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HomeMy WebLinkAboutRedfeather Estates Sub No.2 CUPDecember 1, 2003 CUP 03-041 MERIDIAN PLANNING & ZONING MEETING December 4, 2003 APPLICANT Packard Estates Development, LLC ITEM NO. 6 REQUEST Continued Public Hearing from October 16, 2003 -Request for CUP for a PD for single fdmily residential use w/reduced setbacks, lot sizes, lot frontages, house sizes, &increased block length for proposed Redfeather Estates Subdivision No. 2 - s/o E. Ustick & e/o N. Eagle Rds 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: See previous item Packet r V~-l.(~ Vl~l V~k~t~l(1~/ C/~ 3~ See attached Comments See attached Comments INTERMOUNTAIN GAS: OTHER: See attached Comments from Engineering Solutions Contacted: Date: ~' ~ ~~ _ ~ rl 'Q ~ Phone: Emailed: .- • • ~ Staff Initials: ~-~ Materials prase T public meeflngs shall become property oP the City of Meridian. E'NGINEER/NG SOLUTIONS~P 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-U21, PP-03-024, and CUP-03-041 Dear Mayor, Council and Commissioners 150 East Aikens 3tree; Suite B Eagle, ID 83616 Pho~: (208) 938-0980 Fax (208)938-0941 E-mail: es-beckym~gwest.net (;iu~ CDi 141t;ridiall ~l~t; Clerk (~Efice= 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 1. Noted. 2. Noted. 3. The applicant will comply. 4. The applicant will comply. 5. The South Slough is proposed to remain open. SITE SPECIFIC CONDITIONS tPRELINIINARY PLA 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:\Docwmenta and Settingalgreant.MERIDIANCII'Y1Loca13ettiuga\Temporary I~ernet Filea'ALKI4BIRecsReaponae2.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, ACHD has required 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 C:10ocuments and Settings\greeM.MERn)IANCITYV..ocal Settings\Temparary Internet Files\OLKI4BIRecsResponse2.doc 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 ACHD 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 (PRELIlI-IINARY PLATT 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), T 1. 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. C:1Dacements end Settings\greent.MERn)IANCrrYVLocel Settings\Temporary Internet Files~ALK14B1ReceResponse2.doc 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 USEI 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 will,comply. 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:\Documanta and Settings\greeld.MERIDIANCII'Y1local SeltivgslTemporaty Lrternat Files\OLK14B\RecsResponse2.doc I~ECEi~TEl~ OCT 2 8 Z00' City of Meridian ~j City Cel~erk Office ~G f~ i~ ~r'1xC ~y~~GOl2 L/Cd~hGC>~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651 4395 FAx # 208-463-0092 Becky McKay Engineering Solutions 150 E. Aiken Street Suite B Eagle ID 83816 23 October, 2003 RE: Redfeather Estates Subdivision No. 1 Dear Becky: Phones: Area Code 208 OFFICE: Nampo 466-7667 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, ~~-~y~-" Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent Board of Directors Laura Burri Gity of Meridian Rider 2 Jeff V. File -Office/Shop r- 11 r r... k;;; -SliiaSl; /2 ~i~.~ict & ~~~ ~Inn~gc>ctia.~c Duztzcett 1503 PIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 4 November, 2003 Racheal Summers Engineering Solutions 150 E. Aikens St., Suite B Eagle ID 83616 RE: Redfeather Estates Dear Racheal: Phones: Area Code 206 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 A dead end line, even on 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 BH/dbg C: Water Superintendent City of Meridian Ted C. File -Office/Shop APPRO%IMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 .,et~* ~~''~, ~ D Ada County Highway District Sherry R. Huber, President Susan S. Eastlake, 1st Vice President 318 East 37th Street Dave Bivens, 2nd Vice President Garden City ID 837146499 David E. Wynkoop, Commissioner Phone (208) 387-6100 John S. Franden, Commissioner FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us November 7, 2003 'p To: Packard Estates Development, LLC RECEIVED 6223 North Discovery Way, Suite 120 NOV 1 7 ~OOy Boise, Idaho 83713 Subject: Red Feather Estates/MPP03-024/MAZ03-021/MCUP03-041 Ci Y CI rSk Off ce Cit 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. 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 ~ ' Ada County Highway District Ltight-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 ThursdayAugust 28, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6977-phone, 208-387-6393-fax, atuninp(t~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 %2 of a mile west of Cloverdale Road. Acreage: 90.29-acres Current Zoning: RUT Proposed Zoning: R_g Buildable Lots: 302-lots Common Lots: 28-lots Vicinity Map A. Findings of Fact 1. 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 asingle-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 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 of 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 fortraffic turning into the site at the Granger access intersection. A iwo-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 intemal 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-tum radius into the site at both Duane Drive and Grenadier Way. The applicant should coordinate the design and the timing of the right-tum 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. 4 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 #2and 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 apedestrian/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-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. 6 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 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 properly 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 apedestrian/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 Sfub Sfreefs 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 tie 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 tumaround. 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 8 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. Brianvood 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 Brianvood Drive directly in the center of the Brianvood 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 Briarvvood 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 Black 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. 7. 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 tumarounds. 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. R1ght-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 aright-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 aright-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 aright-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 applicants 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 approximately440-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 apedestrian/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. 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 ACRD 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. 15 16 ~® N~ENCE P. CE V ft EV6~. NP NPLwTEO •~ - -i' FT63 E a---T-- ~-----__ v i~ Y s• ~ ' _~ I I a ~ YY w .g~~e°_c 'I~j i ~ "___r~ Y ~' •" va ' I Y r .~nrz mnlN I __ ~ Y ~~ I - "3 i x - - B I a $ x I C C- B ' -~ + I ~ ' e- xxe Y~~xi -- ~ tl ' ~--'---~ I -_' o f a ~ a .F 1- • Y y - I~ V I I " - - a - 1[f' V f --- ' - - - - -_--- - ~ ° _~ ~ I L t I - _~ ~i I a - _ - N Y I ~~4I;''' f------------ -- 'y5- I ~i ; ~ y ~ fLa _- a e o L._____________a _?enwNSa~~ _eo. - swm _ _- ~piE __ __ _ __ __~ _~ __ _ __ l ~ •a.~ _____,________ and • • • \ I p • ~ Y~ Yf -§ y,•a - Ipa4 Y~ I I I y Y --~---aE •.uwn.- u -y--o I_______ 2 p~. ~ .. euYYm m..~ • • qip~p i ~~ ~~~/ ppppikQi a~ -31 I r__ ~ __ B 0 • • '~ • eY~+ a _I }s a '-i*. .9 -f • aiilr_ -I__. ``~ Yn x~e j • • s 'iC tl' ~ ~• ^ a-Y -F11iF I > -II- • • a • ~ _ _ -___ x ~ a • a i ~ ~ _ _ - 'x~ ~ y Yxl AT-~ i ~ -- ~----=--- .. 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I@ .` t ~ - gg " • i p• R ~ 1 a `~. ~ ``J - f , ~ ~ e r ~ . a f . fa.; i , a P __ ~ > - L. _ i ~ ez t ea ~S ~. . l a l a 1= , a 'S-~E f ,~~ p., i I ~~r--~1 5 'J/(~~, 1 e 6 Ay u x ~~ `I I ~ '0 ~ovm u~woows ~. I . I •~--• • mss x @ en -p $ e ~ 5 ~DF8A7'E&Q )~'1'ATBS EN6/RfER/N6 '°°` ~ _ i 3 S~UB~DIVISIONi N0. E rurll~i~~ m a ~ ~ ~ a~ Sowvr~ro,aar _ - -- „~ !< PflELMWggiFtAi ~6wE~enen tiYaan~rt ~ ~.°.°., a ~.. pq°q°E~Q ~y ~ ®~ ~ N~u~~•~ w.. s r rr. ~. ar n. hewn ~.~p:~ wn ir.Wa~py9m..e Me.....a a.~sue • • ..~~ E~ ~~ 9 ® fi ~ ~ C~ Q~9 e ~~~ g PIANN6i CAIdTACf ~~rm~~ ®r oneowert, uv i.irr~wrar _____~'.s¢im .___ •aerc ~t c~mw vM.py~p ~p p~ . ~,~ • . 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, atuningCa~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 Raad. 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 1. 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 turt 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 asingle-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 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 Frontage: 20-feet Functional Street Classification: Local Traffic count: Not available Speed limit: 20 MPH Granger Street 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 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 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 a 2, Lot 5 to Brianvood Drive. • All site access locations meet the ACHD's policy requirements. _StaffAnalvsis: 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. 4 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 #2and 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 apedestrian/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-F1B). 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. 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 Extension 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 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 Commission also required the applicant to construct apedestrian/bicyclerp thway that will connect to. the improvements on Duane Drive (south of the gate) to the 24-feet of pavement that exictc r~~hti „a 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- Idt in depth and less than 150-feet in depth, the applicant will not be required to provide a temporary tumaround. 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". Sfub 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 Brianvood 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 propdsed 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. 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 turnarounds. The medians should be constructed a m n mumpof 4feet wide to totalvahminhmum 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. 7. 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 4feet 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. t3. 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 aright-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 ornot aright-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 aright-of-way exchange, the applicant should submit a revised site plan to the District for review and comment. g• 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. 7. Install swinging gate at the connection of Duane Drive and Palm Street for the present time. construct a pedestriaNbicycle 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- waywithin 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 1 • Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that maybe 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), vUhich 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 ACRD 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. 15 16 Sharon Smith From: Brad Hawkins-Clark [hawkinsb@meridiancity.org] S®nt: 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 #2 by mail, here's an electronic version that could be copied for the 12-4 hearing. Brad -----Original Message----- From: Andrea Tuning [mailto:ATuning@achd.ada.id.us] Sent: Friday, November 19, 2D03 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, ACHD, 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 gate) to the 24-feet of pavement that exists (north of the gate). 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 Sept. 15, 2003 CUP 03-041 MERIDIAN PLANNING & ZONING MEETING September 18, 2003 APPLICANT Packard Estates Development, LLC ITEM NO. ~0 REQUEST Public Hearing -Request for a Conditional Use Permit for a Planned Development for single-family residential use with reduced setbacks, lot sizes, lot frontages, house sizes, and increased block length for proposed Redfeather Estates Subdivision No. 2 - s/o E. Ustick and e/o N. Eagle Rds AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CffY 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: COMMENTS ~~ ~fia,~ Cv~>nen~5 See attached Comments See attached Comments See attached Comments See attached Comments Co~~ . Pl ~ orHER: See attached letters from citizens Contacted: Emailed: Date: Staff Initials: Phone: Materials presented at pubBc meetings shall become property of the City of Meridian. HUB OF TREASURE VALLEY MAYOR Robert D. Cowie A Good Place to Live LEGAL DEPAR-GHENT CI"1"Y COUNCIL M CITY OF MERIDIAN `2OS) 466-9z" .Fax 466"°' EMBERS PUBLIC WORKS Tammy de Weerd 33 EAST IDAHO EUILDMG DEPARTMENT xeirh Bird MERIDIAN, IDAHO 83642 (z°s) s9s-ssuo ~ Fax asi-129' Cherie McCandless (208) 888-x433 ~ FAX (208) 887-4813 PLANNING ANU ZONING William L.M. Nary City Clerk Oftice Fax (208) 888-4218 DEPAR"fNIENT (208) 384-5533 ~ FAX 888-6859 STAFF REPORT: P&Z Hearing Date: September 18, 2003 Transmittal Date: September 15, 2003 To: Mayor, City Council and Planning & Zoning Commission rr T~T From: Bruce Freckleton, Senior Engineering Tech ~j~ V ~1 Y ED Brad Hawkins-Clark, Planner III SEP 1 5 Craig Hood, Planner II 2~~3 Re: Redfeather Estates Subdivision #2 CITY OF MERIDIAN CITY CLERK OFFICE Annexation and Rezone of 114.52 Acres from RUT (Rural Urban Transition) to R-8 (Medium Density Residential) for 90.29 Acres and C-G (General Commercial) for 24.23 Acres, by Packard Estates Development, LLC (File No. AZ-03-021). • Preliminary Plat Approval of 302 Building Lots and 28 "Other" Lots on 90.29 Acres in the Proposed R-8 Zone, by Packard Estates Development, LLC (File No. PP-03- 024). • Conditional Use Permit for a Planned Development fora 330 Lot Subdivision on 90.29 Acres to Include Reduced Lot Sizes, Reduced Size of Homes, Reduced Lat 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, cas 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 %z mile east of Eagle Road to approximately mile south of Ustick Road. The land within the p reliminary 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 agriculrilral 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-0}-009; PP-03-019; CUP-03-034 Redfeather Es[ares Sub No2.RZ.CllP.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 Millc 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 ]14.52 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 ]ot size is 5,250 square feet. The applicant is proposing to constrict 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- Citv Requirement Prop osed 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 1,301 sq. ft. minimum Proposed Minimum Area 1,200 sq. ft. minimum Frontage- City Requirement 65' minimum 40' minimum (cul-de-sac) Block Length-Gifu Requirement 500' minimum 1,000' maximum Proposed Minimum Frontage 37' 33' Proposed Lengths Approximately 215' .minimum 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 aze recommending approval of all three applications. However, due to the number 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 aze the current property owners and have submitted notarized consent for Packard Estates Development, LLC to submit the subject A7.-03-D31/CUP-03-041/PP-03-024 Redtea~her Cstales Sub k2.RZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 18, 2003 Page 3 applications. LOCATION 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 '/z 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-1C (Boise City)/Fuhire Church, Zoned R-1C (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-1C (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 aze 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 firture 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-03-02 UCUP-03-04I/PP-03-024 Redfeather Estates Sub N2.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 Planned 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. Recent]y 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 Redfeather 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 ACHD's 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 tat m 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-0?-021 /CUP-03-041/PP-03-024 Redfeather Estates SuU N2.RZ.CUP.PP Mayor, Council, and P&Z Commission Heazing Date: September 18, 2003 Page 5 and appropriate in appearance with the existing and intended character of the surrounding azea. We find that to ensure compatibility of the commetcial 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 far 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 aze proposed to be extended from existing service lines in Usticlc 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. I• Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or AZ-03-021 iCUP-03-041lPP-03-024 Redfea[her 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/uses will not be detrimental to people, property or the general welfaze 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 by905 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 ACRD 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 welfaze of the public. Staff does not anticipate the proposed annexation and subsequent uses will create excessive noise, smoke, fumes, glare, or odors. 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 subjectsite 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 eaz t he s ite's a ast p roperty 1 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-03-021 /CUP-03-041/PP-03-024 Redfeather Esla[es 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 M'CC 12-13-13-6. The South Slough (Finch Lateral) crosses the subject property along the southwest comer 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 maybe 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 boundazy. See "Special Consideration -Item H" under the Preliminary Plat section below for staff's analysis. ANNEXATION/REZONE CONSIDERATIONS /STANDARD CONDITIONS 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 5-7-51'7. 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-03-02I /CUP-03-041 /PP-OJ-024 Redfeather Es[a[es Sub k2.RZ.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: Trans ortation Policies A licable to the Br son/Schrammeck Annexation: • "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 such as transit, walking, and cycling. • 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." Mixed Use Develo ment Policies A licable to the Br son/Schrammeck Annexation: "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 adjacent to State Highways 20-26, 55 or 69; • 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 lCUP-03-041 /PP-03-024 Redfeather Es[a[es Sub k2.RZ.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. 13. 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 far 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 Redfealher Estates Sub k2.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 Permit 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 Leneth• The applicant has shown several blocks on the submitted preliminary plat that do not meet the City's block length standazds (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 Rieht-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 constrict 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 p lot s hows E. Arch Court, a cul-de-sac, offsetting Arch S treet, b y approximately 4 5'. In a cccrdance w ith M CC 12-4-2.E, the applicant s hould AZ-03-02 UCUP-03-041 /PP-OJ-0?4 Redfeather Estates Sub #2.RZ.CUP.PP 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 interconnectivitybetweer 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 Palm 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 fact that 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. The applicant is proposing to construct a stub street, Sharon Avenue, 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 constricted, nor was it platted, as a stub street. As a part of the plat for Briarwoad 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 ofpavement 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 of the applicant's 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 12 proposal. We are, however, recommending a re-design of the path location to help preserve the existing maple tree. See Micropaths below (Item K). 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 pazcel was split into two (2) pazcels 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 pazcel). Unless the applicant can provide staff with a letter from Ada County Development Services stating that they recognize parcel #S 1 1 04 121 1 00 as a separate legal parcel from #S 1104121200 (the Ustick 36 LLC parcel), than Parcel #S 1 1 0412 1 100 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-pazcel. Said legal description, site plan, preliminazy 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 boundazy. 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 firture. 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 A ereement T here a re s everal p roposed b uildable I ots t hat e ncroach i nto t he existing 5 0-foot w ide N ampa & M eridian Irrigation D istrict (NMID) easement for t he M ilk 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. Micro aths• T he applicant s hould w ork w ith P lanning & Zoning s taff on a p edestrian p ath from the proposed Lot 15, flock 12; that ties into Briarwood Drive without destroying or damaging the existing maple tree. See Site Specific Condition #13. L. Right-of-Way Vacatiom 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-OJ-021 /CUP-03-041 /PP-03-024 Redteather Estates Sub k2.RZ..CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 18, 2003 Page 13 conditioned i n A CHD's s taff r eport, s taff a grees that this r fight-of--way should b e v acated i n order to prevent the lots on Block 9 from being double-fronted. The vacation must be completed p rior t o t he final p lat b eing s ubmitted for a ny 1 ots i mpacted by this r fight-of--way easement. See Site Specific Condition #17. SITE SPECIFIC CONDITIONS (PRELIMINARY PLATT 1. 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 fu1125' 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 azea 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 pazkways 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 constnucted 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 Redfea[her Estates Sub #2.RZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 18, 2003 Page 14 9. A detailed fencing plan shall be submitted upon application of the final plat. A 6-foot solid fence shall be required azound the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. All fences shall taper down to 3 feet maximum within 20 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 t he p lot t o graphically d epict a 11 a xisting e asements o f r ecord, i nchiding a ny 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 preliminazy plat shows detached sidewalks. The applicant must ensure the landscape plan and the plat constnuction 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 imgation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 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 storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage azeas shall not exceed 3:1. The project engineer should pay close attention to the results,.of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. AZ-03-021 /CUP-03-041 /PP-03-024 . Redfeather Es[ates Sub k2.RZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Date: September 18, 2003 Page 15 15. The applicant shall submit a revised alignment of the proposed micropath on Lot 15, Block 12 with the final plat application for proposed 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 maybe 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 #S1 1 04121 100 as a legal, buildable parcel, OR include parcel #51104121100 within the boundaries of the subject annexation, rezone, preliminazy 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-pazcel (#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 t he v acation a pproved b y t he C ity o f M eridian a nd A CHD p rior t o t he f 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 indicate who will be responsible for landscaping maintenance within the easement. STANDARD CONDITIONS (PRELIMINARY PLATT I. 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 Esta[es 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, etc., prior to signature on the final plat(s). 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 aze at street intersections and/or fire hydrants. 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, benning/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. 6. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the azea 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 imgation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 7. 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 far 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 t rees, b eing t he a quivalent n umber of c aliper i nches o f t rees t hat w ere r emoved. Required landscaping trees will nofbe 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 imgation. 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-03-02 VCUP-03-041/PP-03-024 Redfeatheo Esta[es 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 maybe approved with the PD application. Staff is supportive ofthe 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 standazd is allowed with a PD application. NOTE: The applicant is proposing to construct gazages 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 far public facilities and services and will not be detrimental to the economic welfare of the community; AZ-03-021/CUP-03-041/PP-03-024 Redfeather Es[a[es Sub ~?.RZ.CUP.PP Mayor, Council, and P&Z Commission Hearing Dale: 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 art of the a royal for the reduced develo ment standards. the aoplicant should present at the public hearing a sample floor elan of a substandard house on a reduced lot (50' of frontage) Further a sample floor elan shall be submitted detaihn how a structure will be oriented/constructed on the rc osed Lot 8 Block 10 and Lot 1, Block 21 Lot 8, Block 10, is extraordinarily unusual in size and shape and has 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. .4 Z-03-021 /CUP-03-041 /PP-03-024 Redkeather Estates Sub #2.RZ.CUP.PP Mayor, Council, and P&Z Commission Healing 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 swinuning 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 corner 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 USE) 1. Applicant shall meet all of the requirements of the rezone and preliminary plat as a condition of the conditional use pennit. 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 amulti-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 signahire on the final plat. 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 20 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-03-04UPP-03-024 Redfeather Estates Sub #2.RZ.CUP.PP ivutiun ROBERT D. CORRIE Cour+ca MEMBERS WILLIAM L.M. NARY KEITH BIRD TAMMY DE W EERD CHERIE MCCANDLESS RURAL F1RE COMMISSIONERS RICHARD GREENE TERRY LEIGHTON STEVE ELLIOTT crrv ur' al C~~erir~i~n ~ ``~ InAHO ,4/ - - ~wta3 ~,ruc~ KEN W. BOWERS DEPUTY CHIEF -FIRE PREVENTION JOSEPH SILVA DEPUTY CHIEF - TRAMRJG BILL JOHNSON 540 East Franklin Road Meridian, [D 3364? ~zos) sss-1234 Fex(208)895-0390 MERIDIAN CITY/RURAL FIRE DEPARTMENT R~(~`~I~~I~ September 8, 2003 SEP 0 8 2003 OiEy Of Meridian TO: Mayor, City Council and the Meridian Planning & Zonir~gt~oir~sR'~ce 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: 1. One and two family dwellings will require afire-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 protecfion 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 firont 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 turn 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 aze projected to reach 2800 in the year 2005 and 3800 by the yeaz 2010. 8. The fire department requests that any future signalization 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 borne by the developer. SETTLERS' IRRIGATION DISTRICT P,O. BOX 7679 • BOISE, IDAHO 83707 PHONE 344-2479 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: .~~~~ AU6 0 4 2r~ ~$. pfd 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 ~~1 V P~1J September 3, 2003 Meridian Planning & Zoning Department Subject: Development Near Duane Drive SEP 0 82403 City Of Meridian City Clerk Ofl'ice RE°E~D SEP 0~ 5 2003 CITY OF MERIDIAN PLANNING 8c 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 sub-divisions 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 tc occur, that would end any resemblance of the quiet neighborhood we all thought we would have. Other reasons we appose increasing traffic on Duane Drive are: 1) rJfany of us have to back on io Duane. This would be both di~cult 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 vehices 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 alternative proposals. Respectfully yours, Gerald J. and Cathy L. Reeves 2990 Duane Drive Meridian, Idaho 83642 FRX N0. J. It. NISIIIUI~A 3070 NORTH DUANI: DItIV>: MN:I2iDIAN, ID 8:3842 September 1, 2003 Mr. Fred Tilman Ada County Highway Commission 200 West Front Street Boise, iD 83702 Dear Mr. Tilman: P~ 02/03 ((~u StP p 32003 L i ADA COU TY BOARD OF CO ercerRa. _ ~?ECEIV'EC .~ THREE F,o o , C T am writing to you as a homeowner in the Perkins-Brown Subdivision in Meridian to expross 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 wiU 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. Tam especially concerned about the type of development we ate faced with, i.e. high deasily housing: The proposed development, as presented to homeowners in the Perkins-Brown Subdivision, would provide many homes with reduced setbacks, lot sixes, lot frontages, house sizes, and increased block lengths, The resulting }ugh 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 Fstates with an estimated daily increase of 700 - 800 trips. • NoNt Duane is currently only one block long with no sidewallcs. • 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 aze a result of heavy traffic. • North Duane coxurects directly to Ustick Road, which is already heavily traveled. • A receat 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. RECEIVED SEP 0 8 2003 City Of Meridian City Clerk Office SEP 06 '03 0946 PRGE.02 SEP-OB-2003 MON OB ~ 41 PM FA}{ N0. 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. T am adamantly opposed to opening North Duane as athrough-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, ~/1-~«v~~t/ J. R. Nishioka Home- and property-owner North Duane Drive P. 03/03 SEP 08 '03 0946 PRGE.03 RECEIVED Meridian Planning & Zoning 660 E. Watertower Lane Meridain, ID. 83642 Gentleman, SEP 0 8 2003 City Of Meridian City Clerk Office ~cE~D SEP 0 ~ 2003 pCITl'OF141E$ID PANNING & ZOiV~ 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 hazazd, not only to Duane Drive residents but people living on Ustick. The flow of traffic on Ustick is at its MAX ah~ady. 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 -.: ~ ~ a X003 City Of Meridian ~~~'' 'P~i 2003 City Clerk Office ,ll Meridian Planning & Zoning Department SEP 0 4 2003 Merid an~aD g3642Lane, Suite 202 p I~NNIIVME~NII~ITG 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/trefnc • 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. Si el~~-~I. GC~~~~ Hal & Michelle Broadhea 2875 Duane Dr. Meridian, ID 83642 (208) 884-0750 R~CEI~1 SEP 0 4 2003 Meridian Planning and Zoning Commission City Of Meric~~i0 Duane Drive 660 E. Watertower Lane City Clerk OfI4Ie~•idian, Id 83642 Meridian, Id 83642 REcE~D Re: Packard Estates Development LLC Redfeather Estates Subdivision No.2 SEP O 3 2003 We have resided on Duane Drive for 24 years. Basically we are opposed to CITY OF' M1aft1:DL~ proposal laid out in the plans fuenished to us. We are not against the prope~G B` 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 ACRD 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 ahvays 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 2112 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 light on Fairview. Consideration should be given to requiring the developer to lower the density of the planned lots on the entire development to tit 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. Sincerely, Fitzroy A. and Virginia etcher 9-3-2003 To Whom it May Concern, I'm am writing this letter in protest of making Duane Drive a through street onto a large +'- C~'I~~ new housing project. SEP 0 3:10p3 My protest for such a street are as follows. CITY pF A4ERIDiAN PLAi~G & T~3NIPIG We have lived many years at the end of this street it has always felt safe and secure we coo ull t f d ~ ~ p ou o our riveway without concern over what is coming down the street. 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 whizzin g by. City Of Meridian City 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 whizcirtg 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 marry years and have the peace and quiteness that all of us have enjoyed. Please reconsider what you are doing to our neighborhood. Sincerely, . ".~ ~.L~,,~ ~ G~-.,~„ G~.r, ~.~, n X630 y I ,~Q~. cgc~ 8iL 'f 61 gECEIVED it of Meridian J. P. ROL LL~~ S~~' 0 3 2003 ISON City Clerk Office 30'70 NORTH DIIANE DRIVE I MERIDIAN, ID 83642 BOARD OF COMdti.GSVSa~"u~.® September 1, 2003 }~~C;~1V~;~; Mr. Fred Tilman ~H~ ~ ~ Ada County Highway Commission 200 West Front Street Boise, ID 83702 Dear Mr. Tilman: hrv ~ `~:; COF'It3rti' F9 h~Fs 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 concemed 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. J. P. Itolison Home- and property-owner North Duane Drive Page 1 of 2 Jessica Johnson From: Brad Hawkins-Clark [hawkinsb@meridiancdy org] RECEIVE Sent: Friday, September 12, 2003 10:55 AM •H•'1 To: Sharon Smith; greent@ci.meridian.id.us; Jessica Johnson r-~ ~ Subject: FW: Red Feathers Estates `" 2003 Clerk's Office, CITY OF MERIDIAN CITY CI_FRK nFFICF Please see the a-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. Come CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird July 28, 2003 Hearing Date: September 4, 2003 03-047 LEGAL DEPARTMENT (208) 466-9272 • FAX 46G-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 687-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 PLANNING & ZONING (208) 884-5533 • Pax 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 28, 2003 Transmittal Date: File No.: Request: r~. n.,- 14,~~,, ' CITY" OF eri~i~n~ ~=~ ,'\`I v. IDAHO !', sa C f ~EH ~"TREASIIRE VAS" IbIHLF 190.9 lot sizes, lot By: Packard 1 house sizes, 8 increase block len LLC for proposed Redfeather Estates Sub No. 2 Location of Property or Project: south of East Ustick Road and east of North Eagle Road David Zaremba, P/Z (No vAR, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P2 (No VAR, VAC, FP) Michael Rohm, P/Z (No VAR, VAC, FPJ 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 Fii~ Department Police Department City Attorney Engineer CRy Planner Parks Department residential use Meridian School District (No FP) Meridian Post Office (FP/PPoMy) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FPiPPOnry) U.S. West (FPmPOnty) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP ortfy) Idaho Transportation Department (No FP) Ada County (Annexatlon onty) Ada County Land Records (FPrPP onty) Meridian Developmeni Corporation Historical Preservation Commission CEIVED JUL 3 0.2003 City Of Meridian City Clerk Office 33 EAST IDAHO AVENUE • IvIERIDIAN, 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 RECEI~7ED ~u~ 1 z 2000 City of Meridian. City Clerk Office ~za Bi 7~rujdiaaz ~ 'neat ~ca.~ic~t 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 William Berg City of Meridian 33 East Idaho Ave. Meridian, ID 83642 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 -.r C~7P.9,3~L41.~Redfeatlaer Fir r„r~ , ~ .... ~aa~__-...--- - - - - - _- DearWill: 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 amulti-use pathway along this lateral. Pathways along Nampa & Meridian Irrigation District's laterals are unacceptable. Nampa & Meridian Irrigation District has no comment on; reduced setback, lot sizes, lot frontage, house sizes or increased block length. Thank you, ~~~~~ Bill Henson -Asst: Water Superintendent Nampa & Meridian Irrigation District BH/dbg C Water Superintendent Rider 2 File -Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 31 July, 2003 RECE""'F~' CITY OF MERIDIAN a~~ - ~ 2003 PUBLIC HEARING CITY OFNIERi:.:--= SIGN-UP SHEET DATE December 4, 2003 ITEM # 6 PROJECT NUMBER CUP 03-041 PROJECT NAME Redfeather Estates Subdivision No. 2 NAME (PLEASE PRINT) FOR AGAINST NEUTRAL v JB~A t~~Cn~~~~~y