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Home My WebLink AboutSaguaro Canyon Estates Sub PPJanuary S, 2004 PP 03-032 MERIDIAN PLANNING & ZONING MEETING JaflUary $, 2004 APPLICANT FarweSt, LLC ITEM NO. Jr REQUEST Continued Public Hearing from December 4.2003 - Reny past for Pr li ' of 461 sin AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING piRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: lots ahd 43 common lots on 140.25 c Estates Subdivision -north side of E. G-.OMMEN~TS See previous Item Packet e mmary Plat approve a proposed R-4 zone for in Rd and east of N. Meridian SCC Q}~nChcc~ ~~ CpM~Nltrlk~ ~~r<Lla~.. ~~~/ 3 -0 MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See attache letter from Kenneth Christensen I~_ Contacted: t/ (~I;~V1b1C~ Date: - ~~~'(. Phone: - Emailed; _.__ Staff Initials: `` ; MafeNals Pn»nhd al pubpc mesNnps shall become Properly of the Ci eridlan. MAYOR Robert D. Come CITY COUNCII. MEMBERS Tammy de Weerd KeiHi Bird Cherie McCaodl~s William LM. Nary HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888-0433 • FAX (208) 887.4813 City Clerk Office Fax (208) 888-4218 LEGAL DEPARTMENT (208) 466.9272 • Fate 466-4405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 • Fax 887-1297 PL.41v'NING AND ZONP.VG DEPARTMENT (208) 8845533 ~ FAX 888854 MEMORANDUM: Hearing Date: December 4, 2003 & January 8, 2004 Transmittal Date: January 5, 2004 To: Mayor, City Council and Planning & Zoning Commission z y From: Brad Hawkins-Clark, Principal City Planner`'~~- ps, n t it c ~n~,l Bruce Freckleton, Senior Engineering Tech Re: Saguaro Canyon Estates Subdivision i~icv Clerk Oi~ice Annexation and Zoning of 140.25 Acres from RUT (Ada County) to R-4 Zone, by Farwest, LLC (Fide No. AZ-03-027). • Preliminary Plat Approval of Four-hundred and sixty-one (461) Building Lots and Forty-three (43) Other Lots on 140.25 Acres with Proposed R-4 Zone, by Farwest, LLC (File No. PP-03-032). • Conditional Use Permit Approval for a Planned Development for Reduced Fromages, Lot Sizes, and Minimum House Sizes and Two Cul-de-sac Lengths. to Exceed the Maximum Length, by Farweat, LLC (File No. CUP-03-058). We have reviewed the above referenced submittals and offer the following comments, as conditions of approval. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY (Revision Note: Theis sta„~'report is based on the revised Preliminary Plat dated 12/18/03. This is the second plat revision since the origmad application was submitted The first revision was dated 11/18/03. The mrmber of total lots is new 487 and the number of buildable dots is 442. Briggs Engineering submitted a letter, dated 12/30/03, providing a summary of the changes. to the preliminary plat.) The applicam, Farwest LLC, has applied for Annexation and Zoning, Preliminary Plat and Conditional Use Permit (CUP) approval of a Planned Development (PD) consisting of 487 lots (442 buildable) on 140.25 acres of land generally located in the center of the square mile bordered by Chinden Blvd, Meridian, Locust Grove and McMillan Roads. This is the first annexation application the City has received in Section 30, T.4N, R1E. The north boundary of the property abuts a future Mixed Use-Community Neighborhood Center that has frontage on mown, re-aia3x cim-o3mss saeueru cmryoa smm~ma. az.eP.cw Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 2 Chinden Blvd. The land is presently zoned RUT in Ada Courrty and the applicant has requested that all 140 acres be zoned R-4. Note, however, that the CUP/PD application proposes reductions to the R-4 zone dimensional standards and house sizes (see further description below). The preliminary plat application is for 442 single family detached residential lots and 45 common lots on 140.25 acres. The buildable lots range in size from 5,735 to 17,925 square feet - with the exception of an existing house on the property which is proposed on a 34,521 square foot lot near the main entrance. The common lots include a 60-foot wide linear open space lot to accommodate a public, multi-use pathway, two neighborhood parks (each approx. 2.5 acres in size), a 100-foot wide street buffer on McMillan Road, and numerous micropath lots, in addition to the residential collector landscape buffers and medians. The applicant is also proposing detached sidewalks with 5-foot wide parkway strips throughout the development. The plat proposes all standard ACHD street sections (no reduced street widths). The gross density of the proposed subdivision is 3.15 dwelling units (du) per acre and the net density is 3.98 d.u./acre. The average buildable lot size is 9,298 sq. ft. The CUP/PD application includes requests to allow reduced development standards including reduced lot sizes, reduced frontages, and reduced house sizes and to allow two col-de-sacs within the subdivision to exceed the length maximum. No use exceptions or other reductions are proposed. (See chart below for a comparison and summary of the proposed reductions and allowances.) Lot Size- City Requirement R-4: 8,000 sq. ft. per lot Propoaed Lot Sizes 5,735 sq. ft. minimum per lot House Size- City Requirement 1,400 sq. ft. minimum Frontage- City Requirement 80' minimum 40' minimum (col-de-sac) Cul-de-sac Length- City Reauirement 450' maximum >~osed Minimum Area 1,201 sq. ft. minimum Proposed Minimum Frontage 60' minimum (perpendicular streets) 30' minimum (col de sacs/curves) Pronosed Leneths Approx. 550' maximum The applicant has proposed the following amenities as part of the PD: approximately 11% of the gross land area developed as open space, a regional pathway, and two (2) tot lots (see discussion below under "CUP/PD Findings"). There are no existing stub streets to the subject property. The development's only frontage on an existing roadway is McMillan Road (approx. 1,300 feet). The applicant is proposing to construct a new permanent access road (N. Red Horse Way, residential collector) off McMillan Road. No secondary permanent or emergency access is shown on the plat. The applicant imends to delay construction of all but the first 50 lots until a secondary access is provided. The applicarrt is also AE-03-037, PP-03-03R, CI1P-03956 Saguaro Canyon Svbdiweion AZPP.CUP Planning & Zoning CommissionlMayor & City Council Transmittal Date; January 2, 2004 Page 3 ProPos~g ~ sewer the southern 50 lots of the subdivision to an existing lift station in Cobre Basin Subdivision (a.k.a. Havasu Creek) and the remainder of the lots would gravity to the future North Slough Trunk (not yet built). The ACRD Commission approved Saguaro Canyon Subdivision with conditions on 11/12/03. A detailed Transportation Impact Study (TIS), prepared by WGI, was submitted with the application. At build out (2013), the study projects an average daily traffic (ADT) count of 4,412 vehicles per day (VPD) with peak hour traffic of 466 VPH. ACHD is requiring the applicant to construct a center turn lane at the intersection of McMillan Road and Red Horse either with the first phase or no later than the 115"' lot. Staff has provided a detailed analysis and recommended conditions of approval for the requested annexation/rezone, preliminary plat and conditional use permit applications below. We are recommending approval of all three applications with conditions. Due to the lack of existing gravity sewer for 392 of the 442 buildable lots and the lack of a secondary permanent vehicular access road, we believe the a_nnPxfrtinn acid Oreliminarv nla+ boundaries sho old be 1' 50 lots at the so ffh end of th , eveloa ~+ ^--1~~~1 to the me..,. This will require the applicant submit a new annexation legal description and a revised preliminary plat. Alternatively, staff is recommending a condition be placed on the preliminary plat and CUP/PD applications that allows a maximum of 50 lots to be developed until such time as these services become available. Finally, the applicant told staff on 12/31/03 that they understand the inherent risk involved with these two issues (extension of the North Slough Trunk and a secondary access road). The Public Works Department's preliminarily estimates the North Slough extension to be complete by June 2005. CiTRRFl11T OVVNFR OF FCdRD Robert and Marlene Rhead and George and Betty Boyack are the currern property owners and they have submitted an affidavit of legal interest to allow the submission of subject applications. The Rheads own the 79.2-acre parcel that fronts on McMillan Road and the Boyacks own the other 60.9-acre parcel. LOCATION The property is located within Section 30, T4N, R1E, the square mile bordered by Chinden Blvd, Meridian, Locust Grove and McMillan Roads. The land is designated as "Medium Density Residential" in the Future Land Use Map of the 2002 Comprehensive Plan. SURROUNDl11j~ PRnc North: Two, 10-acre parcels with single family residences and a 22.95-acre parcel with a single family residence, all zoned RUT (Ada Co.) South: Two lots in Crestwood Subdivision (5-acre lots), zoned RUT, and Cobre Basin (Havasu Creek Sub.), zoned R-4 (Meridian) East: One, 10-acre parcel with a single family residence, a 29.7-acre parcel with a single family residence, and Larkwood Subdivision (2-3 acre lots), all zoned RUT (Ada County) AZ-03027. PP-U3-032. CUP~D3.0.~ ~8~ Ceoyon SubdrvieionAZFP.CVP Planning & Zning Cornmission/Mayor & City Council Transmittal Date: January 2, 2004 Page 4 West: Two, 20-acre parcels with upper-scale residences and a 103.24-acre parcel with a single family residence, all zoned RUT (Ada Co.) ANNEXATION & ZONING Al~]ALYSIS According to Ordinance 11-iS-11, General Standards Applicable to ZoningAmettatinents, both the P&cZ Commission and Council are required "to review the particular facts and circumstances of each proposed caning 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 11-15-1 I 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 fora Comprehensive Plan amendment; Staff finds that the requested zoning designation, R-4, is harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land to be Medium Density Residential. There is a minimum target density of three (3) du/acre in the Comprehensive Plan and Saguaro Canyon's gross density is 3.I5 du/acre. The Future Land Use Map shows a potential public park site, regional pathway, and future school site in this section. The applicant proposes to construct a 10- foot wide regional path from the parcel's west boundary to the northeast boundary. Joint School District No. 2 has purchased 40 acres ofthe 110-acre Aschenbrenner parcel to the west for a middle school site and they are not pursuing any further land acquisitions in Section 30 at this time. P&Z Department staff is not aware of any efforts the Meridian Parks & Recreation Department is undertaking to acquire land within this section for a public park. The Comprehensive Plan contains policies which encourage development to be phased in accordance with their connection to the sewer system (see policy #8, page 108) and similar policies aimed at controlling growth. As noted in the Summary, the majority of this development precedes the permanent sewer trunk line that is intended to serve this area (North Slouth). The Commission and Council should consider these Comp Plan policies when making this required finding. Below are Comprehensive Plan policies which generally s o the annexation request (Staff analysis is shown in italics) ^ "Promote the design of attractive roadway entryway areas throughout Meridian that will clearly identify the community." (Ch. V, Goal III, Obj. B. #7) Saguaro Carryon is proposing a 77 foot wide landscape bu„~}er dot on McMillan Rand with a substantial amount of new landscaping and hardscaping therein. AZ-03-017, PA-03-034, gIp.03A58 ~B~o CmtMn SbhAvimm AZPP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 5 "New developmern should not rely on eul-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." (Ch. VI, Bullet #2, pg. 71) Within the 140+ acre development, the preliminary plat proposes four (4) cul-de- sacs. Staff believes three (3) of these are acceptable and are justified to prevent excessive straight-sways. As noted below, we Te recommending one of the cul-de- sacs be eliminated (W. Prickly Pear Ct.). 7lie subdivision also proposes aweld- connected network of public and private pedestrian pathways. • "New and existing developmerns should ensure that the guidelines laid out in (the P~waY) Plan are adopted." (Ch. VI, Bullet #5, pg. 71) "Collectors shall be located at the north-south and east-west half-mile lines within the undeveloped sections of Meridian's Area of Impact." (Ch. VI, Bullet #l, pg. 73) The plat shows a residential collector at the half-mile between Meridian Road and Locust Grove Road While the collector classification ends about half way through the project, connections are proposed and the intent of this policy is met. ^ "Require pedestrian access in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system." (Ch. VI, Goal II, Obj. A, #5) • "Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow." (Ch. VI, Goal II, Obj. A, #6) The plat proposes a total of seven (7) new stub streets to adjacent properties. Since the school district does not want a connection to their property to the west (approx. 1,200' of shared boundary) and since Larkwood Subdivision does not provide arty existing stub streets for Saguaro to utilize (approx. 2, 600 ), Staff' believes the objective of connectivity is met. ^ "Coordinate with irrigation districts to provide multiple use of existing irrigation easements." (Ch. VII, Goal III, Qbj. B, #3) The applicant is coordinating with Settlers Irrigation District to provide a new, paved 12 foot wide matntenance/pathway facility adjacent to McMillan Road. In addition, they are co-docating the regional pathway within the 60 foot wide common lot for the North Slough. "Require usable open space to be incorporated irno new residential subdivision plats." (Ch. VII, Goal 1V, Obj. C, #3) AZ-03027, PP-03-032, CUP-03058 Segimro C¢nypn gyb~joppyPP.CUP Planning & Zoning Commission/Mayor 8r City Council Transmittal Date: January 2, 2004 Page 6 Below are Comprehensive Plan policies which generally do not sunnnrr the annexation request (Staff analysis is shown in italics) ^ "Protect citizen investments in existing public facilities (water, sewer, streets, fire, police) by encouraging controlled growth through development application reviews and development agreements." (Ch. VI, Goal N, Obj. A, #10) Joint School District No. 2 does not intend to open the new Middle School in this section until Fadd 2007, assuming it is cq~proved on the Fa112005 Bond issue. This would require extending the North Slough trunk to the east side of Meridian Road by Spring 2007. It could be argued that new residential development of this type and quantity in this square mile should not precede the availability of the public school system to provide service and that the two should coincide. • "Coordinate with police and fire departments, new annexation, and the impacts on services." (Ch. VI, Goal 1V, Obj. A, #13) The Meridian Police Deparhnent has not replied in writing to this application. However, they have-historically opposed new developments of this size in North Meridian until the patrol force is expanded arul response times improved Fire service is avatlable via Substation No. 3, which opened December 2003. However, the applicant has not demonstrated how or when the majority of the subdivision will be serviced with a permanent secondary vehicular access. As proposes; only SO lots care be served with emergency frre service at this time. ^ "Phase in residential developmerns in accordance with their connection to the municipal sewer system." (Ch. Vq Goal V, Obj. ~ #8) It is debatable if the appltcxmt's phasing of Saguaro Carryon is in accordance with their comrection to the North Slough Trurrk~ Tire Master Facility Plan's designated gravity dratncrge area ,,{or the majority of this subdivision is not available for service at this time. While it is possible the North Slough Trunk may 8e available to the subject property by the time Phase 2 of Saguaro Carryon is ready for submission, it carmot be determined for certain because the majority of the sewer trunk extension is through Paramount Subdivision -property outside the control of the devedaper of Saguaro Canyon, The public Works Department's prelrmtnardly estimates the North Slough extension to be complete by June 2005. (See Ftrulirrg "B"under Predimincuy Plat for frtrther analysis.) B. )ig the area included in the zoning amendment intended to he rezoned in the futare; Staff does not anticipate that the applicant intends to rezone the subject property in the future. This is the first urban-scale development and annexation application in Section 30, T4N, R1E. Upon extension of the North Slough Trunk into this square mile, additional rezone requests are anticipated. A2~03-027, PP-Qf.03; (AIPA3-0!B Seguao CanYOn SLhdivition AZPP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 7 C. Ls the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning -for eaampie, a residential area turning into a commercial area by mesas of conditional use permits; Staff finds that the proposed single family residential subdivision would be allowed within the requested zoning district of R-4, with a Planned Development to allow the reduced frontages, lot sizes and house sizes. D. Has there bees 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 land directly south of the subject property was approved for development similar to the proposed subdivision in 2002 (Cobra Basin/Havasu Creek). There is an existing church (Holy Apostle's Catholic) approximately 260 feet north of this property's north boundary. Also, a new elementary school is cun•ently being constructed in the northeast corner of the section (approved through Ada County), approximately 1,000 feet from the subject parcel. Staff finds that the requested zoning district (R-4) is harmonious with several other approved developments in the North Meridian Area (e.g. Havasu Creek, Bridgetower, Lochsa Falls, Cedar Springs). Neither McMillan or Meridian Road (between Chinden and McMillan) are programmed within ACHD's Five Year Work Program. McMillan Road is in ACHD's Capital Improvement Program and is anticipated to be reconstructed in 2018. The property is designed to sewer into a portion of the North Slough Trunk that is not yet constructed. Staff finds that the requested zoning and annexation could be deemed premature for this section (T.4N., R.1E, Section 30) based on the Comprehensive Plan policies noted in Finding "A" above. However, the approval of Havasu Creeds Subdivision and the school district's intent to construct a new Middle School is the next two to three years demonstrates a certain degree of intent for the City to expand in this area. The P&Z Commission and City Council should consider whether the. timing is correct for expansion of the city limitsnrto Section 30. E. Will the proposed uses be designed, constracted, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use wt7l not change the essential character of the same area; Staff finds that the proposed single family residemial use will change the existing rural character of the subject property. There are two Mate-style properties abutting the west boundary and a low density, county development to the east. Neither of these is expected to redevelop in the near future. The intended character of the vicinity is a mix of urban and suburban scale developments on a generally gridded street system with a focus on single family and multi-family housing at 3 to 8 d.u./acre. The proposed use is AZ-03-02"!