HomeMy WebLinkAboutCastlebrook Sub No 2 PP 02-032
February 3. 2003
PP 02-032
MERIDIAN PLANNING & ZONING MEETING
February 6. 2003
APPLICANT Crestline Development. LLC ITEM NO. 12
REQUEST Public Hearing - Request for Preliminary Plat approval of 148 building lots and 9 other
lots on 39.05 acres in a proposed R-8 zone for proposed Castlebrook Subdivision No.2 -- 4000 West
Pine Avenue, east of North Black Cat Road and south of West Cherry Lane
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:
contacte<Shawlj ~J\clw. /
See Attached Comments
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See Attached Comments
See Attached Comments
See Attached Comments
Date:(;(\'){)3 Phone: ~t1r;;/;J- ~.
Materials presented at public meeffngs shall become properly olll1e cify 01 Meridian.
MAYOR
Roih.'rt D. Corrie
HUB OF TREASURE VALLEY
A Good Place to Live
CITY COUNCIL MEMBERS
Tammy do:Weerd
Keith Bird
Ch~e Mi:C.andless
William L.M. Nary
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433' FA.' (208) 887-4813
City Clerk Office Fax (208) 8884218
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
Wendy Kirkpatrick, Planner II ~J ~l ~
Bruce Freckleton, Senior Engineering Tech ~
CastIebrook Subdivision
From:
LEGAL DEPARTMENT
(208) 288-2499 . Fax 288-2501
PUBLIC WORKS
BlijLDlNG DEPARTMENT
(208) 898-5500' Fax 887-1297
PLA. ~'N\NG AND ZONING
DEPARTMENT
(208) 884-5533, FA.'888-6854
February 6, 2003
RECEIVED
FEB - 3 2003
City Of Meridian
City Clerk Office
. Annexation and Zoning of 39.05 Acres from RUT (Ada County) to R-8
(Medium Density Residential District), by Crestline Development, LLC (File
No. AZ-02-031).
Re:
. Preliminary Plat Approval of One-Hundred and Forty-Eight (148) Building
Lots and Nine (9) Other Lots on 39.05 Acres in a Proposed R-8 Zone, by
Crestline Development LLC (File No. PP-02-032).
Staff respectfully requests tbat tbe above applications be tabled to afford staff and
tbe applicant more time to work out very significant issues regarding sanitary sewer
and water service. Staff is not prepared at tbis time to make a recommendation for
approval or denial.
AZ..CI2..(l3/PP.02-032
Castlabrool: SUb trl. AZ.PP
~
ROBERT D. CORRIE
COUNCIL MEMBERS
W1LLlAM L.M. NARY
KEITIl BIRD
TAMMY DE WEERD
CHERIE MCCANDLESS
RURAL FIRE COMMISSIONERS
RiCHARD GREENE
TERRY LEIGHTON
STEVE ELLIOTT
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KENW. BOW"ERS
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~ IDAHO
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1903
DEPUTY CHIEF - FIRE PREVENTION
JOSEPH SILVA
DEPUTY CHIEF - TRAfNlNG
BILL JOHNSON
540 East Franklin Road
Meridian, ID 83642
(208) 888-1234
Fax (208) 895-0390
MERIDIAN CITY/RURAL FIRE DEPARTMENT
TO:
RECEIVED
JAN 2 7 2003
~jt7 Of Meridian
M C' C 'I d M 'd' PI ' & Z . C .. City Clerk Office
ayor, 1ty OunC1 an en Ian anmng onmg omnuSS1on
January 27, 2003
FROM: Joseph Silva, Deputy Chief; Fire Prevention
SUBJECT: Castlebrook Subdivision No.2 File- AZ 02-031, PP 02-032
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. That a fire-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 ill-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 fire 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. A minimum of two points of access will be required for any portion of the project,
which serves more than 50 homes. UFC 902.2,1
8. The proposed 148-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 429 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 2001.
According to a report completed by Fire & Emergency Services Consulting Group
in February of2000 our requests for service are projected to reach 2800 in the year
2005 and 3800 by the year 2010.
9. A temporary second point of access may be required as a result of the phasing of the
project.
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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 East 37th Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: telius@ACHD.ada.id.us
January 16, 2003
To:
Creslline Development
416 East 1 st Street
Meridian, ID 83642
RECEIVED
JAN 2 1 2003
Subject:
Casllebrook Subdivision #2
148-lot residential subdivision
4000 West Pine Avenue
City of Meridian
City Clerk Office
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.
Andrea N. Tuning
Principal Development alyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development Chron/project file
Construction Services
Drainage
Utilities
Land Consultants
Shawn Nickel
52 North 2nd Street
Eagle, Idaho 83616
Great Oaks Water Company, Inc
6854 West Wright Street
Boise, Idaho 83709
~.. ..
<JIff'< 7".",-
, AC~ Ada County Highway District
Right-of Way & Development Department
Planning Review Division
This application requires Commission action due to the size of the development. 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.adaJd.us
File Numbers:
Castlebrook #2 Subdivision! MPP02-0321Sub #1507
Site address:
4000 West Pine Avenue
Owner:
Great Oaks Water Company, Inc,
6854 West Wright Street
Boise, Idaho 83709
Applicant:
Crestline Development
Kevin Amar
416 East 1" Street
Meridian, Idaho 83642
Representative:
land Consultants
Shawn Nickel
52 North 2nd Street
Eagle, Idaho 83616
Application Information
The applicant is requesting rezone, annexation, and preliminary plat approval for a 148-lot residential
subdivision located on 39.05-acres. The parcel is currently zoned RUT and is proposed to be zoned R-B.
