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HomeMy WebLinkAboutClearbrook Estates PP 03-007June 16, 2003 PP 03-007 MERIDIAN PLANNING & ZONING MEETING June 19, 2003 APPLICANT R.K. Development, LLC ITEM NO. 4 REQUEST Continued Public Hearing from June 5, 2003 -Request for Preliminary Plat approval of 36 buildlg lots and 7 other lots on 11.65 acres in an R-4 zone for Clearbrook Estates Subdivision - west of North Meridian Road and south of West Ustick Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT CITY BUILDING DEPT: ~~ Q ~~~ ~~~~ CITY WATER DEPT: l " 1~1/~~ CITY SEWER DEPT: ~ ~"~' CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: ~jCe af-} ached ~r9fYlnleY~s CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: orHER: See oL1r10.Ched f2evlsed Plp~s Contacted: Date: ~~ Materials presented at pubtlc meeMngs shall become properly of the CBy of Meridian. .. 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N ••••4 ii ,~ D ~ N ~ ~ ~ I ~~~~~~ o~ ii~~ a _Z~I~ ~ ~ O ~ ~., + NW ~ftD ALE - -~ ~~~~~ w ~ ~ ~ ~~~~ D a ~~ ~ ~ ~~'~ ~ - ~ ~fl I ~ ~ I o ~ m ~ `° ~ b .. ro LANDSCAPE PLAN BROOKS DESIGN GROUP ~~ r .................. ~ w 9 ~ .......~.._ ~ CLEARBROOK ESTATES ~ ~~ am+n uem oa4 ms K: s ar, ¢ aa3 (aepa/xoo ~" SUBDIVISION y ~~ Susan S. Eastlake, 1st Vice President Dave Bivens, 2nd Vice President David E. Wynkoop, Commissioner John S. Frenden, Commissioner To: Donald McCord 120 Vanderbilt Drive Lexington, KY 40517-1539 June 4,2003 Subject: MPP03-007 Clearbrook Estates Subdivision Revised 2675 North Meridian Road Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 RECEIVED JUN 0 9 2003 City Of Meridian City Clerk Office On June 3, 2003, the Ada County Highway District modified the original report for Clearbrook Estates. The attached report lists site-specific requirements, conditions of approval and street improvemehts, which are required. If you have any questions, please feel free to contact me at 208-387-6171. Sincerely, J ce Newton Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities R.K. Development LLC P.O. Box 6290 Boise, Idaho 83707 Briggs Engineering Richard Cook 1800 W. Overland Road Boise, Idaho 83707 Ada County Highway District ~,+ ~~~- Ada County Highway District Way & Development Department Planning Review Division This application does not require Commission action and is approved at the staff level as of Tuesday, April 15, 2003. Tech Review for this item was held with the applicant on Friday, April 11, 2003. Please refer to the Attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171 phone, 208-387-6393 fax, j newton @achd. ad a. id. us File Numbers: MPP03-007/Clearbrook Estates Subdivision/Revised (June 3, 2003) Site address: 2675 North Meridian Road (west side of Meridian Road, south of Ustick Road) Owner: Donald Mc Cord 120 Vanderbilt Drive Lexington Ky. 40517-1539 Applicant: R.K. Development LLC P.O. Box 6290 Boise, Idaho 83707 Representative: Briggs Engineering Kent Brown 1800 W. Overland Road Boise, Idaho 83705 Application Information: The Ada County Highway District (ACHD) staff has received the above referenced application requesting preliminary plat approval to plat a 43-lot residential subdivision. The site is located on the west side of Meridian Road approximately 1,620-feet south of Ustick Road. Acreage: Current Zoning: Existing Use: Proposed buildable lots: Proposed other lots: Vicinity Map 11.8 R-4 (Low Density Residential) Residential 36-Single Family Lats 7-Common Lots A. Findings of Fact Trip Generation: This development is estimated to generate 350 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study:. This proposed development is estimated to generate less than 1,000-trips per day therefore a traffic impact study was not required with this application. 4. Site Information: There is an existing mobile home on the front portion of the site with the remainder undeveloped. 5. Description of Adjacent Surrounding Area: a. North: Lansbury Lane Subdivision b. South: Waterbury Park Subdivision c. East: Single-Family Residential/Un-platted d. West: Single-Family Residential/Un-platted 6. Impacted Roadways Meridian Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Approximately 300-feet Minor Arterial South of Ustick Road was 7,355 on 4/23/02 North of Cherry Lane was 11,810 on 5/2/00 Better than C 35-mph 7. Roadway Improvements Adjacent To and Near the Site Meridian Road is a minor arterial roadway with two travel lanes, a center turn lane, curb, gutter and sidewalk abutting the site. 8. Existing Right-of-Way Meridian Road has 63-feet of existing right-of-way (33-feet west of the centerline). 9. Existing Access to the Site The existing mobile home has a driveway on Meridian Road located approximately 68-feet south of the north property line. There are two other driveway approaches on Meridian Road that was provided when the roadway was improved. Both of these driveways are currently not used. 10. Site History District staff has not reviewed this site as an application or prepared a report in the past year. 2 11. Capital Improvements Plan/Five Year Work Program This location is not programmed into the District's current Capital Improvements Plan and/or Five Year Work Program for reconstruction or any roadway improvements. 12. Other Development in Area/Miscellaneous On May 3, 1993, the ACHD Commission reviewed and approved Lansbury Lane a 41-lot residential subdivision: Northwest 3'd Avenue was constructed with Lansbury to provided interconnectivity to the north and south. Northwest 3`d Avenue was constructed with 28-feet of pavement, curb, gutter and sidewalk within 40-feet of right-of-way. On January 15, 1997, the ACRD Commission reviewed and approved Salisbury as 43-lot residential subdivision. With the continuation of Northwest 3rd Avenue, Salisbury was required to transition the narrow roadway to a 37-foot street section within 50-feet of right-of-way. B. Findings for Consideration Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Meridian Road is a minor arterial roadway with two-travel tones, center tum lane with curb, gutter and sidewalk within 63-feet of existing right-of-way. Meridian Road not programmed into the District's current Capital Improvements Ptan and/or Five Year Work Program for reconstruction or any roadway improvements. Therefore the applicant should not be required to dedicate any additional right-of--way with this application. District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicles per day. 2. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to locate one main entrance (C/earbrook Court) intersecting Meridian Road approximately 310-feet south of the intersection of West Claire Lane. This location meets District policy to align or offset a minimum of 300-feet and should be approved with this application. 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). 3. Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this 3 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 Clearbrook Court in accordance with District policy 7204.42 and should be approved as proposed. Clearbrook Court is proposed to be approximately 1,700-feet in length and straight in design, which encourages a higher speed of travel. The applicant is not proposing any kind of traffic calming on Clearbrook Court. ACHD staff has concerns with the design of Clearbrook Court and would encourage the applicant to provide some kind of traffic calming to slow the speed of vehicles utilizing the roadway. District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy restricts parking on reduced street sections. 4. 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 extend a stub street with the development. Northwest 3'd Avenue is proposed to located between Lot 12, Block 3 and Lot 1, 81ock 2. The applicant is proposing fo construct Northwest 3rd Avenue as a 29-foot street section with curb, gutter and sidewalk within 40- feet ofright-of-way. Northwest 3'd Street should be constructed in accordance with District policy 7204.4.1 and District policy 7240.4.3 allowing a developer to construct a local urban residential street with a reduced width of 29-feet from back-of--curb to back-of-curb with curb, gutter and sidewalk. Policy restricts parking on reduced street sections. 5. 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. The applicant is proposing to construct anon-standard turnaround of the terminus of Clearbrook Court. The District wiN consider alternatives to the standard turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the emergency fire service for the area where the development is locate. Submit a design of the turnaround for review and approval by District staff. 6. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways (7204.6.5). District policy requires 5-foot wide (minimum) concrete sidewalk on all local streets, except those in rural developments with net densities of one dwelling unit per acre or less (7204.4.7). 4 District policy 7203.6 requires the applicant of a proposed development to make improvements to existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace deteriorated facilities. C. Special notification to the Applicant and the City of Meridian 1. The applicant is proposing to locate pedestrian greenbelt pathways through out the proposed development site including a pathway extending from Meridian Road along the southern boundary line abutting the site. Staff is supportive of the proposed pathways and the locations to provide for pedestrian access and neighborhood connectivity. 2. Clearbrook Court is proposed to be approximately 1,700-feet in length and straight in nature. Straight roads generally encourage a higher speed of travel. The applicant is not proposing any kind of traffic calming on Clearbrook Court at this time. ACHD staff does have concerns with the design of Clearbrook Court and would encourage the applicant to provide some kind of traffic calming to slow the speed of vehicles utilizing the roadway. Some methods of traffic calming that may be appropriate include: Chokers Bulb-outs Islands within the right-of-way D. Site Specific Conditions of Approval 1. Construct Clearbrook Court intersecting Meridian Road approximately 310-feet north of the intersection of West Claire Lane. This location meets District policy to align or offset a minimum of 300-feet and shall be approved with this application. 2. Construct Clearbrook Court as a 36-feet street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way as proposed. This street section meets District policy and shall be approved with, this application. 3. Construct an ACHD approved turnaround at the terminus of Clearbrook Court and provide a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Submit a design of the turnaround for review and approval by District staff. 4. Construct Northwest 3`~ Avenue as a 29-feet street section with curb, gutter and 5-foot concrete sidewalk within 42-feet of right-of-way. Policy restricts parking on reduced street sections and shall 6e signed accordingly. 5. Replace unused curb cuts on Meridian Road with standard curb, gutter and concrete sidewalk to match existing improvements. 6. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 7. Other than the access point specifically approved with this application, direct lot or parcel access to Meridian Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat. 8. Comply with all Standard Conditions of Approval. E. 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. 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 6 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. F. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 7 Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of factor law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply, and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30} days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 8 T4N1E ~~ ~ ~ ~ ~ ~ ,~ o ~ ~ ~ ~ m ~~ N o ~ r, Q n c° D ~ Z T1 L__t u ~.6.. Y }99 O W fi ~q Ef 3 ~ D N ~ mA $~~~ R 3~~ 6 ~C I ~~ 33FF P~ y A 93 ~ I 6 M p I x ,~ e ~ IA~ •: ~ I E I ~ F. I ~ ~ 1.~ I jj ¢¢ I ~e l ~ Ill ~®~®f~~" ~' ~ I i I I ~"J _ ~ y E i F Ree~Fg;jii ~i-{3Jtf~~~~~{¢ ~ w-I i"yy F'QFFF~ gggg[gg~ e~i ~F.FFF !F Cm Z f[ F F~1PPF ~~ F pm ,- m F~F o_~~ I C ~ ~ .:~ { [Pr~+[ ~ z { ~ o_ < O ~ ~ ~ ~ ~ F, D J ~ ! m 1. 1 ~ ~~~ ~ ~ ~Fg ~6F ~~€~ ~ ~ i F ~ ~. 6~6 ~ __: 5665 ! :.. ~ ~ R Q ~T~ € : +------- ~ -- 6~6E $$~ Y d f [F F ;i l~n~ ~~ ~I ~ F .I ~ ~ ;i ~~~~ ~~~~~ ~~~~ {NF ~~~~~~t~~~ ~~r~~ ~t t [ a fe ~~ ~°g ccsaneeoog sueomrs[ox ,~, w/±aro w sum `mow ~m i C!C June 2, 2003 PP 03-007 MERIDIAN PLANNING & ZONING MEETING June S, 2003 APPLICANT R.K. Development, LLC ITEM NO. IZ REQUEST Public Hearing -Request for Preliminary Plgt approval of 36 building lots and 7 other lots on 17.65 acres in an R-4 zone for Clearbrook Estates Subdivision -west of Norih Meridian Road and south of West Ustick 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: (n~^ Contacted: / X Y 1/. U~ COMMENTS Se,z, a~-ta,c,4~e.d~ Corn,M,a,,~-f5 See attached Comments See attached Comments See attached Comments See attached Comments See attached Comments ~o,n~>n ~~~~ ~ ~ f ~-~ ~ ~ u v~.e, I ~ ~ 2~3 Date: / ,' ~ "~ S Phone: at public meeHnys shall become property of the City of Meridian. 3~ MAroR HiJB OF TREASURE VALLEY A Good Place to Live ~ ~ Z ~ l~(h1 hR~ Robert D. Come . ,1. CITY COUNCILM&MBBRS CITY OF MERIDIAN ~ -os-~3 Tammy deweerd 33 EAST ]DAHO Keid~ Bird MERIDIAN, IDAHO 83642 4 ,~^ Cherie McCandless (208) 888-4433 ~ FAX (208) 867-4813 ~~~' " 1 ~ ~ 12 William L.M. Nary City Clerk Office Fax (208) 888-4218 AMENDMENT Transmittal Date: June 4, 2003 STAFF REPORT: P&Z Hearing Date: June 5, 2003 To: Mayor, City Council and Planning & Zoning Commission From: Steve Siddoway, Planner II ~~-- RECEDED Bruce Freckleton, Senior Engineering Tech `~ JUN - ~ 2003 Re: Clearbrook Estates Subdivision City Of Meridian City Clerk Office • Preliminary Plat Approval of Thirty Six (36) Building Lots and Seven (7) Other Lots on 11.65 Acres in an R-4 Zone, by R.K. Development, LLC (File No. PP-03-007). We have reviewed the above referenced submittals and offer the following ADDITIONAL comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: CONDITIONS OF APPROVAL (PRELIMINARY PLATT 22. This development shall be subject to sanitary sewer latecomers fees to reimburse those responsible for bringing sanitary sewer service to this area. The latecomers fees shall be due and payable prior to City of Meridian endorsement on the final plat map. The current fee is $283.15 per dwelling unit. This fee is adjusted annually on October 15`, at a rate of 4.0% per annum. 23• The preliminary plat, as submitted, erroneously includes a 30-foot wide strip of land on the west end that the applicant does not have a legal right to include. The strip of land is owned by the developer of the adjacent Lansbury Lane Subdivision to the north. That developer had to purchase the strip to provide access to the sanitary sewer along the South Slough. Access to sewer will not be a problem for the developer of Clearbrook Estates Subdivision since a sewer stub was provided to the east from the strip, however the applicant will have to revise their application to reflect the reduction of the project by 30-feet. RECOMMENDATION: In light of this discovery, and the previously mentioned issues with the open spaceP'wet pond" drainage areas, staff respectfully requests that this project be continued to allow the applicant time to explore their options and revise their plans. PP-03-00] Clearbrook Sub PP.Amrndmeno RECE~D CITY OF MERIDIAN ~uN - 6 2003 PUBLIC HEARING CITY OFNIERIDL~\T SIGN-UP SHEET DATE June 5, 2003 ITEM # 12 PROJECT NUMBER PP 03-007 PROJECT NAME Clearbrook Estates Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL ,~ [:_¢~ HUB OF TREASURE VALLEY MAYOR A Good Place to Live LEGAL DEPARTMENT Robert D. Currie CITY OF MERIDIAN (208)466-9272 •Fax 466-0405 CTTY COUNCIL MEMBERS PUBLIC WORKS Tammy deWeerd 33 EAST IDAHO BUILDING DEPARTMENT (208) 898-5500 • Fax 887-1297 Kei[h Bird MERIDIAN, IDAHO 83642 Cherie McCandless (208) 8884133 ~ FAX (208) 887-4813 PLANNING AND ZONQdG City Clerk Office Faz (208) 888.4218 DEPARTMENT William LM. Nary (208) 884-5533 • FAX 888-6854 Transmittal Date: June 2, 2003 STAFF REPORT: P&Z Hearing Date: June 5, 2003 To: Mayor, City Council and Planning & Zoning Commission From: Steve Siddoway, Planner II -- RECEIVED Bruce Freckleton, Senior Engineering Tech ~ JUN Q Z 2003 Re: Clearbrook Subdivision City Of Meridian City Clerk Office • Preliminary Plat Approval of Thirty Six (36) Building Lots and Seven (7) Other Lots on 11.65 Acres in an R-4 Zone, by R.K. Development, LLC (Fide No. PP-03-00~. We have reviewed the above referenced submittals and offer the following comments, as conditions of approval These conditions shall be rnnsidered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATIONS SUMMARY The- applicant(s), R.K. Development, LLC, have requested approval of a preliminary plat consisting of thirty six (36) building lots and seven (7) "other" lots on 11.65 acres of land on the west side of Meridian Road, just north of the South Slough. The proposed subdivision includes a road access off of Meridian Road, a connection to Lansbury Lane Subdivision to the north, and a stub street to the west. A pedestrian pathway is proposed along the south boundary of the subdivision along the South Slough, in compliance with the Comprehensive Plan. The subject property was annexed to the City of Meridian previously and currently has R-4 zoning. The proposed lot sizes conform to the minimum size and frontage requirements for the R-4 zone. The proposed building lots range in size from 8,540 square feet up to 10,470 square feet. The gross density of the proposed subdivision is 3.03 dwelling units per/acre and a net density of 4.41 dwelling units per acre. This matches the Comprehensive Plan future land use designation of Medium Density Residential. The proposed subdivision has approximately 7% open space which would be in compliance with the open space requirement of Ordinance 12-13-16-2. LOCATION The property is located on the west side of Meridian Road, about '/4 mile south of Ustick Road. Planning & Zoning Commission/Mayor & City Council June 5, 2003 (P&Z Hearing Date) Page 2 SURROUNDING PROPERTIES North: Lansbury Lane Subdivision, zoned R-4 West: Rural Residence and pasture, zoned RUT (Ada County) East: Rural Residences and pasture, caned R-1 and RUT (Ada County) South: Waterbury Park Subdivision, zoned R-4 OWNER OF RECORD The property owner of record is Donald McCord of Lexington, Kentucky and he has provided notarized consent for submission of the Preliminary Plat application. PRELIlIffiVARY 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 that the proposed application is in compliance with the adopted Comprehensive Plan. The proposed density-3.03 du/acre gross and 4.41 du/acre net- is in compliance with the future land use classification, medium density residential, as noted on the Future Land Use Map. The Comprehensive Plan also envisions amulti-use public pathway along the South Slough, adjacent to the south side of the proposed subdivision. The subject application includes the construction of the pathway adjacent to the subdivision. b. The availability of public services to accommodate the proposed development; Stafffindsthat public services are available to accommodate the proposed development. G The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. Planning & Zoning Commission/Mayor & City Council June 5, 2003 (P&Z Hearing Date) Page 3 e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that the potential exists for the "wet pond" drainage areas to become stagnant and troublesome. Areas of shallow standing water can become mosquito-breeding habitat, and may eventually become a public nuisance. Furthermore MCC 4-2-7 prohibits the accumulation of standing/stagnant water from accumulating on any lot, and provides for the abatement of stagnant water if it becomes a public nuisance. SPECIAL CONSIDERATIONS 1. Block Leneth: The proposed subdivision takes access from Meridian Road to the east, connects to the existing stub street to the north, and provides a stub to the west for a future extension/connection. No other street stub opportunities are available to the property. Thus, the block length exceeds the 1000-foot maximum and will require a variance. The applicant has already submitted a Variance application to accompany this preliminary plat to City Council. Staff will support the requested vaziance. The long block to the south is broken up by pedestrian micropaths that connect to the South Slough pathway. 2. Entrance: Staff recommends that the entrance to the subdivision be reconfigured to accommodate a split entry with a center landscape island, similar to the entrances to Lansbury Lane to the north and Waterbury Park to the south. Staff feels that such an entry feature would enhance the aesthetics of the subdivision. This recommendation has not ,yet been added as a condition below in order to allow for discussion among the applicant and the Commission. However, it does appeaz that the split entry could be accommodated without reducing the adjacent lots below the minimum lot size. 3. Pathwav: The Park Department comments for the project are as follows: "Pathway is acceptable as proposed. City will agree to maintain at such time the pathway connects from Meridian Rd. to Linder Rd. Must be constructed to recommended pathway standards." The plat must dedicate an easement in favor of the City for public access and maintenance of the pathway. All adjacent landscape maintenance must be done by the Homeowners Association. See Site Specific Conditions #1 and 2 below. 4. Irrigation District Easement: The Nampa Meridian Irrigation District (NMID) easement along the South Slough is not depicted on the plat. Staff understandsthat the easement is 40 feet from the centerline of the creek/canal. Revise the plat to depict the easement. It appears that the proposed lots may encroach imo the easement. Please verify the location of the easement in relation to the proposed lots. Revise the lot lines if necessary and/or submit an encroachment agreement for any area of encroachment. See Site Specific Comment #3 below. 5. Micropaths: The applicant is proposing three micropath connections on the south side connecting the subdivision to the South Slough Pathway and one micropath connection in the northwest corner in line with an existing micropath lot to the north. Staff strongly Planning & Zoning Commission/Mayor & City Council June 5, 2003 (P&Z Hearing Date) Page 4 supports the micropaths. However, they need to be tweaked in order meet City ordinances. MCC requires 5-foot minimum landscape planters adjacent to both sides of a micropath. This can be accomplished either by shifting the proposed 10-foot micropaths five feet from any adjacent fenceline, or by reducing the paved width to 5 feet and landscaping the other five feet. Landscaping adjacent to micropaths must include at least one tree per 35 lineal feet. Solid fencing adjacent to the micropaths is limited to four feet tall. See conditions # 4, 5, and 6 below. 6. Open Soace/Drainage: The proposed site plan shows all integrated stormwater detention azeas as "wet ponds". This means that the bottoms of the ponds are lined with an impermeable surface and water will not be free draining. These wet ponds are being proposed as a result of groundwater investigation, which indicates ground water elevations within approximately four (4) feet of the ground surface. ACHD design standards require at least three (3) feet of sepazation from the bottom of the pond to the high ground water elevation. In the event that 3 feet of sepazation can not be achieved, ACHD requires that the pond bottoms are lined with an impermeable layer. This will keep water storage in the ponds until the water evaporates; it is not allowed to seep into the ground. Historically, these areas have proven to be a nuisance for stagnant water, mosquito breeding-grounds, and odor. Staff recommends attempting to achieve the 3-foot separation required for a standazd detention pond that can be fully landscaped and free- draining. If such a design cannot be achieved staff feels that the wet pond azeas should not count toward the required 5% open space, since the areas aze unusable. See site specific condition # 7. 7. Sidewalks: Sidewalks are not depicted on the submitted plans. However, sidewalks shall be installed in conformance with City and ACHD requirements. See condition #15 below. CONDITIONS OF APPROVAL (PRELIMINARY PLATT 1. The pathway is approved as a 10-foot wide asphalt pathway. Pathway shall be constructed prior to any occupancy in the subdivision. Applicant should work with the City Parks Dept. to acquire the necessary approvals through the City's Master Pathway Agreement with the Nampa Meridian Irrigation District (NMID). Applicant shall conform to the Park's Dept. standards for construction of the pathway. The Homeowner's Association is responsible for maintenance of all landscaping adjacent to the pathway. 2. Add a note to the plat granting an easement in favor of the City of Meridian on the lot that contains the pathway. Said lot is not numbered on the submitted preliminary plat, but should be made part of lot 22. 3. Revise the plat to correctly show the NMID easement along the South Slough. Applicant shall verify the location of the easement in relation to the proposed lots. Revise the lot Planning & Zoning Commission/Mayor & City Council June 5, 2003 (P&Z Hearing Date) Page 5 lines if necessary or submit an encroachment agreement for any area of encroachment. Back lot lines shall be at the easement or encroachment line. 4. Ordinance 12-13-15-3 requires a landscape strip of at least five feet wide on both sides of the proposed ricropaths. Applicant shall modify the micropaths to allow at least 5 feet between the path surface and any adjacent fence. 5. Ordinance 12-13-IS-4 requires at least 1 tree per 35 lineal feet adjacent to all micropaths. Revise the landscape plan to meet this requirement. 6. Four-foot solid wood fencing is approved as proposed adjacent to the South Slough Pathway. Similar fencing is required adjacent to all micropaths in the subdivision and is the responsibility of the developer per Ordinance 12-13-15-9. Add a note to the plat detailing the fence height restrictions for all affected lots. Submit a revised fencing plan with the final plat. All areas being counted toward the 5% open space requirement shall be free of "wet ponds" or other such nuisances. All stormwater detention facilities incorporated into the required open space are subject to Ordinance 12-13-14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plans. 8. Please submit up-to-date groundwater monitoring report to the Public Works Department for review. The report submitted with the application only identifies the groundwater elevation on the day the test holes were dug. No monitoring ports were installed for on going monitoring of the groundwater elevation. The initial study indicates that shallow groundwater will be a factor. 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 azeas 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. 9. Revise note #1 to name all common lots in the subdivision to be owned and maintained by the homeowners association, including Lots 1, 6, 13, 21, and 22, Block 1; Lot 9, Block 2; and Lot 1, Block 3. 10. Ordinance 11-10-4.A. requires a minimum house size of 1,400 s.f. in the R-4 zone. The submitted plat states a proposed minimum house size of 1,200 s.f. Revise this note to conform to the 1,400 s.f. minimum house size. 11. Sanitary sewer service to this site shall be via main line extensions from mains installed adjacent to the property. Planning & Zoning Commission/Mayor & City Council June 5, 2003 (P&Z Hearing Date) Page 6 12. Domestic water service to this site shall be via main line extensions from mains installed adjacent to the property. 13. The applicant has indicated that the pressurized irrigation system within this development is to be owned and operated by the Nampa & Meridian Irrigation District. Underground Rear-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. ff 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. 14. All grading of the site shall be performed in conformance with MCC 11-12-3H. 15. Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pwsuant to MCC 12-13-10-8. 16. Please submit with the final plat application 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. 17. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 18. Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 19. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. 20. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 21. Applicant shall submit 10 copies of revised plat and landscape/fencing plans prior to the next public hearing on this application. RECOMMENDATION Staff recommends approval of the proposed preliminary plat with the conditions noted above. YOR RoEERTD. CORRIE CrztEF KEN W. BOWERS COUNCE. MENIDERS f, DEPUTY CHIEF - FIRE PREVENTION WR.LUM L.M. NARY JOSEPH SILVA KErrx BmD TAwmtt DE WEERD p ~+ c~rr of DEP[TTY CHEF -TRAINING CHERrEMCCANDLESS ~~NL.P1"1G~IGCJ? ~ BR.LJOHNSON RURAL FIRE COIvEVIISSIONERS i~nrio 540 East Franklin Road RIOHARD GREENE a Meridian, ID 83642 TERRY LEIGHTON ~CF (20$) $$$_1234 STEVEEruGTT ~"' °'°"rN° -~~~P--v ~~ Fax (208)895-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT RECEIVED May 27, 2003 MAY 2 7 2~3 City Of Meridian City Clerk Office TO: Mayor, City Council and the Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevemion SUBJECT: Clearbrook Estates Subdivision PP 03-007 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: 1. That afire-flow of 1,000 gallons per minute be available to service the emire project. Fire hydrants shall be placed an average of 500' apart. 1997 UFC Appendix III-A 2. Operational fire hydrats and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 3. Acceptance of water supply for fire protection is contingem upon acceptance of the water system by the City of Meridian for water quality. 4. All radii shall be 28' inside and 48' outside radius. 5. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is up from 2069 responses in the year 2000. 6. Provide an approved turnaround for all streets greater than 150' in length that have no outlet. It appears that the plan as submitted with a snoopy turnaround meets this requirement. ` MAYOR ~ v ~ LEGAL DEPARTMENT Robert D. Corrie ~~ , ~r~ (208) 288-2499 • Pax 288-2501 ,_ - ,~ 1 clrv of + / PARKS & RECREATION CITY COUNCIL MEMBERS ~~/,/J p ~" ~ ~f ~~~~ ~ ~ - (208 888-3579 • Fax 898-5501 Tamm deWeerd y ~/ 1" f• (Jri i~ n ~~ PUBLIC WORKS IDAHO ,I/ (208) 698-5500 •Fax 887-1297 William L. M. Nary A ~`j Cherie McCandless ~ P,~ BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 Keith Bird F~° °~ TAE une V~Y ux<e ' PLANNING AND ZONWG , rsoa (208) 8845533 • Fax 888-6854 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 recommerxiations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: 2003 Transmittal Date: April 2, 2003 File No.: PP 03-007 Request: Hearing Date: Preliminary Plat approval of 36 building lots and 7 other lots on 11.65 acres in an By: R.K.I zone for Clearbrook Estates Location of Property or Project: west of North south of West Ustick Road David Zaremba, P/Z (Na VAR, VAC, FP) Jerry Centers, P/Z (No VAR, vqc, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Michael Rohm, P/Z (Mo VAf~ VAC, FP) Keith Borup, P2 (No VAR, vac, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner ~~ Parks Department RECENED MAY 13 2003 City of Meridian City Clerk Office Merdian SCh001 DISirtCt (No FP) Meridian Post Office (FPrPP Doty) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP Doty) U.S. West (FP/PPonty) Intermountain Gas (FPrPP Only) Bureau of Reclamation (FP/PPonty) Idaho Transportation Department (No FP) Ade County (Annexation Doty) Ada County Land Records (FPiPP oMy) Meridian Development Corporation Historical Preservation Commission 5/9~a o3 33 EAST IDAHO • MERIDIAN, IDAHO 83642 (208) 888-4433 • Fax (208) 887-4813 City Clerk Oftice Fax (208) 868-4218 Human Resources Fax (208) 884-8723 RECE~rE~' APR 2 2 n^^ City oP Meridian City Clerk Offier. ~~r~ict & ~~ ~vr~;~~c~tca>rz ~ca,~'iict 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Will Berg, City Clerk City of Meridian 33 East Idaho Meridian, ID 83642 Re: PP 03-017 Preliminary Plat for Clearbrook Estates Sub Dear Will: The Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed with Nampa & Meridian Irrigation District. All Storm Drainage must be retained on site. All Laterals and Wasteways-must be protected. The Developer must comply with Idaho Code 31-3805. The Nampa & Meridian Irrigation Districts Finch Lateral -courses along the South boundary of this Proposed Project, any encroachments on the easement- of the Finch Lateral without approved plans and a signed License Agreement is unacceptable. Nampa & Meridian Irrigation District recommends that hrigation be provided. Thank I'ou, ~~~,Gngo~L Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS- 40,000 April 15, 2003 RECEIVED ARR 2 2 2003 ~Q C tiY Clerk Office C O Y 1503 FIRST STREET SOUTH NAMPA, IDAHO 63651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 Kent Brown SHOP: Nompa 466-0663 Briggs Engineering, Inc. 1800 W. Overland Road - - - °Boise,~D 837fl5 - -- - - - - RE: Land Use Change Application - Clearbrook Estates Subdivision Dear Mr. Brown: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sincerely, Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City Donald McCord, 120 Vanderbilt Drive, Lexington KY 40517-1539 R. K. Development, LLC, PO Box 6290, Boise, ID 83707 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS -40,000 18 April 2003 p Ada County Highway District 31A Eaat A7th Susan 5. Eastlake, 1st Vice President Garden Cily ID 83714-6499 Dave Givens, 2nd Vice President Phone (208) 387-6100 David E. Wynkoop, Commissioner FAX (208) 387-6391 John S. Frenden, Commissioner E-mail: tellus~ACHD.ada.id.us April 15, 2003 To: Donald McCord ~CE1 v LD 120 Vanderbilt Drive Lexington, KY 40517-1539 APR 18 ~^~3 Subject: MPP03-007 Clearbrook Estates Subdivision City of Meridian 2675 North Meridian Road City Clerk Office On April 15, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specrfic requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6171. Sincerely, Jo a ewton Development Analyst Right-of-way & Development Services Planning Division CC: Planning & Development ChroNproject file City of Meridian Construction Services Drainage Utilities R.K. Development LLC P.O. Box fi290 Boise, Idaho 83707 Briggs Engineering Kent Brown 1800 W. Overland Road Boise, Idaho 83705 .eA~':9E3~. '~ Ada County Highway District Right-of-Way & Development Department Planning Review Division This application does not require Commission action and is approved at the staff level as of Tuesday, April 15, 2003. Tech Review for this item was held with the applicant on Friday, April 11, 2003. Please refer to the Attachment for appeal guidelines. Staff contact: Joyce Newton, 208-387-6171 phone, 208-387-6393 fax, j newtonQachd.ad a. id. us File Numbers: MPP03-007/Clearbrook Estates Subdivision Site address: 2675 North Meridian Road (west side of Meridian Road, south of Ustick Road) Owner: Donald Mc Gord 120 Vanderbilt Drive Lexington Ky. 40517-1539 Applicant: R.K. Development LLC P.O. Box 6290 Boise, Idaho 83707 Representative: Briggs Engineering Kent Brown 1800 W. Overland Road Boise, Idaho 83705 Application Information: The Ada County Highway District (ACRD) staff has received the above referenced application requesting preliminary plat approval to plat a 43-lot residential subdivision. The site is located on the west side of Meridian Road approximately 1,620-feet south of Ustick Road. Acreage: Current Zoning: Existing Use: Proposed buildable lots: Proposed other lots: Vicinity Map 11.8 R-4 {Low Density Residential) Residential 36-Single Family Lots 7-Common Lots A. Findings of Fact Trip Generation: This development is estimated to generate 350 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: - There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: This proposed development is estimated to generate less than 1,000-trips per day therefore a traffic impact study was not required with this application. 4. Site Information: There is an existing mobile home on the front portion of the site with the remainder undeveloped. 5. Description of Adjacent Surrounding Area: a. North: Lansbury Lane Subdivision b. South: Waterbury Park Subdivision c. East: Single-Family Residential/Un-platted d. West: Single-Family Residential/Un-platted Impacted Roadways Meridian Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Approximately 300-feet Minor Arterial South of Ustick Road was 7,355 on 4/23102 North of Cherry Lane was 11,810 on 5/2/00 Better than C 35-mph 7. Roadway Improvements Adjacent To and Near the Site Meridian Road is a minor arterial roadway with two travel lanes, a center turn lane, curb, gutter and sidewalk abutting the site. 8. Existing Right-of-Way Meridian Road has 63-feet of existing right-of-way (33-feet west of the centerline). 9. Existing Access to the Site The existing mobile home has a driveway on Meridian Road located approximately 68-feet south of the north property line. There are two other driveway approaches on Meridian Road that was provided when the roadway was improved. Both of these driveways are currently not used. 10. Site History District staff has not reviewed this site as an application or prepared a report in the past year. 11. Capital Improvements PIanlFive Year Work Program This location is not programmed into the District's current Capital Improvements Plan and/or Five Year Work Program for reconstruction or any roadway improvements. 12. Other Development in Area/Miscellaneous On May 3, 1993, the ACHD Commission reviewed and approved Lansbury Lane a 41-lot residential subdivision. Northwest 3ro Avenue was constructed with Lansbury to provided interconnectivity to the north and south. Northwest 3'" Avenue was constructed with 28-feet of pavement, curb, gutter and sidewalk within 40-feet of right-of-way. On January 15, 1997, the ACHD Commission reviewed and approved Salisbury as 43-lot residential subdivision. With the continuation of Northwest and Avenue, Salisbury was required to transition the narrow roadway to a 37-foot street section within 50-feet of right-of-way. B. Findings for Consic~r;~,tiQs Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Meridian Road is a minor arterial roadway with two-travel lanes, center tum lane with curb, gutter and sidewalk within 63-feet of existing right-of-way. Meridian Road not programmed into the District's current Capita! Improvements Plan and/or Five Year Work Program for reconstruction or any roadway improvements. Therefore the applicant should not be required to dedicate any additional right-of--way with this application. 2. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to locate one main entrance (Clearbrook Court) intersecting Meridian Road approximately 310-feet south of the intersection of West Ctaire Lane. This location meets District policy to align or offset a minimum of 300-feet and should be approved with this application. 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). 3. Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of--curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant is proposing to construct Clearbrook Court in accordance with District policy 7204.42 and should be approved as proposed. Clearbrook Court is proposed to be approximately 1,700-feet in length and straight in design, which encourages a higher speed of travel. The applicant is not proposing any kind of traffic calming on Clearbrook Court. ACHD staff has concerns with the design 3 of Clearbrook Court and would encourage the applicant to provide some kind of traffic calming to slow the speed of vehicles utilizing the roadway. 4. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend a stub street with the development. Northwest 3b Avenue is proposed to located between Lot 72, Block 3 and Lot 1, Block 2. The applicant is proposing fo construct Northwest 3'" Avenue as a 29-foot street section with curb, gutter and sidewalk within 40- feet ofright-of-way. Northwest 3'~ Street should be constructed in accordance with District policy 7204.4.2 which 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 maybe 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 inn which case the sidewalk shall be a minimum of 4-feet in width. 5. Turnarounds District policy 7205.2.1 requires tumarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct anon-standard turnaround at the terminus of Clearbrook Court. The District will consider alternatives to the standard turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the emergency fire service for the area where the development is locate. Submit a design of the turnaround for review and approval by District staff. 6. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways (7204.6.5). District policy requires 5-foot wide (minimum) concrete sidewalk on all local streets, except those in rural developments with net densities of one dwelling unit per acre or less (7204.4.7). District policy 7203.6 requires the applicant of a proposed development to make improvements to existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused driveways with standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace deteriorated facilities. 4 C. Special notification to the Applicant and the City of Meridian The applicant is proposing to locate pedestrian greenbelt pathways through out the proposed development site including a pathway extending from Meridian Road along the southern boundary line abutting the site. Staff is supportive of the proposed pathways and the locations to provide for pedestrian access and neighborhood connectivity. 2. Clearbrook Court is proposed to be approximately 1,700-feet in length and straight in nature. Straight roads generally encourage a higher speed of travel. The applicant is not proposing any kind of traffic calming on Clearbrook Court at this time. ACHD staff does have concerns with the design of Clearbrook Court and would encourage the applicant to provide some kind of traffic calming to slow the speed of vehicles utilizing the roadway. Some methods of traffic calming that may be appropriate include: Chokers - - - - Bulb-outs Islands within the right-of-way D. Site Specific Conditions of Approval 1. Construct Clearbrook Court intersecting Meridian Road approximately 310-feet north of the intersection of West Claire Lane. This location meets District policy to align or offset a minimum of 300-feet and shall be approved with this application. 2. Construct Clearbrook Court as a 36-feet street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way as proposed. This street section meets District policy and shall be approved with this application. 3. Construct an ACRD approved turnaround at the terminus of Clearbrook Court and provide a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". Submit a design of the turnaround for review and approval by District staff. 4. Construct Northwest 3`~ Avenue as a 36-feet street section with curb, gutter and 5-foot concrete sidewalk. within 50-feet of right-of--way, transitioning to the narrower section to the north. 5. Replace unused curb cuts on Meridian Road with standard curb, gutter and concrete sidewalk to match existing improvements. 6. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 7. Other than the access point specifically approved with this application, direct lot or parcel access to Meridian Road is prohibited. Lot access restrictions, as required with this application, shall be stated on the final plat 8. Comply with all Standard Conditions of Approval. 5 E. 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-bein accordance ~tithithe Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in farce at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waivedvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. F. 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. Vianity Map 2. Site Plan 3. Appeal Guidelines 7 Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant far the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decisior-that is the subject of the appeal. The notice of appeal-shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply, and any modifications. to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whale or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 0 i T4N1W ~ ;~ ~~ T4N1E E BRIGGS ENGINEERING, iNC. CLEARBROOK ESTATES SUBDIVISION REVISION BRIGGS PORTION OF THE SE 1/4 OF SECTION 1, T.3N., R.1W., B.M., MERIDIAN, ADA COUNTY, IDAHO sHEEr (20B) 39M3700 1 OF 1 1300 W. OVERLAND ROAD DESION ORAFf SCALE DATE UWG. NO. BOISE, IDAHO 83706 KDH 1'=fi00' 09/21/08 30101 L30101.APR CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT ~• DISTRICT II~H~ALTH Environmental Health Division DEPARTMENT Rezone # Conditional Use # Preliminary /Final /Short Plat ^ 1. We have No Objections to this Proposal Return to: ^ Boise ^ Eagle ^ Garden City Meridian ^Kuna ^ ACZ ^~ A:PR t 1 2003 ^ 2. We recommend Denial of this Proposal. City of Meridian ^ 3. Specific knowledge as to the exact type of use must be provided before we can cori~~(tCd}~F~ti~al. ^ 4. We will 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 bedrockfrom 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 Idahc Department of Water Resources concerning well construction and water availability. ~8: After writtep approval from appropriate entities are submitted, we can approve this proposal for: rat sewage community sewage system ^ community waterwell ^ interim sewage ~CEntral water ^ individual sewage ^ individual water ,~. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of vironmental Quality: rat sewage ^ communiy sewage system ^ community water ~ ^ sewage dry lines water I,B 10. Run-off is not to create a mosquito breeding 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. ~~~a-se>' r,~ .v~,~c-rte .rra~...<<..~,4-rc~ Date: ~~~/~~/ ~~~ R2 co,~.~.t~~ic.~-,r Reviewed By: ~~~r-~~ coeos/ooikc Review Sheet CENTRAL •~ DISTRICT WHEAL DEPARTM TH ENT MAIN OFFICE • 707 N. AgMSTRONG PL. • BOISE, ID 83704-0825 • (208) 375-5211 • FAX 327-8500 To prevent and (real disease and disability; to promote heabhy (ijestyles; and m protect and promole.rhe heaiar and quality of our environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. lad.ll rtv 0303 Serving Valley, Elmore, Boise, and Ada Counties Ada /Boise County Office 707 N. Armstrong PI. Boise, ID 83704 Enviro. Health: 327-7499 Family Planning: 327-7400 I mmunkations: 327-7450 Senior Nutrition: 327-7460 WIC: 327-7488 FA1(: 327-8500 Elmore County Office 520 E. 8th St. North Mountain Home, ID 83647 Endro. Heahh: 587-9225 Family Health: 587-4407 WIC: 587-0405 FAX: 587-3521 Valley County Office 703 N. 1st St. P.O. Bax 1448 McCall, ID 83638 Ph. 634-7194 FAX: 6344174 Sharon Smith FTArnt Steve Siddoway [siddowas@meridiancity.org] Sent: Wednesday, June 04, 2003 11:38 AM To: 'Will Berg'; Tara Green; 'Sharon Smith'; johnsonj~meridiancity.org Subject: FW: Clearbrook Estates Subdivision See message from Richard Cook below. He is requesting continuance for Clearbrook Estates to June 19. Staff concurs with the request, as there is currently only one item on the agenda that night. steve }~~Z ~ n~~~.4n~ -----Original Message----- ~/~ From: Richard Cook [mailto:richardc@briggs-engineering.com] ~ ~'V~ 'fl3 Sent: Wednesday, June 04, 2003 10:02 AM To: siddowas@meridiancity.org ~ /~ Subject: Clearbrook Estates Subdivision Steve: We respectfully request that the above item scheduled for hearing on June S, 2003 be continued to the Planning & Zoning Commission's hearing on June 19, 2003. The extra time will allow us to ievise our plans to address issues of concern contained in the staff report. Thank you for your consideration. Richard Cook Briggs Engineering, Inc. 1 Sharon Smith Frans: Steve Siddoway [siddowast~meridiancity.org] Sent: Wednesday, June 04, 2003 11:38 AM To: 'Will Berg'; Tara Green; 'Sharon Smith'; johnsonj~meridiancity.org Subject: FW: Clearbrook Estates Subdivision See message from Richard Cook below. He is requesting continuance for Clearbrook Estates to June 19. Staff concurs with the request, as there is currently only one item on the agenda that night. rrln I ~" Steve ~~i Z V~'~~~. F]~ [Gr -----Original Message----- c~ From: Richard Cook [mailto:richardc@briggs-engineering.com] ~ ~V~ ~~ Sent: Wednesday, June 04, 2003 10:02 AM To: siddowas@meridiancity.org f~l,^,~„ ~ ~Z Subject: Clearbrook Estates Subdivision ~!`L~/Y~'L Steve: We respectfully request that the above item scheduled for hearing on June 5, 2003 be continued to the Planning & Zoning Convnission's hearing on June 19, 2003. The extra time will allow us to revise our plans to address issues of concern contained in the staff report. Thank you for your consideration. Richard Cook Briggs Engineering, Inc. 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V-N ~6e~/ ~~~f~'s cNM~~ w.DWC ~ blO1 /yI)~~/ hP(/QY1 ~eXTS1Yf~t /`!~P ~ 7~y CB+~ '~-]/- `~{ ~,-(~ ho»1^POU;+~~ ~ C0.n ~ S7 qif ~d A h~W ~•! ~x5 ~ ldnH a~-~ ~~7~v nn s~~Qr~cs~~+s crxgc~ J:e.~ ~orrn~ ~j ~e Co.+v~ar'ssgh, C~J'I ~e ~,vil~~~,,,`~-.ertcc~ro-Fe ,.~', Qrn'-{ p.aar~i~"~ C(~-~r~~ ~r~x,,~e5 S~~rtirtii ~((„(~~~ r~/~AAOe ~-9„s ~l~~f~ t~ -~~ ~b;g,,-1~~~.vs ~f,~l,~l-r~ ~ .. ~ko'Tl~ ~llLnf~Tli,~foLC~lSi~n ~ ~ ~ ~ Co„~n AA , ~l~r^ ~~ (f Pr6VVV Cln„3~r r4, Pm~ ~ f~~vvl /vo. ~ ~ C~U~S; a0~3 Sharon Smith FPbi11: Steve SlddoN+ay [siddowas@meridiancity.org] Sent; Wednesday, June 04, 2003 11:38 AM To: 'Will Berg'; Tara Green; 'Sharon Smith'; johnsonj~meridiancity.org Subject: FW: Clearbrook F~tates Subdivision See message from Richard Cook below. He is requesting continuance for Clearbrook Estates to June 19. Staff concurs with the request, as there is currently only one item on the agenda that night. Steve }~ ~ Z rvtm . dn-~ -----Original Message----- ,/~ 2 From: Richard Cook [mailto:richardc@briggs-engineering.com] ~--(~5~03 Sent: Wednesday, June 04, 2003 10:02 AM To: siddowas@meridiancity.org ~ ~ IZ Subject: Clearbrook Estates Subdivision / Steve: We respectfully request that the above item scheduled for hearing on June 5, 2003 be continued to the Planning & Zoning Commission's hearing oh June 19, 2003. The extra time will allow us to revise our plans to address issues of concern contained in the staff report. Thank you for your consideration. Richard cook Briggs Engineering, Inc. 1 W[II Be From: Steve Siddoway [siddowas~meridiancity.org] Sent: Wednesday, June 04, 2003 11:38 AM To: 'Will Berg; Tara Green;'Sharon Smith'; johnsonj(cj;meridiancity.org Subject: FW: Clearbrook Estates Subdivision See message from Richard Cook below. He is requesting continuance for Clearbrook Estates to June 19. Staff concurs with the request, as there is currently only one item on the agenda that night. Steve -----Original Message----- From: Richard Cook [mailto:richardc@briggs-engineering.com] Sent: Wednesday, June 04, 2003 10:02 AM To: siddowas@meridiancity.org Subject: Clearbrook Estates Subdivision Steve: We respectfully request that the above item scheduled for hearing on June 5, 2003 be continued to the Planning & Zoning Commission's hearing on June 19, 2003. The extra time will allow us to revise our plans to address issues of concern contained in the staff report. Thank you for your consideration. Richard Cook Briggs Engineering, Inc. I