Loading...
HomeMy WebLinkAboutSetter Cove Sub PP 03-001March 3, 2003 PP 03-001 MERIDIAN PLANNING S. ZONING MEETING MdrCh 6, 2003 APPLICANT MKH Development, InC. ITEM NO. 8 REQUEST Public Hearing -Request for Preliminary Plat approval of 15 building lots, 1 existing house bt and 2 other lots on 9.996 acres in an R-4 zone for Setter Cove Subdivision -east of North Locust Grove Road and north of East Ustick Road 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 DEFT: 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: Contacted: ~ \fM1n,~II1. 1 f1, See aHached Comments ~1 Q,CA MNI.~~ d`~ A-~(J~a rl~ Ci~~ "Okwith Meridian Water Department "No Comment' See attached Comments "No Comments at this lime" See attached Comments See attached Comments No Comment See attached Comments Date: ~ Phone: s" V ~J~ ~~ Materials preseirted at public meetings shall become properly of the City of Meddian. MAYOR Robert D. Come CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary MEMORANDUM: HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 885-4433 • FAX (208) 887-4813 City Cleric Office Fax (208) 888-0218 LEGAL DEPARTMENT (208) 466-9272 • Fax 466.4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 ~ Fax 887-1297 PLANNING AND ZONING llEPARTMENT (208) 8845533 • FAX 888-6854 March 6, 2003 To: Mayor, City Council and Planning & Zoning Commission From: David McKinnon, Planner II Bruce Freckleton, Senior En Bering Tech Re: SETTER COVE SUBDIVISION RECEIVEI} MAR 0 3 2003 City Of Meridian City Clerk Office Preliminary Plat Approval of Setter Cove Subdivision, Consisting of Fifteen (15) Building Lots, One Existing Building Lot and Two (2) "Other" Lots on 9.996 Acres in an R-4 Zone, by MKH Development, Inc. (File No. PP-03- 001). We have reviewed the above referenced submittaLc 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: APPLICATION SUMMARY The Applicant, MISH Inc, has applied for Preliminary Plat approval of a eighteen (18) lot subdivision consisting of fifteen (15) single family building lots, an existing lot and two (2) "other" (landscape buffer) lots on a 9.996 acres of land located approximately '/4 of a mile east of Locust Grove Road and'/4 of a mile north of Ustick Road. The proposed subdivision is located just to the south of a recently approved elementary school, and just east of the existing charter high school. The proposed subdivision contains large and very large residential lots, with the smallest lot being 15,692 square feet and the largest lot being 73,224 square feet. There is only one block within the proposed subdivision and it exceeds the 1,000 foot maximum block length and will therefore require a variance from the MCC. Water and sewer service are available to the subject property. LOCATION The property is located'/4 of a mile east of Locust Grove, '/4 mile north of Ustick Road, just west of the proposed Parkstone Subdivision. Planning & Zoning CommissionlMayor & City Council March 6, 2003 Page 2 SURROUNDING PROPERTIES North: Education Campus Subdivision, zoned R-4. South: Summerfield Subdivision, zoned R-4 East: The proposed Pazkstone Subdivision, proposed zoning of R-4 (currently RUT) West: Education Campus Subdivision, zoned R-4. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Coemcil 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 City's adopted Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that flee 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. ADDTI'IONAL CONSIDERATIONS Pedestrian Pathway: Staff recommends the inclusion of a pedestrian pathway between Lots 4 and 5 of Block 1 to connect with the pedestrian pathway, recently recommended by the Meridian Planning and Zoning Commission, located within the proposed Pazkstone Subdivision. The Planning & Zoning Commission/Mayor 8c City Council Mazch 6, 2003 Page 3 pathway will serve to break up the length of the block and to provide imerconnectivity of the two subdivisions. The pathway will provide a more pedestrian friendly pathway from Setter Cove to the proposed neighborhood park located within the Parkstone Subdivision. SITE SPECIFIC COMMENTS / PRELIlVIINARY PLAT Sanitary sewer and water service to this site shall be via main line extensions from the existing mains adjacent to the property. Applicant will be responsible to construct the sewer and water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 2. Resolve the discrepancy in the stated acreage of the developmem. The application states 9.996 acres, and the preliminary plat states 10.284 acres. The applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Settler's Irrigation District. Underground yeaz_ round pressurized irrigation must be provided to all lots within this developmem. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicam shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-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 azeas prior to signature on the final plat by the Meridian City Engineer. 