The site is located on the north side of Pine Avenue between Ten Mile Road and Black Cat Road.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Proposed common lots:
Vicinity Map
39.05-acres
RUT
R-B
148-lots
9-lots
1
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 1,480 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee rate that will be assessed based on the impact fee
ordinance in effect at the time that a building permit is issued.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site is currently used for agricultural purposes.
5. Description of Adjacent Surrounding Area:
a. North: Fuller Park and Rod's Parkside'Creek Subdivision
b. South: Single Family residential home on 45,820-acres
c. East: Single Family residential home on 8.042-acres
d. West: Single-family residential subdivision (Castlebrook Subdivision)
6.
Impacted Roadways
Black Cat Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Cherry Lane
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Franklin Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
None
Minor arterial
North of Franklin Road was 2,686 on 4-24-02.
Better than "C'
35 MPH
None
Principal arterial
East of Black Cat Road was 6,634 on 7-31-01,
West of Black Cat Road was 4,823 on 7-6-00,
Better than "C'
35 MPH
None
Minor arterial
East of Black Cat Road was 7,097 on 4-24-02
West of Black Cat Road was 5,934 on 4-24-02.
Better than "C'
45 MPH
7. Roadway Improvements Adjacent To and Near the Site
Black Cat Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk.
Cherry Lane is improved with 5-traffic lanes with curb, gutter and sidewalk,
Franklin Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk.
2
8, Existing Right-of-Way
Black Cat Road right-of-way varies in width. Black Cat Road varies from 50-feet of right-of-way to 55-
feet of right-of-way (25-feet from centerline).
Cherry Lane currently has 85-feet of right-of-way (40-feet from centerline),
Franklin Road currently has 55-feet of right-of-way (30-feet from centerline).
9. Site History
The District has not previously reviewed an application for this site.
10. Five Year Work Program
The District does not have any roadway improvements within this area that are scheduled within the
Five Year Work Program,
11. Other Development in Area
On September 25, 2002, the Commission approved Castlebrook Subdivision #1. Castle brook
Subdivision #1 was a proposed 120-lot residential subdivision on 39.96-acres.
B. Findings for Consideration
1, Right-of-Way
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. A right-of-way width less than 40-feet will not be
permitted.
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 applicant is proposing to construct one entrance to intersect EI Gato Street approximately 800-
feet east of the west property line, This roadway location meets District policy and should be
approved with this application,
The remaining internal roadways meet District policy in regard to roadway offsets and should be
approved with this application
3. Street Sections
District policy 72-F1A, 7202,3.2 and 7202.3,5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage plan with
District staff,
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this
3
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 7203.4.1 states that if a proposed development abuts an unpaved street or streets. the
developer shall construct one half of the streets improvements, including curb, gutter and sidewalk,
plus an additional 12-feet of paved surface beyond the centerline established for the street. The
developer shall dedicate additional right-of-way, if required. Concrete sidewalks shall be a minimum
of 5-feet in width unless they are separated from the curb by 5-feet or more in which case the
sidewalk shall be a minimum of 4-feet in width.
With Castlebrook Subdivision #1, the applicant constructed EI Gato Street (Pine Avenue) to intersect
Black Cat Road at the half-mile. EI Gato Street was not identified as a collector roadway on the 2020
Functional Street Classification System Map but was identified as a mid-mile collector within the JUB
Collector Study. The JUB collector study has not yet been finalized or adopted by the ACHD
Commission. Due to the fact that the EI Gato Street was not identified as a future collector on the
2020 Functional Street Classification System Map, the Commission had not adopted the findings of
the JUB Collector study, and the conclusions from the submitted traffic impact study for Castlebrook
Subdivision #1 indicated that the traffic volumes on EI Gato Street would be consistent with a
residential collector, the District required the applicant to construct EI Gato Street as a residential
collector with a 36-foot street section with vertical curb, gutter and 5-foot sidewalk within 50-feet of
right-of-way, Due to the fact that this roadway was classified as a residential collector, front on
housing was restricted on this roadway and access restrictions were applied.
The applicant is proposing to extend EI Gato Street at the southwest property line (at the mid mile).
Due to the fact that the applicant is proposing to construct EI Gato Street on the south property line,
the applicant should continue the street section that was previousiy approved with Castelbrook
Subdivision #1. The applicant should construct EI Gato Street as one half of a 36-foot street section
with vertical curb, gutter and 5-foot concrete sidewalk, plus 12-feet of additional pavement within 40-
feet of right-of-way. The applicant should also restrict direct access to EI Gato Street. This restriction
should be noted on the final plat.
The applicant is proposing to construct the remaining 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 Dover Street from the west property line approximately 540-feet
north of the south property line. Dover Street (the stub) was approved by the District on September
25, 2002 as a part of Castlebrook Subdivision #2. Staff is supportive of the extension of Dover
Street.
The applicant is proposing to construct a stub street (Dover Street) to the east property line
approximately 485-feet north of the south property line. This stub is anticipated to serve the 8.042-
acre site that is located directly to the east of Castle brook Subdivision #2, Staff is supportive of the
location of this stub street. Due to the fact that Dover Street is proposed to be less than 150-feet in
4
depth and one-lot in depth, the applicant is not required to construct a temporary turnaround. The
applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
5. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section, The design should be reviewed and approved
by ACHD's Planning and Development staff.
The applicant is proposing to construct five knuckles (without center islands) throughout the
subdivision. Staff is supportive of the location of the knuckles,
6. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. Dedicate 54-feet
of right-of-way plus the additional width of the median,
The applicant is proposing to construct two turnarounds (without center islands) in the subdivision.
The applicant should provide a minimum tuming radius of 45-feet.
7. Islands/Medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct two islands within the Carisbrooke Avenue right-of-way. The
applicant should provide a minimum of 21-feet from the back of the islands curb to the back of the
roadways curb. Any proposed landscape islands/medians within the public right-of-way dedicated by
this plat should be owned and maintained by a homeowners association. Notes of this should be
required on the final plat.
8. Surrounding Roadways
Castle brook Subdivision #2 is proposing to access the public roadway system through Castlebrook
Subdivision #1. Castlebrook Subdivision #1 has not completed the final platting process therefore
Castlebrook Subdivision #2 does not have access to the public roadway system at this time. Due to
the fact that Castlebrook Subdivision #1 has not dedicated right-of-way through the recordation of a
final plat, Castlebrook Subdivision #2's preliminary plat should be approved contingent upon the right-
of-way within Castlebrook Subdivision #1 being dedicated to the public and the roadways being
constructed or a financial surely in place for the construction of the roadways prior to the signature of
the final plat for Castlebrook Subdivision #2.
9. Other Access
EI Gato Street is a classified residential collector. Unless otherwise approved by the District, direct lot
access to EI Gato Street should be prohibited. This should be noted on the final plat.
5
c. Site Specific Conditions of Approval
1, Extend EI Gato Street at the southwest property line (at the mid mile), as proposed. Construct EI
Gato Street as one half of a 36-foot street section with vertical curb, gutter and 5-foot concrete
sidewalk, plus 12-feet of additional pavement within 40-feet of right-of-way. Direct access to EI Gato
Street is restricted. This restriction shall be noted on the final plat.
2. Construct the remaining roadways as 36-foot street sections with rolled curb, gutter and 5-foot
concrete sidewalk within 50-feet of right-of-way.
3, Extend Dover Street from the west property line approximately 540-feet north of the south property
line, as proposed.
4, Construct Dover Street as a stub street to the east property line approximately 485-feet north of the
south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE",
5. Construct five knuckles (without center islands) throughout the subdivision, as proposed.
6. Construct two turnarounds (without center islands) in the subdivision, as proposed. Provide a
minimum turning radius of 45-feet.
7. Construct two islands within Carisbrooke Avenue, as proposed, Provide a minimum of 21-feet from
the back of the islands curb to the back of the roadway curb, Any proposed landscape
islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained
by a homeowners association, Notes of this shall be required on the final plat.
8. Unless otherwise approved by the District, direct lot access to EI Gato Street shall be prohibited. This
shall be noted on the final plat.
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
6
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of
construction.
10, No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the 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
waiverlvariance 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. Reconsideration Guidelines
7
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 rnay 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,
8
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Castfebrook
Subdivision #1
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Highway District
Right-of Way & Development Department
Planning Review Division
This application requires Commission action due to the size of the development. 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:
Castlebrook #2 Subdivisionl MPP02-0321Sub #1507
Applicant:
Crestline Development
Kevin Amar
416 East 1 sl Street
Meridian, Idaho 83642
City of Meridian
City Clerk Office
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Site address:
4000 West Pine Avenue
RECEIVED
JAN 1 3 2003
Owner:
Great Oaks Water Company, Inc,
6854 West Wright Street
Boise, Idaho 83709
Representative:
Land Consultants
Shawn Nickel
52 North 2nd Street
Eagle, Idaho 83616
Application Information
The applicant is requesting rezone, annexation, and preliminary plat approval for a 148-lot residential
subdivision located on 39.05-acres, The parcel is currently zoned RUT and is proposed to be zoned R-8.
The site is located on the north side of Pine Avenue between Ten Mile Road and Black Cat Road.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Proposed common lots:
Vicinity Map
39.05-acres
RUT
R-8
148-1015
9-lots
1
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 1,480 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee rate that will be assessed based on the impact fee
ordinance in effect at the lime that a building permit is issued.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. . Site Information: The site is currently used for agricultural purposes,
5, Description of Adjacent Surrounding Area:
a. North: Fuller Park and Rod's Parkside Creek Subdivision
b. South: Single Family residential home on 45.820-acres
c. East: Single Family residential home on 8.042-acres
d, West: Single-family residential subdivision (Castlebrook Subdivision)
6.
Impacted Roadways
Black Cat Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Cherry Lane
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Franklin Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
None
Minor arterial
North of Franklin Road was 2.686 on 4-24-02,
Better than "C'
35 MPH
None
Principal arterial
East of Black Cat Road was 6,634 on 7-31-01.
West of Black Cat Road was 4,823 on 7-6-00.
Better than "C"
35 MPH
None
Minor arterial
East of Black Cat Road was 7,097 on 4-24-02
West of Black Cat Road was 5,934 on 4-24-02.
Better than 'C'
45 MPH
7. Roadway Improvements Adjacent To and Near the Site
Black Cat Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk.
Cherry Lane is improved with 5-traffic lanes with curb, gutter and sidewalk.
Franklin Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk.
2
8. Existing Right-af-Way
Black Cat Road right-of-way varies in width. Black Cat Road varies from 50-feet of right-of-way to 55-
feet of right-of-way (25-feet from centerline),
Cherry Lane currently has 85-feet of right-of-way (40-feet from centerline).
Franklin Road currently has 55-feet of right-of-way (30-feet from centerline).
9. Site History
The District has not previously reviewed an application for this site.
10. Five Year Work Program
The District does not have any roadway improvements within this area that are scheduled within the
Five Year Work Program.
11. Other Development in Area
On September 25, 2002, the Commission approved Castlebrook Subdivision #1. Castlebrook
Subdivision #1 was a proposed 120-lot residential subdivision on 39.96-acres.
B. Findings for Consideration
1. Right-of-Way
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. A right-of-way width less than 40-feet will not be
permitted.
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 applicant is proposing to construct one entrance to intersect EI Gato Street approximately 800-
feet east of the west property line. This roadway location meets District policy and should be
approved with this application.
The remaining intemal roadways meet District policy in regard to roadway offsets and should be
approved with this application
3. Street Sections
District policy 72-F1A, 7202,3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing,
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments, Coordinate the sign age plan with
District staff.
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1,5-acres in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks, The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this
3
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 7203.4,1 states that if a proposed development abuts an unpaved street or streets, the
developer shall construct one half of the streets improvements, including curb, gutter and sidewalk,
plus an additional 12-feet of paved surface beyond the centerline established for the street. The
developer shall dedicate additional right-of-way, If required. Concrete sidewalks shall be a minimum
of 5-feet in width unless they are separated from the curb by 5-feet or more in which case the
sidewalk shall be a minimum of 4-feet in width.
With Castle brook Subdivision #1, the applicant constructed EI Gato Street (Pine Avenue) to intersect
Slack Cat Road at the half-mile. El Gato Street was not identified as a collector roadway on the 2020
Functional Street Classification System Map but was identified as a mid-mile collector within the JUS
Collector Study. The JUS collector study has not yet been finalized or adopted by the ACHD
Commission. Due to the fact that the EI Gato Street was not identified as a future collector on the
2020 Functional Street Classification System Map, the Commission had not adopted the findings of
the JUS Collector study, and the conclusions from the submitted traffic impact study for Castle brook
Subdivision #1 indicated that the traffic volumes on EI Gato Street would be consistent with a
residential collector, the District required the applicant to construct EI Gato Street as a residential
collector with a 36-foot street section with vertical curb, gutter and 5-foot sidewalk within 50-feet of
right-of-way. Due to the fact that this roadway was classified as a residential collector, front on
housing was restricted on this roadway and access restrictions were applied.
The applicant is proposing to extend EI Gato Street at the southwest property line (at the mid mile).
Due to the fact that the applicant is proposing to construct EI Gato Street on the south property line,
the applicant should continue the street section that was previously approved with Castelbrook
Subdivision #1. The applicant should construct EI Gato Street as one half of a 36-foot street section
with vertical curb, gutter and 5-foot concrete sidewalk, plus 12-feet of additional pavement within 40-
feet of right-of-way. The applicant should also restrict direct access to EI Gato Street. This restriction
should be noted on the final plat.
The applicant is proposing to construct the remaining roadways as 36-foot street sections with roiled
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 SE EXTENDED IN THE FUTURE".
The applicant is proposing to extend Dover Street from the west property line approximately 540-feet
north of the south property line, Dover Street (the stub) was approved by the District on September
25, 2002 as a part of Castlebrook Subdivision #2. Staff is supportive of the extension of Dover
Street.
The applicant is proposing to construct a stub street (Dover Street) to the east property line
approximately 485-feet north of the south property line, This stub is anticipated to serve the 8.042-
acre site that is located directly to the east of Castle brook Subdivision #2. Staff is supportive of the
location of this stub street. Due to the fact that Dover Street is proposed to be less than 150-feet in
4
depth and one-lot in depth, the applicant is not required to construct a temporary turnaround. The
applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
5. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of tOO-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Planning and Development staff.
The applicant is proposing to construct five knuckles (without center iSlands) throughout the
subdivision. Staff is supportive of the location of the knuckles,
6. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds, The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. Dedicate 54-feet
of right-of-way plus the additional width of the median.
The applicant is proposing to construct two turnarounds (without center islands) in the subdivision.
The applicant should provide a minimum turning radius of 45-feet.
7. Islands/Medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct two islands within the Carisbrooke Avenue right-of-way. The
. applicant should provide a minimum of 21-feet from the back of the islands curb to the back of the
roadways curb. Any proposed landscape islands/medians within the public right-of-way dedicated by
this plat should be owned and maintained by a homeowners association. Notes of this should be
required on the final plat.
8. Surrounding Roadways
Castlebrook Subdivision #2 is proposing to access the public roadway system through CastJebrook
Subdivision #1. Castlebrook Subdivision #1 has not completed the final platting process therefore
Castlebrook Subdivision #2 does not have access to the public roadway system at this time. Due to
the fact that CastJebrook Subdivision #1 has not dedicated right-of-way through the recordation of a
final plat, CastJebrook Subdivision #2's preliminary plat should be approved contingent upon the right-
of-way within Castlebrook Subdivision #1 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 Castle brook Subdivision #2.
9. Other Access
EI Gato Street is a classified residential collector. Unless otherwise approved by the District, direct lot
access to EI Gato Street should be prohibited. This should be noted on the final plat.
5
C. Site Specific Conditions of Approval
1. Extend EI Gato Street at the southwest property line (at the mid mile), as proposed, Construct EI
Gato Street as one half of a 36-foot street section with vertical curb, gutter and 5-foot concrete
sidewalk, plus 12-feet of additional pavement within 40-feet of right-of-way. Direct access to EI Gato
Street is restricted. This restriction shall be noted on the final plat.
2. Construct the remaining roadways as 36-foot street sections with rolled curb, gutter and 5-foot
concrete sidewalk within 50-feet of right-of-way.
3. Extend Dover Street from the west property line approximately 540-feet north of the south property
line, as proposed.
4. Construct Dover Street as a stub street to the east property line approximately 485-feet north of the
south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
5. Construct five knuckles (without center islands) throughout the subdivision, as proposed.
6. Construct two tumarounds (without center islands) in the subdivision, as proposed. Provide a
minimum tuming radius of 45-feet.
7. Construct two islands within Carisbrooke Avenue, as proposed. Provide a minimum of 21-feet from
the back of the islands curb to the back of the roadway curb. Any proposed landscape
islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained
by a homeowners association. Notes of this shall be required on the final plat.
8. Unless otherwise approved by the District, direct lot access to EI Gato Street shall be prohibited, This
shall be noted on the final plat.
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
6
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of
construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the 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
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. Reconsideration Guidelines
7
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
preserit.
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.
8
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Gl CENTRAL
.. DISTRICT
C.~~~r~
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Rezone #
Conditional Use #
Preliminary / Final! Short Plat ~~ 0.;1. - #;;)-
e 1STLr ~t20/J,(- Scet5 ~ '/ f/pAJ
Return to:
o Boise
DEagle
o Garden City
~Melidian
o Kuna
OACZ
REeEivED o Star
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
After wr~'tte approval from appropriate entities are submitted, we can approve this proposal for:
central sewage gO community sewage system 0 community water well
interim sewage central water
o individual sewage individual water
The following pian(s) must be submitted to and approved by the Idaho Department of Heafth & Welfare,
Division gf nvironmental Quality:
central sewage 9 community sewage system 0 community water
sewage dry lines )!J. central 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
consk:lerations indicate approval.
o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
01.
o 2.
03.
04.
05.
o 6.
07.
)ta,
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011.
We have No Objections to this Proposal.
We recommend Denial of this Proposal.
JAN - 6 2003
R..1f! of Meridian
........ Clerk Office
Specific knoWledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we wUI require more data concerning the depth of:
o high seasonal ground water 0 waste fiow characteristics
o or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
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. IJ..lTlJ-O~n) S/olllVl
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tAN1-f-a4-
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Reviewed By:)'Y/ c.
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COHO 9100 Ikc
Review Sheet
RECEIVED
JAN - 6 2003
City of Meridian
City Clerk Office
~&~'7~'D~
'503 FIRST STREET SOUTH NAMPA, IDAHO 8365' -4395
FAX # 208-463-0092
phones: Area Code 208
OFFICE: Nompo 466186'
SHOP: Nompo 466-0663
December 30, 2002
Will Berg, City Clerk
~1:;iijorMendian -
33 East Idaho
Meridian, ID 83642
Re: PP 02-032 Preliminary Plat approval for proposed Castlebrook Subdivision No.2
Dear Commissioners:
The Nampa & Meridian Irrigation District requires that a Land Use Change/Site
application be filed. Please contact Ms. Donna Moore, Asst. Secretary/Treasurer at the
District's main office at 466-7861 for further information.
Sincerely,
--IJ..Jt/ d ~
Bill Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
BH/dll
Cc: File - Shop
File - Office
Water Superintendent
APPROXIMATE IRRIGABlE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
RECEIVED
JAN - 6 2003
COpy
~&~~
City of Meridian.
City Clerk Office
'i4tUct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
2 January 2003
Phones: Area Code 208
OFFICE: Nompo 466-7861
SHOP: Ncmpc 466-0663
Gene Smith
Engineering Northwest, LLC
423 N. Ancestor Place, Suite 180
Boise, TDB3f04~--~-~~~-
RE: Land Use Change Application - Castlebrook Subdivision No.2
Dear Mr. Smith:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the Installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions conceming this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop. .
Sincerely,
fJH<-u- Yt, 7f)~
Donna N. Moore, Asst. SecretarylTreasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, City of Meridian
Great Oaks Water Company, Inc., 6854 W. Wright Street, Boise, ID 83709
Crestline Development, LLC, 416 E. First Street, Meridian, ID 83642
enc.
APPROXIMATE IRRJGABlE ACRES
RIVER flOW RIGHTS - 23,000
FEE 06 2003 4:50 PM FR ST OF ID DIST 3 OFFIC34 8817 TO. 88850714
P.01/01
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TRANSPORTATION DEPARTMENT
DISTRICT 3 . P.U 601< S028 . $OJSE. '" . 811=-2028 . ~1l8' 334-83OtJ
PhCne .;
ax' !l:I- 07' 4
Kevin Amar
Crestline Development
114 E. Idaho St. Suite 230
Meridian, Idaho 83642
Post-it" Fax Note 7671
To "","r
February 6. 2003
Re; Silverleaf Subdivision adjacent to US 20
Dear Mr. Arnar:
We have reviewed your site plan for this development. Since there is no access to US 20 and you
have provided for 70' of right of way from the centerline of US 20 and Kingwood Drive will
extend thru ro Linder Road we have no objection ro this proposal.
Noise mitigation will be the responsibility of the developer, be located off of the state right of
way, and at the developers expense.
RECEIVED
FEB - 6 2003
CITYOF''''''''c.- 'T
lr'll~j.\'1.u L ...,,'~
District Traffic Engineer
. An Equal Opportutllty Employer -
** TOTAL PAGE.01 **
PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
FEB - 6 2003
CITY OF MERIDIAN'
PROJECT NUMBER
February 6, 2003
PP 02-032
DATE
PROJECT NAME
Castlebrook Subdivision NO.2
NAME FOR AGAINST
V~~iJ A,/o.oA'L 1\/(0 C IDA1~D ~ 7~.7 Mt<lZ-\DI~ .,(
SIlJ:l\.-llJ l\ L _II f 1:' S- J. N. ;},...-<. f f e ",..J.l ..k
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A '/112,/ ~d/~ 12 P 7' /I.{ ~ c /!S!'Zt;' uy /~
,
.
March 1 7, 2003
PP 02-032
March 20, 2003
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Crest line Development, LLC ITEM NO. 5
REQUEST Continued Public Hearing from February 6. 2003 - Request for Preliminary Plat approval
of 148 building lots and 9 other lots on 39 .05 acres in a proposed R-8 zone for proposed Castlebrook
Subdivision No.2 - 4000 West Pine Avenue, east of North Black Cat Road and south of W. Cherry Ln.
AGENCY
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY AlTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOl DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
iDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
COMMENTS
See previous Item Packet
'R t,(,DI'Y\ Mt l'\ J..J
A- r(7 (OlJOvl,;
tv
~/U
Contacted:
Phone:
Date:
Materials presented 01 pubUc meetings shall become property of the City of Meridian,
MAYOR
Robert D. Come
HUB OF TREASURE VALLEY
A Good Place to Live
C'12. M t~
HCI..,re.\'120,200-;
CITY OF MERIDIAN
\ttms I\J(; Y +5
CITY COlJNCIL MEMBERS
Tammy d..:Weerd
K~ith Bird
Cheri~ ~fcCandh::s!;
'''lilliamL.M.l'\ary
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433' FAX (208) 887-4813
City Ch.>rk Otli"-:e Fax (208) 888-4218
PL\NNING AND ZOl\'ING
DEP.-\RTi\.-lENT
(208) 884-5533 . FA.\: 88R-6854
MEMORANDUM:
February 6, 2003
To:
Mayor, City Council and Planning & Zoning Commission
From:
Wendy Kirkpatrick, Planner II DJ ~L ~
Bruce Freckleton, Senior Engineering Tech
'RL,;r; 1.' l\lF:
. I".J C ,1:'.0... ....._.
MAR 2 G 2C:3
Re:
Castlebrook Subdivision No.2
City OfMeridje., ,
City Clerk Of'fiC.l~
· Annexation and Zoning of 39.05 Acres from RUT (Ada County) to R-8
(Medium Density Residential District), by Crestline Development, LLC (File
No. AZ-02-031).
· Preliminary Plat Approval of One-Hundred and Forty-Eight (148) Building
Lots and Nine (9) Other Lots on 39.05 Acres in a Proposed R-8 Zone, by
Crestline Development LLC (File No, PP-02-032).
We have reviewed the above referenced submittals and otTer 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, Crestline Development, has applied for Annexation, Zoning, and Preliminary Plat
approval of one-hundred and forty-eight (148) building lots and nine (9) other lots on a 39.05-
acre parcel of land located 4000 W. Pine Ave, approximately 14 mile east of Black Cat Road and
14 mile south of Cherry Lane. The requested zoning designation for the property is R-8.
The "other" lots within the subdivision include one open-space lot (center of subdivision), and
three micro-path lots, in addition to landscape lots adjacent to public right-of-ways. The open
space within the subdivision comprises a little more than 5% of the entire subdivision. The
single-family lots within the subdivision range from 6,000 square feet to approximately 12,400
square feet. The gross density for the subdivision is approximately three (3.79) dwelling units per
acre.
The final plat for the Castlebrook #2 subdivision can not be recorded until the public streets in
Castebrook subdivision #1 are constructed or bonded for. Currently there is no public road
access to the proposed Castlebrook #2 subdivision.
AZ-02-03/ pp.o2-032
CastJebrook Sub #'2. AZ.PP
/'
Planning & Zoning CommissionlMayor & City Council
February 6,2003
Page 2
The legal description submitted with the application appears to meet the requirements of the City
of Meridian and State Tax Commission and places the parcel contiguous to existing city limits.
The subject property is within the Urban Service Planning Area and essential City services are or
can be made available to the subject property.
LOCATION
The property is located approximately ~ mile east of Black Cat Road and approximately ~
mile south of Cheny Lane, directly east of the recently approved Castlebrook Subdivision # 1.
SURROUNDING PROPERTIES
North: Ten Mile Creek and a park operated by the West Ada County Recreation District are
located directly north of the proposed subdivision, zoned R-4. Rod's Parkside Creek
Subdivision is located north of the park and is zoned R-4.
South: Rural residential, zoned RUT (Ada County).
East: Rural residential, zoned RUT (Ada County).
West: Rural agricu1tura1, zoned RUT (Ada County).
ANNEXATION & WNING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designation, R-8, is harmonious with and in
accordance with the effective Comprehensive Plan and Generalized Land Use
Map, which designates the land to be "Medium Density Residential".
B. Is the area included in the zoning amendment intended to be rezoned in the
future;
Staff does not anticipate that the applicant intends to rezone the subject property
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 finds that the proposed subdivision will be allowed within the requested R-8
zone.
AZ-Ol-lllII pp.02-1B2
CastIebrookSUb#2.AZ.fP
Planning & Zoning CommissionlMayor & City Council
February 6, 2003
Page 3
D. Has there been a change in tbe 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;
Surrounding properties include ruraI residential properties and residential
subdivisions. Staff finds that the requested zoning designation of R-8 is
harmonious with the existing and planned adjacent developments.
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 (detached single family residential) will not
change the existing or intended character of the area.
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 uses will be hazardous or disturbing to
future or existing neighbors.
G. Will the area be served adequately by essential public facilities and services
such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the
establishment of proposed zoning amendment shall be able to provide
adequately any ohuch services;
Staff has been working with the applicant and his engineer on the detennination
of serviceability of the proposed application. Even though there are still technical
details to be worked out, staff is confident that the City of Meridian's sanitary
sewer and water facilities can adequately serve the project, Applicant shall be
required to extend water and sanitary sewer mains to and through the proposed
development, thereby making them available to the adjacent properties.
Please review the Fire Department's comments concerning this subdivision,
AZ-02-03I/PP.Q2.032
Castkbrook Sub fn.AZ.PP
Planning & Zoning CommissionlMayor & City Council
February 6, 2003
Page 4
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 he additional requirements at public cost and that the
annexation and zoning will not be detrimental to the community's economic
welfare.
L Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed subdivision will not create excessive traffic, noise or
other nuisances that would be detrimental to the general welfare of the
surrounding area.
J. Will the area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the subdivision's vehicular approach off of EI Gato Road will
create new interference with the existing traffic on Black Cat Road and Pine
Road. However, staff does not believe that the subdivision entrance will cause
significant interference on the surrounding public streets.
Please review ACHD comments concerning vehicular approaches and traffic
generation.
K. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and re-zone, Any existing trees larger than
4" caliper that are removed shall be mitigated for, per the Landscape Ordinance.
L. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Onl. 592, 11-17-1992)"
Staff finds that the annexation of this property would be in the best interest of the
City.
AZ-02-0311 PP.Q2.Q32
Castk:broot Sub #2.AZ.PP
Planning & Zoning CommissionlMayor & City Council
February 6,2003
Page 5
ANEXATlON AND ZONING COMMENTS
I. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits
2, 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.
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 1.2 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 confonnance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Although still under investigation, staff finds that sanitary sewer service should be
available to the lots within the proposed subdivision. Sanitary sewer service to this site
will be via a temporary lift station within the Blackstone Subdivision. This station pumps
to an existing gravity sewer main located in Black Cat Road, that then flows to the
Ashford Greens lift station. The Blackstone lift station shall upgraded or modified, at this
developers expense, to the City of Meridian's standards and specifications. The applicant
will be responsible to construct lateral sewer mains to and through this proposed
development including and in coordination with the City's Black Cat Trunk Project .
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. This development shall be subject to the Ashford Greens sewer latecomers
fees. Black Cat trunk development fee of $1,500.00 per dwelling unit shall also be
assessed against this development. Payment of the trunk development fees and latecomer
fees are required prior to signature on the final plat map by the City Engineer. Water
service sha11 be from mains installed adjacent to the project site.
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;
AZ-02-0311 PP.()2.032
Castlebroct SUb #2.AUP
Planning & Zoning CommissionlMayor & City Council
February 6,2003
Page 6
Staff fmds 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.
ADDmONAL CONSIDERATIONS
Block Length: Blocks # 3, #8, and #4 of the proposed subdivision exceed the City's maximum
1,000 foot block length. Blocks #6 and #7 do not meet the minimum block length of 500 feet.
Staff can support a variance for block #4 but the preliminary plat should be reconfigured to meet
the dimensional requirements for all other subdivision blocks.
Open Space Fencing: The Landscape Ordinance requires that fencing adjacent to pathways
leading to open spaces to be limited to four feet in height, if sight obscuring, but does not address
the issue of fencing surrounding open spaces. The fence bordering Ten Mile Creek should be
either a 6' open fence or a 4' solid fence. The Planning and Zoning Commission and/or City
Council may desire to limit the height offencing adjacent to common open space lots as well.
Pathway and Footbridge at Ten Mile Creek: The Nampa and Meridian Irrigation District has
requested that the proposed footbridge over Ten Mile Creek be replaced with a culvert. The
developer has agreed to site the proposed pathway along Ten Mile Creek on the subdivision's
property rather than on NMID property. The proposed pathway should be five feet in width. A
note should be made on the plat regarding who owns the pathway and who will be responsible
for its maintenance.
Connectivity: To increase connectivity in the proposed subdivision staifis recommending that a
new street be connecting Scotney Place and Dover Court be placed in block #9.
SITE SPECIFIC COMMENTS I PRELIMlNARY PLAT
1. Water service to this site shall be via main line extensions from the existing mains
adjacent to the property. The applicant shall be required to extend water mains to and
through the proposed development, thereby making them available to the adjacent
properties (including stub streets and EI Gato Road.)
2. Although still under investigation, staff finds that sanitary sewer service should be
available to the lots within the proposed subdivision. Sanitary sewer service to this site
will be via a temporary lift station within the Blackstone Subdivision. This station pumps
to an existing gravity sewer main located in Black Cat Road, that then flows to the
Ashford Greens lift station. The Blackstone lift station shall upgraded or modified, at this
developers expense, to the City of Meridian's standards and specifications. The applicant
AZ-02-031/PP-02-()32
Castlebrooll: SUb #2.AZ,PP
Planning & Zoning ComrnissionlMayor & City Council
February 6,2003
Page 7
will be responsible to construct lateral sewer mains to and through this proposed
development including and in coordination with the City's Black Cat Trunk Project.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department. This development shall be subject to the Ashford Greens sewer latecomers
fees, Black Cat trunk development fee of $1,500.00 per dwelling unit shall also be
assessed against this development. Payment of the trunk development fees and latecomer
fees are required prior to signature on the final plat map by the City Engineer.
3. Underground vear-round pressurized irrigation must be provided to all lots within this
development. If the pressurized irrigation system within this development is to remain a
private Homeowners Association system, complete plans and specifications shall be
reviewed by the Public Works Department as part of the development plan review
process. A draft copy of the pressurized irrigation system O&M manual must be
submitted prior to plan approval, The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water. Applicant shall be
required to utilizll 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.
4. A detailed fencing plan shall be submitted upon application of the final plat. Fencing
adjacent to the micro-path shall be constructed by the developer, in accordance with the
Landscape Ordinance (MCCI2-13-15-9). A solid 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. Add or revise the following preliminary plat notes:
(5.) All interior water mains shall be 8"121, and exterior mains shall be 12"@ unless
otherwise shown.
(6.) Pressurized irrigation system to be Jlfflvisetl owned and operated bv?
(11.) Direct lot access to El Gato shall be vrohibited unless $pecificallv permitted bv
ACHD and the Citv a/Meridian
(12,) Anv re-subdivision of this plat shall be in compliance with the most recentlv
CIllProved subdivision standards of the City of Meridian.
(] 3,) A note shall be added to the plat stalin!! that this subdivision is subiect to the
terms of the Right to Farm Act pertaining to aq;acent avricultural parcels.
AZ-02-03011 PP.01-032
CastIebrook SUb #2.AZ.PP
Planning & Zoning CommissionlMayor & City Council
February 6, 2003
Page 8
9. The applicant shall provide a phasing plan for the subdivision at least ten (10) days prior
to the next public hearing for this project.
10. Any drainage areas (detension/retension basins) must be designed to ensure that water is
retained only during 25-year storm events, and for a period of time not to exceed 24
hours. Side slopes within drainage areas shall not exceed 3: I.
11. A detailed landscape, in compliance with the landscape ordinance shall be submitted for
the subdivision at least ten days prior to the next public hearing for this project.
12. Graphically depict the FEMA flood plain boundary adjacent to the Ten Mile Creek. Note
restrictions associated with the flood zone on the face of the preliminary plat.
14. Revise the preliminary plat to enable all proposed subdivision blocks to meet minimum
and maximum block lengths
15. A revised preliminary plat shall be submitted at least 10 days prior to the next public
hearing for this project.
GENERAL COMMENTS
1. Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3. A letter of credit or cash surety in the amount of 110"10 will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. Two-hundred, and one-hundred-watt, high-pressure sodium streetlights will be required
at locations designated by the Public Works Deparlment. All streetlights shall be installed
at subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
5. 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. The ditches to be piped should be shown on the site plans.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral
users association, with written confirmation of said approval submitted to the Public
Works Deparlment.
RECOMMENDATION
Staff recommends approval of the proposed annexation and preliminary plat, with the
aforementioned findings and conditions.
AZ-02-D31 I PP.OU32
Ca5t1ehrook SUb #2.AZ.PP
PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
MAR 2 0 2003
CITY OF MEHIDlAN
DATE March 20,2003
PROJECT NUMBER PP 02-032.
PROJECT NAME Continued Public Hearing Castlebrook Subdivision NO.2
NAME
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