be necessary. . Under Road forecasted with a 5-lane seelion in the study area. At arterial intersections and at access intersections right tums ianes may be required. . McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. 2 ~ . 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 currently has one existing single-family residential home. 5. Description of Adjacent Surrounding Area: a. North: Single-family residential subdivisions (Spurwing Subdvision and Brandt Subdivision) b. South: Single-family residential subdivisions (Proposed Lochsa Falls Subdivision) c. East: Single-family residential subdivisions (Proposed Lochsa Falls Subdivision) d. West: Two undeveloped parcels (B. 16-acres and 37.620-acres) 6. Impacted Roadways Chinden Boulevard Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Linder Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: McMillan Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Ten Mile Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: l,315-feet Principal arterial East of Ten Mile Road was 10,527 on 10-11-00 liD" 55 None Minor arterial South of Chinden Boulevard was 6,182 on 6-6-00. Better than "C" 50 None Minor arterial west of Linder Road 1,133 on 9-13-00 Better than "C" 50 None Minor arterial South of Chinden Boulevard was 505 on 10-11-00 Better than "C" 50 7. Roadway Improvements Adjacent To and Near the Site Chinden Boulevard, Linder Road, McMillan Road and Ten Mile Road are rural street sections. Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or sidewalk. 3 Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. 8. Existing Right-of-Way Chinden Boulevard has 67-feet of existing right-of-way (25-feet from centerline). Linder Road has 50-feet of right-of-way (25-feet from centerline). McMillan Road has 50-feet of right-of-way (25-feet from centerline). Ten Mile Road has 50-feet of right-of-way (25-feet from centerline). 9. Existing Access to the Site The existing single-family residence currently takes access from a driveway that intersects Chinden Boulevard at the west property line. 10. Site History The District has not previously reviewed an application for this site. 11. Five Year Work Program There are currently no programs that are scheduled within 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/commerciallots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. . On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant 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 (LochsaFalls Subdivision). 4 . 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). . 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). . On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single- family residential subdivision located on 39.92. . Staff is currently reviewing an application for a 334-lot mixed-use subdivision located on the north side of Usick Road just east of Locust Grove Road. This application is expected to be acted upon in January 2003. 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 threshoids. 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. Silverleaf Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration 1. Right-of-Way Chinden Boulevard (State Highway 20/26) is under the jurisdiction of the Idaho Transportation Department (ITO). The applicant should contact ITD's District III office for any right-of-way requirements. 5 2. 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). The remaining internal roadways meet District policy in regard to roadway offsets and should be approved with this application 3. Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant is proposing to construct the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. 4. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend Kingwood Drive from the east property line approximately 650- feet north of the south properly line. This stub street was approved with Lochsa Falls Subdivision's preliminary plat that was approved by the District on May 22, 2002. Staff is supportive of the extension of this roadway. The applicant is proposing to extend a stub street from the south properly line approximately 500-feet west of the east property line. This stub street was approved with Lochsa Falls Subdivision's preliminary plat that was approved by the District on May 22, 2002. Staff is supportive of the extension of this roadway. The applicant is proposing to construct a stub street that extends to the west property line approximately 620-feet south of Chinden Boulevard. Staff is supportive of the location of this stub street. Due to the fact that the stub street is greater than one-lot in depth, the applicant should construct a temporary turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Due to the fact that access to Chinden Boulevard is being restricted by ITD and to provide intra- neighborhood connectivity, staff believes that the applicant should provide a stub street to the west to serve the large 40-acre parcel that is currently undeveloped. The applicant should extend Satinwood Court to the west property line between lot 8 and lot 9 of Block 4. Due to the fact that the stub street is greater than one-lot in depth and greater than 150-feet in depth, the applicant should construct a temporary turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 6 5. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 OO-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median. . The applicant is proposing to construct five turnarounds (without center islands) in the subdivision. The applicant should provide a minimum turning radius of 45-feet. 6. Surrounding Roadways Silverleaf Subdivision is proposing to access the public roadway system through Lochsa Falls Subdivision. Lochsa Falls Subdivision has not completed the final platting process, therefore Silverleaf Subdivision does not have access to the public roadway system at this time. Due to the fact that Lochsa Falls Subdivision has not dedicated right-of-way through the recordation of a final plat, SlIverleaf Subdivision's preliminary plat should be approved contingent upon the right-of-way within Lochsa Falls being dedicated to the public and the roadways being constructed or a financial surety in place for the construction of the roadways prior to the signature of the final plat for Silverleaf Subdivision. C. Site Specific Conditions of Approval 1. Comply with requirements of ITD for State Highway 20/26 ( Chinden Boulevard) frontage. Submit to the District a letter from ITD regarding said reqUirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact Dan Coonse or Larry Strough with ITD"s District III office at 208-334-8300. 2. Construct the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 3. Extend Kingwood Drive from the east property line approximately 650-feet north of the south property line, as proposed. 4. Extend a stub street from the south property line approximately 50D-feet west of the east property line, as proposed. 5. Construct a stub street that extends to the west property line approximately 620-leet south of Chinden Boulevard, as proposed. Construct a temporary turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating that, ''THIS ROAD WILL BE EXTENDED IN THE FUTURE". 6. Extend Satinwood Court to the west property line between lot 8 and lot 9 of Block 4. Construct a temporary turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 7. Construct five turnarounds (without center islands) in the subdivision, as proposed. Provide a minimum turning radius of 45-feet. 7 8. 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. 9. 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 properly development shall be in conformance with all applicable requirements ofthe Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other 8 regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 9 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be retumed 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. 10 ~. 11 . . I h ~ ~J ~ ~ ~- \Y -;:::::::: ), ru ,I m'J\_~ \ \~ '~lll ~ ~ ~ '--- ..J...::.::. >- J - r, .~-:~C' -..' .=: !"" I. ("'\r.I=ISA..FALLS SU 3DIVISION - -'~ r ~ "J J ! r f' ~ MCl\ ALLAN ~ 1'1,,---- - .---:r-- u i .. '--...-:: ~ -.- L -..-----" .......( ! . _L...--.. -_." lr=r'- - . 'i!!' ~'" it,,,,,- - AC~ Ada County Highway District , Right-of Way & Development Department Planning Review Division This application requires Commission action due to its location within the North Meridian Planning area. This item is scheduled to be on the consent agenda on January 15, 2003 at 12:00 noon. Tech Review for this item was held with the applicant on Friday January 3, 2003, 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: Silverleaf Subdivision/MAZ02-030/MPP02-031 Owner: Donald E. Hobbs and Jean S. Hobbs 2683 West Chinden Boulevard Meridian, Idaho 83642 RECEIVED JAN 1 J 2003 lli W ~ [J5 II Site address: 2683 West Chinden Boulevard , City of Meridian City Clerk Office Applicant: Crestline Development Kevin Amar 416 East 1 s\ Street Meridian. Idaho 83642 Representative: Land Consultants Shawn Nickel 52 North 2nd Street Eagle. Idaho 83616 Application Information The applicant is requesting annexation, rezone and preliminary plat approval for a 73-lot mixed use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1-elementary school lots. The zoning is currently RUT and the proposed zoning is R-4. The 38.65-acre site is located on the south side of Chinden Boulevard between Linder Road and Ten Mile Road. Acreage: 38.65-acres Current Zoning: RUT Proposed Zoning: R-4 Proposed buildable lots: 73-lots total 72-single family residential 1-elementary school Proposed common lots: 7 ""--r ..----. ..,.,--~ .._r;"{n , j'}.,1 :" 1 A. Findings of Fact 1. Trip Generation: This development is estimated to generate 710 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that will be assessed .based on the impact fee ordinance in effect at that time. The impact fee will be due prior to the issuance of a building permit. 3. Traffic Impact Study: A traffic impact study was not required with this application. The following is a summary of the North Meridian Traffic Impact Study: The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: . By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. . The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arterials is expected to significantly increase (see Table 4). . All of the arterial intersections in the study area are currently operating at acceptable level of service of "C. or better. . By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. . A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left tum 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 tums lanes may be necessary. . Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. .. McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. 2 , . 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 currently has one existing single-family residential home. 5. Description of Adjacent Surrounding Area: a. North: Single-family residential subdivisions (Spurwing Subdvision and Brandt Subdivision) b. South: Single-family residential subdivisions (Proposed Lochsa Falls SUbdivision) c. East: Single-family residential subdivisions (Proposed Lochsa Falls Subdivision) d. West: Two undeveloped parcels (8.16-acres and 37.620-acres) 6. Impacted Roadways Chinden Boulevard Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Linder Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: McMillan Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Ten Mile Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 1,315-feet Principal arterial East of Ten Mile Road was 10.527 on 10-11-00 110" 55 None Minor arterial South of Chinden Boulevard was 6.182 on 6-6-00. Better than "C" 50 None Minor arterial west 01 Linder Road 1,133 on 9-13-00 Better than "C' 50 None Minor arterial South of Chinden Boulevard was 505 on 10-11-00 Better than 'C" 50 7. Roadway Improvements Adjacent To and Near the Site Chinden Boulevard, Linder Road. McMillan Road and Ten Mile Road are rural street sections. Chinden Boulevard is improved with 2-traffic lanes with no curb, gutter or sidewalk. 3 Linder Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, guller or sidewalk abutting the site. McMillan Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, guller or sidewalk abulling the site. Ten Mile Road is improved with 2-traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk abutting the site. 8. Existing Right-ot-Way Chinden Boulevard has 67-feet of existing right-of-way (25-feet from centerline). Linder Road has 50-feet ot right-of-way (25-feet from centerline). McMillan Road has 50-feet of right-of-way (25-feet from centerline). Ten Mile Road has 50-feet of right-of-way (25-feet from centerline). 9. Existing Access to the Site The existing single-family residence currently takes access from a driveway that intersects Chinden Boulevard at the west property line. 10. Site History The District has not previously reviewed an application for this site. 11. Five Year Work Program There are currently no programs that are scheduled within 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/commerciallots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. . On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant 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). 4 . 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). . 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). . On January 8,2003, the Commission approved Watersong Estates Subdivision, a 125-lot single- lamily residential subdivision located on 39.92. . Staff is currently reviewing an application for a 334-lot mixed-use subdivision located on the north side of Usick Road just east of Locust Grove Road. This application is expected to be acted upon in January 2003. 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. Silverleaf Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration 1. Right-of-Way Chinden Boulevard (State Highway 20/26) is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant should contact ITD's District III office for any right-of-way requirements. 5 2. 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). The remaining internal roadways meet District policy in regard to roadway offsets and should be approved with this application 3. Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gulter and sidewalks. The tolal 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 the internal roadways as 36-foot street sections with rolled curb, gulter and 5-foot concrete sidewalk within 50-feet of right-of-way. 4. Stub Streets District polley 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the. end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend Kingwood Drive from the east property line approximately 650- feet north of the south property line. This stub street was approved with Lochsa Falls Subdivision's preliminary plat that was approved by the District on May 22, 2002. Staff is supportive of the extension of this roadway. The applicant is proposing to extend a stub street from the south property line approximately 500-feet west of the east property line. This stub street was approved with Lochsa Falls Subdivision's preliminary plat that was approved by the District on May 22, 2002. Staff is supportive of the extension of this roadway. The applicant is proposing to construct a stub street that extends to the west property line approximately 620-feet south of Chinden Boulevard. Slaff is supportive of the location of this stub street. Due to the fact that the stub street is greater than one-lot in depth, the applicant should construct a temporary turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Due to the fact that access to Chinden Boulevard is being restricted by ITD and to provide intra- neighborhood connectivity, staff believes that the applicant should provide a stub street to the west to serve the large 40-acre parcel that is currently undeveloped. The applicant should extend Satinwood Court to the west property line between lot 8 and lot 9 of Block 4. Due to the fact that the stub street is greater than one-lot in depth and greater than 150-feet in depth, the applicant should construct a temporary turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating that, ''THIS ROAD WILL BE EXTENDED IN THE FUTURE". 6 5. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 OO-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median. The applicant is proposing to construct five turnarounds (without center islands) in the subdivision. The applicant should provide a minimum turning radius of 45-feet. 6. Surrounding Roadways Silverleaf Subdivision is proposing to access the public roadway system through LOchsa Falls Subdivision. Lochsa Falls Subdivision has not completed the final platting process, therefore Silverleaf Subdivision does not have access to the public roadway system at this time. Due to the fact that Lochsa Falls Subdivision has not dedicated right-of-way through the recordation of a final plat, Silverleaf Subdivision's preliminary plat should be approved contingent upon the right-ol-way within Lochsa Falls being dedicated to the public and the roadways being constructed or a financial surety in place for the construction of the roadways prior to the signature of the final plat for Silverleaf Subdivision. C. Site Specific Conditions of Approval 1. Comply with reqUirements of ITD for State Highway 20/26 ( Chinden Boulevard) frontage. Submit to the District a letter from (TD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact Dan Coonse or Larry Strough with ITD"s District III office at 208-334-8300. 2. Construct the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 3. Extend Kingwood Drive from the east property line approximately 650-feet north of the south property line, as proposed. 4. Extend a stub street from the south property line approximately 500-feet west of the east property line, as proposed. 5. Construct a stub street that extends to the west property line approximately 620-feet south of Chinden Boulevard, as proposed. Construct a temporary turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 6. Extend Satinwood Court to the west property line between lot 8 and lot 9 of Block 4. Construct a temporary turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 7. Construct five turnarounds (without center islands) in the subdivision, as proposed. Provide a minimum turning radius of 45-feet. 7 8. Enter into a development agreement with ACHD that oull/nes 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. 9. 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 DIG LINE (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 8 regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 9 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 10 1 -" ~ V -\Y ~ ~ :;;;- 'l~ ~er\ ~ ~ \\ \( J.- I- r=- <<tfiT~ \\ -~ - T T7i'~~v '~ ,v ~ -'--- ~ t: .. S ) ~~,JO '\, I 1'>-- -- I C ,-~ ::::: ~ LI t -~ 1 - __O/?li _~r= ~ .. \ . ~ ~ ~ ... . r"\r HS.1\ F .A.U.. c:. su aO\VIS1ON ... .~ I- ...;l ~ ""'I r- -\ J Il \ .~ MeN. IILLANRl I I-;~ U':'-- T I ~- \, u T i\ '-ir=1- ~ \ c--J 11 alMW_ . Chinden Boulevard ~ . -- ,~. - '. ...... i ; I@ @ , " : ....., @ . ,m ~ SC-'l.[: t" . n . . . . g ',,-- . . . I . : Q..IY)f'fMTKHCICLSTC @ ..__ J In,_ '" 'Ga_ o ; UN "L AT TlO ~ , '\ =~ i1 ) I ------- -- -_...~ -~-, == :==.~ UlI""A'fCIl ~ LOCHSA :lJ'IOMlIION ~ "'. ""ttco ~. r--> . ~. . --------~..~~,- ~. '-.........-----""'" r .... N I -. / ,.--- ." / &'1..".......1916 1I"...t..a1....t r r ~ 423 N. ",uXSl1:lfil PI.. !Ii!!! ,_~__ ____ ~OCATED IN THE E 1/2 OF TH SETTLERS' IRRIGATION DISTRICT P.O. sox 7571 . SoISE, IDAHO S3707 PHONE 344-2471 ((Q)rPY January 7,2003 RECEIVED JAN - B 2003 Gene Smith Engineering Northwest LLC 423 N. Ancestor Place, Suite 180 Boise, ID 83704 Oity of Meridian City Clerk Offie... Re: PP 02-031 Preliminary Plat for Silver/eaf Subdivision --~-----'-~'"-,,~----=- -------~---'- - - - Dear Gene: After review of the preliminary plat of the above-mentioned application Settlers 1rrigation District requests the following: 1. All irrigation and drainage facilities/easements will need to be protected. 2. Storm Drainage is not accepted in any of SID facilities. 3. The developer has the option to enter into an agreement with SID for the operation and maintenance of the pressure irrigation system. If you have any questions please call 343-5271 , ~~ Nathan Draper, Manager Settlers Irrigation District Cc: Will Berg, City of Meridian ~ CENTRAL {it8~llI~ CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to: o Boise DEagle QJarden City ~Mendian o Kuna OACZ o Star Rezone # Conditional Use # Preliminary I Final/Short Plat J'/L tl1IZ- L'i~ 01. 02. 03. 04. o 5. ill o;l- 03/ : rUA 0/ t/I f/d'-'/ We have No Objections to this Proposal. DEe 3 1 2002 We recommend Denial of this Proposal. City Of Meridian Specific knowledge as to the exact type of use must be provided before we can commenrJ/iYti\YJljJ~pgK!ii~ We will require more data concerning soil conditions on this Proposal before we can comment. Before we can comment concerning individual sewage disposal, we will require more data conceming the depth of: o high seasonal ground JNater 0 waste flow characteristics o or bedrock from onginal grade 0 other o 6. This office will require a study to assess the impact of nubients and pathogens to receiving ground waters and/or surface waters. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After wrar approval from appropriate entities are submitted, we can approve this proposal for: entral sewage ~O community sewage system 0 community water well interim sewage entral water o individual sewage individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division ~nvironmental Quality: ~central sewage g.J;ommunity sewage system 0 community water o sewage dry lines ~entral water Run-off is not to create a mosquito breeding problem. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 07. ~8. ~9. J4-10. 011. o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store o child care center )(14 ft::~~I;~~:;;Jtt:; ,moV;td01{ Reviewed By: tv! t? (lie- CDHD9JOOlkc Review Sheet PUBLIC HEARING SIGN-UP SHEET RECEIVED FEB - 6 2003 CITY OF MERiDIAN PROJECT NUMBER February 6, 2003 PP 02-031 DATE PROJECT NAME Silverleaf Subdivision NAME FOR AGAINST Ik\.J.,J ~.'V h*, 1"::. I t>l\ \\0 s~ ~ 1;) fVIC1Z-,o'l!U-l ~ Sc.lQ.....,A.! A.}.c.,.J ,C S;). JI . "J",J 51 .-e-/h I... '><- SvSLW vJ)' 1\.. ....... J k , .