4. A detailed fencing plan shall be submitted upon application of the final plat. A fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. 5. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 6. A micro-path shall be added in between Lots 4 and 5 Block 1, in alignment with the proposed micro-path within the proposed Parkstone Subdivision. 7. The applicant shall submit a variance request to the City for having a block length in excess of 1, 000 feet (MCC 12-4-5}. ff a variance is denied by the City Council 8. Add or revise the following preliminary plat notes: • Revise note number 4 to include the phrase "excluding garage area" • Add a note indicating who is responsible for the maintenance of the proposed common lots. Planning & Zoning Commission/Mayor & City Council March 6, 2003 Page 4 • Add a note to the face of the plat requiring fencing to be no more than 4' in height adjacent to the micro-path within the subdivision. (The developer shall be responsible for the consttuction of the fencing and landscaping adjacent to the pathway.) • Add a note to the face of the preliminary plat that that no direct lot access shall be allowed to E. Leigh Field Drive without the consent of the Ada County Highway District and the City of Meridian. • Note public utilities, drainage, and irrigation easements along the public right-of--ways, common lot lines, and subdivision boundary. 9. Any drainage areas (detension/retension 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. Change the date on the plat to "2003". 11. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted for the subdivision with the final plat application. 12. Explain the purpose of the existing irrigation & access easements that are shown on the subdivision's south and west boundaries. Are these easements encroachable? These may have to be excluded from being within the lots. GENERAL COMMENTS 1. Please submit a copy of the Ada County Stree[ 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, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigationldrainage district, or lateral users association (ditch owner's), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature 5. Developer shall coordinate mailbox locations with the Meridian Post Office. Planning & Zoning Commission/Mayor & City Council March 6, 2003 Page 5 6. 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. 100-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. 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. 9. 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. 10. Coordinate fire hydrant placement with the City of Meridian's Water Works Superintendent. 11. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. RECOMMENDATION Staff recommends approval of the proposed preliminary plat, with the aforementioned findings and conditions. Ada County Highway District Sherrv R. Huber. President 318 East 37th Street Susan S. Eastlake, 1st Vice President Dave Bivens, 2nd Vice President David E. Wynkoop, Commissioner John S. Franden, Commissioner Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: February 19, 2003 To: Jim and Karen Hollister 113 West 43rd Street Boise, Idaho 83714 R~ICEIVEI~ Subject: Setter Cove Subdivision / MPP03-001 15-lot single-family residential subdivision MAR 0 3 [.~~"~ East of Locust Grove Road and North of Ustick Road City Of Meridian. City Clerk Office On February 19, 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 me at 208-387-6177. Sincer y~ Andrea N. Tuning Principal Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development Chron/project file Construction Services Drainage Utilities David Marks 2501 Bogus Basin Road Boise, Idaho 83702 Ada County Highway District Way & Development Planning Review Division This application requires Commission action due to the fact that it is located near the North Meridian Planning Area and within the area considered in the North Meridian Traffic Study. This item is scheduled to be on the consent agenda on February t 9, 2003 at t 2:00 noon. Tech Review for this item was held with the applicant on Friday February 7, 2003e. 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: Setter Cove Subdivision / MPP-03-001 Site address: East of Locust Grove North of Ustick Road Owner/Applicant: MKH Development, Inc. Jim and Karen Hollister 113 West 43"' Street Boise, Idaho 83714 Representative: David Marks 2501 Bogus Basin Road Boise, Idaho 83702 Application Information The applicant is requesting preliminary plat approval to construct a 16-lot single-family residential subdivision located on 9.996-acres. The site is located on the east side of Locust Grove north of Ustick Road. The site is proposed to be located between the recently approved Education Campus Subdivision and Parkstone Subdivision in Meridian, Idaho. Acreage: 9.996-acres Current Zoning: R-4 Proposed Zoning: R-4 Proposed buildable lots: 16-lots Proposed common lots: 2-lots Vicinity Map ' -~ ~~ ! i ~-, 1 i ~, -. T,;; ..~ ::. Y fin: r' ~:~^~~: ~:Sla. r..). R:~i):.. ~~ a: ~ C g mnn~F9EM_ ~ J rri7 A. Findings of Fact Trip Generation: This development is estimated to generate 140 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 is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application: A traffic impact study for the north Meridian was completed by the District. This summary is as follows: EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20126 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right 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 tum lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. 4. Site Information: The site currently has one existing single-family residence located on it. 5. Description of Adjacent Surrounding Area: a. North: Education Campus Subdivision (meridian School District Elementary School) b. South: Summenteld Subdivision (single-family residential subdivision) c. East: Parkstone Subdivision (single-family residential subdivision) d. West: Education Campus Subdivision and Summerfield Subdivision 6. Impacted Roadways Locust Grove Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Mc Millan Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Ustick Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 0-feet Minor arterial South of McMillan Road was 4,719 on 6/28/01 North of Ustick Road was 5,709 on 6/20/01 Currently better than "C" 35 MPH 0-feet Minor arterial West of Locust Grove Road was 3,598 on 6-20-01. East of Locust Grove Road was 5,135 on 6-20-01. Currently better than "C" 35 MPH 0-feet Minor arterial West of Locust Grove was 6,510 on 6-20-01. East of Locust Grove was 7,640 on 6-20-01. Currently better than "C" 35 MPH Roadway Improvements Adjacent To and Near the Site Locust Grove Road is improved with 24-feet of pavement with no curb or gutter. Sidewalk is constructed abutting Summerfield Subdivision and sidewalk will be constructed on Locust Grove Road with the Education Campus Subdivision and Heritage Commons Subdivision. McMillan Road is improved with 2-traffic lanes with no curb, gutter or sidewalk. Ustick Road is improved with 2-traffic lanes with no curb or gutter. Sidewalk is constructed abutting Summerfield Subdivision and sidewalk will be constructed on Ustick Road with Parkstone Subdivision. 8. Existing Right-of-Way Locust Grove Road currently has 50-feet of right-of--way (25-feet from centerline). The Education Campus will construct a center turn lane on Locust Grove Road. 9. Existing Access to the Site The site currently takes access from a driveway that is located on the properly to the north. 10. Site History The District has not previously reviewed this site. 11. Five Year Work Program/Capital Improvement Program The District does not have any projects in this area that are scheduled in the Districts Five Year Work Program. Locust Grove Road is not in the District's CIP. Ustick Road is in the District's CIP (#84 and 85) for 2011-2015. 12. Other Development in Area Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. • On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision}. • On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). 4 • 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 Educa#ional 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- familyresidential 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. • On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1- elementaryschool lots located on 38.65-acres. • On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots, 2-commercial lots and 1-mini storage lot. 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 sewnd 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. Setter Cove Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a collector roadway (measured centerline to centerline). The applicant is proposing to construct North Neith Avenue to intersect with East Herons Crossing Drive approximately 315-feet west of the east property line. This roadway location meets District policy and should be approved with this application. 2. 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. District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicles per day. District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy restricts parking on reduced street sections. The applicant is proposing to construct North Neith Avenue as a 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. The applicant is proposing to construct North Summerpark Place, North Summercrest Place and East lobelia Street as 29-foot street sections with curb, gutter and 5-foot sidewalk within 42-feet of right-of- way. This street section meets District policy and should be approved with this application. Parking is prohibited on one side of the roadway. 3. 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 tumarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct two cul-de-sac turnarounds without islands within the subdivision. The applicant should provide a minimum turning radius of 45-feet. 4. Surrounding Roadways Setter Cove Subdivision is proposing to access the public roadway system through Education Campus Subdivision. Education Campus Subdivision has not completed the final platting process therefore Setter Cove Subdivision does not have access to the public roadway system at this time. Due to the fact that Education Campus Subdivision has not dedicated right-of-way through the recordation of a final plat, Setter Cove Subdivision should be approved contingent upon the right-of- waywithin Education Campus Subdivision 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 Setter Cove Subdivision. 6 5• Other Access East Herons Crossing Drive is classified as a collector roadway. Other than the access points that have been approved with this application, direct lot access to East Herons Crossing Drive is prohibited. C. Site Specific Conditions of Approval 1. Construct North Neith Avenue to intersect with East Herons Crossing Drive approximately 315-feet west of the east property line, as proposed. 2. Construct North Neith Avenue as a 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 3. Construct North Summerpark Place, North Summercrest Place, East Lobelia Street as 29-foot street sections with curb, gutter and 5-foot sidewalk within 42-feet of right-of--way, as proposed. Parking is prohibited on one side of the roadway. 4. Construct two cul-de-sac turnarounds without islands within the subdivision, as proposed. Provide a minimum turning radius of 45-feet. 5. The applicant shall enter into a development agreement with ACHD that outlines right-of-way acquisition, costs, timing and payment; and shall also include an agreement that this development shall be subject to any extraordinary impact fee, LID or other funding source established by the District to improve the surrounding roadways; or shall be subject to the development's proportionate share of surrounding roadway improvements as established by the applicant's traffic impact study. 6. Setter Cove Subdivision shall be approved contingent upon the right-of-way within Education Campus Subdivision 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 Setter Cove Subdivision. 7. 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 #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACRD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACRD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. 'Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACRD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 8 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is-the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 10 MAYOR RGEHRr n. CDRRtE clr~F KEN W. BOWERS COUNCIL MRMRF.RS.' ~ WE.LL4M L.M. NARY DEPUTY CHIEF - FIRE PRE VENTION KEITH BIRD IGSEPH SILVA TAbIlvIY DE wEF.RD T...~~..,..' CITY UP ucr~i I CFIIEF- TRAINIy~IG CHERIE MCCANDLES3 ~Oy ~-~y-'J ~. "LI~ RURAL FIRE COI.~•mccrO~g Vl X~I(~i /L '- BILL JOHNSON RICHARD GREENE I~ntto ~ 540 East Franklin Road TERRY LEIGHTON ''~~ ~~ Meridian, ID 83642 SrEVEEatorr `^'~ ,~,.r.~,~uv (208)888-1234 __ ~ ~_ MERIDIAN CITY/RURAL FIREYDEPARTMENT Fax (208)895-0390 February 20, 2003 ~"~ s ~ -~ ~ ~-1__;; FEB 18 zoo3 City Of Meridian TO: Mayor, City Council and the Meridian Planning & Zoning C~ommissron~ce FROM: Joseph Silva, Deputy Chiel; Fire Prevention SUBJECT: Setter Cove Subdivision PP 03-001 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1 • The project which comprised of single family dwellings will require afire-flow of 1,000 gallons per minute available for dwation of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III-A 2. Acceptance of the water supply for fire protection will be by the Meridian Water Departmem. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. The proposed fire hydrant locations will be submitted to the Public Works for plan review, 4. All roads and fire lanes shall have a turning radius of 28' inside and 48' outside. 5. Insure that all yet undeveloped parcels are maintained free of combustible vegetation per section 1103.2.4 of the Uniform Fire Code. 6. Operational fire hydrants and temporary or permanent street signs are required before combustible construcppn begins. UF[< ~Q 1.4.2 & 901.3 7. Streets which are greater than 15Q' in length and are not provided with an outlet are required to be provided with a turnaround. 8. 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 typiodlly defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staffthe facilities. SETTLERS' IRRIGATION DISTRICT P,O. BOX 7571 • BOISE. IDAHO 83707 PHONE 344247'1 February 25, 2003 David Marks Tealy's Land Surveying 2501 Bogus Basin Road Boise, ID 83702 ~~Ci~ Y RECEIVED FEB 2 7 2003 City of Meridian City Clerk Offioe Re: PP 03-001 Preliminary Plat approval for Setter Cove Subdivision -- -~- - _ _ Dear Mr. Marks: After review of the preliminary plat of the above-mentioned application Settlers Irrigation District requests the following: 1. That all irrigation drainage facilities along with their easements be protected and continue to function as such. 2. All Storm drainage must be retained on-site. 3. Any changes to the existing irrigation system must be approved by Settlers Irrigation District. 4. The development must supply irrigation access to all lots within Setter Cove Subdivision. If you have any questions please call 343-5271. Sincerely, - ,.~~f~~~'~i~-./phi--- _. Nathan Draper, Manager Settlers Irrigation District Cc: Will Berg, City of Meridian 02/25/2009 09:48 FA% 2088888854 MERIDIAN P&Z DEPT. + City Clerk Feb 25 03 10:44a City ofMeridian fax-SSH-6854 3-25-03 Flease accept this letter as my assurance that the signs regazding the hearing on Softer Cove Subdivision have been posted as duetted in the locations that were desired By you. There were three (3) signs and they were put up this monling at approximately 8 am. Thank you for your help and if you need us to do anything else just let us know. (~vel me ~o.n.°~ rr; o~ C~ p;..,r ~ S~~ IoS FEB 25 ' 03 09 53 .~ es R Hollislcr 376-2332 ¢j 001 p-1 FEB 2 5 2003 City Of Meridian City Clerk Oilice awe ~4L18 S. p~+~ssA~ D~p J~ee°°°o°o ~lC' f- o ~ ~ ~7' f NO?~~ ~ = m°. ~ 7~ N'L AVB L\G 1T e °°°o 9~oOO°°oo°°O° Oevu °eo~1? OF L'D~~~a 2088886854 PRGE.01 CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT •• DISTRICT C HEALTH Environmental Health Division DEPARTMENT Rezone # Conditional Use # Preliminary /Final /Short Plat P/U ©,3 ^ Return to: ^ Boise ^ Eagle ^ Garden City Meridian ^ Kuna ^ ACZ ^ Star ^ 1. We have No Objections to this Proposal. ^ 2. We recommend Denial of #his Proposal. City of Meridian City Clerk Office ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concem~g individual sewage disposal, we will require more data conceming the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and ~~t wateravailability. 1~. After writt approval from appropriate entfties are submitted, we can approve this proposal for: r/ central sewage ~ommunity sewage system ^ communiy waterwell ^ interim sewage entral water ^ individual sewage ^ individualwater per. The following plan(s) must be submitted tc and approved by the Idaho Department of Health & Welfare, Division of nvironmental Quality: entral sewage community sewage system ^ community water sewage dry lines ntral water ~1.0. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools orspas ^ child care center ^ beverage establishment ^ grocerystore ~,14. Date: / ~ Reviewed By: conosiooi~c Review Sheet CENTRAL i• DISTRICT ~'1'HEALTH DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL • BOISE, ID 83704-0825 • (208) 375-5211 • FAk 327-8500 To prevent and treat decease and disability; !o prwnote Itea!!dy lifestyles; and (o profec! and promote tl~e Irea6lf and quality of mar envirm+naenf. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated through a grassy swale prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of S'tormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Valley, ELnare, Boise, and Ada Cowflies Ada /Boise County Office 707 N. Armsrong PI. Bcise, ID 83704 Enviro. Health, 327-7499 Famlty Planning'. 327-7400 I m m un Izatlons: 327-7450 Senior Nutrition: 327-7460 WIC'. 327-7488 FAX, 327-0500 Ada-WIC Satellite Office 1606 Robert St. Boise. ID 83705 Ph. 334-3355 FAX. 334-3355 Elmore County Office 520 E. Bih Street N. Mountain Home, ID 83647 Enviro. Heolth: 587-9225 Fomily Hecl}h: 587-4407 WIC 587-4409 FAX: 587-3521 Valley County Office 703 N. lst Street P.O. Box 1448 McCall. ID. 83638 Ph. 634-7194 FAX: fi34-2774 Proporlrg ToOOy's Scudenrs For Tomorrow's SUPERINTENDENT Christine H. Donnell January 27, 2003 Joint School District No. 2 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: RECEIVED JAN 2 8 R`J03 Ci~ Of Meridian Y Clerk Office The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Setter Cove Subdivision will have a significant impact on school enrollments at River Vallev Elementary, Lowell Scott Middle and Eaale Hi School We can predict that these homes, when completed, will house six (6) elementary aged children, five (5) middle school aged children, and three (3) 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 Schriol District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, ~~~~~ Wendel Bigham Supervisor of Facilities and Construction PUBLIC HEARING SIGN-UP SHEET RE~E~D BAR - 6 2003 CITY OF :ViFRliilAiv DATE March 6, 2003 PROJECT NUMBER PP 03-001 PROJECT NAME Setter Cove Subdivision NAME FOR AGAINST