Revised Plat 3/28/03
RECEIVED
MAR 2 8 .2003
TRANSMITTAL SHEET
City Of Meridian
.qt.yGl~!~ Office
Bowcutt Planning Services
J 100 E. Valli Hi-Lane
Eagk ID 83616
Phone: (208) 484-3904
Fax: (208) 938-6210
E-Mail: bbowcuWiinnsn.com
Send to:
City of Meridian
Attention:
Will Berg
Office Location:
660 E. Watertower, Suite 202
Meridian, ID 86342
RE: Parkstone Subdivision
CJ Urgent
CJ Reply ASAP
CJ Please comment
I Please review
CJ For your information
Comments:
Will,
Attached is the revised preliminary plat for Parkstone Subdivision. Staff requested note additions,
a correction of the proposed zoning designation and an extension of sewer shown in Ustick Road.
(Site Specific CommentlPreliminary Plat- Item 8, 11-12).
The Council requested additional information on the following issues:
1. The accumulative effect of traffic in the North Meridian Area.
a. See attached ACHD inter-office memo concerning the traffic impact and growth
projections in the area.
b. ACHD will have a representative at the hearing to answer questions.
2. The issue of a center turn lane in Ustick Road.
a. ACHD will have a representative at the hearing to answer questions.
3. The ditch along the north boundary. Is the ditch a Settlers or users facility? What if any
easements of record apply to the ditch?
a. The ditch is a user's facility. There are no easements of record for the ditch. The
applicant will provide a 10 foot easement on his side of the property. The applicant will
pipe the facility and coordinate with the owner. The applicant's engineer has staked the
north property boundary and the applicant have met with the adjoining neighbor. We
believe this issue is resolved.
4. The issue of parking in the City Neighborhood Park.
a. The applicant's representative has met with the Park's Director and (6) additiona,l
standard spaces and (2) handi-cap spaces will be added. The parking lot along the
west boundary of the park will have a total of (12) standard spaces and (2) handi-cap
spaces.
b. The applicant will install signs along the east side of the easterly street adjacent to the
park which state "Resident Parking Only". Along the west side of the easterly street and
adjacent to the park the applicant will stripe (14) twenty-five foot parallel spaces. With
parking restricted to the park side only, children would not be crossing the roadway in a
drop-off situation. We believe this issue is resolved.
c. We are attaching the financial analysis we estimated for the City Neighborhood Park.
d. The Park's Department should be sending a written statement concerning the park.
5. The question of density.
a. The proposed project has a residential density of 3.58 dwelling units per acre. The
Comprehensive Plan designates this area as Medium Density Residential. with a density
range of 3-8 dwellings per acre. The proposed project falls within the lowest density
range for its designation.
6. The capacity of existing and proposed schools in this area.
a. I have left a message for Wendell Bigham at the Meridian School District. However,
due to spring break, the District offices are closed. I will contact him prior to the meeting to
obtain additional information.
Thanks,
Becky McKay
03/19/2003 13:29
208-387-6393
ACHD PLANNING
PAGE 02
A>
..~.
..~
,
.....~~...
~..--.~~~.~
J\9D2 Ada County Highway District.
INTER-OFFICE MEMO Right-ol-Way & Deve/opment Services Departmelll
March 17, 2003
To: ACHD Commissioners
J. Schweitzer, Director
From: Bruce Mills, Right-of-Way & Development Services Maneger ~
Subject:
North Meridian Area Plan - Staff Direction
In light of recent discussions regarding development applications in or adjacent to the North Meridian Area
Plan (NMAP), staff has prepared the fol/owing.
I. General Information
Plan Area
. North/South boundaries for al/3 areas: Chinden/Ustick
o Original 7 SQuare mile area: 0.5 mi east of McDermotlto Meridian
o Revised 12 square mile area: McDermollto Eagle
o Wardle & Associates NMAP 10 square mile area: McDermotlto Locust Grove
Currenl Traffic Levels
. AU roads presently beller than LOS C, except Chinden and Eagle. See attached Table 1.