~ PP-03-032, CUP-034,~ Saguaro Cmgon SLbdviion AZ.PP. CUP Planning ,~ Zoning Commission/Mayor ~ City Council Transmittal Date: January 2, 2004 Page S compatible with the Future Land Use Map. The design and density conforms to most of the Comprehensive Plan policies. F. Will the proposed uses not 6e hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony (oral and written) to determine whether or not the proposed uses will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed residential uses will be hazardous. However, staff finds that the new residences may be disruptive to existing agricultural practices to the west and north. G. Will the area be served adequately by essential public facilities and services each as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately aoy of such services; Staff fords that the property to be annexed will or can be served adequately by most essential public facilities and services if all conditions of approval are met by the applicant. The applicarn shall be required to extend water mains to and through the proposed development, thereby making them available to the adjacent properties. The applicant and/or future property owners will be required to pay park and highway impact fees as well as construct on-site stormwater drainage facilities. As noted under Finding "A", the north two-thirds of the parcel are not served by sanitary sewer. The applicant should present more details to the City regarding how they will provide or coordinate the extension of the North Slough Trunk. Please review ACHD, Police and the Fire Departmem's comments concerning this subdivision for further information regarding public services and facilities. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Staff finds that there will not be excessive additional requirements at public cost for public services and facilities, if the applicant complies with the conditions of approval for the accompanying conditional use permit and preliminary plat applications. L Will the proposed uses got involve uses, activities, processes, materials, equipment and conditions of operation that wdl be detrimental to aoy persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; AZ03.0T7, PP-03-D32. CN'-03-0Se Segoaro Cmyon 9uCditiaion AZ.PP.C W Planning 8c Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 9 Staff recognizes that traffic and noise will increase significantly upon build-out of the proposed subdivision. The Commission and Council should refer to the TIS prepared by WGI that accompanies this application for specific details on traffic impacts. Specifically, the Red Horse Way/McMillan intersection (serving both Havasu Creek and Saguaro Canyon) will create congestion on McMillan Road, even with the center turn lane and right turn lanes constructed, However, staff' does not feel that the amount generated will be detrimental to the public welfare if all City and ACHD conditions of approval are met. Staff finds that the proposed subdivision will not involve uses that would create other nuisances that would be detrimental to the general welfare of the surrounding area, J• Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the subdivision's vehicular approach off of McMillan Road will need to be aligned with the existing public street on the south side of McMillan and comply with the turn lane and intersection control conditions imposed by ACHD. The other proposed roadways will need to be improved in compliance with ACHD requirements in order to alleviate interference with the existing and proposed intersections. The Commission and Council should review ACRD comments concerning vehicular approaches and traffic generation. ACHD has approved the Saguaro Canyon application. K Will not resuk in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that no natural or scenic features of major importance will be lost or damaged by approving the annexation and re-zone. The North Slough does bisect the property and is proposed to be piped underground. However, this facility is not considered to be a feature of "major importance" for the community. Any existing trees larger than 4" caliper that are removed shag be mitigated for, per the Landscape Ordinance, L Is the proposed zoning amendment in the best interest of the City of Meridian. (brd. 592,11-i7-1992)Y Staff finds that water, irrigation, solid waste, library and street services are available to the site. Sewer and fire service are readily available to approximately 50 of the 442 buildable lots. Existing elememary school capacity remains an important but undetermined factor for this subdivision. In his November 10, 2003 letter to the city, Mr. Wendel $igham states that "additional students will further compound the current overcrowded situation. Residems cannot be assured of attending the neighborhood school." Both Havasu Creek and Paramount Subdivision, approximately ~/z miles to the west, have been approved for ttew elementary schools, although neither of these sites has a constnrction date at this time. A kev ouesti n r hP _-_2~ __,t~ Commission and Co ~ncil to azoaax~, PP-oaa3z, ctm~a+o.~ S~~e r~1'~ suEAviman AZ.PP.CUP Planning 8c Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 10 Long-range planning in the North Meridian area has been underway since 2001. This area is a part of the North Meridian Area Plan. The proposed use and density generally comply with this plan. Staff finds that the annexation of this properly may or may not be in the best interest of the City. In particular, Findings "A" and "D" above raise concerns about the timing of expanding the city limits irno Section 30 (T4N, R1E) prior to all municipal and school district services being fully addressed. Staff recommends the ANEXATION AND ZON G ONDTIONR F PROVAL The applicandowners shall erner into a Development Agreement (DA) with the City of Meridian. A condition of the DA shall be that the applicant participates in any road infrastructure agreements in the North Meridian Planning Area negotiated with ACFID and shall faithfully perform the terms of such agreement or agreements. 2. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 3. 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 We appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Departmern. If lateral users association approval can't be obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. 4. Any future subdivision, planned development, uses and constmetion shall comply with the City of Meridian ordinances in effect at the time. P L T G RE UIRE NT 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 wnsider the objectives of this title and at least the following: a. The conformance of the aubdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in substantial conformance with the Comprehensive Plan, except for sarritary sewer service, as noted in Finding "A" under Annexation and Zoning above. AZ-03-017, PP-p3g3~„ CUp-03.0.~ Segouo Cmlyon bLLdivieion AZPP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 11 b. The availability of public services to accommodate the proposed development; Staff finds that public services are available to accommodate a portion of the proposed development but sanitary sewer and fire are not available for the majority of the lots. The 12/24/03 revision of the prelimittary plat does not include phase lines, so staff is unable to clearly correlate the timeframe of sewer availability with the development. However, below is a potential timeframe for development of Saguaro Canyon, based on the Subdivision Ordinance and a typical plat scenario in Ada County: February'04 Pre Plat & Annexation Approval (City Council) April -May '04 Phase 1 Final Plat Approval (City Council) July -August '04 Phase 1 Final Plat Recorded Nov. -Dec. '04 First Certificates of Occupancy Issued Assuming the above scenario for Phase 1 and strong market conditions, it's possible a second phase of Saguaro Canyon could be approved and require availability of the North Slough Trunk by Spring 2005. It remains unclear if the Public Works Department and their contractor will have obtained the necessary sewer easements through Paramount Subdivision and the Aschenbrenner parcel by this time. joint School District No. 2 anticipates needing the trunk line extended for the Middle School by Spring 2007. In terms of fire service, it's anticipated that the second, permanent access for the subdivision (besides McMillan Road) will be provided through a new residential subdivision on the Aschenbrenner property, north of the school site and west of the subject property. To date, the City has not received an application or conducted apre- application meeting on this property. c. The continuity of t8e proposed development with the capital improvement program; The proposed subdivision would certainly not create any more additional requirements or demands to the City than other residernial uses. The primary question is one of timing. Until the North Slough Trunk is constructed, sanitary sewer service is not available for the majority of this development. d. The public financial capability of supporting services for the proposed development; Staff finds that the developrneM will require public expenditures for extending the North Slough Trunk. Specifically, the Public Works must errter into a contract with a private firm to acquire easements, design and construct the line. The funding for this extension is budgeted in the FY04 budget, with a preliminary estimated schedule of construction completion by June 2005. e. The other health, safety or environmental problems that may be brought to the Commission's attention. AE-03-02'!, PP-03-032, CUPA34~ SBB~~~e~R^on Subtlivmion Ay.PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2D04 Page 12 Other than previously noted, staff does not find any other health, safety or environmernal problems associated with this subdivision that need to be brought to the Council or Commission's attention. PECIAL CONSi1l_F.u.~~pN North Slough Sewer Trunk• As the subdivision is designed, approximately 50 of the most southern lots in the subdivision will sewer to the lift station in Cobre Basin Subdivision south of McMillan Road. Until the remainder of the lots can be serviced with the North Slough Trunk, Staff is recommending the subdivision be limited to a maximum of 50 buildable lots. See Site Specific condition #1. en ' :The Commission and Council should note a letter was submitted by the Lazkwood Homeowner's Association, dated 11/26/03, which requests a white vinyl fence with one (1) foot lattice on top along their shared east boundary, Meridian City Code does not address fencing materials between residemial subdivisions. if the Commission/Council want to require certain fencing types or materials, it should. be included as part of the CUP/PD application. Interconnectiyj~ r~•. The applicant has designed the subdivision with several stub-streets to provide interconnectivity with future development on adjacent lots. Staff supports the proposed stub street locations. Per the Comprehensive Plan (see policy Ch. VI, Bullet #2, pg. 71), we recommend one of the four (4) cul-de-sacs be modified to improve the internal connectivity of the subdivision. Staff recommends W. Prickly Pear Ct. be extended east to connect with N. Red Horse Way and eliminate the cul-de-sac. This will not result in the loss of any buildable lots. See Site Specific Condition #7. Block Length: Blocks 9 and 12 exceed the maximum block length of 1,000 feet (MCC 12-4-5). Block 9 is adjacent to Lazkwood Subdivision and Block 12 is adjacern to the future school ~~~~ ProPazh'~ Neither of these properties facilitate stub sweets or future connections. The project is a planned development and therefore a variance is not required for the proposed development. Staff does not object to the proposed block lengths. Nevertheless, the Commission and Council should determine if the block lengths are appropriate for the proposed developmem. Secon Access• As proposed, N. Red Horse Way is the only permanent vehiculaz access for the subdivision. The Meridian Fire Department's policy is that a second vehicular/emergency access is required prior to the 51" buildable lot being approved. Staff is recommending the applicant provide this second access as part of a final plat for any portion of the subdivision including the 51~ lot in the subdivision. See Site Specific condition #8. 5-Acre Boyack Lot: Lot 34, Block 28 is proposed as a 5-acre lot to be retained by the currern property owner (Boyack). The existing residence would also remain. Prior to final plat submittal of this phase, staff recommends the applicant provide Planning & Zoning staff with an approved sketch of how Lot 34, Block 28, may be developed in the future. Said sketch should include a stub street to the south. Sea Site Specific Condition #9. nz-aa.an, rraso~z. ca,a.asase s~~~~d~~~r.~ Planning ~$ Zoning CommissionlMayor ~@ City Couttcii Transmittal Date: January 2, 2004 Page 13 Encroachmem A~eement• There are several proposed buildable lots that encroach into the existing Settlers Irrigation District (SID) easement for the North Slough. The applicant should address the status of discussions with SID 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 #I0. McMillan Road Common Lrt: The Lemp Canal is located within the 100-foot wide common lot adjacent to McMillan Road. The applicant proposes to leave this open and construct a new maintenance road for the irrigation district that will jointly serve as a public sidewalk. For further detail on how the McMillan Road common lot will be designed, see the attached drawing from Briggs Engineering. SITE SPECIFIC CONDITIONS OF APPR(1VAi i roar TM*~NARY PLAT Sanitary sewer and water service to this site shall be via main line extensions from mains being installed as part of the Paramount and Havasu Creak projects. The applicarrt will be responsible for constructing the lateral sewer and water mains to and through this proposed developmem, thereby making them available to adjacent properties. The subdivision designer is responsible for coordinating main sizing and routing with the Fublic Works Department. This development shall be subject to latecomer fees, to reimburse those responsible for bringing sanitary sewer and water service to the area, when and if the Latecomers Fee Agreement is established. Latecomer's fees shall be due and payable prior to signature on the final plat for each phase. Prior to City of Meridian approval of any final plat including the 5 T~` buildable lot in this subdivision, the applicant's engineering drawings shall demonstrate their ability to gravity sewer all future lots to the North Slough Trunk and that the trunk shall be constructed to and through the subject property prior to issuance of the 51~` building permit within Saguaro Canyon Subdivision. 2. The applicant has indicated that a pressurized irrigation system will be provided within this developmem, but has not indicated who will own and maintain the system. If the system is being proposed as a private system, plans and specifications for the irrigation system shall be reviewed by the Public Works Department as part of the development plan review process, and a draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval, and be the applicant shall be subject to irrigation plan review fees. Please revise the plat to show how the system is going to be served (i.e. connection to an existing system, or independent pumping facilities) Underground year-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source, if a surface or well source is not available, asingle-poirrt connection to the culinary water system shall be required. If a single-poitrt connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature ott the final plat by the Meridian AZ03-03T, PP-03-031, CUPA3A~ 3esumo Cmryrn1 $idAi'ci®pppyPP,CI]P Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 14 City Engineer. 3. A detailed fencing plan shall be submitted upon application of the final plat. A solid fence shall be required around the perimeter of the subdivision unless the City agrees in writing that such a fence is not required. 4. A detailed landscape plan shall be submitted upon application of the final plat. The conceptual landscape plan submitted with the preliminary plat (Sheets LS-1 thru LS-6, dated 09/04/03 by Harvest Design) is approved with the following changes: a. Include the amended regional pathway alignment, as shown on the revised preliminary plat, dated 12/24/03. This impacts Sheets LS-3 thrtt LS-5, b. As proposed with the CLTP/PD application, a tot lot or other approved amenity shall be included on Lot 6, Block 16. 5. Applicam shall revise the preliminary plat map to show how l~ existing irrigation/drainage ditches are to be treated, The revised plat map shall also clearly show future easement lines for the North Slough relocation. All irrigation ditches, laterals or canals, exclusive ofthe Letup Canal adjacent to McMillan Road, intersecting, crossing or tying adjacem and corrtiguous to the parcel shall be tiled per MCC 12-4-13. Plans will need to be approved by Settlers Irrigation District, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. L° lateral users association approval can't be obtained, plans will be reviewed and approved by the Meridian City Engineer prior to final plat signature. Meridian City Code 12-4-13-B requires that tiled ditches have a sloped bar-grated inlet structure and access/cleanout boxes at a maximum of fow hundred foot (400') spacing and at all angle poims of the pipeline. The applicant shall address the access to each of these required structures, as some will fall within the back yard of several lots. 6. Applicant shall construct a minimum $-foot wide, detached sidewalk along the emire subdivision frontage of McMillan Road and adjacent to the designated collector roadways. Coordinate sidewalk location with ACRD and SID. 7. The applicant shall be responsible for the payment of sanitary sewer and water assessment fees, as well as the actual physical connection of the existing house to the municipal sewer and water systems. Existing wells and septic systems shall be abandoned in accordance with the jurisdictional authority. 8, Revise the preliminary plat to extend W. Prickly Pear Ct. east to connect with N. Red Horse Way and eliminate the cul-de-sac. 9. Prior to City of Meridian approval of any final plat including the 51~` buildable lot in this subdivision, a second, permanem vehicular access shall be constructed or approved with the final plat application. 10. Prior to final plat submittal of the phase including Lot 34, Block 28, the applicant shall nzo~on, ea-03.o~, curawse segouo c~y~ subdivirion azev. cw Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 15 provide Planning & Zoning staff with an approved sketch of how said lot may be rer subdivided in the future. Said sketch should include a stub street to the south. 11. At the P&Z Commission public hearing, the applicant should address the status of discussions with SID on whether they expect the encroachment of buildable lots into the North Slough easement to be approved as proposed. A copy of the signed encroachmem agreement will be required with the final plat application for any lots impacted by said easement. 12. A permanent pedestrian easement, in favor of the City of Meridian, shall be recorded for the regional pathway in each phase of the subdivision. The public easemem shall be recorded for the pathway prior to occupancy of any structures in that particular phase of the subdivision. Submit a copy of the recorded easement to the Punning and Zoning and Parks Departments. The easement shall be sufficient width to cover the i 0-wide pathway. Buildings are precluded from constructing within this easement. 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 the phase. Additionally, a note shall be added to the face of each final plat indicating the City of Meridian is responsible for the maintenance of the pathway surface located within the easement. Applicam shall conform to the Park's Department standards for construction of the regional pathway. The Homeowner's Association is responsible for maintenance of all landscaping adjacent to the pathway. 13. The gravity irrigation box curremly shown at the western end of Lot 13, Block 12 shall be relocated to provide a minimum 15-foot wide clear passage for pedestrians and landscaping. 14. All areas being counted toward the 10% open space amenity shall be free of "wet ponds" or other such nuisances. All stormwater detention facilities incorporated into the required open space are subject to MCC 12-13-14 and shall be frilly vegetated with grass and trees, as depicted on the submitted landscape plans. Any ACHD-required access driveways to serve stormwater areas that are located within required open space lots shall be shown on the detailed landscape plans with each final plat. 15. Comply with the Meridian Fire Department condition to designate the cul-de-sac streets as "No Parking." 16. A phasing plan must be submitted prior to the next public hearing. 17. Fhasittg for the overall project may be modified by staff level approval, provided written explanation of phasing changes are provided by the applicam and final plat approval request of said phases are contiguous to previously approved phases. 18. Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten days prior to the next public hearing for this plat. AZ-03027, PP-o3-032, CUP-03q~ Sagoem Can~cm Sl~bdn7eitmAZPP,CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 16 STANDARD COND>tTIONc Written comments in response to the staff report and Conditions of Approval must be submitted the Meridian's Planning and Zoning Department three days prior to public hearing. 2. Please submit a copy of the Ada Courny Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 3. Coordinate fire hydrant placement with the City of Meridian Public Works Departmem. 4. A letter of credit or cash surly in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prier to signature on the final plat. S. All micropaths within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". 6. A detailed landscape plan, in compliance with the landscape ordinance shall be submitted for the subdivision with the final plat application, the landscape plan shall include the location and design of any proposed playground equipmern. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13- 10-8. 8. 250 and 100.watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. Final design Locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Departmet prior commencing installations. 9. Please submit up to date groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate within a period of time not to exceed 24 hours for all storms up to and including a 100-year stone event. Side slopes within drainage areas shall not exceed 3:1. 10. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. nzw-on, mown, c~m.o~.o~ ~~~~r.~~ Planning & Zoning Cotnmission/Mayor & City Council Transmittal Date: January 2, 2004 Page 17 12. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 13. 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. 14. Applicam's engineer will be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. STANDARDS FOR CONDITIONAL U ES 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 shall find evidence presented at the hearing(s) is adequate to establish (11-17-3): 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 o~rdenance; Staff finds that the subject property is large enough to accommodate the requested use and ail other required features as noted above. B. That the proposed ass and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; See Finding "A" under Annexation and Zoning. C. That the design, construction, operation, and maintenance will be compatible with other miss in the general neighborhood and with the esiating or intended character of the general vicinity and that such use wilt not adversely change the essential character of the same area; See Findings "D" and "E" under Annexation and Zoning. D. That the proposed use, if it complies with all conditions of the approve[ imposed, will not adversely affect other property in the vicinity; See Finding "F" under Annexation and Zoning. E. That the proposed use will be served adequately by essential public faeilities 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 shalt be able to provide adequately any such services; See Finding "G" under Annexation and Zoning. nzoao2T, vr-m.o~a, c~m~ososa saq~azo r~,,,yo„ s~roaa~io~azre.cue Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 18 F. That the proposed uae 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; See Finding "I•i" under Annexation and Zoning and Finding "D" under Preliminary Plat. 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 Finding "P' under Annexation and Zoning. 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 Findings "I" and "J" under Annexation and Zoning. L That the proposed use will not result in the destraction, loss or damage of a natural, scenic or historic feature considered to be of major importance. See Finding "K" under Annexation and Zoning. SPECLAL CONSIDERATION Fencine: The Commission and Council should note a letter was submitted by the Larlcwood Homeowner's Association, dated 11/26/03, which requests a white vinyl fence with one (1) foot lattice on top along their shared east boundary. Meridian City Coda does not address fencing materials between residential subdivisions. Staff' has added this as condition #4 of the CUP/PD application below. If the Commission does not want to require a type offence, this condition will need to be deleted as pan of the motion. ~1TE SPECIFIC COMMENTS (Conditional Use p rmitt 1. Applicant shall meet all of the requiremenrts of the preliminary plat as a condition of the Conditional Use Permit. 2. All development shall comply with the Americans with Disabilities Act and the Fair Housing Act. 3. The applicant shall provide/constructthc following amenities within the subdivision: a. A minimum of 10•x/0 o€the gross land area, or 14.0 acres, improved as usable open space; AZ-03-027,PP-03-032,CUP-03-053 $p~(p Cmymi SUbd4visi~AZPP.CUP Planning Bc Zoning Commission/Mayor 8c City Council Transmittal Date: January 2, 2004 Page 19 b. A 10-foot wide, public, asphalt pathway, built as a continuous system from the west property line in Lot 55, Block 12, and extending to the east property line (on the south side of W. Totem Pole Street); c. Two (2) tot lots, where one is provided in Lot 6, Block 14 and the other is constructed in one of the two private park lots. 4. Applicant shall construct a 5-foot, vinyl fence with 1-foot lattice on top along the entire shared boundary with Larkwood Subdivision. 5. The following deviations from the Zoning and Subdivision Ordinance (MCC Title 1 i and 12) are approved as part of this application: Lpt Size- City Rgquirement Proposed Lot Sizes R-4: 8,000 sq. ft. per lot 5,735 sq. ft. minimum per lot House Size- C~ Rgcluirement Pr{l~osed Msnimum Area 1,400 sq, ft. minimum 1,201 aq. ft. minimum Frontage- Chi y Requireme+~t Prgoosed Minimum F~ntaee 80' nummum 60' minimum (perpendicular streets) 40' minimum (cul-de-sac) 30' minimum {cul de sacs/curves) Cul-de-sac ~ngth- ~Y~ui ent Pmnn,uui i nnonc~ 450' maximum 550' maximum 6. All areas being counted toward the 10% open space amenity shall be free of `Suet ponds" or other such nuisances. All stormwater detention facilities incorporated into the required open space are subject to MCC 12-13.14 and shall be fully vegetated with grass and trees, as depicted on the submitted landscape plans. 7. The applicant shall coordinate with ACRD to provide either painted or other pedestrian crosswalks at the intersections where the regional pathway crosses Joshua Tree, Giant Saguaro, San Pedro and Red Horse Way. RFCOMMFNDATION Staff supports the medium density residential use and general design of the proposed Saguaro Canyon Subdivision. We believe the centrally located private parks, extensive landscaping, and regional pathway would be an asset to the community. The applicant has worked with staff io make several modifications from their original layout which improve the connectivity and overall "feel" of the project. As explained under the Annexation and Zoning Findings, there are Comprehensive Plan policies which bath support and do not support the annexation. The P&Z Commission and City Council will need to weigh the pros and cons of these issues. Staff is concerned with the timing of the AZ03PT7, PP-03D32, CUP-03-0~ Segae~o Cmryon Sub&vnion AZPP.CUP Planning & Zoning CommissiodMayor & City Council Transmittal Date: January 2, 2004 Page 20 development as it relates to sanitary sewer and emergency services. Due to the lack of existing gravity sewer for 392 of the 442 buildable lots and the lack of a secondary permanem vehicular access road, we believe the annexation and,preliminary slat boundaries should be limited to the 50 lots at the south 4nd of the development. This will require the applicant submit a new annexation legal description and a revised preliminary plat. If the Commission decides to recommend approval of the application as submitted, Staff recommends a condition be placed on the preliminary plat and CUP/PD applications that allows a maximum of 50 lots to be developed until such time as these services become available. Finally, the appiicam told staff on 12/31/03 that they understand the inherent risk involved with these two issues (extension of the North Slough Trunk and a secondary access road) but are prepared to move ahead with the applicafrons as revised. ~~.~~ Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 21 EXl`IIBIT A ~m N O N G u~ 2 y3~ R g 3 8 U 3 ti z W W 2 O Z W N f7 S m AZ-01427, PP-03~032, CA1P-03-058 ~ ~Y~ ~vislM~ AZPB.CUP -- --- ---- --•..~ ..,a ...YYVVVVOy ranxlliinn YscZ lllrY'P. -~ City Clerk X001 P-i BRIGGS ENGIN~ING, InG ~I~uwN~s~~ December 30, 2003 brad Hawkins-Clark, Planner fll Meridian Planning and Zoning 660 E. Watertower, Suite 202 Meridian, Id 63642 RE. saguaro Canyon Subdivision Dear Brad, 78DD WestOverland Road Boise, Idaho83705 - 3142 Voice (208)344-9700 Fax 0208)3452950 stevea~bdggs-engineering.com vrwuv. Briggs-englneerin g.corn ~~~~IVE~ DEC 3 1 2003 City OfMeridaan City Cjerk Office Meetings with ACHD, the Oily, the Meridian Fire Department, the Parks DepartrneM, Neighboring parcels, and Meridian Joint School Dishict No. 2, have initiated several modifigfrons to the preliminary plat per the request of these agencies in our continued effort to work cooperatively through the approval process. The following is a list of changes that have been made to the preliminary plat: 1. The appGeank has added a patttuvay to extend to the west into the future school site as requested by the Meridian Joint School District No. 2 (see Lot 13, 61ock 12). 2. A common lot was removed between Lots 6, and 7, Block 9, because it was no longer required forsecondary fire access. ' 3. The applicant removed the lots within the 5-acre Boyack parcet, there was approximately 16-lots within the 5-acres. The property owner wanted to retain that parcel. 4. Lots 9, and 10, ware shortened to allow the existing house to utilize the existing out building. 5. All the lots adjacent to Lartcwood Subdivision, east of the site, were redesigned so that only two lots would back up to their existing lots. This entailed removing approximately 3-lots from the subdivision. The residents of Laricwood Subdivision requested thls modification. 6. The applicant added playground ®quipmeni on !ot 6, Block 16. 7. At the request of ACHD we relocated a stub street, Totem Pole Street, north to service the 30- acre parcel to the east of the site. 8. At the request of Meridian Public Works a common Lot was added at the approximate location of the stub street that was relocated to accommodate the 21° sewer rnain. Sincerely<6''~- 1 /'J~~v~~~'T Steve Arnold 3~1,'~rJ///' Planning Projects Manager Cc: Proleel flle Fanvesl LLC 3D 112/Preliroinary Plae Response DEC 31 ' 03 10 52 ,,,,,,,_,,,,,~„^ . RECEIVED December 3, 2003 City of Meridian City of Meridian Planning and Zoning Department City Clerk Department 660 E. Watertower, Suite 202 33 E. Idaho Avenue Meridian, ID 83642 Meridian, ID 83642 VIA FACSIMILE and US POSTAL SERVICE RE: Saguaro Canyon Subdivision To Whom It May Concern: DEC - 5 2003 City of Meridiag, City Clerk Office City of Meridian Public Works 660 E. Watertower Suite 200 Meridian, ID 83642 This letter is written in behalf of Steve and Rebecca Smith who own Lot 13, Block 2 of Larkwood Subdivision (the 44.3 acres of the northwest comer of McMillan and Locust Grove). We express our support for the Saguazo Canyon Subdivision with one concern. The concern is sewer. Per the public works plans, our property is designated to connect into the tnuilc line that will run through the Larkwood acreages and Saguaro. It is our understanding that this trunk line will also be extended through our property and eventually is the means for eliminating the Vienna Woods lift station. Consequently, we feel it essential that the stub location, sewer depth, and easements through the Lazkwood acreages be in place in order for the Saguaro plat to be finalized. We want to see Saguazo move forward as quickly as possible. Please let us know what we can do to cooperate with the City of Meridian in resolving this concern quickly. Thank you for your attention to this matter. Sincerely, Kenneth Christensen 1951 S. Saturn Way Ste. 100 Boise, ID 83709 208-376-8521 PH 208-376-6804 FAX kc@hawkins-smith. corn K SERVICE AREAS. i73 i ~.._.~ __. ~i_.__. : ..... 1873`- __.. . _ 7 lfl~66 __ ~ :, _~ - ~ I \~~L. ~ --, I 1.__ _~ '.734 17~ _1 ~ 30 128 172 3 ~ 24 1722 1720 .., O G H72 '1 4: n ~ 1 ~ ICE ~' 1721 .li 1871 t I ! _.. r-. _; iii ..... I ~ - ~;j 1861 ia$a 186 1861 ~I - r_-..___._~-.- .. I j I''O ~~ a~ ®,~~ ~~ 04 t ---- j~- - -- - _._..--- 3 18ss 1664 - ------ .,' r - E ---- ---. l2 19k'0 1908 1906 1967 1900 1898 1896 1894 1892 890 1888 1886 1883 .. --.~..-...t ~~~: 1893 I ~ 1885 10 ..---- _"e-..moo. ~, aria:. GUO -CLI/--/-/LI1 ~~~~e~rs. !1'1C. 1~~~ w r n~ ~, 83~1~ DATE: FROM: TO: FIRM: ADDRESS: FAX TRANSMITTAL 7-Jan-04 JOB NO.: C036316 Dave McKinnon 1 p. 1 RECEIV~I~ JAN 0 i 2004 City Of Meridia~z City Clerk Office Will Berg, Tara Green, Brad Hawkins-Clark, Justin Martin FAX NUMBER SENT TO: 888-4218 / 888.4218 / NUMBER OF PAGES {INCLUDING COVER SAEET): RE: m -written res to staff 6 12552 W, EXECUTIVE DR. SUITE B, BOISE, IDAHO 83713 CI VII./STRUCTURAL/PLANNING/SURVEYING PA (208} 887_7760 (208) 887-7781 FAX JAN 07 '04 17 00 -~ _•••~•••••~ ~~~ganc v~'n, 1r1C. LUtl -tla'/-'/781 ~~~ Engineers, Inc. TU: WiII Berg and Para Green Meridian City Clerks Office 33 E. Idaho Street Meridian, ID 83642 DATE: Jatwaty 7, 2004 Brad Hawkins-Clark Meridian Planning and Zoning Staff 660 E. Watertower, Ste. 200 Meridian, ID 83642-2600 ~~ Written response to the .Saguaro Canyon Estates Subdivision Staff Report Dear Commissioners and Staff After reviewing the staff report prepared for the Saguaro Canyon Estates annexation, subdivision and planned development requests we offer the following comments for the purpose of clarification acid amending the staff report: ("No Cornmenl"signifies agreement or t11at the issue has been previously addressed) Annexation and Zonin Anal sis A. Comprehensive Plan Analysis - Staff has offered several policies found in the Comprehensive Plan that both support and do not support the project. We generally agree with the policies a11d analysis offered by stalTitl support of the project (with the exception of the recommendation'to remove a cu]-de-sac}, we do not however agree with the analysis of the three policies indicated by staff that does not support the annexation reyuest. Beginning on the top of page 6, staff first argues that the lack of a Middle School in this square mile should limit the development of this parcel until ~a school is constructed or that both should be developed simultaneously. Staff does not point out, however that an elementary school is being constructed within this mile secfion of land presently. Furthermore subdivisions are not built out all at once, they take time (years} to teach build out stage attd.the School District's new Middle School should be completed several years before build out of the proposed subdivision. The second policy on page 6 indicates that the Police Department has historically opposed new developments in north Meridian until the patrol force is expanded. This comment places developers into a catch 22 situation; a police force c:umot be expanded unless funding is available and additional ftuiding is received in one of two ways; 1. Through growth or 2. An increase in a tax levy (two recent attempts to increase the tax levy have been denied). if taxes cannot be increased and growth cannot take place the police.department cannot food additional patrols. New growth increases faxes received to the city and that helps to pay for the additional police services. The need for a secondary emergency vehicle access will be provided via the construction of a roadway on W. Joshua Tree Place in alignment with the sewer line extension from the west. The 12552 W, F~Ft=trTj~ DRNE, SUITE B C03fi316 Meridia~~-Ltr 010704 • DOISE, IDAHO 83711 • (208) 887-7760 • FAX (208) 887-7781 p.2 JRN 07 '04 17:01 208 887 7781 PRGE.02 .pa•.co~ o~ anu. coo-ryC /-~yldl Public Works Departtent requires a roadwa } over the sewer line and it will be built to suppot•t the weight of emergency vehicles prior to construction of additional lots. If the sewer is not constntcted in-this location a tem o Meridian Road on the 24' wide ac e~a emgntrlocatedton the s u I side of Lot 38cBa ck 28 (the I3oyack Property). The third policy on page 6 addresses the phasing of projects in accordance with their connection to the sewer system. We understand that the North Slough Trunlc may not he completed prior fo the development of Phase 2 of t11is project and we are willing to linvt development of the second phase of the project until additional sewer can be made available to the remainder of the project. The Public Works Department estimates the completion by June 2005, this helps to justify the proposal to develop the property itt the neaz fluure. B. No Comment C• No Comment D No Cormnent &. No Comment F• No Comment G• No Comment H• No Comment I• No Comment J. No Comment K. No Comment L. Best Interest of the City? The question of whether or not services and school capacity are available now is again discussed in this section of the staff report. Schools are being planned for this area within the adjacent Havasu and Paramount Subdivisions, iu addition to the elementary school under construction northeast of this site and the future middle school adjacent to the proposed subdivision, Sewer is nol yet available to the entire site, but it soon will be. The proposedsubdivision complies with the projected and desired densities of both the Comprehensive Plan and the proposed North Meridian Area Plan. Annexation Conditions of A royal 1-4 Nn Comment Preliminary Plat F= dings and Requl`nts A. No Comment B, The availability of public services to accommodate the proposed development: As noted above sewer is not yet constructed for the northern 2/3rds of the property, but it will he constructed and developed through Paramount Subdivision in the near fuhlre. At the public hearings for Pazamount Subdivision the ability to construct the sewer line through the subdivision was discussed in great detail, in order to avoid a situation where easements would be difficuh to obtain. The timing of when the sewer is needed for C036316 Nleridien Ltr 010704 p.3 JRN 07 '04 17:01 208 887 7781 PRGE.O3 _~~--. ~, .,,... coo-oo i-iiol p.4 additional phases beyond the first SO lots will be determined by the market and construction demands. We can agree to limit the developmeitYto 50. homes until additional sewer service can be made available to the site. A secondary access foi'fsre service will be provided above the extension of the Slough Trunk, cun•eatly depicted at the terminus of Joshua Tree Lane or along the south side of Loi 34; Bloch 28. The access road will be constructed prior to the issuance of the 51" building permit. C• No Comment D. No Comment E• No Comment Special Considerations North Slough Tnmk - No Comment Fencing - No Continent Interconnectivity -Applicant does not agree with staff analysis that the elimination of one of the four cut-de-sacs will dramatically improve the pedestrian friendly quality pf the subdivision that already includes detached sidewalks, numerous pathways and many interconnected streets. Not al I homebuyers wish to livc on a "through" street, however, if.one is required to be removed W. Prickly Pear Ct. can be modified to eliminate the cell-de-sac. Bloc_ k Lenl~th . No Comment Secondary Access - As noted earlier a road way will be wnstrueted over the location of the North Slough Trunk that will provide secondary access to the subdivision, otherwise a secondary access can be provided via the 24 foot wide access easement on the south side of the Boyack lot. 5-Acre Boyack Lot -The Boyack Lot (Lot 38, Block 28) is being set aside for ownership by the Boyack Family and as of this time r'trwest, LLC will not be redeveloping the 5-acre !ot as a part of Saguaro Subdivision. The Boyack Fancily wishes to construct a new house on the lot with access to Meridian Road utilizing the existing 24'wide access road, a new well and septic system prior to the construction of sewer to this portion of the subdivision. The owner of the lot should determine the development and suture re-developnmet of this lot in the future. Encroachment A reement - We are working with Settlers Irrigation District (SID) fo determine whether or not the easement width can be reduced prior to entering into an encroachment agreement with them. We will work wish S1D to obtain an encroachment easement if the easement cannot be reduced. McMillan Road Common Lot - No Comment Site Specific Conditions ofApproval/Preliminary Plat No Comment C036316 Meridinu LV 010104 JRN 07 '04 1702 208 B87 7781 PAGE.04 .---- -..d...~~~ ~, +..u. cue -aa i-~/-itlr 2• No Comment 3. No Comment - 4• No Comment • 5• Access to the irrigation boxes will he provided by an easement. 6• Applicant will construct a 12-foot wide asphalt pathway along.the McMillan ti~ontage and will provide 5-foot wide detached sidewalks along the collector streets. ~~ No Comment 8• Based on the short length of the prickly Pear cul-de-sac, interconnectivity ofthe subdivision will not be inhibited by allowing the cul-de-sac to remain. We wish for this recommendation to be elimntated. ~~ Please modi this co fY mment as follows: ` prior to the approval of any final plat including the 51st buildable lot in this subdivision, a second, get vehicular access shall be approved of by the Meridian Fn•e Department •ti~i ~ t t l , ,~ 10• TheBoyack ro ert p ~` P p Y will be re-develo ed in the future by someone other than the applicant. A sketch plat can be provided, but if will not be binding to Farwest LLC. 11 • Applicant wilt address at the meeting as requested. 12. A ten foot (! 0') wide easement can be granted for the pathway along the collector roadway, however once the project reachesthe end of the collector status roadway and turns to the east we request that the pathway easement be reduced to 6' in width so as to follow the detached sidewalk to the western edge of the subdivision. This option was discussed with staffprior to the public hearing and has been approved ofin similat~ manner at Lochsa Falls. The pathway easement would fall1within ACHD's right-of--way and as long as it is just: a maintenance agreement ACbID will allow the easement. 13. No Comment 14. No Comment I5. No Comment 16. No Comment 17. No Comment l g• No Comment Standard Conditions 1.-14. No Comments Standards for Conditional Uses A.-1. No Comments C036316 Meridian Ltr 010704 p.5 JRN 07 ' 04 17 02 208 887 7781 PRGE.05 -'r -•••••+~+_ ~ng+nnrrs, 1nC. GU8-887-7781 p.6 S ecial Consr~ ahons Fencing - Appgc~lt will com 1 P Y with installing the requested white vinyl fencing Site S ecific Comments (Conditional Use Permit 1.-7. No Comments Recom~endat_on°n The staffrewmmendation fo annex and approve only a part of the project (limited to the first 50 lots) creates a couple problems. First it creates an illegal subdivisitin of Iand in the County by annexing only part of a lot, and not providing the minimum street frontage to the newt lot, e:g, the newly created lot would be anon-conforming lot. Second it would require firture public hearin s to Y created g annex and approve a project that can be approved now. Most, if not all subdivisions, have phases that are dependant upon sewer being brouglit to future phases, for example, if the first 6 phases of Paramount Subdivision are not completed then sewer will not make it to the last half dozen phases of the project. Saguaro Canyon is not any different; if sewer is not availablc, the project cannot be constructed. A condition of a development until services are available is acceptable. We understand the risks, and we are prepared to move forwaz~d with the requested revisions and chair es sir pproval to limit and as revised by this letter. g ggcsted in Uie staff report We appreciate your support and all of the staff s work and suggestions on this project. I/'you 17ave any questions please feel free to contact me at (208) 887.7760 or via a-mail at davem(c~pinnacle-engineers com. Sincere) , ~~ ~~~ Dave McKiimon Land Use Planner cc: #C036316 Justiu Martin - Farwest, LLC CU36316 MeriUian Ltr 010704 JRN 07 '04 17:03 ?AR RR7'77G1 onr_r nr _ . .......,~ ~ .~~~~o~.~ ~~~s,~~rr~~s, inc. cua-aa ~-'r'ia1 En~ir~~~rs, Ir°7~c. ~a~~2 w F~9CIdlh~3 ~ Su~fie e, . Idaho ~a7~s FAX TRANSMITTAL DATE: 7-Jan-04 JOB NO.: C036316 FROM: Dave McKinnon TO: Will Berg, Tara Green, Brad Hawkins-Clark, Justin Martin FIRM: ADDRESS: FAX NUMBER SENT TO: 888-4218 888-4218 / NUMBER OF PAGES (INCLUDING COVER SI3EET): 6 RE: Saguaro Canyon -written response to staff report 12552 W. EXECUTIVE DR. SUTTE B, BOISE, IDAHO 83713 CTVIL/STRUCTURAL/PLANNING/SURVEYING PH (208) 887-7760 (208) 887-7781 FAX p.l JRN 07 '04 1705 Erna oco ~~oa r,.,.-~- .~. - _ .. __,_ _... ..., ...~ ~„si„oe,-n, tnc• Clltl-tltl'/-'JYC1 ~~ ~ ~~~ ,EngYneers, Inc. TO: Will Berg and Taza Green Meridian City Clerks Office 33 E. Idaho Street Meridian, ID 83642 DATE: January 7, 2004 ~~ Written response to the Sagu Dear Commissioners attd Staff: Brad Hawkins-Clark Meridian Planning and Zoning Staff 660 E. Watertower, Ste. 200 Meridian,lD 83642-2600 tro Canyon Estates Subdivision Staff Report After reviewing the staff report prepared for the Saguaro Canyon Estates annexation, subdivision and planned development requests we offer the following comments for the purpose oi' clarification and amending the staff report: ("No Comment" signifies agieemetit or that the issue has been previously addressed) Annexation and Zonin;; Analysis A. Comprehensive Plan Analysis - Staff ]tas offered several policies found in the Comprehensive Platt that both support and do not support the project. We generally agree with the policies and analysis offered by sKaff in support of the project (with the exception of the recommendation'to remove a cut-de-sac), we do not however agree with the analysis of the t]uee policies indicated by staff that does not support the annexation request. Beginning on the top of page 6, staff first argues that the lack of a Middle School in this square toile should litttit the development of this parcel until'a school is constructed or that both should be developed simultaneously. Staff does not point out, however that an elementary school is being constructed within this mile section of land presently. Furthermore subdivisions are not built out all at once, they take time (yeazs) to reach build out stage and the School District's new Middle School should be completed several years before build out of the proposed subdivision. The second policy on page 6 indicates that the Police Department has historically opposed new developments in north Meridian until the patrol force is expanded. This comment places developers into a catch 22 situation; a police farce carutot be expanded unless funding is available and additional funding is received in one of two ways; 1. Tluough growth or 2. Au increase in a tax levy (two recent attempts to increase the tax levy have been denied), If taxes cannot be increased and growth cannot take place the policedeparhnentcannot fwtd additional patrols. New growth increases taxes received to the city and that helps to pay for the additional police services. The need for a secondary emergency vehicle access will be provided.bia the construction of a roadway on W. Joshua Tree Place in aligntnettt with the sewer line extension from the west. The 12552 W. B:XECUTiVE DRIVE, SUITE B • BO[SE, IDAHO 83713 • (208) 887-77G0 • FAX (208) 887-7761 C036316 Meridian Ltr 010704 JRN 07 '04 17 05 208 887 7781 PRGE.02 p.z __.. .. ~ .. ~ ., ~..... e. ~ anneuie cn~ineer5, Lr1C. GULS-Lf tl'/-'/'/H1 Public Works Department requires a roadway over the sewer line and it will be built to support the weight of cmergency vehicles prior to construction of additional lots. If the sewer is not constructed in this location a temporary cmergency vehicle roadway can be constructed out to Meridian Road on the 24' wide access easement located on the south side of Lot 38, Bloclc 28 (the Boyack property), The third policy on page 6 addresses the phasing of projects in accordance with their connection to the sewer system. We understand that the North 51oug111'runk may not. be completed prior to the development of Phase 2 of this project and we are willing to limit development of the second phase of the project until additional sewer can be made available to the remainder of the project. The Public Works Department estimates the completion by June 2005, this helps to justify the proposal to develop the property in the near future. B. No Comment C. No Comment D. No Comment E•. No Comment F. No Comment G. No Comment H• Na Comment I. No Comment J. No Comment K. No Comment L Best Interest of the City? The question of whether or natservices and school capacity are available now is again discussed in this section of the staff report. Schools are being planned for this area within the adjacent Havasu and Paramount Subdivisions, in addition to the elementary school under construction northeast of this site and the future middle sclwol adjacent to the proposed subdivision. Sewer is not yet available to the entire site, but it soon will be. The proposed subdivision complies with the projected and desired densities of both the Comprehensive Plan and the proposed North Meridian Ana Plan. Annexation Conditions of Approval 1-4 No Comment Preliminary PJat Findings and Reouirements A~ No Comment B.. The availability. ofpublic services to accommodate the proposed development; As noted above sewer is not yet constructed for the northern 2/3rds of the property, but it will be conshucted and developed through Paramount Subdivision in the near future. At the public hearings for Paramount Subdivision the ability to wnstruct the sewer line through the subdivision was discussed ut great detail, in order to avoid a situation where easements would be difficult to obtain. The timing of when the sewer is needed for C036316 Meridia~r Ltr 010704 p.3 JRN 07 '04 17: RF, _ _ ___-~_ .....o....e ~nguirrrn, anc. zua-aa-~-/"/al p,q additional phases beyond the first 50 lots will be determined by the market and construction demands. We can agree to limit the development to 50 homes until additional sewer service can be made available to the site. A secondary access for-fire service will be provided above the extension of dte Slough'I'runk, currently depicted at the terminus of Joshua free Lane or along the south side of Lot 34; Block 28. The access road will be constructed prior to the issuance of the 51 ~` building permit. C• Nu Comment D• No Comment E. No Comment 5 ecial Considerations North Slough Trunk - No Comment Fencing - No Conuneut Intercounectivity -Applicant does not agree with staff analysis that the elimination of oire of the four cu]-de-sacs will dramatically improve the pedestrian friendly quality of the subdivision that already includes detached sidewalks, numerous pathways and many interconnected streets. Not all homebuyers wish to live on a "through" street, however, if one is required to be removed W. Prickly Pear Ct. can be modified to eliminate the col-de-sac. Block I,en~th _ No Comment Secondar Access - As noted eazlier a road way wil! be constructed over the location of the North Slough Trunk that will provide secondary access to die subdivision, otherwise a secondary access can be provided via the 24 foot wide access easement on the south side of the Royack lot. 5-Acre Boyack Lot -The Boyack Lot (Lot 38, Block 28) is beurgset aside for ownership by the Boyack Family and as of this time Farwest, LLC will not be redeveloping the 5-acre lot as a part of Saguaro Subdivision. TI1e Boyack Family wishes to construct a new house on the lot with access to Meridian Road utilizing the existing 24'wide access road, a new well and septic system prior to the constnlctiun of sewer to this portion of the subdivision. The owner of dte lot should determine the development and future re-dcvelopmnet of this lot in the future. Encroachment Aa~reement - We are working-with Settlers Irrigation District (SID) to determine whether or not the easement width can be reduced prior to entering into an encroachment agreement with them. We will work with S1D to obtain an encroachment easement if the easement cannot be reduced. McMillan Road Conunon Lot - No Comment Site Specific Conditions of ApprovaVPreliminary Plat No Comment CU3G31 G Meridian Ltr 010704 JRN 07 '04 17 07 208 887 7781 PRGE.04 --" -' °' ••...r. i annaa:ae cnganeer•5, 1r1C. 2U8-887-7781 - P.5 2. No Comment 3. No Comment 4. No Comment 5. Access to the irrigation boxes will be provided by an easement. 6. Applicant will construct a 12-foot wide asphalt pathway along the McMillan frontage and will provide 5-foot wide detached sidewalks along the collector streets. 7. No Comment Based on the short length of the Prickly Pear col-de-sac, interconnectivity of the subdivision will not be inhibited by allowing the col-de-sac to remain. We wish for this recomtnendation to be eliminated. 9. Please modify this wnitnent as follows: "Prior to the approval of any final plat including the 51st buildable iot in this subdivision, a second, Ynv~~°~^+vehictllar access shall be ^^°`^•^+°a approved of by the Meridian Fire pepartment ..,;,ti +~~ f 1 1 + r rr 10. The Boyack property will be re-developed in the future by someone other than the applicant. A sketch plat can be provided, but it will not be binding to Fattivest I,I,C. 11. Applicant will address at the meeting as requested: 12. A ten foot (10') wide easement can be granted for the pathway along. the collector roadway, however once the project reaches the end of the collector status roadway and hmis to the east we request that the pathway easement be reduced to 6' in width so as to follow the detached sidewalk to the western edge of the subdivision. This option was discussed with staff prior to the public hearitig and has been approved of in similar manner at Lochsa Falls. The pathway easement would fall .within ACHD's right-of--way and as long as it is just a msiintenance agreementACHD will allow the easement. 13. No Comment 14: No Comment 15. No Comment 16. No Comment 17. No Comment 18. No Comment Standard Conditions 1.-14. No Comments Standards for Conditional Uses A.-I. No Comments C03fi316 Meridian ].tr 010704 JRN 07 '04 17 07 206 887 7781 PRGE. B.S R.~.... --~~ -; --~ •-~•~~-r ~ •~~na.:.e engineers, tr1c.~ ~ 2'q8-887-7781 - P•g ~ecial Considerations Fencing • Applicant will comply with installing the requested white vinyl fencing Site Specific Comments {Conditional Use Permttl 1.-7. No Cotments Recom!°n The staff recommendation to annex and approve only a part of the project (limited to the first 50 lots) creates a couple problems. First it, creates au illegal subdivisitin of land io the County by annexing only part of a lot, and not providing the minimum street frontage to the newly created. lot, e:g. the newly created lot would be anon-conforming lot. Second it would require future public hearings to annex and approve a project that can be approved now. Most, if not all subdivisions, have phases that are dependant upon sewer being brought to future phases, for example, if the first 6 phases of Pazamount Subdivision are not completed then sewer will not make it to the last half dozen phases of the project Saguazo Canyon is not any different; if sewer is not available, the project cannot be constructed. A condition of approval to limit development until services are available is acceptable. We understand the risks, and we are prepared to move forward-with the requested revisions and changes suggested in the statTreport and as ievised by this litter. We appreciate your support and all of the staffls work and suggestions on this project. if you have any questions please feel free~to contact me at (208) 887-7760 or via a-mail at davem(u~pitlrulcle-engineers com. Sincere] , ~~~L~~ - Dave McKinnon Land lJse Planner cc: #C036316 Justitl Martin -Fewest, LLC CD3ti3i6 Mendiv~Ltr 010704 JRN 07 ' 04 17~ ~ 208 887 7781 arar,F ~c, . - - - ' nnnnirvD SM1'1'H ~. @1002/009 December 3, 2003 City of Meridian City of Meridian Planning and Zoning Department City Clerk Department 660 E. Watertower, Suite 202 33 E. Idaho Avenue Meridian, ID 83642 Meridian, ID 83642 VIA FA.CSIMII,E and US POSTAL SERVICE RE: Saguaro Canyon Subdivision To Whom It May Concern: City of Meridian Public Works 660 E. Watertower Suite 200 Meridian, ID 83642 This letter is written in behalf of Steve and Rebecca Smith who own Lot i3, Block 2 of Lazkwood Subdivision (the 44.3 acres of the northwest corner of McMillan and Locust Crrove). We express our support for the Saguaro Canyon Subdivision with one concern, The concern is sewer. Per the public works plans, our property is designated to connect into the trunk line that will run through the Larkwood acreages and Saguazo. It is our understanding that this trunk line will also be extended through our property and eventually is the means for eliminating the Vieaaa Woods lift station. Consequently, we feel it essential that the stub location, sewer depth, and easements through the Larkwood acreages be in place in order for the Sagunto plat to be finalized. We want to see Saguaro move forward as quickly as possible. Please let us know what we can do to cooperate with the City of Meridian in resolving this concern quickly. Thank you for your attention to this matter, Sincerely, G Kenneth Christensen 1951 S. Saturn Way Ste. 100 Boise, ID 83709 208-376-8521 PIi 208-376-6804 FAX kc@hawkins-smith.com DEC 03 '03 17:31 ~~«~~. - __ n K SERVIC E AREAS . L I ~ ~ + ~ ~ L~ 373 ~__ _ri... II ;i ~ X41 II .~ + -_M1•~ T ~~ C I :734 Sy; 190 ~ + o ~~7 ~ ICE 1722 1721 1871 G,, h~.:~a . P.r~ 1 1967 ~ ~ 1910 1908 1906 ~~~~898 1896 SB94 3892 1893 z88s 3 ,, I` .. 1839 !~' B42 1840 ~ 1838 18 , , ~1~ . .. ..f_..i -~. ~' "~ lags;.:'; . ! `'C.% M-:.,,• _r,~. 1845 j .......I ..I,I .. .._ + I ;~ ..~- ~'~~-~~ VIENNA V1 STAI 1859 i I I \.._ _ ~--- DEC 03 ' 03 17:31 `~ ~ I - ,(\ 1 .-"+ 10 ` 3766804 PAGE.03 I ~. _....r I. .. _. ..~._~_....- 1 -^ - _I I .. ~. -_ I`I: 666 (~ ..---~+` 186.1 .~ Q to 186 1861 _ Ali _.~E ,......._ .. __ ~_ _ _._. --- 1728 ;, ' .... ~ r 2"-' ..... -- --- _.__....= nnrrn.tn~ JML'1'H @J 001/OOJ HAYY All/ is Nawklns'-Smith SMIT~I oisesldahou 63709 Ste. 100 {208)376.8521 Phone Commercial Developers (208) 376-6804 Fax To: Planning m1d Zoning Public Works City Clerk From: Kenny Christensen R®: Saawaro Canyon Subdivision Fax Na:888-8854 898-9551. 888-4218 Date: 12/3/03 Pages:3 Original Documents: 0 Wlll follow via mail ^ Wili follow pia overnight service ^ Will notfollow ^ Other: ~F~C~~IV~~~ COMMENTS: DEC ~ ~ 20Q3 xeau:e~l (,Cvccxteot¢e~t City Of Meridiar,~ City Clerk Office I' Ihis transmission Is unclear, or you do not tecBlve all the pages, please call the office number listed above. DEC 03 ' 03 17 ~ 31 3766804 aor:c ra, RECEIVED To: Meridian Planning and Zoning Commissioners DEC 0 4 2003 Date: December 4, 2003 City Of Meridian City Clerk Office Re: Request for continuance of the Saguaro Canyon Subdivision Annexation, Preliminary Plat, and Planed Developmem applications. Dear Commissioners, As you know, the Planning and Zoning Staff in their November 26s' memo, has requested that the hearings for Saguaro Canyon be continued in order to receive and review additional information regarding the aforementioned applications. As requested in the memo, we met with Wendy Kirkpatrick, Brad Hawkina-Clark, Joe Silva, Bruce Freckleton, and Brad Watson on December 2, 2003 at 10:00 am to discuss a list of key issues pertaining to the Saguaro Canyon applications. After meeting with Staff I believe that we were able to work out most of the questions and issues raised in the November 26a' memorandum; unfortunately, we will not have a revised preliminary plat ready for your review at tonight's hearing. We therefore agree with staffs recommendation to continue the public hearing until the next available hearing date. Attached to this request is a written reply to the issues raised in Brad's November 26th memo. Please accept this letter as a formal request for the continuation of tonight's hearing until the next available Hearing Date. If you have any questions please do not hesitate to call me at 887-7760 or contact me vial e-mail at davem~a pinnacle-engineers com. Sincerely, David McKinnon Land Use Planner Cc: Justin Martin, Farwest I.I,C Dean Briggs, Briggs Engineering v To: Meridian Pinning and Zoning Commissioners Date: December4, 2003 Re: Written reply fA Brad Hawkins-Gark's November 26, 2003 Saguaro Canyon Memo. Dear Commissioners, In r~njundion with our request to oontrnue the public hearings for the Saguaro Canyon devebpment, we wanted to provide you with a written reply to the issues raised by Brad's memo. The issues are numbered below as found in the original memo. How the issue has been or will be resolved will be listed in iFalics below each issue. 1. Revised Plat We received your revised plat, dated 11/18lD;i. However, there was no e~lanation of the revisions made or what instigated the modficatron. We'd like th clarify these changes. The revised plat reflected charges required by ACRD, such as nwdifying the islands within the main colllectorstreet toaccommodate left turns and the relocation ofthe eastern stub sheet to ~ north. 2. Phasirto: No phasing lines were shown on either the original or revised prelinrinary plat. Assuming you intend to phase the devebpmerrt, we need to review and make commerrts on the phasing plan. A revised plat s being completed at this time that wiN include phase lines, rrevertheless we would litre to have fle>obility in the phasing of this project in orderto aocommodads the future marl~tdemends. 3. North Sbuoh Trunk The original plat shamed a 21" trunk line being stubbed to the east boundary but the revised pit doesn't show the location of this stub. We need dariFcation on this erQension. Routing and preliminary design of the sewer needs to be hammered art with the assistance of the Public Works Department and their oorrsulfaMs. After falkirg with Brad and Bluce the locaficn fir the 21" trunk line is shN undecided, but we wip work with the Public Works department to accommodate the sewertnrnkextension. 4. Seoondarv Access: P8~Z and MFD have concerns about the proposed 30' wide pathway lot being used as the secondary access. No crossing of the Lamp Canal or the McAAillan common lot was shown. What is the long-term reuse plan for these kits? The secondary access does not meet MFD's separation standards, etc. A secondary access point is provided along the western boundary of the subdivision That wiH provide fire access in the future that wit! meet the Fire Departmerds need for separation between Errs accesses. The fin: aocess/pathway lot in the southeast comer of the subdivision will be eliminated on the revised plat. W 5. Design of the McMillan Road Common Lot The scale of the plat does not allow us to analyze the Lemp Canal, sideNralk, right-0faroay and other design issues very well. We'd like to receive an enlargement and cross-section of this area. A cross section of this area was delivered to the P&Z staff for review at the December2ntl meeting. 6. irtioation Ditches: Several ditches are shown on the, plat but the treatment of these ditches is not called~ut Spedfically, how will the ditch and gravity irrigation boxes on the east boundary next to l.arkwood Sub be fleeted and accessed in the future? Are you relocating the large ditch that crosses the middle of the project? Answerto the last question first, yes ff-e large ofrch will be relocated through the common bt central (o the subdivision. Al! ditches (excluding the Lemp) thatlie on orad~ce-rt to the Saguaro Carryon property will be tiled orfilkd. 7. Traffic Studv: Steve Amold's application cover letter refers to a WGI traffic study. However, it was not included in the City of Meridian's submittal. We need to receive a copy. A copyof the traffic studywas delivered at the Oecember2"°' meeting. 8. Regional Pathway: The 70' wide pathway kits show the future public pathway terminating at Saguaro Hills Ave. We have concerns about this pathway not extending to the east boundary and would like to discuss an alternative alignment of the path. An al~mate alignment of the pathway is being alslineated on a revised preliminary plat that will be submitted shortly. 9. nines: The CUP/PD application is unclear about what amenities you are proposing. We Head this darfied. Amenfiies provided by the PD include over 1046 open-space, pathways and two tot-lots in the open park areas. 10. Reduced Frontages: The CUP/PD application did not propose a minimum frontage distance. We need to know this dimension. 27-foot minimum on cul-de-sacs if you have any questions or other issues that need to be addressed please feel free to contact meat 887-7780 or via e-mail at davemCo2ainnade-engineers.com. Sincerely, Dave MclCnnon • Page 2 P Land Use Planner Cc: Justin Marlin, Fannrest LLC Dean Briggs, Brggs Engineering • Page 3 ,- Will Berg From: pave McKinnon [davem®pinnacle-engineers.com] SeM: Thursday, December 04, 20031:01 PM To: justin~faiwesti~.com; greent~meridiancity.org; Will Berg (E-mail); kirkpatk~merkliantaty.org Subject: Request for continuation and memo responses C036316 C036316Memo ~ntinuafionrequestResponse12403.dot REC~EIVE~ To: Meridian Planning and Zoning Commissioners p~~ ~ ~ ZQ03 Date: December 4, 2003 City t~f 1Gleridian Re: Written reply to Brad Hawkins-Clark's November 26, 2003 Saguaro Canyon Memtby Clerk Office Dear Commissioners, In conjunction with our request to continue the public hearings for the Saguaro Canyon development, we wanted to provide you with a written reply to the issues raised by Brad's memo. The issues are numbered below as found in the original memo. How the issue has been or will be resolved will be listed in italics below each issue. 1. Revised Plat: We received your revised plat, dated 11/18/03. However, there was no explanation of the revisions made or what instigated the modification. We'd like to clarify these changes. The revised plat reflected changes required by ACND, such as modifying the islands within the main collector street to accommodate left turns and the relocafion of the eastern stub street to the north. 2. Phasing: No phasing lines were shown on either the original or revised preliminary plat. Assuming you intend to phase the development, we need to review and make comments on the phasing plan. A revised plat is being completed at this time fhat will include phase lines, nevertheless we would like to have flexibility in the phasing of this project in order to accommodate the future market demands. 3. North Slough Trunk: The original plat showed a 21"trunk line being stubbed to the east boundary but the revised plat doesn't show the location of this stub. We need clarification on this extension. Routing and preliminary design of the sewer needs to be hammered out with the assistance of the Public Works Department and their consultants. After talking with Brad and Bruce the location for the 21"trunk line is still undecided, but we will work with the Public Works department to accommodate the sewer trunk extension. 4. Secondary Access: P&Z and MFD have concerns about the proposed 30' wide pathway lot being used as the secondary access. No crossing of the Lemp Canal or the McMillan common lot was shown. What is the long-term re-use p Ian for t hese I ots? T he s econdary a ccess d oes n of meet M FD's separation standards, etc. A secondary access point is provided along the western boundary of the subdivision that will provide fire access in the future that wil! meet the Fire Departments need for separation between fire accesses. The fire access/pathway lot in the southeast corner of the subdivision will be eliminated on the revised plat. 5. Design of the McMillan Road Common Lot: The scale of the plat does not allow us to analyze the Lemp Canal, sidewalk, right-of-way and other design issues very well. We'd like to receive an enlargement and cross-section of this area. A cross section of this area was delivered to the P&Z staff for review of the December 2nd meeting. 6. Irrigation Ditches: Several ditches are shown on the plat but the treatment of these ditches is not called-out. Specifically, how will the ditch and gravity irrigation boxes on the east boundary next to Larkwood Sub be treated and accessed in the future? Are you relocating the large ditch that crosses the middle of the project? Answer to the last question first, yes fhe large drtch will be relocated through the common lot central to the subdivision. Alf ditches (excluding the Lemp) that lie on or adjacent to the Saguaro Canyon property will be tiled or frlled. 7. Traffic Study: Steve Arnold's application cover letter refers to a WGI traffic study. However, it was not included in the City of Meridian's submittal. We need to receive a copy. A copy of the traffic study was delivered at the December 2nd meeting. 8. Regional Pathway: The 70' wide pathway lots show the future public pathway terminating at Saguaro Hills Ave. We have concerns aboutthis pathway not extending to the east boundary and would like to discuss an alternative alignment of the path. An alternate alignment of the pathway is being delineated on a revised preliminary plat that will be submitted shortly. 9. Amenities: The CUP/PD application is unclear about what amenities you are proposing. We need this clarified. Amenrties provided by the PD include over 70% open-space, pathways and two tot-lots in the open park areas. 10. Reduced Frontaoes: The CUP/PD application did not propose a minimum frontage distance. We need to know this dimension. 27-foot minimum on cul-de-sacs If you have any questions or other issues that need to be addressed please feel free to contact me at 887-7760 or via a-mail at davemCa~pinnacle-engineers.com. Sincerely, Dave McKinnon • Page 2 Land Use Planner Cc: Justin Martin, Farwest LLC Dean Briggs, Briggs Engineering • Page 3 RECEIVE.L~ DEC 0 4 2003 To: Meridian Planning and Zoning Commissioners City Of Meridian Date: December 4, 2003 City Clerk Office Re: Request for continuance of the Saguaro Canyon Subdivision Annexation, Preliminary Plat, and Planed Development applications. Dear Commissioners, As you know, the Planning and Zoning Staff, in their November 26`" memo, has requested that the hearings for Saguaro Canyon Ue continued in order to receive and review additional information regarding the aforementioned applications. As requested in the memo, we met with Wendy Kirkpatrick, Brad Hawkins-Clark, Joe Silva, Bruce Freckleton, and Brad W atson on December 2, 2003 at 10:00 am to discuss a list of Ivey issues pertaining to the Saguaro Canyon applications. After meeting with Staff I believe that we were able to work out most of the questions and issues raised in the November 26`" memorandum; unfortunately, we will not have a revised preliminary plat ready for your review at tonight's hearing. We therefore agree with staff's recommendation to continue the public hearing until the next available hearing date. Attached to this request is a written reply to the issues raised in Brad's November 26"' memo. Please accept this letter as a formal request for the contimiation of tonight's hearing until the next available Hearing Date. If you have any questions please do not hesitate to call me at 887-7760 or contact me vial e-mail at dacem~'pinnacle-en~ineers.com. Sincerely, David McKinnon Land Use Planner Cc: Justin Martin, Farwest LLC Dean Briggs, Briggs Engineering Anna Borchers Powell, AICP Planning Director Meridian Planning and Zoning Department 660 E Watertower, Ste. 202 Meridian, ID 83642 Dear Ms. Borchers: 6000 North Meridian Road Meridian, ID 83642 December 2, 2003 DEC ~~ " ~°',33 L'ity Of fVlas-iciian City Clerk Office I would have preferred to introduce myself in person, however, I will have to resort to this letter as a means of introduction and to express my sincere concerns regarding the proposed Saguaro Canyon Estates Subdivision. Additionally, I share the same views as do the Priddy's, who are my neighbors, directly to the south of my property. We both have executive style homes, actively farm or ranch and choose our locations with the idea in mind that our property values will not diminish as a result of Meridian's long range development plans. Development is inevitable and as a business leader, I support growth and development. However, Meridian is quickly becoming a bedroom community that continues to fight over-crowding in our schools and congestion in the streets. The proposed Saguaro Canyon Estates Subdivision will further add to this problem, as well as diminish the value of my property. Under no circumstance should the proposed Saguaro Canyon Estates Subdivision request for Conditional Use be granted. By approving the conditional use, Meridian's long range development plan will be compromised by lowering lot and house size. A precedent will be established that will be difficult, if not impossible, to ever reverse. Meridian does not need, nor is it in Meridian's best interest, to allow this level of density when trying to preserve Meridian's culture and heritage. Unfortunately, my schedule may not allow me to attend the public meeting tomorrow, so I do hope that my concerns are heard and considered through this letter. Having lived in Meridian most of my life, I have seen the inevitable change with some change being better than others. More recently though, it has become apparent that the developers are looking at Meridian as a place to drive high density development at the expense of what long time residents and new residents of Meridian have come to enjoy as a way of life. The trend will continue if exceptions are made and the long range plan is compromised. Does the commission really need to consider reducing lot and home sizes? Do we have the basic infrastructure such as city services, roadways, law enforcement, schools, etc. to support this type of development? Are we not better served by having mixed use development that entices some lower end housing along with higher end homes with acreage? I trust that the commission will be looking at these and other concerns when making a final determination on the Saguaro Canyon Estates Subdivision since approving it "as-is" will have a detrimental impact on Meridian's long range plans and the surrounding properties. To summarize, I will highlight my main concerns with the proposal; Density of the proposed subdivision and the request for reducing minimum requirements. Protection of open space. Adjacencies to existing farm/ranch land that are active and will continue to be active. There doesn't appear to be any consideration for buffer zones between housing and farm/ranch activity creating a situation where neighbors will immediately be at adds. I have seen this happen throughout the Treasure Valley. Meridian has an opportunity to address this proactively. Some thoughts or ideas to address this: • Tall berm with solid fencing that separates housing from existing agricultural land. • Planned parks or common areas creating a buffer zone along with the fencing and berm. At a minimum, consideration must be given to the fact r that there are active farm/ranches directly adjacent. Livestock is present, pesticides/herbicides are utilized and during the growing season farm machinery may be operated at all times of the day. • To my knowledge, the developer has not made any attempt to try and address the needs desires or concerns of the adjacent properties. I do not find comfort in this and it would seem to indicate that they are not interested in Meridian's long range plans or protecting the value of some very unique Meridian properties. Again, I apologize for not presenting this in person, but my schedule will not permit me to do so. I want to reiterate that I am not opposed to development, provided it is well thought out and the entire community benefits from it, notjust a handful of developers. I am extremely motivated to protect the value of my home and acreage and I feel that the proposed subdivision will limit the future potential of my property and surrounding property to high density development. I appreciate the Commission taking my comments and concerns into consideration. Sincerely, Michael S. Adkins -w -a3 - Johri Priddy r 5740 North Meridian Road Meridian, ID 83642- " December 2, 2003 "Anna Borchers Powell, AICP. ~~~" 'y y~ 7~ Planning Director J .~. ~,/ Meridian Planning and Zoning Department - - . sso E watertower, ste. zo2 DEC 0 3 20U3 Meridian, ID 83642 Gi ty Qf Meridian Dear Anria: pity Clerk OfficE My brother'Ed and I appreciate the time that you and Brad Hawkins-Clark spent with us to reVie+ti the propgsed Saguaro'Canyon Estates Subdivision and its relatioh to`our adjacent property. Because the developer did not review the proposed Subdiyision with neighbors'(at least that we know of), the time that. you both took gave us a better understanding of the proposed annexation, zoning and subdivision thatthe Planning & Zoning Commission is reviewing at its public hearing this Thursday.- . Because Ed and I are out of town on Thursday,. oU~ property manager, Rob Greiner, will represent us at . the hearing. We would appreciate it.if you would, forward this letter to the Planning & Zoning, Commission. -Our family kias been active: ih the Meridian business commuhity'for many,years and was the previous owner of Richardson labs. We continue to build businesses in the Treasure Valleyand;desire to '• continue to be a part of Meridian's future business developmeht: V41e purchaSed:our property adjacent to the proposed Saguaro Canyon with this in mind. Presently, our property is an active 20-acre ranching operation that is certainly not like :more typical . rattctiing properties that.are winding down operatigns and investmerifs before fransitipning to more urban development. 1Ne are continually improving our property, which includes very ezpensive'infrastrucfure -with several high-cost buildings, including a 7,l)OO.square fgot luxury home,-large barn,. stables, riding srena!and o4her outbuildipgs.. ' There is ho doubt that we would like to protect the'shorter-term use of our property while keeping an eye. open for good,. future development in keeping with the,goals and plans of Meridian: We are certainly not opposed to development but we believe that the design of the pjoposeo Saguaro. Canyon'is not in - keepirigwith. our long-term interests and we don't'believe the proposed design is in the long-term interest of Meridian: We hope we can convey our.concerns with this short letter. Just this`week the Idaho Statesman ran an article on"infill development and Meridian was identified as -trying to encourage growth from the center of the City to the outside. This seems in keeping with the -goals of the City's Comprehensive Plan thaf'encourage development of property already located in the City limits (which Saguaro Canyon is notj "in orderto maximize public-investments, curtail urban sprawl, and protect.existing agricultural lands from unnecessary infringement." We purchased our property,;in Meridian knowing that there would eventually be development in ttie City's area of impact, butwe also knew that the City's plans clearly state that: a "maze of monotonous development is not desired..... City leaders and citizens focus on trying to balance open spaces and Meridian's agricultural heritage with development and growth. Providing and protecting unique sites and resources will assure continuance of the quality of life that the residents have come to know and expect. 5740 NORTH MERIDIAN ROAD, MERIDIAN, ID 8.3642, 208.955.7602, FAX: 208.955.7632 Our family truly believes that:it has purchased and improved whaf is a very unique site in Meridian that could-eventually be used to assist Meridian in its plannirig process for this entire area to ensure a ,. transitioh from ranching to a more diverse mix of residential and commercial uses in the area of impact. - Because we actively ranch the property, we are concerned for our continued ability to run our operation without disruption, especially given our expensive infrastructure.' We realize we are covered by the "Right to Farm" act, but we also know that, in practice, it becomes more difficult to ranch with hdmes . immediately ori,our-property line. The longer we can maintain our ranching operations, the better. We hope Meridian feels the same: We are also concerned fdr the safety of surrounding residential, neighborhoods if they abut right up against our property. Not only do we Have livestock (including a bull] that could pose a danger, dur electric fence is on 24 hours a day. `Even though we ranch now, we do,understand that well-designed development is the future goal of the Cityin this area, Alttfough we are very concerned with the number of homes proposed in Saguaro Canyon, our. main. issue relates to the subdivision's design. We believe the current design of Saguaro Canyon will :negatively impact our use of our property, and also constrain Meridian's future plans for the -area. If the City decides to approve the annexation, rezoning:and subdivision of Saguaro:Canyon; at the minimum we would ask for the. #ollowing redesign of the subdivision: " • Building of a berm. and fence to border our property similar to.tfie berm and fence at Lochsa Falls. We drove by Lodhsa.Falls to Iddk at the berm at that subdivision. Since the Lochsa Falls . developer and the Saguaro Canyon developer are the same compariy; the berm and fence. concep# should be understandable, This redesign would seem fitting given the valuable assets that make. up our property and.for protection of nearby. neighbors from ranching`operations. • Location;of a park adjacent.to the east boundary of our property. This wduld be in keeping with ,the Future Land. Use Map adopted as part of the Comprehensive Plan tfiat identifies a park site in this location. :Move the prdpdsed stub street abutting ourproperty. As the street. is presently shown, .it would bisect-our property right.through.ourexyensive buildings. We.appreciate the rieed to connect properties, but.relocation df the street.to the south side. of dur property v/ould achieve this cdnnection and still, preserve our ability to develop reasonably in the future. We would ask that Planning & Zoning Commission to look beyond the borders of the proposed Saguaro Canyon, and consider the potential and future use of our,property and other property,in the vicinity. With- . developmen4 coming quickly.to this area, end.giveh our inability to develop our property residentially,'I,f Meridian is going to accommodate develdpmentsuchas Saguaro Canyon, it makes sense to look at all of this area, prdtect existing -rises, and'plan fdr and rezone to accommodate mixed use, such as a neighborhood center and/or commercial use to serve surrdunding residential development. INS are open to discussing any number of creative ideas that will. help Meridiarrinclude our property and the surrounding property into the type of mixed-use neighborhood that will be consistent with the Comprehensive Plan. - We,appreoiatethe time and effort that isgoing into the planning and development of our North Meridian community. With proper design, we believe that we and Meridian can build a community for the future ttiaf we can truly be proud of. To this end,`we are happy to-be a part df Meridian's future. - We appreciate the. Commissidn taking our comments into consideration as it reviews the proposed development. Sincere c~t1 j-ri John Priddy cc: Brad Hawkins-Clark RECEI~.~~ City Of Nleridi.art City Cle~•k O.ffiae 1~,ECEI~ ~~ ~c o y ~~~~ ~~~~ ~~~e~;~~~~x City ~'lerk (ii`Flr.>,e R~C'~'~~1~ G~ ~; 0 3 2003 d;ity Of Meridian City Clerk Office ~LLe ~ ~ ~ b .~.L~ CSC 0 3 203 t;itv Of 1~Teriaia~a City Clerk Office .SEC ~I~T ~~~~ ~ v r ; ~-~ t::u3 i;ity Uf iVSer ~iian City Clefk C9t~ee t .~'~ ~~~ t"r,*-r ~ ~ G~~3 L+~+. ~itv utT1'lei~riiar~ t'ity Clerk. Cf~ce RECE~~ Larkwood / Saguaro Canyon Agreements lAfd ' 8 2004 Januar 6 2004 y CITY 0:~' 3'i ~s is li;1::.`v Farwest will agree to the following concessions, provided these are the only requirements to the Larkwood Homeowners. 1. Farwest LLC agrees to a 25' height restriction on 41ots in the Saguaro Canyon Sub. along the Larkwood boundary (lots 26, 41, 43 & 44 Block 9). 2. Farwest LLC agrees to construct a vinyl fence with 1' lattice on the top along the Larkwood west boundary. 3. Farwest cut and reworked lots on the original submittal from 27 buildable lots to 20 in the latest plat after meeting with three of the Larkwood homeowners. The 20 buildable lots remaining on the Larkwood boundary average 13,268 square feet. These 201ots are an average of 42.84% larger than the average lot in Saguaro Canyon. 4. Farwest LLC will rile the North Slough, North Slough #2 and the Rosti Laterals. It is further agreed that Farwest LLC will Tile any of the above mentioned ditches adjacent to the Larkwood West boundary regardless of their minor meandering across the legal lot lines. 5. Farwest LLC agrees to provide a pressurized irrigation stub to each of the Larkwood lots adjoining Saguaro Canyon, providing the Larkwood homeowners transfer sufficient water rights to the pump station diversion point to provide for these stubs. F:\FarwestUustinINo[esVarkwood agreementl-06-2004.doc December 1, 2003 PP 03-032 MERIDIAN PLANNING & ZONING MEETING December 4, 2003 APPLICANT Farwest, LLC ITEM NO. ~.~ REQUEST Public Hearing -Request for Preliminary Plat approval of 461 single-family building lots of and 43 common lots on 140.25 acres in a proposed R-4 zone for proposed Saguaro Canyon Estates Subdivision -north side of East McMillan Road and east of North Meridian Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: See attached Memo CITY ATTORNEY ~ OV1~~ U~ CITY POLICE DEPT: ~ I ~ Q ,0 CITY FIRE DEPT: J CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted; Emailed: Okay with Meridian Water Department No Comment See attached Comments See attached Comments No Comment See attached Comments See attached Comments No Comment See attached Comments Date: Phone: Staff Initials: Materials presented al public meetlnpa shall become property of the Clly of Merldlan. r Memo To: Pi?Z Commission From: Brad Hawkins-Clark //~°~ CC: City Clerk's Office Bruce Freckleton, Public Works Dept. Date: November 26, 2003 CIT Y O F M ERI DI AN P la nnin g 8~ Zo ni ng R,ECEI~TEI~ NUV 2 6 20~D3 Cate Jf bTeridiaia City Clerk ljffice Re: Saguaro Canyon Estates Subdivision (PP-03-032) -Request for Continuance After reviewing your development applications for Saguaro Canyon Estates, the Pi3Z and Public Works Departments have several questions and concems we would like to discuss with the applicant prior to the 1214 public hearing. We have prepared a draft staff report that outlines some of the key issues. But, before issuing that report, we'd prefer to meet with the applicant to review the plat with the surveyor and engineer. We will be meeting on Tuesday, 12/2/03, and anticipate receiving additional information from the applicant after that meeting. Therefore, we request the' Commission continue the three public hearings associated with this application. Below is a list of the key issues staff has raised with the applicant, Farwest: 1. Revised Plat: We received your revised plat, dated 11118/03. However, then=. was no explanation of the revisions made or what instigated the modification. We'd like to clarify these changes. 2. Phasing: No phasing lines were shown on either the original or revised preliminary plat. Assuming you intend to phase the development, we need to review and make comments on the phasing plan. 3. North Slough Trunk: The original plat showed a 21"trunk line being stubbed to the east boundary but the revised plat doesn't show the location of this stub. We need clarification on this extension. Routing and preliminary design of the sewer needs to be hammered out with the assistance of the Public Works Department and their consultants. 4. Secondary Access: P&Z and MFD have concerns about the proposed 30' wide pathway lot being used as the secondary access. No crossing of the Lemp Canal or the McMillan common lot was shown. What is the long-term re-use plan for these lots? The secondary access does not meet MFD's separation standards, etc. 5. _Desian of the McMiilan Road Common Lot: The scale of the plat does not allow us in analyze the Lemp Canal, sidewalk, right-of-way and other design issues very well. We'd like to receive an enlargement and cross-section of this area. 6. Irrigation Ditches: Several ditches are shown on the plat but the treatment of these ditches is not called-out. Specifically, how will the ditch and gravity irrigation boxes on the east boundary next to Larkwood Sub be treated and accessed in the future? Are you relocating the large ditch that crosses the middle of the project? 7. Traffic Studv: Steve Amold's application cover letter refers to a WGI traffic study. However, it was not included in the City of Meridian's submittal. We need to receive a copy. 8. Regional Pathway: The 70' wide pathway lots show the future public pathway terminating at Saguaro Hills Ave. We have concerns about this pathway not extending to the east boundary and would like to discuss an alternative alignment of the path. 9. Amenities: The CUP/PD application is unclear about what amenities you are proposing. We need this Garified. 10. Reduced Frontages: The CUP/PD application did not propose a minimum frontage distance. We need to know this dimension. Staff will be prepared to update the Commission on the results of our 12/2 meeting with the applicant and engineer and provide a better timeframe of expected recommendations, etc. Brad • Page 2 •~~ ~:~s~ Ada County Highway District Sherry R. Huber, President Susan S. Eastlake, 1st Vlce President Dave Bivens, 2nd Vice President David E. wynkoop, Commissioner John S. Franden, Commissioner 318 East 37th Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us November 13, 2003 To: Farwest, LLC ~,~ ~~ 4487 North Dresden Place #102 d L~ Garden City, Idaho 83714 ~t~V 1 ~ 2003 Subject: Saguaro Canyon Subdivision ~%i+=" ~Ji Aleridiar, 461-lot single-family residential subdivision Giis~ Ller)c Office North side of McMillan Road east of Meridian Road On November 12, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, co nditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. Development Analyst Right-of-way & Deve6 Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities Robert and Marlene Rhead 700 East McMillan Road Meridian, Idaho 83642 Briggs Engineering 1800 West Overland Road Boise, Idaho 83705 ..T"~ F~'~. ~_ Ada County Highway District Right-of--Way & Development Department Planning Review Division This application requires Commission action due to the size of the developmenf and iYs location in the North Meridian Area. This item is scheduled to be on the consent agenda on November 12, 2003 at 12:00 noon. Tech Review for this item was held with the applicant on Friday October 31, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177- phone, 208-387-6393-fax, atunin achd.ada.id.us File Numbers: Sagauro Canyon Subdivision Site address: North side of McMillan Road east of Meridian Road Owner: Robert and Marlene Rhead 700 East McMillan Road Meridian, Idaho 83642 Applicant: Farwest, LLC 4487 North Dresden Place #102 Garden City, Idaho 83714 Representative: Briggs Engineering 1800 West Overland Road Boise, Idaho 83705 Application Information: The applicant has submitted an application to the City of Meridian requesting annexation, rezone and preliminary plat approval to construct a 461-lot single-family residential subdivision on 140.25-acres. The site is currently zoned RUT and is proposed to be rezoned to R-4. The site is located on the north side of McMillan Road approximately one-half of a mile west of Locust Grove Road. Acreage: 140.25-acres Current Zoning: RUT Proposed Zoning: R-4 Buildable Lots: 461-lots Common Lots: 43-lots Vicinity Map A. Findings of Fact 1. Trip Generation: This development is estimated to generate 4,412 additional vehicle trips per day (20 existing) based on the submitted traffic impact study. 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 currently has two existing single-family residential homes. 4. Description of Adjacent Surrounding Area: a. North: Two 10-acre sites with single family residences and a 22.95-acre site with asingle- family residence b. South: Crestwood Subdivision (5-acre sites) and Cobre Basin (Havasu Creek Subdivision) c. East: 10-acre site with asingle-family residence, a 29.7-acre site with asingle-family residence and Larkwood Subdivision (2 to 3-acre sites) d. West: 18.17-acre site with single-family residence and 103.24-acre site with single-family residence 6. Impacted Roadways , McMillan Road: Frontage: 1,314-feet Functional Street Classification: Minor arterial Traffic count: West of Locust Grove Road was 3,598 on 6-20-01 Level of Service: Currently better than C Speed limit: 50 MPH Meridian Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Locust Grove Road• Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 7 None Minor arterial South of State Highway 20/26 was 2,839 on 1-22-03 Currently better than C 50 MPH None Minor arterial South of State Highway 20126 was 3,013 on 1-22-03 South of McMillan Road was 4,719 on 6-28-01 Currently better than C 50 MPH Roadway Improvements Adjacent To and Near the Site McMillan Road is currently improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site. Cobre Basin (Havasu Creek Subdivision) will construct a 5-foot concrete sidewalk on the south side of McMillan Road. In addition to sidewalk, this subdivision was required to construct a center turn lane on McMillan Road for the main entrance. 2 8. Existing Right-of-Way McMillan Road currently has a total of 50 to 58-feet of right-of-way (25-feet from centerline). 9. Existing Access to the Site The site currently has an existing driveway that intersects McMillan Road approximately 425-feet east of the west property line. 10. Site History The District has not previously reviewed a development application for this site. 11. Capital Improvements Plan/Five Year Work Program McMillan Road is not programmed in the District's Five Year Work Program but is scheduled in the District's Capital Improvements Plan as item #74. McMillan Road is anticipated to be reconstructed in the year 2018 as a 3-lane roadway with curb, gutter and a detached 5-foot concrete sidewalk. 12. Other Development in Area Staff has been receiving large amounts of inquiries from developers in the north Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. The following list is a compilation of developments that the District has approved recently within this identified area: • On October 17, 2001 the Commission approved a rezone and preliminary plat application far an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision}. Note: Later denied by City of Meridian. • On November 7, 2001 the Commission approved a rezone and annexation application for 370- acres. The Commission also approved a preliminary plat for 336-lots on 175-acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75-acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- usesubdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefield Crossing Subdivision). • November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 120-acres (Havasu Creek Subdivision}. • On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, iwo senior high professional technical high schools and one District administration building on 39-acres (Education Campus Subdivision). • On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single- family residential subdivision on 36-acres • On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town houses). • On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single- family residential subdivision located on 39.92. • On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1- elementaryschool lots located on 38.65-acres. • On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots, 2-commercial lots and 1-mini storage lot. • On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family residential subdivision located on 10-acres. • On March 19, 2003; the Commission approved Paramount Subdivision, an 847-lot mixed-use subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots, 73-townhouse lots, 1multi-family lot (270 apartments), a community center, 1-elementary school lot, 1-high school lot and 2-church lots on 392-acres. • On April 23, 2003, the Commission approved Birthstone Creek Subdivision, a 98-lot residential subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on 34.5-acres. • On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62-lot residential subdivision consisting of 32-single-family lots, 30 multi-family lots and 8 common lots on 11.3- acres. • On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230-lot mixed us subdivision consisting of 216 single-family lots and 14-commercial/office lots. If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. This application may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Traffic Impact Study: A traffic impact study was required with this application due to the size of this development. The following are the Conclusions/Recommendations of the submitted Traffic Impact Study for the Saguaro Canyon Subdivision located in the North Meridian Planning Area: 4 • The proposed Saguaro Canyon development is projected to generate an average daily traffic count (ADT) of 4,412 vehicles per day (vpd), of which the peak hour traffic (PHT) is projected to be 466 vehicles per hour (vph). • At build-out (2013), the daily traffic on Red Horse Way, the entrance to the development, is estimated to be 3,600 vpd. The COMPASS-planning threshold (Level of Service C) for a two-lane collector roadway (non-business district) is 8,500 vehicles per day. Based on these criteria, the main roadways will operate well under capacity. The internal streets that are planned for front-on-housing have daily traffic projections less than ACHD's planning threshold for local streets. Stub streets in the development are anticipated to carry some of the daily trips to and from Saguaro Canyon when the areas they are stubbed to develop. By the time the Saguaro Canyon is built out other developments are expected to connect the stub streets to Meridian Road, Locust Grove Road, Chinden Boulevard and other access points on McMillan Road. • A separate eastbound left-turn lane is required on McMillan Road at the site access intersection. A separate westbound right-turn lane is required for westbound right turns. These requirements were determined using ACHD's warrant for right-turn and left-tum bays. • The site access intersection meets the peak hour signal warrant for the build out year of 2013. The capacity analysis determined that the intersection of Red Horse Way and McMillan Road operates as a LOS D as a 4-way stop and LOS B as a signal controlled intersection. Any installation of a signal should be based upon an engineering study and signal warrant analysis once peak volumes have been reached at the intersection. Roadways: Reconstruction of the McMillan Road between Locust Grove Road and Linder Road is included in the CIP and is currently schedu]ed for year 2014-2018. This section of roadway is scheduled for construction as a three-lane roadway in the CIP. • The following is the most recent volume counts for the 12 squaze mile azea defined as the North Meridian Planning Area as was used in the traffic study submitted by Washington Infrastructure Services. North Meridian Planning Area Roadway Volumes: Chinden Blvd. W_ /Eaele 21,400 3/03 18,500 _3-Lane Princi pal ITD Chinden Blvd. E/Meridian 15,300 1/03 15,500 Arterial 2-Lane Princi pal ITD Chinden Blvd. E/Linder 14,000 1/03 15,500 Arterial 2-Lane Princip al ITD Chinden Blvd. E/Ten Mile 12,700 4/02 15,500 Arterial 2-Lane Princip al ITD Chinden Blvd. E/Black Cat 12,200 6/02 15.500 2-Lane Princiaal ITD Chinden Blvd. E/ 11,200 4/02 15,500 Arterial 2-Lane Princiaal ITD McDermott Arterial McMillan Road W/Ea21e 9600 55/03 14,000 2-Lane Minor yes McMillan Road E/Meridian 3_,00 6/O1 14,000 Arterial 2-Lane Minor yes McMillan Road E/Linder 3100 4/02 14.000 Arterial 2-Lane Minor No McMillan Road E/Ten Mile 1500 7/02 14,000 Arterial 2-Lane Minor No McMillan Road E/ Black Cat 1200 7/02 9_,500 Arterial 2-Lane Collector No McMillan Road E/ 800 7/02 9_,soo 2-Lane Collector No McDermott Ustick Road W/EaQle 10,800 8/03 14,000 2-Lane Minor Yes Ustick Road W/Locust 7100 4/02 14,000 Arterial 2-Lane Minor Yes Grove Arterial Ustick Road W/Meridian 6y300 4102 14,000 2-Lane Minor No Ustick Road W/Linder 6300 4/02 14,000 Arterial 2-Lane Minor No Ustick Road W/Ten Mile 3600 8/O1 14,000 Arterial 2-Lane Minor No Ustick Road WBlack Cat 2300 12/02 14,000 Arterial 2-Lane Minor No Locust Grove N/Ustick 5700 6/01 14,000 Arterial 2-Lane Minor No Road Arterial Locust Grove N/McMillan 3,_,000 1103 14,000 2-Lane Minor No Road Arterial Meridian Road N/Ustick 4,900 4/02 14.000 2-Lane Minor No Meridian Road N/McMillan 2800 1/03 14,000 Arterial 2-Lane Minor No Arterial Linder Road N/Ustick Ss900 4/02 14,000 2-Lane Minor No Linder Road N/McMillan 6300 4/02 14,000 Arterial 2-Lane Minor No Arterial Ten Mile Road N/LTstick 2700 7102 14,000 2-Lane Minor No Arterial Ten Mile Road N/McMillan 2000 7/02 14,000 2-Lane Minor No Arterial Black Cat Road N/Ustick 1.900 7/02 14,000 2-Lane Minor No Arterial 6 Black Cat Road N/M Mill McDermott R d c an N/Ustick 1_,500 400 7/02 12/02 14,000 14,000 2-Lane Minor Arterial 2-Lane Section Line No No oa - McDermott R d N/McMillan 300 4/02 14,000 2-Lane Section Line No oa - ~~~~~< <~a~~~c cuunw - rouncea to nearest 100 trips Auxiliary Lanes: • The need for the auxiliary lanes will be dictated by both the phasing of this development and also the rate in which build-out occurs. The traffic study predicted that the need for an eastbound left-turn lane would be warranted as 25% of the build-out volumes. The applicant may choose to install the left- turn lane either when the project begins construction or when the warrant is met. The threshold of 25% of build-out, based on 461 residential units, would occur at the 115t" residential lot. The installation of the left-turn lane may need to be coordinated with the westbound left-turn lane required with the Havasu Creek Subdivision located on the south side of McMillan Road. The proposed location of Red Horse Way aligns with the McMillan access for Havasu Creek. • The traffic study,also predicted that the need for a westbound right-turn lane at approximately 12% of the build-out volumes. The applicant may choose to install the right-turn lane either when the project is build or when the warrant is met. The threshold of 12% of build-out, based on 461 residential units, would occur at the 55~" residential lot. 2. Staff Analysis of the Submitted Traffic Impact Study • The intersections of McMillan/Locust Grove and McMillan/Meridian currently are all-way stop controlled. They both have single lanes at the four approaches. These two intersections were operating at a LOS B during the PM peak hour when analyzed in the North Meridian Planning Area traffic study. As was discussed in the October 6'", 2004 joint meeting with the City of Meridian, these two intersections are scheduled for updated counts when the road closures are completed and the traffic volumes return to normal conditions. These intersections will then be analyzed and recommendations will be made if minor improvements are needed to improve the intersections level of service (LOS). The currently adopted Capital Improvements Plan (2003) does not include the signalization of these intersections as Impact Fee eligible. During the updating process to the Capital Improvements Plan (CIP) the cost of signalization may be added if it meets the established criteria. The signalization also is not scheduled in the current Five Year Work Program (FYWP). The intersection of McMillan/Locust Grove currently ranked 29"' out of 85 intersections on the new traffic signal prioritization list. The intersection of McMillan/Meridian currently ranks 47"' out of 85 on the same list. The traffic study estimated that the site access intersection, McMillan/Red Horse Way, meets the peak hour signal warrant for the build-out year of 2013. The intersection is also projected to operate at a LOS D as an all-way stop controlled, which would be acceptable for a minor arterial roadway. As was mentioned, any installation of a signal should be based upon an engineering study and signal warrant analysis once the peak hour volumes have been reached. If not included as impact fee eligible, the subdivisions accessing this intersection may be required to fund any future traffic signal. 3. Executive Summary of the North Meridian Traffic Plan The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full build out. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase. • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • The majority of study-intersections are projected to meet the peak hour traffic signal warrants at full build out of the area. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • At full build out, the following improvements may be anticipated within the study area: 0 5-lane road section with right turn lanes at some arterial and access intersections: Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten Mile, Meridian south of McMillan, and Locust Grave at Ustick. 0 3-lane road section with right turn lanes at some arterial and access intersections: McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian north of McMillan, and Locust Grove. Due to the large number of inquiries and submitted development applications in this area, staff and the development community realized that the potential for development in this area is significant and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works°. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACRD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was necessary to determine what types of roadway improvements, especially at intersections, would be needed to accommodate the traffic in this area at full build out. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be implemented in this area. 3. Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. 8 District policy normally requires developments on minor arterial roadways to dedicate 48-feet of right- of-way from centerline to provide for a total of 96-feet of right-of-way in the future. Based on the projections that were determined by the North Meridian Traffic Study, the District has determined that McMillan Road can function at an acceptable level of service (in the future) as a 3-lane minor arterial. In addition to functioning adequately, the District's Capital Improvements Plan has McMillan Road designated as a 3-lane roadway within a total of 70-feet of right-of-way. There is also an existing canal that is located on the north side of McMillan Road. Based on past action, the District has been acquiring all of the right-of-way on this segment of McMillan Road from the property on the south side of McMillan Road to avoid having to relocate the canal. Due to the fact that McMillan Road has been earmarked as a 3-lane roadway and the District is acquiring all of the right-of-way on McMillan Road from the south side (Cobre Basin Subdivision aka Havasu Creek Subdivision) staff is recommending that the District not acquire additional right-of-way on McMillan Road abutting this parcel. 4. Sidewalk District policy requires the construction of a 5-foot concrete sidewalk on all arterial roadways. Moditrcation of Policy The applicant is proposing to construct a 10-foot wide asphalt pathway on the north side of the canal, in lieu of constructing a 5-foot concrete sidewalk. The applicant is proposing to construct the 10-foot wide asphalt pathway due to the fact that the pathway can provide multiple functions: a pedestrian path, bicycle path and an irrigation roadway. Staff is supportive the applicant's proposal to construct a 10-foot wide (minimum) asphalt pathway just north of the canal in lieu of sidewalk. 5. Roadway Offsets District policy 7204.11.6 states that the optimum spacing for collector intersections along arterial roadways is 1,700-feet to allow adequate signal spacing. The minimum spacing that is acceptable for collector intersections along arterials is 1,300-feet. The applicant is proposing to construct the main entrance, North Red Horse Way to intersect McMillan Road approximately 515-feet east of the west property line. This roadway is proposed to be located at the half-mile and is proposed to align with the main entrance to Cobre Basin. This roadway location meets District policy and should be approved with this application. All of the internal roadways meet minimum offset requirements and should be approved with this application. Turn Lanes District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn lane to be constructed to provide a minimum of 100-feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the tum lane with District staff. District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis contingent upon the posted speed limit. Coordinate the design of the taper with District staff. Based on the submitted traffic impact study, the applicant should construct an eastbound center turn lane at the intersection of McMillan Road and North Red Horse Way. This turn lane is required to be installed at 25% of this projects build-out. The applicant may choose to install the left- turn lane either when the project is being built or when the warrant is met. The warrant is anticipated to be met at the final platting of lot 115. The installation of this turn lane may need to be coordinated with the 9 westbound left-turn lane required with the Havasu Creek Subdivision located on the south side of McMillan Road. Coordinate the design of the turn lane with District staff. Based on the submitted traffic impact study, the applicant should construct a westbound right turn lane at the intersection of McMillan Road and North Red Horse Way. This tum lane should be required to be installed at 12% of this projects build-out. Due to the fact that the canal is located on the north side of McMillan Road and there is not sufficient right-of-way to construct the westbound right turn lane, the applicant will not be able to construct the westbound right turn lane. 7. Street Sections District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. District policy 7204.4.3 states, "a developer may construct a local urban residential street with a reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Although some parking is allowed, the District will further restrict parking on a reduced width street if curves or other physical feature causes problems, if actual emergency response experience indicates that emergency vehicles may not be able to provide service, or if other safety concerns arise. The right- of-way width of a 29-foot street section will be in accordance with Section 7204.4.1. Parking is allowed on one side of a reduced width street when the following criteria are met: o Traffic volumes on the street are not forecast to exceed 1,000 vehicle trips per day. o There must be no possibility that the street will be extended in the near future, or that another street may be connected to it in a manner that would allow more than 1,000 vehicle trips per day. o The developer is required to install "no parking signs" on one side of the street, as specified by the District." o Vertical curbs with attached 5-foot minimum wide sidewalks or rolled curbs with 4-foot minimum wide detached sidewalks and a 5-foot minimum wide planter strips are required. The applicant is proposing to construct North Red Horse Way as a collector roadway. This street section includes two travel lanes that are separated by a center island with center turn pockets at each public roadway intersection with vertical curb, gutter and 5-foot meandering concrete sidewalk within 75-feet of right-of-way. The sidewalk is proposed to extend outside of the proposed right-of- way. The applicant should provide the District with an easement for any part of the sidewalk that extends outside of the right-of-way. The applicant is proposing to construct Ocelot Court (from North Red Horse Way to the west), Red Hills Avenue (from Joshua Tree Street to West Prickly Pear Court), West Prickly Pear Court, North Saguaro Hills Place, North Cactus Hills Avenue, North Pinery Canyon Place, North Claret Cup Place, and North Red Hills Place (from West Cholla Hills Street to the south) as 29-foot street sections with curb, gutter and a 5-foot detached sidewalk within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. Parking will be restricted to one side and the applicant will be required to provide the District with documentation that shows the review and approval from the Meridian Fire Department. If the applicant would like to construct the 29-foot street sections as 33-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way, the applicant may do so. 10 The applicant is proposing to construct the remaining roadways as 33-foot street sections with curb, gutter and a 4-foot detached concrete sidewalk within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. 8. Driveways District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 25 to align or offset a minimum of 105-feet from any existing or proposed driveway. The applicant is proposing to construct a 20-foot wide residential driveway for lot 4 block 11 that intersects North Red Horse Way approximately 400-feet north of McMillan Road. This driveway is proposed to align with West Painted Hill Drive. North Red Horse Way is classified as a collector roadway by the submitted traffic impact study due to the volumes and functionality of the roadway. Due to the classification of North Red Horse Way, staff has applied the minimum offset policy that is utilized for collector roadways with a speed limit of 25 MPH (the anticipated speed limit of this roadway). The proposed 20-foot wide residential driveway that intersects North Red Horse Way approximately 400-feet north of McMillan Road, meets District policy and should be approved with this application. 9. Stub Streets District policy 7205.5 states that stub streets will be required to provide intro-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the, street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. The applicant is proposing to construct seven stub streets to the surrounding properties. The applicant is proposing to construct a stub street to the west property line approximately 1,950- feet north of McMillan Road. This stub street would serve a 103-acre site in the future. Staff is supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should 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 west property line approximately 750-feet south of the north property line. This stub street would serve an 18-acre site in the future. Staff is supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should 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 110-feet east of the west.property line. This stub street would serve a 10-acre site in the future. Staff is supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is less than 150-Feet in depth, the applicant will not be required to construct a temporary turnaround at 11 the terminus of the roadway.. The applicant should 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 900-feet west of the east property line. This stub street would serve a 10-acre site in the future. Staff is supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is less than 150-feet in depth, the applicant will not be required to construct a temporary tumaround at the terminus of the roadway. The applicant should 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 113-feet west of the east property line. This stub street would serve a 22-acre site in the future. Staff is supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should 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 east property line approximately 120-feet south of the north property line. This stub street would serve a 10-acre site in the future. Staff is supportive of the location of the proposed stub street. Due to the fact that the proposed stub street is less than 150.feet in depth, the applicant will not be required to construct a temporary tumaround at the terminus of the roadway. The applicant should 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 east property line approximately 1,350-fet north of McMillan Road. This stub street would serve a 2-acre parcel that is already developed. Staff is not supportive of the location of the proposed stub street due to the fact that the stub street goes to a 2-acre parcel that has an existing single-family residential home and may not redevelop in the reasonable future (if it will redevelop at all). Rather than constructing a stub street to the east to a 2- acre parcel, staff recommends that the applicant construct a stub street to the east property line to the 29.7-acre site that is located to the east. If the applicant constructs a stub street to this parcel, the stub street would be less than 150-feet in depth, therefore the applicant would not be required to construct a temporary turnaround at the terminus of the stub street. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 10. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The District will consider alternatives to the standard turnaround on a case-by-case basis. The determination to allow anon-standard turnaround will be based on turning area, drainage, maintenance considerations and the written approval of the emergency fire service for the area where the development is located. Minimum design standards shall be met for all non-standard turnarounds. Submit a design of the tumaround for review and approval by District Development Division staff. Approval of the staff report does not indicate approval of the non-standard turnaround design. The applicant is proposing to construct two standard cul-de-sac turnarounds within the subdivision. The applicant should provide a minimum turning radius of 45-feet. 12 The applicant is proposing to construct four alternative turnarounds with parking located in the center of the turnarounds. The District does consider alternatives to standard residential turnarounds. Final approval of this turnaround will be based on the turnaround providing a minimum turning radius of 18- feet, adequately accommodating for drainage and the applicant providing documentation showing the review and approval of the non standard turnaround from the Meridian Fire Department. Submit a design of the turnaround for review and approval by District Development Division staff. 11. 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 is proposing to construct center islands/medians within the public right-of-way of North Red Horse Way. The District and the Fire Department require that the applicant provide a minimum of a 20-foot street section on either side of any proposed center island within the public roadway. 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 islands (with parking) within four of the proposed turnarounds. The applicant should provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 1.00-square foot area. 12, Other Access McMillan Road is classified as a minor arterial roadway. The District restricts access to arterial roadways. Other than the access point that has been specifically approved with this application, direct lot access to McMillan Road is prohibited. Notes of this restriction shall be placed on the final plat. North Red Horse Way is classified as a collector roadway. The District restricts access to collector roadways. Other than the access point that has been specifically approved with this application, direct lot access to North Red Horse Way is prohibited. Notes of this restriction shall be placed on the final plat. C. Site Specific Conditions of Approval 1. Do NOT dedicate additional right-of-way on McMillan Road abutting this parcel. 2. Construct a 10-foot wide {minimum) asphalt pathwayjust north of the canal, as proposed. 3. Construct the main entrance, North Red Horse Way, to intersect McMillan Road approximately 515- feet east of the west property line to align with the main entrance of Cobre Basin Subdivision (aka Havasu Creek Subdivision), as proposed. 4. Construct an eastbound center turn lane at the intersection of McMillan Road and North Red Horse Way. Install the left- tum lane either when the project begins construction or when the warrant is met. The warrant will be met at the final platting of lot 115. Coordinate the design of the turn lane with District staff. 13 5. Construct North Red Horse Way as a collector roadway with two travel lanes that are separated by a center island with center turn pockets at each public roadway intersection with vertical curb, gutter and 5-foot meandering concrete sidewalk within 75-feet of right-of-way, as proposed. Provide the District with an easement for any part of the sidewalk that extends outside of the right-of-way. 6. Construct Ocelot Court (from North Red Horse Way to the west), Red Hills Avenue (from Joshua Tree Street to West Prickly Pear Court), West Prickly Pear Court, North Saguaro Hills Place, North Cactus Hills Avenue, North Pinery Canyon Place, North Claret Cup Place, and North Red Hills Place (from West Cholla Hills Street to the south) as 29-foot street sections with curb, gutter and a 5-foot detached sidewalk within 50-feet of right-of-way, as proposed. Parking is restricted to one side and the applicant is required to provide the District with documentation that showing the review and approval from the Meridian Fire Department. If the applicant would like to construct the 29-foot street sections as 33-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way, the applicant may do so. 7. Construct the remaining roadways as 33-foot street sections with curb, gutter and a 4-foot detached concrete sidewalk within 50-feet of right-of-way, as proposed. 8. Construct a 20-foot wide residential driveway for lot 4 block 11 that intersects North Red Horse Way approximately 400-feet north of McMillan Road, as proposed. 9. Construct a stub street to the west property line approximately 1,950-feet north of McMillan Road, 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 west property line approximately 750-feet south of the north 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 110-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". 12. Construct a stub street to the north property line approximately 900-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". 13. Construct a stub street to the north property line approximately 113-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". 14. Construct a stub street to the east property line approximately 120-feet south of the north property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 15. Construct a stub street to the east property line to the 29.7-acre site located to the east of the subject property. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 16. Construct two standard cul-de-sac turnarounds within the subdivision, as proposed. Provide a minimum turning radius of 45-feet. 14 17. Construct four alternative turnarounds with parking located in the center of the turnarounds, as proposed. Provide a minimum turning radius of 18-feet, adequately accommodate for drainage and provide the District with documentation showing the review and approval of the non standard turnaround from the Meridian Fire Department. Submit a design of the turnaround for review and approval by District Development Division staff. 18. Construct center islands/medians within the public right-of-way of North Red Horse Way, as proposed. Provide a minimum of a 20-foot street section on either side of any proposed center island within the public roadway. The medians are required to be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. 19. Construct islands (with parking) within four of the proposed turnarounds, as proposed. Provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians are required to be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. 20. Other than the access point that has been specifically approved with this application, direct lot access to North Red Horse Way is prohibited. Notes of this restriction shall be placed on the final plat. 21. Other than the access point that has been specifically approved with this application, direct lot access to McMillan Road is prohibited. Notes of this restriction shall be placed on the final plat. 22. Comply with all Standard Conditions of Approval. 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 ACRD 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 issuarice of building permit (or other required permits), which incorporates any required design changes: 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 15 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 ACRD 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. 2. ACRD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Request for Reconsideration Guidelines 16 17 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. 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. 18 LEGENC 6,239 AD7 99 PM W. McMILLIAN ~. - ... ~ EGGS ENGINEERING, INC. BRIGGS (2061394.9700 7800 W. OVERLAND ROAD BOISE, IDAHO 83708 0 RUi RUf SAGUARO CANYON SUBDIVISION PORTION OF SECTION 30, T.4N., R.1 E., B.M., MERIDIAN,ADA COUNTY, IDAHO ~ DRAFf SCALE DATE ~ DWG. NO. ~B ____ _ 7"= 7600' ~ ..... 10/01/03 30712 SHEET t OFt 130712-VAPR RUT RUT so I I I I _1 I6 _. __ _ _. _ _ 1, u m cxo unx nas sr. +e m w.wazuxpu m. i m a m 9 H •a i FIA\ 6 y al m z m « •: a: m 21 •a e aLL~:a • 3 m a •z p a a m C.' a CS mx m a a. •1 m s m ay al m a m m m N 1 ae ai m m a w.)me•papa~. ' RUT a nle ls' HV n N ro o a n m m a a • i a a n t z a• fi e i a ~1 z a • s e a i w •~ al e ro a • N • p a u a to Y N Y 1 N 1 11 N ~ m a1 m m m m m m Ix m a a as m m a Hucwrrwaafn aro 0 &~ ma Fxl 1'~( w n ry m m m m as - °' efi m fio m el RUT a m ~,: I ,~..~ e le p 1 Y ] aY 1 2 ] • 6 e ~ 1 a W.9Exl).•GNWN6T. II a 80 a a n m a a s ~ le ro m zl a u n p la H 1fi Ifi ti Ia 1a a YI 1l 1fi 1a 1• 1Y 11 W.BIXIRPLWYCNS(. 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SAGUARO CANYON SUBDMSION ~~ BRIGGS FORI'fON OF S6CffON S0, T.4N., Rl&, HJf., pma«amo MERIDInN,ADA COVNTT, IDAHO s~ IKI 0 ... - - ~ - ----fie t.~ I III !9 ' '' ~ j _ ~ - - - 191 _ ~~_ ~~~ _ ~ - i ,' , ilpi~l ~. i - ~ ~ ~ It a ~ gt l _ 1 '' - ~ ' it _, . == .. ~ G _, ~18 ~ ¢~ _ ~. ~' ~.- r _ •_„ ~%-' ~_ ~~ ~ 'M ~C L. `'~. ~. ~ ~,~•IX~ P x.0.,.1'; Ifl lf}'...•~#•I~l~lil`i~~' t ~ t mtjjnnnns~ttl~~~ltt np ut ~ ~ ~ ~'t~;;~l'~'~tjl~t! loll il'~ ~li; 1 ~ ' ~.x -- i t t 2 ~ ~t~ ~ti :~~ i~~~ i ~~ ~'~ ~t ~j ~~ii ~3t ~ t~ ~:~ f • ~! ~~~~ ~;+~ ~~~t~~~'i~Ev ~~~ ~t a ~~ 1• e ~~ t~~ e s a ~ __ i -~ 1' I ! 9 5 r, n t ni1q. ~ t I ta~l ~+,. •. o e R I t •i t S 1 ~ s a. o I ~! ~I ~_ 11i21i20oJ 09:48 FA% 2088888854 MERIDIAN P&Z DEPT. a City Clerk ~J009 Nov 21 (J3 Q9:46a Pi-nnacl•r En6irreers•, Irtc. 2'l?9-&87-7781 p.2 ~~ ~ ~ IA w IN 1, Engineers, Znc. TO: Meridian Planning and Zoning Commission 660 E. Waterluwer, Ste 200 Meridian. ID 83642-ZG00 DATE: November Z1, 2003 ~~ Saguaro Canyon Nei6hborhood Mretigg Commissioners, A neighborhood meeting fur the propused Saguaro Cattyon Shbdivisioa was held on Nnvcmber 20, 2003. Approximately 25-3D people were in attendance, and several'issues such as density, fencing, FiA~Y~tiling.ofdilches, and infrasnveture (e:g. roads, fire, schools, scvvcr etc...) was discussed over the course of the two-hour meeting. Artached to this letter is a sign up sheet front rbc meeting. If you have any questions about the neighborhood meeting prior to the Platnning and Zoning Hearing on Decrntbar 4'" please feel free to contact me at (208) 887-7760, or via a-mail at davero(a7 innacle-en eers.com. Sincerely, Dave McKinnon Land Use Planner cc: File t~C0363 ] 6 Dean $riggs -Briggs Engineering Justin Martin-Far Wcst, LLC 12552 W. EXECUTNF.1~l;1VE, SUITE B • 1iO15E, t2]AFip B3713 • (ZOty 8&7- 7760 • FRX (20SJ 857-%781 NOU 21 '03 10=04 2088896854 PRGE.03 11/21/2003 09:47 FA% 2088888854 MERIDIAN P&Z DEPT. a Clty Clerk I~j004 Nov 21 03 Q9:46a Pinnacle Engineers, ~Lnc. 20&-887-7'}81 p.3 NOU 21 '03 10 05 2088886854 PAGE.04 NETCHI3~~OOb M6I~iTTN(i SaGUA~tQ CANYON SETTLERS' IRRIGATION DISTRICT P.O. BOX 757'1 • BOISE. IDAHO 83707 PHONE 344-247'1 October 23, 2003 COPY RECEIVED OCT 2 4 X003 t;ity of Meridian City Clerk ()ffiae. Marty Goldsmith Farwest, LLC 4487 N. Dresden Place, Suite 102 Garden City, Id 83714 Re: PP 03-032 Preliminary Plat approval for Saguaro Canyon Subdivision Dear Marty: After review of the preliminary plat of the above-mentioned application Settlers Irrigation District requests the following: 1. All irrigation/drainage facilities along with their easements must be protected and continue to function. The facilities involved are the Lemp Canal, North Slough Lateral, North Slough No. 2 Lateral, and the Rosti Lateral. 2. A Land Use Change Application must be on file prior to any approvals. 3. A license agreement MUST be signed and recorded prior to construction of any S.I.D. facilities. 4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be approved by Settlers Irrigation District. 5. All storm drainage must be retained on-site 6. The development must supply irrigation access to all lots within the above- mentioned subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and maintain the pressure irrigation system an agreement needs to be in place prior to the pre-construction meeting. If you have any questions please ca11343-5271. Sincerely, Nathan Draper, Manager Settlers Irrigation District Enclosures Cc: Will Berg, City of Meridian (w/o enclosures) / Bruce Freckleton (w/o enclosures) Scott Campbell (w/o enclosures) CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT •• DISTRICT Return to: C HEALTH Environmental Health Division ^ Boise DEPARTMENT ^ Eagle Rezone # Conditional Use # Preliminary /Final /Short Plat ~~ 'P ®~ - b'~~ ^ Garden City ,D~Meridian ^ Kuna ^ ACZ ^ 1. We have No Objections to this Proposal. ~~ ~ 2 3 2©t13 ^ 2. We recommend Denial of this Proposal. City ~ erkeOffice ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ~. After writtey~ approval from appropriate entities are submitted, we can approve this proposal for: tral sewage ^ community sewage system ^ community water well ^ interim sewage ,central water ^ individual sewage ^ individual water 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ~eentral sewage ^ community sewage system ^ community water ^ sewage dry lines ,a3Ls~entral water ~. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13, We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ child care center ^ beverage establishment ^ grocery store ~. Please see attached stormwater management recommendatations ^ 15. Date: /U 1~7 J~ Reviewed By: 4---~ Review Sheet cono aroa i~c CENTRAL ~~ DISTRICT '/ pl'1' H SALT H -~ h1AIN OFFlCE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (208j 375-5271 • FAX 327-8500 DEPARTMENT To prevent and treat disease awd disability; tw prwtwote healthy lifesOdes; and to protect awd promote the health and qualilp of our environment. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water bepre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality: The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. wm.rz.~•mm Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. Ada I Boise County Office 707 N. Armstrong PI. Boise, ID 83704 Enwro. Health: 327-7459 Family Planning: 327.7400 Immunizations: 327-7450 Senior Nutrition: 327-7460 WIC: 327-748E FW.: 327-8500 Valley. Elmore, Boise, and Ada Counties Eimore County Gftice 52C 6 8th 51. North Mountain Home, ID 83647 Enviro. Health: 587.9225 Fatuity Healthy. 587-a4G7 WIC: 587-4405 FAX: SE7-3521 YaIE CGUniy C'i ilCt 7G3 N. tst A. PC. Bon 144E McCall, 10 8363E Ph. 634-7154 FAA: 634-2174 ~~V~~~L' t~~V G y ~0~3 City Of Meridiar+ rLf - _ p y~ ~ !f Citye~Clerk OfFice ,(.a~t~ vc it/G~LG~Z "'fi~LG~ L/GO.r~l1GCt 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 3 tVcvember, 2Q03 Phones: Area Code 208 OFFICE: Nampa 466-7861 William Berg SHOP: Nampa 466-0663 City of Meridian 33 East Idaho Ave. Meridian, ID 83642 - - - -- - ~'~'~~^. uaro Canyon Estates Dear Will: Nampa & Meridian Irrigation District has no comment on the above referenced application for Preliminary Plat approval of 461 single-family building lots and 43 common lots on 140.25 acres in;a proposed R-4 zone for proposed Saguaro Canyon Estates Sa~tbdivision Thank you, BiII Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent Briggs Engineering File -Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHFS - 40,000 ~ ~ MAYOR Robert D. Corrie '~.~ ,{/'f clTr or: J~~~=_~ '` ;OUNCIL MEMBERS ( l,/~, ej''1 ~1 ~n~ ~! "amsy de Weepy ~/ 1t ~ IDAHO illiam L. M. N \\\~' herie McCandless `~s,T Vti4~ i~ E PLANNING &ZONING Keith Bird ~- ~ ~ e"~a (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN LEGAL DEPARTMENT (208).466-9272 • FAX 4GG-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 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 ttn: Will Berg, City Clerk, by: November 27 ransmittal Date: October 17, 2008 Hearing Date: 2003 ile No.: PP 03-032 equest: Preliminary Piat approval of 461 sin le-family building lots and 48 common lots on 140.25 acres in a proposed R-4 zone for proposed Saguaro Canyon Estates Subdivision ,y: Farwest, LLC ovation of Property or Project north side of East McMillan Road and east of North Meridian Road David Zaremba, P!Z (No vaR vac, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No vaR, vac, FP) Michael Rohm, P/Z (No vaR, vac, FP) Keith Borup, P2 (No VAR, vac, FP) Robert Come, Mayor rY Building Department Fire Department Police Department City Attorney City Engineer Bill Nary, C/C Ta deWeercl, C!C 1th Bird, C/C Cherie McCandless, C/C Water Department Sewer Department Sanita Service (No vaR vac, FP) City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FPIPPonry) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers irrigation District Idaho Power Co. (FPiPP Dory) U.S. West (FPrPP only) Intermountain Gas (FP/PPonly) Bureau of Reclamation (FP/PP Doty) Idaho Transportation Department INo FP) Ada County (,annexa0on Doty) Ada County Land Records (FP/PP Dory) Meridian Development Corporation RECE OCT 2 3 2003 i;ity Of Meridian City Clerk OfTice nvFivrr>; • MFRi1lTAN T1lAHn R3642 • f~081 888-4433 ~ MAYOR Robert D. Cowie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird ~~ ~. . 1 ~ -~ LITY OF _ . C~ri~icn~ z Il IDAHO LEGAL DEPARTMENT (206) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 PLANNING & ZONING (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE GITY 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: November 27, 2003 Transmittal Date: October 17, 2003 Hearing Date: December 4, 2003 File No.: as n~_n~t~ Request: Preliminary Plat approval of 4B1 single-family building lots and 43 common lots on 140.25 acres in a proposed R-4 zone for proposed Saguaro Canyon Estates Subdivision By: Farwest, LLC Location of Property or Project: north side of East McMillan Road and east of North Meridian Road David Zaremba, P2 (No VAR, vac, FP) Jerry Centers, P2 (No VAR, VAC, FP) Leslie Mathes, P/Z (NO VAR, VAC, FP) Michael Rohm, PJZ (No VAR, VAC, FP) KBlth BOfUp, P/Z (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C!C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer Gity Planner Parks Department Meridian School District (NeFP) Meridian Post Office (FP/PP only) Ada County Highway Distdct Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP oNy) U.S. West (FP/PPonty) Intermountain Gas (FP/PP Only) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (Annexa5on only) Ada County Land Records (FP/PP Dory) Meridian Development Corporation Historical Preservation Commission 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Otifice Fax (208) 888-4218 Human Resources Fax (208) 8848723 Finance & Utility Billing Fax (208) 887-4813 OCT 2 1 2003 CITY OF MERIDIAN City Of Meridian WASTEWATER DEPT. City Clerk Office Prep°dng O Tod°y's Shidenrs Far N • T°m°"°W= Joint School District No. 2 S~° nnerla`OC• 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 SUPERINTENDENT Christine H. Donnell November 10, 2003 City of Meridian 33 East Idaho Meridian, Idaho 83642 Deaz Planners: RECEIVED NOV 13 'lAA3 City of Meridian City Clerk Office The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of Sa~uazo Canvon Estates Subdivision will have a significant impact on school enrollments at Discovery Elementary, Lowell Scott Middle and Eagle Hi School We can predict that these homes, when completed, will house one hundred fifty nine (159) elementary aged children, one hundred twenty four (124) middle school aged children, and ninety (90) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. Subdivision to the school site as indicated on the attached drawing. This request has been coordinated and forwarded to Ben Thomas at Briggs Engineering. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Sincerely, ~~ Wendel Bigham Supervisor of Facilities and Construction JY N rn + 33 f ' ,, ~ I-_ ~~~; ~ . ~Ob 32 31 11 10 9 8 7 6 BLOCK 1 2 3 4 5 ~~Po,~L1 P~' ~CC~ ~ ;cf(~vL > C~~- sl 30 29 28 27 26 25 24 BLOCK 2 12 14 15 16 17 18 19 20 3 I ~ 11 ~ - - - - 11 10 g 8 10 ~ ? BLOCK 11 I ~~ 9 ~ 1 2 3 4 8 7 6 5 4 3 2-"t~ h~'fs~ BLOCK 12 \ i ~.,~~~ ~~y~ 1 J ' m 1~ C ~I ~ L~A-i~.t (t-a~ ~ 11/25/2@03 20:42 8885@52 J MnYOR Rpbcrt A. Currie R CITY pF ~..~ - ~ ~~ ~~err~icn~ ~~ ~~'~~, ID,ihlO ~/ a ~ ~ ;i"sti LEGALDEPARTMENT (208) aGG•9272 • FAX aGG-4405 PARKS & RECREATION (2081 686-3579 • Fax 898.5501 PUBLIC WORKS (203) 898-5500 • Fax RR7-1297 BUILDING DEPARTMENT (208) 687-2211• Fax 68?•1297 PLANNING & ZONING (208) 834.5533 • Fu 8"oS-GSSa CITY COUNCIL MEMBERS Tammy de Ward William L. M. Nary Cherie McCandless Keirh Blyd TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE GITY 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 Cleric, by: November 27, 2003 Transmittal Date: October 17, Zoos Hearing Date: December 4, 2003 File No.: PP 03-032 Request: Preliminary Plat approval of A61 single-family building lots and 43 common lots on 140.25 e hdivision a~re5 In 8 pfOOnr.Pd. R.1. nos Fnen... r-..~~: -.;,. -~~, ..~~~"' '-.;~e~~,.,mm.l~r••-~~ tly~- ..-- afwes~, CLC Location of Property or Project: north side of East McMillan Road and east of North Meridian Road David Zaremba, P/Z (No VAR, VAC. FP) Jeny Centers, P2 (No vAR, vac, PP) Leslie Mathes, P/Z (NO VAR, VAC, FP) Michael Rohm, P2 (No VAR, VAC, FP) Keith Borup, P2 (No VAR, VAC, FP) Robert Come, Mayor Bill Nary, C1C Tammy deweerd, C1C Keith Birt, C/C Cherie McCandless, C/C ~ater Department Sewer Department ti SanRary Service (NO VAR. VAC. FP) Building Department Fire Department Police Department City Attorney Chy Engineer City Planner Parks Department Meridian School District fNo FP) Meridian Posl Office (FP/PP Dory) Ada County Highway District Ada County Development Services Cerdral District HeaRh Nampa Meridian lrrig. District Settlers Irtigation District Idaho Power Co. (FPiPP Dory) U.s, west (FP?P oNy) IMennountainGaS (FP/PPonry) Bureau of Reclamation (FPrPP any) Idaho Transportation Department (NO FP) Ada County (Annaxa8on oMy) Ada County Land Records (FP/PP Dory) Meridian Development Corporation Historical Preservation Commission REC~I~~~ NOV 7 ~ 2'~t13 C~i~tty~OflEM1]~e ~~~ 33 EAST IDAHO AVENLIL• • N7ERIDIAN, IDAHO b:f6~2C'' (Zljzs) 88-4433 Cicy Clark Office Fax (208) 868-d21B • Human Resources Fax (206} 884.8723 • Finance & Utility Billing Fax (208) 887.4813 '03 08 51 8885052 PRGE.10 ,~ -_-- MAYOR Robert D. Cowie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless ~. ~,, Q ,~' CITY OF 1, ~~ 11 IDAHO LECAL DEPARTMENT (208) 4GG-9272 • FAX 4GG4405 PARKS & RECREATION (208) 888-1579 • Fax 898-5501 POBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 "~ ~ Tr~,~suae Vim' sixce PLANNING & ZONING Kei[h Bird rsoa (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, city clerk, by: November 27, 2003 Transmittal Date: October 97, 2003 Hearing Date: December 4, 2003 File No.: as ns.ns2 Request: Preliminary Plat approval of 461 single-family building lots and 43 common lots on 74u.za acres in a proposed R-4 zone for proposed Saguaro Canyon Estates Subdivision By: Falwest, LLC Location of Property or Project: north side of East McMillan Road and east of North Meridian Road David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, P/Z (NO VAR, VAC, FP) Leslie Mathes, P/Z (No vaR, vac, FP) Michael Rohm, P!Z (No VAR, VAC, FP) Keith BOfUp, P2 (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C!C Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department Historical Preservation Commission City Attorney tour ~,onc1~C rcCn ial na. City Engineer ~~ City Planner Parks Department ,,(9 ) RE~EI~ED OCT 3 7 2003 Meridian School District (No FP) Meridian Post Office (FP/PP Doty) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FP/PP only) U.S. West (FP/PP only) Intermountain Gas (FPrPPorny) Bureau of Reclamation (FP/PP Dory) Idaho Transportation Department Mo FP) Ada County (Annexe6on Dory) Ada County Land Records (FP/PP Dory) Meridian Development Corporation ~itar (~~' eridian 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (20 ~ 8- pffice City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & ~r y 1 mg Fax (208) 887-4813 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET f~l*C - 4 c003 DATE December 4, 2003 ITEM # 13 PROJECT NUMBER PP 03-032 PROJECT NAME Saguaro Canyon Estates Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL o ~ r ~ r +~- ~ a~a~G ~G /~0'~ r f7/ ~- w-a- ~ / /~ ~. L/