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Home My WebLink AboutCastlebrook Sub No 2 AZ 02-031 March 17, 2003 MERIDIAN PLANNING & ZONING MEETING AZ 02-031 March 20, 2003 APPLICANT CrestJine Development, LLC ITEM NO. 4 REQUEST Continued Public Hearing from February 6. 2003 - Request for annexation and zoning of: of 39.05 acres from RUT to R-8 zones for proposed Castlebrook Subdivision No.2 - 4000 West Pine Avenue, east of 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: SffiLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See previous Item Packet f< tCC'l1'Y\ rY\.Q..,t\. JJ A-prroua.,L +0 e-l C'...J Contacted: Date: Phone: Maiello" presented 01 public meetings shall become properly ollhe City 01 Meridian. ..- MAYOR Robert D. Come HUB OF TREASURE VALLEY A Good Place to Live P~z. H +3 KQfth 20,2003 Hc-ffiS 1\.lO. ~ .. 5 CITY COUNCIL MEMBERS Tammy deW,erd Keith Bird Cherie McCandless William L.M. Nary CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433' FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 PLANNING AND ZONING DEPARTMENT (208) 884-5533 . FAX 888-6854 MEMORANDUM: February 6,2003 To: Mayor, City Council and Planning & Zoning Commission Wendy Kirkpatrick, Planner II W~l ~ Bruce Freckleton, Senior Engineering Tech RECEIVED MAR 2 0 2003 From: Re: Castlebrook Subdivision No.2 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). . 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-()32). We have reviewed the above referenced submittals and offer the foBowing comments, as conditions of approval. These conditions sball be considered in full, unless expressly modified or deleted by motion of the Meridian City Councll: 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 ofland located 4000 W. Pine Ave, approximately V. mile east of Black Cat Road and 'A 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-02-032 Casdebrook 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 Yo mile east of Black Cat Road and approximately Yo mile south of Cherry 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 agricultural, zoned RUT (Ada County). ANNEXATION & ZONING ANALYSIS According to Ordinance ll-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..o2-oJI/PI''{\2-032 Castlebrook SUb 1112J\Z.PP Planning & Zoning Commission/Mayor & City Council February 6, 2003 Page 3 D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Surrounding properties include rural 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 tbe 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 bazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed 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 of such services; Staff has been working with the applicant and his engineer on the determination 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 tbe adjacent properties. Please review the Fire Department's comments concerning this subdivision. AZ-02-031/ pp.02-032 Cas1Iebrook Sub 1l2.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 tbe community; Staff finds that there will not be 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 tbat will be detrimental to any persons, property or tbe general welfare by reason of excessive production of traffic, Doise, 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 approacbes to the property wbich 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 El 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 tbe proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592, 11-17-1992)" Staff finds that the annexation of this property would be in the best interest of the City. AZ-02.031/pP.02-032 Ctlstl.ebrookSUb #2.AZ.PP Planning & Zoning Commission/Mayor & City Council February 6, 2003 Page 5 ANEXATlON AND WNING COMMENTS 1. 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 5-7-5 17, 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 REQUIREMENTS 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. Tbe conformance oftbe subdivision with tbe Comprehensive Development Plan; Staff finds the subdivision to be in conformance with the Comprehensive Plan. b. Tbe availability of public services to accommodate tbe 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 shall be from mains installed adjacent to the project site. c. Tbe continuity of tbe proposed development witb tbe capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. Tbe public financial capability of supporting services for tbe proposed development; AZ-02-031fpp.02.032 CBStlebrook Sub #2.AZ.PP Planning & Zoning CommissionlMayor & City Council February 6, 2003 Page 6 Staff finds that the development will not require major expenditures for providing supporting services. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision that may be brought to the Councilor 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 of fencing 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 staff is recommending that a new street be connecting Scotney Place and Dover Court be placed in block #9. SITE SPECIFIC COMMENTS I PREI,lMlNARY PLAT I. 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 El Gato Road.) 2. Although still under investigation, staff fmds 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..oo11 PP..()2..(]J2 Casdebrook Sub #2.AZ.PP Planning & Zoning COIIlll1issionlMayor & City Council February 6,2003 Page 7 will be responsible to construct lateral sewer mains to and through this proposed development including and in conrdination 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 year-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 utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 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 (MCCl2-13-15-9). 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"0, and exterior mains shall be 12"@ unless otherwise shown. (6.) Pressurized irrigation system to be flf8'AlleEi owned and operated bv? (11,) Direct lot access to El Gato shall be prohibited unless :pecifically permitted bv ACHD and the City of Meridian (12.1 Anv re-subdivision of this plat shall be in comDliance with the most recentlv approved subdivision standards of the City of Meridian. (J 3,) A note shall be added to the Dlat stating that this subdivision is subiect to the terms of the Ri'ifht to Farm Act pertaining to a4jacent agricultural parcels. AZ-02..o31 fPF-02-032 CBS1iebrook Sub 1:12.AZ.FP ':;;' 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: 1. II. 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 COMMENT~ I. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, 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 Department. 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 Department. RECOMMENDATION Staff recommends approval of the proposed annexation and preliminary plat, with the aforementioned findings and conditions. AZ-02-Q3IfPP-02-032 Castiebrook Sub #2.AZPP DATE PROJECT NUMBER PUBLIC HEARING SIGN-UP SHEET March 20, 2003 AZ 02-031 :RECEIVED MA.R 2 0 2003 CITY OF lVIERIDliu\f PROJECT NAME Continued Public Hearing Castlebrook Subdivision No.2 NAME L - (rlt. -Ii ~ '1. Pu AA , Ilr Vl/lvv l..- ') IIYJlkM.....1;~t Q 1\..\'\ I.~ ^. " I A J 1 teh J 'r"M rAJ , FOR V V V . . AGAINST ,.' February 3, 2003 AZ 02-031 February 6, 2003 MERIDIAN PLANNING & ZONING MEETING APPLICANT Crestline Development. LLC ITEM NO. 11 REQUEST Public Hearing - Request for annexation and zoning of 39.05 acres from RUT to R-B zones for proposed Castlebrook SubdivIsion No.2 - 4000 West Pine Avenue. east of North Black Cat Road and south of West Cherry Lane 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: SffilERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: contacted:t)~\l'\~ ~\Jt& ./ AGENCY COMMENTS See Attached Comments C DI'\~IY\VU PI \t- it> M ();rr.JIA- :JJ) I JOO 3 See Attached Comments No Objections Date:n<-6 -03. Phone: 1~~Y -5c;? I~ Malerlals presented at public meeHngs shall become prop.rIy 01 the City 01 Meridian. 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). MAYOR Robert D. Corrie HUB OF TREASURE VALLEY A Good Place to Live CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William LM. Nery CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-4433 . FAX (208) 887-4813 City Clerk Office Fax (208) 888-4218 MEMORANDUM: To: Mayor, City Council and Planning & Zoning Commission Wendy Kirkpatrick, Planner II W~l ~ Bruce Freckleton, Senior Engineering Tech ~ Castlebrook Subdivision From: Re: LEGAL DEPARTMENT (208) 288-2499 . Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500, Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 884-5533, FAX 888-6854 February 6, 2003 . 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 the above appHcations be tabled to afford staff and the appHcant more time to work out very significant issues regardiug sanitary sewer and water service. StaJT is not prepared at tbis time to make a recommendation for approval or denial AZ-02-03 f PP-Q2-032 CnstIebrook Sub #2. AZfP IDAHO CHmF KENW. BOWERS DEpUTY CIDEF - FIRE PREVENTION JOSEPH SlL V A DEpUTY CHIEF - TRAlNJNG BILL JOHNSON MAYOR ROBERT D. CORRIE COUNCIL MEMBERS WlLLIAML.M NARY KEITH BIRD TAMMY DE WEERD CHEIuE McCANDLESS RURAL FIRE COMMISSIONERS RICHARD GREENE TERRY LEIGmON STEVE ELLIOTT _____ (J /" CITY. OF .~. '-..../VLtJrldl~ ~ C'~ .. .., .',.q;:~Ul,",,"" 540 East Franklin Road Meridian, ill 83642 (208) 888-1234 Fax (208) 895-0390 MERIDIAN CITY/RURAL FIRE _~~,~,-=~~,~~.'-.~:,,:,~~~.~~~:,":?'~~~~1<":'::~ -- " ~--'" - TO: RECEIVED JAN 2 7 2003 C~ty Of Meridian Ma C. C '1 d M 'd' PIanni & Z . C "CIty Clerk Office yor, Ity OunCI an en Ian ng omng omnnsslOn 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 Unifurm 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 fur any portion of the project, which serves more than 50 homes. UFC 902.2.1 8. The proposed l48-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 of 2000 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. :. "'-' ;;4.....7.~, . ~ Ada County Highway District Sherry R. Huber, President Susan S. Eastlake, 1 st 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: tellus@ACHD.ada.id.us January 16. 2003 To: Creslline Development 416 East 1 st Street Meridian. 10 83642 RECEIVED JAN2 1 2003 Subject: Castlebrook 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 .f , ~" ~.. "",.< 70,', . AC!W. 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.ada.id.us File Numbers: Castle brook #2 Subdivision! MPP02-032/Sub #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 'I 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-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. 1. 2. 3. 4. 5. 6. Findings of Fact 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. 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, Traffic Impact Study: A traffic impact study was not required with this application. Site Information: The site is currently used for agricultural purposes. 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) 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-ot-Way Slack Cat Road right-of-way varies in width. Slack 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-ot-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 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 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 Castlebrook 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 1 OO-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median. The applicant is proposing to construct two tumarounds (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 ri9ht-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 Castlebrook Subdivision #1. Castle brook Subdivision #1 has not completed the final platting process therefore Castle brook Subdivision #2 does not have access to the public roadway system at this time. Due to the fact that Castle brook Subdivision #1 has not dedicated right-of-way through the recordation of a final plat, Castle brook 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 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 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 l~~~J t;-. :IIII~~ I~~ ~ ~\~"' ..~ I' 1/ \ '. ~X=V~~ T v, I I 'I - / r <11:f:~ J I I I ,1. I->-? ~ 1:2 I~~ tv < ~ - I F ~ v~" I - ~J-- V ~ :70:; - ~tt:= ~ K 'J"b . ''r-K "< I/f"" \. ~:Of ~~ '\YY'/ U1LI ~ ..- '\ ~ ~~ ~ 1111l f:ffiH3 """1- "j..i ~ f-- l- I ~ ef~-~ 'r 1/ ~ - I-- - I- --'----.. "" fI I I I I II III I I L. l,-Bl-tB1i: .~~~ I, .~~ -~;rll - --I ~ I ~ I' ~_ "-,I -itIr -..\.-. ,A... y- ;Zt--'rZ ...__. / I I r -...... - Castlebrook ~~ I-~ , Subdivision #1 "'- JIN.E ~ . 1 I ~ .. .. .. .. .. ..~ I h 0-.1'--. --r---'-' I-- I~ c-- f-- 1-. r- c'- j 1-- 1l=R ^ f\.1 t\.1 , ,- III I .--. .... - .._-\ -I I 9 iTln ~.. -.. f~ r..'Jo, .AI' ACI;JJ;2. /'\ 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.ada.id.us File Numbers: Castlebrook #2 Subdivision/ MPP02-032/Sub #1507 Site address: Applicant: Crestline Development Kevin Amar 416 East 1 'I Street Meridian. Idaho 83642 City of Meridian City Clerk Office lli ~ ~. [P LJ 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-lots 9-lots 1 " A. 1. 2. 3. 4. 5. 6. Findings of Fact 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. 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. Traffic Impact Study: A traffic impact study was not required with this application. Site Information: The site is currently used for agricultural purposes. 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) Impacted Roadways Slack Cat 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. Setter than "C" 35 MPH Cherry lane Frontage: Functional Street Classification: Traffic count: None Principal arterial East of Slack Cat Road was 6,634 on 7-31-01. West of Slack Cat Road was 4.823 on 7-6-00. Setter than "C" 35 MPH level of Service: Speed limit: Franklin Road Frontage: Functional Street Classification: Traffic count: None Minor arterial East of Slack Cat Road was 7.097 on 4-24-02 West of Slack Cat Road was 5.934 on 4-24-02. Setter than "C" 45 MPH level of Service: Speed limit: 7. Roadway Improvements Adjacent To and Near the Site Slack Cat Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk. 2 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. . 8. Existing Right-at-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 39.96cacres. B. Findings for Consideration 1. Right-at-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 Slack 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 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 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 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 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 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 Castle brook 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 Castlebrook 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 1 OO-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 Castle brook Subdivision #1. Castlebrook Subdivision #1 has not completed the final platting process therefore Castle brook Subdivision #2 does not have access to the public roadway system at this time. Due to the fact that Castle brook Subdivision #1 has not dedicated right-of-way through the recordation of a final plat, Castle brook Subdivision #2's preliminary plat should be approved contingent upon the right- of-way within Castle brook 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 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. g. 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 properly 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 properly 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 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 I ).'-". -!--I ~ ~ / ~~ \(f.-c ~ ;;: e: . ~~0 h\\:tB 1,1 --': lQj :t' J.lh r '))[ W~ 'L ~ ~ {()'J<" r. "~ "-., - )',~ " Irl 0 t:-th [. ~--Y ~ M-y "0.. L.f/ ~ ilL, \-:1'S /) OIL.l.. ~ H- K~ .~ c"", ~ ~ ~ QIlim 1L l .t' ';A ~ ~ffi\! t- ~"""'" "'=lJ~~ i r- "- f2gID~.", ~""':t:'IL ""- llf1:l:tlJffiffig ~ ~ , I LrJ: -:.w. -J -L - w ,'1L1/ ~~" L - ~ L~ I i '-- ~~1 II~ ,~ I~ - 11 Castlebrook Subdivision #1 -L ~ \ "- h I - -~ I I 1"i QJ ~I \COA llil =[ 1 Leu I I Lro , I - ~ I 9 ....:J I ~ i r ... !:: ., i ~ 11 ~~ n~e 'i:O'.....;o. T6i!~ Iii , , f'\ , ~ , ;11 ~ i ~ , , ""tl ... . ~ . ~ I ~ II)' 1-< ." <; -< UII.~"'Tf[D " ~ F !illl!li ',' i,lm II , '.r" I Fi'rr'. 'il'lll lill, .ag-ifi~ ;IJ; , I .3 ~ CI r .~ f;li , 0 Iii I I )> '.1 (f) . !. ;j!l ? '" I:i~ -It! eD i!P ;u. I. , ZO '! II . 0,0 , f -::<: IR! I N(f) Ii! f c Eli' eD i~ 0 '!W'I ~ , !!1 1:1111 0 ili j z ~ ~ !!!!I I . :;;;~" ! ..~..~ .L \ \ ~' ~ ,..n i ' 'tLi "--P'~__ ... .. "0 ;1 ~ ' \ ;; "tlI ;,'F;;:' I: f I I ~ ,2._ .. 1 ) >l~ _ 0__ ~ ~ i ~ i:l .e .::!:lel: 10 "'~~ =:i!/i T~i!l!n l!"~! 1i!:j!;;;I Ii! ill ~Ili : i !ii~6 ~I;'!t' 'I I III a ~ 1i,..;I a i 1I!!.~1 Ui!~~~:,i- ';i1 'j'lil l&:; i'l :!;;~!!i'!';!i:!! I' 1..,-'1"" ,I, ,11 ~ !Iil; \' '11il i~' i"I'I., ','.,.'1 " "'j' "'1. ili = .IlA. .. llii II ,-I, 'I' 11'1'0" 'I " ""j' ~I ~ ,,~i II :;i;S ~ I .l,! i!' ";"1. 'j!il i,1 11!!!i: aj! II !!: P '3;';; c~ ~ , II . .-~ I: i I 'lp! I I 'T 11111'111 i e r '! ! tl r i i"" . Pi llllllllll!l!lllli 1'.!llqlllll!!'IIJ! II I d 'Ii \'1 I . II ,i II. . I ! II I I all CENTRAL .. DISTRICT Gif~~6k!~ Rezone # If z D;;2. - O. ~ / Conditional Use # Preliminary / Final/Short Plat (! L This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. After written approval from appropriate entities are submitted, we can approve this proposal for: o central sewage 0 community sewage system 0 communitywaterwell o interim sewage 0 central water o individual sewage 0 individual water The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare. Division of Environmental Quality: o central sewage 0 community sewage system 0 community water o sewage dry lines 0 central water Run-off is not to create a mosquRo breeding problem. This Department would recommend deferral until high seasonai ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed,then a sewage system MUST be installed to meet Idaho State Sewage Regulations. )(1. 02. 03. 04. 05. 06. 07. o 8. 09. 010. 011. CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Return to: o Boise o Eagie Qjarden City ~elidian o Kuna DACZ DSlar 2- We have No Objections to this Proposal. DEe 31 2002 We recommend Denial of this Proposal. City Of Meridian Specific knowledge as to the exact type of use must be provided before we can comC~~/6\fl~s9mp~sal. We will require more data conceming soil conditions on this Proposal before we can comment. Before we can comment concerning individual sewage disposal. we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other This office will require a stUdy to assess the impact of nullients 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 014. CDHD9IOOlkc o child care center D~ Reviewed BYYl!. . Review Sheet RBCEIVED FED 0 3 2003 CITY OF MEBlDIAN PLANNING" ZONING ~ & ~ 1~ "Dt4tUct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208.463-0092 January 28. 2003 Phones: Area Code 208 OFFICE: Nampo 466-7861 SHOP: Nampo 466-0663 Wendy Kirkpatrick City of Meridian Planning & Zoning Commission 33 East Idaho .. Meridi.n IQ .aJ.642___ _.~__~_ ___O~_ . Dear Wendy: This letter is in response to the proposed bridge crossing on the Tenmile Drain at Castlebrook Subdivision. Bridges are dangerous and hard to maintain, however, the Nampa & Meridain Irrigation District would accept a large culvert installed in the proposed crossing as this would be a better solution with the proper agreement in place. If you have any questions, please feel free to contact me. Sincerely, (Jwd~ Bill Henson. Ass!. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT RECEI'lED FEu U 5 ~G:3 BHldll City Of Meridian 'pity Clerk Office Cc: File Board' of-Directors Secretary-Treasurer Ride 5 - Larry Chavez Ringert Clark Chartered - Bryce Farris .....<....,'.... ..... ,B~~l~~M.'l~"- :~~!'~~ Z ,.~ . r-),: ..;\Pr~:.:' . . LaJ:,.: ."","._ _ _1.-..,-," ",.. . l:jir .:>"' L;-' ',>-j ":'-'-:1;' "'NfiH;~kj APPROXIMATE IRRIGABlE ACRES RIVER FLOW RIGHTS. 23,000 BOISE PROJEG RIGHTS - 40,000 u,/U'flUUJ 15:24 FAX 2088888854 MERIDIAN P&Z DEPT. iIF,',',.,tlt,-"""". .-~ l.r ' '; r;' "'~ Land Consultants, Inc. I:: '1\ 52 N. 2nd Street · Eagle, Idaho 83616 · Offioe 2L , January 31,2003 ., City Clerk 1i...., """",.,'vYt,' t5 Li: : ~i~ ' , , ~001 i873 Meridian Planning and ZoniDg Commission City of Meridian 660 E. Watertower Lane, Suite 202 Meridian, Idaho 83642 RECEI'IlE.D FEB- 5 2Dll3 Cc, !ttyY COf Meridian 1 lerk Office RE: CastlebTook #2 Subdivision - Planning and Zoning Review Comments Dear Commission; With regards to the comments dated February 06, 2003 (received on January 31) by the City Staff for lhc Castlebrook #2 Subdivision annexation and zoning, and preliminary plat applications that will be before you on the February 6th P&Z hearing, please except the following reply to those comments. Annexation and Zoninl! Comments: 1. OK; 2. OK. Prcliminarv Plat Additional Considerations Comments: l. Regarding Block Lengths - the applicant has submitted a variance to address the length issues for all blocks not currently meeting Section 12-4-5. The applicant will discuss this in detail with P&Z and City Council; 2. Regarding Open Space Fencing - fencing will be discussed in detail with thc P&Z and City Council for preferences by both bodies; 3. Regarding Pathway and Footbridge at Ten Mile Creek - 1) A culvert will replace the proposed bridge as per the Irrigation Districts request; 2) The proposed pathway along the north boundary needs to be disclIssed with the P&Z prior to final placemenL It was the intent of the developer to place the pathway in the Inigation District easement. It may not be practical to place the pathway within the subdivision boundary because of the possible reduction in the lot sizes along the north; 4. Regarding CODnectivity - The preliminary plat has been revised per staffs' request to connect Scotney Ave to Dover Street. This, however. has created to issues to discuss with P &Z. First, by revising this, the applicant is creating another block that does not meet the current block length requirement of500' minimum. The developer has taken the liberty of including this as part of the variance mentioned in #1 above. Second, this revision has allowed the development to gain two (2) additional lots, changing the total subdivision lot count to 150 building lots. At this time, the developer would request that if the P&Z supports this revision as recommended by stat'!; that the P&Z make the recommendation for the 150 lots to the City Council in order to keep the required notioing requirements valid. FEB 05 '03 15:31 2088986854 PAGE. 01 02/05/2003 15:24 FAX 2088888854 MERIDIAN P&Z DEFT. .. CIty Clerk @002 " PreliminarvPlat Site ~uecific Comments: " 1. OK; 2. OK; 3. OK, all fencing issues to be resolved by the developer and the P&Z and City Council; 4. OK; 5. OK, all notes suggested by staff shall be added or revised including: Pressurized inigation system to be owned and operated by either Nampa-Meridian Irrigation District or Homeowners Association; 6. OK, as requested, a phasing line will be added to the revised preliminary pial prior to City Council hearing the preliminary plat; 7. OK; 8. A landscape plan was submitted 10 staff as part of the application submittal packet; 9. OK, FEMA informa1ion shall be included prior to City Council hearing the preliminary plat; 10. A variance has been submitted for consideration and recommendation to City Council by P&Z; l1. OK, a revised preliminary plat shall be submitted with the above recommendcd revisions prior to City Council hearing the preliminary plat. General Comments: l. OK, subdivision names are approved through the Ada County Engineers officc, who approved the use of the Castlebrook name before. A new approval letter referencing #2 shall also be submitted to staff; 2. OK; 3. OK; 4. OK; 5. OK, this excludes Ten Mile Creek, which is a natural waterway. All additional comments and recommendations contained in the Staff Report are acceptable to the applicant upon approval by the Planning and Zoning Commission and City Council Please include our comments as part of the record for Castlebrook #2 Subdivision. Please contact me if any questions may arise. Sincerely, ~ ~~~ Shawn L. Nickel Representing Crestline Development, LtC FEB 05 '03 15:31 2088886854 PAGE. 02 . ..........~........J..ao~ l'6::.L. JJJ:.Y.L". , ? ~ Z t,ovnfYI. vn8 OJ.. -Ou -03 J-WwL8 If 4/2 .--' Land Consultants, Inc. 52 N. 2nd Street . Eagle, Idaho 83616 · Office:'; January 31, 2003 Meridian Planning and Zoning Commission City of Meridian 660 E. WatertoWer Lane, Suite 202 Meridian, Idaho 83642 RE: Castlebrook #2 Subdivision - PlaIming and Zoning Review Comments Dear Commission; ~ Clty Cler" @OOl < , ;873 ,RECEI. ""s::n ;:EB - 5 21>1B City OfMeridi,w CIty Clerk Office With regards to the comments dated F ebrual)' 06, 2003 (received on January 31) by the City Staff for 1hc Castlebrook #2 Subdivision annexation and zoning, and preliminary plat applications that will be before you on the February 6111 P&Z hearing, please except the following reply to those comments. AImexation and Zonine Connnem: 1. OK; 2. OK. Preliminm-v Plat Additional Considerations Cnmmen1s: 1. Regarding Block Lengths - the applicant has submitted a variance to address the length issues for all blocks not currently meeting Section 12-4-5. The applicant will discuss this in detail with P &Z and City Council; 2. Regarding Open Space Fencing - fencing will be discussed in detail with thc P&Z and City Council for preferences by both bodies; 3. Regarding Pathway and Footbridge at Ten Mile Creek - I) A cuIvert will replace the proposed bridge as per the bTigation Districts request; 2) The proposed pathway along the north bollIldaIy needs to be discussed with the P&z prior to final placement. It was the intent of the developer to place the pathway in the In1galion District easement. It may not be practical to place the pathway within the subdivision boundary because of the possible reduction in the lot sizes along the north; 4. Regardiog Connectivity - The preliminary plat has been revised per staffs' request to connect Sootney Ave to Dover Street. This, however, has created to issues to discuss with P&Z. First. by revising this, the applicant is creating another block tbat does not meet the cummt block length requirement of 500' miIIimum. The developer has taken the liberty of including this as part of the variance mentioned in #1 above. Second, this revision has allowed the deve1oplllentto gain two (2) additional lots, changing the total subdivisioll Jot count to 150 building lots. At this time, the developer would request that if the P&Z supports this revision as recommended by staff; that the P&Z make the recommendation for the 150 lots to the City Council in order to keep the xequired notioing requirements valid. FEB 05 '03 15:31 20888R':;RC;" ,..,.....-- -, --~.. ........._4U \i=:;:jVU," r- Preliminary PIal Site ~uecific Comments: r- 1. OK; 2. OK; 3. OK, all fencing issues to be resolved by the developer andtheP&Z and City Council; 4. OK; 5. OK, all notes suggested by staff shall be added or revised including: Pressurized irrigation system 10 be owned and operated by either Nampl>-Meridian Irrigation District or Homeowners Association; 6. OK, as requested, a phasing line will be added to the revised prelimin3I)' plat prior to City COWlcil hearing the preliminaIy plat; 7. OK; 8. A landscape plan was submitted to staff as part of the application submittal packet; 9. OK, FEMA information shall be included prior to City Council hearing the preliminary plat; 10. A variance has been submitted for consideration and recommendation to City COLllleil by P&Z; 11. OK, a revised preliminary plat shall be submitted with the above recommended revisions prior to City Council hearing the prelimiwny plat General Comments: 1. OK, subdivision names are approved through the Ada County Engineers officc, who approved the use of the Castlebrook name before. A new approval letter referencing #2 shall also be submitted to staff; 2. OK; 3. OK; 4. OK; 5. OK, this excludes Ten Mile Creek, which is a natural waterway. All additional comments and recommendations contained in the Staff Report are acceptable to the applicant upon approval by the Planning and Zoning Commission and City Council Please include our comments as part of the record for Castlebrook #2 Subdivision. Please contact me if any questions may arise. Since~ tf. ~ Shawn L. Nickel Representing Crestline Development, LLC FEB 05 '03 15:31 2088886854 PAGE. 02 PUBLIC HEARING SIGN-UP SHEET RECEIVED FEB - 6 2003 CITY OF MERIDIAN DATE February 6,2003 AZ 02-031 PROJECT NUMBER PROJECT NAME Castlebrook Subdivision No.2 NAME FOR ~il--i - MAe \1<1' J::. 1!)A).\ S;[. ~t)\~ ^- SkA,,"-,N 5"). /II. J,,...t 5'/. ,C;&l Ie ~ ).. AGAINST