NMAP Traffic Forecasts
. Washington Group International (WGI) was directed to run model for ultimate build-out of study area,
for planning rlw acquisition for ultimate needed road sections.
. WGI was not a 20-year forecast, and shouldn't be compared with COMPASS projections.
Currenl Growth Trends
See attached Tables 2 and 3.
II. Recommendations
While slaff is seeing a significant number of building permits in the NortH Meridian Area in the firsl few
months of 2003, it is too early to conClude that the area will grab the lion's share of the county's residential
development over a sustained 20-year planning period. Under propoeed revisions to the CIP process,
ACHD will be revisiting, analyzing and updating growth projections and needed projects in the CIP every
three years, which should be responsive to shifts in growth in the county.
Given the informetlon contained herein, staff recommends to:
1. Continue to monitor platted Jots and building permits in the North Meridian area.
2. Review and revise the CIP every three years, giving special attention to intersections in areas of
significant growth. ,
3. Revise the language we are currently putting into our staff reports in the North Meridian Area, and
eliminating reference to extraordinary impact fees, LIDs, etc. (See attached).
,,~
03/19/2003 13:29
2138-387-&393
ACHD PLANNING
~
:>
~
>-
i
..- llJ
a:
W i
-I
~ -
:>
c.>
'"
~
Ol
c:
c:
c:
.!l!
D-
c:
.Il!
.".
'C:
IIJ
::!i
.r::.
..,
0
Z
c.>c.>c.>c.>uuuuuuc.>u Uc.>UUc.>c.>Uc.>UUc.>c.>
lIJ0U)U)U)U)~U)U)wU)U) wWU)U)U)WlIJlIJwU)wW
000000000000 000000000000
~~~~~~~~~~~~w~WOOO~~~~~~~~~~~~~~
U)C:C:C:C:C:C:~C:C:C:C:C:roU).ftllJw'ftwwC:~C:c:c:c:C:C:C:C:C:c
g"''''''''''mmmmm''''''mOOO-OOO-OO",,,,~''''''m'''''''''''''''m
~.r::..r::..r::..r::.~.r::..r::..r::..r::.~~ .r::..r::..r::.~~~.r::..r::.~~~~
rr~~~r~~~~~~~~~~~~~~r~~~~~r~~~~~
000il~00W~mwW ~~ilmWw~~ilmmm
w m 0 ~ m 0 w ~ ~ W 0 m ~ w 0 ~ m W 0 0
lUlIJlIJ "'lUlIJIIJIIJIIJIIJIIJ ",IIJ "'lUlIJIIJ ",,,,IIJ
~~~~~~~~~~~~ ~~~~~~~~~~~~
=i8ooooo800~ooooooooooooooooogooooo
fi~~~&qq~~~ag~~~~~~~~~~~~&&~~&g~~&
.E.~~...~~.~mm~~~~~~~~~~~~~VV~.~~.
O~~~~---~~r~ ~~~--~~~~~-~~~~-~_~~
0'"
~ mmmmmmmmm~ ~~~~~~~~~mmmmmmmmm~~
I!$~~~~jj~~~~~~~~~t~~~~~~i~~~~j~~~
1"'<<~~~<<~~~IIJlIJ--I~~---m~~~<~~<<<~c:c:
~~~~~~~~~ ~==~_~I~ ~m~I~~~~~~~~~_~OO
00000000 0 UOUO.- ._._. 'U'~'-'- 0 goo 0 0 0 0 0 O~~
Uj.~.5~'5~~~~~5 ggg~cggg~._.es~.Es.~.e~~m
6 ~~::!i::!i~~::!i::!i5::!i"''''~~~~~~~-::!i~~::!i::!i::!i~~::!i~wU)
IIJIIJ"''''''''''l!J''''''IU~5~D-D-~~~~~'''l!Jl!J'''''''''l!Jl!JWIIJl!JIU
~Hceec~cc~~~~~~wwww~~m~i~~5~c~c~e~.
.wjj~~~~j~~~NNffiffimiffimffim3~~~~j3jjj~j
"till I I -. I I I , I f I -.I....J....J .:l' ...I -l ...J....J I I I I 1 I , I I I I I
. NN~N~NN~NN I', I Il_~t~NN~N~~~NNNN
o c')NNC'\4NNl.Ol()
II:
.
1..~S~~~o~~~m~~m~~~re~~~~~8~~~~~*~~~m~
::II"--'If'-C")N "'-10.....11).....1"'0. ~ . - . .. .., .. ..J"--fDCDl"o-oll>t\!U)O(QIOV)....
~~~~~~riN~~ri~_ ~~~~~~~~~M~N~~NN~~ N
>
c: >:l c: c: 'ti 'ri 'ti '0 -ri ,,; -0
~.m ~o ~.~ m~ ~.! . E ~ 2 2 ~ ~ ~ ~
Oi~l!JUE~~m~UEe~~Wc.>~~mc:mc:U1c:m~mCUlc:m
~ ~~~~ m~.- ~ ~~=~~~c~~~c~~~~mc~~
e~ c:~OC~::i~~~C~~~::io~-~U_IIJ_~_W_U~l!J=U
ew ~~RoU ~~Mu~_~~~uS ~~S~~~~~~~~~
:>ll~U1-:>J)U~-~U l!J~_U..cU_U_~_O-~_U_
~o I::: ~u ~ ~U>~~-~~ ~.c~.c~.r::.::!i.c .r::.~~
~~ _w~~O _~l~O~~~~b U~c.>~U~U~U c.>~U
~m._ ~ ~~--m~ ~ . ~ ~n~TI ~-u-u-u-
~~~~~2 ~~~'02U-O~~~c.>~~~~=~=c:~c:_c:~~
-~.~ ~~U~~ ~I~~m~ ~ w~wS~~w~U~w~
:l::!i-' Iii 0" :>~::i Ii 012 ,,~:::; C:-6~' ::J=::;)=~=;;)==>=;;)=
g ~.!l!~g ~.!l!~g ~~ ~ ~ ~ ~ ~ ~ ~
~ UI ~ UI ~ UI ~ ~ ::!i ~ ::i ~ ~
(D (0 CD <DIm CD
f:! ~ ~ r:! 21 f:! '- 1G; '0 ~
~~~~'O'O~~~~N~~~~~~~ ~'O'O~i~
~'O~~~'O~c3~883wllJWwU)w~~a:a:m~~,omm~~00
~llJ~o~3oa:a:a:a:a:a:~::J::;)::;)~~~~IIJ~&~~3&&a:a:a:a:
Ba:~~~a:~c:~cc:cc: ' . . . .~~~~2c:c:~~~W--~=
~~~~;g~xmmm~mm~~~u~~mm~ ~~~~=~U~Um oE
uuu u ~==-~=2~22> 0 .-.-w~
8--~. -~------_~ m~~_9~O'O~~,o::!i:i _~~
~~~w~~~i::!i~5~::i-_m --_a:~-~~c:c: -"-~l!J
~~~~~~ ~ouuu~cccc~~~~~~m~~~~~g~c
~~~~::!i~~~~~~~~8g~~ ~rmm~~
.E .~ .~ .~ .= .~ ~ ~ -I -:J
r:.~.J;;.s::.~s::.
UUUc.>I.lU
PAGE 03
<'2,
S
...
...
JD
..
:>
o
U
u
!
~
..
..
fl
d!.
1
2
,
.
83/19/2883 13:29
28B-3B7-6393
';. ~ /".
,
."
GO,
,,",
'- :& '.. ...
~ci- ~.... ... .., 0 0 co:: A'" co:&i ... ...
.t-U) ~~'"'" N 'P' . .:!!
...'
...
.!
- :&,.. , N -
':lgI!O~'PCllClOOOM""'QII:II op ....
~ C _ao "&\I ... on
...
..
-
....,-
'1 g: to"'"" CIO N 0 0 0 .. . ~ Q CD op 0:.
co ~
>N~~"'" N ~ - ..
J::.
'~OOOOQOOOOQOQ 1ft
co ..
:& ..
IS ..
..,
...
..
.:a 010 0 Q 0 0 0 m _ 0 0 ~
c;. . - ,... .....
~
.....
l~
'4"'"Or;;'-ooo~~oo~
N
.. "
- ..-
.D"o:.
.~~~
J'
.qoU)~ooa~NCO~
.5:
i....
.!l! tt ,~ '"
~.. 0 5
. ~~ . ~~ E '"
.- - .><...... fl.!,) J! E ...
~-lII"""1li"-g.c:" a.. 0 0
.. ! J!l ! l!! II. ~iii .l!! '[ ~ """ !,) fl ~
:&j~~U~O~~~~~~&"..
~1J!~1l~~!>f;j f~:g~~.~~ ~
CI .. ::I1i'~'l::::]m :-Q",lI,I::t.~
Z U <l;alalmalU W:I::I:UJ>
,
i
-
t:l
..
J
ACHD PLANNING
...
:;
-
..
on
...
a
...
a-
"
::J
o
U
..
'tl
<
PAGE 04
:is- o_~ 8
" '"
::JIll "'... 0
o :l= ~~" .n-
o <D
-
C
- <=-j! a'la'Ilfl a'I
" <:
~ ;;l 0 G)(')'q '"
01- . 'CO) ,..;
",U "''''....
Il.
.,
<=
~~ [:;joop 0
<1>0 0
llz .... ....... ...
....
'"
..-
-
2 Z:- 'if.:t<a'I 'if.a'I
"3~
~Ol- ~~ct! ...'"
.,0 0"'''' '"
Q.
... J!
.. .. 'E <( 00
~I .:t ....., ",'"
li'z <0........ ..,...-
i~ 0 ..-~
....
<~ ..
c:
.- Z .2
"u; 11
c~ ~ f~
lJ u.
c .. -"'2 a..-'
~=~ gg~ ...'"
NN", cS
.- .. ;:'N
:D'i! 0
0 Cll"'
III N .Ellla.. ;
~lll l~~
z<< UZ
83/19/2003 13:29
208-387-5393
ACHD PLANNING
PA(j~ ~"
/......:;:c ',~,.
~' )<: ~
~,~,.
Proposed Languaae Revisions to Staff Reports reGardina North Meridian Area
In addition 10 the submitted traffic impact study, staff has Included portions of the executive
summary of the North Meridian Traffic Plan.
Executive Summary of tbe North Meridian Traffic Plan
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott 'Road and Eagle Road has been examined by the.Ada County Highway District (ACHD)
for anticipated development build out. The following are the prinCipal findings and recommendations
of the study:
. 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 elemental'Y schools, 2
senior high schools, 2 junior high schools, 38.260 sq. ft of church buildings, and
approximately 60 acres of park. at full build out.
. 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.
. All of the arterial intersections in the study area are currently operating at acceptable
level of service of "C" or better.
. The majority of study intersections are projected to meet the peak hour traffic signal
warrants at full build out of the area.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic
volume.
. At full build out, the following improvements may be anticipated within the study area:
5-lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of BlaCk Cat,
Under, Ten Mile. Meridian south of McMillan, and Locust Grove at Ustick.
3-lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat. McDermott, Black Cat,
Meridian north of McMillan,and Locust Grove.
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 significant and the traffic impact studies that each individual developer was
submitting did not include the major surrounding developments that are "in the works".
Page 1 of 2
208-387-6393
ACHD PLANNING
PAblo ~b
03/19/2003 13:29
,
'/
~, (.
~." ~
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 McDennott
Road to Eagle Road. The study was necessary to determine what types of roadway
improvements, especially at intersections, would be needed to accommodate the traffic in
this area at full build out
One option for funding improving these roadways is the implementation of an extra.:ordinary
impact fee overlay district. This applicant will be subject to extraordinary fees, should an
overlay district be implemented in this area.
Site Specific Requirement to be eliminated from any prior or future reqLiirements:
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.
Page 2 of 2
PARKSTONE SLBOIVrSION
:'vIERJDIAN CITY NEI(,HBORHOOD PARK
A. Developer Contribution:
I. The developer will donat<: three (3) 'lues of the park site.
2. The developer will pay lor tilty percent (50%) of the park improvements
(hydro-seeding. irrigation. trees and parking lot).
3. The developer will constmct the ten (10) toot multi-use pathway through
the site. including the portion along the park.
4. The developer will constmct the micro-paths which enter into the park.
S. The developer will install fencing along the north and south ,ides of' the
park.
h, The develuper will construct the pressure irrigution pond udjoining the
purk.
7. The developer will provide sewer und water service to the park.
8. (he developer will coordinate with the utility compunies Il,r future service
of'the park.
9. The developer will provide a pressure irrigation pump station.
10. The developer will coordinate with the Parks Department on tb:
improvements tor shelter. restroom. and playground equipment.
B. Developer Costs:
~
-
~.
4.
5.
6.-8.
I.
Six (6) Acres @ $46.000.00/acre (actual
pre-development cost)
Park Improvements - 261.360 s.t: (6 acres)
10, SO.75/s.f = $196.020.00
Multiple Use Pathway - 2.165 L.F
@$15.00/L.F.
Pedestrian Pathways at Purk - 200 L.F.
itj):57.00/L.F.
Fencing - 1. 782 L.F. ',i; $] O.OO/L.F,
Pressure Irrigation Pond. Water. Sewer
and Ltilities
TOTAL COST
C. Developer Contribution
D. Requested Impact Fee Credit (50% of
Items 1 + 2 Above = $236,0 10.00)
E. Future Park Impact Fees Collected from Project-
327 d.u. @ $650.00/d.u. (proposed new impact fee)
C:\2003\30 11 \parkstonepark.doc
=
$276.000.00
=
196.020.00
32.4 75.00
1.400.00
= ] 7.820.00
= Unknown
= $523.715.00
= $287,705.00
=
$212.550.00
=
$212,550.00
PARKSTONE SLBDIVIS/ON
OPEN SPACE CALCULATIONS
Total Project Acreage
5 'V.
=
104.77 Acres
5.24 Acres
=
Total Project Open Space = 11. 79 Acres
Required Arterial/Collector Buft~rs - 2.52 Acres
Eligihle Open Space = 9.27 Acres
5% Required Open Space = - 5.24 Acres
Excess Open Space = 4.03 Acres
C:12003130 11 Iparkstonepark.doc
8
1.
'Ii'
l'
,
II I
II I
'1:11 I I I" I
'II " I II I'
""Ii' ",' 111111,11
i l!r 'l: l:! lll: 1I1II ! II",~"
""iilll i"HIIII' Il"~'
.....,.~
z
o
lii
5~
i5 5~
"'~
Ol ~I
<
'"z
z~
~ O::J
L . I- ~
1'1: (f.IQ.
" "
_!!~tw 0:::
, . <
0.
nm~Mn
I I;,'
,Sire!
~Ii
,I
,.. ~~
"i II
H ~ f
I i ~
.. 'lit
lil III1
I I !ii
! ~ !
"
n
z~
s~
"0
~"
~~
N<
-;::':;i
-.
w .
j!:-~
3!;~
~i
<~
"
9
"
, \,
,'II
L "
.. \
//1\\\
1/ \\\
)\,\
'~
,t.1
II.
'I: I:~
tll'~ !!~
! I
I ·
'!
!.It
ilL
::l
I
!
I
. !
, II'
'11111i
'bfii
I
I'
.. 1 r
ld! .1
r 'I
I !.
I ,
. !
~'
"
,I
j!
)
I
l,,,,,,,, ..--- . (-- ~,~ll'" '''II'' !'llilli I'
j, I' II dIll 1111 !! ,I
1lIlIIIIHi II ~ ~J Mil ~1,1 1IIIIl"II!I:1
III .-
-=---. :l~
~~_.~
);(IIf i
','I i' Inlll'l., ';1 (I'
~ ill I II 11I!lli"I" , i
i !llliillllll il'i!ill, ~l ill!
I Iii !IWlllnl III !I'II,II!II 1~1 il ~l
i. III ml illil !llljl,IlI,'lIi'llI
I~~i [iiil Ili!1 !1!lli!!I~illll !'III
,
,
: