HomeMy WebLinkAboutApril 17, 2003 Item PacketAplil 14, 2003
P P 03-004
MERIDIAN PLANNING & ZONING MEETING Aprll 17, 2003
APPLICANT Paramount, LLC ITEM NO. 7
REQUEST Public Hearing -- Request for Preliminary Plat approval of 764 building lots and 37 other
lots on 392.17 acres in proposed R-8, R-40, L-0 and C-G zones for proposed Paramount Subdivision -
west of North Meridian Road and north of West McMillan Road
AGENCY
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:
COMMENTS
See attached Staff Comments
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See attached Comments
INTERMOUNTAIN GAS:
OTHER: See attached Affidavit of
Contacted: NI ~~[ R. 1 n I ll, rJrl 1 ~ Date:
Phone: ~"I "I"
Materials presented at public meetings shall become property of the Cly of Meridian.
MAYOR
Robert D. Come
CITY COUNCIL MEMBERS
Tammy deWeerd
Keith Bird
Cherie McCandless
William L.M. Nary
MEMORANDUM:
HUB OF TREASURE VALLEY
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433 ~ FAX (208) 887-4813
Ciry Clerk OlDce Fax (208) 888-4218
To: Mayor, City Council and Planningg & rZoning Commission
From: Wendy Kirkpatrick Planner II ~ [,°~~~"-
David McKinnon, Planner lI ~~d"Il`
Bruce Freckleton, Senior Engineering Tech
Re: Paramount Subdivision
LEGAL DEPARTMENT
(208) 466-9272 ~ Fax 466-0405
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 Fax 867-1297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 ~ FAX 888-6854
April 17, 2003
~~~~~
Af'R 9 0 ~OQi
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• Annexation and Zoning of 397.11 Acres from RUT (Ada County) and R-1 to
R-8, R-40, L-O and C-G Zones, by Paramount, LLC (File No. AZ-03-00~.
Preliminary Plat Approval of Seven-Hundred and Sixty Four (764) Building
Lots and Thirty-Seven (37) Other Lots on 397.11 Acres with Proposed R-8,
R-40, L-O, and C-G Zones, by Paramount, LLC (File No. PP-03-004).
Conditional Use Permit Approval for a Planned Development Consisting of
Seven hundred and sixty-four (764) Single Family Building Lots, seventy-
three (73) Townhouse Lots, two hundred and seventy (270) apartments, four
mixed-use areas with approximately 577,606 square feet of office and retail
space, and thirty-two (32) Common Lots on 392.17 Acres in proposed R-8, R-
40, L-O, and C-G Zones. The Proposed Planned Development Includes a
Request to Allow a Land Use Exception (Office/Commercial Uses in a
Proposed R-8 Zones), by Paramount, LLC (File No. CUP-03-008).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
(This is a revised staff report for the Paramount annexation preliminary plat and
conditional use permit. New information within the report has been written in bold letters
and has been underlined• parts of the report to remove have been struel~th~reugb Several
minor erammatical errors such as punctuation numbering and spellin¢ have been
corrected and are not indicated by anv special demarcation
AZ-03-ee6, PPA3-004, CI1P-0]-008 Paramount Subdivision AZ.PP.COP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 2
One stub street request has been removed and additional information regarding the
Neighborhood Center and the amount of commercial development within the project have
been added by staff )
The applicant, Paramount LLC, has applied for Annexation and Zoning, Preliminary Plat and
Conditional Use Permit approval of a Planned D evelopment consisting o f 801 lots on 392.17
acres of land generally located within the squaze mile bordered by Chinden Blvd; Meridian,
Linder and McMillan Roads. The land is presently zoned RUT, and the applicant has requested
that upon annexation, all of the property be zoned R-8, R-40, L-O, and C-G (according to use).
The applicant's preliminary plat approval request is for seven hundred and sixty-four (764)
single family detached building lots, seventy-three (73) townhouse lots, amulti-family lot (for
approximately two hundred and seventy (270) apartments), a future high school lot, a future
elementary school lot, an LDS church and seminary site and four mixed-use areas with
approximately 577,606 square feet of office and retail space, and thirty-two (32) Common Lots
on 392.17 acres. The common lots include a continuous ten foot (10') wide multi-use pathway
system, a community center with a pool, several pocket parks, and two (2) large ponds in
addition to the typical landscape buffers.
The gross density of the proposed subdivision is approximately 2.8 dwelling units per acre (this
number will change when Lot 1, Block 43 is designed and re-subdivided for future residential
development). The project is a multi-phase development with at least thirteen (13) separate
phases.
The Planned Development application includes requests to allow reduced development standazds
including reduced setbacks, reduced lot size, reduced frontages, and reduced house sizes and to
allow blocks within the subdivision to exceed length maximums (1000'+). The following is list
of the proposed standazds for a variety of housing types proposed by the applicant and a list of
City (R-8) standards for comparison:
A. Alley loaded attached single family (townhouse*):
Minimum Lot Size: 3159 square feet
Minimum Dwelling Size: 1,101 square feet, exclusive of the garage.
Setbacks: Front-10',
Rear-15',
Side-5' (0' interior)
Side Street-10'
Minimum Frontage: 27'
B. Alley loaded detached single family:
Minimum Lot Size: 3,960 square feet
Minimum Dwellin Size: 1,101 square feet, exclusive of the garage.
Setbacks: Front-10',
Rear-15',
Side-5'
Side Street-10'
AZ03-006, PP-03-000, CUP-03-008
Paramount Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 3
Minimum Frontaee• 36'
C. Standard single family residential:
Minimum Lot Size: 5,500 square feet
Minimum Dwelline Size: 1,301 square feet, exclusive of the garage.
Setbacks: Front-10',
Rear-15'.
Side-5'
Side Street-10'
Minimum Frontaee: 50'
D. City Standards for the R-8 Zone
Minimum Lot Size: 6,500 square feet (detached)
4,000square feet (attached)
(Townhouses are prohibited *)
Minimum Dwelling Size• 1,301 square feet (detached)
800 square feet (attached)
Setbacks: Front: 15' living area, 20' garage (or 15' if side entry)
Rear: 15'
Side: 5'
Street side: 20'
Minimum Frontaee: 65' (detached)
40' (attached)
(*Townhouses are defined as three or more attached single family dwellings. Attached
Single Family Dwellings are defined as no more than two attached single family dwellings)
In addition to the above noted reductions to the MCC the applicant is requesting the approval of
a sales trailer to be located and relocated within the development as the subdivision is
constructed.
The applicant has requested a land use exception (per MCC12-6-3) to permit office, multi-
family, townhouse and commercial uses within the proposed subdivision. The four (4) "mixed
use" lots (Lot 2, Block 1, Lot 2, block 4Q, Lot 2, Block 45, and Lot 57, Block 3), the townhouse
lot (Lot 3 Block 40) and the future multi-family lot (Lot 1 Block 45) combined equal
approximately 71.75 acres of land, or approximately 18% of the total subdivision.
The applicant has not submitted detailed plans for the four "mixed use" lots, or for the multi-
family and townhouse lots and is requesting only conceptual approval of the aforementioned
uses at this time. The proposed "excepted" uses will require a detailed conditional use permit in
the future, prior to development.
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.
AZ-OJ-OOk PP-03-004, CUP-03-006
Paremowt Subdivision AZ.PP.CUP
Planning & Zoning Comnussion/Mayor & City Council
April 17, 2003
Page 4
CURRENT OWNERS OF RECORD
Paramount LLC is the current property owner and they have submitted an affidavit of legal
interest to allow the submission of subject applications.
LOCATION
The property is located generally located within the square mile bordered by Chinden Blvd,
Meridian, Linder and McMillan Roads.
SURROUNDING PROPERTIES
North: Rural Residential zoned RUT and Rl (Ada County)
South: Rural residential lots, zoned RUT (Ada County), proposed Cedar Springs North
subdivision, zoned R-8.
East: Rural Residential, zoned RUT (Ada County)
West: Proposed Lochsa Falls subdivision, zoned
zoned RUT (Ada County.)
ANNEXATION & ZONING ANALYSIS
R-4 and several raral residential properties,
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council aze required "to review the particulaz 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 fords that the requested zoning designations, R-8, R-40, L-O, and C-G are in
general compliance with the effective Comprehensive Plan (`02) and the Future
Land Use Map, which designates the land to be "Medium Density Residential"
and "Mixed Use Neiehborhood". The proposed multi-family and commercial
devele~nents zoning within the subdivision aze permissible under the excepted
land use provisions of the MCC (12-6-3.1 The adopted Comprehensive Plan
does not address the issue of "excepted" land uses. The Citv adopted the
Planned Development Ordinance providine for "excepted" uses
approximately 2 years prior to the adoption of the current Comprehensive
Plan.
The Comprehensive Plan also designates a community park and a school site
within the proposed subdivision boundaries. A park has not been provided by the
AZ-03-006, PP-0}000, CUP-03-0OB Peremowt Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 5
applicant within the project; however, the applicant has provided a 55-acre high
school site and a 10-acre elementary school site within the subdivision.
The Comprehensive Plan also indicates that the subject property should have a
"Multi Use" pathway running east-west through the middle of the proposed
subdivision and the applicant has provided a pathway in compliance with the
Comprehensive Plan. Page 54 of the Comprehensive Plan addresses the issue of
pathways and states that they should be in compliance with the Parks and
Recreation Comprehensive Plan (not yet adopted) and that the pathway should be
located "off street".
Please review the Parks Department comments concerning n ° ~°-e
the subdivision
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 single family residential subdivision with
commercial and multi-family uses would be allowed within the requested zoning
designations, if accompanied with a Conditional Use Permit for a Planned
Development to allow the excepted land uses.
D. Has there been a change in the area or adjacent areas which may dictate that
the area should be rezoned. For example, have the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
Staff finds that the land to the east (Locsha Falls) and south (Cedar Springs North)
of the property has recently been approved for development similar to the
proposed subdivision. Staff finds that the requested zoning designations are
harmonious with several recently approved developments in the North Meridian
Area and should be rezoned in the requested manner.
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;
AZ-03-006, PP-03-004, COP-03-0OA Parvrwwt Subdidsian AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 6
Staff finds that the proposed uses (single family residential, commercial, office,
and public schools) will inevitably change the existing rural character of the
subject property. As noted above, the proposed uses are compatible with the
Comprehensive Plan and the Future L and Use M ap in accordance with MCC
12-6-3 (Excepted Uses). Staff finds that the southwest corner of the
development, Lot 57, Block 3 is not well integrated to the remainder of the
development and does not comply with the required findings for "excepted"
uses (please see pages 17-19 below for additional analvsisl
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 (oral and written)
to determine whether or not the proposed uses will be disturbing or hazardous to
the existing or future neighboring uses.
Staff does not anticipate that, the proposed residential uses will be hazardous;
however staff finds that the excepted uses may be disruptive 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 finds that the property to be annexed will or can be served adequately by all
essential public facilities and services if all conditions of approval are met by the
applicant. The 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.
The applicant must meet all requirements of ACHD in order to provide adequate
facilities for t he n roposed and a xisting s treet sv stem S taff c annot r ecommend
approval of the proposed subdivision if the applicant does not meet ACRD
requirements.
Please review ACRD, Police and the Fire Department's comments concerning
this subdivision for further information regarding public services and facilities
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to the economic welfare of
the community;
Staff finds that there will not be excessive additional requirements at public cost
for public services and facilities, if the applicant complies with the conditions of
AZ-03-006, PP-03-004, CUP-03-0OB Paramow[Subdivision AZ.PPCUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 7
approval for the accompanying condifional use permit and preliminary plat
applications.
I. Will the proposed uses not involve uses, activities, processes, materials;
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive production of
traffic, noise, smoke, fumes, glare or odors;
Staff recognizes the fact that traffic and noise will increase significantly upon
build-out of the proposed subdivision; however staff does not feel that the amount
generated will be detrimental to the public welfare of the city if all conditions of
approval are met.
Staff finds that the proposed subdivision will not involve uses that would create
other nuisances that would be detrimental to the general welfare of the
surrounding azea.
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 Chinden Boulevard
will need to be aligned with the existing public street (N. Fox Run Ave.) on the
north side of Chinden Boulevard, or that it will need to be relocated elsewhere, in
accordance with ACHD and ITD comments. If the roadway cannot be re-aligned
with the existing public road, the intersection will not meet off-set requirements
and will never be considered for a traffic light. The other proposed roadways will
need to be improved in compliance with ACRD requirements in order to alleviate
interference with the existing and proposed intersections.
Please review ACHD comments concerning vehicular approaches and traffic
generation.
I{. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff fmds 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 aze removed shall be mitigated for, per the Landscape Ordinance.
L. Is the proposed zoning amendment in the best interest of the City of
Meridian. (Ord. 592, 11-17-1992)?
Staff finds services aze available to the site and that the inclusion of a new
elementary school and high school within the subdivision makes the annexation
of this property in the best interest of the City.
AZ-03-006, PP-03-004, CUP-Ol-008 Parvrowt Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 8
ANEXATION AND ZONING CONDTIONS OF APPROVAL
1. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordmance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
2. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public
Works Department. If lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
3. A Development Agreement shall be entered into between the Developer and the City of
Meridian that will require, among other conditions, that all future commercial, townhouse,
and multi-family uses obtain conditional use permit approval prior to development, the
construction of the multi-use pathway, and limiting Lots 1-13, Block 32, Lots 1-12, Block
33, Lots 1-12 Block 34 and Lots 1-13, Block 35 to attached and townhouse construction only
and limiting Lots 1-13 Block 30, Lots 1-2 Block 31, Lots 1-12 Block 36, and Lots 1-13
Block 37 to one dwelling per lot.
4. The applicant shall be required to dedicate a permanent easement, and a temporary
construction easement, through the project to Meridian road for the North Slough Sewer
Trunk after preliminary plat approval by the Meridian City Council, and prior to submittal of
the application for the final plat of phase one.
5. The applicant shall remove Lot 57 Block 3 from the legal description (the southwest
corner of the subdrv~sion) because it does not meet the minimum findin¢s for an
"excepted" use (MCC 12-6-3) A revised leual description for the development shall be
submitted to the Pubhc Works Department for review that
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
AZ-03-0O6, PP-0]-004, CUP-03-009
Pararnoue0 Subdivieiov AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 9
Staff finds that public services are available to accommodate the proposed development.
c. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not require the expenditure of capital improvement
funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that 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 the proposed location of the collector street on the south side of Chinden
Blvd. is a safety issue and will need to be re-aligned with the public street to the north in
order to be serviced with a traffic light in the future. The current location does not meet
off set requirements. Other than previously noted staff does not find any other health,
safety or environmental problems associated with this subdivision that maybe brought to
the Council or Commission's attention.
ADDITIONAL CONSIDERATIONS
Interconnectivitv: The applicant has designed the subdivision with several stub-streets to provide
interconnectivity with future development on adjacent lots. Staff supports the proposed stub
streets and recommends the inclusion of additional stub-streets or access easements at the
following locations:
, - - -
1. Along the southern boundary of Lot 19, Block 7, extending to the west.
2. Between Lots 32 and 33, Block 7 extending to the north.
3. Through Lot 20, Block 25 extending west
4. Through Lots 25 and 26, Block 25 extending to the south.
5. Between Lots 16 and 17, Block 1 extending to the west.
6. Provide an access easement or curb cut through Lot 1, Block 43; in alignment with
the gan between Lot 1, Block 52, and Lot 1, Block 53 to the un-platted parcel
directly north of Producer Street.
AZ03-006, PP-03-004, COP-03-008 Paamoun[ Subdivision AZ.PP CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 10
7. Provide an access easement or curb cut through Lot 1, Block 43, in alignrent with N.
Mitcham Ave.
8. Provide an access easement or a curb cut within Lot 1, Block 26, in alignment with
the proposed driveway access on N. Studio Way.
In addition to the proposed and recommended stub-streets the applicant has provided several
pedestrian p athways w ithin t he s ubdivision. A s mentioned a Bove, s taff supports t he p roposed
pathways and would recommend the addition of at least two more pathways within the center of
Block 11, between Lots 10 and 11 and a pedestrian pathway between Lots 17 and 32, Block 3.
All of these recommendations are included in site specific condition of approval numbers 8 and
10 below
Block Leneth: Blocks 1, 3, 7, 11, and 24 exceed the maximum block length of 1,000 feet (MCC
12-4-5). If modifications are made to Block 7 through the addition of a stub street the block will
be less than 1,000 feet in length. The project is a planned development and therefore a variance
is not required for the proposed development. Staff does not object to the proposed block
lengths, nevertheless the Commission and Council should determine if the block lengths are
appropriate for the proposed development.
Reduced Lot Requirements: The lot dimensions within the proposed subdivision are less than
those required by the current Zoning Ordinance and would not be permitted without the
applicant's request for a Planned Development. Staff does not object to the requested reduced
dimensions.
SITE SPECIFIC CONDITIONS OF APPROVAL /PRELIMINARY PLAT
Sanitary sewer and water service to this site shall be via main line extensions from mains
being installed as part of the Lochsa Falls project. The applicant will be responsible for
constructing the sewer and water mains to and through this proposed development,
thereby making them available to adjacent properties. The subdivision designer is
responsible for coordinating main sizing and routing with the Public Works Department.
This development shall be subject to latecomer fees, to reimburse those responsible for
bringing sanitary sewer and water service to the area, when and if the Latecomers Fee
Agreement is established. Latecomer's fees shall be due and payable prior to signature
on the final plat for each phase.
The applicant shall be required to dedicate a permanent easement, and a temporazy
construction easement, through the project to Meridian Road for the North Slough Sewer
Trunk after preliminary plat approval by the Meridian City Council, and prior to
submittal of the application for the final plat of phase one.
2. The applicant has indicated that a pressurized irrigation system will be provided within
this development, but has not indicated who will own and maintain the system. If the
AZ03A06, PP-0]-000, CUP-0]-OD8 Parvnount Subdivision AZ.PP CUP
Planning & Zoning Conunission/Mayor & City Council
April 17, 2003
Page 11
system is being proposed as a private system, plans and specifications for the irrigation
system shall be reviewed by the Public Works Deparhnent as part of the development
plan review process, and a draft copy of the pressurized irrigation system O&M manual
must be submitted prior to plan approval, and be the applicant shall be subject to
irrigation plan review fees. Please revise the plat to show how the system is going to be
served (i.e. connection to an existing system, or independent pumping facilities)
Underground veaz-round pressurized irrigation must be provided to all lots within this
development. The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. Applicant shall be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not
available, asingle-point connection to the culinary water system shall be required. If a
single-point connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the Meridian
City Engineer.
3. A detailed fencing plan shall be submitted upon application of the final plat. 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.
4. A detailed landscape plan shall be submitted with the final plat application. The detailed
landscape plan shall include a 20' landscape buffer between all residential uses bordering
the commerciaUoffice (Village Center) uses on Block 40.
5. Please revise the preliminary plat map to show how all existing irrigation drainage
ditches are to be treated. All irrigation ditches, laterals or canals, exclusive of natural
waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be
tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature.
6. Detached sidewallcs shall be required along the entire subdivision frontages of Ustick
Road, N. Meridian Road, Chinden Boulevazd, and Linder Road and adjacent to the
designated collector roadways.
7. A circulation pump/aerator or other means of preventing the irrigation ponds from
becoming stagnant shall be required.
8. Re-align the collector roadway on Chinden Blvd. to align with N. Fox Run to the north. If
this cannot be accomplished the plat shall be revised in accordance with new ITD and
ACHD recommendations.
9. Add stub streets in the following locations:
A. Through Lot 20, Block 25 extending to the west.
AZU3-006, PP-03-004, CIJP-OJ-D08
Parvrewt Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 12
B. Along the southern boundary of Lot 19, Block 7, extending to the west.
C. Between Lots 32 and 33, Block 7 extending to the north.
D. Through Lots 25 and 26, Block 25 extending to the south.
E. Between Lots 16 and 17, Block 1 extending to the west.
F. Provide an access easement or curb cut through Lot 1, Block 43 and Lot 1, Block 52;
and Lot 1, Block 53 to the un-platted parcels directly north of Producer Street.
G. Provide an access easement or curb cut though Lot 1, Block 43, west of Lot 1 Block
42, lining up with N. Mitcham Avenue.
H. Provide an access easement or a curb cut within Lot 1, Block 26, in alignment with
the proposed driveway access on N. Studio Way
10. Add micro-paths in the following locations:
• In between Lots 31 and 18, Block 3,
• In between Lots 10 and 11, Block 11.
(All micro-paths shall be constructed in compliance with the Landscape Ordinance,
and shall be the responsibility of the developer.)
11. Revise the plat notes as follows:
•Add a note to the plat requiring any re-subdivision of this plat to be in compliance with
the most recently approved subdivision standards of the City of Meridian.
•Add a note to the plat that restricts fencing adjacent to the pathways within the
subdivision to no greater than four feet in height if solid sight-obscuring material is used
for fence construction.
•Add a note to the plat that states the ownership and maintenance responsibilities of the
pressurized irrigation system within the development.
•Add a n ote t o t he p lat regarding t he o wnership a nd m ainteriance o f t he c ommon 1 ots
within the subdivision.
•Add a note to the plat regarding the Right to Farm Act.
12. A revised phasing plan depicting the phasing for the retaiUoffice, townhouses, and multi-
familyhousing must be submitted prior to the next public hearing.
AZ-03-006, PP-03-004, CUP-07009 Paremoun[ Subdivision AZ.PP.CLP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 13
13. Phasing for the overall project maybe modified by staff level approval, provided written
explanation of phasing changes are provided by the applicant and final plat approval
request of said phases are contiguous to previously approved phases.
14. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten
days prior to the next public hearing for this plat.
GENERAL COMMENTS
1. Written comments in response to the staff report and Conditions of Approval must be
submitted the Meridian's Planning and Zoning Department three days prior to public
hearing.
2. 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.
3. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
4. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
5. All pathways within the proposed subdivision shall be designed in accordance with MCC
12-13-15 "Micropath Landscaping".
6. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application, the landscape plan shall include the
location and design of any proposed playground equipment.
7. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13-
10-8.
8. 250 and 100-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
9. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation drainage district, or lateral users association (ditch owner's), with written
approval or non-approval submitted to the Public Works Department. If lateral users
AZ03A06, PP-01-004, CUP-03-008 Paramoun[8ubdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 14
association approval can't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to fmal plat signature.
10. Please submit up to date groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retentionbgsins) must be designed
to ensure that water is retained only during 100-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1.
11. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing a dditional t rees, b eing t he a quivalent n umber o f c aliper i nches o f t rees t hat
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
maybe used for non-domestic purposes such as landscape irrigation.
14. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
15. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features as noted above.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
The current Comprehensive Plan Land Use Map designates the' property as "Medium
Density Residential" with a portion of the subdivision located within a neighborhood
Center. Staff finds that the proposed residential, school and church uses are harmonious
with and in accordance with the Comprehensive Plan. The requested commercial uses
are not in comaliance with the future Land Use Mao• however the commercial uses
AZ03-OOk PP-0]-004, CUP-03-008 Paramount Sabdinsan AZ PP,CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 15
may be permitted as excepted land uses per MCC 12-6-3 Asain the Comnrehensive
Plan does not address the issue of excepted uses, however the ordinance was in place
prior to the adoption of the Comnrehensive Plan.
The project is being proposed as a conditional use for a planned development in order to
allow several land use exceptions in addition t o the aforementioned reduced lot sizes,
reduced street frontages, and reduced setbacks. ,
r e TMY Y ~
The applicant is proposing just over 50 acres of retalUoffice land use exceptions. Within
the 50 acres, the applicant estimates "approximately 577,606 square feet of office and
retail space." Conceptual approval of these uses is requested as part of this application.
The Comprehensive Plan designates the entire 50-acre land use exception area as
"Medium Density Residential". The Comprehensive Plan also shows a Neighborhood
Center on Ustick Road, between Meridian Road and Linder Road. Approximately''/4 of
the center is located on Paramount property, intended for higher-density residential uses
of at least 8 dwelling units per acre. The commercial node at the heart of the
Neighborhood Center is not located on Paramount property. The land use designation
within the center is Mixed Use -Neighborhood, the lowest intensity mixed use
classification, which allows for up to 10 acres and 100,000 square feet ofnon-residential
uses (i.e. retail and office). The a dopted C omprehensive P lap a nticipated t hat t he
neighborhood center would contain the entire commercial square footage for the
square mile upon which it was located.
Furthermore, In January, 2002, the Planning & Zoning Dept. completed an effort to
study the economic viability of the proposed Neighborhood Centers with Edward Starkie
of Urban Economic Advisory Services. The conclusion of that study was that each
square mile in the North Meridian area "will support approximately 43,000 square feet of
retail." This would indicate a need for one [ 100,000 square foot] center each 2.25 square
miles, or an average of 3.3 acres of retail space per square mile. The proposed
retaiUoffice land use exception far exceeds the square footage intended for the
neighborhood center adjacent to the project.
The approval of the proposed 50 acres and 577,606 square feet of office/retail land use
exceptions will likely have the effect of rendering the commercial neighborhood center
shown on the Comprehensive Plan economically unviable. The sheer scale of the
proposed retaiUoffice land use exceptions appears to be more regional than neighborhood
in scale.
If the project is approved as a Planned Development, it will be excluded from several of
the minimum requirements of the MCC.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
A2-03-OOb, PP-03-004, COP-03AOA Parartwun[ Subdivision AZ.PP.COP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 16
of the general vicinity and that such use will not adversely change the essential
character of the same area;
Staff finds that the proposed residential subdivision use will be harmonious with the
intended character of the area, but will dramatically change the existing rural character of
the general vicinity, with the exception of Lochsa Falls and Cedar Springs North
subdivisions that lie adjacent to the proposed development. The amount of commercial
property proposed by the applicant is far greater than anticipated by the
Comprehensive Plan and is not harmonious with the intended residential character
of the general vicinity.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff f finds t hat t he p roposed s ubdivision w ill h ave a 1 arge i mpact, b ut n of n ecessarily
adverse impact on other properties within the vicinity. Staff does not anticipate that the
project's overall impact will be adverse to the other properties within the general vicinity;
however, the Commission and Council should consider any testimony (written and oral)
presented at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
As noted above, Staff finds that the proposed development can be adequately served by
the essential public facilities and services listed above, if the requirements of ACl-ID, the
Fire Department and the City are met by the applicant.
F. That the proposed use 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 the proposed use would not be detrimental to the economic welfare of the
community, nor would it create the need for any new facilities or services to be paid for
by the public that would be considered excessive.
G. That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff finds that there will be an increase in traffic and noise in the general vicinity if the
subdivision is approved, but that approval of the subdivision will not lead to a major
increase in smoke, fumes, glare, odors or other disturbances that will be considered
detrimental to the welfare of the City and the subdivision's neighbors.
AZ03-006, PP-0Y004, CUP-03-008 Peramow[ Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 17
H. That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
As noted above, staff fmds that the proposed collector off of Chinden may create
significant interference with traffic on the surrounding public streets. Staff has already
recommended that this street be re-aligned with the public street to the north.
Please review the ACHD report for this project for additional information regarding this
finding. ACHD recommendations should be adopted by the Commission and Council to
avoid interference that may result for the proposed subdivision.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed
by issuance of this conditional use. Existing trees greater than 4" caliper must be retained
or mitigated for, if removed.
FINDINGS FOR USE EXCEPTIONS WITHIN A PLANNED DEVELOPMENT
MCC 12-6-3 "Use Exceptions" require the Commission and Council to make the following
findings in order to authorize specific uses that are not normally permitted by the use regulations
of the zone in which the development is located (no more than 20% of the gross area of the gross
project):
1. The uses permitted by the exception are strongly related to the principal use of the
development, and have the purpose of providing services or facilities useful or
complementary to the primary use.
Staff finds that the office/commercia]/high density residential located on the east, southeast
and western portion of the proposed subdivision are related to the primary use (residential) of
the development (R-8). The office/retail uses can provide services (i.e, medical, dental,
optical etc...) and sundries (i.e. food, clothing etc...) that will be complementary to the
residents of the subdivision, and will provide employment opportunities as well. The
proposed m ulti-family housing w ill p rovide a m ix o f h ousing p roducts and i ncome 1 evels
within the proposed subdivision
The mixing of residential uses and commercial uses will encourage the office development to
be constructed in a manner that will be pedestrian friendly in design. The proposed medium-
density housing will provide an immediate consumer base for the office/commercial
development.
The proposed retailloffice located at the southwest comer of the proposed subdivision is not
in compliance with the City of Meridian's Comprehensive Plan. This section of retaiUoffice
AZ-03-006, PP-03-004, CUP-03-008 Peremowt Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 18
does not connect with the residential portion of the subdivision. This portion of the
subdivision is only accessible by car for residents within the proposed subdivision. Staff does
not find that this portion of the subdivision is strongly related to the primary residential use.
2. No more than twenty percent (20%) of the total area of the project shall be devoted
to the uses permitted by the exception. The percentage of use exception allowed will
be determined by the Commission and Council based upon the size of the project
and intensity of the use exceptions.
Staff finds that the office/multiple-family housing/commercial uses make up
approximately 17% of the total area of land included in the planned development.
Staff finds that the size and intensity of the excepted uses are
. within the guidelines and urovisions of the MCC.
3. The development will be phased so that construction of the excepted use or uses will
be j ustified by c onstruction o f a 11 o r a p roportionate a mount o f t he p rincipal o r
primary use or uses.
Staff finds that the excepted uses (office and commercial) will be phased and constructed
in a manner that justifies their inclusion as part of the project's primary residential uses.
4. The uses permitted by the exception are integrated into the overall project by:
a. Being located in proximity to and within convenient walking distance of the
primary uses.
Staff finds that the office/retaiUmulti-family uses located in the southeastern portion
of the proposed subdivision are in proximity to and within convenient walking
distance for parts of the overall development. The proposed retail /office use
located in the southwest corner of the subdivision is not located in close proximity
to the residential uses within subdivision and is not within convenient walkin
distance of the residential uses within the subdivision. Staff finds that all other
office/retaiUmulti-family housing excepted uses are within convenient walking
distance for many of the residents within the proposed subdivision.
b. Utilizing one or more of the main vehicular accesses to the primary use site as
the main access to the exception site or interconnection through a system of
private roadways and/or pathways.
Staff fmds that the retaiUoffice uses located in the southwest corner of the proposed
subdivision are n of accessible f o r esidents o f the p roposed s ubdivision t hrough a
main access or an interconnected street system.
With the exception of the retaiUoffice uses located at the southwest corner of the
subdivision, staff finds that the site design incorporates interconnectivity though
AZ-03-006, PP-03-004, CUP-03-008 Paramount Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 19
shared vehicular access points. The applicant has provided a pathway system and an
interconnected roadway system for access to the excepted uses from the residential
uses.
c. Providing pedestrian and bicycle pathway connections with the primary use
site.
Staff finds that the proposed retail/office uses in the southwest corner of the
proposed subdivision are not provided with adequate pedestrian and bicycle
connections with the remainder of 'the development. Staff finds that all other
excepted uses are provided with connections that are accessible to pedestrians and
to the residential portion of the development.
d. Orienting buildings on the exception site to facilitate vehicular and/or
pedestrian access from the primary use site.
Staff finds that the proposed retaiUoffice uses on the southwest corner of the subject
property are located in a manner that will facilitate access from existing arterial
roadways only and do not provide any interconnectivity with the rest of the
subdivision.
A detailed layout of the buildings has not been submitted with this application.
Therefore, staff is unable to make a fmding concerning the orientation of the
buildings to be developed as excepted uses.
e. Continuing architecture, landscaping, and building bulk concepts from the
primary use into the use of the exception site so they are consistent and
harmonious throughout the development.
Staff finds that the landscaping is consistent throughout the proposed development.
Architectural and building bulls concepts will need to be submitted with a new
detailed conditional use permits for each of the future office, commercial and multi-
familyuses.
The Commission and Council may determine what, if any, architectural/design
concepts (residential and/or commercial) should be incorporated.into all buildings
within this development at this time.
5. The use(s) permitted by the exception are neighborhood or community serving in
size and character and not regional, 'and are not detrimental to adjacent
neighborhoods in location and character.
Staff finds that the proposed office and retail uses, when combined, equal over half
a million square feet of possible office/retail space. Staff does not believe that the
scale of the office and retail uses is appropriate to the size of the overall
development. As stated before, the Comprehensive Plan deuicts a 100 000
AZ-03-006, PP-03-004, CUP-03-0OA Peremoun{Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 20
square foot maximum for commercial sauare foota¢e within this entire sauare
mile.
Staff further finds that the proposed development is a very large subdivision with a
variety of commercial and residential uses that fit within the MCC guidelines for
excepted uses within a PD, and that the excepted uses utilize less than the 20% of
the land within the proposed development.
ADDITIONAL CONSIDERATIONS
Scale of Development: The size of this development has made it possible for the developer
to provide a large number of amenities and public land for future school development, and
if the entire project was developed as several smaller projects
The size of the project also allows the developer to reauest a 20°/d land-use exception that
results in a much larger exception area than would typically be permitted within a smaller
development. The size of the "excepted uses" within this development exceeds the size of
the entire maximum commercial development allowed by the Comprehensive Plan within
this area (577,000+ sauare feet are proposed but only 100 000 square feet are allowable
under the comprehensive plan) While the proposed exception area does pot comply with
the Comprehensive Plan, the submitted development, with the exception of the
disconnected southwest commercial lot meets the eneral reauirements of the MCC's
findines for excepted uses.
find that the proposed amount of retail /office land use exceptions are in harmony with the
"Mixed Use-Neighborhood Center" shown in Section 25 (7' 4N R1W) of the Future Land
Use Map or the Mixed Use Neighborhood Policies on page 98 of the 2002 Comp Plan
Temporazv Sales Trailer(s): Staff does not object to the applicant's request for temporary sales
trailer(s) w ithin this subdivision as long as a 11 of the conditions of approval, listed under site
specific condition of approval number 4, below, are met by the applicant.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Pernut.
2. All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
A new detailed Conditional Use Permit will be required prior to development of any of
the office/retaiUmulti-family housing within the Pazamount Subdivision.
AZ-0]A06, PP-03-W4, C[IP-D3-ODB Paremounl Subdivision AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 21
4. Temporary sales/information trailers shall be subject to the following conditions:
a. The proposed subdivision is permitted to have no more than two temporazy
sales trailers on-site.
b. The landscaping and irrigation (in accordance with the Landscape Ordinance)
shall be provided in the front yard of the sales trailer shall be completed prior to
occupancy.
c. The trailer shall be skirted with material that is similar in color and material of
the rest of the trailer.
d. The applicant shall be responsible for providing adequate off street parking.
e. One wall sign is allowed for the temporary sales trailer. The sign shall be
limited in size to 18% of the wall area. No other signs shall be permitted.
f. A building permit for the temporary building must be obtained through
Meridian's Building Department prior to placing the trailer on a lot. A site plan
must accompany the building permit and be approved by Planning Department.
g. Sanitary sewer service and domestic water service may be requested for the
proposed use. Should ahook-up be requested, an assessment for sewer and water
service will be determined during the building permit application process.
h. Applicant must provide the Public Works and Fire Departments with
information on the method of fire protection to be used for the trailer.
i. The trailer must conform with all setbacks as set forth in the Pazamount
Subdivision conditional use permit and preliminary plat.
j. The timeframe for the sales and information trailer is for a period of 48 months.
