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HomeMy WebLinkAboutBirchstone Creek Sub VAR03-013Ada County Highway District Susan S. Eastlake 1st Vice President Garden City ID 83714-6499 Dave Bivens, 2nd Vice President Phone (208) 387-6100 John S. Franden, Commissioner FAX (208) 387-6391 David E. Wynkoop, Commissioner E-mail: te11us@ACHD.ac1a.id.us June 20, 2003 TO: Centennial Development, LLC 114 E. Idaho Avenue, Ste 230 Meridian, ID 83642 RECEIVED SUBJECT: MVAR03-013 Block Length Variance JUN 2 3 M3 Northwest Corner of Ustick Road/Black Cat Road City Of Meridian City Clerk Office On April 23, 2003 the Ada County Highway District Commissioners acted on MPP03-008/MAZ03-008, Birchstone Creek Subdivision. The conditions and requirements also apply to MVAR03-013. If you have any questions, please feel free to contact this office at (208) 387-6170. cerely,, Craig Hood Senior Development Analyst Right-of-way & Development Services Planning Division Cc: Planning & Development/Project File Planning & Develo*wp;;Swvices: City of M ii'm Construction Services Drainage/Utilities Del & Marcia Bain, 4951 Jordan Lane, Meridian, ID 83642 Shawn Nickel, Land Consultants, Inc., 52 N. 2nd Street, Eagle, ID 83616 Ada County Highway District Right-of-Way & 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 11, 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: Birchstone Creek Subdivision/MPP03-008/MAZ03-008 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 -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 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 (ACHD) 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. It 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 tum traffic volume. ♦ At full build out, the following improvements may be anticipated within the study area: o 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. o 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, ACHD 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: 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. 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. 3 One of the existing single-family homes takes access from the private road that is located offsite oust north of the site). 10. Site History The District has not previously reviewed a development application 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 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 for a 272 -lot residential subdivision on 78 -acres (Baldwin Park). ♦ On April 17, 2002, the Commission approved a preliminary plat application for a 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 for a 135,000 square foot Middle School within the Meridian School District. ♦ On August 21, 2002, the Commission approved a preliminary plat application for a 144 -lot residential subdivision on 43 -acnes (Sundance Place Subdivision). ♦ On August 28, 2002, the Commission approved a preliminary plat application for a 12 -lot residential subdivision on 5 -acres (Drawbridge Subdivision). ♦ On October 23, 2002, the Commission approved an 89 -lot residential subdivision on 15.4 -acres (Cobblefield Crossing Subdivision). ♦ November 6, 2002, the Commission approved a 327 -lot residential subdivision and 1 school site on 119.83 -acres (Havasu Creek Subdivision). ♦ On November 6, 2002, the Commission approved a 3 -lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, two senior high professional technical high schools and one District administration building on 39.23 -acres (Education Campus Subdivision). ♦ On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117 -lot single- family residential subdivision on 35.94 -acres ♦ On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot mixed-use subdivision consisting of 184 -single-family residential lots, 12 -office lots, 32 -common 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 - elementary school 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, 1 multi -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. 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, ACHD 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 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 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). 2 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 Birchstone 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 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 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 intra -neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150 -feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to 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 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 ACHD 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 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 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. N 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 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 1. 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 Street/Red Birch Avenue and Alderstone Street/Red Birch Avenue or provide a minimum offset of 125 -feet (measured centerline to centerline). E 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 Birchstone 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 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 Birchstone Street (from Black Cat Road to Elmstone Avenue). 17. Comply with all Standard Conditions of Approval. 10 D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 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 waivertvariance 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 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 12 .06/02/.2003 11:51 FAX w###§ MERIDIAN P&Z _5 . nil : . &|,�1.|■� (���1;|| § � ■ ■ I| H|'_ . .| . . June 19, 2003 III AiteL 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 William Berg City of Meridian 33 East Idaho Ave. 83642IECEI.VED aP,rrii n ID .. / -. RE: Variance for Birchstone Creek Subdivision VAR03 013 JUN i 3,2003 Dear Will: Cit; Of Meridian City Clerk Office All laterals and waste ways must be protected. The Nampa & Meridian Irrigation District's Eight -Mile Lateral courses through the southwest comer and entire length of the western side of this property. The recorded easement for this lateralis fifty feet, twenty-five feet each side from center. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. Please contact Donna Moore at 466-7861 for further information. The developer must comply with Idaho Code 31-3805. Sincerely, ePCS P. Anderson, Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT JPA/dbg PC: Asst. Water Superintendent File - Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 c CENTRAL DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT g� HEALTH Environmental Health Division RECEI�%E1'>turnto: DEPARTMENT ❑ Boise JUN 13 2003 ❑Eagle Rezone # ©2 —O (3 ❑ Garden City M-Ildl— Meridian Conditional Use # City Clerk Office Preliminary /Final /Short Plat 'BlrCh C6 nLJ Kunae LJACZ u J(a (((��� /�1- We have No Objections to this Proposal. ❑ 2. We recommend Denial of this Proposal. ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We wi require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will 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 ❑ community sewage system ❑ community water well ❑ interim sewage ❑ central water ❑ individual sewage ❑ individual water ❑ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ❑ central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines ❑ central water ❑ 10. Run-off. is not to create a rrlol$gyt0 eodtng problem. ❑ 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 ❑ beverage establishment ❑ grocery store ❑ 14. Date: Reviewed By: BDHD WOO lkc Review Sheet MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird y Tel t n CITY OF er ll IDAHO WITH THE CITY OF MERIDIAN LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 PARKS & RECREATION (208) 888.3579 - Fax 898-5501 PUBLIC WORKS (208) 898-5500 - Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 - Fax 887-1297 PLANNING & ZONING (208) 884-5533 - Fax 888-6854 To insure that your comments and recommendations will be considered by the Meridian City Council please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: July 1, 2003 Transmittal Date: June 6, 2003 Hearing Date: July 8, 2003 File No.: VAR 03-013 Request: Variance to Section 1244 of Meridian Subdivision Ordinance requiring blocks to be not less than 400 feet and not more than 1,000 feet in length for Birthstone Creek Subdivision By: Centennial Devi Location of Property or Project: David Zaremba, P/Z (No VAR, VAC, I" Jerry Centers, P/Z Itto vAR vAF, Fn Leslie Mathes, PIZ No vAgvAQFm Michael Rohm, P/Z mw vAg vAc, M Keith Borup, P/Z pa vAR, VAq I" Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Spwer Department - Sir 4(y Service pm VA%VAq FM Building Department Fire Department Pplice Department City Attorney City Engineer City Planner Parks Department comer Your Concise Remarks: and North Black Cat Road Meridian School District vfom Meridian Post Office IFPfvncnw Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. IFFrFraw U.S. West (FRIPPOW Intermountain Gasmww pv„ y) Bureau of Reclamation pArp w Idaho Transportation Department nfu FPJ Ada County (Azenw Ada County Assess. Land Records ",Fp &-W Meridian Development Corporation Historical Preservation Commission RECEIVED AN - 9 2003 an 33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888- of Clerk Office tg1� Clerk Offiae City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility 1 g Fax (208) 887.4813 MAYOR Robert D. Cottle CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird Cq/' CITY OF- eY1G is II IDAHO WITH THE CITY OF MERIDIAN LEGALDEPARTMENT (208) 466-9272 - FAX 466-4405 PARKS & RECREATION (208) 888-3579 - Fax 898-5501 PUBLIC WORKS (208) 898-5500 - Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 - Fax 887-1297 PLANNING & ZONING (208) 884-5533 - Fax 88R -6M4 To insure that your comments and recommendations will be considered by the Meridian City Council please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: July 1, 2003 Transmittal Date: June 6, 2003 Hearing Date: July 8, 2003 File No.: VAR 03-013 Request: Variance to Section 12-4.8 of Meridian Subdivision Ordinance requiring blocks to be not less than 400 feet and not more than 1,000 feet in length for Birthstone Creek Subdivision By: Centennial Development, LLC Location of Property or Project: northwest comer DavidZaremba, P/Z (NovARvAc,FP) Jerry Centers, P/Z (No vAR vAc FF) Leslie Mathes, P/Z (No vAR vac m Michael Rohm, P/Z (No vAR vAC Fn Keith Borup, P/Z (No VAR vac FM Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Se�wVver Department S&iit#ry Service rNovARvACFp) Building Department Fire Department Police Department City Attorney Your City Engineer City Planner Parks Department and North Black Cat Road Meridian School District (NOFr) Meridian Post Office (FP/FP,* Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Inig. District Settlers Irrigation District Idaho Power Co. (FFlFFONyJ U.S. West (FF/FF,,w Intermountain Gas(FFinaow Bureau of Reclamation (FP/FPow Idaho Transportation Department (No FFr Ada County (Azov Ada County Assess. Land Records(FvmF enrol Meridian Development Corporation Historical Preservation Commission Remarks: RECEIVED i '2003 City of Meridian City Clerk Office 33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433 City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813