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Home My WebLink AboutBirchstone Creek PP 03-008June 2, 2003 PP 03-008 MERIDIAN PLANNING & ZONING MEETING June 5, 2003 APPLICANT Centennial Development, LLC ITEM NO. ~ ~ REQUEST Public Hearing -Request for Preliminary Plat approval of 89 building lots and 7 other lots on 34.52 acres in a proposed R-8 zone for proposed Birthstone Creek Subdivision -northwest comer of West Ustick Road and Norfh Black Cat 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: OTHER: COMMENTS ~ oi.~f,oV C,o+~ w~w~t5 See attached Comments See attached Comments See attached Comments See attached Comments See attached Comments Q-C,l~ ~~~.~ P~f ~ov ~J dU cJ~ Phone: `7,~/~ "~O f~ Maferlals presented of pubttc meettngs shall become propedy of The Clty of Meridian. MAYOR Robert D. Come C1TY COUNCIL MEMBERS Tammy deWeerd Keith Bird Cherie McCandless William L.M. Nary STAFF REPORT: 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 City Clerk Office Fax (208) 888-4218 To: Mayor, City Council and Planning & Zoning Commission From: Brad Hawkins-Clark, Planner III ~- Bruce Freckleton, Senior Engineering Tech Re: Birchstone Creek Subdivision LEGAL DEPARTMENT (208) 288-2499 ~ Faz 288-2501 PUBLIC WORKS BLIILDEQG DEPARTMENT (208)898-SSOO~Fax 887-1297 PLANNING AND ZONING DEPAR'1'MEN-I (208)R84-5533~FAX BRS-6854 June 5, 2003 (Hearing Date) ~EV1:J1 V E~ JUN 0 22003 City Of Meridian City Clerk Office • Annexation and Zoning of 34.52 Acres from RUT (Ada County) to R-8 (Medium Density Residential District), by Centennial Development, LLC (File No. AZ-03-008). • Preliminary Plat Approval of Eighty-Nine (89) Building Lots and Seven (7) Other Lots on 34.52 Acres in a Proposed R-8 Zone, by Centennial Development LLC (File No. PP-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 The Applicant, Centennial Development, has applied for Annexation, Zoning, and Preliminary Plat approval of eighty-nine (89) building lots and eight (8) other lots on 34.52 acres of land located at the northwest corner of Ustick Road and Black Cat Road. (NOTE: The revised application shows only seven other lots.) There are two existing tax parcels involved with the application. The requested zoning designation for the property is R-8. This is the first annexation application submitted to Meridian within this section. The gross density of the subdivision (including the proposed school lot and all streets) is 2.55 d.u./acre. The net density of the subdivision is 3.53 d.u./acre. The Applicant has had preliminary discussions with Joint School District No. 2 (Mr. Wendel Bigham) regazding the location and timing of a future elementary school lot within the subdivision (Lot 7, Block 6). The "ot her" lots within the subdivision include six landscaped street buffer lots (center of subdivision and the northeast corner), a future access/easement lot, and a common area/stormwater drainage lot. According to the "Project Summary" on the face of the plat, the open space within the subdivision comprises exactly 5 % of the gross area of the subdivision. AZ-03-008, PP-03-008 Bnchstane Creek Sub, AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 2 The single-family building lots within the subdivision range from 6,500 square feet to 13,700 square feet. All housing types are proposed as single family detached. There are two existing outparcels associated with this plat -one on the north boundary and the other on the south. Both are approximately one acre in size. The Applicant also submitted an accompanying Variance application to exceed the maximum block length (File No. VAR-03-013). As noted under the Preliminary Plat "special Considerations," Staff is recommending denial of a portion of the Variance request since a slight reconfiguration of Block 2 could reduce the Oakstone Avenue block to less than 1,000 feet. We are recommending approval of the portion of the Variance for Block 6 (school lot). The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. The subject property is within the Urban Service Planning Area and essential City services are or can be made available to the subject property. LOCATION The property is located on the northwest corner of Black Cat Road and Ustick Road, within Section 33 of Township 4.N. and Range 1.W. North: RuraUagricultural, 80-acre Quenzer Farms parcel, zoned RUT (Ada County) South: Tricia's Subdivision No. 4, zoned R-4 East: Rural/agricultural, 74-acre parcel, zoned RUT (Ada County). West: Rural residential, zoned RUT (Ada County). OWNERS OF RECORD The property owners of record are Marcia A. Bain Trust (western parcel) and Marcia A. Bain and Del L. Bain and they have provided notarized consent for submission of the Preliminary Plat application. ANNEXATION & ZONING ANALYSIS According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment. " The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; AZ-03-009, PP-03-008 Bvchnou Crcek Sub AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 3 Staff finds that the requested zoning designation, R-8, is harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land to be Medium Density Residential. The Land Use Map also shows a potential public park site in this general area. However, given the Parks Department has a target community park size of 25-30 acres and the total acreage involved in this annexation is less than 40 acres, Staff does not consider this development a feasible option for negotiating a community park site. The Comprehensive Plan does contain policies which encourage development to be phased in accordance with their connection to the sewer system (see policy #8, page 108) and similar "pace of growth" policies. This development precedes the permanent sewer trunk line it is intended to serve. The Commission and Council should consider these Comp Plan policies when making this required finding. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property in the future. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed subdivision will be allowed within the requested R-8 zone. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Surrounding properties include rural residential properties (on three sides) and a residential subdivision. The subject property would be the first urban-scale development in this square mile. Neither Ustick or Black Cat are within ACHD's Five Year Work Program. The property is designed to sewer into a portion of the Black Cat Trunk that is not yet constructed (under design by J-U-B). The main change in the area is the approval of Tricia's Subdivision No. 4 Final Plat on March 4, 2003, which will result in urban density lots adjacent to Ustick Road. Staff finds that the requested zoning and annexation could be deemed premature for this section (T.4N., R.1W, Section 33). However the approval of Tricia's Subdivision and the signine of the Black Cat Sewer Trunk design contract demonstrate a certain degree of intent for the Citv to expand in this area The P&Z AZ-03-OOB, PP-03-008 eirchsmne LYcek Sub.AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 4 Commission and City Council should consider whether the timing is correct for expansion of the city limits into Section 33. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed uses (detached single family residential) will be designed in accordance with the intended character of the area -assuming all conditions recommended herein are implemented. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff finds that the two outpazcels and the existing rural residential use to the west will be impacted by the subdivision and may be disturbing. However, we do not fmd the use will be hazardous to the existing use or disturbing to future neighboring uses. 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 may be served adequately by all essential public facilities and services. Applicant shall be required to extend water and sanitazy sewer mains to and through the proposed development, thereby making them available to the adjacent properties. Sanitary sewer service is proposed via the existing lift station located within the Ashford Greens development. Applicant shall be responsible for any and all costs associated with any upgrades necessary for this project. This proposed subdivision shall be subject to sanitary sewer latecomers fees, to reimburse those responsible for opening up service to this azea. In lieu of installing the 42" drv line sewer, a Black Cat tntnk development fee of $1,500.00 per dwelline unit shall be assessed against this development. Latecomers fees, and trunk. development fees shall be due and payable for all buildable lots. prior to city endorsement of the final plat for each phase. Please review the Fire Department's comments concerning this subdivision. AZ-O]-008, PP-0]-006 Birthstone Creek sub AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 5 The ACHD Commission has approved the subdivision for public streets, with several site specific conditions. However, Staff is raising a concern about the sidewalk and future design of Ustick Road in this location (see "Preliminary Plat Special Considerations" below). 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 additional requirements at public cost and that the annexation and zoning will not be detrimental to the community's economic welfare. 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 finds that the proposed subdivision will not create excessive traffic, noise or other nuisances that would be detrimental to the general welfare of the surrounding area. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff fmds that the subdivision's vehicular approach off of Ustick and Black Cat Roads will create new interference with the existing traffic. However, Staff does not believe the subdivision entrances will cause significant interference on the surrounding public streets. Please review ACHD comments concerning vehicular approaches and traffic generation. K Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. Any existing trees larger than 4" caliper that are removed shall be mitigated for, per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,11-17-1992)" AZ-03-006, PP-0]-008 Bircbs Wne Creek Sub.AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 6 Staff finds that the annexation of this property may or may not be in the best interest of the City. In particular, Findings "A" and "D" above raise concerns about the timing of expanding the city limits into Section 33 (T4N, R1W) prior to all municipal and highway district services being fully addressed. Staff recommends the Commission and Council ig ve special discussion/consideration to this findin¢. ANNEXATION SPECIAL CONSIDERATION The Ada County Assessor shows the out parcel on Ustick Road as having a separate ownership from the subject property (Rambo and Hall -Parcel No. SO433449350). However, the Assessor data shows the parcel on the north boundary under common ownership as the western 21 acre parcel (Marcia A. Bain Trust -Parcel No. SO433449100). To prevent the creation of an Ada County enclave, staff recommends the Applicant include this parcel as part of the annexation and preliminary plat for Birchstone Creek. ANNEXATION AND ZONING COMMENTS 1. The legal description submitted with the application appears to meet the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 3. Applicant shall submit a new legal description to the P&Z Department prior to the next P&Z Commission meeting that incorporates Parcel No. 50433449100 (north boundary outparcel) into the ammexation boundaries. 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 substantial conformance with the Comprehensive Plan Future Land Use Map and its text policies (exceptions noted above under Annexation). However, the following Comp Plan policies related to street design, are found to support a re-design of the terminus of Ehnstone Court: AZ-OJAOB, PP-0}_000 Birchsmne Creek Sub.AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 {Transmittal Date) Page 7 • "New d evelopment s hould n of r ely on c ul-de-sacs s ince t hey p rovide p oor f i re access, walkability, and neighborhood social life. New development and streets should be designed to encourage walking and bicycling." (pg. 71, 2"d bullet) • "Require street connections between subdivisions at regulaz intervals to enhance connectivity and better traffic flow." (pg. 79, policy #6) Based on this finding, Staff recommends the Applicant connect Elmstone Court to Oakstone Avenue in a westerly/northwesterly fashion. (See Condition #4 below.) It appears this could be done without reducing the number of buildable lots. b. The availability of public services to accommodate the proposed development; Although still under investigation, staff finds that sanitary sewer service should be available to the lots within the proposed subdivision. Sanitary sewer service to this site is proposed via the existing lift station within the Ashford Greens Subdivision. This station pumps to an existing gravity sewer main located in Ustick Road. The applicant shall be responsible for any and all costs associated with any upgrades, to the City of Meridian's standards and specifications, necessary for this project. The applicant will be responsible to construct lateral sewer mains to and through this proposed development. The subdivision designer to coordinate main sizing and routing with the Public Works Department. This development shall be subject to the Ashford Greens sewer latecomers fees. In lieu of installing the 42" dry line sewer in Black Cat Road, a Black Cat trunk development fee of $1,500.00 per dwelling unit shall be assessed against this development. Payment of the trunk development fees and latecomer fees aze required prior to signature on the final plat for each phase by the City Engineer. Water service shall be from mains installed adjacent to the project site. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development may require expenditures of public funds if the City desires Alderstone Street to be extended across the Eight Mile Lateral in the future. A bridge in this location would likely require public funds. If only a cul-de-sac is constructed, this finding could be made in the affirmative. e. The other health, safety or environmental problems that may be brought to the Commission's attention. AZ-0}.008, PP-03-008 Bucbsbne Crak Sub.AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 8 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. PRELIMINARY PLAT SPECIAL CONSIDERATIONS Block Leneth: The proposed subdivision contains one block that exceeds the City's maximum 1,000 foot block length (Block 6). The P&Z Department's new Director has implemented a new definition for calculating block lengths. Instead of measuring along the rear lot lines aroLtnd the entire block from street to street, blocks are now measured along the longest distance of a block, in a straight line, from one end of the block to the opposite. Under this new method, Block 6 (the school lot) still exceeds 1,000 feet. Since the block is bounded by the Eight Mile Lateral and since the school district is opposed to multiple public street entrances, Staff supports a variance for this block. However, staff does recommend that a new micropath be extended through Block 6 between the school lot and Oakstone Ave. It appears that better depth on the sanitazy sewer can be provided to the school site if it is extended through the micropath lot. (See Condition #6 below.) Connectivity of Block 2: Since there are no natural, topographical, or other features preventing Elmstone Court from being extended as a through street, Staff is recommending Block 2 be redesigned to connect to Oakstone Avenue. This is based, in part, on the Comprehensive Plan policies regarding connectivity listed in the findings above. Ustick Road Sidewalk: ACHD's staff report and the City's Subdivision Ordinance require a 5- foot sidewallc along Ustick Road. However, the preliminary plat does not propose a sidewalk for approximately 400 feet from the west property line to the outparcel on Ustick. The legal boundary of the Birchstone Creek property does not extend to the Ustick Road northern right-of- way in this 400-foot section and the sidewalk would have to be built within the Eight Mile Lateral parcel that is owned by the Bureau of Reclamation. Nonetheless, this development will generate the majority of the pedestrian and bicycle impact on the sidewalk and Staff is concerned about ensuring a sidewalk is accommodated in this area -whether now or in the future. W e are also c oncerned about h ow A CHD i ntends t o d esign t he future U stick R oad w idening p roject, given the two existing waterways within the ultimate 96-foot right-of--way. Staff is recommending Applicant address this concern with ACHD and NMID and also propose a feasible solution to the City for ensurin¢ the sidewalk is extended along the entire Ustick Road frontage. Eight Mile/CTstick Landscapine & Fencine: Note #7 on the face of the plat states that all waterways will be fenced with a 6-foot chain link fence. The rear yards of Lots 5 - 9, Block 5 back up to the Eight Mile Lateral and would, therefore, have open vision onto Ustick Road. Staff recommends the Applicant either re-design these lots to provide a landscape buffer or propose an alternative screening method from Ustick Road. Open Space: The Applicant is proposing to meet the minimum 5% open space requirement by improving 1.3 acres of the future school lot at this time and then merging Lot 6, Block 6 when AZOI-006, PP-03-o08 Biixhsmne Creek Sub.4Z PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 9 the elementary school lot is developed. The application states the open space lot will be "transferred" to the school district when the school is built (pg. 2 of cover letter). The applicant's proposal to count land dedicated to the school as part of the required subdivision open space is not an option provided for under the City Code and will require the applicant to obtain a variance from the City Council. The Comprehensive Plan establishes a minimum land azea for schools at 10-12 acres (page 70). To meet this target, at least 0.7 acres of the open space lot must be transferred to the school lot -which would place the subdivision lot under the required 5% open space. Regardless of whether a variance is approved, Staff recommends the applicant revise the plat to provide the open space at the southeast corner of Block 6 or other locations that aze more central and visible within the subdivision. Staff would support increasing the landscaping/open space at the northwest corner of the Ustick/Black Cat intersection to enhance this public corridor and allowing that to be counted toward the 5% allowance. (See site specific condition #6 below.) Eight Mile Lateral/Alderstone Street Stub: The Eight Mile Lateral adjacent to the west boundary is under separate ownership from the subject parcels (owned by the Bureau of Reclamation) and any vehiculaz crossing would require approval of that agency and/or its assigns. If the City of Meridian and ACRD want the stub street to extend in the future, the two public entities would be responsible for the construction of the bridge over the Eight Mile Lateral. Due to the fact that the bridge is not likely to be constructed in the near future, ACHD staff is recommending the applicant construct Alderstone Street as a stub street to the west property line (ensuring that a stub street will be available in the future if it is desired) with a permanent cul-de-sac turnaround constructed at the terminus of the roadway. The turnaround is currently proposed as a private roadway located on the school lot. Staff believes this should be a public turnaround and constructed as part of the public Alderstone Street right- of-way by the developer. If the P&Z Commission and City Council desire the bridge connection, this should be addressed during the public hearing, including responsible agencies, funding, etc. SITE SPECIFIC COMMENTS /PRELIMINARY PLAT 1. Water service to this site shall be via main line extensions from the existing mains adjacent to the property. The applicant shall be required to extend water mains to and through the proposed development, thereby making them available to the adjacent properties (including the entire Black Cat Road frontage.) Applicant shall coordinate main sizing and routing with the Public Works Department. Provision for a water main loop will be required into the school site. 2. Although still under investigation, staff finds that sanitary sewer service should be available to the lots within the proposed subdivision. Sanitary sewer service to this site is proposed via the existing lift station within the Ashford Greens Subdivision. This station pumps to an existing gravity sewer main located in Ustick Road. The applicant AZ-O1A08, PP-03-008 °irchswne Creek 3Ub.AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 10 shall be responsible for any and all costs associated with any upgrades, to the City of Meridian's standards and specifications, necessary for this project. The applicant will be responsible to construct lateral sewer mains to and through this proposed development. The subdivision designer to coordinate main sizing and routing with the Public Works Department. This development shall be subject to the Ashford Greens sewer latecomers fees. In lieu of installing the 42" dry line sewer in Black Cat Road, a Black Cat trunk development fee of $1,500.00 per dwelling unit shall be assessed against this development. Payment of the trunk development fees and latecomer fees are required prior to signature on the final plat for each phase by the City Engineer. Water service shall be from mains installed adjacent to the project site. 3. The applicant has not indicated who will own and maintain the pressurized irrigation system within this development, nor has the system been shown on the preliminary plat. If the pressurized irrigation system within this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, 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. Show the pressurized irrigation system, including the source facilities, on the preliminazy plat map. 4. Applicant shall re-design the terminus of Elmstone Court to eliminate the cul-de-sac and construct a westerly turn in the street which provides a public connection to Oakstone Avenue. 5. A detailed fencing plan shall be submitted upon application of the final plat. Fencing adjacent to micropaths shall be constructed by the developer, in accordance with the. Landscape Ordinance (MCC12-13-15-9). A solid fence shall be required along the north boundary of the subdivision, unless the City agrees in writing that such a fence is not required. Fencing adjacent to the Eight Mile Lateral on the west boundary shall be open vision and non- combustible, unless the City otherwise agrees in writing. Fencing behind Lots 5 - 9, Block 5 shall be determined during the public hearing process. 6. Applicant shall relocate the 1.32 acre park/open space lot (Lot 6, Block 6) to the southeast comer of Block 6 and/or other more accessible locations within the subdivision. A new paved micropath shall be extended through Block 6 in the general area of lots 13 and 14 to accommodate sanitary sewer extension to the future school lot. AZ-03-009, PP-03-008 eirchmone Creek Sub.AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 11 7. Any tree over 4" in caliper that is removed from the property shall be replaced by installing a dditional trees, 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. Add or revise the following preliminary plat notes: (5.) All interior water mains shall be 8"Q1, and exterior mains shall be 12 "~ unless otherwise shown or reauired during detailed plan review. (6.) Pressurized irrigation system to be prev-ided owned and operated bv? (10.) All fencing adjacent to micropath lots and internal open-space/drairaaQe lots shall be limited to our-feet (4') in height' if constructed o~ solid, siglxt obscuring material. (11.) Direct lot access to Black Cat Road and Ustick Road shall be prohibited amless specif cally permitted by ACHD and the Cit~of Meridian (I2.) Any re-subdivision of this plat shall be in compliance with the most recently approved subdivision standards ofthe City of Meridian. (13.) Anoteshallbeaddedtotheplatstatingthatthissubdivisionissubiecttothe terms of the Right to Farm Act pertaining to adiacent agricultural parcels. The applicant shall provide a phasing plan for the subdivision at least ten (10) days prior to the next public hearing for this project. 10. Any drainage areas (detension/retension basins) must be designed to ensure that water is retained only during 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. A detailed landscape, in compliance with the landscape ordinance shall be submitted for the subdivision at least ten days prior to the next public hearing for this project. 12. Graphically depict any FEMA flood plain boundaries. Note restrictions associated with the flood zone on the face of the preliminazy plat. 13. In lieu of installing the 42" dry line sewer in Black Cat Road, a Black Cat trunk development fee of $1,500.00 per dwelling unit shall be assessed against this development. 14. Amend the western terminus of Alderstone Street to provide a public cul-de-sac, designed to meet Fire Department and ACHD turnaround and access standards. 15. Lot 7, Block 2 does not meet the minimum street frontage requirement on the Beechstone Street frontage. Either adjust the lot frontage to conform to the minimum 65-foot frontage, or place an arrow on the lot to signify the front of the lot/house towards Maplestone Avenue. AZ-03-009, PP-03-008 Bi¢hsane Creek Sub.AZ.PP Planning & Zoning Commission/1Vlayor & City Council June 2, 2003 (Transmittal Date) Page 12 16. Revise the preliminary plat to show how the existing supply/drainage ditches that are within the boundaries of the subdivision are to be treated (ie. piped, abandoned, etc.) Show all existing and proposed easements for these ditches. 17. Please submit revised conceptual engineering sewer profiles to the Public Works Department for the alignment as submitted on the 4/21/03 plans. 18. Applicant has indicated that surface storm water is to be managed by sub-surface disposal facilities, however nothing has been shown graphically on the preliminary plat map. Please revise the plat to show flow directions, and location of proposed facilities. 19. The applicant has submitted a memorandum from Geo Engineers establishing the infiltration rates for several test pits in the proposed development, however no depth to ground water was noted. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. All 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. 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. 20. A revised preliminary p lat shall be submitted a t 1 east 10 days prior to the next public hearing for this project. GENERAL COMMENTS 1. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Two-hundred, and one-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. AZ-03-OOP, PP-03-008 Bi¢hsmne GYeek S~b.AZ.PP Planning & Zoning Commission/Mayor & City Council June 2, 2003 (Transmittal Date) Page 13 Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Deparhnent. RECOMMENDATION As noted above, Staff has several concerns with the design and timing of this annexation and plat. We do recognize and appreciate the developer's provision of the public school lot and the coordination with the school district in planning for these sites. However, due to the concerns listed below (summarized from above), we aze not prepared to make a recommendation for or against these applications at this time. We recommend the P&Z Commission continue the public hearing so the Applicant can address these issues, meet with Staff, and provide the requested information. Annexation Application 1. Ou azcel: Legal description to incorporate the Bain outparcel on the north boundary Preliminary Plat Application 2. Ustick Right-of-Way & Sidewalk: Applicant to meet with ACHD regarding options for how Ustick Road will build-out given the Eight Mile Lateral locations on both the north and south sides of the street. Has sufficient right-of--way been preserved on the north side from the Black Cat/[Jstick intersection to the west since Tricia's Subdivision only dedicated 48 feet from centerline? What are the options for constructing a sidewalk or other safe pedestrian walkway from the property's west boundary to connect with the proposed sidewalk at Lot 3, Block 5? 3. Open Space: Redesign of Block 6 and configuration of pazk/open space lot; providing micropath to accommodate sewer extension to school lot 4. Block 2 Length: Redesign of Block 2 to connect Elmstone Ct. to Oakstone Ave. 5. Ustick Road/Eight Mile Landscaping & Fencing: Address the screening and landscaping of Lots 5 - 9, Block 5. AZ-0]-008, PP-03-008 Birchsmne Creek sub.AZ.PP MAYOR ROBERT D. CORRIE (;HB3F KEN W. BOWERS COUNCIL MEMBERS DEPUTY CHIEF -FIRE PREVENTION WILLIAM L.M. NARY -, IOSEPH SII.VA KEITH BIRD ;I~ ' c~TV or= DEPUTY CHIEF - TRAM[NG TAMMY DE WEERD ,,,._ - ~ ~ BILL JOHNSON CHERIE MCCANDLESS ,~ y yy y, ~ ~v ~ ~ RURAL FIRE C'GMMIS$IONER9 ` , / / / ' ` i ~" ~ t,'r 540 Fast Franklin Road RICHARD GREENE , C t ~. dil MOfldlan, 1D 83642 1~RRY LEIGHTON ~"^ (208) 888-7234 STEVE ELLIOTT '"-""`-''irnr^~_`x"--~~~` .; ~g~ Pax (?08) 895-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT RECEIVED May 30, 2003 MAY 3.0 2003 City Of Meridian City Clerk Office TO: Mayor, City Council and the Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Birthstone Creek Subdivision PP 03-008 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. That afire-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. 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. 6. Provide an approved turnaround for all streets greater than 150' in length that have no outlet. It appears that the plan as submitted with a snoopy tumaround meets this requirement. Sherry R. Huber, President Susan S. Eastlake, 1st Vice President Dave Bivens, 2nd Vice President David E. Wynkoop, Commissioner John S. Franden, Commissioner- April 25, 2003 RECEIVED To: Centennial Development, LLC 114 East Idaho Street, Suite 230 APR 2 8 2003 Meridian, Idaho 83642 City oPMeridian City Clerk Office Subject: Birchstone Creek Subdivision/MPP03-008/MAZ03-008 88-lot residential subdivision NWC Ustick Road and Black Cat Road On April 24, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. Sincerely, Andrea N. Tuning Principal Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities 318 East 37th Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: Engineering Northwest 423 North Ancestor Place, Suite 180 Boise, Idaho 83704 Land Consultants Shawn Nickel 52 North 2nd Street Eagle, Idaho 83616 Ada County Highway District ;Its ~~~ Ada County Highway District Rioht-of-Wav & Development Department Planning Review Division This application requires Commission action due to the fact that this site is located within the North Meridian Area. This item is scheduled to be on the consent agenda on Wednesday April 23, 2003 at 6:30 pm. Tech Review for this item was held with the applicant on Friday April 71, 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: Birthstone Creek SubdivisionlMPP03.0081MAZ03-008 Site address: Northwest corner of Ustick Road and Black Cat Road Owner: Del and Marcia A. Bain 4951 Johan Lane Meridian, Idaho 83642 Applicant: Centennial Development, LLC 114 East Idaho Street, Suite 230 Meridian, Idaho 83642 Representative: Land Consultants Shawn Nickel 52 North 2'~ Street Boise, Idaho 83642 Application Information: The applicant is requesting annexation, rezone and preliminary plat approval for an 88-lot single-family residential subdivision and 1-elementary school site. The site is currently zoned RUT and is proposed to be zoned R-8. The 34.52-acre site is located on the northwest corner of Ustick Road and Black Cat Road. Acreage: 34.52-acre Current Zoning: RUT Proposed Zoning: R-8 Proposed buildable lots: 89-lots Proposed common lots: 9-lots Vicinity Map A. Findings of Fact 1. Trip Generation: This development is estimated to generate 1,460 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: A traffic impact study was not required with this application. The following is a summary of the findings from the North Meridian Traffic Study: 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) 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: 0 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. 0 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 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 2 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 currently has iwo existing single-family residential homes. 5. Description of Adjacent Surrounding Area: a. North: Agricultural (80-acres) b. South: Agricultural (19-acres) c. East: Agricultural (74-acres) d. West: Agricultural (38-acres) 6. Impacted Roadways Ustick Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Intersection: Black Cat Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Intersection: 660-feet Minor Arterial East of Black Cat Road was 3,071 on 4-17-02 West of Black Cat Road was 2,369 on 4-17-02 Currently Better than °C" 50 MPH The Black Cat Road and Ustick Road intersection is currently a four-way stop. 1,316-feet Minor Arterial South of Ustick Road was 2,634 on 4-17-02 South of McMillan Road was 1,875 on 7-25-02 Currently Better than "C° 50 MPH The Black Cat Road and Ustick Road intersection is currently a four-way stop. 7. Roadway Improvements Adjacent To and Near the Site Ustick Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting or near the site. Black Cat Road is improved wRh 2-traffic lanes with no curb, gutter or sidewalk abutting or near the site. 8. Existing Right-of-Way Ustick Road currently has 50-feet of right-of-way (25-feet from centerline). Black Cat Road currently has 50-feet of right-of-way (25-feet from centerline). 9. Existing Access to the Site One of the existing single-family homes takes access from a driveway that intersects Ustick Road approximately 720-feet west of Black Cat Road. 3 One of the existing single-family homes takes access from the private road that is located offsite Qust north of the site). 10. Site History The District has not previously reviewed a development application for this site. 11. Capital Improvements PIanlFive Year Work Program These segments of Black Cat Road and Ustick Road are not scheduled within the District's Five Year Work Program. These segments of Black Cat Road and Ustick Road are not programmed within the District's Capital Improvement Program. 12. Other Development in Area Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial tots, 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 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). 4 • On November 6, 2002, the Commission approved a 3-lot ~mmercial 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 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. • On March 19, 2003, the Commission approved Paramount Subdivision, an 847-lot mixed-use subdivision 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 on 392.17-acres. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realize 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. Birchstone Creek Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Right-of-Way and 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. 5 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. These segments of Ustick Road and Black Cat Road are not listed in the adapted 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, ACRD will not provide compensation. a. Dedicate by donation an additional 23-feet of right-of-way along Ustick Road and Black Cat Road, and construct a minimum 5-foot wide concrete sidewalk along Ustick Road and Black Cat 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 Ustick Road and Black Cat 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 Ustick Road and Black Cat 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 (and residential collector 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). The applicant is proposing to construct Red Birch Avenue (a residential collector roadway) to intersect Ustick Road approximately 600-feet west of Black Cat Road. This roadway location does not align with Sweeiwood Drive on the south side of Ustick Road. Sweetwood Drive was approved on May 10, 2000, as a part of Tricia's Subdivision #4. The applicant should construct Red Birch Avenue to align or offset Sweetwood Drive a minimum of 300-feet (measured centerline to centerline). The applicant is proposing to construct Birchstone Street (a residential collector roadway) to intersect Black Cat Road approximately 660-feet north of Ustick Road. This roadway location meets District policy and should be approved with this application. The intersection of Willowstone Street/Red Birch Avenue and Alderstone Street/Red Birch Avenue is proposed to be offset approximately 60-feet (measured centerline to centerline) and does not meet District policy. The applicant should align the intersections or provide a minimum offset of 125-feet (measured centerline to centerline). Red Birch Avenue and Oakstone Avenue (near Pinestone Street) is proposed to be offset approximately 90-feet {measured centerline to centerline) from one another. This roadway offset does not meet District policy. The applicant should construct Oakstone Avenue to align with Red Birch Avenue or provide a minimum offset of 125-feet (measured centerline to centerline). 6 Red Birch Avenue and Oakstone Avenue (near Aspen Street) is proposed to be offset approximately 90-feet (measured centerline to centerline) from one another. This roadway offset does not meet District policy. The applicant should construct Oakstone Avenue to align with Red Birch Avenue or provide a minimum offset of 125-feet (measured centerline to centerline). The remainder of the internal roadways meets District policy in regard to roadway offsets. 3. Street Sections District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage Program with District staff. District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this 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. The applicant is proposing to construct Red Birch Avenue (from Ustick Road to Pinestone Street) as a residential collector roadway with a 36-foot street section with vertical curb, gutter and 5-foot sidewalk within 50-feet of right-of-way. This roadway street section meets District policy and should be approved with this application. This roadway should be constructed with no front-on housing. Parking should be prohibited on this segment of the roadway and the applicant should coordinate the signage Program with District staff. The applicant is proposing to construct Birthstone Street (from Black Cat Road to Elmstone Avenue) as a residential collector roadway with a 36-foot street section with vertical curb, gutter and 5-foot sidewalk within 50-feet of right-of-way. This roadway street section meets District policy and should be approved with this application. This roadway should be constructed with no front-on housing. Parking should be prohibited on this segment of the roadway and the applicant should coordinate the signage Program with District staff. The applicant is proposing to construct the remainder of the intemal roadways as 36-foot street sections with rolled curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. This roadway street section meets District policy and should be approved with this application. 4. Driveways 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 7207.9.3 restricts residential driveways to a maximum width of 20-feet. 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. 7 The out parcel that is located on Ustick Road has an existing single-family residence that takes to access to Ustick Road at this time. The applicant has agreed that when the out parcel on Ustick Road changes use or redevelops in any way, the out parcel will take access to Red Birch Avenue or Alderstone Street by an easement that will be provided through the common lot(s). Staff recommends the easement over the common lot to ensure that the driveway on Ustick Road will be temporary and will be eliminated in the future. The applicant should provide an easement through the common lot for the out parcel on the north properly line to take access from Red Birch Avenue (in the future if the property to the north should redevelop). 5. 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". The applicant is proposing to construct a stub street (Alderstone Street) to the west properly line approximately 170-feet north of Ustick Road. Staff is supportive of this road being constructed as a stub street, but does have concems in regard to the proposed temporary alternative turnaround at the terminus of the roadway. The concerns in regard to the turnaround revolve around the Eight Mile Lateral. Currently the Eight Mile Lateral is not owned by the applicant or by the property to the west. It is an individual parcel that separates two developable parcels. If the City of Meridian and ACRD would like the stub street to extend in the future, the two public entities would be responsible for the construction of the bridge over the Eight Mile Lateral. Due to the fact that the bridge is not likely to be constructed in the near future, staff recommends that the applicant construct Alderstone Street as a stub street to the west properly line (ensuring that a stub street will be available in the future if it is desired) with a permanent cul-de-sac turnaround constructed at the terminus of the roadway with a sign stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street (Ashston Avenue) to the north property line approximately 340-feet west of Black Cat Road. Staff is supportive of the location of this stub street. Due to the fact that a public roadway will be stubbing to a private road, staff recommends that a barricade or bollards be installed at the terminus of the roadway with a sign stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Turnarounds District policy 7205.2.1 requires tumarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. 7. Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to 6e 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 Development Review staff. 8 The applicant is proposing to construct four (4) knuckles within the subdivision. Staff is supportive of the location of the proposed knuckles. 8. Other Access Ustick Road and Black Cat Road are Gassified roadways. Other than the access points specifically approved with this application, direct lot access to Ustick Road and Black Cat Road is prohibited. Red Birch Avenue (from Ustick Road to Pinestone Street) and Birthstone Street (from Black Cat Road to Elmstone Avenue} is classified as a residential collector. Other than the access points specifically approved with this application, direct lot access and parking will be prohibited on these roadways. C. Special Note to the City of Meridian 1. The applicant should be required to provide an easement over the landscape buffer on Red Birch Avenue and/or Alderstone Street for the out parcel that is lopted on Ustick Road. **See Finding For Consideration #4 on page 7. 2. The applicant should be required to provide an easement over the landscape buffer on Red Birch Avenue for the out parcel that is located on the north property line. **See Finding For Consideration #4 on page 7. 3. Lots 2, 3, 4, 5 and 6 on Block 7 and Lots 16, 17 and 18 of Block 6 may experience larger vehicles (busses) and higher traffic volumes due to the location of the school on Alderstone Street. 4. Site Specific Conditions of Approval The applicant shall choose one of the following options: a. Dedicate by donation an additional 23-feet of right-of-way along Ustick Road and Black Cat Road, and construct a minimum 5-foot wide concrete sidewalk along Ustick Road and Black Cat 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 Ustick Road and Black Cat 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 Ustick Road and Black Cat Road, located at the back edge of the existing right-of--way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Construct Red Birch Avenue to intersect with Ustick Road and align or offset Sweetwood Drive a minimum of 300-feet (measured centerline to centerline). 3. Construct Birthstone Street (a residential collector roadway) to intersect Black Cat Road approximately 660-feet north of Ustick Road, as proposed. 4. Align the intersections of Willowstone Street/Red Birch Avenue and Alderstone Street/Red Birch Avenue or provide a minimum offset of 125-feet (measured centerline to centerline). 9 5. Align Red Birch Avenue and Oakstone Avenue (near Pinestone Street) or provide a minimum offset of 125-feet (measured centerline to centerline). 6. Align Red Birch Avenue and Oakstone Avenue (near Aspen Street) or provide a minimum offset of 125-feet (measured centerline to centerline). Construct Red Birch Avenue (from Ustick Road to Pinestone Street) as a residential collector roadway with a 36-foot street section with vertical curb, gutter and 5-foot sidewalk within 50-feet of right-of-way, as proposed. This roadway shall have no front-on housing and parking is prohibited. Coordinate the signage Program with District staff. 8. Construct Birthstone Street from Black Cat Road to Elmstone Avenue as a residential collector roadway with a 36-foot street section with vertical curb, gutter and 5-foot sidewalk within 50-feet of right-of-way, as proposed. This roadway shall have no front-on housing and parking is prohibited. Coordinate the signage Program with District staff. 9. Construct the remainder of the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of--way, as proposed. 10. Provide an easement through the common lot(s) on Alderstone Street or Red Birch Avenue for the out parcel that is located on Ustick Road. 11. Construct Alderstone Street as a stub street to the west property line approximately 170-feet north of Ustick Road, as proposed. Construct Alderstone Street as a stub street to the west property line (ensuring that a stub street will be available in the future if it is desired) with a permanent cul-de-sac turnaround constructed at the terminus of the roadwaywith a sign stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 12. Construct Ashston Avenue as a stub street to the north property line approximately 340-feet west of Black Cat Road, as proposed. Install a barricade or bollards at the terminus of the roadway with a sign stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 13. Provide a minimum turning radius of 45-feet for all cul-de-sac turnarounds. 14. Construct four (4) knuckles within the subdivision, as proposed. 15. Other than the access points specifically approved with this application, direct lot access to Ustick Road and Black Cat Road is prohibited. 16. Other than the access points specifically approved with this application, direct lot access and parking will be prohibited on Red Birch Avenue (from Ustick Road to Pinestone Street) and Birthstone Street (from Black Cat Road to Elmstone Avenue). 17. Comply with all Standard Conditions of Approval. 10 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, gutterand 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 ACRD 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. 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 iwo 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 ACRD 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 farce 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. 11 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 12 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD 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 recronsider 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 ACRD staff may present such written and oral testimony as the President of the Commission determines to 6e appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may 6e charged a reasonable fee, to cover administrative costs, as established by the Commission. 13 14 RECEIVED. APR 2 2 2pp"~ City of Meridian ~j~~~ p n City Clereek~~Offiee 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 April 15, 2003 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ID 83642 lte: PP 03-008 Preliminary Plat for Birchstone Creek Snb Deaz Will: Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed. All Storm Drainage must be retained on site. All Laterals and Wasteways must be protected. The Developer must comply with Idaho Code 31-3805. Nampa & Meridian Irrigation District recommends that Irrigation be made available. Thank You, ~.~,~- Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH/mal Cc: File -Shop File -Office Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 B,ECEIVED APR 2 22003 Cis °f ~~ COPY City Clerk OfPioe ~il~ l~t I/II~L ~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 63651-4395 FAX # 208-463-0092 Gene Smith Engineering Northwest, LLC 423 N. Ancestor Place, Suite 180 Boise,lD_~3ZQ4- - - --- - - - RE: Land Use Change Application - Birthstone Creek Subdivision Dear Mr. Smith: Phones: Area Cale 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, Donna N. Moore, Asst. SecretarylTreasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Shawn L. Nickel, Land Consultants, Inc., 52 N. 2nd Street, Eagle, ID 83616 Del and Marcia A. Bain, 4951 Jordan Lane, Meridian, ID 83642 Centennial Development, LLC, 114 E. Idaho Street, Suite 230, Meridian, ID 83642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT !• DISTRICT C HEALTH Environmental Health Division DEPARTMENT Rezone # Conditional Use # Preliminary /Final /Short Plat - ~ / r C~ S i-n.r~/a~? l 1'PO Nt ^ 1. We have No Objections to this Proposal. APR 1 1 2003 ^ 2. We recommend Denial of this Proposal. City of Meridian City Clerk Office ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. t :-{i.:..:- ^ 4. We will lrequire more data conceming soil conditions on this Proposal before we can comment. ^ 5. Before we can comment conceming individual sewage disposal, we v~rill require more data concerning the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ~8. After written approval from appropriate entities are submitted, we can approve this proposal for: central sewage ^ communttysewagesystem ^ communitywaterwell ^ interim sewage ~'-central water ^ individual sewage ^ individual water ~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: G~eentral sewage community sewage system ^ community water ^ sewage dry lines central water ,Y~ 10. Run-off is not to create a mosqujto br~ding problem. ~ ;. ~ ~ >i~ ,;, ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools orspas ^ child care center ~' /^ heverage establishment ^ grocery store 1(Q 14. ~l~-S~ Ste- ~r~-.vebfts/~ ~imw~v-T~2 -Date: ~/~/~J.~ ~ ~ ~t rfr-./q~ ~ ~ ~ ; ~~ m M-r~tiQ,~p7~rLd' Reviewed By: ~-~~ Return to: ^ Boise ^ Eagle ^ Garden City .~Qgridian ^ Kuria ^ ACZ ~o„o~o,k~ Review Sheet CENTRAL ®• DISTRICT HEALTH DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 837040825 • (208) 375-5211 • FAX 327-8500 To prevent and treat disease and disability; m promote heaflhp lifestyles; mrd to protect and promote the health and qua[itp oJour environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is reconunended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. r.waz re. maz Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Ada !Boise County Office 707 N. Armstrong PI. Boise, ID 83704 Enviro. Health: 327-7499 Family Planning: 327-7400 Immunizations: 327-7450 Senior NuVitian: 327-7460 WIC: 32J-7488 FAR: 327-8500 Serving Valley, Elmore, Boise, and Ada Counties Elmore County Office 520 E. 8th St North Mountain Home, ID 83647 Enviro. Health: 587-9225 Family Health: 587-4407 WIC: 587-4409 FAX: 587-3521 Valley County Office 703 N, 1st St. P.0. Box 1448 McCall, 10 83638 Ph. 634-7194 FAX; fi34-2174 Prop°ring O Tod°y's Students For T~n°°°W= N Joint School District No. 2 S~° Mer~g~°°~ 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell Apri14, 2003 City of Meridian 33 East Idaho Meridian, Idaho 83642 Dear Planners: RECEI~TED APR - 9 2003 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 Birthstone Creek Subdivision will have a significant impact on school enrolhnents at Ponderosa Elementary Eagle Middle and Meridian Hi School We can predict that these homes, when completed, will house twenty-six (26) elementary aged children, twenty-four (24) middle school aged children, and eighteen (18) 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 cunently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 888-6701. Sincerely, ~~~~ ~--_ Wendel Bigham Supervisor of Facilities and Construction RECE~D ,i it N -$ 2003 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE June 5, 2003 ITEM # PROJECT NUMBER CITY OF :VIERIDI~\T 11 PP 03-008 PROJECT NAME Birchstone Creek Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL ~U +J v~Aaz. k ~_