If P azamount r equires a n e xtension o f t his p ennitted p eriod, S taff r ecommends
they submit a status of their plans fo the P&Z Department after 48 months of
operation (starting from d ate of occupancy). City Council must approve of any
time extension beyond 60 months via a modification of the CUP. This tlmeframe
will apply to a single lot, not a combination of all future lots for the trailer use.
k. The Applicant's request to site the same trailer under the above-stated
conditions at other locations within future Pazamount phases is approved without
a CUP modification. A new Certificate of Zoning Compliance and building
permit for all future trailer locations must be submitted to the City for each future
location, but a CUP should not be required for each future trailer location.
AZ03-006, PP-0I-OOA, CUP-03-008 Paramount Subdivis:an AZ.PP.CUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 22
5. The applicant shall provide cross walks at the three N. Cinema Way intersections at W.
Colbert St., W. Charlton St. and W. Paramount Drive that will provide pedestrian access
to the proposed community center.
6. Fencing adjacent to Lot 10, B1ock15, Lot 1 Block 29, Lot 1 Block 24 and Lot 1 Block 38
shall be limited to 4 feet in height if solid fencing material is used, with the allowance for
an additional 2 feet of lattice work to be placed on top of the solid fence.
7. A planned sign program shall be required for the commercial portions of the property
RECOMMENDATION
Staff supports the general layout of the residential portion of the proposed Paramount
Subdivision; however, the Planning and Zoning Department is concerned with the large volume
of commerciaUoffice development (577,660 square.feet), and the lack of accessibility to the 19.2
acre retaiUoffice lot located in the southwest comer of the proposed subdivision.
Staff recognizes that the combined acreage of the office/retail uses is within the 20% land use
exception guidelines of the City's Planned Development Ordinance; however, the City Code
explicitly states that the excepted uses are to be strongly related to the primary use of the
proposed development, the uses should not be regional in nature, and that the uses should be
interconnected with the principal use via shared access points or pedestrian bicycle paths.
Furthermore, the MCC states that the Commission and Council shall determine the
percentage of use exception that is permitted within a development based on size of the
protect and intensity of the use exception. As noted above, the 19.2 acre lot at the northeast
corner of the Linder and McMillan Road intersection nra .J„ , o ~ ,.,,_e ,,.« ..! .we ,,,,~,:..
oes not adhere to the MCC's required
fmdings for excepted uses. Staff recommends that this portion (Lot 57, Block 3) of the
development be removed from this protect at this time and should not be annexed with the
remainder of the development. The removal of this portion of the development will reduce
the square footage of the excepted land use by apuroximately 210 000 square feet
The remaining land use exceptions (excluding Lot 57 Block 31 will provide for over
350,000 square feet of office/retail uses in addition to providing land for amulti-family
housing protect. The Commission and Council should determine if the remainder of the
excepted uses are reasonable due to the size of the nroiect and the intensity of the proposed
excepted uses and are justifiable in light of the Comprehensive Plan and the surrounding
developments.
Staff recommends that the public hearings for the Paramount annexation, preliminary plat and
conditional use permit be continued to allow the applicant to make several modifications to the
subdivision design prior to being recommended to Council. The modifications should include,
among others, the relocation of the collector roadway on Chinden Blvd, the addition of stub-
streets and micro-paths, and new phasing lines. The plat and CUP plans should also be modified
in compliance with the Commission's recommendations for the proposed commercial areas.
AZ-OJ-006, PP-03-004, CUP-03-008 Paremount Subdivision AZ.PPCUP
Planning & Zoning Commission/Mayor & City Council
April 17, 2003
Page 23
Fifteen (15) copies of a revised plat will need to be submitted to the City Clerk's Office at least
ten (10) days prior to the next public hearing for review by the City Staff.
AZ-8]-006, PP-03-W0, CUP-U3-0p8 Paremount Subdivivion AZ.PP C[IP
STATE OF IDAHO )
COUNTY OF ADA )
ss
AFFIDAVIT
R,ECEIVE~
~~~."~ 0 `1 2003
CITY OF MERIDIAN
~;ITY CI FRK nFFICE
I, Michael D. Wardle, Wardle & Associates; 4940 E. Mill Station Drive, Suite 101,
Boise, Idaho, 83716, certify that I posted Paramount, LLC's property between Linder and
Meridian Roads, and McMillan Road and Chinden Boulevard for a planned development,
including annexation and zoning, conditional use permit and preliminary plat on Monday,
Mazch 31, 2003.
Dated this 31 st day of Mazch, 2003.
Michael D. Wardle
Wardle & Associates
SUBSCRIBED AND SWORN to before me the day and year first above written.
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CITY OF MERIDIAN, IDAHO
Hub of Treasure Valley
LEGAL NOTICE
OF PUBLIC HEARING
Meridian City ~?lanning ` Zone
Will hear a request for a
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By: wa~r~ ~ QsSou~
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Hearing Date: ~ I l'] _ 2.~0 3 at 7. ~8 P:M.
In the Meridian City Hall
Council Chambers
For more information, contact
CITY PLANNER
(208) 884-5533
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""`'~~~~" Ada County Highway District
318
ouaau o. casuaer, isi vice rresiaen[
Dave Bivens, 2nd Vlce President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
Garden City ID 83714-6499
Phone (206) 387-6100
FAX (208) 387-6391
E-mail:
March 20, 2003
RECEIVED
To: Paramount, LLC
12426 West Explorer Drive, Suite 220 MAR 2 S 2003
Boise, Idaho 83713
City of Meridiaa
Subject: Paramount Subdivision/MCUP03-008/MAZ03-006 City Clerk Offioe
847-lot mixed use subdivision
Between Meridian Road, Linder Road, McMillan Road and Chinden Boulevard
On March 19, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to cohtact me at 208-387-6177.
Andrea N. Tuning
Principal Development
Right-of-way & Develop
Planning Division
CC: Planning & Development Chron/project file
City of Meridian
Construction Services
Drainage
Utilities
Engineering Northwest
423 South Ancestor, Suite 180
Boise, Idaho 83704
..Are'`-r#3~
Ada County Highway District
Right-of--Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that this development is located in the North
Meridian Planning Area. This item is scheduled to be on the regular agenda on Wednesday March 19, 2003
at 12:00 noon. Tech Review for this item was held with the applicant on Friday March 5, 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: Paramount Subdivision / MCUP03-008 / MAZ03-008
Site address: Between Chinden Boulevard, McMillan Road, Meridian Road and Linder Road
Owner:/Applicant: Paramount, LLC
12426 West F~cplorer Drive, Suite 220
Boise, Idaho 83713
Representative: Engineering Northwest
423 South Ancestor Way, Suite 180
Boise, Idaho 83704
Application Information
The applicant is requesting annexation, rezone, conditional use and preliminary plat approval to construct an
847-lot mixed-use subdivision on 392.17-acres. The site is proposed to contain 764 single-family residential
lots, 5-commercial and office lots, 73-townhouse lots, 1multi-family lot (270 apartments), a community
center, 1-elementary school lot, 1-high school lot and 2-church lots. The site is located between Chinden
Boulevard, McMillan Road, Meridian Road and Linder Road.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Proposed common lots:
Vicinity Map
392.17-acres
RUT and R-1
R-8, R-40, L-O and C-G
847-lots
37-lots
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 22,970 additional vehicle trips per day
(30 existing) based on the submitted traffic study.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact
study was completed by Dobie Engineering and the following is a summary of the findings that was
submitted by the applicant:
• The proposed development is a mixed-use development containing 940 single-family lots, 345
multi-family units, 80 acres of office and retail space, an elementary school, a church, and a high
school campus. The subdivision is expected to reach build-out by the year 2010.
^ The traffic study estimates a total of 23,000 new vehicles trip per day will be generated by this
development. These totals include 1,890 trips during the AM peak hour and 2,250 in the PM peak
hour.
• The intersection of Chinden/Linder Road is controlled by atraffic-actuated signal. The
intersection of Chinden/Meridian Road is iwo-way stop controlled with Meridian as the minor road.
All other arterial intersections have all-way stop control.
• Linder, Meridian, and McMillan are all projected to have less traffic in the year 2010 than the
COMPASS guideline that is recommend fora 2-lane minor arterial without the addition of the
Paramount site traffic. Chinden Boulevard is projected to exceed the LOS E COMPASS volumes
for 15,500 for atwo-lane arterial.
• The intersection of Linder/McMillan Road is estimated to operate at a LOS B under current AM
and PM peak hour periods. It is estimated that this intersection will operate at a LOS B in the
year 2010 without the addition of the Paramount Subdivision. The intersection is projected to
operate at a LOS C at build-out with the addition of left-turn lanes at the four approaches.
• The intersection of Meridian/McMillan Road is estimated to operate at a LOS B under current AM
and PM peak hour periods. It is estimated that this intersection will operate at a LOS B in the
year 2010 without the addition of the Paramount Subdivision. The intersection is projected to
operate at a LOS D at build-out with the addition of left-turn lanes at the four approaches.
• The intersection of ChindenlMeridian Road is estimated to operate at a LOS B under current AM
and PM peak hour periods. It is estimated that this intersection will operate at a LOS C in the
year 2010 without the addition of the Paramount Subdivision. The intersection is projected to
operate at a LOS F at build-out in 2010 without a signalized intersection. The intersection is
projected to operate at a LOS C with the addition of a traffic signal. The southbound approach
currently operates at a LOS F and a LOS D for the northbound approach with the two-way stop
control. This intersection is currently programmed for the addition of a traffic signal in the year
2005.
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The signalized intersection of Chinden/Cinder Road is estimated to operate at a LOS D under
current AM Peak hour and LOS C in the PM peak hour periods. It is estimated that this
intersection will operate at a LOS D in the year 2010 without the addition of the Paramount
Subdivision. The intersection is projected to operate at a LOS F at build-out with the current lane
configuration of Chinden Boulevard. It is estimated to improve to a LOS D if Chinden Boulevard.
is improved to a Five-lane section.
^ All streets intersecting the arterial system, unless otherwise specified, should be posted with stop
signs. In addition, the residential collector intersections within the subdivision should be signed
fortwo-way stop control.
• The McMillan/South access intersection was analyzed with an eastbound left-turn lane and a
westbound right-turn lane into the site, as well as separate southbound left and right-tum lanes
exiting the site. This stop-controlled T-intersection is projected to operate at a LOS B in the build-
out year.
• The three access points on Meridian Road were all analyzed with a northbound left-turn lane and
a southbound right-turn lane into the site, as well as separate eastbound left and right-tum lanes
exiting the site. This stop=controlled T-intersection is projected to operate at a LOS B in the build-
out year.
^ The Linder/West access intersection was analyzed with a separate southbound left-turn lane and
an exclusive northbound right-tum lane into the site, as well as separate westbound left and a
combined through/right-turn lanes exiting the site. This two-way stop-controlled intersection is
projected to operate at a LOS D in the build-out year for the minor approaches.
The preliminary analysis indicates that highway traffic plus protected approach traffic at the mid-
mile access to Chinden Blvd. is sufficient to warrant a traffic signal. Warrant #1 will be met with
the inclusion of all right-turning movements. Warrants #2 and #11 are met with or without right-
turning traffic. The applicant should work with ACRD and ITD to determine when the traffic signal
is warranted.
Executive Summary of the North Meridian Traffic Plan
The proposed 12-square mile study area between US 20126 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACRD)
3
In addition to the submitted traffic impact study, staff has included portions of the executive summary
of the North Meridian Traffic Plan.
for anticipated development build out. The following are the principal findings and recommendations
of the study:
• The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
• The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehices per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 69'0 of the trips are pass-by trips.
• The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
• At build out, traffic on the arterials is expected to significantly increase.
• All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" ar better.
• The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
• Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
• At full build out, the fallowing improvements may be anticipated within the study area:
5-lane road section with right tum lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meridian south of McMillan, and Locust Grove at Ustick.
3-lane road section with right tum lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan,and Locust Grove.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACRD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
4. Site Information: The site is primarily agricultural with 4-single-family residential homes.
5. Description of AdJacent Surrounding Area:
a. North: Fox Run Subdivision and unplatted (single-family residential with agricultural uses)
b. South: Cedar Springs North Subdivision
c. East: Unplatted (single-family residential with agricultural uses)
d. West: Lochsa Falls Subdivision
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6. Impacted Roadways
Linder Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Meridian Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
McMillan Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Chinden Boulevard
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
2,900-feet
Minor arterial
North of McMillan Road was 6,297 on 4-9-02.
Currently better than °C"
50 MPH
3,300-feet
Minor arterial
North of McMillan Road was 3,192 on 7-12-00.
Currently better than °C"
50 MPH
1,980-feet
Minor arterial
East of Linder Road was 3,123 on 4-10-02.
Currently better than "C"
45 MPH
120-feet
Principal arterial
West of Meridian Road was 15,294 on 6-22-00.
Currently better than "C"
55 MPH
7. Roadway Improvements Adjacent To and Near the Site
Linder Road is currently improved with 2-traffic lanes (25-feet of pavement) with no curb, gutter or
sidewalk abutting the site.
Meridian Road is currently improved with 2-traffic lanes (25-feet of pavement) with no curb, gutter or
sidewalk abutting the site.
McMillan Road is currently improved with 2-traffic lanes (25-feet of pavement) with no curb, gutter or
sidewalk abutting the site.
Chinden Boulevard is currently improved with 2-traffic lanes with no curb, gutter or sidewalk abutting
the site.
8. Existing Right-of-Way
Linder Road has 55-feet of right-of-way (30-feet from centerline).
Meridian Road has 50-feet of right-of-way (25-feet from centerline).
McMillan Road has 50-feet of right-of-way (25-feet from centerline).
Chinden Boulevard has 73-feet of right-of-way (33-feet from centerline).
9. Site History
In 2001, the District reviewed this site as Keltic Heights Subdivision. On October 17, 2001, the
Commission approved a rezone and sketch plat approval fora 1,522-lot development on 452.16-
acres. Keltic Heights Subdivision was anticipated to create 21,250 new vehicle trips per day.
5
10. Five Year Work Program /Capital Improvement Plan
There are no projects scheduled within the District's Five Year Work Plan.
Linder Road, Meridian Road and McMillan Road are not within the District's Capital Improvement
Program.
11. Other Development in Area/Miscellaneous
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools,
office/commercial lots, and city and neighborhood parks.
The following list is a compilation of developments that the District has approved recently within this
identified area.
• On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant
proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on
452.16-acres.
• On October 17, 2001 the Commission approved a rezone and preliminary plat application foran
8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
• On November 7, 2001 the Commission approved rezone and annexation application for 370.55
acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
• On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot
residential subdivision on 78-acres (Baldwin Park).
• On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
• On May 22, 2002, the Commission approved a preliminary plat application foran 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
• On July 17, 2002, the Commission approved a request for approval foran annexation and rezone
fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
• On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
• November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site
on 119.83-acres (Havasu Creek Subdivision).
• On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, iwo senior high charter schools, two senior high professional technical high
schools and one District administration building on 39.23-acres (Education Campus Subdivision).
• On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single-
family residential subdivision on 35.94-acres
• On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot
mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common
lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
• On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single-
family residential subdivision located on 39.92.
• On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use
subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1-
elementaryschool lots located on 38.65-acres.
• On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use
subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots,
2-commercial lots and 1-mini storage lot.
• On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family
residential subdivision Iccated on 9.996-acres.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is extreme and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works". If staff examines each development individually,
the roadway system appears adequate, but when staff begins to add in a second or third large-scale
development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds.
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACRD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat
Road.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. Paramount Subdivision may also be subject to any extraordinary fees that the
District may impose.
B. Findings for Consideration
Right-of-WaylSidewalk
District policy requires 96-feet of right-of-way on 5-lane arterial roadways. This right-of-way allows for
the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike
lanes.
District policy requires 70-feet of right-of-way on 3-lane arterial roadways. This right-of-way allows for
the construction of a 3-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike
lanes.
This segment of Meridian Road, Linder Road and McMillan Road are not listed in the adopted Capital
Improvements Plan; therefore, impact fees cannot be used to purchase the right-of-way abutting the
site. Right-of-way dedication is not required with this application. If the applicant chooses to dedicate
the right-of-way, ACHD will not provide compensation.
When platting along functionally classified roadways, the applicant shall allow for sufficient right-of -
way at the intersections that have been identified as needing turn lanes, as determined in the
submitted traffic impact study.
District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial roadways.
7
Meridian Road
The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year
Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of--way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation an additional 10-feet of right-of-way along Meridian Road, and
construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located a
minimum of 28-feet from the centerline of the right-of--way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located a minimum of 28-feet from the' centerline of the
right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
Linder Road
The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year
Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of--way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation an additional 23-feet of right-of-way along Linder Road, and
construct a minimum 5-foot wide concrete sidewalk along Linder Road, located a minimum
of 41-feet from the centerline of the right-of-way.
6. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Linder Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
McMillan Road
The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year
Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of--way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation an additional 10-feet of right-of-way along McMillan Road, and
construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located a
minimum of 28-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the
right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
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).
Meridian Road
The applicant is proposing to construct three main entrances that intersect with Meridian Road.
The applicant is proposing to construct West Studio Drive to intersect North Meridian Road
approximately 1,300-feet north of McMillan Road. This roadway location meets District policy and
should be approved with this application.
The applicant is proposing to construct West Producer Street to intersect Meridian Road
approximately 2,470-feet north of McMillan Road. This roadway location meets District policy and
should be approved with this application.
The applicant is proposing to construct West Director Street to intersect Meridian Road approximately
960-feet south of Chinden Boulevard.
Linder Road
The applicant is proposing to construct one main entrance to intersect with Linder Road.
The applicant is proposing to construct West Paramount Drive approximately 2,420-feet south of
Chinden Boulevard. This roadway is proposed to align with West Cayuse Avenue (a main entrance
that was approved on May 22, 2002 as a part of Lochsa Falls Subdivision). This roadway location
meets District policy and should be approved with this application.
McMillan Road
The applicant is proposing to construct West Studio Drive to intersect Meridian Road approximately
1,260-feet west of Meridian Road. This roadway location meets District policy and should be
approved with this application.
Chinden 8oulevard/State Highway 20/26
The applicant is proposing to construct North Cinema Way to intersect Chinden Boulevard
approximately 2,200-feet west of Meridian Road. This roadway is under the jurisdiction of the Idaho
Transportation Department. This roadway location would not meet the District's roadway offset policy
and may cause a safety hazard. District policy would require the applicant to construct North Cinema
9
Way (the proposed roadway to intersect Chinden Boulevard) to align with or offset North Fox Run
Avenue (an existing roadway located on the north side of Chinden Boulevard) a minimum of 300-feet.
The proposed offset between North Cinema Way and North Fox Run Avenue may not only pose a
safety hazard, but may cause additional problems with the location of a future traffic signal (the
submitted traffic study notes that signal warrants will be met for the North Cinema Way/Chinden
Boulevard intersection). ***See Special Recommendation to Idaho Transportation Department.
Internal Roadways
The West Dreyfus Street/Producer Avenue and the North Lange Avenue/Producer Avenue
intersections do not meet District policy. District policy requires local streets to offset a minimum of
125-feet (measured from centerline to centerline). The applicant should relocate the roadways to
provide a minimum offset of 125-feet (measured from centerline to centerline).
The remainder of the internal roadways meet District policy in regard to roadway offsets and should
be approved with this application.
3. Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this
width may be allowed, depending on traffic volumes forecast to be generated by the development.
Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-
feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section.
District policy 7202.8 and 72-F16, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-of--way.
Commercial Roadways
The applicant is proposing to construct North Cinema Way (from Chinden Boulevard to West Director
Street), West Director Street (from Meridian Road to North Cinema Way), West Producer Street (from
Meridian Road to North Mitchum Avenue), West Studio Drive (from Meridian Road to McMillan Road),
and West Paramount Drive (from Linder Road to North Arliss Avenue) as 36-foot street sections with
rolled curb, gutter and 5-foot attached concrete sidewalk within 50-feet of right-of-way. The proposed
street section does not meet District policy and is not intended to carry over 2,000 vehicle trips per
day. District policy requires roadways abutting commercial uses to be constructed as 40-foot street
sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54-feet of right-of-way.
The applicant should construct:
• North Cinema Way (from Chinden Boulevard to West Director Street),
• West Director Street (from Meridian Road to North Cinema Way),
• West Producer Street (from Meridian Road to North Mitchum Avenue),
• West Studio Drive (from Meridian Road to McMillan Road) and
• West Paramount Drive (from Linder Road to North Arliss Avenue)
10
as 40-foot street sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54-
feet of right-of-way.
Local Roadways
The applicant is proposing to construct West Paramount Drive (from North Arliss Avenue to North
Cinema Way), North Bergman Avenue (from West Paramount Drive to the north property line), North
Cinema Way) from West Director Street to West Colbert Street), North Chaplin Drive (from North
Cinema Way to North Cinema Way), West Gable Street (from North Cinema Way to West Producer
Street), and West Producer Street (from North Mitchum Avenue to North Hopkins Avenue) as 36-foot
street section with rolled curb, gutter and 5-foot attached concrete sidewalk. These roadways are
anticipated to carry less than 2,000 vehicle trips per day and meet District policy. The applicant
should construct:
• West Paramount Drive (from North Arliss Avenue to North Cinema Way),
• North Bergman Avenue (from West Paramount Drive to the north property line),
• North Cinema Way) from West Director Street to West Colbert Street),
• North Chaplin Drive (from North Cinema Way to North Cinema Way),
• West Gable Street (from North Cinema Way to West Producer Street) and
• West Producer Street (from North Mitchum Avenue to North Hopkins Avenue)
as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalk, as proposed.
The applicant is proposing to construct the remainder of the internal roadways as 33-foot street
sections with curb, gutter, 5-foot attached concrete sidewalk and parking on both sides of the
roadway within 50-feet of right-of--way. This street section meets District policy with the review and
approval from the Meridian Fire Department and should be approved with this application.
4. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-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".
Internal Stub Streets To Neighboring Parcels
The applicant is proposing to construct four stub streets to the neighboring parcels.
The applicant is proposing to extend North Wayman Avenue as a stub street to the south property
line approximately 1,900-feet west of Meridian Road. Staff is supportive of the location of this stub
street. Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not
be required to construct a temporary turnaround at the terminus of the roadway. The applicant
should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE".
The applicant is proposing to extend North Cinema Way as a stub street to the south property line
approximately 2,050-feet east of Linder Road. Staff is supportive of the location of this stub street.
Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not be
required to construct a temporary turnaround at the terminus of the roadway. The applicant should
install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
11
The applicant is proposing to extend North Bergman Avenue as a stub street to the north property
line approximately 1,220-feet east of Linder Road. Staff is supportive of the location of this stub
street. Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not
be required to construct a temporary turnaround at the terminus of the roadway. The applicant
should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". ***See Finding for Consideration B item #7.
The applicant is proposing to extend North Arliss Avenue as a stub street to the north property line
approximately 820-feet east of Linder Road. Staff is supportive of the location of this stub street.
Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not be
required to construct a temporary turnaround at the terminus of the roadway. The applicant should
install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
Additional Connectivity To Neighboring Parcels
The applicant is not proposing to construct West Producer Street to provide access to the
undeveloped parcels located directly to the north (the Packard and Mastropaolo properties). To limit
access to Meridian Road and provide intro-neighborhood connectivity, the applicant should provide
access to the Packard (4.9-acres) and Mastropaolo {5.0-acres) properties.
5. Alleys
District policy 7204.10.1 requires the minimum right-of-way width for new alleys to be 16-feet if: the
alley is abutted by residential uses and zoning on both sides; and building setbacks required by the
land use agency having jurisdiction provide sufficient space for the safe backing of vehicles into the
alley.
District Policy 7204.10.3 states a minimum of back-of-curb radius of 15-feet is required at all alley
intersections. For the reconstruction of existing alleys, the back-of-curb radius may be less than 15-
feet when it is impractical to remove existing obstructions.
Parking in alleys is not allowed (District policy 7204.10.3).
Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be
designed so the minimum clear distance from the back of the parking stall to the opposite side of the
alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet
from the nearest public street.
The applicant is proposing to construct two residential alleys within the subdivision.
The applicant is proposing to construct a 16-foot wide residential alley between West Oliver Street
and West Peck Street and West Studio Drive and West Producer Street. The applicant should
improve the alley its full width and provide a minimum of back-of-curb radius of 15-feet is required at
all alley intersections. Parking should be designed so the minimum clear distance from the back of
the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an
alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley should
be prohibited.
The applicant is proposing to construct a 16-foot wide residential alley between West Poitier Street
and West Peck Street and West Studio Drive and West Producer Street. The applicant should
improve the alley its full width and provide a minimum of back-of-curb radius of 15-feet at all alley
intersections. Parking should be designed so the minimum clear distance from the back of the
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parking stall to the apposite side of the alley is 22-feet for perpendicular parking. An access to an
alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley should
be prohibited.
6. Roundabouts
The roundabout should be designed with a minimum of a 21-foot street section on either side of the
center island. The applicant will be required to dedicate sufficient right-of-way on either side of an
island. Coordinate the size and design of the roundabout with traffic services staff.
The applicant is proposing to construct four roundabouts within the public right-of-way.
Staff is supportive of the roundabouts that are proposed to be located:
• On West Director Street (mid way between Meridian Road and North Cinema Way)
• At the intersection of Chaplin Street and North Dietrich Avenue
• At the intersection of Cagney Street and North Dietrich Avenue
The roundabouts should be designed with a minimum of a 21-foot street section on either side of the
center islands. The applicant will be required to dedicate sufficient right-of-way on either side of an
island. Coordinate the size and design of the roundabouts with traffic services staff.
Staff is not supportive of the roundabout that is proposed to be located at the intersection of North
Bergman Avenue and Bacall Street due to the fact that it poses a safety hazard with the proposed
stub street not having a temporary turnaround, requiring individuals to back into an intersection with a
roundabout. The applicant should not construct a roundabout at the intersection of North Bergman
Avenue and Bacall Street unless a temporary turnaround is constructed at the terminus of North
Bergman Avenue or North Bergman Avenue will be extended at the time that this portion of the
preliminary plat is final platted.
7. 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 Traffic Services staff.
The applicant is proposing to construct one knuckle with an island in the center. Staff is supportive of
the knuckle's proposed location. The applicant should construct the island to be 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 Traffic Services staff.
8. Driveways
District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized intersection
to be located a minimum of 440-feet from the signalized intersection for afull-access driveway and a
minimum of 220-feet from the signalized intersection for aright-in/right-out only driveway.
District policy 72-F4 (2) requires driveways located on arterial roadways near astop-controlled
intersection to be located a minimum of 220-feet from the intersection for afull-access driveway and a
minimum of 150-feet from the intersection for aright-in/right-out only driveway.
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District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
50 to align or offset a minimum of 255-feet from any existing or proposed driveway.
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the. applicant should be required to
pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
The applicant is not proposing to construct any driveways on Linder Road, Meridian Road, McMillan
Road, West Paramount Drive, West Studio Drive, West Producer Street, West Director Street or
North Cinema Way at this time for the proposed multi-family lots and commercial lots. When the
District receives a formal application for the multi-family use or the commercial use, the District will
review and approve driveway locations in accordance with the policies and guidelines that are in
effect at that time. The preceding policies are the District's current policies and are provided for
informational purposes only.
9. Islands I 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 a number of islands within the public right-of-way. The
applicant should maintain minimum of a 21-foot street section on either side of the center islands.
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.
10. Turn Lanes
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn lane to
be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design of the turn lane with District staff.
District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis
contingent upon the posted speed limit. Coordinate the design of the taper with District staff.
Linder Road
According to the submitted traffic impact study, in order for the West Paramount Drive/Cinder Road
intersection to operate at an acceptable level of service, a southbound left turn lane should be
constructed on Linder Road at the West Paramount Drive/Cinder Road intersection.
According to the submitted traffic impact study, in order for the West Paramount Drive/Cinder Road
intersection to operate at an acceptable level of service, a northbound right turn lane should be
constructed on Linder Road at the West Paramount Drive/Cinder Road intersection.
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McMillan Road
According to the submitted traffic impact study, in order for the West Studio Drive/McMillan Road
intersection to operate at an acceptable level of service, an eastbound left turn lane should be
constructed on McMillan Road at the West Studio Drive/McMillan Road intersection.
According to the submitted traffic impact study, in order for the West Studio Drive/McMillan Road
intersection to operate at an acceptable level of service, a westbound right turn lane should be
constructed on McMillan Road at the West Studio Drive/McMillan Road intersection.
Meridian Road
According to the submitted traffic impact study, in order for the West Studio Drive/Meridian Road
intersection to operate at an acceptable level of service, a northbound left turn lane should be
constructed on Meridian Road at the West Studio Drive/Meridian Road intersection.
According to the submitted traffic impact study, in order for the West Studio Drive/Meridian Road
intersection to operate at an acceptable level of service, a southbound right turn lane should be
constructed on Meridian Road at the West Studio Drive/Meridian Road intersection.
According to the traffic impact study, in order for the West Producer Street/Meridian Road intersection
to operate at an acceptable level of service, a northbound left tum lane should be constructed on
Meridian Road at the West Producer Street/Meridian Road intersection.
According to the traffic impact study, in order for the West Producer Street/Meridian Road intersection
to operate at an acceptable level of service, a southbound right turn lane should be constructed on
Meridian Road at the West Producer Street/Meridian Road intersection.
According to the traffic impact study, in order for the West Director Street/Meridian Road intersection
to operate at an acceptable level of service, a northbound left turn lane should be constructed on
Meridian Road at the West Director Street/Meridian Road intersection.
According to the traffic impact study, in order far the West Director Street/Meridian Road intersection
to operate at an acceptable level of service, a southbound right turn lane should be constructed on
Meridian Road at the West Director Street/Meridian Road intersection.
West Studio Drive at McMillan Road
According to the submitted traffic impact study, a westbound right tum lane should be constructed on
West Studio Drive at the West Studio Drive/McMillan Road intersection.
According to the submitted traffic impact study, an exclusive eastbound left turn lane should
constructed on West Studio Drive at the West Studio Drive/McMillan Road intersection.
West Studio Drive of Meridian Rgad
According to the submitted traffic impact study, an exclusive northbound left turn lane should
constructed on West Studio Drive at.the West Studio Drive/Meridian Road intersection.
According to the submitted traffic impact study, an exclusive southbound right turn lane should
constructed on West Studio Drive at the West Studio Drive/Meridian Road intersection.
West Producer Sfreef
According to the submitted traffic impact study, an exclusive northbound left turn lane should
constructed on West Producer Street at the West Producer Street/Meridian Road intersection.
15
According to the submitted traffic impact study, an exclusive southbound right turn lane should
constructed on West Producer SEreet at the West Producer Street/Meridian Road intersection.
West Director Drive
According to the submitted traffic impact study, an exclusive northbound left turn lane should
constructed on West Director Drive at the West Director Drive/Meridian Road intersection.
According to the submitted traffic impact study, an exclusive southbound right turn lane should
constructed on West Director Drive at the West Director Drive/Meridian Road intersection.
West Paramount Drive
According to the submitted traffic impact study, an exclusive northbound right turn lane should
constructed on West Paramount Drive at the West Paramount Drive/Cinder Road intersection.
According to the submitted traffic impact study, a combined through/southbound left turn lane should
constructed on West Paramount Drive at the West Paramount Drive/Cinder Road intersection.
11. Idaho Transportation Department
Chinden Boulevard (State Highway 20/26) is under the jurisdiction of the Idaho Transportation
Department. Application materials should be submitted to ITD for review and requirements of that
Department and the applicant should submit to the District a letter from ITD regarding said
requirements prior to District approval of the final plat or issuance of a building permit (or other
required permits), whichever occurs first. The applicant may contact the Idaho Transportation
District's staff (Larry Strough or Dan Coonse) at 334-8300.
12. Other Access
Meridian Road, Linder Road and McMillan Road are classified as arterial roadways. Other than the
access points specifically approved with this application, direct lot access to Meridian Road, Linder
Road and McMillan Road is prohibited unless otherwise approved by the Ada County Highway
District. These restrictions should be noted on the final plat.
C. Special Notification to the Idaho Transportation Department
The applicant is proposing to construct North Cinema Way to intersect Chinden Boulevard
approximately 2,200-feet west of Meridian Road. This roadway location would not meet the District's
roadway offset policy and may cause a safety hazard. District policy would require the applicant to
construct North Cinema Way (the proposed roadway to intersect Chinden Boulevard) to align with or
offset North Fox Run Avenue (an existing roadway located on the north side of Chinden Boulevard) a
minimum of 300-feet.
The proposed offset between North Cinema Way and North Fox Run Avenue (approximately 60-feet
measured from centerline to centerline) may not only pose a safety hazard, but may cause additional
problems with the location of a future traffic signal (the submitted traffic study notes that signal
warrants will be met for the North Cinema Way/Chinden Boulevard intersection at full build out).
***See Finding for Consideration #3
D. Site Specific Conditions of Approval
The applicant shall do one of the following requirements for Meridian Road:
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a. Dedicate by donation an additional 10-feet of right-of-way along Meridian Road, and construct
a minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet
from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2. The applicant shall do one of the following requirements for Linder Road:
a. Dedicate by donation an additional 23-feet of right-of-way along Linder Road, and
construct a minimum 5-foot wide concrete sidewalk along Linder Road, located a minimum
of 41-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Linder Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
3. The applicant shall do one of the following requirements for McMillan Road:
a. Dedicate by donation an additional 10-feet of right-of-way along McMillan Road, and construct
a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet
from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
4. Construct West Studio Drive to intersect North Meridian Road approximately 1,300-feet north of
McMillan Road, as proposed.
5. Construct West Producer Street to Intersect Meridian Road approximately 2,470-feet north of
McMillan Road, as proposed.
6. Construct West Director Street to intersect Meridian Road approximately 960-feet south of Chinden
Boulevard, as proposed.
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7. Construct West Paramount Drive,approximately 2,420-feet south of Chinden Boulevard to align with
West Cayuse Avenue (a main en4rance that was approved on May 22, 2002 as a part of Lochsa Falls
Subdivision), as proposed.
8. Construct West Studio Drive to intersect McMillan Road approximately 1,260-feet west of Meridian
Road, as proposed.
9. Relocate the intersections of West Dreyfus Street/Producer Avenue and the North Lange
Avenue/Producer Avenue to provide a minimum offset of 125-feet (measured from centerline to
centerline).
10. Construct:
• North Cinema Way (from Chinden Boulevard to West Director Street),
• West Director Street (from Meridian Road to North Cinema Way),
• West Producer Street (from Meridian Road to North Mitchum Avenue),
• West Studio Drive (from Meridian Road to McMillan Road) and
• West Paramount Drive (from Linder Road to North Arliss Avenue)
as 40-foot street sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54-
feet of right-of-way.
11. Construct:
• West Paramount Drive (from North Arliss Avenue to North Cinema Way),
• North Bergman Avenue (from West Paramount Drive to the north property line),
• North Cinema Way (from West Director Street to West Colbert Street),
• North Chaplin Drive (from North Cinema Way to North Cinema Way),
• West Gable Street (from North Cinema Way to West Producer Street) and
• West Producer Street (from North Mitchum Avenue to North Hopkins Avenue)
as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalk, as proposed.
12. Construct the remainder of the internal roadways as 33-foot street sections with curb, gutter, 5-foot
attached concrete sidewalk and parking on both sides of the roadway within 50-feet of right-of--way,
as proposed. Submit documentation showing the review and approval from the Meridian Fire
Department.
13. Extend North Wayman Avenue as a stub street to the south property line approximately 1,900-feet
west of Meridian Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
14. Extend North Cinema Way as a stub street to the south property line approximately 2,050-feet east of
Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
15. Extend North Bergman Avenue as a stub street to the north property line approximately 1,220-feet
east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE". '**See Finding for Consideration B item #7.
16. Extend North Arliss Avenue as a stub street to the north property line approximately 820-feet east of
Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, 'THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
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17. Provide access to West Producer Street (by a stub street or by shifting the roadway to the north) for
the undeveloped parcels located directly to the north (the Packard and Mastropaolo properties).
18. Construct a 16-foot wide residential alley between West Oliver Street and West Peck Street and West
Studio Drive and West Producer Street, as proposed. Improve the alley its full width and provide a
minimum of back-of-curb radius of 15-feet at all alley intersections. Parking shall be designed so the
minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet
for perpendicular parking. Any access to an alley shall be located a minimum of 25-feet from the
nearest public street. Parking in the alley is prohibited.
19. Construct a 16-foot wide residential alley between West Poitier Street and West Peck Street and
West Studio Drive and West Producer Street, as proposed. limprove the alley its full width and
provide a minimum of back-of--curb radius of 15-feet at all alley intersections. Parking shall be
designed so the minimum clear distance from the back of the parking stall to the opposite side of the
alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet
from the nearest public street. Parking in the alley is prohibited.
20. Construct three roundabouts within the public right-of-way, as proposed.
On West Director Street (mid way between Meridian Road and North Cinema Way)
At the intersection of Chaplin Street and North Dietrich Avenue
At the intersection of Cagney Street and North Dietrich Avenue
The roundabouts shall be designed with a minimum of a 21-foot street section on either side of the
center islands. The applicant will be required to dedicate sufficient right-of-way on either side of an
island. Coordinate the size and design of the roundabouts with traffic services staff.
21. Do not construct a roundabout at the intersection of North Bergman Avenue and Bacall Street unless
a temporary turnaround is constructed at the terminus of North Bergman Avenue or North Bergman
Avenue will be extended at the time that this portion of the preliminary plat is final platted.
22. Construct one knuckle with an island in the center, as proposed. Construct the island to be 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 shall maintain a minimum of a 29-foot street section.
The design shall be reviewed and approved by ACHD's Traffic Services staff.
23. When the District receives a formal application for the multi-family use and/or the commercial use, the
District will review and approve driveway locations in accordance with the policies and guidelines that
are in effect at that time. The District's current policies are provided for informational purposes only
and can be found in Findings for Consideration #9 on pages 13 and 14 of this report.
24. Construct a number of islands within the public right-of-way, as proposed. Maintain minimum of a 21-
foot street section on either side of the center islands. 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
25. Construct a southbound left turn lane on Linder Road at the West Paramount Drive/Cinder Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 201 sh residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
19
and those included to be platted uuith that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that tjme of submittal of the tum lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the tum lanes are constructed as
needed.
26. Construct a northbound right turn lane on Linder Road at the West Paramount Drive/Cinder Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 201$` residential lot, or the platting of the first non-residential lot, whichever comes first, ACRD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those incuded to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the tum lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
27. Construct an eastbound left turn lane on McMillan Road at the West Studio Drive/McMillan Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 201 residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the tum lane analysis. Staff encourages the
applicant to submit the tum lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
28. Construct a westbound right turn lane on McMillan Road at the West Studio Drive/McMillan Road
intersectio ~ as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 201 residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the tum lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
29. Construct a northbound left turn lane on Meridian Road at the West Studio Drive/Meridian Road
intersectio ei as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 201 residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
20
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the tum lanes are constructed as
needed.
30. Construct a southbound right turn lane on Meridian Road at the West Studio Drive/Meridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 2015' residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat; as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
31. Construct a northbound left turn lane on Meridian Road at the West Producer Street/Meridian Road
intersection) as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 201 residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
32. Construct a southbound right tum lane on Meridian Road at the West Producer Street/Meridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 2015'residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the tum lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
33. Construct a northbound left turn lane on Meridian Road at the West Director Street/Meridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 2015' residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
21
requested by ACRD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
34. Construct a southbound right turn lane on Meridian Road at the West Director StreeUMeridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 201 S~ residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the tum lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
35. Construct a westbound right tum lane on West Studio Drive at the West Studio Drive/McMillan Road
intersection, as recommended by the submitted traffic impact study.
36. Construct an exclusive eastbound left turn lane on West Studio Drive at the West Studio
Drive/McMillan Road intersection, as recommended by the submitted traffic impact study.
37. Construct an exclusive northbound left turn lane on West Studio Drive at the West Studio
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
38. Construct an exclusive southbound right turn lane on West Studio Drive at the West Studio
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
39. Construct an exclusive northbound left turn lane on West Producer Street at the West Producer
Street/Meridian Road intersection, as recommended by the submitted traffic impact study.
40. Construct an exclusive southbound right turn lane on West Producer Street at the West Producer
Street/Meridian Road intersection, as recommended by the submitted traffic impact study.
41. Construct an exclusive northbound left turn lane on West Director Drive at the West Director
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
42. Construct an exclusive southbound right turn lane on West Director Drive at the West Director
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
43. Construct an exclusive northbound right tum lane on West Paramount Drive at the West Paramount
Drive/Cinder Road intersection, as recommended by the submitted traffic impact study.
44. Construct a combined through/southbound left turn lane on West Paramount Drive at the West
Paramount Drive/Cinder Road intersection, as recommended by the submitted traffic impact study.
22
45. Submit District a letter from ITD regarding the said requirements prior to District approval of the final
plat or issuance of a building permit (or other required permits), whichever occurs first.
46. Other than the access paints specifically approved with this application, direct lot access to Meridian
Road, Linder Road and McMillan Road is prohibited unless otherwise approved by the Ada County
Highway District. These restrictions shall be noted on the final plat.
47. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and properly development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACRD. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of--way. The applicant shall contact 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.
23
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 alf rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
24
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded 6y 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.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
25
26
~rt'r'fr#>•M.
Ada County Highway District
& Development Department
Planning Review Division
This application requires Commission action due to the fact that this development is located in the North
Meridian Planning Area. This item is scheduled to be on the regular agenda on Wednesday March 19, 2003
at 12:00 noon. Tech Review for this item was held with the applicant on Friday March 5, 2003. Please refer
to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177,
atoning@achd. ada. id. us
File Numbers: Paramount Subdivision / MCUP03-0081 MAZ03-006
Site address: Between Chinden Boulevard, McMillan Road, Meridian Road and Linder Road
Owner:/Applicant: Paramount, LLC
12426 West Explorer Drive, Suite 220 RECEIVED
Boise, Idaho 83713
Representative: Engineering Northwest
423 South Ancestor Way, Suite 180
Boise, Idaho 83704
MAR 2 6 2(~J3
City Of Meridian
City Clerk Office
Application Information
The applicant is requesting annexation, rezone, conditional use and preliminary plat approval to construct an
847-lot mixed-use subdivision on 392.17-acres. The site is proposed to contain 764 single-family residential
lots, 5-commercial and office lots, 73-townhouse lots, 1multi-family lot (270 apartments), a community
center, 1-elementary school lot, 1-high school lot and 2-church lots. The site is located between Chinden
Boulevard, McMillan Road, Meridian Road and Linder Road.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed buildable lots:
Proposed common lots:
Vicinity Map
392.17-acres
RUT and R-1
R-8, R-40, L-O and C-G
847-lots
37-lots
A. Findings of Fact
Trip Generation: This development is estimated to generate 22,970 additional vehicle trips per day
(30 existing) based on the submitted traffic study.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact
study was completed by Dobie Engineering and the following is a summary of the findings that was
submitted by the applicant:
• The proposed development is a mixed-use development containing 940 single-family lots, 345
multi-family units, 80 acres of office and retail space, an elementary school, a church, and a high
school campus. The subdivision is expected to reach build-out by the year 2010.
• The traffic study estimates a total of 23,000 new vehicles trip per, day will be generated by this
development. These totals include 1,890 trips during the AM peak hour and 2,250 in the PM peak
hour.
• The intersection of Chinden/Cinder Road is controlled by atraffic-actuated signal. The
intersection of Chinden/Meridian Road is two-way stop controlled with Meridian as the minor road.
All other arterial intersections have all-way stop control.
^ Linder, Meridian, and McMillan are all projected to have less traffic in the year 2010 than the
COMPASS guideline that is recommend fora 2-lane minor arterial without the addition of the
Paramount site traffic. Chinden Boulevard is projected to exceed the LOS E COMPASS volumes
for 15,500 for atwo-lane arterial.
• The intersection of Linder/McMillan Road is estimated to operate at a LOS B under current AM
and PM peak hour periods. It is estimated that this intersection will operate at a LOS B in the
year 2010 without the addition of the Paramount Subdivision. The intersection is projected to
operate at a LOS C at build-out with the addition of left-tum lanes at the four approaches.
• The intersection of Meridian/McMillan Road is estimated to operate at a LOS B under current AM
and PM peak hour periods. It is estimated that this intersection will operate at a LOS B in the
year 2010 without the addition of the Paramount Subdivision. The intersection is projected to
operate at a LOS D at build-out with the addition of left-turn lanes at the four approaches.
• The intersection of Chinden/Meridian Road is estimated to operate at a LOS B under current AM
and PM peak hour periods. It is estimated that this intersection will operate at a LOS C in the
year 2010 without the addition of the Paramount Subdivision. The intersection is projected to
operate at a LOS F at build-out in 2010 without a signalized intersection. The intersection is
projected to operate at a LOS C with the addition of a traffic signal. The southbound approach
currently operates at a LOS F and a LOS D for the northbound approach with the two-way stop
control. This intersection is currently programmed for the addition of a traffic signal in the year
2005.
2
The signalized intersection of Chinden/Cinder Road is estimated to operate at a LOS D under
current AM Peak hour and LOS C in the PM peak hour periods. It is estimated that this
intersection will operate at a LOS D in the year 2010 without the addition of the Paramount
Subdivision. The intersection is projected to operate at a LOS F at build-out with the current lane
configuration of Chinden Boulevard. It is estimated to improve to a LOS D if Chinden Boulevard.
is improved to a Five-lane section.
• All streets intersecting the arterial system, unless otherwise specified, should be posted with stop
signs. In addition, the residential collector intersections within the subdivision should be signed
fortwo-way stop control.
• The McMillan/South access intersection was analyzed with an eastbound left-tum lane and a
westbound right-turn lane into the site, as well as separate southbound left and right-turn lanes
exiting the site. This stop-controlled T-intersection is projected to operate at a LOS B in the build-
out year.
• The three access points on Meridian Road were all analyzed with a northbound left-turn lane and
a southbound right-turn lane into the site, as well as separate eastbound left and right-turn lanes
exiting the site. This stop-controlled T-intersection is projected to operate at a LOS B in the build-
out year.
• The LinderlWest access intersection was analyzed with a separate southbound left-turn lane and
an exclusive northbound right-turn lane into the site, as well as separate westbound left and a
combined through/right-tum lanes exiting the site. This two-way stop-controlled intersection is
projected to operate at a LOS D in the build-out year for the minor approaches.
• The preliminary analysis indicates that highway traffic plus protected approach traffic at the mid-
mile access to Chinden Blvd. is sufficient to warrant a traffic signal. Warrant #1 will be met with
the inclusion of all right-turning movements. Warrants #2 and #11 are met with or without right-
turning traffic. The applicant should work with ACRD and ITD to determine when the traffic signal
is warranted.
14,000
In addition to the submitted traffic impact study, staff has included portions of the executive summary
of the North Meridian Traffic Plan.
Executive Summary of the North Meridian Traffic Plan
The proposed 12-square mile study area between US 20126 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the_Ada County Highway District (ACRD)
3
for anticipated development build out. The following are the principal findings and recommendations
of the study:
• The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
• The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
• The distribution of the trafFic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
• At build out, traffic on the arterials is expected to significantly increase.
• All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
• The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
• Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
• At full build out, the following improvements may be anticipated within the study area:
5-lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meridian south of McMillan, and Locust Grove at Ustick.
3-lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan,and Locust Grove.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the trafFlc impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
4. Site Information: The site is primarily agricultural with 4-single-family residential homes.
5. Description of Adjacent Surrounding Area:
a. North: Fox Run Subdivision and unplatted (single-family residential with agricultural uses)
b. South: Cedar Springs North Subdivision
c. East: Unplatted (single-family residential with agricultural uses)
d. West: Lochsa Falls Subdivision
6. Impacted Roadways
Linder Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Meridian Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
McMillan Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Chinden Boulevard
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
2,900-feet
Minor arterial
North of McMillan Road was 6,297 on 4-9-02.
Currently better than "C"
50 MPH
3,300-feet
Minor arterial
North of McMillan Road was 3,192 on 7-12-00.
Currently better than "C"
50 MPH
1,980-feet
Minor arterial
East of Linder Road was 3,123 on 4-10-02.
Currently better than "C"
45 MPH
120-feet
Principal arterial
West of Meridian Road was 15,294 on 6-22-00.
Currently better than "C"
55 MPH
7. Roadway Improvements Adjacent To and Near the Site
Linder Road is currently improved with 2-traffic lanes (25-feet of pavement) with no curb, gutter or
sidewalk abutting the site.
Meridian Road is currently improved with 2-traffic lanes (25-feet of pavement) with no curb, gutter or
sidewalk abutting the site.
McMillan Road is currently improved with 2-traffic lanes (25-feet of pavement) with no curb, gutter or
sidewalk abutting the site.
Chinden Boulevard is currently improved with 2-traffic lanes with no curb, gutter or sidewalk abutting
the site.
8. Existing Right-of-Way
Linder Road has 55-feet of right-of-way (30-feet from centerline).
Meridian Road has 50-feet of right-of-way {25-feet from centerline).
McMillan Road has 50-feet of right-of-way (25-feet from centerline).
Chinden Boulevard has 73-feet of right-of-way (33-feet from centerline).
9. Site History
In 2001, the District reviewed this site as Keltic Heights Subdivision. On October 17, 2001, the
Commission approved a rezone and sketch plat approval fora 1,522-lot development on 452.16-
acres. Keltic Heights Subdivision was anticipated to create 21,250 new vehicle trips per day.
10. Five Year Work Program I Capital Improvement Plan
There are no projects scheduled within the District's Five Year Work Plan.
Linder Road, Meridian Road and McMillan Road are not within the District's Capital Improvement
Program.
17. Other Development inArea/Miscellaneous
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools,
office/commercial lots, and city and neighborhood parks.
The following list is a compilation of developments that the District has approved recently within this
identified area.
• On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant
proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on
452.16-acres.
• On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
• On November 7, 2001 the Commission approved rezone and annexation application for 370.55
acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
• On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot
residential subdivision on 78-acres (Baldwin Park).
• On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
• On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
• On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application far a 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
• On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
• November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site
on 119.83-acres (Havasu Creek Subdivision).
• On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39.23-acres (Education Campus Subdivision).
• On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single-
family residential subdivision on 35.94-acres
• On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot
mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common
6
lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
• On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single-
family residential subdivision located on 39.92.
• On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use
subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1-
elementaryschool lots located on 38.65-acres.
• On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use
subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots,
2-commercial lots and 1-mini storage lot.
• On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family
residential subdivision located on 9.996-acres.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is extreme and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works". If staff examines each development individually,
the roadway system appears adequate, but when staff begins to add in a second or third large-scale
development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds.
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat
Road.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. Paramount Subdivision may also be subject to any extraordinary fees that the
District may impose.
B. Findings for Consideration
Right-of-Way/Sidewalk
District policy requires 96-feet of right-of-way on 5-lane arterial roadways. This right-of-way allows for
the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike
lanes.
District policy requires 70-feet of right-of-way on 3-lane arterial roadways. This right-of-way allows for
the construction of a 3-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike
lanes.
This segment of Meridian Road, Linder Road and McMillan Road are not listed in the adopted Capital
Improvements Plan; therefore, impact fees cannot be used to purchase the right-of-way abutting the
site. Right-of-way dedication is not required with this application. If the applicant chooses to dedicate
the right-of-way, ACHD will not provide compensation.
When platting along functionally classified roadways, the applicant shall allow for sufficient right-of -
way at the intersections that have been identified as needing turn lanes, as determined in the
submitted traffic impact study.
District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial roadways.
Merldlan Road
The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year
Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation an additional 10-feet of right-of-way along Meridian Road, and
construct a minimum 5-foot wide concrete sidewalk along Meridian Road, located a
minimum of 28-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the
right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
Linder Road
The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year
Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation an additional 23-feet of right-of-way along Linder Road, and
construct a minimum 5-foot wide concrete sidewalk along Linder Road, located a minimum
of 41-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Linder Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
McM!!!an Road
The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year
Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation an additional 10-feet of right-of-way along McMillan Road, and
construct a minimum 5-foot wide concrete sidewalk along McMillan Road, located a
minimum of 28-feet from the centerline of the right-of-way.
8
b. Do not dedicate addi#ional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the
right-of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
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).
Meridian Road
The applicant is proposing to construct three main entrances that intersect with Meridian Road.
The applicant is proposing to construct West Studio Drive to intersect North Meridian Road
approximately 1,300-feet north of McMillan Road. This roadway location meets District policy and
should be approved with this application.
The applicant is proposing to construct West Producer Street to intersect Meridian Road
approximately 2,470-feet north of McMillan Road. This roadway location meets District policy and
should be approved with this application.
The applicant is proposing to construct West Director Street to intersect Meridian Road approximately
960-feet south of Chinden Boulevard.
Linder Road
The applicant is proposing to construct one main entrance to intersect with Linder Road.
The applicant is proposing to construct West Paramount Drive approximately 2,420-feet south of
Chinden Boulevard. This roadway is proposed to align with West Cayuse Avenue (a main entrance
that was approved on May 22, 2002 as a part of Lochsa Falls Subdivision). This roadway location
meets District policy and should be approved with this application.
McMilian Road
The applicant is proposing to construct West Studio Drive to intersect Meridian Road approximately
1,260-feet west of Meridian Road. This roadway location meets District policy and should be
approved with this application.
Chinden BouievaraVStafe Highway 20/26
The applicant is proposing to construct North Cinema Way to intersect Chinden Boulevard
approximately 2,200-feet west of Meridian Road. This roadway is under the jurisdiction of the Idaho
Transportation Department. This roadway location would not meet the District's roadway offset policy
and may cause a safety hazard. District policy would require the applicant to construct North Cinema
9
Way (the proposed roadway to intersect Chinden Boulevard) to align with or offset North Fox Run
Avenue (an existing roadway located on the north side of Chinden Boulevard) a minimum of 300-feet
The proposed offset between North Cinema Way and North Fox Run Avenue may not only pose a
safety hazard, but may cause additional problems with the location of a future traffic signal (the
submitted traffic study notes that signal warrants will be met for the North Cinema Way/Chinden
Boulevard intersection). ***See Special Recommendation to Idaho Transportation Department.
Inferno! Roadways
The West Dreyfus StreetlProducer Avenue and the North Lange Avenue/Producer Avenue
intersections do not meet District policy. District policy requires local streets to offset a minimum of
125-feet (measured from centerline to centerline). The applicant should relocate the roadways to
provide a minimum offset of 125-feet (measured from centerline to centerline).
The remainder of the internal roadways meet District policy in regard to roadway offsets and should
be approved with this application.
3. Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size
will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and
sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this
width may be allowed, depending on traffic volumes forecast to be generated by the development.
Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-
feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section.
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-of-way.
Commercial Roadways
The applicant is proposing to construct North Cinema Way (from Chinden Boulevard to West Director
Street), West Director Street {from Meridian Road to North Cinema Way), West Producer Street (from
Meridian Road to North Mitchum Avenue), West Studio Drive (from Meridian Road to McMillan Road),
and West Paramount Drive (from Linder Road to North Arliss Avenue) as 36-foot street sections with
rolled curb, gutter and 5-foot attached concrete sidewalk within 50-feet of right-of-way. The proposed
street section does not meet District policy and is not intended to carry over 2,000 vehicle trips per
day. District policy requires roadways abutting commercial uses to be constructed as 40-foot street
sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54-feet of right-of-way.
The applicant should construct:
• North Cinema Way (from Chinden Boulevard to West Director Street),
• West Director Street {from Meridian Road to North Cinema Way),
• West Producer Street (from Meridian Road to North Mitchum Avenue),
• West Studio Drive (from Meridian Road to McMillan Road) and
• West Paramount Drive (from Linder Road to North Arliss Avenue)
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as 40-foot street sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54-
feet of right-of-way.
Local Roadways
The applicant is proposing to construct West Paramount Drive (from North Arliss Avenue to North
Cinema Way), North Bergman Avenue {from West Paramount Drive to the north property line), North
Cinema Way) from West Director Street to West Colbert Street), North Chaplin Drive (from North
Cinema Way to North Cinema Way), West Gable Street (from North Cinema Way to West Producer
Street), and West Producer Street (from North Mitchum Avenue to North Hopkins Avenue) as 36-foot
street section with rolled curb, gutter and 5-foot attached concrete sidewalk. These roadways are
anticipated to carry less than 2,000 vehicle trips per day and meet District policy. The applicant
should construct:
• West Paramount Drive (from North Arliss Avenue to North Cinema Way),
• North Bergman Avenue (from West Paramount Drive to the north property line),
• North Cinema Way) from West Director Street to West Colbert Street),
• North Chaplin Drive (from North Cinema Way to North Cinema Way),
• West Gable Street (from North Cinema Way to West Producer Street) and
• West Producer Street (from North Mitchum Avenue to North Hopkins Avenue)
as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalk, as proposed.
The applicant is proposing to construct the remainder of the internal roadways as 33-foot street
sections with curb, gutter, 5-foot attached concrete sidewalk and parking on both sides of the
roadway within 50-feet of right-of-way. This street section meets District policy with the review and
approval from the Meridian Fire Department and should be approved with this application.
4. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-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".
Internal Stub Streets To Neighboring Parcels
The applicant is proposing to construct four stub streets to the neighboring parcels.
The applicant is proposing to extend North Wayman Avenue as a stub street to the south property
line approximately 1,900-feet west of Meridian Road. Staff is supportive of the location of this stub
street. Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not
be required to construct a temporary turnaround at the terminus of the roadway. The applicant
should install a sign at the terminus of the roadway stating that, '"PHIS ROAD WILL BE EXTENDED
IN THE FUTURE".
The applicant is proposing to extend North Cinema Way as a stub street to the south property line
approximately 2,050-feet east of Linder Road. Staff is supportive of the location of this stub street.
Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not be
required to construct a temporary tumaround at the terminus of the roadway. The applicant should
install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
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The applicant is proposing to extend North Bergman Avenue as a stub street to the north property
line approximately 1,220-feet east iof Linder Road. Staff is supportive of the location of this stub
street. Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not
be required to construct a temporary turnaround at the terminus of the roadway. The applicant
should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". ***See Finding for Consideration B item #7.
The applicant is proposing to extend North Arliss Avenue as a stub street to the north property line
approximately 820-feet east of Linder Road. Staff is supportive of the location of this stub street.
Due to the fact that the stub street is less than 150-feet and 1-lot in depth the applicant will not be
required to construct a temporary turnaround at the terminus of the roadway. The applicant should
install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
Additional Connectivity To Neighboring Parcels
The applicant is not proposing to construct West Producer Street to provide access to the
undeveloped parcels located directly to the north (the Packard and Mastropaolo properties). To limit
access to Meridian Road and provide intro-neighborhood connectivity, the applicant should provide
access to the Packard (4.9-acres) and Mastropaolo (5.0-acres) properties.
5. Alleys
District policy 7204.10.1 requires the minimum right-of--way width for new alleys to be 16-feet if: the
alley is abutted by residential uses and zoning on both sides; and building setbacks required by the
land use agency having jurisdiction provide sufficient space far the safe backing of vehicles into the
alley.
District Policy 7204.10.3 states a minimum of back-of-curb radius of 15-feet is required at all alley
intersections. For the reconstruction of existing alleys, the back-of-curb radius may be less than 15-
feet when it is impractical to remove existing obstructions.
Parking in alleys is not allowed (District policy 7204.10.3).
Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be
designed so the minimum clear distance from the back of the parking stall to the opposite side of the
alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet
from the nearest public street.
The applicant is proposing to construct two residential alleys within the subdivision.
The applicant is proposing to construct a 16-foot wide residential alley between West Oliver Street
and West Peck Street and West Studio Drive and West Producer Street. The applicant should
improve the alley its full width and provide a minimum of back-of-curb radius of 15-feet is required at
all alley intersections. Parking should be designed so the minimum clear distance from the back of
the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an
alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley should
be prohibited.
The applicant is proposing to construct a 16-foot wide residential alley between West Poitier Street
and West Peck Street and West Studio Drive and West Producer Street. The applicant should
improve the alley its full width and provide a minimum of back-of-curb radius of 15-feet at all alley
intersections. Parking should be designed so the minimum clear distance from the back of the
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parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an
alley shall be located a minimum of 25-feet from the nearest public street. Parking in the alley should
be prohibited.
6. Roundabouts
The roundabout should be designed with a minimum of a 21-foot street section on either side of the
center island. The applicant will be required to dedicate sufficient right-of-way on either side of an
island. Coordinate the size and design of the roundabout with traffic services staff.
The applicant is proposing to construct four roundabouts within the public right-of-way.
Staff is supportive of the roundabouts that are proposed to be located:
On West Director Street (mid way between Meridian Road and North Cinema Way)
At the intersection of Chaplin Street and North Dietrich Avenue
At the intersection of Cagney Street and North Dietrich Avenue
The roundabouts should be designed with a minimum of a 21-foot street section on either side of the
center islands. The applicant will be required to dedicate sufficient right-of-way on either side of an
island. Coordinate the size and design of the roundabouts with traffic services staff.
Staff is not supportive of the roundabout that is proposed to be located at the intersection of North
Bergman Avenue and Bacall Street due to the fact that it poses a safety hazard with the proposed
stub street not having a temporary turnaround, requiring individuals to back into an intersection with a
roundabout. The applicant should not construct a roundabout at the intersection of North Bergman
Avenue and Bacall Street unless a temporary turnaround is constructed at the terminus of North
Bergman Avenue or North Bergman Avenue will be extended at the time that this portion of the
preliminary plat is final platted.
7. 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 Traffic Services staff.
The applicant is proposing to construct one knuckle with an island in the center. Staff is supportive of
the knuckle's proposed location. The applicant should construct the island to be 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 Traffic Services staff.
8. Driveways
District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized intersection
to be located a minimum of 440-feet from the signalized intersection fdr afull-access driveway and a
minimum of 220-feet from the signalized intersection for aright-in/right-out only driveway.
District policy 72-F4 (2) requires driveways located on arterial roadways near astop-controlled
intersection to be located a minimum of 220-feet from the intersection for afull-access driveway and a
minimum of 150-feet from the intersection for aright-in/right-out only driveway.
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District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
50 to align or offset a minimum of 255-feet from any existing or proposed driveway.
District policy F2-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways
to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to
near edge).
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
The applicant is not proposing to construct any driveways on Linder Road, Meridian Road, McMillan
Road, West Paramount Drive, West Studio Drive, West Producer Street, West Director Street or
North Cinema Way at this time for the proposed multi-family lots and commercial lots. When the
District receives a formal application for the multi-family use or the commercial use, the District will
review and approve driveway locations in accordance with the policies and guidelines that are in
effect at that time. The preceding policies are the Districts current policies and are provided for
informational purposes only.
9. Islands 1 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 a number of islands within the public right-of-way. The
applicant should maintain minimum of a 21-foot street section on either side of the center islands.
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.
10. Turn Lanes
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn lane to
be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design of the turn lane with District staff.
District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis
contingent upon the posted speed limit. Coordinate the design of the taper with District staff.
Linder Road
According to the submitted traffic impact study, in order for the West Paramount Drive/Cinder Road
intersection to operate at an acceptable level of service, a southbound left turn lane should be
constructed on Linder Road at the West Paramount Drive/Cinder Road intersection.
According to the submitted traffic impact study, in order for the West Paramount DrivelLinder Road
intersection to operate at an acceptable level of service, a northbound right turn lane should be
constructed on Linder Road at the West Paramount DrivelLinder Road intersection.
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McMillan Road
According to the submitted traffic impact study, in order for the West Studio Drive/McMillan Road
intersection to operate at an acceptable level of service, an eastbound left turn lane should be
constructed on McMillan Road at the West Studio Drive/McMillan Road intersection.
According to the submitted traffic impact study, in order for the West Studio Drive/McMillan Road
intersection to operate at an acceptable level of service, a westbound right turn lane should be
constructed on McMillan Road at the West Studio Drive/McMillan Road intersection.
Meridian Road
According to the submitted traffic impact study, in order for the West Studio Drive/Meridian Road
intersection to operate at an acceptable level of service, a northbound left turn lane should be
constructed on Meridian Road at the West Studio Drive/Meridian Road intersection.
According to the submitted traffic impact study, in order for the West Studio Drive/Meridian Road
intersection to operate at an acceptable level of service, a southbound right turn lane should be
constructed on Meridian Road at the West Studio Drive/Meridian Road intersection.
According to the traffic impact study, in order for the West Producer StreeUMeridian Road intersection
to operate at an acceptable level of service, a northbound left turn lane should be constructed on
Meridian Road at the West Producer StreeUMeridian Road intersection.
According to the traffic impact study, in order for the West Producer StreeUMeridian Road intersection
to operate at an acceptable level of service, a southbound right turn lane should be constructed on
Meridian Road at the West Producer StreeUMeridian Road intersection.
According to the traffic impact study, in order for the West Director StreeUMeridian Road intersection
to operate at an acceptable level of service, a northbound left turn lane should be constructed on
Meridian Road at the West Director StreeUMeridian Road intersection.
According to the traffic impact study, in order for the West Director StreeUMeridian Road intersection
to operate at an acceptable level of service, a southbound right turn lane should be constructed on
Meridian Road at the West Director StreeUMeridian Road intersection.
West Studio Drive of McMillan Road
According to the submitted traffic impact study, a westbound right tum lane should be constructed on
West Studio Drive at the West Studio Drive/McMillan Road intersection.
According to the submitted traffic impact study, an exclusive eastbound left turn lane should
constructed on West Studio Drive at the West Studio Drive/McMillan Road intersection.
West Studio Drive at Meridian Road
According to the submitted traffic impact study, an exclusive northbound left turn lane should
constructed on West Studio Drive at the West Studio Drive/Meridian Road intersection.
According to the submitted traffic impact study, an exclusive southbound right turn lane should
constructed on West Studio Drive at the West Studio Drive/Meridian Road intersection.
Wesf Producer Sfreef
According to the submitted traffic impact study, an exclusive northbound left turn lane should
constructed on West Producer Street at the West Producer StreeUMeridian Road intersection.
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According to the submitted traffic impact study, an exclusive southbound right turn lane should
constructed on West Producer Street at the West Producer Street/Meridian Road intersection.
West Director Drive
According to the submitted traffic impact study, an exclusive northbound left turn lane should
constructed on West Director Drive at the West Director Drive/Meridian Road intersection.
According to the submitted traffic impact study, an exclusive southbound right turn lane should
constructed on West Director Drive at the West Director Drive/Meridian Road intersection.
West Paramount Drive
According to the submitted traffic impact study, an exclusive northbound right turn lane should
constructed on West Paramount Drive at the West Paramount Drive/Cinder Road intersection.
According to the submitted traffic impact study, a combined through/southbound left turn lane should
constructed on West Paramount Drive at the West Paramount Drive/Cinder Road intersection.
11. Idaho Transportation Department
Chinden Boulevard (State Highway 20/26) is under the jurisdiction of the Idaho Transportation
Department. Application materials should be submitted to ITD for review and requirements of that
Department and the applicant should submit to the District a letter from ITD regarding said
requirements prior to District approval of the final plat or issuance of a building permit (or other
required permits), whichever occurs first. The applicant may contact the Idaho Transportation
District's staff (Larry Strough or Dan Coonse) at 334-8300.
12. Other Access
Meridian Road, Linder Road and McMillan Road are classified as arterial roadways. Other than the
access paints specifically approved with this application, direct lot access to Meridian Road, Linder
Road and McMillan Road is prohibited unless otherwise approved by the Ada County Highway
District. These restrictions should be noted on the final plat.
C. Special Notification to the Idaho Transportation Department
The applicant is proposing to construct North Cinema Way to intersect Chinden Boulevard
approximately 2,200-feet west of Meridian Road. This roadway location would not meet the District's
roadway offset policy and may cause a safety hazard. District policy would require the applicant to
construct North Cinema Way {the proposed roadway to intersect Chinden Boulevard) to align with or
offset North Fox Run Avenue (an existing roadway located on the north side of Chinden Boulevard) a
minimum of 300-feet.
The proposed offset between North Cinema Way and North Fox Run Avenue (approximately 60-feet
measured from centerline to centerline) may not only pose a safety hazard, but may cause additional
problems with the location of a future traffic signal (the submitted traffic study notes that signal
warrants will be met for the North Cinema Way/Chinden Boulevard intersection at full build out).
"*See Finding for Consideration #3
D. Site Specific Conditions of Approval
The applicant shall do one of the following requirements for Meridian Road:
16
a. Dedicate by donation an additional 10-feet of right-of-way along Meridian Road, and construct
a minimum 5-foot wide concrete sidewalk along Meridian Road, located a minimum of 28-feet
from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located a minimum of 28-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Meridian Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2. The applicant shall do one of the following requirements for Linder Road:
a. Dedicate by donation an additional 23-feet of right-of-way along Linder Road, and
construct a minimum 5-foot wide concrete sidewalk along Linder Road, located a minimum
of 41-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Linder Road, located a minimum of 41-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Linder Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
3. The applicant shall do one of the following requirements for McMillan Road:
a. Dedicate by donation an additional 10-feet of right-of-way along McMillan Road, and construct
a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet
from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road, located a minimum of 28-feet from the centerline of the right-
of-way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
4. Construct West Studio Drive to intersect North Meridian Road approximately 1,300-feet north of
McMillan Road, as proposed.
5. Construct West Producer Street to intersect Meridian Road approximately 2,470-feet north of
McMillan Road, as proposed.
6. Construct West Director Street to intersect Meridian Road approximately 960-feet south of Chinden
Boulevard, as proposed.
17
Construct West Paramount Drive approximately 2,420-feet south of Chinden Boulevard to align with
West Cayuse Avenue (a main entrance that was approved on May 22, 2002 as a part of Lochsa Falls
Subdivision}, as proposed.
8. Construct West Studio Drive to intersect McMillan Road approximately 1,260-feet west of Meridian
Road, as proposed.
9. Relocate the intersections of West Dreyfus Street/ProducerRvenue and the North Lange
Avenue/Producer Avenue to provide a minimum offset of 125-feet (measured from centerline to
centerline).
10. Construct:
• North Cinema Way (from Chinden Boulevard to West Director Street),
• West Director Street (from Meridian Road to North Cinema Way),
• West Producer Street (from Meridian Road to North Mitchum Avenue),
• West Studio Drive (from Meridian Road to McMillan Road) and
• West Paramount Drive (from Linder Road to North Arliss Avenue)
as 40-foot street sections with vertical curb, gutter and 5-foot attached concrete sidewalk within 54-
feet of right-of-way.
11. Construct:
• West Paramount Drive (from North Arliss Avenue to North Cinema Way),
• North Bergman Avenue (from West Paramount Drive to the north property line),
• North Cinema Way (from West Director Street to West Colbert Street),
• North Chaplin Drive (from North Cinema Way to North Cinema Way),
• West Gable Street (from North Cinema Way to West Producer Street) and
• West Producer Street (from North Mitchum Avenue to North Hopkins Avenue)
as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalk, as proposed.
12. Construct the remainder of the internal roadways as 33-foot street sections with curb, gutter, 5-foot
attached concrete sidewalk and parking on both sides of the roadway within 50-feet of right-of-way,
as proposed. Submit documentation showing the review and approval from the Meridian Fire
Department.
13. Extend North Wayman Avenue as a stub street to the south property line approximately 1,900-feet
west of Meridian Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
14. Extend North Cinema Way as a stub street to the south property line approximately 2,050-feet east of
Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
15. Extend North Bergman Avenue as a stub street to the north property line approximately 1,220-feet
east of Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE". ***See Finding for Consideration B item #7.
16. Extend North Arliss Avenue as a stub street to the north property line approximately 820-feet east of
Linder Road, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD
WILL BE EXTENDED IN THE FUTURE".
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17. Provide access to West Producer Street (by a stub street or by shifting the roadway to the north) for
the undeveloped parcels located directly to the north {the Packard and Mastropaolo properties).
18. Construct a 16-foot wide residential alley between West Oliver Street and West Peck Street and West
Studio Drive and West Producer Street, as proposed. Improve the alley its full width and provide a
minimum of back-of-curb radius of 15-feet at all alley intersections. Parking shall be designed so the
minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet
for perpendicular parking. Any access to an alley shall be located a minimum of 25-feet from the
nearest public street. Parking in the alley is prohibited.
19. Construct a 16-foot wide residential alley between West Poitier Street and West Peck Street and
West Studio Drive and West Producer Street, as proposed. limprove the alley its full width and
provide a minimum of back-of-curb radius of 15-feet at all alley intersections. Parking shall be
designed so the minimum clear distance from the back of the parking stall to the opposite side of the
alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet
from the nearest public street. Parking in the alley is prohibited.
20. Construct three roundabouts within the public right-of-way, as proposed.
• On West Director Street (mid way between Meridian Road and North Cinema Way)
• At the intersection of Chaplin Street and North Dietrich Avenue
• At the intersection of Cagney Street and North Dietrich Avenue
The roundabouts shall be designed with a minimum of a 21-foot street section on either side of the
center islands. The applicant will be required to dedicate sufficient right-of-way on either side of an
island. Coordinate the size and design of the roundabouts with traffic services staff.
21. Do not construct a roundabout at the intersection of North Bergman Avenue and Bacall Street unless
a temporary turnaround is constructed at the terminus of North Bergman Avenue or North Bergman
Avenue will be extended at the time that this portion of the preliminary plat is final platted.
22. Construct one knuckle with an island in the center, as proposed. Construct the island to be 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 shall maintain a minimum of a 29-foot street section.
The design shall be reviewed and approved by ACHD's Traffic Services staff.
23. When the District receives a formal application for the multi-family use and/or the commercial use, the
District will review and approve driveway locations in accordance with the policies and guidelines that j
are in effect at that time. The District's current policies are provided for informational purposes only
and can be found in Findings for Consideration #9 on pages 13 and 14 of this report.
24. Construct a number of islands within the public right-of-way, as proposed. Maintain minimum of a 21-
foot street section on either side of the center islands. 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
25. Construct a southbound left turn lane on Linder Road at the West Paramount Drive/Cinder Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 201$` residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACRD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
19
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
26. Construct a northbound right tum lane on Linder Road at the West Paramount Drive/Cinder Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 2015` residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACRD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the tum lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
27. Construct an eastbound left turn lane on McMillan Road at the West Studio Drive/McMillan Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 2015` residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACRD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the tum lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
28. Construct a westbound right turn lane on McMillan Road at the West Studio Drive/McMillan Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 2015` residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that dme of submittal of the turn lane analysis. Staff encourages the
applicant to submit the tum lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
29. Construct a northbound left turn lane on Meridian Road at the West Studio Drive/Meridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 20181 residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
20
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
30. Construct a southbound right turn lane on Meridian Road at the West Studio Drive/Meridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 2016` residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need far auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACHD staff, to make certain the turn lanes are constructed as
needed.
31. Construct a northbound left turn lane on Meridian Road at the West Producer StreeUMeridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 201 ~` residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACRD staff, to make certain the turn lanes are constructed as
needed.
32. Construct a southbound right turn lane on Meridian Road at the West Producer StreeUMeridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
for the 20161 residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACRD staff, to make certain the turn lanes are constructed as
needed.
33. Construct a northbound left turn lane on Meridian Road at the West Director StreeUMeridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
,for the 2016` residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional turn lane analysis to be provided by the applicant. As
21
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis may be required with each
additional final plat, as determined by ACRD staff, to make certain the turn lanes are constructed as
needed.
34. Construct a southbound right turn lane on Meridian Road at the West Director Street/Meridian Road
intersection, as recommended by the submitted traffic impact study. Prior to submittal of the final plat
far the 2016' residential lot, or the platting of the first non-residential lot, whichever comes first, ACHD
staff shall determine the need for additional tum lane analysis to be provided by the applicant. As
requested by ACHD, the applicant's traffic engineer shall submit a traffic analysis, which analyzes the
need for auxiliary lanes on the arterial roadways. The analysis should include all prior platted lots,
and those included to be platted with that phase. The traffic engineer shall evaluate warrants based
on District policy in effect at that time of submittal of the turn lane analysis. Staff encourages the
applicant to submit the turn lane analysis PRIOR to submittal of the final plat, so that the platting
process is not delayed, or major revisions required. Further analysis. may be required with each
additional final plat, as determined by ACRD staff, to make certain the turn lanes are constructed as
needed.
35. Construct a westbound right tum lane on West Studio Drive at the West Studio Drive/McMillan Road
intersection, as recommended by the submitted traffic impact study.
36. Construct an exclusive eastbound left tum lane on West Studio Drive at the West Studio
Drive/McMillan Road intersection, as recommended by the submitted traffic impact study.
37. Construct an exclusive northbound left turn lane on West Studio Drive at the West Studio
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
38. Construct an exclusive southbound right turn lane on West Studio Drive at the West Studio
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
39. Construct an exclusive northbound left turn lane on West Producer Street at the West Producer
Street/Meridian Road intersection, as recommended by the submitted traffic impact study.
40. Construct an exclusive southbound right turn lane on West Producer Street at the West Producer
Street/Meridian Road intersection, as recommended by the submitted traffic impact study.
41. Construct an exclusive northbound left turn lane on West Director Drive at the West Director
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
42. Construct an exclusive southbound right turn lane on West Director Drive at the West Director
Drive/Meridian Road intersection, as recommended by the submitted traffic impact study.
43. Construct an exclusive northbound right turn lane on West Paramount Drive at the West Paramount
Drive/Cinder Road intersection, as recommended by the submitted traffic impact study.
44. Construct a combined through/southbound left tum lane on West Paramount Drive at the West
Paramount Drive/Cinder Road intersection, as recommended by the submitted traffic impact study.
22
45. Submit District a letter from ITD regarding the said requirements prior to District approval of the final
plat or issuance of a building permit (or other required permits), whichever occurs first.
46. Other than the access points specifically approved with this application, direct lot access to Meridian
Road, Linder Road and McMillan Road is prohibited unless otherwise approved by the Ada County
Highway District. These restrictions shall be noted on the final plat.
47. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
'.the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
7. Construction, use and property development shall be in conformance with all applicable requirements '~,
of the Ada County Highway District prior to District approval for occupancy.
8. .Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact 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 applicants 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.
23
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportatiori system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
24
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p. m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter ',
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
25
zs
Paramount Subdivision `'~~ ~~~ 2~i3
Hearing Date: 4177103 [Q11~ERIIllr~1
AZ-03-005, PP-03-004, CUP-03-008
Original staff comments:
ANEXATION AND ZONING CONDTIONS OF APPROVAL•
4. The applicant shall be required to dedicate a permanent easement, and a
temporary construction easement, through the project to Meridian road for the
North Slough Sewer Trunk after preliminary plat approval by the Meridian City
Council, and prior to submittal of the application for the final plat of phase one.
SITE SPECIFIC CONDTTIONS OF APPROVAL / PREL1g4ffNARY PLAT
Sanitary sewer and water service to this site shall be via main line extensions from
mains being installed as part of the Lochsa Falls project. The applicant will be
responsible for constructing the sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties.
The subdivision designer is responsible for coordinating main sizing and routing
with the Public Works Department. This development shall be subject to
latecomer fees, to reimburse those responsible for bringing sanitary sewer and
water service to the area, when and if the Latecomers Fee Agreement is
established. Latecomer's fees shall be due and payable prior to signature on the
final plat for each phase.
The applicant shall be requved to dedicate a permanent easement, and a
temporary construction easement, through the project to Meridian Road for the
North Slough Sewer Trunk after preliminary plat approval by the Meridian City
Council, and prior to submittal of the application for the final plat of phase one.
The applicant's attorney has made the statement that they "just don't want to
have a condition that is impossible to perform." Yet, they have not provided
evidence for the basis of this comment. Both of the developers involved in this
project have complied with similar conditions in their Tuscany Lakes and
Quenzer Gommons developments.
This is not something new, since very few developers own the land outright that
they are developing. In most all cases, the developers obtain options for
purchase of the lands, with consent of the property owners for the submission of
a development application. In the land purchase option, specific time lines,
purchase price, and terms of the sale are defined. To comply with the easement
requirement, the developer will need to go back to the land owner and obtain the
easement.
History Lesson
The City of Meridian invested approximately four years on the White Drain Trunk
project. Much of this time was spent on easement acquisition. Without
easements clear through the service area, the White Drain Trunk could not have
been built to provide service to the following developments:
^ Watersong Estates
^ Linder Road Middle School
^ Baldwin Park Subdivision
^ Cobblefield Subdivision
^ Cedar Spring Subdivision
^ Cedar Springs North Subdivision
^ Sundance Subdivision
^ Sundance Place Subdivision
^ Burney Glenn Subdivision
• Havasu Creek Subdivision
• Quenzer Commons Subdivision
^ School Campus Subdivision (Elementary School, Charter High School)
The extensive time Frame situation is axactly what we are trying to avoid
I think that it is important to point out that had the developer of the Lochsa Falls
project chose to begin his project on the Ten Mile Road side of the section,
instead of the Linder Road side, and we didn't make the same condition for
easements through the section, this project would not be serviceable and this
developer would beat the mercy of his development time line. Perhaps this
developer could explain if any agreements have been made with the developer of
W
the Lochsa Falls project for bringing the sewer clear through the section, making
it available for Paramount.
The applicant may also make the argument that the property owners that have
given them the options do not want the sanitary sewer trunk line built across their
property until such time as the property is developed. More than likely their
concern is that they would like to continue to farm the land up to the time the
development takes in their land, and that if the sewer were built ahead of the
development, their ability to farm their land will be hampered. These concerns
can be addressed in the language of the easements.
It is our belief that the properties up-stream of the Paramount project will develop
as rapidly as the properties within the White Drain service area.
Basis of staff s position
• By not ensuring that easements are completely dedicated through a
project, we grant the developer control over the progressive time line for
the City's sanitary sewer system. In other words, properties up-stream
from the Paramount project would be at the mercy of this developer's time
line, and have to wait for the sewer to be built through the project to the
point where they can gain access.
• We would also be closer to being able to de-commission the Vienna
Woods lift station.
Negative downsides of not having easement
o Up-stream properties and the city would have to wait on this
developers schedule for the sewer to get to them.
o Up-stream property owners or developers, will approaching the City
with proposals to install sanitary sewer lift stations, to provide
temporary service into an adjacent drainage area, until such time
that they can connect to the proper sewer system. This creates a
host of problems including; taking up capacity that is intended for
other properties within the proper drainage area; extensive
evaluation of lift station proposals (time); setting upstream sewer
design inverts so that we have to "connect the dots" later; and
maintenance.
o Unfair market advantage is granted to the developer since he would
be in control of the development time line, and the progression of
the sanitary sewer trunk.
Positive Uoside of havina easemenfi
o Up-stream properties are not locked out of sewer service. By
having easements in place, up-stream properties have the option of
constructing the sewer system to their properties.
o The City does not have to contend with more sanitary sewer lift
stations, to provide temporary service into an adjacent drainage
area.
o By not having temporary lift stations, the full design capacity of the
sanitary sewer trunk line is available to the proper drainage area.
o Unfair market advantage is eliminated.
RECEIVED
APR 16 2~3
City OfMeridian
City Clerk OSice
April 14, 2003
To: Meridian Planning & Zoning Commission
Cc: Meridian City Planning & Public Works Staff
William Nichols -Meridian City Attorney
From: Michael D. Wardle
Re: Position Statement-Paramount Subdivision
(AZ-03-005 / PP-03-004 /CUP-03-008)
The following is a Position Statement to the April 17, 2003 Memorandum for Paramount
Subdivision, Annexation, Preliminary Plat, and Planned Development (AZ-03-005 / PP-03-004 /
CUP-03-008), prepared by Meridian City Planning & Zoning & Public Works staff. Below we
have provided clarification and requested modifications to the Conditions as prepared by staff.
For ease of reference, please note the following:
• "No Comment" signifies agreement with the Staff Report.
• "Clarification" addresses a staff question or provides additional information to further
explain concept or project intent.
• "Disagree" states our position in objection to the Staff Report.
• "Requested Action" states how the issue should be resolved or conditioned.
• A request to "Delete" a condition is shown with a double strike-through. ( )
• A request to "Modify" a condition is shown with a single underline. (modify )
I. Annexation & Zonins (File No. AZ-03-005), eases 4 through 8
Staff Analysis, pages 4 through 7
A. No Comment
B. No Comment
C. No Comment
D. No Comment
E. Disagree. We do not agree with Staff s statement "Lot 57, Block 3 is not weld integrated
to the remainder of the development. " With a nan-ow vision, the statement maybe
technically correct because the only current point of connection with Paramount occurs at
the common boundary with the proposed High School. It is also very important for the
City to understand the relationship with Joint School District No. 2. The applicant
proactively worked with the School District to appropriately locate the 55-acre High
Paramount -Position Statement
April I4, 2003 -Page 2
School. Given the District's need for access, the location as depicted on the preliminary
plat was deemed the most appropriate.
Given the High School location, Lot 57, Block 3, appears to be isolated from the
remainder of the Paramount. However, the City needs to recognize the larger context,
and not penalize the applicant for master planning and working with Joint School District
No. 2 to site the High School.
Additionally, the 60-acre parcel due east of Lot 57, Block 3, and the adjoining 20-acre
parcel, which lies west of the multi-family parcels, will develop at some point in the
fixture. There are a number of roadway connections from Paramount to the adjoining,
non-annexed properties. When those excluded properties develop in the future, the City
will require cross access as well as pedestrian connections.
Paramount can provide cross access and interconnectivity alternatives to the excluded
pazcel, achieving the intent of MCC 12-6-3 and comply with the required findings. Also,
one of the findings of an excepted use found in MCC 12-6-3.5 is: "The use(s) permitted
by the exception are neighborhood- or community-serving in size and character, and not
regional, and are not detrimental to adjacent neighborhoods in location and character. "
Lot 57, Block 3, serves both the immediate neighborhood (cross access will allow future
internal circulation) and the lazger community (serving the adjoining developed and to-
be-developed properties).
The City has an opportunity to fixrther review future access and connectivity by requiring
CUP applications for future "office /retail /multi-family" developments. (Reference
Conditional Use Permit -Site Specific Requirement No. 3, Page 20).
Requested Action: Modify Annexation and Zoning Standard E, pages 5 - 6
Staff finds that the proposed uses (single family residential, commercial, office, and
public schools) will inevitably change the existing rural chazacter of the subject
property. As noted above, the proposed uses aze compatible with the Comprehensive
Plan and the Future Land Use Map in accordance with MCC 12-6-3 (Excepted Uses).
Staff finds that the southwest corner of the development, Lot 57, Block 3 is not well
integrated to the remainder of the development. However, if the development of Lot
57 Block 3 includes cross access for both pedestrian and roadwavs to the excluded
properties to the east, this parcel can comply with the required findings
for "excepted" uses (please see pages 17-19 below for additional analysis).
F. No Comment
G. No Comment
H. No Comment
I. No Comment
J. Clarification. The applicant is working with the property owner upon which the
northern roadway from Chinden can be realigned with N. Fox Run Avenue. We have
Paramount-Position Statement
Apri114, 2003 -Page 3
received a verbal agreement. The applicant can comply with this standard and with
Preliminary Plat Site Specific Condition No. 8, page 11.
K. No Comment
L. No Comment
Annexation and Zoning Conditions of Approval, page 8
1. No Comment
2. No Comment
3. No Comment
4. Clarification. [THE APPLICANT CONTINUES TO WORK WITH STAFF AND LEGAL
COUNSEL ON THIS MATTER AND WILL PROVIDE APPROPRIATE LANGUAGE
MODIFICATIONS AT THE HEARING.)
5. Disagree. We disagree that Lot 57, Block 3, does not meet the minimum findings for
"excepted" uses. Lot 57, Block 3, currently meets MCC 12-6-3, Findings Nos. 1, 2, 3,
4a, 4d, 4e, and 5, and will soon meet MCC 12-6-3 Finding Nos. 4b and 4c, with a
condition for cross access to the adjoining properties to the east.
Requested Action. Delete Annexation and Zoning Condition No. 5.
II. Preliminary Plat Findings and Requirements (File No. PP-03-0041, pA. 8-14
Preliminary Plat Objectives, pages 8 - 9
a. No Comment
b. No Comment
c. No Comment
d. No Comment
e. Clarification. The applicant is working with the property owner upon which the
northern roadway from Chinden can be realigned with N. Fox Run Avenue. We have
received a verbal agreement. The applicant can comply with this standard and with
Preliminary Plat Site Specific Condition No. 8, page 11.
Additional Considerations, pages 9 -10
Interconnectivity. Clarification. When the applicant met with Staff in pre-app meeting, the
issue of interconnectivity was discussed. Staff requested that three roadway connections be
made to adjacent undeveloped parcel. We agreed to their request, and the preliminary plat
reflects that.
However, we do disagree with several of the additional requested stub-streets and access
easements. An outright, non-negotiable requirement to provide access easements to
properties that do not participate in roadway, sewer, water, and landscape improvements,
especially when those properties have legal frontage on public roadway right-of--way is
inappropriate.
Block Length. No Comment
Reduced Lot Requirements. No Comment
Paramount -Position Statement
Apri! 14, 2003 -Page 4
Site Specific Conditions of Approval /Preliminary Plat, pages 10 -13
1. Clarification. (THE APPLICANT CONTINUES TO WORK WITH STAFF AND LEGAL
COUNSEL ON THIS MATTER AND WILL PROVIDE APPROPRIATE LANGUAGE
MODIFICATIONS AT THE HEARING.)
2. No Comment
3. No Comment
4. Modify. Given this is a planned development, and the relationship between residential
uses and Village Center uses on Block 40, we request a 15-foot landscape buffer between
these two uses.
Requested Action. Modify Preliminary Plat Site Specific Condition No. 4, page 11, to
read:
A detailed landscape plan shall be submitted with the final plat application. The detailed
landscape plan shall include a ~ 15-foot landscape buffer with the appropriate number
of trees as required by the Landscape Ordinance between all residential uses bordering
the commerciaUoffice (Village Center) uses on Block 40.
5. Disagree. The issue treatment of irrigation/dralnage ditches relates directly to the
Irrigation District and not the City. The applicant will comply with all applicable State
Laws.
Requested Action. Modify by deleting the first sentence from Preliminary Plat Site
Specific Condition No. 5, page 11, to read:
.<
. All irrigation ditches, laterals or canals, exclusive of natural
waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be
tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written
approval ornon-approval submitted to the Public Works Department. If lateral users
association approval can't be obtained, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature."
6. Clarification. Ustick should be changed to McMillan.
7. No Comment
8. No Comment
9.a. No Comment
9.b. No Comment
9.c. Disagree.
Requested Action. Delete Preliminary Plat Site Specific Condition No. 9c.
9.d. Disagree.
Requested Action. Delete Preliminary Plat Site Specific Condition No. 9d.
Paramount -Position Statement
Apri119, 1003 -Page 5
9.e. Disagree.
Requested Action. Modify Preliminary Plat Site Specific Condition No. 9e to read:
"Between Lots 16 and 17, Block 1, extending to the west, in lieu of the extension of
N. Arliss Avenue to the north."
9.f. Disagree.
Requested Action. Delete Preliminary Plat Site Specific Condition No. 9f.
9.g. No Comment
9.h. No Comment
10. 15` Bullet Point. Disagree (Micro-path between Lots 31 and 18, Block 3).
Requested Action. Delete this requirement for micro-path between Lots 31 and 18,
Block 3.
2"a Bullet Point. No Comment. (The applicant agrees with locating amicro-path
between Lots 10 and 11, Block 11)
11. ls` Bullet Point. No Comment
2"a Bullet Point. Clarification. This plat note needs to be consistent with
Conditional Use Pernvt Comment No. 6, page 22.
Requested Action. Modify 2"a Bullet Point, page 12, to read:
"Add a note to the plat that restricts fencing adjacent to the pathways within the
subdivision to a maximum of 4 feet in height if
solid sight-obscurins: material is used for fence construction. with the allowance for
an additional 2 feet of lattice work to be placed on ton of the solid fence."
3'~ Bullet Point. No Comment
4a' Bullet Point. No Comment
Sa` Bullet Point. No Comment
12. No Comment
13. No Comment
14. No Comment
Preliminary Plat General Comments, pages 13 -14
1. No Comment
2. No Comment
3. No Comment
4. No Comment
Paramount -Position Statement
April 14, 2003 -Page 6
5. No Comment
6. No Comment
7. No Comment
8. No Comment
9. No Comment
10. No Comment
11. No Comment
12. No Comment
13. No Comment
14. No Comment
15. No Comment
III. Conditional Use Permit (CUP-03-0081, ua~es 14-22
Standards for Conditional Uses, pages 14 - 20
A. No Comment
B. Clarification. Staff references the MCC 12-6-3 and the 20% exception. All of the
proposed excepted land uses fall under 20%. There is no reference in MCC 12-6-3 that
limits the maximum square footage allowed under the exception. In fact, the nature of
the commercial uses are both Neighborhood and Community scaled, as identified in
MCC 12-6-3.5.
Staff also references a study of economic viability for the Neighborhood Centers. They
are correct that their consultant made a fmding that "each square mile in the North
Meridian area 'will support approximately 43, 000 square feet of retail. "' While this is
an interesting finding, it must be noted that the City did not formally adopt the
consultant's recommendation in either ordinance form or in the 2002 adopted
Comprehensive Plan.
The applicant has studied the market and feels the residential and commercial mix is
appropriate, especially given the neighborhood and community scale.
The Meridian City Planning & Zoning Commission reviewed the issue of Neighborhood
Centers as it considered the new Comprehensive Plan. The Commission finally decided
to include the neighborhood centers on the Land Use Map, stating that the depicted
locations were never intended to be rigid, but flexible. This action was affirmed by the
City Council. The development community provided significant testimony relating to
this issue, but finally agreed with the Commission's recommendation. The development
community understood that the neighborhood center locations were not fixed, and could
be moved and modified.
Staff s final comment is that "If the project is approved as a Planned Development, it
wild be excluded from several of the minimum requirements of the MCC. " The project
meets all of the Use Exception Requirements found in MCC 12-6-3, except 4b and 4c.
Paramount -Position Statement
Apri114, 1003 -Page 7
Those two exceptions can be achieved with the previously identified cross access solution
from Lot 57, Block 3, to adjoining excluded parcels.
C. Clarification. Staff states that the proposed commercial property is 'far greater than
anticipated ... and is not harmonious with the intended residential character of the
general vicinity. " However, the very nature of the commercial parcel in question (Lot
57, Block 3) is neighborhood and community oriented. The Comp Plan is very specific
(page 99) that:
"Commercial ... will provide a full range of commercial and retail to
serve area residents and visitors. Uses may include retail, wholesale,
service and office uses, multi family residential, as well as appropriate
public uses such as government offices. Within this land use category,
specific zones may be created to focus commercial activities unique to
their locations. These zones may include neighborhood commercial uses
focusing on specialized service for residential areas adjacent to that
zone. "
The project will be harmonious with the intended residential and will provide essential
services to both Pazamount and the surrounding community.
Requested Action. Delete last sentence of Conditional Use Standard C on pages 16 &
17 to read:
Staff finds that the proposed residential subdivision use will be harmonious with the
intended character of the azea, but will dramatically change the existing rural chazacter of
the general vicinity, with the exception of Lochsa Falls and Cedaz Springs North
subdivisions that lie adjacent to the proposed development.
D. No Comment
E. No Comment
F. No Comment
G. No Comment
H. No Comment
I. No Comment
Findings for Use Exception within a Planned Development, pages 17 - 20
1. Clarification. See the following comments relating to Finding No. 4 for Use Exception
within a Planned Development.
2. No Comment
3. No Comment
4.a. Disagree. The site is within walking distance of a major component of Paramount,
the High School, and will be even more so when adjoining properties develop.
Paramount -Position Statement
Apri114, 2003 -Page 8
Requested Action. Modify Findings for Use Exception 4a on page 18 to read:
"Staff finds that the office/retaiUmulti-family uses located in the southeastern portion
of the proposed subdivision are in proximity to and within convenient walking
distance for parts of the overall development. At this time, the proposed retail /office
use located in the southwest comer of the subdivision is not located in close
proximity to the residential uses within subdivision and. is not within convenient
walking distance of the residential uses within the subdivision. However, in the
future when the adioinin¢ pazcels develop, and cross access is granted, the
development will be within walking distance. Staff finds that all other
office/retaiUmulti-family housing excepted uses are within convenient walking
distance for many of the residents within the proposed subdivision."
4.b. Disagree. With granting of cross access to the adjoining properties, the Lot 57,
Block 3 can act as a main vehicular access, as well as provide future connectivity to
Paramount to the east.
Requested Action. Modify Findings for Use Exception 4b (pages 18 & 19) to read:
"Staff fmds that the retaiUoffice uses located in the southwest corner of the proposed
subdivision are not accessible at this time to residents of the proposed subdivision
through a main access or an interconnected street system. However, in the future
when the adjoining parcels develop, and cross access is granted, interconnectivity
throuz?h shared access vehicle points will occur.
Staff fmds that the site design incorporates interconnectivity though
shared vehicular access points. The applicant has provided a pathway system and an
interconnected roadway system for access to the excepted uses from the residential
uses."
4.c. Disagree.
Requested Action. Modify Findings for Use Exception 4c on page 19 to read:
"Staff finds that at this time the proposed retaiUoffice uses in the southwest corner of
the proposed subdivision aze not provided with adequate pedestrian and bicycle
connections with the remainder of the development. However, in the future when the
adjoining-pazcels develop, and cross access is granted, the development will provide
pedestrian and bicycle connections. Staff finds that all other excepted uses are
provided with connections that are accessible to pedestrians and to the residential
portion of the development."
4.d. ClariFcation. This Finding is addressed by Conditional Use Permit Site Specific
Comment No. 3, page 20.
Paramount -Position Statement
April 14, 2003 -Page 9
Requested Action. Modify Findings for Use Exception 4d on page 19 to read:
Staff finds that the proposed retail/office uses on the southwest comer of the subject
property are located in a manner that will facilitate access from existing arterial
roadways only and at this time do not provide any interconnectivity with the rest of
the s ubdivision. H owever. i n t he future w hen the a djoining p arcels d evelop, and
cross access is granted, the development will provide interconnectivity with the rest
of the subdivision.
A detailed layout of the buildings has not been submitted with this application.
_ •~.... ....4..4:...~ ..l 4~n~
J
4.e. Clarification. This Finding is addressed by Conditional Use Permit Site Specific
Comment No. 3, page 20.
5. Clarification. We agree with Staff that the excepted uses utilize less than the 20%
exception allowed.
Requested Action. Modify Findings for Use Exception 5 on pages 19 and 20 by
deleting the first paragraph. Modified condition to read:
> ,
"Stafff~ finds that the proposed development is a very large subdivision with a
variety of commercial and residential uses that fit within the MCC guidelines for
excepted uses within a PD, and that the excepted uses utilize less than the 20% of the
land within the proposed development."
Additianad Considerations, page 20
Scale of Development. Clarification. Staff has done a good job of explaining the size and
scope of Paramount. With this much property under one ownership, a cohesive development
can be implemented taking into consideration both neighborhood and community needs. The
City is able to see the variety and mix of uses proposed and will be developed, subject to
future CUP approvals. In the future, the remaining unplatted parcels within the section can
be incorporated into the neighborhood fabric created by Paramount, and provide the linkages
for all components of the project--even Lot 57, Block 3 which is subject to the CUP process,
per CUP Site Specific Comment No. 3, page 20.
Paramount -Position Statement
April 14, 2003 -Page 10
However, Staff makes a statement that requires fizrther clarification. Staff states, "The size of
the project also allows the developer to request a 20% land-use exception that results in a
much larger exception area than would typically be permitted within a smaller
development. " This statement is misleading. Regardless of whether it is a 20% use
exception on a 5 acre parcel or on a 397-acre parcel are, the exception is proportionately the
same: A 20% of the total area devoted to uses permitted by the exception.
The Meridian City Planning & Zoning Commission reviewed the issue of Neighborhood
Centers as it considered the new Comprehensive Plan. The Commission finally decided to
include the neighborhood centers on the Land Use Map, stating that the depicted locations
were never intended to be rigid, but flexible. This action was affirmed by the City Council.
The development community provided significant testimony relating to this issue, but finally
agreed with the Commission's recommendation. The development community understood
that the neighborhood center locations were not fixed, and could be moved and modified.
Staff attempts to further clarify the 20% use exception. However, given the neighborhood
and community scale, Paramount with all of its varied uses is harmonious with the 2002
Comprehensive Plan.
Conditional Use Permit Site Specif c Comments, pages 20 - 22
1. No Comment
2. No Comment
3. No Comment
4. a through i, and k. - No Comment
4.j. Clarification. It is appropriate for the temporary sales and information trailers to be
allowed for the duration of the project, not just for a term of up to 60 months.
Requested Action. Modify Conditional Use Site Specific Condition No. 4.j. on page 21
to read:
«TL_ •:.-..G....-.. C .. •L.. ,...1..,. ..«A :«t ._~..~:,.« a....a.... :.. F .. ~..~] _C AO .«,.«~L_ TC
f
A..a,...C ,... _....-,.«_..\ rte: ~.. /'+,........:1 «. ...4 n
.,_L:«..a:,.~ _~ ..,, ~....__ ,,.._ r _ aL_ ~..:,.._ . "The timeframe for the sales and
information trailers is for the duration of the Paramount project. Immediate removal of
arororoved trailers is required upon completion of roroiect sales."
5. No Comment
6. No Comment
7. No Comment
~.
Paramount -Position Statement
Apri114, 2003-Page 11
IV. Recommendation, pages 22 - 23
Staff has done a good job of addressing the issues in the staff report dated April 17, 2003.
We agree with most of the staff report with two major exceptions:
1. The exclusion of the 19.2 acre parcel (Lot 57, Block 3) on the northeast corner of Linder
and McMillan; and
2. Interconnectivity. Some of the requested street Stubs and micro-paths.
Those two issues have been sufficiently handled by this narrative, which includes revised
conditions of approvals.
Furthermore, Staff s concerns and requests for modifications of (1) the collector roadway on
Chinden Boulevard, (2) the addition of stub streets and micro-paths, and (3) a new phasing
lines, have been appropriately addressed by both the conditions of approval and this position
statement.
A continuance is not necessary because conditions of approval and / or applicant requested
modifications are before the Planning & Zoning Commission, which will enable this body to
render a decision on Thursday, April 17, 2003.
Finally, the preliminary plat will be modified per the Planning & Zoning Commission's
action. The revised preliminary plat will be submitted to the City Council prior to its hearing
on this matter.
REQUESTED ACTION.
We respectfully request Commission approval of Paramount, including annexation /zoning
(AZ-03-005), preliminary plat (PP-03-004), and conditional use permit (CUP-03-008), with
staff's recommended findings and recommended conditions of approval as modified by the
annotated changes set forth by the applicant in this position statement.
~i,. _
RECEIVED
CITY OF MERIDIAN nPR > > 2003
PUBLIC HEARING
SIGN-UP SHEET C1TY~N tr~;itI~IAN
DATE April 17, 203 ITEM # $
PROJECT NUMBER CUP 03-008
PROJECT NAME Paramount Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL