HomeMy WebLinkAboutBirchstone Creek Sub AZ 03-008June 2, 2003 AZ 03-008
MERIDIAN PLANNING 8. ZONING MEETING June S, 2003
APPLICANT Centennial Development, LLC ITEM NO. ~ O
REQUEST Public Hearing -Request for annexation and zoning of 34.52 acres from RUT to R-8
zones for proposed Birthstone Creek Subdivision -northwest comer of West Ustick Road and North
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:
Contacted:
COMMENTS
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See attached Comments
See attached Comments
Materials presented at public meetings shall become property of the Clty of Meridian.
MAYOR
Robert D. Come
CITY COUNCII. 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) 888-0218
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) 286-2499 • Fax 288-2501
PUBLIC WORKS
BUILDING DEPARTMENT
(208)898-SSOO~Fax 887-1297
P LANNMG AN D ZONING
UEPAR"I'M EN T
(208) R84-5573 ~ FAX 888-6854
June 5, 2003
(Hearing Date)
RECEIVED
JUN 0 2 2003
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) regarding the location and timing of a future
elementary school lot within the subdivision (Lot 7, Block 6).
The "other" 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.
AZ03-008, PP-0J-OOA Birchmone 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 comer of Black Cat Road and Ustick Road, within
Section 33 of Township 4.N. and Range 1.W.
SURROUNDING PROPERTIES
North: RuraUagricultural, 80-acre Quenzer Farms parcel, zoned RUT (Ada County)
South: Tricia's Subdivision No. 4, zoned R-4
East: RuraUagricultural, 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;
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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 azea. However, given the Parks
Department has a target community pazk 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 1T.4N., R.1 W, Section 33). However, the approval of Tricia's
Subdivision and the sieving of the Black Cat Sewer Trunk design contract
demonstrate a certain degree of intent for the City to expand in this area. The P&Z
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Planning & Zoning Commission/Mayor & City Council
June 2, 2003 (Transmittal Date)
Page 4
Commission and City Council should consider whether the timine is correct for
exroansion 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 fmds that the two outparcels and the existing rural residential use to the west
will be impacted by the subdivision and maybe disturbing. However, we do not
find 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 sanitary 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 area. In lieu of installing the 42" drv line sewer, a Black
Cat trunk 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 chase.
Please review the Fire Department's comments concerning this subdivision.
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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 finds 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.
I{. 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)"
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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 findm8.
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 (Mazcia A. Bain Trust -Parcel No. 50433449100). To prevent the creation of
an Ada County enclave, staff recommends the Applicant include this parcel as pazt of the
annexation and preliminary plat for Birthstone 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. SO433449100 (north boundary
outparcel) into the annexation 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 Elmstone Court:
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Planning & Zoning Commission/Mayor & City Council
June 2, 2003 (Transmittal Date)
Page 7
• "New d evelopment s hould n of rely on c ul-de-sacs s ince t hey p rovide p oor f ire
access, walkability, and neighborhood social life. New development and streets
should be designed to encourage walking and bicycling." (pg. 71, 2nd bullet)
• "Require street connections between subdivisions at regular 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
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.
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 f-nancial 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.
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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 Length: 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 aromid 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 sanitary sewer can be provided to the school site if it is extended
through the micropath lot. (See Condifion #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 sidewalk 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 Birthstone 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. We are
also c oncemed a bout h ow A CHD i ntends t o d esign t he f uture U stick R oad w idening p roj ect,
given the two existing waterways within the ultimate 96-foot right-of--way. Staff is
recommending the Applicant address this concern with ACHD and NMID and also nronose a
feasible solution to the City for ensuring the sidewalk is extended alone the entire Usttck Road
frontage.
Eight Mile/Ustick Landscaping & Fencing: 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.
Onen 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
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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
area 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 are more central and visible within the subdivision. Staff would support increasing
the landscaping/open space at the northwest comer 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 vehicular crossing would require approval of that agency and/or its
assigns. If the City of Meridian and ACHD 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-OlAOA, PP-0J~°08 Birchsmne Creek Sub.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 preliminary 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 corner 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.
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Planning & Zoning Commission/Mayor & City Council
June 2, 2003 (Transmittal Date)
Page 11
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.
8. Add or revise the following preliminary plat notes:
(5.) All interior water mains shall be 8"Ql, and exterior mains shall be 12 "~' unless
otherwise shown or required during detailed plan review.
(6.) Pressurized irrigation system to be prev-ided owned and operated by?
(lOJ All fencing adiacent to micropath lots and internal open-space/drainage lots shall
be limited to four-feet (47 in height if constructed of a solid sight obscuring material.
(I1) Direct lot access to Black Cat Road and Ustick Road shall be Drohibited unless
~eci~cally permitted by ACHD and the Citv of Meridian
(12) Anv re subdivision of this plat shall be in compliance with the most recently
droved subdivision standards of the City of Meridian.
(13) A n ote s hall b e a dded t o t he p lat s tatin~ t hat this s ubdivision i s s ubiect t o the
terms of the Right to Farm Act pertaining to adiacent agricultural parcels.
9. The applicant shall provide a phasing plan for the subdivision at least ten (10) days
prior to the next public hearing for this project.
10. Any drainage azeas (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 preliminary 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 tumazound and access standards.
15. I.ot 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.
Birchsmne Creck Sub.AZ.PP
AZ03-008, PP-0JA08
Planning & Zoning Commission/Mayor & 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 aze 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
Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
4. Two-hundred, and one-hundred-watt, high-pressure sodium streetlights will be required
at locations designated by the Public Works Department. All streetlights shall be installed
at subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans.
AZ-b1-008, PP-03-008 8irchsmne treek $ub.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 Department.
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 are 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 arcel: Legal description to incorporate the Bain outparcel on the north boundary
Preliminary Plat Application
2. Ustick 12isht-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/CTstick intersection to the west since Tricia's
Subdivision only dedicated 48 feet from centerline? What are the options for
constmcting a sidewalk or other safe pedestrian walkway from the property's west
boundary to connect with the proposed sidewalk at Lot 3, Block 5?
Open Space: Redesign of Block 6 and configuration of park 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-03-008, PP-03-008 Birchswne Creek SUb.AL.VY
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
~,Q ,~'' CITV OF ~'~
~.~Vl BY1G~1G~"YI ~~'
Ii IDAHO
LEGAL DEPARTMENT
(208) 466-9272 • FAX 4664405
PARKS & RECREATION
(208) 888-3579 • Fax 898-8801
PUBLIC WORKS
(208) 898-5500 • Fax 867-1297
BUILDING DEPARTMENT
(208) 887-2211 • Pax 887-1297
Keith Bird -"°" IRensuae vr.~- sixc¢
ixx~ PLANNING & ZONING
(208) 884-5533 • Pax 886-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendationswill be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by:
Plat approval of 89
:d R-8 zone for Birc
Transmittal Date: April 22, 2003 Hearing Date: June 5, 2003
Fiie No.: PP 03-008 -- Revised Number of Lots
Request: Request for Pre
sa.4z acres to a
By: Centennial Devr
Location of Property or Project:
2003
lots and 7 otherlots on
Subdivision
comer of W. Ustick Road &
Road
David Zaremba, P/Z (No VAR, VAC, FP)
Jerry Centers, P2 (No VAR, vac, FP)
Leslie Mathes, P/Z (No vaR, vac, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Bonlp, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary SBNICe (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
a/ Parks Department
RECENED
MAY 1 ~3 2003
City of Meridian
City Clerk Office
'-
.~
n ..I
Meridian School District (No FP)
Meridian Post Office (FPiPP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. Distdct
Settlers Irtigation District
Idaho Power Co. (FP/PP oMy)
U.S. West (FP/PP OMy)
Intermountain Gas (FPiPPOnry)
Bureau of Reclamation (FPiPP Doty)
Idaho Transportation Department (No FP)
Ade County (Annexation Doty)
Ada County Land Records (FP/PP Doty)
Meridian Development Corporation
Historical Preservation Commission
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433
City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813
Ada County Highway District
Susan S. Eastlake, 1st Vice Presltlent ~a~uen ~.uy w oor ,Y-u-eaa
Dave Bivens, 2nd Vice President Phone (208) 387-6100
David E. Wynkoop, Commissioner FAX (208) 387-6391
John S. Franden, Commissioner E-mail: tellus(o~CHD.ada.id.us
April 25, 2003
RECEIVED
To: Centennial Development, LLC
114 East Idaho Street, Suite 230 APR 2 8 2003
Meridian, Idaho 83642
City of Meridian
Subject: Birthstone Creek Subdivision/MPP03-008/MAZ03-008 City Clerk Office
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: Plannin & Development project file
onstruction Services
Drainage
Utilities
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
& Development Department
Planning Review Ddvision
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 Apri111, 2003. Please refer to the attachment for
request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177,
atuningQachd. ada. id. us
File Numbers: Birthstone Creek Subdivision/MPP03-0081MAZ03-008
Site address: Northwest corner of Ustick Road and Black Cat Road
Owner: Del and Marcia A. Bain
4951 Jordan Lane
Meridian, Idaho 83642
Applicant: Centennial Development, LLC
114 East Idaho Street, Suite 230
Meridian, Idaho 83642
Representative: Land Consultants
Shawn Nickel
52 North 2nd 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~lementary 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 comer 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
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 20/26 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°k 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 two existing single-family residential homes.
5. Description of Adjacent Surrounding Area:
a. North: Agricultural (80-acres)
b. South: Agricultural (19-acres)
c. East: Agriculturai (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.
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 with 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.
One of the existing single-family homes takes access from the private road that is located offsite (just
north of the site).
10. Site History
The District has not previously reviewed a development applicaticn for this site.
11. Capital Improvements Plan/Five 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 lots, and city and neighborhood parks.
The following list is a compilation of developments that the District has approved recently within this
identified area.
• On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant
proposed 929 residential lots, 8 commercial lots and a 585-unit mufti-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 B, 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 commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39.23-acres (Education Campus Subdivision).
• On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single-
family residential subdivision on 35.94-acres
• On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot
mixed-use subdivision consisting. of 184-single-family residential lots, 12-office lots, 32-common
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 adopted Capital
Improvements Plan; therefore, impact fees cannot be used to purchase the right-of-way abutting the
site. Right-of-way dedication is not required with this application. If the applicant chooses to dedicate
the right-of-way, 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 Raad, 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 6D0-feet west of Black Cat Road. This roadway location does
not align with Sweetwood 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 Birthstone 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 Biroh 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 Aspert 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 na 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 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. 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 ma~amum 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.
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
property 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 property line
approximately 170-feet north of Ustick Road. Staff is supportive of this road being constructed as a
stub street, but does have concerns in regard to the proposed temporary alternative turnaround at the
terminus of the roadway. The concerns in regard to the tumaround 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 ACHD
would like the stub street to extend in the future, the iwo 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 property line (ensuring that a stub street will be available in the future if it is
desired) with a permanent cul-de-sac tumaround 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".
6. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area.
7. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum:
.area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Development Review staff.
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 classified 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 Birchstone 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 located 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 8 may experience larger vehicles
(busses) and higher traffic volumes due to the location of the school on Alderstone Street.
4. Site Specific Conditions of Approvai
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 Birchstone 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 StreeURed 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).
7. 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 roadway with a sign stating that, "THIS ROAD W ILL 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 Utiliiy 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 ail improvement plans.
6. The applicant shall submit revised plahs 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.
11
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Spec'rfic 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 ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carcied
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACRD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be retumed. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
13
14
M e ~ O RECEIVED
APR 1 1 2003
City of Meridian
To: Planning & Zoning Commission City Clerk Office
From: Doug Strong
Date: April 11, 2003
CC: City Clerk
RE: AZ 03-008 -Request for Annexation 8~ Zoning of 34.52 acres
The Parks and Recreation StafF have received and reviewed the above-proposed project
and have the following recommendation:
• This property is currently a proposed site for a future park and is not addressed in
this request. This will need further review re: The desirability of this property for a
future park.
It would be desirable to locate a park next to a school site.
• Page 1
MAYOR
Robert D. Come
CITY COUNCIL MEMBERS
Tammy deWeerd
William L. M. Nary
Cherie McCandless
Keith Bird
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~~,,,,,~Q ,,~~'^' CITY OF 1-~.
IDAHO
e ~~
r
k a<T V~~
LEGAL DEPARTMENT
(206) 288-2499 • Fax 288-2501
PARKS &. RECREATION
(208 888-3579 • Fax 898-5501
PUBLIC WORKS
(208) 898-5500 •Fax 887-1297
BUILDING DEPARTMENT
(2087 887-221 l • Fax 887-1297
HEASUPE SINGE PLANNING AND ZONING
gaga (206) 8845533 • Fax 8886854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by:
Transmittal Date: April 2, 20D3
File No.: AZ 03-008
Request:
and Zoning of
Birthstone
By: Centenni
Location of Property or
Hearing Date: June 5, 2003
acres from RUT to R-8 zones
David Zaremba, P2 (nro vaR, vac, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P2 Mo VAR, VAC, FP)
Michael Rohm, P/Z (nro VAR, vac, FP)
Keith Borup, P2 (Mo VAR, vac, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (luo vaR, vac, FPJ
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (nro FP)
Meridian Post Office (FPPPoMy)
Ada County Highway District
Ada Countiy Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/PP Dory)
U.S. West (FPiPPonty)
IMennountain Gas (wiPPony)
Bureau of Reclamation (FP/PP Doty)
Idaho Transportation Department (rvo FP)
Ada County (Annexatron Doty)
Ada County Land Records (FPiPP Dory)
Meridian Development Corporation
Historical Preservation Commission
Remarks:
RECEIVED ~`~ ~ ~'.~
APR 1 1 2003
City of Meridian
City Clerk Office
33 EAST IDAHO • MERIDIAN, IDAHO 83642
(208) 888-4433 • Fax (208) 887-4813 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723
2003
~~
REc~~D
,1 ll N - 6 2003
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE June 5, 2003 ITEM #
CITY OF MERIDIAi~
10
PROJECT NUMBER AZ 03-008
PROJECT NAME Birchstone Creek Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
• 1iJ ,M
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