HomeMy WebLinkAboutRedfeather Estates Sub No. 2 PPSept. 15, 2003 PP 03-024
MERIDIAN PLANNING & ZONING MEETING September 18, 2003
APPLICANT Packard Estates Development, LLC ITEM NO. 9F
REQUEST Public Hearing — Request for Preliminary Plat approval of 302 building lots and 28 other
lots on 90.29 acres in propose R-8(PD) zone for proposed Recifeather Estates Subdivision No. 2 —
south of East Ustick Road and east of North Eagle Road
AGENCY
CITY CLERK:
CITY ENGINEER:
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IDAHO POWER:
COMMENTS
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INTERMOUNTAIN GAS:
OTHER: See attached letters from citizens
Contacted:
Emailed:
Date:
Staff Initials:
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Maferiab presented at public meetings shall become properly of the City of Meridian.
MAYOR HUB OF TREASURE VALLEY
A Good Place to Live
Rni�en p. Corrie
CITY OF MERIDIAN
LEGAL DEPARi'MEN'F
(208)466-9272 Fax 466 405
CI FY COUNCIL MEMBERS
Tammy deweerd33 EAST IDAHO
PUBLIC WORKS
BUILDING DEPARTMENT
Keith Bird MERIDIAN, IDAHO 83642
(208) S'98-55oo Fac 887-1297
Cherie McCandless (208) 888-4433 FAX (208) 8874817
William L.M. Nary City Clerk Office Fax (208) 888-4218
PLANNING AND
DEP:AI2TM19EN l"
1
(208) 884-5533 FAX 888-6854
STAFF REPORT:
P&Z Hearing Date:
September 18, 2003
Transmittal Date:
September 15, 2003
To: Mayor, City Council and Planning & Zoning Commission
From: Bruce Freckleton, Senior Engineering Tech
Brad Hawkins-Clark, Planner III
.RECEIVED
Craig Hood, Planner II
SEP 15 2003
Re: Rei feather Estates Subdivision #2
CITY OF MERIDIAN
CITY CLFRK OFFICE
• Annexation and Rezone of 114.52 Acres from RUT (Rural Urban
Transition)
(Medium Density Residential) for 90.29 Acres
to R-8
and C-G (General
24.23 Acres, by Packard Estates Development, LLC (File No.
Commercial) for
AZ-03-021).
• Preliminary Plat Approval of 302 Building Lots and 28 "Other"
in the Proposed R-8 Zone,
Lots on 90.29 Acres
by Packard Estates Development, LLC
024).
(File No. PP-03-
• Conditional Use Permit for a Planned Development for a 330 Lot Subdivision on
90.29 Acres to Include Reduced Lot Sizes, Reduced Size of Homes, Reduced Lot
Frontages and Block Length Variances, by Packard Estates Development, LLC (File
No. CUP -03-041).
We have reviewed the aforementioned applications and now offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The applicant, Packard Estates Development, LLC, has requested the annexation and rezone of 114.52
acres of land located on the south side of Ustick Road and on the east side of Eagle Road. The
requested annexation and rezone extends approximately % mile east of Eagle Road to approximately %2
mile south of Ustick Road. The land within the preliminary plat application (approx. 90 acres) lies
within the Medium Density Residential area of the 2002 Comprehensive Plan Future Land Use Map, is
presently zoned RUT (county), and is primarily being used for agricultural purposes. In March 2003,
the City Council denied a Miscellaneous Application submitted by the same applicant (Packard
Estates) which proposed to remove approximately 70 acres of the subject 90 acres from Meridian's
Area of Impact. The denial was based, in part, on the fact that the property had a "reasonable
likelihood" of being annexed in the near future and would receive Meridian services.
The remaining property to be annexed (approx. 24 acres) lies within the Mixed Use -Regional area of
RZ-03-009; PP -03-019; CUP -03-034
Aedteather Estates Sub NO2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 2
the 2002 Comprehensive Plan Future Land Use Map. There are four existing single-family homes and
some out -buildings on the site. The Milk Lateral and the South Slough (Finch Lateral) both cross the
subject property. The subject applications (AZ, PP and CUP) were submitted concurrently to the
Planning & Zoning Department for review.
The submitted preliminary plat application proposes 302 residential lots and 28 other lots on 90.29 of
the 114.52 acres proposed for annexation and zoning. The 24 acres on Eagle Road proposed as C -G
zoning is not included in the preliminary plat. The other lots include common open space, street
buffers, micropaths, and storm drain lots. The proposed residential gross density of the subdivision is
3.34 dwelling units per acre; net density is 4.34 dwelling units per acre. The minimum proposed lot
size is 5,250 square feet. The applicant is proposing to construct the development in six (6) phases (see
preliminary plat for phasing schedule).
The applicant has also requested Conditional Use Permit approval for a Planned Development (PD) to
allow modified development standards including reduced lot size, reduced minimum house size,
reduced lot frontage and block length. (See chart below for a comparison and summary of proposed
exceptions.)
Lot Size-
City Requirement
Pronosed Lot Sizes
R-8: 6,500 sq. ft. per lot (detached)
R-8: 5,250 sq. ft,
minimum per lot (detached)
House Size-
City Requirement
Proposed Minimum Area
1,301 sq. ft. minimum
1,200 sq. ft. minimum
Frontage-
City Requirement
Proposed Minimum Frontaee
65' minimum
37'
40' minimum (cul-de-sac)
33'
Block Length -City Requirement
Proposed Leneths
500' minimum
Approximately 215' minimum
1,000' maximum
Approximately 1,850' maximum
The applicant has proposed the following amenities as part of the PD: 2.37 acre pocket park with
swimming pool and cabana and a 10' wide asphalt multi -use pathway along the site's frontage of the
South Slough (Finch Lateral). See Special Considerations under Conditional Use Permit Analysis
below for detailed analysis of the proposed amenities. Staff has provided a detailed analysis and
recommended conditions of approval for the requested annexation/rezone, preliminary plat and
conditional use permit applications below. We are recommending approval of all three applications.
However, due to the member of outstanding issues presented in this report, staff is recommending the
application be continued by the P&Z Commission.
CURRENT OWNERS OF RECORD
Harry & Frances Bryson, Melvin R. & Norma E. Schrammeck Trust, Alan & Elaine Durkheimer,
Melvina & Will Grant, The Ustick 36, LLC and Archie Ralph Wood are the current property owners
and have submitted notarized consent for Packard Estates Development, LLC to submit the subject
AZ-03-021/CUP-03-041/PP-03-024
Reffeather Estates Sub P2.RZ.CUP PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 3
applications.
LOON
The subject annexation/rezone (AZ -03-021) property is located on the east side of Eagle Road and on.
the south side of Ustick Road within Section 4, Township 3 North, Range 1 East. The proposed
subdivision (PP -03-024) and conditional use permit (CUP -03-041) site is located on the south side of
Ustick Road, west of Granger Avenue, south of Duane Drive, extending south from Ustick Road to
mile north of Fairview Avenue and near the mid -mile point between Eagle Road and Cloverdale Road.
SURROUNDING PROPERTIES
North: Single -Family Residential (Heather Meadows Subdivision), Zoned R -IC (Boise City)/Future
Church, Zoned R -IC (Boise City)
South: Single -Family Residential (Clover Meadows Subdivision), Zoned R-1 (County)/Agriculture
(Turf Farm), Zoned RUT (County)
East: Single -Family Residential (Briarwood Subdivision), Zoned A (Boise City),/Approved Dawson
Meadows and Red Feather Estates Subdivisions, Zoned R -IC (Boise City)
West: Single -Family Residential on Large (Approximately 2 Acre) Lots (Perkins -Brown
Subdivision), Zoned RUT (County)/Agriculture, Zoned RUT (County)
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the
P&Z Commission and Council are required "to review the particular facts and circumstances of each
proposed zoning amendment in terms of the following standards and shall find adequate evidence
answering the following questions about the proposed zoning amendment."
The following is the list of standards found`in 11-15-11 and analysis by staff:
A• Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested residential zoning designations, C -G and R-8, for the
Proposed Redfeather Estates Subdivision #2, is harmonious with and in accordance with
the adopted Comprehensive Plan, which designates the land to be Mixed Use Regional
(for the proposed C -G property) and Medium Density Residential (for the proposed R-8
property).
B. Is the area included in the zoning amendment intended to be rezoned in the future;
Staff finds the proposed zones should not require future rezones, because of the
Proposed use in the R-8 zone (single-family) and the flexibility for future development
on the C -G proposed property.
AZ-03-02I/CUP-03-041/PP-03-024
Redfeather Estates Sub #2_RZ.cUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 4
C. Is the area included in the zoning amendment intended to b e developed in the
fashion that would be allowed under the new zoning — for example, a residential
area turning into commercial area by means of conditional use permits;
If the annexation/rezone is approved, staff finds that the residential portion of the
zoning amendment would be developed in a manner substantially consistent with the
Proposed R-8 zone and/or consistent with allowable Plamied Development uses. Since
no plat or development application accompanied the 24 -acre C -G portion of the
application, there is no mechanism to determine suitability and/or future compatibility.
Staff is recommending a Development Agreement (DA) be entered into which requires
future non-residential uses be approved only through the conditional use procedure.
(See AZ Site Specific Condition #4 below.) The applicant has submitted a concurrent
preliminary plat for residential uses in the proposed R-8 zone, Redfeather Estates
Subdivision #2.
D. Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the annexation, zoning and redevelopment of parcels to the north and
east of this site (within Boise City limits) to medium density residential uses are similar
to the proposed use and would be compatible. Recently there have been several larger
residential subdivisions, with densities similar to those allowed in the R-8 zone that
have been approved by the City of Boise. Providence Place Subdivision, Heather
Meadows Subdivision, Dawson Meadows Subdivision and Redfcather Estates
Subdivision #1 have all been approved for single-family residences in the vicinity of
this site.
An annexation and zoning application for a proposed C -G zone was approved by the
Planning and Zoning Commission in September 2003 for the 18 acres immediately
north of the proposed C>G property within the subject application.
The arterial streets adjacent to this site, Ustick Road (between Cloverdale Road and
Eagle Road) and Eagle Road are currently not included within ACe Five Year
Work Program for roadway improvements.
E. Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff finds that the proposed R-8 zoning and subsequent residential use proposed in the
preliminary p lat in atch t he i ntended c haracter o f t he v icinity, as n oted o n t he F uture
Land Use Map in the Comprehensive Plan. Staff also finds that the proposed
zoning/uses can be designed and constructed in a manner that will be harmonious with
AZ-03-021/CUP-03-04I/PP-03-024
Redfeather Estates Sub #2:RZ.CUP.P1'
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 5
and appropriate in appearance with the existing and intended character of the
surrounding area. We find that to ensure compatibility of the commercial area, a
Development Agreement should be required which will help guide appropriate and
harmonious appearances in the future. The existing character of the area will, and is,
currently changing, especially upon build -out of the proposed project and other similar
subdivisions in the general vicinity. Staff does not find that it will adversely change the
essential character of area.
F. Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
Staff finds the Commission and Council should rely on public testimony to determine
whether or not the proposed use will be disturbing or hazardous to the neighboring uses.
Due to other existing and proposed uses in the vicinity of the site, staff does not
anticipate that the proposed rezone/uses will be hazardous to future or existing uses or
neighbors in the area.
G. Will the area be served adequately by essential public facilities and services such
as highways, streets, police and fire protection, drainage structures, refuse
disposal, water, sewer or that the person responsible for the establishment of
proposed zoning amendment shall be able to provide adequately any of such
services;
The Commission and Council will need to reference any written or verbal testimony
submitted by the Meridian Police Department regarding their ability to adequately
service this project. The Meridian Fire Department has submitted a list of conditions
and needs in order to adequately serve the project. Water and sanitary sewer service are
proposed to be extended from existing service lines in Ustick Road and near the South
Slough, via Eagle Road. As of the date of this report, the ACHD Commission has not
yet approved the proposed subdivision. ACHD staff is recommending approval with
conditions for improving the street infrastructure, vacating right-of-way and other
standard requirements.
H. Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the
community;
If approved, the developer will be financing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the project. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
Staff finds there will not be excessive additional requirements at public cost and that the
rezone will not be detrimental to the community's economic welfare.
f• Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or
AZ -03-021 /C UP -o3-04 UP P-03-024
Redteathei Estates Sub#2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 6
the general welfare by reason of excessive production of traffic, noise, smoke,
fumes, glare or odors;
Staff finds that the proposed residential and commercial zones/ruses will not be
detrimental to people, property or the general welfare of the area. The proposed uses on
the subject property will create additional traffic on nearby arterial roadways.
Washington Group International prepared a traffic study for this site. As a result of the
site build -out, Washington Group anticipates that traffic on the vicinity roadways are
expected to increase as follows: traffic on Ustick Road, west of Duane Drive, may
increase by 905 vpd; traffic on Ustick Road east of Grenadier Way may increase by 874
vpd; traffic on Cloverdale Road north of Granger Street may increase by 332 vpd;
traffic on Cloverdale Road south of Granger Street may increase by 905 vpd. The
intersection of Ustick Road/Cloverdale Road is currently operating at a LOS E with a
delay of 56 second per vehicle. At build -out of the Redfeather Estates No. 2 site, the
Ustick Road/Cloverdale Road intersection is projected to continue operating at LOS E
with a delay of 70 seconds per vehicle. The intersection of Cloverdale Road/Fairview
Avenue is currently operating at a LOS F with a delay of 112 seconds. At build -out of
the Redfeather Estates No. 2 site, the intersection is projected to continue operating at
LOS F with a delay of 112 seconds per vehicle. NOTE: The ACHD Commission will
hold a hearing for this project on September 17, 2003.
Staff recognizes the fact that traffic and noise will increase with the approval of this
subdivision; however, staff does not believe that the amount generated will be
detrimental to the general welfare of the public. Staff does not anticipate the proposed
annexation and subsequent uses will create excessive noise,
odors. smoke, fumes, glare, or
J. Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
ACHD staff has reviewed and recommended approval of the vehicular approach to the
site from Ustick Road. The ACHD Commission has not formally approved the subject
application and proposed vehicle approaches. Further, the applicant is proposing to
extend stub streets that were originally approved and constructed to provide efficient
access to the site, limiting the amount of interference with traffic on surrounding streets.
Please review the ACHD report for this project for additional information regarding this
finding.
K. Will not result in the destruction, loss or damage of a natural or scenic feature of
major importance; and
Staff finds the subject site contains existing mature trees which have not been depicted
on the submitted landscape plan. Specifically, staff is concerned about a large
(approximately 3 0" c aliper) m aple t ree 1 ocated n ear the s ite's e ast p roperty I ine n ear
Briarwood Drive. This tree may be considered a natural feature of major importance to
the adjacent neighborhood and appears to be in good health. Staff recommends that the
AZ-03-02I/CUP-03-041 /PP -03-024
Redfeather Estates Sub #2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 7
applicant work with staff to allow pedestrian access from the current terminus of
Briarwood Drive in Briarwood Subdivision, as proposed, and to retain the existing
maple tree. All trees that are removed from this site shall be mitigated in accordance
with MCC 12-13-13-6.
The South Slough (Finch Lateral) crosses the subject property along the southwest
corner of the proposed R-8 property. The applicant is proposing to construct a 10 -foot
wide paved multi -use pathway adjacent to the lateral as part of the development
proposal for the Redfeather development. If all applicable agency design and treatment
standards are complied with, staff finds that the proposed pathway will not result in the
destruction, loss or damage of the lateral. Rather the proposal should enhance the lateral
by allowing nearby residents to enjoy the feature.
Staff is not aware of any other natural or scenic features of major importance in the area
that may be affected by the proposed rezone/uses.
L• Is the proposed zoning amendment in the best interest of the City of Meridian.
(Ord. 592, 11-17-1992)
In accordance with the findings listed above, staff finds that the annexation/rezone of
this property would be in the best interest of the City.
SPECIAL CONSIDERATION
There is a one acre out -parcel located at the northeast comer of the subject property. Unless the
evidence requested of staff in this report is submitted by the applicant, this out -parcel will need to be
incorporated into both the annexation legal description and preliminary plat boundary. See "Special
Consideration — Item H" under the Preliminary Plat section below for staff's analysis.
1. The legal descriptions submitted with the application appear to meet the requirements of the
City of Meridian and State Tax. Commission.
2. The subject property is within Meridian's Urban Services Planning Area.
3. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 5-7-517. Wells may be used for non-
domestic purposes such as landscape irrigation.
4. Prior to annexation, a Development Agreement shall be entered into between the City of
Meridian and the owners of the property to be zoned C -G (Harry & Frances Bryson and Melvin
R. and Norma E. Schrammeck Trust) that requires any future uses of the property to be
approved only through the conditional use permit process. In addition, the agreement shall
include a requirement that either a public or private backage street generally parallel with
Eagle Road/SH 55 be incorporated into the design of future site plans. A conceptual master
AZ -03-021 /CUP -03-041 /PP -03-024
Redfeather Estates Sub k2.12Z-CUP , PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 8
plan demonstrating interconnectivity, transitional uses, access points and other key land
planning issues is required prior to any detailed CUP applications being submitted on either
the Bryson or Schrammeck properties.
The DA shall also cite the following Comprehensive Plan policies (from Chapter VI and VII)
as applicable to these same properties:
• "Large development proposals that are likely to generate significant traffic should be assessed
for their impact on the transportation system and surrounding land uses. They should be
examined for ways to encourage all forms of transportation
cycling. such as transit, walking, and
• New development should not rely on cul-de-sacs since they provide poor fire access,
walkability, and neighborhood social life. New development and streets should be designed to
encourage walking and bicycling.
• In addition to providing for enhanced automobile traffic, Meridian should seek ways to
encourage alternative modes of transport. Improvement in and encouraged use of public transit
systems is an important first step. Public transit includes bus systems and ridesharing. By
fostering such means of high vehicle occupancies, congestion on roadways can be decreased.
• Pathways that encourage use by bicyclists and pedestrians can decrease road congestion and
add to the community's quality of life. The proposed off-street and multiple -use pathway
systems are depicted in Figures VI -3 and VI -4. New and existing developments should ensure
that the guidelines laid out in this plan are adopted.
• Eagle Road is the major north -south arterial in Ada County. The capacity of this arterial should
be protected by minimizing the number and location of private driveway access connections to
this important roadway. The City should recognize, adopt, and help implement the Eagle Road
Access Control Study, prepared. by ACHD in 1997."
• "Where feasible, multi -family residential uses will be encouraged, especially for projects with
the potential to serve as employment destination centers and when the project is
State Highways 20-26, 55 or 69; adjacent to
• In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable area,
such as a plaza or green space;
• Where the project is developed adjacent to low or medium density residential uses, a
transitional use is encouraged."
AZ-03-021/CUP-03-041/PP-03-024
Redfeather Estates Sub #2.PZ.CUp.pp
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 9
5. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans
will need to be approved by the appropriate irrigation/drainage district, or lateral users
association, with written confirmation of said approval submitted to the Public Works
Department.
PRELIMINARY PLAT ANALYSIS
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;
As noted in the Annexation and Zoning Analysis above, staff finds that the plat is drawn
in substantial conformance with the Comprehensive Plan. See Annexation and Zoning
Analysis item A.
B. The availability of public services to accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
See Annexation and Zoning Analysis item H.
C. The continuity of the proposed development with the capital improvement
program;
Staff finds that the subdivision will not conflict with the capital improvement program
because the developer is installing sewer, water, local street infrastructure, utilities and
irrigation, for the development at their cost. See Annexation and Zoning Analysis item
H.
D. The public financial capability of supporting services for the proposed
development;
Staff finds that the City and its related services are capable of servicing the proposed
development. The development will not require major expenditures for providing
supporting services. Staff recommends that the Commission and Council consider the
Meridian Police and Fire Departments' comments with regard to their capability to
serve the proposed development.
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Council or
Commission's attention. ACHD considers road safety issues in their analysis; no
AZ-03-021/CUP-03-041/PP-03-024
Redteathei Estates Sub #2, RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 10
hazardous natural features have been identified on the site. Staff finds the Commission
and Council should rely on any public testimony that may be presented to determine
whether or not the proposed use may cause health, safety or environmental problems
that staff is unaware of.
SPECIAL CONSIDERATIONS (PRELIMINARY PLAT
A. Reduced Lot Fronta es• The preliminary plat shows reduced R-8 lot frontages for 121
buildable lots within the subdivision. The PD application requests these reductions from the
standards outlined in MCC. Staff is supportive of this request since all of the proposed
buildable lots within the subdivision have at least 37 feet of frontage on straight sections and 33
feet of frontage on cul-de-sacs and this deviation from the standard is allowed with a PD
application. See Special Considerations "A" under Conditional Use Pen -nit Analysis.
B. Reduced Lot Size: The preliminary plat shows reduced R-8 lot sizes for 37 of the proposed
302 buildable lots. MCC requires 6,500 square -foot lots for single-family detached dwellings.
The applicant is proposing to reduce the minimum lot size for the detached dwellings to 5,250
square -feet (approximate 20% reduction). Staff is supportive of this request because the
applicant is proposing smaller minimum house sizes and does not need all of the lot area to
construct the proposed smaller homes. See Special Consideration "A" under Conditional Use
Permit Analysis.
C. Block Length- The applicant has shown several blocks on the submitted preliminary plat that
do not meet the City's block length standards (maximum and minimum). The PD application
requests this deviation from the subdivision design standard. Staff is supportive of the deviation
from the block length standard because the shorter blocks (Blocks 15, 16, 17, 18 and 23)
actually improve the internal circulation and connectivity of the site and the design of the plat
contains a diversity of block types (both grid and curvilinear). There is a mix of T-type
intersections, short cul-de-sacs and block lengths that vary in length from 250' to over 1,200'.
See Special Considerations "A" under Conditional Use Permit Analysis.
D. Ustick Road Right-of-Wav• ACHD's staff report provides the applicant three (3) options for
dealing with the Ustick Road right-of-way and sidewalk. The plat shows a total of 48 feet from
the centerline to the proposed new property line. It appears that the applicant intends to
dedicate the ultimate 48 foot right-of-way (23 additional feet) and construct a sidewalk within
the new right-of-way. Staff is supportive of this proposal. See Site Specific Condition #4.
E. Street Buffers: Landscaped street buffers are required along Ustick Road (arterial). The
minimum width of the buffer is 25 feet. In accordance with MCC, the applicant is proposing a
25 foot wide landscape buffer along Ustick Road for the entire length of the plat. Staff is
supportive of the design of the proposed landscape buffer along Ustick Road. See Site Specific
Condition #5.
F. Street Offsets: The submitted preliminary plat shows E. Arch Court, a cul-de-sac, offsetting
Arch Street, by approximately 45'. Ina ccordance w ith M CC 12-4-2.E, the applicant should
.4 Z-03-02 I /CUP -03-041 /PP -03-024
Red Feather Estates Sub'F RZ.CURPP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 11
either align Arch Street with Arch Court, or offset the centerlines by a minimum of 125'. See
Site Specific Condition #6 below.
G. Stub Streets- The applicant is proposing to extend three (3) platted or existing stub streets into
the subject site. Granger Street, Palm Street and Duane Drive are all proposed for extension.
Staff is supportive of the extension of these stub streets. See Site Specific Condition #8.
The applicant is not proposing to extend a stub street from the recently approved Dawson
Meadows Subdivision from its current terminus abutting Lot 1, Block 12. There is an existing
home on Lot 1, Block 12, that staff believes will re -develop in the future. At the time that the
subject lot re -develops, the stub street from Dawson Meadows should be extended to provide
interconnectivity between the developments.
The applicant is proposing to construct four (4) stub streets to adjacent parcels. The applicant
is proposing to construct a stub street, East P� Street to the west property line
approximately 500' north of the south property line. Staff is supportive of the location of
this stub street due to the fact that this roadway will stub to a 21.34 acre, Ada County parcel
that will likely redevelop in the future. The applicant is proposing to construct a stub street,
Tweedbrook Avenue, to the south property line approximately 900' east of the west property
line. Staff is supportive of the location of this stub street due to the factthat this roadway is
stubbed to a 157 acre site that will likely redevelop in the near future. The applicant is
Proposing to construct a stub street, Tahiti Drive, to the 5 acre out parcel that is located south
and east of the subject property. The stub street is anticipated to stub to the out parcels west
property line approximately 110' north of the south property line. Staff is supportive of the
location of this stub street due to the fact that this roadway is stubbed to a 5 acre site that will
likely redevelop in the near future. construct a stub street,
The applicant is proposing to
Sharon n to the north property line approximately 100 -feet west of the east property
line (near Ustick Road). Staff is supportive of the location of this stub street due to the fact
that this roadway is stubbed to a 2.95 acre site that will likely redevelop in the near future.
See Site Specific Condition ##7.
NOTE: It appears that the design of Sharon Avenue stub/turnaround does not extend the
roadway improvements all the way to the 2.95 acre parcel. The applicant should coordinate
the design and construction of the Sharon Avenue/Place stub with ACHD staff to ensure that
there is no unimproved right-of-way between the street and the shared property line, so said
roadway can easily be extended in the future. See Site Specific Condition ##8.
The applicant is proposing to construct a pedestrian path/emergency access (rather than a stub
street) at Briarwood Drive. Briarwood Drive is not constructed, nor was it platted, as a stub
street. As a part of the plat for Briarwood Subdivision, the right-of-way extended to the subject
site, but only for approximately 20 feet. ACHD policy requires a minimum of 40 feet of right-
of-way and a minimum of 24 feet of pavement for a roadway to be utilized by the public. Due
to the fact that the applicant is unable to meet the minimum requirements of ACHD and the fact
that the applicant is proposing to construct a path for pedestrian connectivity, utilizing the 20
feet of existing right-of-way for Briarwood Drive, staff is supportive ec the applicant's
A Z-03-021 /C UP -03-041 /PP -03-024
Redfeather Estates Sub A2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 12
existing maple tree. See Micropaths below (Item K). proposal. We are, however, recommending a re -design of the path location to help preserve the
H. Out-Parcel(s)- There is a one acre out -parcel located adjacent to the site (4315 W. Ustick Road
— owned by Smitchger) that is currently zoned RUT. According to Record of Survey (ROS)
3847 (Instrument #97029327), a 35.42 acre parcel was split into two (2) parcels in 1997. It
appears that the parcels included within ROS 3847 were split illegally. According to Ada
County Development Services staff, they would not recognize either one of the recorded
parcels as buildable lots since the parcel was not split according to Ada County Code. One of
the remnant parcels is within the boundaries of the subject annexation, rezone and conditional
use permit applications, but the other is not (the one acre parcel).
Unless the applicant can provide staff with a letter from Ada County Development Services
stating that they recognize parcel #S 1104121100 as a separate legal parcel from #S 1104121200
(the Ustick 36 LLC parcel), than Parcel #S 1104121100 should be included within the
boundaries of the subject annexation, rezone, preliminary plat and conditional use permit. If
required by the Commission and/or City Council, the applicant should provide staff with a
revised legal description, site plan, preliminary plat and all required documentation amending
the applications to include the one acre out -parcel. Said legal description, site plan, preliminary
plat and accompanying documentation, should be provided to staff a minimum of 10 days prior
to the next scheduled hearing before the P&Z Commission. See Site Specific Condition #16.
I. Driveways (Lot 1. Block 12 & Lot 1 Block 21): There is an existing home and two delineated
access points on the proposed Lot 1, Block 12, the three -acre parcel located adjacent to the east
boundary. Other than this lot, there is no front -on housing on Granger Street (beginning at
Cloverdale Rd and progressing westward). The applicant is not proposing to extend the existing
stub street from Dawson Meadows Subdivision at this time but staff is recommending the
extension occur in the future. Therefore, prior to final plat submittal of this phase, staff
recommends the applicant provide'Planning & Zoning staff with an approved sketch of how
Lot 1, Block 12, may be developed in the fixture. Said sketch should include how the access to
Lot 1, Block 12, will be provided off of the future stub street (from Dawson Meadows) and not
from Granger Street in the future. See Site Specific Condition #15.
J• Encroachment Agreement: There are several proposed buildable lots that encroach into the
existing 5 0 -foot wide Nampa & Meridian Irrigation District (NMID) easement for the Milk
Lateral. The applicant should address the status of discussions with NMID on this issue at the
hearing and whether they expect the encroachment to be approved as proposed. A copy of the
signed encroachment agreement will be required with the final plat application. See Site
Specific Condition #12.
K. Micropaths • T he applicant should work with Planning & Zoning s taff on a p edestrian path
from the proposed Lot 15, Block 12, that ties into Briarwood Drive without destroying or
damaging the existing maple tree. See Site Specific Condition #13.
L. Right -of -Way Vacation: While not shown, there is an existing 20 -foot right-of-way easement
located adjacent to the shared west property line with Perkins -Brown Subdivision. As
AZ-03-021/CUP-03-041/PP-03-024
Redfeathei ES[ate5 Subffi2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 13
conditioned in A CHD's staff report, staff agrees that this right-of-way should b e v acated in
order to prevent the lots on Block 9 from being double -fronted. The vacation must be
completed prior to the final plat being submitted for any lots impacted by this right-of-way
easement. See Site Specific Condition 417.
SITE SPECIFIC CONDITIONS PRELIMINARY PLAT
I. All conditions of the accompanying Annexation/Rezone and Conditional Use Permit
applications shall also be considered conditions of the Preliminary Plat.
2. The applicant will be required to construct the South Slough Sanitary Sewer Trunk line and
lateral sewer mains to provide service to this development. No service lines will be allowed in
the off-site segments. Applicant will also be required to construct a temporary all weather 14 -
foot wide gravel access road over any undeveloped segments within this project, until such
time as the public street is improved. At ultimate build -out, the sewer and water mains shall be
located within the improved public right-of-way.
3. The applicant shall be required to extend water mains to and through the proposed
development. Water service to the subdivision shall be from existing mains in Ustick Road and
from Eagle Road.
4. Dedicate Ustick Road right-of-way in accordance with ACHD's requirements and provide a
25 -foot wide landscape buffer along Ustick Road in accordance with MCC and outside of the
ultimate right-of-way. Any future right -of way shall be located on a separate common lot. The
required street buffers along Ustick Road shall include 25' of landscaping and may be
measured from the future back of curb, since detached sidewalks are required. If the right-of-
way ends at the back of curb, the width of the landscape buffer common lot shall be at least 30'
wide to provide a full 25' of landscaping exclusive of the sidewalk width.
5. In accordance with MCC 12-13-10-8, the applicant shall construct detached sidewalks adjacent
to Ustick Road. The minimum width of the parkway area between the future curb and sidewalk
shall be five (5) feet. In any parkway areas less than ten (10) feet wide, tree plantings within the
Parkways will be restricted to either Class I or Class II trees.
6. Revise the preliminary plat to show Arch Court either aligning with Arch Street (centerline to
centerline) or offsetting a minimum of 125 -feet.
7. Construct four (4) stub streets to adjacent properties as proposed. Tahiti Drive, Tweedbrook
Avenue, Palm Street and Sharon Avenue/Place shall be constructed as stub streets. Coordinate
the design and construction of the Sharon Avenue/Place stub street (and all of stub streets) with
ACHD staff. Sharon Avenue/Place shall be constructed to the north property line to allow
trouble-free extension of the roadway in the future.
8. Extend Granger Street, Palm Street and Duane Drive into the site as proposed.
AZ -03-021 /CUP-03-041/PP-03-024
Red£eather Estates Sub #2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 14
9. A detailed fencing planshall be submitted upon application of the final plat. A 6 -foot solid
fence shall be required around the perimeter of the subdivision unless the City agrees in writing
n
that such a fence is not required. All fences shall taper down to 3 feet maximum withi20 feet
of all right-of-way. Micropath fencing shall be shown per Ordinance 12-13-15-9. The applicant
should address intended fencing design at the public hearings.
10. Revise the p lat to graphically d epict a 11 existing e asements o f r ecord, i ncluding any off-site
right-of-way easements along the west property line. If not currently shown, submit a revised
plat at least ten days prior to the next public hearing.
11. The preliminary landscape plan prepared by Harvest Design and dated 7-11-03 is approved as
submitted, with the following modifications:
A. All fencing adjacent to the open space lot (Lot 3, Block 26) and adjacent to the
South Slough multi -use pathway shall be open vision or, if sight obscuring, a
maximum of four feet in height.
B. The micropath shown on Lot 1, Block 9 (Sheet LS -4) must be located a minimum of
five feet from any sight obscuring fencing.
C. The street trees shown on Sheet LS -2 and LS -3 (on N. Grenadier Way) are proposed
with attached sidewalks. However, the N. Grenadier Way street section shown on
Sheet 2 of the preliminary plat shows detached sidewalks. The applicant must
ensure the landscape plan and the plat constriction drawings reflect the same design
and should clarify this at the Commission hearing.
12. Submit a copy of the encroachment agreement with the Nampa & Meridian Irrigation District
(NMID) with the final plat application.
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 year-round
pressurized irrigation must be provided to all lots within this development. The City of
Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water. Applicant shall be required to utilize any existing surface or well water for the primary
source. If a surface or well source is not available, a single -point connection to the culinary
water system shall be required. If a single -point connection is utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on the final
plat by the Meridian City Engineer.
14. Please submit all updated groundwater/soils monitoring data to the Public Works Department
for review. Any drainage areas (detention/retention basins) must be designed to ensure that
water is retained only during 100 -year stonn events, and for a period of time not to exceed 24
hours. Side slopes within drainage areas shall not exceed 3:1. The project engineer should pay
close attention to the results, of field studies determining the groundwater, soil type & and
characteristics during the design and construction phases. The engineer shall be required to
certify that the street centerline elevations are set a minimuin 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.
AZ-03-021/CUP-03-041/PP-03-024
Redfeather Estates Sub #2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 15
15. The applicant shall submit a revised
with the final plat application for proalignment of the proposed micropath on Lot 15, Block 12
posed Phase 1. Said alignment shall preserve the existing
tree located at the terminus of W. Briarwood Dr. All pathways within the proposed subdivision
shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping".
16. Upon any re -development of Lot 1, Block 12, the existing stub street within Dawson Meadows
Subdivision shall be extended to provide interconnectivity between Red Feather Estates No. 2
and Dawson Meadows.
17. Prior to the final plat submittal of Phase 1 (or whichever future phase Lot 1, Block 12 falls
within), the applicant shall provide Planning & Zoning staff with an approved sketch of how
Lot 1, Block 12 may be re -developed in the future. Said sketch should include how the access
to Lot 1, Block 12 will be provided internally (off of the Dawson Meadows stub street
extension) and not from Granger Street in the future.
18. Either provide staff with a letter from Ada County Development Services stating that the
County recognizes parcel #51104121100 as a legal, buildable parcel, OR include parcel
#S1104121100 within the boundaries of the subject annexation, rezone, preliminary plat and
conditional use permit. If the latter is required, the applicant should provide staff with a revised
legal description, site plan, preliminary plat and all required documentation amending the
applications to include the out -parcel (#S1104121100). Said legal description, site plan,
Preliminary plat and accompanying documentation, shall be provided to staff at least 10 days
prior to any final P&Z Commission approval of the subject applications.
19. The existing right-of-way adjacent to the west property line within Block 9 must be vacated
and the vacation approved by the C ity o f M eridian and A CHD prior t o the final p lat b eing
submitted for any lots impacted by the right-of-way easement.
20. A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for the
South Slough pedestrian pathway prior to the final plat being recorded for the applicable phase
(shown as Phase 6 on the preliminary plat). The instrument number for the easement shall be
referenced as a note on the final plat. The easement shall be sufficient width to cover the
pathway, as required by the Parks & Recreation Department. The 10 -foot wide hard surfaced
pathway shall be constructed and fully improved prior to the issuance of the first Certificate of
Occupancy for any building within this phase. Additionally, a note shall be added to the face of
the final plat indicating the City of Meridian is responsible for the maintenance of the pathway
surface located within the easement. The note shall also in who will be responsible for
landscaping maintenance within the easement.
STANDARD CONDITIONS (PRELIMINARY PLAT)
1. Submit a copy of the Ada County Street Name Committee's final approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
AZ -03-021 /CUP -03-041 /PP -03-024
Redfeather Estates Sub#2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 16
3. A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water,
plat(s). etc., prior to signature on the final
4. 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.
5. A detailed landscape plan for the common areas, including pathways and types of construction,
shall be submitted for review and approval with the submittal of the final plat applications. The
plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed
ground cover/treatment. A letter of credit or cash surety in the amount of 110% will be required
for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature
on the Final Plat.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13.
The ditches to be piped should be shown on the site plans. Plans will need to be approved by
the appropriate inigation/drainage district, or lateral users association, with written
confirmation of said approval submitted to the Public Works Department.
Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per MCC 9-1-4 and 9-4-8. Wells may be used for non-domestic
purposes such as landscape irrigation.
8. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent n umber of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have
to be removed.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. 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.
11. Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
CONDITIONAL USE PERMIT ANALYSIS,
The Commission and Council shall review the particular facts and circumstances of each
Proposed conditional use in terms of the following and may approve a conditional use permit if
they find evidence presented at the hearing(s) is adequate to establish (11-17-3):
AZ -03-021 /CUP -03-041 /PP -03-024
Redfeather Estates Sub #2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 17
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping, and other features as may be required by this
ordinance;
Staff finds that some of the proposed lots do not meet the frontage and lot size standards
of the proposed zone (R-8). However, relief from such standards was specifically
requested in the conditional use permit (PD) application. The purpose of the PD is to
promote flexibility in site design. Deviations from the development standards and/or
area requirements of the zone may be approved with the PD application. Staff is
supportive of the requested lot frontage and lot site deviation since all of the proposed
buildable lots within the subdivision have at least 33' of frontage, are a minimum 5,250
square -feet, and this deviation from the standard is allowed with a PD application.
NOTE: The applicant is proposing to construct garages with 15 -foot street side setbacks
for non -front entry garages. MCC 11-9-1 allows side entry garage setbacks (street) to be
reduced to 15 -feet.
B. That the proposed use and development plan will be harmonious with the
Meridian Comprehensive Plan and in accordance with the requirements of this
Ordinance;
See Item A under Annexation & Zoning Analysis above.
C. That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
See Item E under Annexation & Zoning Analysis above.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
See Item F under the Annexation & Zoning Analysis above.
E. That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment
of proposed conditional use shall be able to provide adequately any such services;
See. Item G under Annexation & Zoning Analysis above.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
AZ-03-021/CUP-03-04I/PP-03-024
Redfeather Estates Sub k2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 18
See Item H under Annexation & Zoning Analysis above.
G. That the proposed use will not involve activities or processes, materials,
equipment, and conditions of operation that will be detrimental to any persons,
property, or general welfare by reason of excessive production of traffic, noise,
smoke, fumes, glare or odors;
See Item I under Annexation & Zoning Analysis above.
H. That the proposed use will have vehicular approaches to the property which shall
be so designed as not to create an interference with traffic on surrounding public
streets;
See Item J under Annexation & Zoning Analysis above.
Please review the ACHD report for this project for additional information regarding this
finding.
I. That the proposed use will not result in the destruction, loss or damage of a
natural, scenic or historic feature considered to be of major importance.
See Item K under Annexation & Zoning Analysis above.
SPECIAL CONSIDERATIONS (CONDITIONAL USE/PD)
A. Reduced Standards: The applicant has requested approval of a PD to allow reduced
development standards including block length, reduced frontage, reduced lot sizes and house
sizes. As noted in the Conditional Use Permit Analysis above, staff recommends approval of
the requested modifications of standards. As part of the approval for the reduced develo ment
standards, the annlicant qhs» m t_ I. .
10 and Lot I Block 21. Lot 8, Block 10, is extraordinarily unusual in sizeand shapeandhas an
irrigation easement and reduced frontage (37'). Also, Lot 1, Block 21, is an unusual lot in that
it is located on the inside of a curve and on the opposite side of a T-type intersection. Staff is
concerned about access and how the proposed structure for Lot 1, Block 21, will be oriented on
the lot. The above required floor plans shall show all existing and proposed easements on the
lots as well as building setbacks and the lots relationship to adjacent streets. See Site Specific
Condition #2. The Commission and Council should also consider if the requested modifications
are acceptable under the PD application.
B. Amenities: As part of the PD -the applicant is proposing a 2.37 acre pocket park with swimming
pool and cabana located approximately half -way between Ustick Road and Granger Street. The
applicant is also proposing a 10' wide asphalt multi -use pathway along the site's frontage of the
South Slough (Finch Lateral) for a second amenity.
A Z-03-021 /CUP -03-04 UP P-03-024
Redfeather Estates Sub #2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 19
In 1996, COMPASS adopted the pathway recommendations laid out in the Ridge -to -Rivers
Pathway Plan (1996). The goals of the plan include developing a bikeway and pathway system
that encourages non -motorized transportation and enhances recreational opportunities. The
City also coordinated with the Nampa -Meridian Irrigation District on pathway planning efforts.
The South Slough abutting the site is shown as a proposed multi -use pathway in Figure VI -3
(Off -Street Multiple -Use Pathways) in the adopted Comprehensive Plan.
Staff is supportive of the general design of the pocket park including the swimming pool and
cabana. Staff is also supportive of a multi -use pathway along the South Slough, as the
Comprehensive Plan and the Parks Plan both call for a pathway in this location. However, staff
finds that the proposed multi -use pathway along the South Slough is not proportionate to the
size and scope of the development (90+ acres and 300+ lots) and does not satisfy the intent of
the amenity requirement as outlined in MCC. MCC 12-6-2.A.3.e allows amenities "appropriate
to the size and uses of the proposed development." The South Slough cuts across the southwest
comer of the site, away from a majority of the housing units.
The applicant should be required to provide an additional amenity that is appropriate to the size
and use of the proposed development as well as construct the proposed pocket park and a multi-
use pathway along the South Slough. Fifteen (15) copies of a revised plat shall be submitted to
the City Clerk's office at least ten (10) days prior to the next public hearing for this application.
See Site Specific Condition #4. The Commission and Council should review the proposed (and
recommended) amenities and determine if they are "appropriate to the size and uses of the
proposed development."
SITE SPECIFIC CONDITIONS (CONDITIONAL USEI
1. Applicant shall meet all of the requirements of the rezone and preliminary plat as a condition of
the conditional use permit.
2. Prior to the Planning & Zoning Commission hearing, submit a sample floor plan of a
"substandard" house on a reduced lot (50' of frontage). The applicant shall also submit a
sample floor plan detailing how a structure will be oriented/constructed on the proposed Lot 8,
Block 10, and Lot 1, Block 21,.prior to said hearing.
3. The modified development standards, including reduced lot sizes, reduced frontage
requirements, reduced minimum house size and block length requirements, are approved as
depicted on the submitted site plan.
4. The applicant should be required to provide an additional amenity within the project that is
appropriate to the size and use of the proposed development as well as construct the proposed
pocket park and a multi -use pathway along the South Slough. Fifteen (15) copies of a revised
plan showing the location and type of a new amenity shall be submitted to the City Clerk's
office at least ten (10) days prior to the next P&Z Commission public hearing for this
application. All amenities shall either be constructed or bonded for prior to signature on the
final plat.
AZ -03-02 UCUP-03-041 /PP -03-024
Redfeather Estates Sub #2.RZ.CUP.PP
Mayor, Council, and P&Z Commission
Hearing Date: September 18, 2003
Page 20
5. All development shall comply with the Americans with Disabilities Act and the Fair Housing
Act.
6. Applicant shall submit 15 copies of a revised preliminary plat/site plan and landscape plan in
conformance with this report and the direction of the Planning & Zoning Commission at least
10 days prior to the next hearing on this application.
STAFF RECOMMENDATION
Staff supports the subdivision use and general layout except as noted in this report. Staff recommends
continuation of the application so that the applicant can reply to the question of the one acre out -parcel,
provide the sample lot layouts and revise plans in accordance with this report. Upon resolution of the
outstanding design changes, staff recommends approval of the applications with the conditions noted
above.
AZ-03-021/CUP-03-04I/PP-03-024
Redfeather Estates Sub #2.RZ.CUP.PP
SETTLERS' IRRIGATION DISTRICT
P.O. BOX 7571 • BOISE, IDAHO 83707
PHONE 344-2471
August 1, 2003
City of Meridian
Planning & Zoning Department
660 E Watertower Land Ste. 202
Meridian, Idaho 83642
Re: Red Feather Estates Subdivision No. 2
To Whom It May Concern:
,�rst.3
RECEIVED
AUG 0 5 2003
City Of Meridian
City Clerk Office
This is to inform you that this development is in Settlers Irrigation District as well as the
Nampa and Meridian Irrigation District.
If you have any questions, please phone me at 344-2471.
Sincerely,
Vicki R. Keen, Secretary/Treasurer
Settlers Irrigation District
Meridian Planning & Zoning
660 E. Watertower Lane
Meridain, ID. 83642
Gentleman,
RECEIVED
SEP 0 8 2003
City OfMeridian
City Clerk Office
RBCEXv'�O
SEP 0 4
pCITy OF AMRW
ENING t ZOl� G
This letter is concerning the proposed annexation of Redfeather Estates.
Allowing an exit from Duane Drive into said subdivision should not be allowed.
The flow of traffic will be a safety hazard, not only to Duane Drive residents
but people living on Ustick.
The flow of traffic on Ustick is at its MAX already. With the proposed density
of the subdivision, the important issue is safety and quality of life for the residents
new and old.
Your prompt attention to this issue would be greatly appreciated.
Thank You,
Wilbur K. Braddick
Barbara A. Braddick
September 3, 2003
Meridian Planning & Zoning Department
660 E. Watertower Lane, Suite 202
Meridian, ID 83642
Subject: Packard Estates Development, LLC for annexation and zoning of 114.5
acres from RUT to R-8 (PD) and C -G zones for proposed Redfeather Estates
Subdivision No. 2
To Whom It May Concern:
We have been in our home for four and a half years on Duane Drive. When we
purchased the home, we chose this area partly because it is a nice quiet area with little
traffic where our children can play, walk to the bus stop, ride bikes, ride horses, etc.
without the fear of many cars going too fast down the road.
If Duane Drive is made to connect to Granger, as is proposed, our family has
several concerns. These included:
• Safety of our young children on our narrow road
• Irrigation water- we are concerned about having enough to irrigate our
land
• Increased noise/traffic
• Increased crime
• We live in an area with a lot of livestock, which regardless of best efforts,
occasionally get out of their pasture. This presents another danger with
the increased traffic
We are aware that Meridian has grown dramatically in the past 25 years, and will
continue to grow. We are not opposed to that, but would propose that the new
subdivision be connected to Duane Drive with emergency access only. Our concerns
would be addressed by allowing the new area have access to Cloverdale and Ustick as
proposed, and safety would be addressed by allowing emergency vehicles a through
route.
We love our "rural' setting on the skirts of our growing city and hope we can work
together to preserve it.
Thank you for your consideration and time. REC- - k r
Sincerely, SEP 0 3 2003
City Of Meridian
Hal & Michelle Broadhead City Clerk Office
2875 Duane Dr.
Meridian, ID 83642
(208) 884-0750
September 3, 2003
Meridian Planning & Zoning Department
Subject Development Near Duane Drive
RECEIVED
SEP 0 8 2003
City Of Meridian
City Clerk Office
FBCErVED
SEP D 5 2003
CITY OF MERIDIAN
PLANNING & ZONING
We are very concerned about the planned development south, east and west of Duane Drive. Using Duane Drive as a
collector street for future subdivisions in the immediate area is a scenario worse than we had ever imagined when we
Purchased our home 15 years ago. The worst we thought might happen would be that Duane Drive would connect to
a small subdivision south of us with no connection to Cloverdale or Fairview Ave. The map shown us by Engineering
Solutions indicates that Duane Drive will continue south of the planned development to future developments and may
eventually connect to Fairview Ave. The map also shows that Duane Drive will connect to Granger and continue west
of the planned development and may eventually tie into Eagle Rd. If this were to occur, that would end any
resemblance of the quiet neighborhood we all thought we would have. Other reasons we oppose increasing traffic on
Duane Drive are:
1) Many of us have to back on to Duane. This would be both difficult and dangerous with additional traffic.
2) Expansion of Duane Drive would likely cause Duane to be widened. We would lose several trees if this were
to occur. This would also put our well casing very close to the street and susceptible to tampering and
vandalism.
3) Non-residents driving through our neighborhood would not be as courteous as our own drivers. Many would
speed through with little thought about safety to our children and pets.
4) Our neighborhood would be more susceptible to crime due to the much higher volume of non-residential
traffic. Our homes and our possessions would be exposed to many more people, some of which will not be
law-abiding citizens.
5) Our property value would be reduced significantly.
6) We would eventually be forced to connect to city sewer and water. The sewer and water services are
desirable, but the cost of connecting combined with the decreased property values would be a financial hit
most of us can't afford.
We are not against developing the area around us, but would like to minimize the impact on Duane Drive. We would
like you to consider the following ideas:
1) Allow only emergency vehicles access to neighborhoods south of Duane Drive. According to Engineering
Solutions' plan, access to surrounding areas will be available through Granger and a collector road to Ustick.
2) Reduce the number of houses south of Duane Drive to around 20. Allow only emergency vehicles access to
the development through Granger. .
3) Build a road east of Duane Drive on Ustick for access to the development. This road would be designed to
accommodate the traffic needs for the proposed developments plus future needs. Duane Drive was designed
only to supply the traffic for Perkins' subdivision.
4) Use the proposed road west of Duane to accommodate the additional traffic as in bullet #3.
We hope you will address our concerns and consider our altemative proposals.
Respectfully ^ll�yourrs,
l 4—P-0.1c74i
Gerald J. and Cathy L. Reeves
2990 Duane Drive
Meridian, Idaho 83642
I
RECEIVED
SFP -9 2003 D LE(K�[EUb
IM
City of Meridian J. K. NISHIOKA D
City Clerk Office 3070 NORTH DUANE DRIVE $tP p 3 2003 D
MERIDIAN, ID 83642
BOARD OF CO F
A Co TY
September 1, 2003 rSs
Mr. Fred Tilman
Ada County Highway Commission RECE IVEG : .6� �`c� 0 <
200 West Front Street THREE C �o
Boise, ID 83702 Fa,.n,.
Dear Mr. Tilman:
'am writing to you as a home -owner in the Perkins -Brown Subdivision in Meridian to
express my concerns regarding the development of Redfeather Estates Subdivision No. 2
as proposed by Packard Estates Development. I hope that
input as I believe the proposed project will seriously and neyou will seriously consider my
gatively affect the property
values, homes, and lives of all of the families in my neighborhood.
While acknowledging that growth and expansion is inevitable, I am becoming
increasingly concerned over the safety and security of our neighborhood due to the rapid
and extensive development of the surrounding area. I am especially concerned about the
type of development we are faced with, i.e. high density housing.
The proposed development, as presented to homeowners in the Perkins -Brown
Subdivision, would provide many homes with reduced setbacks, lot sizes, lot frontages,
house sizes, and increased block lengths. The resulting high density of homes and people
is obvious and raises the following points which are ultimately safety concerns.
• The proposed development has identified North Duane Drive as a major access
and egress for Redfeather Estates with an estimated daily increase of 700 — 800
trips.
• North Duane is currently only one block long with no sidewalks.
• Our children and others on our street, as well as seniors in our neighborhood, are
able to walk, ride bikes etc. on the street without fear of excessive traffic and all
of the other situations that are a result of heavy traffic.
• North Duane connects directly to Ustick Road, which is already heavily traveled.
• A recent garage sell, which resulted in only a fraction of the proposed traffic
increase, caused enough traffic congestion that access to and egress from North
Duane was limited to a single lane causing many dangerous situations.
Mr. Tilman
Sept. 1, 2003
Page 2
I purchased my home and property and moved into the Perkins -Brown Subdivision only
7 months ago, but all of my money has gone into our home to provide our children with a
quality of life that is greatly enhanced by the safe and peaceful setting of our
neighborhood. I am adamantly opposed to opening North Duane as a through -street for
the proposed Redfeather Estates Subdivision No. 2. I implore you to consider all of our
concerns in determining the growth patterns of the Boise -Meridian area, which is still one
of the best places to live and raise a family.
Sincerely,
J. R. Nishioka
Homo- and property -owner
North Duane Drive
Meridian Planning and Zoning Commission
660 E. Watertower Lane
Meridian, Id 83642
RECEIVEF
SEP 0 4 2003
City Of Mericgn() Duane Drive
City Clerk Offi6cridian,Id 83642
JVVJ°E
Re: Packard Estates Development LLC Redfeather Estates Subdivision No.2
SD
SEP 0 3 2003
We have resided on Duane Drive for 24 Years. Basically we are opposed toCITY OF AMRIDLAN
proposal laid out in the plans furnished to us. We are not against the property
being &ZONING
being developed; we are against the density of the subdivision and the problems
associated with that density.
The major concern is traffic. Both Ustick and Cloverdale Roads are maxed out or
approaching maximum according to ACHD traffic count or estimates. The
proposal to add some three hundred homes plus the addition of the other forty acres
of homes in Boise will add some 3000 to 4000 vehicle trips to these all ready packed
roads. How many vehicle trips will be added by the subdivisions now under
construction on the 160 acres across Ustick to the north? Schools will also be
adversely impacted by the density. Because the homes will be starter priced they
will generally have more school -aged children. All of the local schools are full and
the children on this street are now being bussed to new schools far removed from
the neighborhood, schools are not your problem, but you will contribute to the
problem by your approval.
What are the plans for the area being annexed that lie west of the 20 acres south of
the Perkins -Brown Subdivision that provide the link to the Meridian City limits?
We have always considered those 20 acres, though not platted, a part of the Perkins -
Brown Subdivision because it is included in our irrigation schedule and was a parcel
of the original eighty acres. Putting the south 20 acres in the proposed subdivision
will have an adverse effect on our irrigation. The subdivision will be pressure
irrigated from our allotted 21/2 inches that we currently us on the basis of 12 hours
of water for each 5 -acre parcel on an eight-day rotation. The lawns in the
subdivision will not survive on an eight-day rotation, nor will our pastures if the
remaining 60 acres have less flow than the current allocation of 21/2 inches of water.
Further, why couldn't the proposed stub -street that ends on the west line of the 20
acres be extended the 1320 feet to Eagle Road to provide access to the proposed
subdivision? The property being annexed to the west must have as yet unfiled plans
for commercial development that must include Eagle Road access.
There are 18 homes and a church on Duane Drive. The homes are mainly on 21/2 -
acre parcels with one parcel having 5 acres and the other 1 -acre. Most of the
residents have livestock or plan to buy livestock, cattle, horses, goats, sheep and
chickens. Six homes have been purchased on the street in last six months; the
vacancies caused by having to many animals for the acreage, divorce, older age, or
job changes. All the new residents have expressed that they purchased on this street
for the same reasons, little traffic on the signed dead end street where kids could
play safely and ride bikes, a little oasis isolated from the city traffic and noise. A
year ago, we decided to move to a newer house somewhere in the Valley that would
match the life style we have here. We looked for 2 months, spent two days with a
realtor who finally said, "you won't find another place to match what you have
here". We refinanced the house and did extensive three-month contractor
remodeling. If the subdivision goes through as proposed we stand to lose our
remodeling investment due to decreased property values.
Another concern is that in the future Duane Drive could be extended to Fairview
Avenue. The current light on Fairview that provides access to Walmart, and the
rest of Crossroads Shopping Center lines up exactly with the dead end on Duane
Drive. The developer has attempted to keep this from happening by ending the
proposed extension of Duane Drive east of the fight on Fairview.
Consideration should be given to requiring the developer to lower the density of the
planned lots on the entire development to fit the existing densities, on not only
Perkins -Brown Subdivision, but also the properties to the east. Lowed densities
especially on the 20 -acres south of Perkins -Brown to 20 to 30 lots would greatly
reduce the impact of the estimated projected traffic impacts on Duane Drive.
Since/
Fitzroy A. and Virginia etcher
To Whom it May Concern, 9-3-2003
�CE�
I'm am writing this letter in protest of making Duane Drive a through street onto a large
D
new housing project.
My protest for such a street are as follows. SEP 0 3 2003CITY OF MERIDIAN
We have lived many years at the tPLANNING & &)NING
end of his street it has always felt safe and secure
we can pull out of our driveway without concern over what is coming down the street. RECEIVED
Our grandchild when she comes to visit, can play safely without cause for alarm in the SEP 0 4 2003
front yard and ride her bike in the street without fear that a car will come whizzing y n b CAC Of Meridian Clerk Office
I know that with this development of 320 houses the traffic will increase dramatically and will be no more
safe for a child or even our pets. Not to mention that our children safety will be at risk due to the numerous
strangers that go in and of of this housing development.
We project that here will be additional 1,600 cars per day whizzing in front of our house where previously
there were very few.
we demand that you not use Duane Drive as the entrance into your development and keep
the ambiance of our neighborhood as it has been for many years and have the peace and quiteness
that all of us have enjoyed.
Please reconsider what you are doing to our neighborhood.
Sincerely,
dd- - a-�se.a.v r
P
a63o
J. P. ROLISON
3070 NORTH DUANE DRIVE
MERIDIAN, ID 83642
September 1, 2003
Meridian Planning and Zoning Commission
660 East Water Tower Lane
Meridian, ID 83642
Dear Members of the Meridian Planning and Zoning Commission:
g,EcEvED
SE(P�0 3 2003
p MIDUN
Arne M
SEP 0 4 2003
City Of Meridian
City Clerk Office
I am writing to you as a home -owner in the Perkins -Brown Subdivision in Meridian to
express my concerns regarding the development of Redfeather Estates Subdivision No. 2
as proposed by Packard Estates Development. I hope that you will seriously consider my
input as I believe the proposed project will seriously and negatively affect the property
values, homes, and lives of all of the families in my neighborhood.
While acknowledging that growth and expansion is inevitable, I am becoming
increasingly concerned over the safety and security of our neighborhood due to the rapid
and extensive development of the surrounding area. I am especially concerned about the
type of development we are faced with, i.e. high density housing.
The proposed development, as presented to homeowners in the Perkins -Brown
Subdivision, would provide many homes with reduced setbacks, lot sizes, lot frontages,
house sizes, and increased block lengths. The resulting high density of homes and people
is obvious and raises the following points which are ultimately safety concerns.
• The proposed development has identified North Duane Drive as a major access
and egress for Redfeather Estates with an estimated daily increase of 700 — 800
trips.
• North Duane is currently only one block long with no sidewalks.
• Our children and others on our street, as well as seniors in our neighborhood, are
able to walk, ride bikes etc. on the street without fear of excessive traffic and all
of the other situations that are a result of heavy traffic.
• North Duane connects directly to Ustick Road, which is already heavily traveled.
• A recent garage sell, which resulted in only a &action of the proposed traffic
increase, caused enough traffic congestion that access to and egress from North
Duane was limited to a single lane causing many dangerous situations.
Meridian Planning and Zoning Commission
Sept. 1, 2003
Page 2
I purchased my home and property and moved into the Perkins -grown Subdivision only
7 months ago, but all of my money has gone into our home to provide our children with a
quality of life that is greatly enhanced by the safe and peaceful setting of our
neighborhood. I am adamantly opposed to opening North Duane as a through -street for
the proposed Redfeather Estates Subdivision No. 2. 1 implore you to consider all of our
concerns in determining the growth patterns of the Boise -Meridian area, which is still one
of the best places to live and raise a family.
P. Roli`son
ome- and Property -owner
North Duane Drive
Jessica Johnson
From: Brad Hawkins -Clark [hawkinsb@meridiancity.org]
Sent: Friday, September 12, 2003 10:55 AM
To: Sharon Smith; greent@ci.meridian.id.us; Jessica Johnson
Subject: FW: Red Feathers Estates
Clerk's Office,
Page 1 of 2
RECEIVED
HP 12 2003
CITY OF MERIDIAN
CITY CLERK OFFICF
Please see the e-mail below from a concerned citizen. For the Redfeather Estates No. 2 hearing on 9/18.
Thanks,
Brad
-----Original Message -----
From: Judy Crawford [mailto:judyc@hoffcompanies.com]
Sent: Friday, September 12, 2003 10:28 AM
To: hawkinsb@meridiancity.org
Cc: HARVEY HOFF
Subject: Red Feathers Estates
September 12, 2003
E-mail: City of Meridian - Planning and Zoning
Attention: Brad Hawkins -Clark
Regarding: Red Feathers Estates - Subdivision 2
We have reviewed Packard Estates proposed 302 lots, single-family subdivision
and wish to express the following comments and concerns.
According to County and Municipal Guidelines, the consideration of the
"negative impacts" on existing neighbors and property must be considered. The
project as proposed would have a negative impact on the residents of Duane
Drive through:
1. Dramatic increase in traffic creating safety hazards which do not
now. exist.
2. Property devaluation due to the very high density and congestion
created.
9/15/2003
Page 2 of 2
3. Loss of existing landscaping and irrigation facilities if Duane
Drive is to be widened.
4. Concern that city sewer and water will be required that will
create substantial expenses and disruption to the neighborhood.
If this project is to move forward, we request that:
1. You consider strengthening the CC&R's and means of enforcement
so the new neighborhood will not deteriorate as many high density
projects have..
2. Consider using Duane Drive as an emergency only access without
disruption to the landscaping or irrigation facilities.
3. Reduce the density allowing more open space including playground
equipment for small children that this type of subdivision has.
Cordially,
Sherry and Harvey Hoff
2725 Duane Street
Meridian, ID 83642
9/15/2003
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M. Nary
Cherie McCandless
Keith Bird
crry OF
�../VCel'ZG�Ir�YI f
IDAHO
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
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: August 2
Transmittal Date: July 25 2003
File No.:
Request:
PP 03-024
Plat approval of
proposed R-8(PD) zone for prof
By: Packard Estates Developmei
Location of Property or Project: south of
David Zaremba, P/Z (No vAR, vac, FP)
Jerry Centers, P/Z (AW VAR, VAC, Fp)
Leslie Mathes, PfZ (No VAR, VAC, FP)
Michael Rohm, P/Z (No VAR, VAC, FP)
Keith Borup, PIZ (No VAR, VAC, FP)
Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
V"' Parks Department
2003
Hearing Date:
lots and 28 other lots on
2003
acnes
Redfeather Estates Subdivision No. 2
LLU
a
and east of North Eagle Road
Meridian School District (No Fp)
Meridian Post Office (Fplpp only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FP/Pponly)
U.S. West (FPRPoMy)
Intermountain Gas (FP/PPoNy)
Bureau of Reclamation (Fpwponly)
Idaho Transportation Department (No Fp)
Ada County (Annexation only)
Ada County Land Records (Fprpp only)
Meridian Development Corporation
Historical Preservatinn Cnmmicclnn
RECEIVED
JUL 2 9 2003
City of Meridian
33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office
City Clerk Office Fax (208) 888_4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813
C ftporing O
Todoy's
5°�d•n� for N
T°W= Joint School District
m°����. , No. 2
• FO91e. Mer a`Oc 911 Meridian Road •Meridian, Idaho 83642 • (208) 855-4500 •Fax (208) 888-6700
SUPERINTENDENT
Christine H. Donnell
July 30, 2003
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
RECEIVED
JUL 3 12W3
City Of Meridiani
City Clerk Office
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Redfeather Estates No. 2 will have a significant impact on school
enrollments at Ustick Elementary Lewis & Clark Middle and Mountain View Hieh
School.
We can predict that these homes, when completed, will house one hundred three (103)
elementary aged children, eighty-one (8 1) middle school aged children, and fifty-nine
(59) senior high aged students. Additional students will fin -cher compound the current
overcrowded situation. However, the developer has met with the school district and has
agreed to include an elementary and a high school site within this development.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact meat 888-6701.
Sincerely,
Wendel Bigham
Supervisor of Facilities and Construction
t
CENTRAL
•• DISTRICT
HEALTH
DEPARTMENT
Rezone #
Conditional Use #
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
✓ ` We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
Return to:
❑ Boise
❑ Eagle
❑ Garden City
)4Meridian
❑ Kuna
❑ ACZ
❑ Star
AUG - 5 2003
❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this P-ro�osap eOfazl
1 rk Office
❑ 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 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.
(37. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
fl. After written roval 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 >❑ i_ndividual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of nvironmental Quality:
ntral sewage ❑ Dommunity sewage system ❑ community water
❑ sewage dry lines A:cPntral water
0. 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 or spas ❑ child care center
❑ beverage establishment ❑ grocery store
/4. Please see attached stormwater management recommendatations
Date:
❑ 15.
Reviewed By:
°°"°M°'"` Review Sheet
CW
CENTRAL
DISTRICT
HEALTH
DEPARTMENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE. ID 83704-0825 • (208117S.9211 . rat vZYGnn
u prevent una'real m5ease ana drsabHrty; to promote healthy) lifest3les; and to protect and promote the health and quality of our environment.
w .rz 2. mm
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.
Ada I Boise County
707 N. Armstrong PI.
Boise, ID 83704
Emiro. Health: 327-7499
Family Planning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC: 327-7488
FAX: 327-8500
Valley, Elmore, Boise, and Ada Counties
Office Elmore County Office
520 E. 8th St. North
Mountain Home, ID 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st St.
P.O. Box 1448
McCall, ID 83638
Ph. 634-7194
FAX: 634-2174
31 July, 2003
William Berg
City of Meridian
33 East Idaho Ave.
Meridian, ID 83642
RECEIVED
AUG 12 2003
City of Meridian
City Clerk Office
*764)4tr t Vaft c
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
- - -- RE., -- her,Fstat.sSubdivision No -2
Dear Will:
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review
prior to final platting. All laterals and waste ways must be protected. The District's Milk Lateral
courses through the middle of the proposed project with a recorded easement. This easement
must be protected and any encroachment without a signed License Agreement and approved
plan, before any construction is started, is unacceptable.
The District's Finch Lateral also courses along a part of this proposed project. The preliminary
plat calls for a multi -use pathway along this lateral. Pathways along Nampa & Meridian Irrigation
District's laterals are 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.
The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be
made available to all developments within the Nampa & Meridian Irrigation District.
Nampa & Meridian Irrigation District will reserve any comment on preliminary plat until such time
as a complete review can be completed. Please contact Donna Moore at 466-7861 for further
information.
This plat is not acceptable to Nampa & Meridian Irrigation District.
Thank you,
61-11A:0 t
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
Bryce Farris
Becky McKay;Eng. Solutions
Rider 2
File'- Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
5 August 2003
RECEIVED
AUG 12 2003
City of Meridian COPY �ltyC�l%
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
Becky McKay SHOP: Nampa 466-0663
Engineering Solutions, LLP
150 E. Aikens Street, Suite B
Eagle, ID 83615
RE: ---Land Use Redfeather-Estates-Su"visior No: --2----- -- - ----- _ _
Dear Ms. McKay:
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, ��%
164X/Cd- /l .
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Packard Estates. Development, LLC, 6223 N. Discovery Way, Suite 120, Boise, ID 83713
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
,. iv�i vnvn
- ROBERT D, CORRIE �rvcr
COUNCIL MEMBERS KEN W. BOWERS
WILLIAM L . NARY DEPUTY CHIEF- FIRE PREVENTION
KEITH BIRD JOSEPH SILVA
TAMMY DE WEERD cyr^r</o�tyJ +J�/ DEPUTYCHIEF-TRARJMG
CHERIE MC COMMISSIONERS
SS �/ �L/L L .., its BILL JOHNSON
RURAL FIRE COMMISSIONERS
RICHARD GREENS ID.iFiCD j 540 Fast Franklin Road
TERRY LEIGHTON r
,G% Meridian, ID 83642
STEVE ELLIOTT �('`'.,, Y'" (208)888-1234
Fax (208) 895-0390
„v MERIDIAN CITY/RURAL FIRE DEPARTMENT
September 8, 2003 RECEIVED
SEP 0 8 2003
Ci1t�y O"�f�M�t�erif�df�ian
TO: Mayor, City Council and the Meridian Planning & Zonin�Y omTiElSs' Xgce
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Redfeather Estates No. 2 File: AZ 03-021, CUP 03-041, PP 03-024
The following will be the requirements and/or concerns to provide minimum levels of fire
protection for the proposed project:
One and two family dwellings will require a fire -flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart.
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department which will be submitted to the Public Works Department, All curbing
in front of fire hydrants shall be painted red for 10' on each side of the installation.
4. All roads shall have a turning radius of 28' inside and 48' outside.
5. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
6. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have a tum around.
7. The proposed 302 -lot subdivision with an estimated 2.9 residents per household would
have a total estimated population of 875 residents at build out. The Meridian Fire
Department has experienced 2069 responses in the year 2000 and 2251 calls for service
in 2001. 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.
The fire department requests that any future signaUation installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a safe
and efficient response by fire and emergency medical service vehicles. This cost of
this installation is to be home by the developer.
December 1, 2003 PP 03-024
MERIDIAN PLANNING & ZONING MEETING December 4, 2003
APPLICANT Packard Estates Development, LLC ITEM NO. Jr
REQUEST Continued Public Hearing from October 16, 2003 — Request for Preliminary Plat approval
of 302 building lots and 28 other lots on 90.29 acres in propose R-8(PD) zone for proposed Redfeather
Estates Subdivision No. 2 — south of East Ustick Road and east of North Eagle Road
AGENCY COMMENTS
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: See attached coil
Contacted: C4
Emailed: n G nr /,.
Materials
See previous Item Packet
See attached Memo
No Comment
See attached Comments
See attached Comments
from
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Staff Initials:
shall become properly of the City of Meridian.
Memo RECEIVED
NOV 2 4 2003
To: Planning & Zoning Commission
City Of Meridian
From: Brad Hawkins -Clark /' °_ City Clerk Office
CC: City Clerk's Office, Becky McKay (Engineering Solutions)
Date: November 24, 2003
Re: Redfeather Estates Subdivision No. 2 - Revised Preliminary Plat (PP -03-024)
The applicant for Redfeather Estates No. 2, Engineering Solutions (Becky McKay),
has submitted a revised preliminary plat (dated 11115103) for the December 4, 2003
continued public hearing. Staff reviewed the revised plat and offers the following
update to our original staff report, transmitted September 15, 2003:
Preliminary Plat
o Special Consideration "H" (pg. 12) — The revised plat still shows the
Smitchger parcel at the northeast corner as an outparcel. To date, no
updates on this issue have been received by the City, either from the
applicant or Ada County Development Services, confirming the legality of
this one -acre split from the parent parcel. Staff continues to recommend the
applicant research this matter and provide evidence that the parcel was split
in accordance with Ada County's subdivision ordinance. (See Item #18 of
report, pg. 15).
o Item #6 (pg. 13) — Done. The revised plat now shows Arch Court aligning
with Arch Street. This condition can be deleted.
c Item #7 (pg. 13) — Done. The revised plat shows Sharon Ave being
constructed to the north property line. The last sentence of this condition can
be deleted.
o Item #10 pg. 14) — Done. The revised plat graphically depicts all easements
of record. This condition can be deleted.
o Item #15 (pg. 15) — The revised plat graphically depicts the 5 -foot micropath
being extended north of the existing tree, thereby preserving the tree. Staff
recommends re -wording this condition as follows:
"As proposed, the micropath alignment and construction on Lot 15,
Block 12 shall preserve the existing tree located at the terminus of W.
Briarwood Dr. All pathways within the proposed subdivision shall be
designed in accordance with MCC 12-13-15, "Micropath
Landscaping."
Item #19 (pg. 15) — As noted in the applicant's September 16 written
response, ACHD may allow the existing public right-of-way abutting Perkins -
Brown Subdivision to be exchanged with ACHD rather than vacated. Staff
recommends re -wording this condition as follows:
"The existing right-of-way adjacent to the west property line within
Block 9 must either be vacated and the vacation approved by the City
City of Meridian and ACHD prior to the final plat being submitted for
any lots impacted by the right-of-way easement. Alternatively,
evidence that a property exchange has been approved by ACHD
must be submitted prior to the final plat being submitted for any lots
impacted by the existing right-of-way within Block 9.
o Item #20 (pg. 15) — The applicant has expressed concern about this condition. In light
of recent interpretations made by the Ada County Surveyor that plats cannot be used
as a mechanism to dedicate public uses, Staff recommends re -wording the first part
of this condition as follows (which is consistent with other recent plat conditions):
"A permanent pedestrian easement, in favor of the City of Meridian, shall be
recorded for the South Slough pedestrian pathway prior to the fRal^^ plat be
remd8d first building permit being issued for the applicable phase (shown as
Phase 6 on the preliminary plat). The nst. Mnnt n r cher for the easement
shall he Fefe-Fenr.erJ as a note An the final plat"
o Item #21 (new) — Add a new condition (to match ACHD's condition) that reads, "Deter
all construction traffic from Duane Drive, as no construction traffic should utilize
Duane Drive."
Conditional Use Permit
o Item #2 (pg. 19) — Pending. Staff has still not received a sample floor plan of
a substandard house on a reduced lot with 50 feet of frontage.
o Item #4 (pg. 19) — Done. The revised plat shows a new basketball court
added to Lot 3, Block 26 as a second amenity. If the Commission agrees
with this change, this condition should be modified as follows:
"The applicant
shall provide the following amenities as a condition of the
CUP/PD: a pocket park on Lot 1 Block 14 (with a clubhouse/pool/recreation area), a
pocket park on Lot 3, Block 26 (with a basketball court), and a multi -use pathway
along the South Slough. F•ft88R (16) n of . revised plan shnwRg the IE)G@ten
and type ef a new ameRity shall be submitted te the City Glerk's offiGe atIP_;;st teR (I g)
da PFOF tG the e.h 1247 Commissionhl'n hearng fer th's nl'nntion All
amenities shall either be constructed or bonded for prior to signature on the final plat."
0 Page 2
o Item #7 (new, pg. 20) —Add the following as anew condition of the CUP/PD
application:
"The following reductions to the Zoning and Subdivision Ordinance
dimensional standards are approved as part of CUP -03-041 :
Lot Size- City Requirement
R-8:6,500 sq. ft. per lot (detached)
House Size- City Requirement
1,301 sq. ft. minimum
Frontage- City Requirement
65' minimum (standard)
40' minimum (cul-de-sac)
Block Length -City Requirement
500' minimum
1,000' maximum
Proposed Lot Sizes
R-8: 5,250 sq. ft. minimum per lot
(detached)
Proposed Minimum Area
1,200 sq. ft. minimum
Proposed Minimum Frontage
37'
33'
Proposed Lengths
215' minimum
1,850' maximum"
Duane Drive Connection: The ACHD Commission took final action on this application at their
November 5, 2003 meeting. Of particular concern at that public hearing was the proposed
extension of Duane Drive from Redfeather Estates No. 2 north into the existing Perkins -
Brown Subdivision (Ada County). Duane Drive is a rural street section with no sidewalk, curb
or gutter. The ACHD Commission approved the preliminary plat with conditions, including the
requirement to install a swinging gate at the connection of Duane Drive and E. Granger Dr. at
the south end of the Perkins -Brown Subdivision. The applicant is required to construct a
pedestrian/bicycle pathway that connects the improvements on Duane Drive (south of the
gate) to the 24 -feet of pavement that exists (north of the gate). Finally, ACHD added to this
condition that the pate will be removed when a formal request (by anyone i.e. the City of
Meridian, a citizen, the developer, a resident of the Perkins Brown Subdivision, etc.) is
received by the District to open Duane Drive (public right-of-way).
The City of Meridian has received numerous written comments from residents of the
Perkins -Brown Subdivision and staff fully anticipates that this will be a key item of
discussion at the December 4t" hearing. We recommend the Commission review
this area of the preliminary plat and, after the public hearing, include a specific
recommendation to City Council on whether Duane Drive should be connected or
not.
0 Page 3
ENGINEERING
& enginwing commw*s laUe lufwe
S&UTIONSUP
November 26, 2003
Mayor and City Council
Meridian Planning & Zoning Commission
City of Meridian
33 East Idaho Avenue
Meridian, ID 83642
Re: Redfeather Estates Subdivision No. 2
Files Nos. AZ -03-021, PP -03-024, and CUP -03-041
Dear Mayor, Council and Commissioners
150 East Aikens Street, Suite B
Eagle, Il) 83616
Phone: (208)938-0980
Fax: (208) 938-0941
E-mail: es-beckyni@gwest.net
NOV 2 F 2003
uity Oi Nleridiara
City Clerk Office
We have reviewed staff comments for the original hearing date of September 18, 2003, and have
the following responses.
ANNEXATION AND ZONING SITE SPECIFIC COMMENTS
Noted.
2. Noted.
The applicant will comply.
4. The applicant will comply.
5. The South Slough is proposed to remain open.
SITE SPECIFIC CONDITIONS fPRELEMINARY PLATT
Noted.
2. The applicant will comply.
3. The applicant will extend water east in Ustick and into the subject property. The
applicant has concerns about the reference to an extension of water from Eagle
Road. In previous hearings on the appropriate area of impact, city staff testified
that the 12 -inch water main in Ustick could adequately supply water to the subject
C:Oomments and Settingslgreen.hfl;RmJANCrrY%. d SetliW Temporary Internet Filea10LK14B1RecsRespoose2.doc
Mayor and City Council
November 26, 2003
Page 2
site. Therefore, we do not believe an extension of water across Eagle Road to service
the Redfeather Estates Subdivision No. 2 project is appropriate. Water is currently
located on the west side of Eagle Road. Therefore, an expensive bore of Eagle Road
would be required.
4. The applicant will comply.
5. The applicant will comply.
6. The plat has been revised to align Arch Street with Arch Court.
7. The applicant will comply. The preliminary plat has been revised to show an extension
of Sharon Avenue to the south boundary.
8. The applicant will comply.
9. The applicant can comply with the extension of Granger and Palm. However,
ACED has requitred the Duane Drive stub street to be gated.
10. The revised plat depicts the required easements.
11. The landscape plan has been revised accordingly.
12. The applicant proposes to submit a copy of the encroachment agreement with the
Nampa & Meridian Irrigation District (NMID) prior to the City's signature on the
plat, in lieu of the request to include the agreement with the final plat application.
13. The applicant will comply.
14. The applicant will comply.
15. The applicant will comply and agrees with the revised wording shown in Brad Hawkins -
Clark's memo dated November 24, 2003.
16. The applicant will comply.
17. The applicant will submit a re -development plan for Lot 1, Block 12, at the Planning &
Zoning Commission public hearing.
18. The applicant neither owns nor has an option on the out parcel staff has proposed
for annexation. The applicant is legally subdividing the subject property and
annexing into the City of Meridian. The applicant was not involved with the
splitting of the one -acre out parcel. The applicant has no ability to force the
adjacent property owner, Virgil Smitchger, to annex. To include this parcel would
unfairly delay the project because additional notice must be given and public
hearings would need to be held. If the City of Meridian wants the parcel in the city
limits, existing legislation allows the City to annex without consent of the owner. We
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Mayor and City Council
November 26, 2003
Page 3
respectfully request that the requirement for annexing this adjoining parcel be
removed from the conditions.
19. The applicant will comply with any vacation requirements of Ada County Highway
District. The applicant wants the option discussed in the ACRD staff report which
allows for an exchange of right-of-way.
20. The applicant shows a proposed pathway along the South Slough because it is
shown in the City's Parks Pathway Plan. However, the letter from Nampa &
Meridian Irrigation District dated July 31, 2003, clearly indicates that pathways
along this live irrigation lateral will not be accepted. Until the City can come to
terms with Nampa & Meridian Irrigation District on allowing these pathways, they
cannot be built. We ask that the requirement for a pedestrian easement be deleted.
STANDARD CONDITIONS (PRELIMINARY PLAT1
1. The applicant will comply.
2. The applicant will comply.
3. The applicant will comply.
4. The applicant will comply.
5. The applicant will comply.
6. The applicant proposes to leave the South Slough open as a water amenity.
7. The applicant will comply.
8. The applicant will comply.
9. The applicant will comply.
10. The applicant will comply (condition same as #7),
11. The applicant will comply.
SPECIAL CONSIDERATIONS (CONDITIONAL USE/PD)
A. Sample floor plans will be submitted to demonstrate the 50 -foot -wide lots can
accommodate detached dwellings. Lot 8, Block 10, looks unusual because of the
current location of the Milk's Lateral. However, the lateral will be piped further
north, which will increase the width of Lot 8, Block 10. Lot 1, Block 21, has been
enlarged and access is improved with the widening.
CA)ments and Settings\greenLMERIDIANCITYUUca1 Settings\TemporaryIntemet Files\OLK14B\RecsRespmwldoc
Mayor and City Council
November 26, 2003
Page 4
B. A basketball court has been added to Lot 3, Block 26. Therefore, the requirement
for the amenities has been satisfied.
SITE SPECIFIC CONDITIONS (CONDITIONAL USE)
1. The applicant will comply.
2. The applicant will submit sample floor plans at the Planning & Zoning Commission
hearing for the 50 -foot -wide lots. Plans for Lot 8, Block 10, and Lot 1, Block 21 are
not necessary. (See Special Consideration A.)
Noted,
4. An additional amenity has been added, the basketball court. The multi -use pathway
has to be approved by the Nampa & Meridian Irrigation District. NMID's letter
dated July 31, 2003, states they will not allow a pathway.
5. The applicant wilLcomply.
With the exception of the pathway along the South Slough, there do not appear to be issues of
major importance that cannot be dealt with during the processing of this development.
Therefore, we respectfully request that the Planning & Zoning Commission recommend approval
of the annexation, conditional use permit and preliminary plat, as we continue to work with staff.
Sincerely,
Engineering Solutions, LLP
Becky McKay, Partner
Project Manager
BM: ss
cc: Mr. Craig Groves
C:\Documents and Selhngs\Veent.MERB)IANCrrY\Local SettinpUemporary Ldemet Files\OLK14B1RecsReeponse2.doe
23 October. 2003
Becky McKay
Engineering Solutions
150 E. Aiken Street Suite B
Eagle ID 83616
RECEIVED
OCT 2 8 2003
City of Meridian
#7604&6a
City Clerk Office
r/[.YILL�G /�l1lGG� &6a L/Wtza
RE: Redfeather Estates Subdivision No. 1
Dear Becky:
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Nampa & Meridian Irrigation District has reviewed the above-mentioned project.
The storm drainage is being retained on-site this is acceptable to Nampa & Meridian
Irrigation District.
The pressure irrigation appears to be adequate except for two dead end lines one on Lot
22 in Block 3 and the other on Lot 13 in Block 1. The pump station at Dawson
Meadows, that this project will hook up to, needs to be enlarged in order to meet the
demand that will be put on it.
In addition an Urban Contract needs to be completed for this project.
Once the above-mentioned concerns are addressed and taken care of this project will
meet Nampa & Meridian Irrigation District's requirements.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
23 October, 2003
Becky Mc Kay
Engineering Solutions
Redfeather Estates
Page 2 of 2
If you have any further questions, please feel free to give me a call.
Thank you,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C: Water Superintendent
Board of Directors
Laura Burri
City of Meridian
Rider 2
Jeff V.
File - Office/Shop
4 November, 2003
F AD
Racheal Summers
Engineering Solutions
150 E. Aikens St., Suite B
Eagle ID 83616
RE: Redifeather Estates
Dear Racheal:
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
A dead end line, even an one lot, can cause problems for the person at the end of such
a line. There will be problems of debris collecting in it.
Nampa & Meridian Irrigation District's specifications require all main lines to be looped. I
have not seen any pump update proposals for this project. If you have an updated
proposal, please fax or mail a copy of it along with the plans showing all main lines
looped.
If you have any further questions, please feel free to give me a call.
Thank you,
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
Sam
C: Water. Superintendent
City of Meridian
Ted C.
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
CHD
Sherry R. Huber, President
Susan S Eastlake let Xn�a 0-;A-6
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden_ Cnmmisslnnar
Ada County Highway District
318
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
F -Tail' toll... is Arwn ..d :d.. -
November 7, 2003
To: Packard Estates Development, LLC RECEIVED
6223 North Discovery Way, Suite 120 NOV 17 2003
Boise, Idaho 83713
Subject: Red Feather Estates/MPP03-024/MAZ03-021/MCUP03-041 Cit Ci of Meridian
Clerk Office
Residential Subdivision
Ustick Road
On Noveber 5, 2003, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Sincerely;
Andrea N. Tuning
Principal Development An
Right-of-way & Development Services
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Engineering Solutions, LLP
150 East Aikens Street, Suite B
Eagle, Idaho 83616
AIWP
*. Ada County Highway District
Right -of -Way & Development Department
Planning Review Division
This application requires Commission action due to the size of the development. This item was on the
regular agenda on November 5, 2003 at 6:30 pm. Tech Review for this item was held with the applicant on
Thursday August 28, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff
contact: Andrea N. Tuning, 208 -387 -6177 -phone, 208 -387 -6393 -fax, atuning(a),achd.ada id us
File Numbers: Red Feather Estates #2/MPP03-024/MAZ03-021/MCUP03-041
Site address: 4036 East Granger Street
Applicant: Packard Estates Development
6223 North Discovery Way, Suite 120
Boise, Idaho 83713
Representative: Engineering Solutions
Becky McKay
150 East Aikens Street, Suite B
Eagle, Idaho 83616
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 302 -lot single-family residential subdivision on 90.29 acres.
The site is currently zoned RUT and is proposed to be rezoned to R-8. The site is located on the south side
of Ustick Road approximately % of a mile west of Cloverdale Road.
Acreage: 90.29 -acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 302 -lots
Common Lots: 28 -lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 2,890 additional vehicle trips per day (0
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. Site Information: The site consists of 6 -parcels with one single-family residential home.
4. Description of Adjacent Surrounding Area:
a. North: Providence Subdivision and an 11.5 -acre church site
b. South: Clover Meadows Subdivision and a commercial turf farm that is used as the PAL
soccer fields
c. East: Single-family residences (Red Feather Subdivision #1, Dawson Meadows Subdivision,
Briarwood Subdivision and a 1.0 -acre site and a 2.95 -acre site)
d. West: Perkins Brown Subdivision (single-family residential subdivision) and a 21.34 -acre
site with a single-family residence
6. Impacted Roadways
Ustick Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Cloverdale Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Briarwood Drive
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Granger Street
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
2
913 -feet
Minor Arterial
West of Cloverdale Road was 6-20-02
East of Eagle Road was 9,926 on 4-5-00
Currently better than "C
40 MPH
None
Minor Arterial
South of Ustick Road was 13,356 on 6-20-02
Currently "D"
35 MPH
20 -feet
Local
Not available
20 MPH
50 -feet
Residential Collector
Not available
25 MPH
Duane Drive
Frontage: 50 -feet
Functional Street Classification: Local
Traffic count: Not available
Speed limit: 20 MPH
Traffic Impact Study: A traffic impact study was required with this application. The study was
completed by Washington Group International and the following is a summary of the findings:
• The proposed development is projected to generate an average daily traffic (ADT) of 3,015
vehicles per day (vpd), of which 318 vehicles per hour (vph).
• As a result of the site build -out, traffic on the vicinity roadways is expected to increase as follows:
traffic on Ustick Road west of Duane Drive may increase by 905 vpd; traffic on Ustick Road east
of Grenadier Way may increase by 874 vpd; traffic on Cloverdale Road north of Granger Street
may increase by 332 vpd; traffic on Cloverdale Road south of Granger Street may increase by
905 vpd.
• The overall intersection of Ustick Road and Cloverdale Road is currently operating at a LOS E
with a delay of 56 second per vehicles. At build -out of the Red Feather Estates No. 2 site, the
intersection is projected to continue operating at LOS E with a delay of 70 seconds per vehicle.
• The overall intersection of Cloverdale Road and Fairview Avenue is currently operating at a LOS
F with a delay of 112 seconds. At build -out of the Red Feather Estates No. 2 site, the intersection
is projected to continue operating at LOS F with a delay of 112 seconds per vehicle. No
significant change is seen due to the improvements made to Cloverdale Road.
• The Duane Drive approach is currently operating at a LOS B with a delay of 12 seconds. At build-
out of the Red Feather Estates No. 2 site, Duane Drive approaches are projected to operate at
LOS C or better with a delay of 20 seconds per vehicle or better.
• At build -out of the Redfeather Estates No. 2 site, the Grenadier Way approach is projected to
operate at LOS C or better with a delay of 25 seconds per vehicle or better.
• The Granger Street approach is currently operating at LOS C with a delay of 21 seconds per
vehicle. At build out of the Redfeather Estates No. 2 site, the Granger Street approach is
projected to operate at LOS B with a delay of 14 seconds. The significant improvement in the
Level of service of the approach is due to the addition of a two-way left -turn lane on Cloverdale.
• Cloverdale Road requires a special left -turn lane for traffic turning into the site at the Granger
access intersection. A two-way left -turn lane will be provided as outlines in the Five Year Work
Program.
• Ustick Road requires a special right -turn radius into the site at both Duane Drive and Grenadier
Way. Cloverdale Road requires a right tum taper into the site at the east access intersection of
Granger Street.
• Most of the internal streets have daily traffic projections lower than 1,000 vpd. Grenadier Way
has a traffic projections of 1,650 vpd, as shown in Figure 6, but has no front -on housing. Duane
Drive does not exceed the 1,000 vpd limit for front -on housing. None of the internal streets with
3
front -on housing exceed 1,000 vpd. Access to the residential lots should be designed in
accordance with ACHD's access requirements.
■ None of the site access intersections meets the peak hour signal warrant for the 2012 build -out.
• At the site build -out, Ustick Road/Cloverdale Road will operate at an unacceptable level of
service. Capacity analysis shows Ustick Road will require additional through lanes on both east
and west approached to operate at LOS D (existing configuration yields LOS E). A detailed
analysis should be conducted before designs of the Ustick Road/Cloverdale Road intersection to
determine if additional through lanes are necessary.
• At the site build -out, Cloverdale Road/Fairview Avenue will operate at an unacceptable Level of
service. Capacity analysis shows a significant improvement with the implementation of right turn
lanes on Fairview Avenue. A detailed analysis should be conducted before design of Cloverdale
Road/Fairview Avenue intersection to determine if right turn lanes are necessary.
• All site access intersections will operate at acceptable levels of service conditions under the
proposed design.
• Within the site, Palm Street ties into Redfeather Estates No. 1, and an emergency access point
exists through Block 12, Lot 5 to Briarwood Drive.
• All site access locations meet the ACHD's policy requirements.
Staff Analysis:
The traffic study assumed 315 single-family homes. The application calls for 302 single-family
homes. The difference would be a reduction of estimated daily trips from 3,015 to 2,890, and a peak
hour estimate from 318 to 305. This difference equates to just under 5% fewer trips and is actually
more conservative of an estimate.
The traffic study also points out that if the Ustick Road and Cloverdale Road intersection is improved
to a 5X5 intersection, the LOS estimate for 2012 could improve to a LOS D. Cloverdale is in the PD
phase of the FYWP for widening to a five -lane section from Fairview to Ustick.
The Cloverdale Road and Fairview Road intersection is currently included in the FYWP as a PD
project. This project would include major reconstruction of the intersection. This could also include a
possible alignment shift to minimize the impacts to the cemetery.
The traffic study indicates that Cloverdale Road requires a right turn taper into the site at the east
access intersection of Granger Street, but the site does not appear that the warrants are met for the
taper to be installed.
The traffic study indicates that Ustick Road requires a special right -turn radius into the site at both
Duane Drive and Grenadier Way. The applicant should coordinate the design and the timing of the
right -turn radii.
8. Roadway Improvements Adjacent To and Near the Site
Ustick Road is currently improved with 3 -traffic lanes with no curb, gutter or sidewalk abutting the site.
There is sidewalk on the north side of Ustick Road that was constructed as a part of Providence
Place Subdivision.
12
Granger Street is currently improved with 24 -feet of pavement with vertical curb, gutter and 5 -foot
concrete sidewalk located on the north side.
Duane Drive is currently improved with 24 -feet of pavement with no curb, gutter or sidewalk. There
are a number of encroachments in the right-of-way on Duane Drive. The encroachments include:
mailboxes, landscaping, sprinkler systems, etc.
9. Existing Right -of -Way
Ustick Road currently has a total of 50 to 73 -feet of right-of-way (25 -feet from centerline) abutting the
site.
Duane Drive currently has a total of 50 -feet of right-of-way (25 -feet from centerline) abutting the site.
Granger Street currently has a total of 50 -feet of right-of-way (25 -feet from centerline) abutting the
site. Granger has 40 -feet of right-of-way (20 -feet from centerline) through a portion 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
Cloverdale Road (between Fairview Avenue and Ustick Road) is included in the District's Five Year
Work program and Capital Improvements Plan. Cloverdale Road is anticipated to be constructed as
a 5 -lane roadway with curb, gutter and sidewalks.
Ustick Road (between Cloverdale Road and Eagle Road) is not included within the District's Five
Year Work Program but is included in the District's Capital Improvements Plan. Ustick Road is
anticipated to become a 5 -lane roadway with curb, gutter and sidewalks.
12. Other Development in Area
On January 9, 2002, the District approved Dawson Meadows Subdivision. Dawson Meadows
Subdivision was proposed to be a 76 -lot single-family residential subdivision located directly to the
east of this site. This development is currently in construction and is nearing build out.
On May 9, 2003, the District approved Red Feather Estates #1. Red Feather Estates was proposed
to be a 67 -lot single-family residential subdivision. This development has not begun construction.
13. Commission Action
On November 12, 2003, the Commission heard testimony from staff as well as a number of residents
in the Perkins Brown Subdivision. The Commission acted on Red Feather Estates #land required
the applicant to:
• Shift the stub street to the west (Palm Street) to the south to provide a circuitous route to
Duane Drive.
• Construct chokers (bulb -outs) at the intersection of Palm Street and Duane Drive to slow
vehicles that would enter and exit Duane Drive (when a future connection was made). The
chokers should provide for a reduced street section.
• Install swinging gate at the connection of Duane Drive and Palm Street for the present time.
The gate will be removed when a formal request is received by the District to open Duane
Drive (public right-of-way).
• Construct a pedestrian/bicycle pathway that will connect to the improvements on Duane Drive
(south of the gate) to the 24 -feet of pavement that exists (north of the gate).
• Deter all construction traffic Duane Drive.
5
B. Findings for Consideration
1. Right -of -Way and Sidewalk
District policy requires 96 -feet of right-of-way on arterial roadways (Figure 72 -FIB). 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 5 -foot wide (minimum) concrete sidewalk on all collector roadways and arterial
roadways (7204.6.5).
Ustick Road
Ustick Road is not listed as a proposed project in the District's currently adopted Five -Year Work
Program, but is in the currently adopted 20 -year Capital Improvements Plan. As such, the applicant
may receive reimbursement for dedicated right-of-way from available collected impact fees.
The Board of Commissioners authorizes the expenditure of available collected impact fees for the
purchase of right-of-way dedicated by the applicant, with the applicant constructing a sidewalk as
described below. However, if funds cannot be secured, the applicant shall do one of the following:
a. Dedicate by donation'(or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development project)
an additional 23- feet of right-of-way along Ustick Road, and construct a minimum 5 -foot wide
concrete sidewalk along Ustick Road, located a minimum of 23 -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, located a minimum of 23 -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, 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 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 150 -feet from a
residential collector 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 the main entrance, North Grenadier Way, to intersect Ustick
Road approximately 370 -feet east of the west property line. This roadway is proposed to align with
an existing roadway that is located on the north side of Ustick Road. This roadway location meets
District policy and should be approved with this application.
All of the internal roadways meet minimum offset that have been established by District policy and
should be approved with this application.
0
3. Street Sections
District policy 72-F1 A, 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.
Residential Collectors - North Grenadier Way and East Granger Street (from the east property line
to Grenadier Way)
The applicant is proposing to construct North Grenadier Way and East Granger Street as residential
collectors. The applicant is proposing to construct these residential collectors as 36 -foot street
sections with rolled curb, gutter and 4 -foot concrete sidewalks that are detached form the curb by a 5 -
foot landscape strip within 50 -feet of right-of-way. Staff is supportive of the applicant's proposal to
construct North Grenadier Way and East Granger Street as residential collectors, but believes that
these roadways should be constructed as 36 -foot street sections with vertical curb, gutter and 4 -foot
detached concrete sidewalk (or a 5 -foot attached concrete sidewalk). Parking and front -on housing
will be prohibited on these roadways. Direct lot access to these roadways shall prohibited with the
exception of the Lot 1 Block 2 (to utilize the existing driveway) and the proposed clubhouse (which
should be allowed one driveway).
Local Streets — The remainder of the internal roadways
The applicant is proposing to construct the remainder of the internal roadways as standard local
roadways. The applicant has proposed to construct the local roads as 36 -foot street sections with
rolled curb, gutter and 5 -foot attached concrete sidewalks. This street section meets District policy
and should be approved with this application.
East Granger Drive is located within the proposed subdivision and is not a part of the out parcel that
is located on the south property line.
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".
Stub streets are an essential component in any community. Stub streets provide secondary access
for emergency services, eliminate multiple access points to major roadways (collector and arterial
roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of
community in the area.
The Extension of Existing (or proposed) Stub Streets
The applicant is proposing to extend three stub streets.
The applicant is proposing to extend Granger Street from the east property line approximately 640 -
feet north of the south property line. District staff is supportive of the extension of Granger Street due
to the fact that stub streets are an essential component in any community. Stub streets provide
secondary access for emergency services, eliminate multiple access points to major roadways
(collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can
increase the sense of community in the area.
The applicant is proposing to extend East Palm Street from the east property line approximately 440 -
feet north of the south property line. District staff is supportive of the extension of East Palm Street
due to the fact that stub streets are an essential component in any community. Stub streets provide
secondary access for emergency services, eliminate multiple access points to major roadways
(collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can
increase the sense of community in the area.
The applicant is proposing to extend Duane Drive from the north property line approximately 640 -feet
east of the west property line. The Commission required the install swinging gate at the connection
of Duane Drive and Palm Street for the present time. The gate will be removed when a formal
request (by anyone ie the City of Meridian, a citizen, a the developer, a resident of the Perkins Brown
Subdivision, etc.) is received by the District to open Duane Drive (public right-of-way). The
Commission also required the applicant to construct a pedestrian/bicycle pathway that will connect to
the improvements on Duane Drive (south of the gate) to the 24 -feet of pavement that exists (north of
the gate).
New Stub Streets
The applicant is proposing to construct four new stub streets to the surrounding parcels.
The applicant originally proposed to construct a stub street (East Palm Street) to the west property
line approximately 500 -feet north of the south property line. The Commission requested that the
applicant shift the stub street to the south to provide a more circuitous route to Duane Drive and deter
traffic from utilizing Duane Drive in the future. Staff is supportive of the applicant shifting the stub
street to the south due to the fact that this roadway will continue to stub to the 21.34 -acre site that will
likely redevelop in the near future. Due to the fact that this stub street is proposed to be less than 1 -
lot in depth and less than 150 -feet in depth, the applicant will not be required to provide a temporary
turnaround. The applicant will be required to install 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 to the south property line approximately 900 -feet
east of the west property line. Staff is supportive of the location of this stub street due to the fact that
this roadway will stub to a 157 -acre site that will likely redevelop in the near future. Due to the fact
that this stub street is proposed to be less than 1 -lot in depth and less than 150 -feet in depth, the
applicant will not be required to provide a temporary turnaround. The applicant will be required to
install 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 to the 5 -acre out parcel that is located at the
south property line. The stub street is anticipated to stub to the out parcels west property line
approximately 110 -feet north of the south property line. Staff is supportive of the location of this stub
street due to the fact that this roadway will stub to a 5 -acre site that will likely redevelop in the near
future. Due to the fact that this stub street is proposed to be less than 1 -lot in depth and less than
150 -feet in depth, the applicant will not be required to provide a temporary turnaround. The applicant
will be required to install 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 to the north property line approximately 100 -feet
west of the east property line. Staff is supportive of the location of this stub street due to the fact that
this roadway will stub to a 2.95 -acre site that will likely redevelop in the near future. Due to the fact
that this stub street is proposed to be less than 1 -lot in depth and less than 150 -feet in depth, the
applicant will not be required to provide a temporary turnaround. The applicant will be required to
install a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
Stub Streets That Are Not Extending
The applicant is proposing to construct an emergency access/pedestrian path (rather than a stub
street) that will connect this subdivision with Briarwood Subdivision. The applicant is proposing to
construct an emergency access/pedestrian path due to the fact that Briarwood Drive is "technically"
not a stub street. Briarwood Drive was platted in 1968 as a part of Briarwood Subdivision (see the
attached subdivision plat). As a part of the plat, the right-of-way extends to the property line (but only
abuts the property line for approximately 20 -feet). District policy requires a minimum of 40 -feet of
right-of-way and a minimum of 24 -feet of pavement for a roadway to be utilized by the public. Due to
the fact that the applicant is unable to meet the minimum requirements of the District and the fact that
the applicant is proposing to construct an emergency access/pedestrian path to provide for
pedestrian connectivity. There is currently a very large Maple tree that is located at the terminus of
Briarwood Drive directly in the center of the Briarwood Drive right-of-way. The City of Meridian is
supportive of the path, but is concerned that if an emergency access is constructed the tree would be
removed. Due to the fact that there is concern for the existing Maple tree, the City of Meridian would
like the path to be re -designed in order to save the existing tree that is located at the terminus of
Briarwood Drive. Staff recommends that a pedestrian pathway be constructed to connect the
Briarwood Subdivision to this development, as proposed. Staff would also like to provide the
Briarwood Subdivision with a secondary emergency access, but staff believes that the City of
Meridian should decide whether or not an emergency access is appropriate in this location.
The applicant is not proposing to extend a stub street from the east property line located
approximately 320 -feet north of Granger Street. The applicant is not proposing to extend this stub
street due to the fact that the 3.08 -acres site (Lot 1 Block 12) is proposed to remain in its current
configuration. When Lot 1 Block 12 develops in the future, the stub street will be required to be
extended.
5. Turn Lanes
According to the submitted traffic study, a center turn lane is needed on Cloverdale Road to
accommodate the traffic that will be turning on to Granger Street. Cloverdale Road is in the District's
Five Year Work Program and Capital Improvements Plan to be constructed as a 3 -lane roadway in
2011 to 2015. The applicant should be required to construct a left turn lane on Cloverdale Road at
the intersection of Cloverdale Road and Granger Street if the warrants are met prior to the District's
reconstruction of Cloverdale Road. According to the traffic impact study, the warrants are met at lot
number 242. Before the applicant is issued a building permit for lot 242, the applicant should install
the center turn lane on Cloverdale Road.
According to the submitted traffic study, a special right -turn radius is needed on Ustick Road into the
site at both Duane Drive and Grenadier Way. The applicant should coordinate the timing and the
design of the right -turn radii with the District's Traffic Services Staff.
W
6. Islands/Medians
District policy 7202.7 and 7207.5 requires 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. The applicant should also be required to provide a
minimum of a 21 -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 an island/median within the public right-of-way of North
Grenadier Way (near the intersection of Ustick Road). The applicant should provide a minimum of a
21 -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.
Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should
be owned and maintained by a homeowners association.
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 five cul-de-sac turnarounds without center islands within the
subdivision. The applicant should provide a minimum turning radius of 45 -feet.
8. Right -of -Way Exchange
Granger Street (40 -feet of right-of-way) currently extends from the subjects property's east property
line and extends to the east property line of The Perkins Brown Subdivision. (see the attached right-
of-way map)
There is also 20 -feet of right-of-way abutting the Perkins Brown Subdivision that begins at Granger
Street and extends north for approximately 660 -feet. (see the attached right-of-way map)
The applicant has requested that the District consider a right-of-way exchange for the existing right-
of-way within the parameters of the proposed subdivision. The Commission will be seeing this item in
the future in order to begin discussion on whether or not a right-of-way exchange is appropriate for
this development.
The applicant will be required to vacate the existing right-of-way, exchange the existing right-of-way,
or improve the existing right-of-way within the proposed development (a portion of Granger Street
and a 20 -foot strip that abuts the Perkins Brown Subdivision's east property line). Staff recommends
that the applicant exchange the existing right-of-way (for Ustick Road right-of-way). This report is
written assuming that the applicant will successfully exchange the existing right-of-way. If the
Commission chooses to not complete a right-of-way exchange, the applicant should submit a revised
site plan to the District for review and comment.
9. Chokers
On November 5, 2003, the Commission required the applicant to construct chokers on the north side
of Palm Street at the intersection of Duane Drive. The chokers are intended to function as a traffic
10
claming device and slow vehicles that would enter and exit Duane Drive (when a future connection
was made). The chokers should provide for a reduced street section to function properly.
10. Other Access
Ustick Road is classified as a minor arterial. Other than the access point that has been specifically
approved with this application, direct lot access to Ustick Road is prohibited.
C. Site Specific Conditions of Approval
The Board of Commissioners authorizes the expenditure of available collected impact fees for the
purchase of right-of-way dedicated by the applicant, with the applicant constructing a sidewalk as
described below. However, if funds cannot be secured, the applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development
project) an additional 23- feet of right-of-way along Ustick Road, and construct a minimum 5 -
foot wide concrete sidewalk along Ustick Road, located a minimum of 23 -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, located a minimum of 23 -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, located at the back edge of the existing right-of-way. Accomplish
all necessary adjustments to properly accommodate existing drainage and utilities.
2. Construct the main entrance, North Grenadier Way, to intersect Ustick Road approximately 370 -feet
east of the west property line, as proposed. This roadway shall align with an existing roadway that is
located on the north side of Ustick Road.
3. Construct North Grenadier Way and East Granger Street as residential collectors, but believes that
these roadways should be constructed as 36 -foot street sections with vertical curb, gutter and 4 -foot
detached concrete sidewalk (or a 5 -foot attached concrete sidewalk).
4. Construct the remainder of the internal roadways as 36 -foot street sections with rolled curb, gutter
and 5 -foot attached concrete sidewalks, as proposed.
5. Extend Granger Street from the east property line approximately 640 -feet north of the south property
line, as proposed.
6. Extend East Palm Street from the east property line approximately 440 -feet north of the south
property line, as proposed.
7. Install swinging gate at the connection of Duane Drive and Palm Street for the present time.
construct a pedestrian/bicycle pathway that connects the improvements on Duane Drive (south of the
gate) to the 24 -feet of pavement that exists (north of the gate).
****The gate will be removed when a formal request (by anyone ie the City of Meridian, a citizen, a
the developer, a resident of the Perkins Brown Subdivision, etc.) is received by the District to open
Duane Drive (public right-of-way).
11
8. Construct a stub street (East Palm Street) to the west property line approximately 500 -feet north of
the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
9. Construct a stub street tot eh south property line approximately 900 -feet east of the west property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
10. Construct a stub street to the 5 -acre out parcel that is located at the south property line, as proposed.
Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
11. Construct a stub street to the north property line approximately 100 -feet west of the east property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
12. Construct a pedestrian path (rather than a stub street) that will connect this subdivision with
Briarwood Subdivision, as proposed.
13. Before a building permit is issued for lot 242, install the center turn lane on Cloverdale Road at the
intersection of Cloverdale Road and Granger Street if the warrants are met prior to the District's
reconstruction of Cloverdale Road.
14. Coordinate the timing and the design of the right -turn radii on Ustick Road into the site at both Duane
Drive and Grenadier Way with the District's Traffic Services Staff.
15. Construct an island/median within the public right-of-way of North Grenadier Way (near the
intersection of Ustick Road), as proposed. Provide a minimum of a 21 -foot street section on either
side of any proposed center islands within the turnarounds. Construct the island/median to be a
minimum of 4 -feet wide to total a minimum of a 100 -square foot area. Any proposed landscape
islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained
by a homeowners association.
16. Construct five cul-de-sac turnarounds without center islands within the subdivision, as proposed.
Provide a minimum turning radius of 45 -feet.
17. Construct chokers on the north side of Palm Street at the intersection of Duane Drive to provide for a
reduced street section.
18. Vacate the existing right-of-way, exchange the existing right-of-way, or improve the existing right-of-
way within the proposed development (a portion of Granger Street and a 20 -foot strip that abuts the
Perkins Brown Subdivision's east property line).
19. Deter all construction traffic Duane Drive, as no construction traffic should utilize Duane Drive.
20. Other than the access point that has been specifically approved with this application, direct lot access
to Ustick Road is prohibited.
21. Comply with all Standard Conditions of Approval
12
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.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
13
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. Request for Reconsideration Guidelines
3. Site Plan Depicting Stub Streets and Street Sections
4. Proposed Preliminary Plat
5. Briarwood Subdivision — Preliminary Plat
6. Perkins Brown Subdivision — Preliminary Plat
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
14
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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Ada County Highway District
Right -of -Way & Development Department
Planning Review Division
This application requires Commission action due to the size of the development. This item was on the
regular agenda on November 5, 2003 at 6.30 pm. Tech Review for this item was held with the applicant on
Thursday August 28, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff
contact: Andrea N. Tuning, 208 -387 -6177 -phone, 208 -387 -6393 -fax, atuning(@achd.ada id us
File Numbers: Red Feather Estates #2/MPP03-024/MAZ03-021/MCUP03-041
Site address: 4036 East Granger Street
Applicant: Packard Estates Development
6223 North Discovery Way, Suite 120
Boise, Idaho 83713
Representative: Engineering Solutions
Becky McKay
150 EastAikens Street, Suite B
Eagle, Idaho 83616
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 302 -lot single-family residential subdivision on 90.29 acres.
The site is currently zoned RUT and is proposed to be rezoned to R-8. The site is located on the south side
of Ustick Road approximately ''/z of a mile west of Cloverdale Road.
Acreage: 90.29 -acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 302 -lots
Common Lots: 28 -lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 2,890 additional vehicle trips per day (0
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. Site Information: The site consists of 6 -parcels with one single-family residential home.
4. Description of Adjacent Surrounding Area:
a. North: Providence Subdivision and an 11.5 -acre church site
b. South: Clover Meadows Subdivision and a commercial turf farm that is used as the PAL
soccer fields
c. East: Single-family residences (Red Feather Subdivision #1, Dawson Meadows Subdivision,
Briarwood Subdivision and a 1.0 -acre site and a 2.95 -acre site)
d. West: Perkins Brown Subdivision (single-family residential subdivision) and a 21.34 -acre
site with a single-family residence
6. Impacted Roadways
Ustick Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Cloverdale Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Briarwood Drive
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Granger Street
913 -feet
Minor Arterial
West of Cloverdale Road was 6-20-02
East of Eagle Road was 9,926 on 4-5-00
Currently better than "C
40 MPH
None
Minor Arterial
South of Ustick Road was 13,356 on 6-20-02
Currently "D"
35 MPH
20 -feet
Local
Not available
20 MPH
Frontage: 50 -feet
Functional Street Classification: Residential Collector
Traffic count: Not available
Speed limit: 25 MPH
2
Duane Drive
Frontage:
50 -feet
Functional Street Classification:
Local
Traffic count:
Not available
Speed limit:
20 MPH
7. Traffic Impact Study: A traffic impact study was required with this application. The study was
completed by Washington Group International and the following is a summary of the findings:
• The proposed development is projected to generate an average daily traffic (ADT) of 3,015
vehicles per day (vpd), of which 318 vehicles per hour (vph).
• As a result of the site build -out, traffic on the vicinity roadways is expected to increase as follows:
traffic on Ustick Road west of Duane Drive may increase by 905 vpd; traffic on Ustick Road east
of Grenadier Way may increase by 874 vpd; traffic on Cloverdale Road north of Granger Street
may increase by 332 vpd; traffic on Cloverdale Road south of Granger Street may increase by
905 vpd.
• The overall intersection of Ustick Road and Cloverdale Road is currently operating at a LOS E
with a delay of 56 second per vehicles. At build -out of the Red Feather Estates No. 2 site, the
intersection is projected to continue operating at LOS E with a delay of 70 seconds per vehicle.
• The overall intersection of Cloverdale Road and Fairview Avenue is currently operating at a LOS
F with a delay of 112 seconds. At build -out of the Red Feather Estates No. 2 site, the intersection
is projected to continue operating at LOS F with a delay of 112 seconds per vehicle. No
significant change is seen due to the improvements made to Cloverdale Road.
• The Duane Drive approach is currently operating at a LOS B with a delay of 12 seconds. At build-
out of the Red Feather Estates No. 2 site, Duane Drive approaches are projected to operate at
LOS C or better with a delay of 20 seconds per vehicle or better.
At build -out of the Redfeather Estates No. 2 site, the Grenadier Way approach is projected to
operate at LOS C or better with a delay of 25 seconds per vehicle or better.
• The Granger Street approach is currently operating at LOS C with a delay of 21 seconds per
vehicle. At build out of the Redfeather Estates No. 2 site, the Granger Street approach is
projected to operate at LOS B with a delay of 14 seconds. The significant improvement in the
Level of service of the approach is due to the addition of a two-way left -turn lane on Cloverdale.
• Cloverdale Road requires a special left -turn lane for traffic turning into the site at the Granger
access intersection. A two-way left -turn lane will be provided as outlines in the Five Year Work
Program.
Ustick Road requires a special right -turn radius into the site at both Duane Drive and Grenadier
Way.. Cloverdale Road requires a right turn taper into the site at the east access intersection of
Granger Street.
Most of the internal streets have daily traffic projections lower than 1,000 vpd. Grenadier Way
has a traffic projections of 1,650 vpd, as shown in Figure 6, but has no front -on housing. Duane
Drive does not exceed the 1,000 vpd limit for front -on housing. None of the internal streets with
front -on housing exceed 1,000 vpd. Access to the residential lots should be designed in
accordance with ACHD's access requirements.
• None of the site access intersections meets the peak hour signal warrant for the 2012 build -out.
• At the site build -out, Ustick Road/Cloverdale Road will operate at an unacceptable level of
service. Capacity analysis shows Ustick Road will require additional through lanes on both east
and west approached to operate at LOS D (existing configuration yields LOS E). A detailed
analysis should be conducted before designs of the Ustick Road/Cloverdale Road intersection to
determine if additional through lanes are necessary.
• At the site build -out, Cloverdale Road/Fairview Avenue will operate at an unacceptable Level of
service. Capacity analysis shows a significant improvement with the implementation of right turn
lanes on Fairview Avenue. A detailed analysis should be conducted before design of Cloverdale
Road/Fairview Avenue intersection to determine if right turn lanes are necessary.
• All site access intersections will operate at acceptable levels of service conditions under the
proposed design.
• Within the site, Palm Street ties into Redfeather Estates No. 1, and an emergency access point
exists through Block 12, Lot 5 to Briarwood Drive.
• All site access locations meet the ACHD's policy requirements.
Staff Analysis:
The traffic study assumed 315 single-family homes. The application calls for 302 single-family
homes. The difference would be a reduction of estimated daily trips from 3,015 to 2,890, and a peak
hour estimate from 318 to 305. This difference equates to just under 5% fewer trips and is actually
more conservative of an estimate.
The traffic study also points out that if the Ustick Road and Cloverdale Road intersection is improved
to a 5X5 intersection, the LOS estimate for 2012 could improve to a LOS D. Cloverdale is in the PD
phase of the FYWP for widening to a five -lane section from Fairview to Ustick.
The Cloverdale Road and Fairview Road intersection is currently included in the FYWP as a PD
project. This project would include major reconstruction of the intersection. This could also include a
possible alignment shift to minimize the impacts to the cemetery.
The traffic study indicates that Cloverdale Road requires a right turn taper into the site at the east
access intersection of Granger Street, but the site does not appear that the warrants are met for the
taper to be installed.
The traffic study indicates that Ustick Road requires a special right -turn radius into the site at both
Duane Drive and Grenadier Way. The applicant should coordinate the design and the timing of the
right -turn radii.
8. Roadway Improvements Adjacent To and Near the Site
Ustick Road is currently improved with 3 -traffic lanes with no curb, gutter or sidewalk abutting the site.
There is sidewalk on the north side of Ustick Road that was constructed as a part of Providence
Place Subdivision.
Ig
Granger Street is currently improved with 24 -feet of pavement with vertical curb, gutter and 5 -foot
concrete sidewalk located on the north side.
Duane Drive is currently improved with 24 -feet of pavement with no curb, gutter or sidewalk. There
are a number of encroachments in the right-of-way on Duane Drive. The encroachments include:
mailboxes, landscaping, sprinkler systems, etc.
9. Existing Right -of -Way
Ustick Road currently has a total of 50 to 73 -feet of right-of-way (25 -feet from centerline) abutting the
site.
Duane Drive currently has a total of 50 -feet of right-of-way (25 -feet from centerline) abutting the site.
Granger Street currently has a total of 50 -feet of right-of-way (25 -feet from centerline) abutting the
site. Granger has 40 -feet of right-of-way (20 -feet from centerline) through a portion 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
Cloverdale Road (between Fairview Avenue and Ustick Road) is included in the District's Five Year
Work program and Capital Improvements Plan. Cloverdale Road is anticipated to be constructed as
a 5 -lane roadway with curb, gutter and sidewalks.
Ustick Road (between Cloverdale Road and Eagle Road) is not included within the District's Five
Year Work Program but is included in the District's Capital Improvements Plan. Ustick Road is
anticipated to become a 5 -lane roadway with curb, gutter and sidewalks.
12. Other Development in Area
On January 9, 2002, the District approved Dawson Meadows Subdivision. Dawson Meadows
Subdivision was proposed to be a 76 -lot single-family residential subdivision located directly to the
east of this site. This development is currently in construction and is nearing build out.
On May 9, 2003, the District approved Red Feather Estates #1. Red Feather Estates was proposed
to be a 67 -lot single-family residential subdivision. This development has not begun construction.
13. Commission Action
On November 12, 2003, the Commission heard testimony from staff as well as a number of residents
in the Perkins Brown Subdivision. The Commission acted on Red Feather Estates #land required
the applicant to:
• Shift the stub street to the west (Palm Street) to the south to provide a circuitous route to
Duane Drive.
• Construct chokers (bulb -outs) at the intersection of Palm Street and Duane Drive to slow
vehicles that would enter and exit Duane Drive (when a future connection was made). The
chokers should provide for a reduced street section.
• Install swinging gate at the connection of Duane Drive and Palm Street for the present time.
The gate will be removed when a formal request is received by the District to open Duane
Drive (public right-of-way).
• Construct a pedestrian/bicycle pathway that will connect to the improvements on Duane Drive
(south of the gate) to the 24 -feet of pavement that exists (north of the gate).
• Deter all construction traffic Duane Drive.
5
B. Findings for Consideration
Right -of -Way and Sidewalk
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.
District policy requires 5 -foot wide (minimum) concrete sidewalk on all collector roadways and arterial
roadways (7204.6.5).
Ustick Road
Ustick Road is not listed as a proposed project in the District's currently adopted Five -Year Work
Program, but is in the currently adopted 20 -year Capital Improvements Plan. As such, the applicant
may receive reimbursement for dedicated right-of-way from available collected impact fees.
The Board of Commissioners authorizes the expenditure of available collected impact fees for the
purchase of right-of-way dedicated by the applicant, with the applicant constructing a sidewalk as
described below. However, if funds cannot be secured, the applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development project)
an additional 23- feet of right-of-way along Ustick Road, and construct a minimum 5 -foot wide
concrete sidewalk along Ustick Road, located a minimum of 23 -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, located a minimum of 23 -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, 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 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 150 -feet from a
residential collector 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 the main entrance, North Grenadier Way, to intersect Ustick
Road approximately 370 -feet east of the west property line. This roadway is proposed to align with
an existing roadway that is located on the north side of Ustick Road. This roadway location meets
District policy and should be approved with this application.
All of the internal roadways meet minimum offset that have been established by District policy and
should be approved with this application.
0
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.
Residential Collectors - North Grenadier Way and East Granger Street (from the east property line
to Grenadier Way)
The applicant is proposing to construct North Grenadier Way and East Granger Street as residential
collectors. The applicant is proposing to construct these residential collectors as 36 -foot street
sections with rolled curb, gutter and 4 -foot concrete sidewalks that are detached form the curb by a 5 -
foot landscape strip within 50 -feet of right-of-way. Staff is supportive of the applicant's proposal to
construct North Grenadier Way and East Granger Street as residential collectors, but believes that
these roadways should be constructed as 36 -foot street sections with vertical curb, gutter and 4 -foot
detached concrete sidewalk (or a 5 -foot attached concrete sidewalk). Parking and front -on housing
will be prohibited on these roadways. Direct lot access to these roadways shall prohibited with the
exception of the Lot 1 Block 2 (to utilize the existing driveway) and the proposed clubhouse (which
should be allowed one driveway).
Local Streets — The remainder of the internal roadways
The applicant is proposing to construct the remainder of the internal roadways as standard local
roadways. The applicant has proposed to construct the local roads as 36 -foot street sections with
rolled curb, gutter and 5 -foot attached concrete sidewalks. This street section meets District policy
and should be approved with this application.
East Granger Drive is located within the proposed subdivision and is not a part of the out parcel that
is located on the south property line.
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".
Stub streets are an essential component in any community. Stub streets provide secondary access
for emergency services, eliminate multiple access points to major roadways (collector and arterial
roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of
community in the area.
The Extenslon of Existing (or proposed) Stub Streets
The applicant is proposing to extend three stub streets.
7
The applicant is proposing to extend Granger Street from the east property line approximately 640 -
feet north of the south property line. District staff is supportive of the extension of Granger Street due
to the fact that stub streets are an essential component in any community. Stub streets provide
secondary access for emergency services, eliminate multiple access points to major roadways
(collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can
increase the sense of community in the area.
The applicant is proposing to extend East Palm Street from the east property line approximately 440 -
feet north of the south property line. District staff is supportive of the extension of East Palm Street
due to the fact that stub streets are an essential component in any community. Stub streets provide
secondary access for emergency services, eliminate multiple access points to major roadways
(collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can
increase the sense of community in the area.
The applicant is proposing to extend Duane Drive from the north property line approximately 640 -feet
east of the west property line. The Commission required the install swinging gate at the connection
of Duane Drive and Palm Street for the present time. The gate will be removed when a formal
request (by anyone is the City of Meridian, a citizen, a the developer, a resident of the Perkins Brown
Subdivision, etc.) is received by the District to open Duane Drive (public right-of-way). The
Commission also required the applicant to construct a pedestrian/bicycle pathway that will connect to
the improvements on Duane Drive (south of the gate) to the 24 -feet of pavement that exists (north of
the gate).
New Stub Streets
The applicant is proposing to construct four new stub streets to the surrounding parcels.
The applicant originally proposed to construct a stub street (East Palm Street) to the west property
line approximately 500 -feet north of the south property line. The Commission requested that the
applicant shift the stub street to the south to provide a more circuitous route to Duane Drive and deter
traffic from utilizing Duane Drive in the future. Staff is supportive of the applicant shifting the stub
street to the south due to the fact that this roadway will continue to stub to the 21.34 -acre site that will
likely redevelop in the near future. Due to the fact that this stub street is proposed to be less than 1 -
lot in depth and less than 150 -feet in depth, the applicant will not be required to provide a temporary
turnaround. The applicant will be required to install 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 to the south property line approximately 900 -feet
east of the west property line. Staff is supportive of the location of this stub street due to the fact that
this roadway will stub to a 157 -acre site that will likely redevelop in the near future. Due to the fact
that this stub street is proposed to be less than 1 -lot in depth and less than 150 -feet in depth, the
applicant will not be required to provide a temporary turnaround. The applicant will be required to
install 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 to the 5 -acre out parcel that is located at the
south property line. The stub street is anticipated to stub to the out parcels west property line
approximately 110 -feet north of the south property line. Staff is supportive of the location of this stub
street due to the fact that this roadway will stub to a 5 -acre site that will likely redevelop in the near
future. Due to the fact that this stub street is proposed to be less than 1 -lot in depth and less than
150 -feet in depth, the applicant will not be required to provide a temporary turnaround. The applicant
will be required to install 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 to the north property line approximately 100 -feet
west of the east property line. Staff is supportive of the location of this stub street due to the fact that
this roadway will stub to a 2.95 -acre site that will likely redevelop in the near future. Due to the fact
that this stub street is proposed to be less than 1 -lot in depth and less than 150 -feet in depth, the
applicant will not be required to provide a temporary turnaround. The applicant will be required to
install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
Stub Streets That Are Not Extending
The applicant is proposing to construct an emergency access/pedestrian path (rather than a stub
street) that will connect this subdivision with Briarwood Subdivision. The applicant is proposing to
construct an emergency access/pedestrian path due to the fact that Briarwood Drive is "technically"
not a stub street. Briarwood Drive was platted in 1968 as a part of Briarwood Subdivision (see the
attached subdivision plat). As a part of the plat, the right-of-way extends to the property line (but only
abuts the property line for approximately 20 -feet). District policy requires a minimum of 40 -feet of
right-of-way and a minimum of 24 -feet of pavement for a roadway to be utilized by the public. Due to
the fact that the applicant is unable to meet the minimum requirements of the District and the fact that
the applicant is proposing to construct an emergency access/pedestrian path to provide for
pedestrian connectivity. There is currently a very large Maple tree that is located at the terminus of
Briarwood Drive directly in the center of the Briarwood Drive right-of-way. The City of Meridian is
supportive of the path, but is concerned that if an emergency access is constructed the tree would be
removed. Due to the fact that there is concern for the existing Maple tree, the City of Meridian would
like the path to be re -designed in order to save the existing tree that is located at the terminus of
Briarwood Drive. Staff recommends that a pedestrian pathway be constructed to connect the
Briarwood Subdivision to this development, as proposed. Staff would also like to provide the
Briarwood Subdivision with a secondary emergency access, but staff believes that the City of
Meridian should decide whether or not an emergency access is appropriate in this location.
The applicant is not proposing to extend a stub street from the east property line located
approximately 320 -feet north of Granger Street. The applicant is not proposing to extend this stub
street due to the fact that the 3.08 -acres site (Lot 1 Block 12) is proposed to remain in its current
configuration. When Lot 1 Block 12 develops in the future, the stub street will be required to be
extended.
5. Turn Lanes
According to the submitted traffic study, a center turn lane is needed on Cloverdale Road to
accommodate the traffic that will be turning on to Granger Street. Cloverdale Road is in the District's
Five Year Work Program and Capital Improvements Plan to be constructed as a 3 -lane roadway in
2011 to 2015. The applicant should be required to construct a left turn lane on Cloverdale Road at
the intersection of Cloverdale Road and Granger Street if the warrants are met prior to the District's
reconstruction of Cloverdale Road. According to the traffic impact study, the warrants are met at lot
number 242. Before the applicant is issued a building permit for lot 242, the applicant should install
the center turn lane on Cloverdale Road.
According to the submitted traffic study, a special right -turn radius is needed on Ustick Road into the
site at both Duane Drive and Grenadier Way. The applicant should coordinate the timing and the
design of the right -turn radii with the District's Traffic Services Staff.
9
6. Islands/Medians
District policy 7202.7 and 7207.5 requires 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. The applicant should also be required to provide a
minimum of a 21 -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 an island/median within the public right-of-way of North
Grenadier Way (near the intersection of Ustick Road). The applicant should provide a minimum of a
21 -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.
Any proposed landscape islands/medians within the public right-of-way dedicated by this plat should
be owned and maintained by a homeowners association.
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 five cul-de-sac turnarounds without center islands within the
subdivision. The applicant should provide a minimum turning radius of 45 -feet.
8. Right -of -Way Exchange
Granger Street (40 -feet of right-of-way) currently extends from the subjects property's east property
line and extends to the east property line of The Perkins Brown Subdivision. (see the attached right-
of-way map)
There is also 20 -feet of right-of-way abutting the Perkins Brown Subdivision that begins at Granger
Street and extends north for approximately 660 -feet. (see the attached right-of-way map)
The applicant has requested that the District consider a right-of-way exchange for the existing right-
of-way within the parameters of the proposed subdivision. The Commission will be seeing this item in
the future in order to begin discussion on whether or not a right-of-way exchange is appropriate for
this development.
The applicant will be required to vacate the existing right-of-way, exchange the existing right-of-way,
or improve the existing right-of-way within the proposed development (a portion of Granger Street
and a 20 -foot strip that abuts the Perkins Brown Subdivision's east property line). Staff recommends
that the applicant exchange the existing right-of-way (for Ustick Road right-of-way). This report is
written assuming that the applicant will successfully exchange the existing right-of-way. If the
Commission chooses to not complete a right-of-way exchange, the applicant should submit a revised
site plan to the District for review and comment.
9. Chokers
On November 5, 2003, the Commission required the applicant to construct chokers on the north side
of Palm Street at the intersection of Duane Drive. The chokers are intended to function as a traffic
10
claming device and slow vehicles that would enter and exit Duane Drive (when a future connection
was made). The chokers should provide for a reduced street section to function properly.
10. Other Access
Ustick Road is classified as a minor arterial. Other than the access point that has been specifically
approved with this application, direct lot access to Ustick Road is prohibited.
C. Site Specific Conditions of Approval
1. The Board of Commissioners authorizes the expenditure of available collected impact fees for the
purchase of right-of-way dedicated by the applicant, with the applicant constructing a sidewalk as
described below. However, if funds cannot be secured, the applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development
project) an additional 23- feet of right-of-way along Ustick Road, and construct a minimum 5 -
foot wide concrete sidewalk along Ustick Road, located a minimum of 23 -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, located a minimum of 23 -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, located at the back edge of the existing right-of-way. Accomplish
all necessary adjustments to properly accommodate existing drainage and utilities.
2. Construct the main entrance, North Grenadier Way, to intersect Ustick Road approximately 370 -feet
east of the west property line, as proposed. This roadway shall align with an existing roadway that is
located on the north side of Ustick Road.
3. Construct North Grenadier Way and East Granger Street as residential collectors, but believes that
these roadways should be constructed as 36 -foot street sections with vertical curb, gutter and 4 -foot
detached concrete sidewalk (or a 5 -foot attached concrete sidewalk).
4. Construct the remainder of the internal roadways as 36 -foot street sections with rolled curb, gutter
and 5 -foot attached concrete sidewalks, as proposed.
5. Extend Granger Street from the east property line approximately 640 -feet north of the south property
line, as proposed.
6. Extend East Palm Street from the east property line approximately 440 -feet north of the south
property line, as proposed.
Install swinging gate at the connection of Duane Drive and Palm Street for the present time.
construct a pedestrian/bicycle pathway that connects the improvements on Duane Drive (south of the
gate) to the 24 -feet of pavement that exists (north of the gate).
"`*The gate will be removed when a formal request (by anyone ie the City of Meridian, a citizen, a
the developer, a resident of the Perkins Brown Subdivision, etc.) is received by the District to open
Duane Drive (public right-of-way).
11
8. Construct a stub street (East Palm Street) to the west property line approximately 500 -feet north of
the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
9. Construct a stub street tot eh south property line approximately 900 -feet east of the west property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
10. Construct a stub street to the 5 -acre out parcel that is located at the south property line, as proposed.
Install a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
11. Construct a stub street to the north property line approximately 100 -feet west of the east property
line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
12. Construct a pedestrian path (rather than a stub street) that will connect this subdivision with
Briarwood Subdivision, as proposed.
13. Before a building permit is issued for lot 242, install the center tum lane on Cloverdale Road at the
intersection of Cloverdale Road and Granger Street if the warrants are met prior to the District's
reconstruction of Cloverdale Road.
14. Coordinate the timing and the design of the right -turn radii on Ustick Road into the site at both Duane
Drive and Grenadier Way with the District's Traffic Services Staff.
15. Construct an island/median within the public right-of-way of North Grenadier Way (near the
intersection of Ustick Road), as proposed. Provide a minimum of a 21 -foot street section on either
side of any proposed center islands within the turnarounds. Construct the island/median to be a
minimum of 4 -feet wide to total a minimum of a 100 -square foot area. Any proposed landscape
islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained
by a homeowners association.
16. Construct five cul-de-sac turnarounds without center islands within the subdivision, as proposed.
Provide a minimum turning radius of 45 -feet.
17. Construct chokers on the north side of Palm Street at the intersection of Duane Drive to provide for a
reduced street section.
18. Vacate the existing right-of-way, exchange the existing right-of-way, or improve the existing right-of-
way within the proposed development (a portion of Granger Street and a 20 -foot strip that abuts the
Perkins Brown Subdivision's east property line).
19. Deter all construction traffic Duane Drive, as no construction traffic should utilize Duane Drive.
20. Other than the access point that has been specifically approved with this application, direct lot access
to Ustick Road is prohibited.
21. Comply with all Standard Conditions of Approval.
12
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.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
13
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. Request for Reconsideration Guidelines
3. Site Plan Depicting Stub Streets and Street Sections
4. Proposed Preliminary Plat
5. Briarwood Subdivision — Preliminary Plat
6. Perkins Brown Subdivision — Preliminary Plat
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
14
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
15
t
Sharon Smith
From: Brad Hawkins -Clark [hawkinsb@meridiancity.orgj
Sent: Monday, November 17, 2003 8:52 AM
To: 'Sharon Smith (E-mail)'; greent@ci.meridian.id.us
Subject: FW: Red Feather Estates
Red Feather
Estates #2.doc
Hi Sharon and Tara,
In case you don't receive a revised hard copy of the ACHD report for
Readfeather 42 by mail, here's an electronic version that could be
copied for the 12-4 hearing.
Brad
-----Original Message -----
From: Andrea Tuning [mailtc:ATuning@achd.ada.id.us]
Sent: Friday, November 14, 2003 10:58 AM
To: hawkinsb@meridiancity.org
Subject: Re: Red Feather Estates
Red Feather is now complete. The final report is attached but the
executive summary is:
The Commission acted on Red Feather Estates #2 and required the
applicant to:
Shift the stub street to the west (Palm Street) to the south to
provide a circuitous route to Duane Drive.
• Construct chokers (bulb -outs) at the intersection of Palm Street
and Duane Drive to slow vehicles that would
enter and exit Duane Drive (when a future connection
was made). The chokers should provide for a reduced
street section.
• Install swinging gate at the connection of Duane Drive and Palm
Street for the present time.
The gate will be removed when a formal request is
received by the District(the request can be by anyone ie
the City, ACRD, citizen, etc.) to open Duane Drive
(public right-of-way). Deter all construction traffic Duane
Drive.
• Construct a pedestrian/bicycle pathway that will connect to the
improvements on Duane Drive (south of the
the gate). gate) to the 24 -feet of pavement that exists (north of
Let me know if you have questions!
>>> "Brad Hawkins -Clark" <hawkinsb@meridiancity.org> 11/14/2003 9:30:38
AM >>>
Good morning, Andrea.
I just got the word that ACHD's public hearing on Red Feather was 11/5.
Wasn't this supposed to be 11/19? At any rate, the report we received
yesterday is now final, correct?
Thanks,
Brad
1
MAYOR
Robert D. Corrie
CITY COUNCIL MEMBERS
Tammy de Weerd
William L. M, Nary
Cherie McCandless
Keith Bird
�Q CITY OF"=
ll IDAHO
LEGALDEPARTMENT
(208) 466-9272 • FAX 466-4405
PARKS & RECREATION
(208) 888-3579 • Pax 898-5501
PUBLIC WORKS
(208) 898-5500 • Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 • Fax 887-1297
PLANNING & ZONING
(2091
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Offir,
Attn: Will Berg, City Clerk, by:
T
November 26
ransmlttal Date: November 21, 2003
File No.: PP 03-024 Hearing Date: December 4, 2003
Request: Revised Plats -- Redfeather Estates Subdivision No. 2
By: Packard Estates Development, LLC
Location of property or Project: south of East Ustick Road and east of North Eagle Road
2003
David Zaremba, P/Z (No VAR vac, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, PIZ (No VAR, VAC, FP)
Michael Rohm, PIZ (No VAR, VAC, FP)
Keith Borup, P/Z (No VAR, VAC, FP)
Robert Come, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith Bird, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
Iity Planner
Parks Department
33 EAS
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
Idaho Power Co. (FPiPPonly)
U.S. West (FRIPP only)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FPrPPonly)
Idaho Transportation Department (No FP)
Ada County (Annexaffon only)
Ada County Land Records (FPiPP only)
Meridian Development Corporation
Historical Preservation Commission
--' -
RECEIVED
NOV Z5 2003
rof Meridian
Clerk Office
T 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
MAYOR
ROBERT D. CORRIE
LI
as
EN W. Bowerzs
WILLIAM LAM, NARY
K01 H BIRD
DFI'L f ' L IIIF I-- I.IRIr i I V. Simi-lSi
TAMMY DL WEERDPAY
CHERIE MCCAM)1.ESS
IOSIIHSILVA
RURAL MRC COMMISSIONERS
DEI'UT}]R,AINIMI
RICHARDGREENE
" • `%� (.Z �L "
n 1 IOIi,vSON
TERRY LEIGHTON
� ❑> SHO =
'-
"IDI �L I 1RIitl ko' J
STEVE ELLIOTT
ti '`:
(\'I crl[I Ip 5164'
Rim.'r. f.\r4f 3:t.+i'
I,II II S`S 7ZJ�l
S9fi1'
CITY/RURAL FIRE
FiLi tN)N) $9�.o "9()MERIDIAN
All DEPARTMEDIT
August 28, 2003
TO: Mayor, City Council and the Meridian Planning & Zoning Commission
FROM: Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Redfeather Estates Subdivision No. 2- Revised
The following will be the requirements and/or concerns to provide minim
protection for the proposed project: um levels of fire
1. One and two family dwellings will require a fire -flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire project. Fire hydrants shall be
placed an average of 400' apart.
2. Acceptance of the water supply for fire protection
Water Department. will be by the Meridian
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department which will be submitted to the Public Works Department. All curbing
in front of fire hydrants shall be painted red for 10' on each side of the installation.
4. All roads shall have a turning radius of 28' inside and 48' outside.
5. Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
6. The phasing plan may require that any roadway greater than 150' in length that is not
provided with an outlet shall be required to have a tum around.
7. The proposed 302 -lot subdivision with an estimated 2.9 residents per household would
have a total estimated population of 875 residents at build out. The Meridian Fire
Department has experienced 2069 responses in the year 2000 and 2251 calls for service
in 2001. 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.
8. The fire department requests that any future signalization installed as the result of
the development of this project be equipped with l7pticom Sensors to ensure a safe
and efficient response by fire and emergency medical service vehicles. This cost of
this installation is to be borne by the developer.
9. It is requested that Duane Dr. be connected with full width street to provide
secondary access for the project.
4F,CEIVF ; ?
CITY OF MERIDIAN
PUBLIC HEARING CPfYOFx'r:._...
SIGN-UP SHEET
DATE December 4, 2003 ITEM # 5
PROJECT NUMBER PP 03-024
PROJECT NAME Redfeather Estates Subdivision No. 2
F� NAME (PLEASE PRINT) FOR IAGAINSTINEUTRAL I
iav�1aTvvan