HomeMy WebLinkAboutBear Creek No. 7 PP 03-009June 2, 2003
PP 03-009
MERIDIAN PLANNING & ZONING MEETING June 5, 2003
APPLICANT Bear Creek, LLC ITEM NO. Jr
REQUEST Public Hearing — Request for Preliminary Plat approval of 12 building lots and 6 other
lots on 10.92 acres in an R-4 zone for Bear Creek No. 7 — north of West Victory Road and east of
South Stoddard 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:
INTERMOUNTAIN GAS:
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COMMENTS
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See attached Comments
See attached Comments
See attached Comments
See attached Comments
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Materials presented at public meetings shall become property of the City of Meridian.
STAFF REPORT: Hearing Date: June 5, 2003
To: Mayor, City Council and Planning & Zoning Commission RECEIVED
From: David McKinnon, Planner ItJUN 0 2 2003
Bruce Freckleton, Senior Engineering Tech
City Of Meridian
Re: Bear Creek No. 7 Subdivision City Clerk Office
Preliminary Plat Approval of Twelve (12) Building Lots and Six (6) Other
Lots on 10.92 Acres in a R-4 Zone, by Bear Creek, LLC (Fite No. PP -03-
009).
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:
APPLICATIONS SUMMARY
The applicant, Bear Creek LLC, has requested approval of a preliminary plat consisting of
twelve (12) building lots and six (6) "other" lots on 10.92 acres of land at the northeast comer of
the intersection of Stoddard and Victory Road. The proposed subdivision includes a gated private
access road off of Stoddard Road with no access to Victory Road. The subdivision is bounded on
the north by the Ridenbaugh Canal and does not provide vehicular or pedestrian connections to
the other phases of Bear Creek Subdivision.
The subject property was included as part of the original Bear Creek Subdivision's Preliminary
Plat. At that time the applicant proposed smaller lots, resulting in higher density on the subject
parcel of land. The original approved Preliminary Plat did not take access off of a gated private
roadway.
The proposed lots range in size from 14,591 square feet up to over 24,000 square feet. The gross
density of the proposed subdivision is 1.09 dwelling units per/acre. The applicant is proposing to
encroach ten (10) feet into the Nampa Meridian Irrigation District's easement on the Ridenbaugh
Canal to provide additional square footage for several of the lots in the proposed subdivision.
LOCATION
The property is located on the northeast corner of Stoddard and Victory Road.
Bm Carl No. TPP
PP -03009
HUB OF TREASURE VALLEY
MAYOR
A Good Place to Live
LEGAL DEPARTMENT
(208) 466-9272 • Fax 4664405
Robert D. Come
CITY OF MERIDIAN
PUBLIC WORKS
CITY COUNCIL MEMBERS
33 EAST IDAHO
BUILDING DEPARTMENT
Tammy de Weerd
(208) 898-5500 • Fax 887.1297
MERIDIAN, IDAHO 83642
Keith Bird
(208) 888-4433 • FAX (208) 887-0813
PLANNING AND ZONING
Cherie McCandless
City Clerk Office Fax (208) 888-4218
DEPARTMENT
William L.M. Nary
(208) 884-5533 FAX 888-6854
STAFF REPORT: Hearing Date: June 5, 2003
To: Mayor, City Council and Planning & Zoning Commission RECEIVED
From: David McKinnon, Planner ItJUN 0 2 2003
Bruce Freckleton, Senior Engineering Tech
City Of Meridian
Re: Bear Creek No. 7 Subdivision City Clerk Office
Preliminary Plat Approval of Twelve (12) Building Lots and Six (6) Other
Lots on 10.92 Acres in a R-4 Zone, by Bear Creek, LLC (Fite No. PP -03-
009).
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:
APPLICATIONS SUMMARY
The applicant, Bear Creek LLC, has requested approval of a preliminary plat consisting of
twelve (12) building lots and six (6) "other" lots on 10.92 acres of land at the northeast comer of
the intersection of Stoddard and Victory Road. The proposed subdivision includes a gated private
access road off of Stoddard Road with no access to Victory Road. The subdivision is bounded on
the north by the Ridenbaugh Canal and does not provide vehicular or pedestrian connections to
the other phases of Bear Creek Subdivision.
The subject property was included as part of the original Bear Creek Subdivision's Preliminary
Plat. At that time the applicant proposed smaller lots, resulting in higher density on the subject
parcel of land. The original approved Preliminary Plat did not take access off of a gated private
roadway.
The proposed lots range in size from 14,591 square feet up to over 24,000 square feet. The gross
density of the proposed subdivision is 1.09 dwelling units per/acre. The applicant is proposing to
encroach ten (10) feet into the Nampa Meridian Irrigation District's easement on the Ridenbaugh
Canal to provide additional square footage for several of the lots in the proposed subdivision.
LOCATION
The property is located on the northeast corner of Stoddard and Victory Road.
Bm Carl No. TPP
PP -03009
Planning & Zoning Commission/Mayor & City Council
June 2, 2003 (Transmittal Date)
Page 2
SURROUNDING PROPERTIES
North: Bear Creek Subdivision, zoned R-4
West: Pebble Lane Estates Subdivision, zoned R-1 (Ada County)
East: Bear Creek Subdivision, zoned R-4
South: Rural Residential Land, zoned RUT (Ada County)
OWNER OF RECORD
The property owner of record is Bear Creek LLC and they have provided notarized consent for
submission of the Preliminary Plat application.
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;
The proposed application is only in partial compliance with the adopted Comprehensive
Plan. The proposed density and land use classification, low density residential, as noted
on the Future Land Use Map, is in compliance with the Comprehensive Plan.
Goal V of Chapter VII (pg 108 and 109) of the City's Comprehensive Plan addresses the
need for a diversity of housing types in Meridian. The proposed gated community will
provide a "higher -end" product type that is different and larger from the average lot
found in the typical R4 zoned subdivision.
The proposed subdivision is not in compliance with portions of the Comprehensive Plan,
including the Future Land Use Map, which indicates that a multi -use pathway should be
constructed along the Ridenbaugh Canal. The applicant has only proposed installing a
wrought iron fence adjacent to the Ridenbaugh Canal at the easement encroachment
boundary. The Parks Department has requested that a 10 foot wide hard surfaced multi-
use pathway be included on the south side of the Ridenbaugh Canal, and that a micro -
path be installed from within the subdivision to provide access to the multi -use pathway.
This issue is addressed further in the report below.
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
c. The continuity of the proposed development with the capital improvement
program;
PP 3-009 Beet Crmk No. 7.PP
Planning & Zoning Commission/Mayor & City Council
June 2, 2003 (Transmittal Date)
Page 3
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 there should not be any other health, safety or environmental problems
associated with this subdivision that may be brought to the Council or Commission's
attention.
ADDPITONAL CONSIDERATIONS
Cul -De -Sac Length: The proposed private road cul-de-sac is over the City's maximum
450' in length (MCC 12-4-2 F). The proposed cul-de-sac is approximately 600' in length,
and cannot be approved without a variance. If a variance cannot be obtained from the
City, the applicant will be required to redesign the plat in accordance with the City Code.
Please see condition of approval number 5 below.
2. Pathway: The Parks Department has requested a 10' hard surfaced pathway to be
constructed on the south side of the Ridenbaugh Canal. They have also recommended a
micropath connection to the proposed Bear Creek No. 7 Subdivision to provide access to
regional pathway system. The applicant will need to work with the Parks Department
and NMID concerning the construction of the pathway system. Please see condition of
approval number 12 below.
3. 5% Open Space: The MCC requires all subdivisions that are greater than five acres in
size to provide at least five percent (5%) of the gross area of the subdivision as open
space. The proposed subdivision currently provides only 9,315 square feet or
approximately 1.96%. In order to meet the required minimum open space requirement,
the subdivision will need a total of 23,784 square feet. If the pathway is installed per the
Parks Department requirements, the applicant will meet or exceed the minimum open
space requirements.
4. Sidewalks: The proposed sidewalk on Victory Road is located within the required 25'
landscape buffer, and cannot be counted as part of the landscape buffer. An additional 5'
of landscaping will need to be added to the south side of Lot 44 Block 1. Furthermore,
the submitted landscape plan and plat will need to be revised to include a sidewalk and
will need to be added to the Ridenbaugh canal crossings to connect with the other
sidewalks installed for the other phases of Bear Creek Subdivision. The sidewalk
requirements are noted below in conditions of approval number 11.
PP 09 B. CtftkN0. ?.PP
Planning & Zoning Commission/Mayor & City Council
June 2, 2003 (Transmittal Date)
Page 4
5. Landscape Island: The small landscape island located at the entrance of the subdivision
will need be moved to the west to allow traffic to circle around driveway and not have to
back up if they cannot access the gated entrance, as noted in condition of approval
number 8 below.
CONDPI'IONS OF APPROVAL (PRELIMINARY PLAT)
1. Sanitary sewer service to this site shall be via main line extensions from mains installed
in the Bear Creek Subdivision.
2. Domestic water service to this site shall be via main line extensions from mains installed
adjacent to the property.
3. The applicant has indicated that the pressurized irrigation system within this development
is to be an extension of the system that is owned and operated by the Nampa Meridian
Irrigation District. Underground year-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, a single -point connection to the culinary water system shall be
required. If a single -point connection is utilized, the developer shall be responsible for the
payment of assessments for the common areas prior to signature on the final plat by the
Meridian City Engineer,
4. A revised fencing plan shall be submitted with the final plat indicating the reduction in
fence height to 3'where the fencing is within 20' of S. Silvertip Place, in compliance with
the MCC.
5. At least 20 days prior to the City Council hearing, a variance application shall be
submitted by the applicant to exceed the maximum 450' cul-de-sac length allowed by
MCC 12-4-217. If the City Council denies the variance request, the preliminary plat will
need to be revised and remanded back to the Planning and Zoning Commission for
additional review.
6. Revise the preliminary plat to include an additional 5' of landscaping to adjacent to the
southern boundary of Lot 44.
7. A revised landscaping plan, in accordance with the Landscaping Ordinance shall be
submitted with the final plat application. The plan shall include landscaping for the
drainage lot, the future right-of-way in accordance with the Landscape Ordinance and
shall include an additional 5' of landscaping along the southern boundary of Lot 44.
PP -03-009 Bear Creek No. TPP
Planning & Zoning Commission/Mayor & City Council
June 2, 2003 (Transmittal Date)
Page 5
8. The small landscape island located at the entrance of the subdivision shall be relocated to
the west to allow traffic to circle around the island rather than forcing vehicles to back
out if they cannot enter the gated entrance.
9. The private street shall be constructed to meet or exceed ACHD public street standards.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
It. Sidewalks shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to MCC 12-13-10-8.
12. Revise the plat to include a multi -use pathway located on the south side of the
Ridenbaugh Canal in compliance with the Parks Department master pathway plan. The
applicant shall work with the Parks Department and NMID concerning the construction
and location of the multi -use pathway and the micro -path connection. Cross sections of
the pathways and landscaping plans shall be included as part of the final plat application.
13. Add or revise the following preliminary plat notes:
(1). Include Lot and Block number of the common lot island.
13. 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.
14. Coordinate fire hydrant placement with the City of Meridian Public Works Department
15 Two -hundred -fifty and one -hundred -watt, high-pressure sodium streetlights will be
required at locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. 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.
16 Any drainage areas (detention/retention basins) must be designed to ensure that water is
retained only during 100 -year storm events, and for a period of time not to exceed 24
hours. Side slopes within drainage areas shall not exceed 3:1.
17 Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
18 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 94-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
PP -03409 Beer Creek No. UP
Planning & Zoning Commission/Mayor & City Council
June 2, 2003 (Transmittal Date)
Page 6
19. Due to the topographic relief across the proposed development, the applicant shall
prepare a master grading and drainage plan. The plan shall set the finish floor elevations
for each lot and indicate elevations for each lot comer with grading details around each
building pad. 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.
20. Please submit updated groundwater/soils monitoring data to the Public Works
Department for review. The project engineer should pay close attention to the results of
field studies determining the groundwater, soil type & and characteristics during the
design and construction phases. The engineer shall be required to certify that the street
centerline elevations are set a minimum of 3 -feet above the highest established normal
groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of
homes is at least 1 -foot above groundwater.
RECOMMENDATION
Although staff is in general agreement with the proposed layout of the subdivision, staff cannot
make the finding that the proposed subdivision complies with the Comprehensive Plan because it
does not include a pathway as indicated on the Future Land Use Map. Furthermore, the proposed
subdivision does not meet the requirement for providing 5% open space as required by the MCC
for all subdivisions greater than 5 acres in size. If the applicant is willing to provide the pathway
system as shown within the Comprehensive Plan, the 5% open space requirement would satisfied
as well.
PP -03909 Beer Creek No. 7..PP
MAYOR
ROBERT D. CORREi
CMEF
KEN W. BOWERS
COUNCIL MEMBERS
DEPUTY CHIEF - Fm PREVENTION
Wn,uAML.M. NARY
JOSEPHSILVA
KErrH Buw
TAMMY DE WEERD
Crtv of-. DEPUTY CHIEF-TRAIMNG
CHERIE MCCANDLESs
py BB.I. JOHNSON
RuRALFmECoNmnssioNERs
V! I�I�� 540 East Franklin Road
RICHARD GREENE
r [PAHO Meridian, ID 83642
TERRY LEIGHTON
'F'c (208) 888.1234
�"�"rR�,,,w
STEvE ELLiorr
v Bt'S3 Fax (208) 895-0390
MERIDIAN CITY/RURAL FIRE DEPARTMENT
RECEIVED
May 27, 2003 MAY 2 7 2003
City Of Meridian
City Clerk Office
TO: Mayor, City Council & Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Bear Creek No. 7 PP 03-009
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
1. That a fire -flow of 1,000 gallons per minute be available to service the entire project.
Fire hydrants shall be placed an average of 500' apart. 1997 UFC Appendix III -A
2. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins. UFC 901.4.2 & 901.3
3. Acceptance of water supply for fire protection is contingent upon acceptance of the
water system by the City of Meridian for water quality.
4. All radii shall be 28' inside and 48' outside radius.
5. The proposed project lies outside the five-minute response zone goal. Achievement
of this goal is subject to budgetary constraints and is intended to enhance the
probability of a favorable outcome on a request for Basic Life Support. The budget
constraints are typically defined as capital outlay for facilities that are located within
1.5 miles from a given location and sufficient operational funds to staff the facilities.
6. According to a report completed by Fire & Emergency Services Consulting Group in
February of 2000 our requests for service are projected to reach 2800 in the year 2005
and 3800 by the year 2010, this is up from 2069 responses in the year 2000.
22 April 2003
Will Berg, City Clerk
City of Meridian
— - 4East.klaho ---
Meridian, ID 83642
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Re: Preliminary Plat for Bear Creek Sub No 7
Dear Will:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District requires that a Land -Use -Change Application be
filed with us. All storm drainage must be retained on site. Lateral and waste ways must
be protected.
Nampa & Meridian's Ridenbaugh Canal courses along the north boundary of this
proposed project. Any encroachment without written approval and a signed agreement is
unacceptable. The Developer must comply with Idaho Code #31-3805.
Nampa & Meridian Irrigation District recommends irrigation be made available.
Thank you.
Sincerely,
Bill Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
BH/jas
Cc: File — Shop
File — Office
Attorney - Bum
Water Superintendent
PUIS - Vincent
RECEIVED
MAY 0 6 2003
City Of Meridian
City Clerk Office
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
30 April 2003
Steve Arnold
Briggs Engineering, Inc.
1800 Overland Road
----Boise, ID...83M5--____
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
RE: Land Use Change Application — Bear Creek Subdivision No. 7
Dear Mr. Arnold:
Phones: Area Cade 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above -referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the.
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
/(Q- �.
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
RECEIVED
MAY 0 6 2003
City Of Meridian
City Clerk Office
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Greg Johnson, Bear Creek LLC, 660 E. Franklin, Suite 240, Meridian, ID 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
Huber,
Susan u. tastiaxe, iat vice vresioern
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden. Commissioner
Ada County Highway District
va,ueu vny u+ wi .........
Phone (208) 387-6100
FAX 12081387-6391
E-mail:
April 29, 2003
RECEIVED
To: Bear Creek LLC
Greg Johnson MAY - 12003
660 E. Franklin Road, Suite 240
Meridian, Idaho 83642 City of Meridian
City Clerk Office
Subject: MPP03-009
Bear Creek Subdivision No. 7
Northeast corner of Stoddard Road and Victory Road
On April 29, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6171.
Sincerely,
Development Analyst
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Briggs Engineering
Steve Arnold
1800 Overland Road
Boise, Idaho 83705
AC 7�'�►
Ada County Highway District
& Development
Planning Keview Lzvzszon
This application does not require Commission action and is approved at the staff level as of April 29, 2003.
Tech Review for this item was held with the Representative by e-mail on Thursday, April 24, 2003. Please
refer to the Attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171 phone, 208-387-
6393 fax, jnewton@achd.ada.id.us
File Numbers: MPP03-009/Bear Creek Subdivision No. 7
Site address: Northeast corner of Stoddard Road and Victory Road
Owner/Applicant: Bear Creek LLC
Greg Johnson
660 E. Franklin Road, Suite 240
Meridian, Idaho 83642
Representative:
Briggs Engineering
Steve Arnold
1800 Overland Road
Boise, Idaho 83705
Application Information:
The Ada County Highway District (ACRD) staff has received the above referenced application requesting
preliminary plat approval to plat an 18 -lot residential subdivision with a private road. The site is located on
the northeast corner of Stoddard Road and Victory Road.
Acreage:
Current Zoning:
Proposed buildable lots:
Proposed common lots:
Vicinity Map
10.92
R-4 (Low Density Residential)
12 -Single -Family Lots
6 -Common Lots
MPF03.009
Bear Creek No. 7
Stoddard Road, Victory Road
A. Findings of Fact
Trip Generation:
This development is estimated to generate 100 additional vehicle trips per day (20 existing) based on
the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of a building permit. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that time.
3. Traffic Impact Study:
This proposed development is estimated to generate less than 1,000 -trips per day therefore a traffic
impact study was not required with this application.
4. Site Information:
There are two existing single-family dwellings on the site with the remainder being undeveloped.
5. Description of Adjacent Surrounding Area:
a. North: Bear Creek Subdivision No. 01
b. South: Victory Road/Un-platted parcel
c. East: Single -Family Residential
d. West: Bear Creek Subdivision No. 04
6. Impacted Roadways
Stoddard Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Victory Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Approximately 694 -feet
Collector
South of Overland Road was 583 on 1/17/01
Better than "C"
45 -mph
Approximately 891 -feet
Collector
West of Meridian Road was 2,097 on 5/16/02
Better than "C"
45 -mph
Roadway Improvements Adjacent To and Near the Site/ Existing Right -of -Way
Stoddard Road is a classified collector roadway with 2 -traffic lanes, no curb, gutter or sidewalk
abutting the site. There is 50 -feet of existing right-of-way (25 -feet from centerline). However Bear
Creek Subdivision No. 1 was required to dedicate 35 -feet of right-of-way (from centerline) and
construct 5 -foot concrete sidewalk located 2 -feet within the new right-of-way on Stoddard Road.
Victory Road is a classified collector roadway with 24raffic lanes, no curb, gutter or sidewalk abutting
the site. There is 50 -feet of existing right-of-way (25 -feet from centerline). However Bear Creek
Subdivision No. 1 was required to dedicate 48 -feet of right-of-way (from centerline) and construct 5 -
foot concrete sidewalk located 2 -feet within the new right-of-way on Victory Road.
8. Existing Access to the Site
There are two residential driveways located on Stoddard Road and one on Victory Road. The
applicant is proposing to close these driveways.
9. Site History
On July 7, 1999, the District reclassified Stoddard Road to a collector roadway. The designation of
Stoddard Road occurred in conjunction with the review and approval of Bear Creek Subdivision, a
326 -lot residential subdivision on 150.79 -acres.
10. Capital Improvements Plan/Five Year Work Program
This location is not programmed into the District's current Capital improvements Plan and/or Five
Year Work Program for reconstruction or any roadway improvements.
B. Findings for Consideration
Right -of -Way
District policy requires 70 -feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3 -lane roadway with curb, gutter, 5 -foot wide detached
sidewalks and bike lanes.
Stoddard Road and Victory Road are not listed as proposed projects 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 for each roadway:
a. Dedicate by donation an additional 10 -feet of right-of-way along Stoddard Road and Victory Road,
and construct a minimum 5 -foot wide concrete sidewalk along Stoddard Road and Victory 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 Stoddard Road and Victory 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 Stoddard Road and Victory Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adiustments to properly accommodate existing drainage and utilities.
As indicated on the preliminary site plan the applicant is providing a 10 -foot landscape lot with an
additional 25 -foot landscape buffer and 5 -foot wide detached meandering sidewalk abutting the entire
frontage along Stoddard Road (excluding the frontage of the Ridenbaugh Canal). In addition the
applicant is providing a 23 -foot landscape lot with an additional 25 -foot landscape buffer including a
5 -foot wide detached meandering sidewalk abutting the entire frontage along Victory Road (excluding
the frontage of the Ridenbaugh Canal).
2. Sidewalk
District policy requires 5 -foot wide (minimum) concrete sidewalk on all collector roadways and arterial
roadways (7204.6.5).
Stoddard Road and Victory Road are not listed as proposed projects 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 for each roadway:
a. Dedicate by donation an additional 10 -feet of right-of-way along Stoddard Road and Victory Road,
and construct a minimum 5 -foot wide concrete sidewalk along Stoddard Road and Victory 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 Stoddard Road and Victory 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 Stoddard Road and Victory Road located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and utilities.
District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace
deteriorated facilities
3. Private Roads
District policy 7205.6, other jurisdictions in Ada County establish the requirements for private streets.
The District retains authority and will review the proposed intersection of a private and public street
for compliance with District intersection policies and standards.
There is a marked change in elevation for Stoddard Road north of Victory Road. There is a similar
issue with the elevation change on Victory Road east of Stoddard. The developer of Bear Creek No.
1 was required to submit slope and sight distance data for the proposed roadway intersection for
review and approval by District staff. The location of the proposed private road is in the same location
that a public road was approved with Bear Creek Subdivision No. 1.
As indicated on the preliminary site plan the applicant is proposing to construct a private road (South
Silver Tip Place) intersecting with Stoddard Road approximately 500 -feet north of Victory Road
between Lot 31, Block 1, and Lot 43, Block 1, of the proposed subdivision.
If the City of Meridian approves the private road, the applicant shall be required to pave the private
roadway a minimum of 20 to 24 -feet wide and at least 30 -feet into the site beyond the edge of
pavement of Stoddard Road and install pavement tapers with 15 -foot curb radii abutting the existing
roadway edge. The applicant should provide a plan showing how the private road grade meets the
public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection
approach grade of 2% for at least 40 -feet.
4
Street name and stop signs are required for the private road. The signs may be ordered through the
District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will be
accepted as a public road If such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50 -feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
4. Roadway Offset
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150 -feet from a
collector roadway (measured centerline to centerline).
5. Gates
District policy 7207.9.2 requires gated driveways and roadways with daily traffic volumes greater than
1,000 but less than 2,000 vehicles to provide a minimum 50 -foot storage distance. The storage area
will be measured from the edge of pavement of the main street.
The preliminary plan indicates a gate located approximately 95 -feet from the edge of pavement of
Stoddard Road.
C. Site Specific Conditions of Approval
Stoddard Road and Victory Road are not listed as proposed projects 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 on each roadway:
a. Dedicate by donation an additional 10 -feet of right-of-way along Stoddard Road and Victory Road,
and construct a minimum 5 -foot wide concrete sidewalk along Stoddard Road and Victory 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 Stoddard Road and Victory 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 construcfa minimum 5 -foot wide concrete sidewalk
along Stoddard Road and Victory Road, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and utilities.
2. Stoddard Road and Victory Road are not listed as proposed projects 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 for each roadway:
a. Dedicate by donation an additional 10 -feet of right-of-way along Stoddard Road and Victory Road,
and construct a minimum 5 -foot wide concrete sidewalk along Stoddard Road and Victory 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 Stoddard Road and Victory 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 Stoddard Road and Victory Road located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and utilities
3. If the City of Meridian approves the private road, construct South Silver Tip Place intersecting with
Stoddard Road approximately 500 -feet north of Victory Road (measured from near edge of Victory
Road to near edge of Silver Tip Place) as proposed.
4. Pave the private roadway a minimum of 20 to 24 -feet wide and at least 30 -feet into the site beyond
the edge of pavement of Stoddard Road and install pavement tapers with 15 -foot curb radii abutting
the existing roadway edge. The applicant should provide a plan showing how the private road grade
meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum
intersection approach grade of 2% for at least 40 -feet.
Street name and stop signs are required for the private road. The signs may be ordered through the
District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will be
accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50 -feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
5. Install the proposed gate to provide a minimum of 50 -feet of storage distance. The storage area will
be measured from the edge of pavement of Stoddard Road.
6. Other than the access points specifically approved with this application, direct lot or parcel access to
Stoddard Road is prohibited. Lot access restrictions, as required with this application, shall be stated
on the final plat.
7. Direct lot or parcel access to Victory Road is prohibited. Lot access restrictions, as required with this
application, shall be stated on the final plat.
8. 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 the District's Utility Coordinator at 387-6258 (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. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. 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.
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.
7
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
Request for Reconsideration
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
Appeal Guidelines
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FOgle . Merk 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
April 21, 2003
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
RECEIVED
APR 2 2 2,003
City, of Meridian
City Clerk Office
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Bear Creek Subdivision No 7 will have a significant impact on school
enrollments at Peregrine Elementam Lake Hazel Middle and Meridian High School.
We can predict that these homes, when completed, will house four (6) elementary aged
children, four (4) middle school aged children, and three (3) senior high aged students.
Additional students will further compound the current overcrowded situation. Residents
cannot be assured of attending the neighborhood school, as it may be necessary to bus
students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
Wendel Bighpj�
Supervisor of Facilities and Construction
R.FicErvED
CITY OF MERIDIAN JUN 6 2003
PUBLIC HEARING CITY OFMERIliiw
SIGN-UP SHEET
DATE June 5, 2003 ITEM # 5
PROJECT NUMBER PP 03-009
PROJECT NAME Bear Creek No. 7
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL