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Home My WebLink AboutSaguaro Canyon Estates Sub AZJanuary 5, 2004 AZ 03-027 MERIDIAN PLANNING & ZONING MEETING January8, 2004 APPLICANT Farwest, LLC ITEM NO. 4 REQUEST Continued Public Hearing from December 4, 2004 — Request for annexation and zoning of 140.25 acres from RUT to R-4 zones for proposed Saguaro Canyon Estates Subdivision — north side of East McMillan Road and east of North Meridian Road AGENCY COMMENTS CITY CLERK: See previous Item Packet CITY ENGINEER: 1 I r CITY PLANNING DIRECTOR: ,Jcc- a- 0-a%rd.- STCk obfg"Y,\�CS CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT:��OmV ,p CITY BUILDING DEPT: 7tP d V AX d CITY WATER DEPT: P CITY SEWER DEPT: r ✓O. 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: S e attached letter from Kenneth Christensen Contacted: tl k 11 , M ( v I OVA,, ,.1 Date: / — /a ` Emailed: Staff Initials: Materials presented at public mestinps shall become property of the MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd Keith Bird Chane McCandless William L.M. Nary HUB OF TREASURE VALLEY A Good Place to Live CITY OF MERIDIAN 33 EAST IDAHO MERIDIAN, IDAHO 83642 (208) 888.4433 - FAX (208) 8874513 City Clerk Office Fax (208) 8884218 LEGAL DEPARTMENT (208) 466-9272 • Fax 466-0405 PUBLIC WORKS BUILDING DEPARTMENT (208) 898-5500 - Fax 887.1297 PLANNING AND ZONING DEPARTMENT (208) 8845533 - FAX 888-6854 MEMORANDUM: Hearing Date: December 4, 2003 & January 8, 2004 Transmittal Date: January 5, 2004 To: Mayor, City Council and Planning & Zoning Commission T; t a �/ �T , ['� From: Brad Hawkins -Clark, Principal City Planner ' JAN 0 a 7204 Bruce Freckleton, Senior Engineering Tech City Of Meridian Re: Saguaro Canyon Estates Subdivision CAty Clerk Office • Annexation and Zoning of 140.25 Acres from RUT (Ada County) to R-4 Zone, by Farwest, LLC (File 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 Farwest, 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 SEMIARY (Revision Note: This staff report is based on the revised Preliminary Plat dated 12118103. This is the second plat revision since the original application was submitted The first revision was dated 11118103. The number of total lots is now 487 and the number of buildable lots is 442. Briggs Engineering submitted a letter, dated 12130103, providing a summary of the changes to the preliminmyplat.) The applicant, 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, TAN, RIE. The north boundary of the property abuts a future Mixed Use -Community Neighborhood Center that has frontage on AZA3427, PP -03-032, CUP -03-058 Sega Cvgm Subdivisiart AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 2 Chinden Blvd. The land is presently zoned RUT in Ada County 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 cul-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- iiV Reauimment R4: 8,000 sq. ft. per lot House Size- City Requirement 1,400 sq. ft. minimum Frontage- City Requirement 80' minimum 40' minimum (cul-de-sac) Cul-de-sac Length- Cily Requirement 450' maximum Proposed Lot Sizes 5,735 sq. ft. minimum per lot Proposed Minimum Area 1,201 sq. ft. minimum Proposed Minimum Frontage 60' minimum (perpendicular streets) 30' minimum (cul de sacs/curves) pjopgsed Lengths 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 intends to delay construction of all but the first 50 lots until a secondary access is provided. The applicant is also AZ -03427, PP -03-032, CUP -03056 sego c Wm9uEdivition AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 3 proposing to 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 ACHD 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. ACED is requiring the applicant to construct a center tum lane at the intersection of McMillan Road and Red Horse either with the first phase or no later than the 115'h 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 annexation and nreliminary plat bQunndaries should be limited to the 50 lota at the south end of the develgpment. 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" 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. Robert and Marlene Rhead and George and Betty Boyack are the current 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. The property is located within Section 30, T4N, RIE, 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. SURROUNDING PROPER'IM 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) A7AM27. PP-OM3$CUP-03098 88V o Cmryan OdXk Limy ALM..CUP Planning & Zoning Commission/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.) According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; Staff finds that the requested 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 of the 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 gWport 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 Ill, Obj. B. #7) Saguaro Carryon is proposing a 77 foot wide landscape buffer lot on McMillan Road with a substantial amount of new landscaping and hardscaping therein. AZ -03- 7, PP -0-M CUP 0458 Swg CwYm Suhdit=AZPP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 5 "New development should not rely on cul-de-sacs since they provide poor fire access, walkability and neighborhood social life. New development and streets should be designed to encourage walking and bicycling." (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-aways As noted below, we're recommending one of the cul-de- sacs be eliminated (W. Prickly Pear Ct.). The subdivision also proposes a well- connected network of public and private pedestrian pathways. • "New and existing developments should ensure that the guidelines laid out in (the pathway) 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 #1, pg. 73) The plat shows a residential collector at the half -mile between Meridian Road and Locust Grove Road WhJle 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, Obi. 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 any existing stub streets for Saguaro to utilize (approx. 2,600), Stat believes the objective of connectivity is met. ■ "Coordinate with irrigation districts to provide multiple use of existing irrigation easements." (Ch. VII, Goal III, Obj. B, #3) The applicant is coordinating with Settlers Irrigation District to provide a new, paved, 12 foot wide maintenance/pathway facility adjacent to McMillan Road In addition, they are co -locating the regional pathway within the 60 foot wide common lot for the North Slough. ■ "Require usable open space to be incorporated into new residential subdivision plats." (Ch. VII, Goal IV, Obj. C, #3) A703021, P"3 -M CUP -OMR Sego CwWw Subdo nA7 PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 6 Below are Comprehensive Plan policies which generally do not sn000rt 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 IV, Obj. A, #10) Joint School District No. 2 does not intend to open the new Middle School in this section until Fall 2007, assuming it is approved on the Fall 2005 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 IV, Obj, A, 013) The Meri&= Police Department 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 and response times improved Fire service is available 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 proposed, only 50 lots can be served with emergency fire service at this time. "Phase in residential developments in accordance with their connection to the municipal sewer system." (Ch. VII, Goal V, Obj. A, #8) It is debatable if the applicant's phasing of Saguaro Carryon is in accordance with their connection to the North Slough Trunk. The Master Facility Plan's designated gravity drainage area for the majority of this subdivision is not available for service at this time. While it is possible the North Slough Trunk may be available to the subject property by the time Phare 2 of Saguaro Canyon is ready for submission, it cannot be determined for certain because the majority of the sewer trunk extension is through Paramount Subdivision - property outside the control of the developer of Saguaro Carryon The Public Works Department's preliminarily estimates the North Slough extension to be complete by June 2005. (See Finding "B" under Preliminary Plat for further analysis) B. Is the area included in the zoning amendment intended to he rezoned in the future; 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, RIE. Upon extension of the North Slough Trunk into this square mile, additional rezone requests are anticipated. ",03-M, "-M-;CL*43-M SOPM Canyon SYMI iM A7 -".CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 7 C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning —for example, a residential area turning into a commercial area by means of conditional use permits; Staff finds that the proposed single family residential subdivision would be allowed within the requested zoning district of R4, with a Planned Development to allow the reduced frontages, lot sizes and house sizes. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Staff finds that the land directly south of the subject property was approved for development similar to the proposed subdivision in 2002 (Cobre 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 currently 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 (TAN., R.lE, Section 30) based on the Comprehensive Plan policies noted in Finding "A" above. However, the approval of Havasu Creek Subdivision and the school district's intent to construct a new Middle School in 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 limits into Section 30. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed single family residential use will change the existing Waal character of the subject property. There are two estate -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 fancily and multi -family housing at 3 to 8 d.u./acre. The proposed use is AU3027. "-W. 7. CUP -03976 S,gumo Cmrygc SubNvulou AZPP.CiJP 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 be 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 such as highways, streets, police and lire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds 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 applicant 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 'W', 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 ACRD, Police and the Fire Department's comments concerning this subdivision for fiuther 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. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; AM3r027, PP -M -M CUM62 5egu C.YW8ubdiMMA7PP.CUP Planning & 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 tum 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. I 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 ACHD comments concerning vehicular approaches and traffic generation. ACHD has approved the Saguaro Canyon application. K Will not result 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 shall be mitigated for, per the Landscape Ordinance. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord, 592,11-17-1992)? 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 elementary school capacity remains an important but undetermined factor for this subdivision. In his November 10, 2003 letter to the city, Mr. Wendel Bigham states that "additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school." Both Havasu Creek and Paramount Subdivision, approximately '/x miles to the west, have been approved for new elementary schools, although neither of these sites has a construction date at this time. A kev question for the Commission and Council to AU3-017. PP0432, CUP -03-M SVCWYMBuDttiviaion AZ.PP.CUP Planning & 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 property 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 into Section 30 (T4N, RIE) prior to all municipal and school district services being fully addressed. Staff recommends, the I. The applicantlowners shall enter 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 ACHD 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. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non -approval submitted to the Public Works Department. 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 construction shall comply with the City of Meridian ordinances in effect at the time. 'IIS iy�l 1I tRYINZOUX11111' 1' Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in substantial conformance with the Comprehensive Plan, except for sanitary sewer service, as noted in Finding "A" under Annexation and Zoning above. AM3 V PR -MM CW -03076 Se6umo Wgy0n b10tNvieion 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 preliminary 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 f 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 a pre - application meeting on this property. c. The continuity of the 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 residential 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 development will require public expenditures for extending the North Slough Trunk. Specifically, the Public Works must enter 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. AMM27, "-0432 Cu -nO58 SWM C"W Subdi%6=az.ve.ccm Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 12 Other than previously noted, staff does not find any other health, safety or environmental problems associated with this subdivision that need to be brought to the Council or Commission's attention. North Slouch Sewer Tn-wk• 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. Fencine: The Commission and Council should note a letter was submitted by the Larkwood 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 residential subdivisions. If the Commission/Council want to require certain fencing types or materials, it should be included as part of the CUP/PD application. Imerco_nnect_ ivity 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 Larkwood Subdivision and Block 12 is adjacent to the future school district property. Neither of these properties facilitate stub streets 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 development. Secondary Access: As proposed, N. Red Horse Way is the only permanent vehicular 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- are B yyA Lot: Lot 34, Block 28 is proposed as a 5 -acre lotto be retained by the current 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. See Site Specific Condition #9. AL03027. ve-03-032, cue -03.058 S -Pm cWWM S b&V alMnz.ev.cue Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 13 Encroachment ent 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 410. McMillan Road Common Lot: 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 finther detail on how the McMillan Road common lot will be designed, see the attached drawing from Briggs Engineering. 61, 11.11_. 61 -;V1s i _411 1-1) � 1 . , LT16 , t n 1. 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 Creek projects. The applicant will be responsible for constructing the lateral sewer and water mains to and through this proposed development, thereby making them available to adjacent properties. The subdivision designer is responsible for coordinating main sizing and routing with the Public 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 51' 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 k 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 development, 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 -round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian AZ-OM7. PF -OMA CUP -03-058 Swu Cmym S+dtdividml AZPP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 14 City Engineer. 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 09/09/03 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 thru LS -5. b. As proposed with the CUP/PD application, a tot lot or other approved amenity shall be included on Lot 6, Block 16. 5. Applicant shall revise the preliminary plat map to show how all existing irrigation/drainage ditches are to be treated. The revised plat map shalt also clearly show future easement lines for the North Slough relocation. All irrigation ditches, laterals or canals, exclusive of the Lemp Canal adjacent to McMillan Road, intersecting, crossing or lying adjacent and contiguous 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. 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. Meridian City Code 124-13-B requires that tiled ditches have a sloped bar -grated inlet structure and access/cleanout boxes at a maximum of four hundred foot (400) spacing and at all angle points 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 5 -foot wide, detached sidewalk along the entire subdivision frontage of McMillan Road and adjacent to the designated collector roadways. Coordinate sidewalk location with ACRD and SID. 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, permanent 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 AL03.027. PP -0o-032. Cwowse S09unu Canyon Sbadi� AZPP.CVP Planning & Zoning CommissiowMayor & City Council Transmittal Date: January 2, 2004 Page 15 provide Planning & Zoning staff with an approved sketch of how said lot may be re - 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 encroachment 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 easement 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 Planning and Zoning and Parks Departments. The easement shall be sufficient width to cover the 10 -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. Applicant 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 currently 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 fully 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 Iandscape 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. Phasing for the overall project may be modified by staff level approval, provided written explanation of phasing changes are provided by the applicant 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. AZAW27, PP-03MCW-03A38 Sagm C -WW Slmdiviman AZPP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 16 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 County 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 Department. 4. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 5. 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 equipment. 7. Sidewalks within the proposed subdivision shall be built in accordance with MCC 12-13- 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 Department prior commencing installations. 9. Please submit up to date groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detentiontretention 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 storm 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. Ai "V, PP -0"34 CUP-OW1 Segni Cmryon SdWmalon AZPP.CUP Planning & Zoning Commission/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. Applicant'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. ST ARDS FOR COND MNAi USES 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 ordinance; Staff fends that the subject property is large enough to accommodate the requested use and all other required features as noted above. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; See Finding "A" under Annexation and Zoning. C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; See Findings "D" and "E" under Annexation and Zoning. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; See Finding "F" under Annexation and Zoning. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; See Finding "G" under Annexation and Zoning, AZ -03-=. PP -03.M CUP -03-M SVW-CMW Md."=AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 18 F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; See Finding "H" 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 "r' 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 "r' and "J" under Annexation and Zoning. L That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. See Finding "IV' under Annexation and Zoning. SUCIAL CON WURATION Fencing: The Commission and Council should note a letter was submitted by the Larkwood 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 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 of fence, this condition will need to be deleted as part of the motion. SITE SPEC'IFTC COMMZNTS (Conditional Use Permit) 1. Applicant shall meet all of the requirements 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. The applicant shall provide/construct the following amenities within the subdivision: a. A minimum of 10% of the gross land area, or 14.0 acres, improved as usable open space; AZ43-027. re-aw33, cue-0so59 s89� C=Yun Sucmvi,imi Azar. cue Planning & Zoning CommissionWayor & 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. treet);c. Two (2) tot lots, where one is provided in Lot 6, Block 16 and the other is constructed in one of the two private park lots. 4. Applicant shall constrict a 5 -foot, vinyl fence with 1 -foot lattice on top the shared boundary with Larkwood Subdivision. along entire 5. The following deviations from the Zoning and Subdivision Ordinance (MCC Title 1 I and 12) are approved as part of this application: Lot Size- Qi_tyRhe ��artRBm Proposed Lot Sizes R-4: 8,000 sq. ft. per lot 5,735 sq. ft. minimum per lot House Size- C& Kequirement Prmsed Minimum Area 1,400 sq. ft. minimum 1,201 sq. ft. minimum Frontage- jM tggir=M R=ied Minimum Frontage 80' minimum 60' minimum (perpendicular streets) 40' minimum (cul-de-sac) 30' minimum (cul de sacs/curves) Cul-de-sac Length- CjSy Requirement ProQosed Lengths 450' maxitnum 550' maximum 6. 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 fully vegetated with grass and trees, as depicted on the submitted landscape plans. 7. The applicant shall coordinate with ACHD 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. R>BCOMM "ATION 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 to 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 both,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 AZ MV," -OS -M% CUP.03.M Segues Ce1YM SLbmvimon AZPP.CUP Planning & Zoning CommissiowMayor & 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 permanent vehicular access road, we believe the annexation and preliminary plat boundaries should be limited to the 50 lots at the south end 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 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) but are prepared to move ahead with the applications as revised. AZO3027, PP -03-032. CUP -03-058 Saga C.I)M Sn60i� AZPP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: January 2, 2004 Page 21 fl n AUM27. PP -OMA CUP.Ws &R� CMm 9vbtlivmlm AZPP.CIJP MERIDIAN PQ DEPT. City Clerk 10001 p-1 ENGRAMMIPLAMMMISURVEVOM 1 ODD West Overland Road Boise, Idaho 83705 - 3142 Voice (20B) 3449700 Fax (208) 34.5-295D stevea@brfggs-engineeOng.com www.briggsengin0ering com December 30, 2003 Brad i awkinnning a, d Zoner ing RECEIVED Meridian Planning and Zoning 1�,,1'j 660 E. Watertower, Suite 202 Meridian, Id 63642 DEC 3 f 2003 RE: Saguaro Canyon Subdivision City Of Meridian Dear Brad, City Clerk Office Meetings with ACRD, the City, the Meridian Fire Department, the Parks Department, Neighboring parcels, and Meridian Joint School District No. 2, have initiated several modifications 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 first have been made to the preliminary plat: 1. The applicant has added a pathway to extend to the west into the future school site as requested by the Meridian Joint School District No. 2 (see Lot 13, Block 12). 2. A common lot was removed between Lots 6, and 7, Block 9, because it was no longer required for secondary fire access, 3. The applicant removed the lots within the 5 -acre Boyack parcel, there was approximately 1 a -lots within the 5 -acres. The property owner wanted to retain that parcel. 4. Lots 9, and 10, were shortened to allow the existing house to utilize the existing out building. 5. All the lots adjacent to Larkwood 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 Larkwood Subdivision requested this modification. 6. The applicant added playground equipment on Lot S, Block 16. 7. At the request of ACRD we relocated a stub street, Totem Pole Street, north to service the 30 - acre parcel to the east of the site. 6. 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 main_ Sincerely//L// rnoSteve Ald Planning Projects Manager Cb: Project 1118 FanveW LLC 301'121Prohnijawy PIE Response DEC 31 '03 10:52 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: RECEIVED DEC - 5 2003 City of Meridian 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 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 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 Larkwood acreages be in place in order for the Saguaro 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, Kenneth Christensen 1951 S. Saturn Way Ste. 100 Boise, ID 83709 208-376-8521 PH 208-376-6804 FAX kc@hawkins-smith.com K SERVICE AREAS, 173 1873'- I I I I .734 30 1! I 17k 7 _- 28 1 ..z 24 1722 1720 O 72 G FJ _ � s ICE �' 172' 1871 J' _v t2 191"0 1908 1906 186 1861 6:�J0 1704 1967 1861 1900 1898 1896 18 1892 890 1888 1886 1883 _.,�:_...�..- 1893 I 1885 3 1855 1684 10 Jan 07 04 04:45p Pinnacle Engineers, Inc. 208-887-7781 __ .� .. r,ft 0, aile 0, :-a • *I •837 FAX TRANSMITTAL DATE: 7 -Jan -04 JOB NO.: FROM: Dave McKinnon TO: Will Berg, Tara Green, Brad Hawkins -Clark FIRM: ADDRESS: FAX NUMBER SENT TO: 888-4218 / 888-4218 / NUMBER OF PAGES (INCLUDING COVER SHEET): RE: Saguaro Canyon - written res to staff RECEIVED C036316 JAN 0 7 2004 City Of Meridian City Clerk Office Justin Martin 0 12552 W. EXECUTIVE DR. SUITE B, BOISE, IDAHO 83713 CIV HJSTRUCTURAL/PLANNING/S UR V E YING PH (208) 887-7760 (208) 887-7781 FAX JAN 07 '04 17 00 208 867 7781 PAGE.01 04:45p Pinnacle Engineers, Inc. 208-887-7781 P.2 Engineers, TO: DATE: Will Berg and 'Para Green Meridian City Clerks Office 33 E. Idaho Street Meridian, ID 83642 January 7, 2004 Brad Hawkins -Clark Meridian Planning anct Zoning Staff 660 E. Watertower, Ste. 200 Meridian, ID 83642-2600 RE: Written response p nse to the ,Saguaro Canyon Estates Subdivision Staff Report Dear Commissioners and Staff: After reviewing the staff report prepared for the Saguaro Canyon Estates and planned development requests we offer the following comments for the purpose'os' ubdivision clarification mid amending the staff report: ("No Comment" signifies agreement or that the issue has been previously addressed) Annexation and ZoningAnalysis 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 recommendation to remove a cul-de-sac)the policies mrd analysis offered by staff ill support of the project (with the exception of the Policies indicated by staff that does not su, we do not however agree with the analysis of the three pport the annexation request. 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 section of land presently. Furthermore subdivisions are not built out all at once, they take time (years) to reach build out stage and the School District Middle School should be completed several years before build out of the proposes new d subdivision. The second policy on page 6 indicates that the Police Department has historically opposed new developments in north Meridian developers into a catch 22 until the patron force is expanded. This comment places available and additional fat situation; a police force cannot be expanded unless funding is incrsituation; is received in one of two ways; 1. Through growth or 2. An ease 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 fund additiona Patrols. New growth increases l police services. taxes received to the city and that helps to pay for the additional 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 r 016704 LrIIVE DRIVE, SU]'1•E B 0036316 Meridia•. BOISE, IDAHO 83713 . (208) 887-7760 • FAX n Ur 010 _ (208) 887-7781 JAN 07 '04 17:01 208 887 7781 PAGE.02 Engineers, Inc. 208-887-7781 Public Works Department requires a roadway over the sewer line and it will be built to su the weight of emergency vehicles prior to construction of additional lots. If the sewer is not constructed in this location a temporary pt t Meridian Road pe the 24' p'a`y emergency vehicle roadway can be constructed out to (theMe iBoyackdian R propertye wide access easement located on the south side of Lot 38, Block 28 The third policy on page 6 addresses the to the phasing of projects in accordance with their connection sewer system. We understand that the North Slough T the development Phase 2 of this project runk may not he completed prior to Phase of the projectct and we are willing to limit development of the second until additional sewer the Proper can be made available to the remainder of the project. proposal to develop the pro The Public Warks estimates the completion by June 2005, this helps to justify the ty in the near future. B. No Comment C. No Comment D• No Comment E. No Comment F. No Comment G. No Comment I1• No Comment 1• 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 Best now is again discussed in this section of the staff report. Schools are being Planned for this area within the adjacent Havasu and Pa to the elementary school under construction nort an ramount Subdivisions, in addition school adjacent to the proposed sof this site and the future middle ubdivision. Sewer is not but it soon will be. The proposed subdivisiyet available to the entire site, on complies with the projected and desired densities of both the Comprehensive Plan and the proposed North Meridian Area Plan. Annexation Conditions of Approval 1-4 No Comment Preliminary Plat Findin s and Re uirements 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 be constructed and developed through Paramount Subdivision in the near public hearings for Paramofuture. At the unt 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 difficult to obtain. The timing of when the sewer is needed for C036316 Meridiwl Ur 010704 JAN 07 '04 1?:01 208 88? 7781 PAGE.03 p.3 Engineers, Inc. 208-887-7781 P-4 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 the Slough Trunk, currently depicted at the terminus of Joshua Tree Lane or along the south side of Lot 34; Block 28 The access road will be constructed prior to the issuance of the 5151 building permit. C• No Comment D. No Comment F. No Comment special Considerations North Slou Tn1nk - No Comment Fenemg - No Conunent Interconnectivity - Applicant does not agree with staff four cul-de-sacs will dramatically improve the analysis that the elimination of one of the already includes detachedpedestrian friendly quality of the subdivision that sidewalks, numerous pathways and many one streets. Not all homebuyers wish to live on a "through" street, however, ]Bone is required to be removed W. Prickly Pear Ct. can be modified to eliminate the' Block Length _ No Comment Second ACCeSS - As noted earlier a road way w]$ be constructed 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 Bo ack Lot - The Boyack Lot (Lot 38, Block 28) is being set aside for ownership by the Boyack Family and as of this time Farwest, LLC will not be redeveloping the 5 cone lot as a par[ c Saguaro Subdivision. The Boyack Family wishes to construct a new house on the 10, 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 future re-developmnet of this lot in the future. Encroachmentment - We are working with Settlers Irrigation whether or not the easement width can be reduced prior to enter' iDistrict (SID) to determine nto an encroachment easement cannot be re agreement with them. We will work with SID to obtain an encroachment easement if the duced. McMillan Road Common Lot - No Comment Site S ecific Conditions of A roval/ prqiminary plat 1 • No Comment C036316 Meridian Ltr010704 SAN 07 '04 17:02 Engineers, Inc. 208-887-7781 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 will provide 5 -foot wide detached sidewalks along the collector streets. fiontage and 7• No Comment 8. Based on the short length of the Prickly Pear cu] -de -sac, interconnectivity of the subdivision will not be inhibited by allowing the cul-de-sac remain. We wish for this recommendation to be eliminated. to 9. Please modify this comment as follows: "prior to the arov the 51st buildable lot in this subdivision a second ppal of any final plat including approved of b the Meridian Fire on � vehicular access shall be ar'tment=•,"'�+""'�l=�w�1sta+ , 10• The Boyack property will be re -developed in the future h tile applicant. A sketch plat call be provided, but it will not be binding lto other Far vest than 11 • Applicant will address at the meeting as requested: 12• A ten foot10 L ') 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 turns to the east we request that thepathway 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 hearing and has been approved of in similar at Lochsa Falls. The pathway and as long easement would fall'within ACHD's right-of-way 13. No Commentt it and as Fis just a maintenance agreement ACRD will allow the easement. 14. No Continent 15, No Comment 16, No Comment 17, No Continent 18. No Comment standard Conditions 1.-14. No Comments Standards for Conditional Uses A. -I• No Comments C036316 Meridian Lt, 010704 JAN 07 '04 17:02 208 P-5 Engineers, Inc. 208-887-7781 Special Considerations Fencing - Applicant will co mply with installing the requested white vinyl fencing Site S eci$c Comments Conditional Use Permit L-7, No Comments Recommendation The staff recommendation to annex and approve only a p J lots) creates a couple problems. First it creates an illegal subdivision of land part of the ro'ect (limited to the first 50 annexing only pain of a lot, and not providing the minimum streetin the County by frontage to the newly created. lot, e.g. the newly created lot would be a non -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 Paramount Subdivision are not completed then sewer will not make available, the last half dozen phases of the project. Saguaro Canyon is not any different. ifseweris not until set11e project cannot be constructed. A condition of approval to Limit development until services are available is acceptable. We understand the risks, and o l are prepared to move for with the requested revisions and changes suggested in the staff report and as revised by this letter. We appreciate your support and all of the staffs work and suggestions on this project. If you have any questions please feel free to contact me at208 davemlnnacle-engineers cn,n ( ) 887 7760 or via e-mail at Sincerel , Dave McKinnon Land Use Plamrer cc: #C036316 Justin Martin — Farwest, LLC C036316 Meridian Ur 010704 JAN 07 '04 17:03 208 887 7781 PAGE.AF, p.e Engineers, Inc. 208-887-7781 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 SHEET): 6 RE: Saguaro Canyon - written res to staff 12552 W. EXECUTIVE DR. SUITE B, BOISE, IDA110 83713 CIVIL/STRUCTURAL/PLANNING/SURVEYING PH (208) 887-7760 (208) 887-7781 FAX JRN 07 '04 17:05 208 887 7781 PAr,F_Ai p.1 Engineers, Inc. 208-887-7781 PLNNACLE Engineers, Inc. TO: Will Berg and Tara Green Meridian City Clerks Office 33 E. Idaho Street Meridian, ID 83642 DATE: January 7, 2004 In Brad Hawkins -Clark Meridian PIanning and Zoning Staff 660 E. Watertower, Ste. 200 Meridian, ID 83642-2600 Written response to the Saguaro Canyon Estates Subdivision Stafl'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 and amending the staff report: ("No Comment" signifies agreement or that the issue has been Previously addressed) Annexation and Zoning Analysis 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 and analysis offered by staff in support of the project (with the exception of the recommendation to remove acul-de-sac), we do not however agree with the analysis of the three 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 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 section of land presently. Furthermore subdivisions are not built out all at once, they take time (years) 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 force cannot be expanded unless funding is available and additional funding 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 fund 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 via the construction of a roadway on W. Joshua Tree Place in alignment with the sewer line extension from the west. The 12552 W. EXECUTIVE DRIVE, SUITES 636316 Meridian Etr • BOISE, IDAHO 83713 • (208) 887.7760 • FAX (208) 887.7781 JAN 07 '04 17:05 208 887 7781 PAGE.02 P.2 Jan u'/ ❑4 04:50p Pinnacle Engineers, Inc. 208-887-7781 Public Works Department requires a roadway over the sewer line and it will be built to support the weight of emergency vehicles prior to construction of additional lots. f the sewer is not constructed in this location a temporary emergency vehicle roadway can bIconstructed out to Meridian Road on the 24' wide access easement located on the suth side of Lot , Block 28 (the Boyack property). o38 The third policy on page 6 addresses the phasing of projects in accordance with their to the sewer system. We understand that the North connection Slou the development of Phase 2 of this project and we argh Trunk may not be completed prior to e 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. 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 sec planned for this area within the adtion of the staff report. Schools are being jacent Havasu and Paramount Subdivisions, in addition to the elementary school under construction northeast of this site and the future middle school adjacent to the proposed subdivision. Sewer is not yet available to the entire siic, 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 Area Plan, Annexation Conditions of Approval 1-4 No Comment Preliminary Plat Findin s and Requirements 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 be constricted and developed through Paramount Subdivision in the near future. At the public hearings for Paramount Subdivision the ability to construct 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 Meridimi Lir 010704 JAN 07 '04 17:06 208 887 7781 cor. raj p.3 Engineers, Inc. 208-887-7781 p.4 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 additionsl sewer service can be made available to the site. A secondary access for fire service will be provided above the extension of the 'Trunk, currently depicted at road will be constructed prior to thor along t Vie terminus of Joshua TSlough Tree Lane he south side of Lot 34; Block 28. The access C issuance of the 515` building permit. C• No Comment D. No Comment E. No Continent special Considerations North slough Trunk - No Comment Fencing - No Comment Interconnectivity - Applicant does not agree four cu]-dewill dramatically impr With staff analysis that the elimination of one of the already includes detached sidewalks, ove the pedestrian friendly quality of the subdivision that all homebuyers wish , numerous pathways and many interconnected streets, Not Prickly Pear Cl. can bto I've on a `°through" street, however, if one is required to be removed W. e modified to eliminate the cul-de-sac. Block Length - No Comment Seconds Access - As noted earlier a road way will be constructed 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 Farwest, LLC will not be redeveloping the 5 -acre lot as a part ac Saguaro Subdivision. ridian siou. The 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 constriction of sewer to this portion of the subdivision. The owner of the lot should determine the development and future re-developmnet of this lot in the future. Encroachmt A reeme ennt - We are working with Settlers Irrigation District (SID) to determine whether or not the easement width can be reduced prior to entering into an encroaclunent agreement with them. We will work with SID to obtain an encroachment easement if the easement cannot be reduced. McMillan Road Common Lot - No Comment Site Specific Conditions of Approval/Preliminary Plat 1 . No Comment C036316 Meridian U1010704 JAN 07 '04 17 07 208 887 7781 PAGE.04 Engineers, Inc. 208-887-7781 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 Continent 8. Based on the short length of the Prickly Pear cul-de-sac, interconnectivity of the subdivision will not be inhibited by allowing the cul-de-sac to remain. 'v wish for this recommendation to be eliminated, 9. Please modify this continent as follows: "Prior to the approval of any final plat including the 51st buildable lot in this subdivision, a second, � vehicular access shall be ".�.e .d approved of by the Meridian Fire Department 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 Fat -west I,I,C. IL . 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 aims 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 hearing and has been approved of in similar manner at Lochsa Falls. The. pathway easement would fall .within ACHD7s right-of-way and as long as it is just a maintenance agreement ACHD will allow the easement. 13. No Comment 14. No Comment 15. No Comment 16. No Comment 17. No Comment IS. No Comment Standard Conditions L-14. No Comments Standards for Conditional Uses A. -I. No Comments C0363I6 Meridian Ltr 010704 TAN 07 '04 17:07 P-5 Jan 07 04 04:52p Special Considerations Pinnacle Engineers, Inc 208-887-7781 Fencing - Applicant will comply with installing the requested white vinyl fencing Site S12ecific Comments {Conditional Use permit] L-7. No Comments Recom�ah°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 an illegal subdivision of land in 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 a non -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 G 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 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 staffreport and as revised by this letter. We appreciate your support and all of the staffs work and suggestions on this project. if you have any questions please feel freclo contact me at (208) 887-7760 or via c -mail at davem@Piruiacle-engineers com. Sincere] , Dave McKinnon Land Use Planner cc: i4C036316 .lustui Martin — f arwest, LLC C036316 Meridian L1,010704 JAN 07 '04 17 08 208 887 7781 PAGE.06 p.6 12/00/2000 18:21 FAX 0766804 HAWKINS SMITH 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 FACSDYME and US POSTAL SERVICE RE: Saguaro Canyon Subdivision To Whom It May Concern: @1002/000 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 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 Saguaro. It is our understanding that this trunk line will also be extended through out 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 Larkwood acreages be in place in order for the Saguaro 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, n G N Kenneth Christensen 1951 S. Saturn Way Ste. 100 Boise, ID 83709 208-376-8521 PH 208-376-6804 FAX kc@hawkim-smith.com DEC 03 103 17:31 3 18:21 FAX 3766804 HAWKINS SMITH K SERVICE AREAS. 173 :734 17 a 3 L6 0 GH ICE ■l2� 9.� 1908 1906 ��66 tea 186 is61 !!; • - .. '{tJ{l6 —_._.. i.' 1722 1720 1721r�> I' 1704 �.. 1871 1967 1900 1698 1896 1894 1893 1886 1883 1885 10003/003 1839JS��, 842 18400 10 �VIENNA V WT, STA7 `l II--f�_ x77::- .J 10, DEC 03 03 17:31 3766804 PRGE.03 127 S/206_3 18:21 FA% 3768804 HAWKINS SMITH HAWKINS SMITH Commercial Developers tool/003 Hawkins - Smith 1951 S. Saturn Way, Ste. 100 Boise, Idaho 83709 (208)376-8521 Phone (208)376-6804 Fax To: Planning mid Zoning Public Works City Clerk From: Kenny Christensen Re: Saguaro Canyon Subdivision Original Documents: Fax No:888-8854 898-9551 888-4218 Date: 12/3/03 Pages:3 �Will follow via mail ❑ Will followviaovemightservice ❑ Will notfollow ❑ Other; COMMENTS: xel"ed 66ua-tecsde� RECEIVED If this transmission Is unclear, or you do not recelve, all the pages. Please call the office number listed above. DEC 0 4 2003 City Of Meridian City Clerk Office DEC 03 '03 17 31 3766604 PAGE.01 ED To: Meridian Planning and Zoning Commissioners RECEIVED DEC 0 4 V Date: December 4, 2003 City Of Meridian City Clerk Of3ico 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 Stats; in their November 26`h 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 Hawkins -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 26d' memorandum; unfortunately, we will not have a revised preliminary plat ready for your review at tonight's hearing. We therefore agree with stafrs 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 26m memo. Please accept this letter as a formal request for the continuation of tonight's hearing until the neat available Hearing Date. If you have any questions please do not hesitate to call meat 887-7760 or contact me vial e-mail at davem@pinnacle-engineers com. Sincerely, David McKinnon Land Use Planner Cc: Justin Martin, Farwest LLC Dean Briggs, Briggs Engineering To: Meridian Planning and Zoning Commissioners Date: December 4, 2003 Re: Written reply to Brad Hawkins -Clark's November 26, 2003 Saguaro Canyon Memo. Dear Commissioners, In conjunction with our request to continue the public hearings for the Saguaro Canyon development, we warded 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 fisted 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 r &vbd changes required by ACRD, such as modifying the islands within the main collector street to accommodate w turns and the relocation 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 That wfll include phase lines, nevertheless we would like to have flexibility in the phasing of this project in orderto aarommodate the future mad et demands. 3. North Slough Trunk The original plat shamed 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 lallang with Brad and Bruce the location for the 21" trunk tine is stilt undecioted, but we wN work with the Public Works department to accommodate the sewer trunk extension. 4. Secondary Awes: P8Z and MFD have concerns about the proposed 30' wide pattway lot being used as the secondary access. No crossing of the Lamp Canal or the McMillan common lot was shown. What is the long -tern reuse plan for these lots? The secondary access does not meet MFD's separation standards, etc. A secondary access point is provided akmg the western boundary of the subdivision that will provide firs access in ff* future that will meet the Fire Departments need for separation between fim accesses. The fife access/pathway lot in the southeast comer of the subdivision will be e#rninatad 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, fight -of -way and other design issues very well. We'd Ike to receive an enlargement and cross-section of this area. A doss section of this area was delivered to the P&2 staff for review at the December2Rd 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 Lad wood 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 the large ditch wNl be relocated through the common lot central to the subdivision. AN ditches (excluding the Lemp) that He on or adjacent to the Saguaro Canyon property wNf be tiled or filled. 7. Traffic SW : 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 d0vered at the December2 d meeting. 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. An aftemate afignment of the pathway is being delineated on a revised prefirrunary plat that will be submitted shoRly. 9. Amenities: The CUP/PD application is unclear about what amenities you are proposing. We need this clarified. Amenities provided by the PD include over 10% 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. 274bot 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 e-mail at davem(doinnacle-engineers com. Sincerely, Dave McKinnon 0 Page 2 Land Use Planner Cc: Justin Martin, Farwest LLC Dean Briggs, Briggs Engineering 0 Page 3 Will Berg From: Dave Mckinnon [davem@pinnace-erigineers.com) Sent: Thursday, December 04, 20031:01 PM To: justin(farwesillc.com; greent@meridiancity.org; Will Berg (E-mail); kirkpatkCmeridiancity.org Subject: Request for continuation and memo responses C036316 C036316Memo ognuaton request Response12403.doc To: Meridian Planning and Zoning Commissioners RECEIVED Date: December 4, 2003 DEC 0 4 2003 City Of Meridian. Re: Written reply to Brad Hawkins -Clark's November 26, 2003 Saguaro Canyon Memto. 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 ACRD, such as modifying the islands within the main collector street to accommodate left turns and the relocation 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 that 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 will 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 at the December 2°d 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 the large ditch will be relocated through the common lot central to the subdivision. All ditches (excluding the Lemp) that lie on or adjacent to the Saguaro Canyon property will be tiled or filled. 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 Z"' meeting. 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. 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. Amenities provided by the PD include over 10% 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 me at 887-7760 or via e-mail at davemO)pin nacle-engineers.com. Sincerely, Dave McKinnon • Page 2 Land Use Planner CC: Justin Martin, Farwest LLC Dean Briggs, Briggs Engineering • Page 3 To: Meridian Planning and Zoning Commissioners RECEIVEDDEC 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 Development applications. Dear Commissioners, As you know, the Planning and Zoning Staff, in their November 26`x' 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 Hawkins -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 26`h 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 26°i 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(rr,:pinnacle-ongineers.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 RECLl .,SEI) DEC fr ; 2:',;3 City Of Meridian 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 odds. 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 M 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, not just 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. appreciate the Commission taking my comments and concerns into consideration. Sincerely, Michael S. Adkins December 1, 2003 MERIDIAN PLANNING & ZONING MEETING APPLICANT Farwest, LLC December 4, 2003 AZ 03-027 ITEM NO. 12 REQUEST Public Hearing — Request for annexation and zoning of 140.25 acres from RUT to R-4 zones for proposed Saguaro Canyon Estates Subdivision — north side of East McMillan Road, and eas of North Meridian Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: COMMENTS See attached Memo Okay with Meridian Water Department 3-0 No Comment No Comment No Comment See attached Comments No Comment No Comment INTERMOUNTAIN GAS: OTHER: See attached Mgmo from Pinnacle Engineers and Affidavit of Posting Contacted: A JU1 CIV4 A A 0 A Date: Phone: Emailed: Staff Initials: J(i5- Materials presented at public meetings shall became property of the City of Meridian. Memo To: P&Z Commission RECEIVED NOV 2 6 2003 From: Brad Hawkins -Clark rte,% City Of Meridian CC: City Clerk's Office City Clerk Office Bruce Freckleton, Public Works Dept. Date: November 26, 2003 Re: Saguaro Canyon Estates Subdivision (PP -03-032) — Request for Continuance After reviewing your development applications for Saguaro Canyon Estates, the P&Z and Public Works Departments have several questions and concerns we would like to discuss with the applicant prior to the 12/4 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 11/18/03. However, there 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. 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. 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 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. 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 clarified. 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 0 Page 2 Ada County Highway District Susan S. Eastlake, 1st Vice President �^y .� — — ..... Dave Bivens, 2nd Vice President Phone (208) 387-6100 David E. Wynkoop, Commissioner FAX (208) 387-6391 John S. Franden, Commissioner E-mail: tellus@ACHD.ada.id.us November 13, 2003 To: Farwest, I -I -C DECEIVED 4487 North Dresden Place #102 Garden City, Idaho 83714 NOV 14 2003 Subject: Saguaro Canyon Subdivision City Of MeridianCity Clerk Office 461 -lot single-family residential subdivision 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, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. manning ulvlslon 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 Ada Co c unty Highway District & Develonment Dennrtmont Planning Review Division This application requires Commission action due to the size of the development and it's 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, atuWnjg 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 7 2 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 a single- family residence b. South: Crestwood Subdivision (5 -acre sites) and Cobra Basin (Havasu Creek Subdivision) c. East: 10 -acre site with a single-family residence, a 29.7 -acre site with a single-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: 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 20/26 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. 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 for 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 for a 272 -lot residential subdivision on 78 -acres (Baldwin Park). On April 17, 2002, the Commission approved a preliminary plat application for a 285 -lot subdivision on 75 -acres (Heritage Commons Subdivision). ♦ On May 22, 2002, the Commission approved a preliminary plat application for an 876 -lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi -family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision). On July 17, 2002, the Commission approved a request for approval for an annexation and rezone for a 135,000 square foot Middle School within the Meridian School District. On August 21, 2002, the Commission approved a preliminary plat application for a 144 -lot residential subdivision on 43 -acres (Sundance Place Subdivision). On August 28, 2002, the Commission approved a preliminary plat application for a 12 -lot residential subdivision on 5 -acres (Drawbridge Subdivision). ♦ On October 23, 2002, the Commission approved an 89 -lot residential subdivision on 15.4 -acres (Cobblefield Crossing Subdivision). November 6, 2002, the Commission approved a 327 -lot residential subdivision and 1 school site on 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, two 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 - elementary school lots located on 38.65 -acres. • On January 29, 2003, the Commission approved Parkstone Subdivision, a 334 -mixed-use subdivision proposed to contain 275 -single-family residential lots, 52 -townhouse lots, 4 -office lots, 2 -commercial lots and 1 -mini storage lot. • On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16 -lot single-family residential subdivision located on 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, 1 multi -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 Birchstone 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: CI • 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 cut 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 -tum 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 scheduled 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 square mile area defined as the North Meridian Planning Area as was used in the traffic study submitted by Washington hifrastructure Services. North Meridian Planning Area Roadway Volumes: Chinden Blvd. W/Eagle E/Meridian 21,400 15,300 3/03 1/03 18.500 15.500 3 -Lane Principal Arterial 2 -Lane Principal ITD ITD Chinden Blvd, Arterial Chinden Blvd. ElLinder 14.000 1/03 15,500 2 -Lane Principal ITD Chinden Blvd. E/Ten Mile 12,700 4/02 15,500 Arterial 2 -Lane Principal ITD Chinden Blvd. E/ Black Cat 12.200 6/02 15,500 2 -Lane Principal ITD Arterial Chinden Blvd. E/ McDermott 11,200 4/02 15,500 2 -Lane Principal Arterial ITD McMillan Road W/Eaele 99,600 5/03 14,000 2 -Lane Minor Arterial Yes McMillan Road E/Meridian 33,600 6/01 14,000 2 -Lane Minor Arterial Yes McMillan Road . E/Linder 33,100 4/02 14,000 2 -Lane Minor Arterial No McMillan Road E/Ten Mile 1,5007/02 14,000 2 -Lane Minor Arterial No McMillan Road E/ Black Cat 11,200 7/02 99,500 2 -Lane Collector No McMillan Road E/ McDermott 800 7/02 9,,500 2 -Lane Collector No Ustick Road W/Ea¢le 10.800 8/03 14,000 2 -Lane Minor Arterial Yes Ustick Road W/Locust Grove 7,,100 4/02 14,000 2 -Lane Minor Arterial Yes Ustick Road W/Meridian 66,300 4/02 14,000 2 -Lane Minor Arterial No Ustick Road W/Linder 66,300 4/02 14,000 2 -Lane Minor Arterial No Ustick Road W/Ten Mile 33,600 8/01 14,000 2 -Lane Minor Arterial No Ustick Road WBlack Cat 2,300 12/02 14,000 2 -Lane Minor Arterial No Locust Grove Road N/Ustick 55,700 6/01 14,000 2 -Lane Minor Arterial No Locust Grove Road N/McMillan 33,000 1/03 14,000 2 -Lane Minor Arterial No Meridian Road N/Ustick 44,900 4/02 14,000 2 -Lane Minor Arterial No Meridian Road N/McMillan 22,800 1/03 14,000 2 -Lane Minor Arterial No Linder Road N/Ustick 55,900 4/02 14,000 2 -Lane Minor Arterial No Linder Road N/McMillan 66,300 4/02 14,000 2 -Lane Minor Arterial No Ten Mile Road N/Ustick 22,700 7/02 14,000 2 -Lane Minor Arterial No Ten Mile Road N/McMillan 22,000 7/02 14,000 2 -Lane Minor Arterial No Black Cat Road N/Ustick 1,900 7/02 14,000 2 -Lane Minor Arterial No [7 Black Cat Road N/McMillan N/Ustick 1_,500 400 7/02 12/02 14,000 14,000 2 -Lane Minor Arterial 2 -Lane Section Line McDermott Road No No — McDermott N/McMillan Road ' Most recent traffir. rni Int¢ 300 4/02 14,000 2 -Lane Section Line No — +�.��..�... •v 1 -cal 00L IVU UIps 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 115th 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 55th 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 6th, 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 29th out of 85 intersections on the new traffic signal prioritization list. The intersection of McMillan/Meridian currently ranks 47th 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. 7 3. Executive Summary of the North Meridian Traffic Plan The proposed 12 -square mile study area between US 20126 and Ustick Road and between McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: ♦ The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. 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 Grove 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, ACHD 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 -FIB). This right-of-way allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks and bike lanes. 93 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. Modification 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. 6. 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 turn 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 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 turn 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 intra -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 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 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 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 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 a non-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 turnaround 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 100 -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 pathway just 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- turn 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. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 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 ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. 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 LEGENE 6,239 ADI 99 PM W. McMILLIAN 0 1 71 (�,� T I RUT u ® az at az a1 w n az m N •°° o eao aoo rw RUT az I:i91 w.cxowxws s. u 1 FAfd( 6 e3 e dingy e td 11 15 td 17 td +d m dt n 16 +s v td U W.BWRAfIN V. 1+ 10 12 11 10 0 a f 1 5 1 • Ia a oa o t x a 4 1 m .A w.daunan xius oz a N(1 1 BL 'Y E. MCMRLAN RD. 1 a + ' w.awuuArl xoon T � RUT CREST W OD ESTATES 0.0: BRIGGS ENGINEERING, INC. SAGUARO CANYON SUBDIVISION BRIGGS PoRHON OF SECTION 30, TAR. IS,EA., MERIDIM ADA COUNTY, IDAHO +ar+ I ;I ! mm .ao a e: .a it r 11 nntee!Ilmittltsln!!1111rrliq!1191m 1 3 ! 1�3 •Ill111 131 .1 n r t Irl 1 1 I gal WA . a- a Or TI Hi '11101,11"Ifillk ;1!1 9 3 ' I1 Yl1 jet! ii;.;�� 1.1� N xt z s s 11 iE ,e- il 15e�111. 9 0 1 - S�7ii��iiF�Sii�� - C NEIGHB&VdOOD MEETING SAGUARO CANYON SIGN UP SHEET ©�W T"m Y, : -W- r' WAW ��yy lbL�Aan m�are\� 1 . ..d !L r s i INOR WE OEM= WAR wi�0 Writ P PC sill R MR �c �.;; MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird n ;Q� �,J CITY OF �_ _• eridian tt IDAHO LEGAL DEPARTMENT (208) 466-9272 - FAX 466-4405 PARKS & RECREATION (208) 888-3579 - Fax 898-5501 PUBLIC WORKS (208) 898-5500- Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 - Fax 887-1297 PLANNING & ZONING (208) 884-5533 - Fax RRR-lR54 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 26, 2003 Transmittal Date: October 16, 2003 Hearing Date: File No.: AZ 03-027 Request: Annexation and Zoning of 140.25 acres By: Location of Property or Project: David Zaremba, P)Z (No VAR, VAC, FP) Jerry Centers, PfZ (No vAR, vac, FP) Leslie Mathes, PfZ (No vAR, vAc, FP) Michael Rohm, P/Z (No VAR, vAc, FP) Keith Borup, PfZ (No VAR, vAc, FP) Robert Come, Mayor Bill Nary, CIC Tammy deWeerd, C/C Keit Ird, C/C _911brie McCandless, C/C ____.4L -Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department of East 2003 RUT to R-4 zones east Meridian School District (No FP) Meridian Post Office (Fp/pp only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP onty) U.S. West (FPrPPonly) Intermountain Gas (FPrPPooly) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (Annexation onty) Ada County Land Records (FPADP onty) Meridian Development Corporation Historical Preservation Commission RE�C.EIVE OCT 2 3 2003 City Of Meridian City Clerk Office 1 33 EAST IDAHO AVENUE - MERIDIAN, IDAHO 83642 - (208) 888-4433 City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 884-8723 - Finance & Utility Billing Fax (208) 887-4813 RECEIVED i'+&''v U ` 2803 City Of Meridian C.i.ty Clerk Office 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 )03 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 36 tasi laanO Ave. Meridian, ID 83642 - , 7` 0guaro Canyon Estates Dear Will: Nampa & Meridian Irrigation District has no comment on the above referenced application for Annexation and Zoning of 140.25 acres from RUT to R-4 zones for proposed Saguaro Canyon Estates Subdivision Thank you, Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg C: Water Superintendent Briggs Engineering File - Office/Shop CENTRAL �• DISTRICT HEALTH DEPARTMENT Rezone # Conditional Use # CENTRAL DISTRICT HEALTH DEPARTMENT Environmental Health Division Preliminary / Final / Short Plat — Ga Return to: ❑ Boise ❑ Eagle ❑ Garden City 4 �ridian ❑ Kuria ❑ ACZ We have No Objections to this Proposal. NOV 0 y 1003 ❑ 2. We recommend Denial of this Proposal. City Of Meridian City Clerk Office. ❑ 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. ❑ 8. After written approval from appropriate entities are submitted, we can approve this proposal for: ❑ central sewage ❑ community sewage system ❑ community water well ❑ interim sewage ❑ central water ❑ individual sewage ❑ individual water ❑ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ❑ central sewage ❑ community sewage system ❑ community water ❑ sewage dry lines ❑ central water ❑ 10. Runoff 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 ❑ 14. Please see attached stormwater management recommendatations ❑ 15. Date://d / 2i/a3 Reviewed By: CDHD WO Ikc Review Sheet AFFIDAVIT OF POSTING STATE OF IDAHO } COUNTY OF ADA ) RECEIVED NOV 10 2003 City Of Meridian. City Clerk Office 11 1111! 1:f (address) Meridian Idaho being first duly sworn upon (city) (state) oath, depose and say: I posted the subject property with the hearing notice sign 27 -days (see date of signature) prior to the public hearing for the pr&fm&tWplat planned unit development and annexation of Dated this 6 day of November 2003 (Signature) AND SWORN to before me the day and year first above written. some"#%, r496- l�Notary Public for I ho Rf. Residing at�C * My Commission Expires: 4 Maswr�affidposting pm a�{Wwmt +n+V!"�" n.k ., 11/25/2003 20:42 8885052 SANITARY SERVICES PAGE 03 LEGAL DEPARTM ENT MAYOR (206) 466-9272 • FAX 466.4405 Robert D, Come+1ihlp, - 01ry of )„" PARKS A RECREATION 'y (208) 888.3579 • Fan 898-5501 CITY COUNCIL MEMBERS eQicn d R PUBLIC WORKS Tammy de Wcord IDAHO 1 (208) 8985500 • Fu 8A7.1297 William Nary // BUILDING DEPARTMENT Cherie Mcc Caa ndless (208) 887.2211 -Fax 887.17.97 Keith Bird y PLANNING & ZONING (208) 884.5533 • Fax 838.6854 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 26, 2003 Transmittal Date: October 16, 2003 Hearing Date: December 4, 2003 File No.: AZ 03-027 Request: Annexation and Zoning of 140.25 acres from RUT to R-4 zones for proposed Saauaro Carron Estates Subdivision By: FarWeSt, LL(; Location of Property or Project: north side of East David Zeremba, PIZ (No VAR, VAC, FP) Jerry Centers, PIZ (No VAR, VAC, FP) Leslie Mathes, PfZ (No vAR. vac, FP) Michael Rohm, PIZ (No vAR, vac, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Conie, Mayor Bill Nary, CIC Tammy deWeerd, C/C Keith Bird, C/C Cheri ,McCandless, CIC W er Department r Department Sanitary Service (No VAR, vAc, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department east Meridian School District (No FP) Meridian Post Office (FPmP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Inig. District Settlers Irrigation District Idaho Power Co. (FPIPPonry) U.S. West (FPRPooy) Intermountain Gas (FPIPPonry) Bureau of Reclamation (FPIPP onty) Idaho Transportation Department (No FP) Ada County (Annexation onty) Ada County Land Records (FPiPP only) Meridian Development Corporation Historical Preservation Commission Your Concise Remarks: L is mmn.A.37s e1_2 !rA,A � 5� RECEIATEM NOV 2 6 2003 City OfKleridian City Clerk Office 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642. • (208) 888-4433 City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 8848723 • Finance & U I4 Billing Fax (208) 887-4813 NOV 26 103 08:48 8885052 PAGE.03 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless CITY OF j��4-4—, C�ri�icn t� IDAHO LEGAL DEPARTMENT (206) 466-9272 - FAX 4664405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 Keith Bird "° Tae, suaevim' Sim PLANNING & ZONING 1903 (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 26, 2003 Transmittal Date: October 16, 2003 Hearing Date: December 4, 2003 File No.: AZ 03-027 Request: Annexation and Zoning of 140.25 acres from RUT to R-4 zones for proposed By: LLC Location of Property or Project: north side of East McMillan Road, 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, P/Z (No VAR, VAC, FP) Robert Conte, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, CIC Cherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney �y Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FP/PPonly) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Inig. District Settlers Irrigation District Idaho Power Co. (FP/PPonly) U.S. West (FPRPonly) Intermountain Gas (FPipPonly) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County (Annexation only) Ada County Land Records (F)PPonly) Meridian Development Corporation Historical Preservation Commission RECEIVED OCT 3 1 2003 (C[�i,ty Of � PMeridian 33 EAST IDAHO AVENUE • MERIDIANt6WENY e(Z08) 888-4433 City Clerk Off -ice Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 • Finance & Utility Billing Fax (208) 887-4813 MAYOR Robert D. Connie CITY COUNCIL MEMBERS Tammy de Weerd William L. M. Nary Cherie McCandless Keith Bird n ' :K C al; 4 ll IDAHO LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 698-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-1297 PLANNING & ZONING (208) 884-5573 • F,r RRR-(R5a 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 26, 2003 Transmittal Date: October 16, 2003 File No.: AZ 03-027 Hearing Date: Request: Annexation and Zoning of 140.26 acres Saguaro Canyon Estates Subdivision By: Farwest, LLC Location of Property or Project: side of East 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, P/Z (No VAR, VAC, FP) Robert Conte, Mayor Bill Nary, CIC Tammy deWeerd, C/C Keith Bird. C/C C ie McCandless, C/C .water Department Sewer Department Sanitary Service (No VAR, vac, FP) Building Department Fire Department Police Department City Attorney Your Concise City Engineer City Planner Parks Department RECEIVED OCT2,20 City Of Meridian City Clerk Office 2003 RUT to R-4 zones for east of Road Meridian School District (No Fp) Meridian Post Office (Fp/PP onry) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (Fp/Pp only) U.S. West (m1ppoMy) Intermountain Gas (FP)PPonly) Bureau of Reclamation (FP/pponty) Idaho Transportation Department (No Fp) Ada County (Annexattiononry) Ada County Land Records (Fp)pp onry) Commission RECEIVED OCT 2 0 2003 CITY OF MERIDIAN 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (268)�8i4ZW TER DTA M; City Clerk Office Fax (208) 888-4218 • Human Resources Fax (208) 884-8723 Vulance & Utility Billing Fax (208) 887-4813 John Priddy 5740 North Meridian. Road Meridian, ID 83642 December 2, 2003 ]]''� �%r. Anna Borchers Powell, AICP RE `J -U Planning Director Meridian Planning and Zoning Department DEC 0 3 2003 660 E Watertower, Ste. 202 Meridian, ID 83642 City. Of Meridian Dear Anna: City Clerk Office. My brother Ed and I appreciate the time that you and Brad Hawkins -Clark spent with us to review,the' proposed Saguaro'Canyon Estates Subdivision and its relation toour adjacent property. Because the developer did not review the proposed Subdivision with neighbors (at least that we know of), the time that you both took gave us a better understandingof the proposed annexation, zoning and subdivision that the Planning& Zoning Commission is reviewing at its public hearing this Thursday.- . Because Ed and I are out of town on Thursday, our 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 has been active in the Meridian business community for Many years and was the previous owner of Richardson Labs. We continue to build businesses in the Treasure Valley :desire to continue to be a part of Meridian's future business development. We 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 ranching properties that: are winding down operations and investments before transitioning to more urban development. We are continually improving our property, which includes very expensive infrastructure with several high-cost buildings, including a 7;000 square foot luxury home, large barn, stables, riding arena and other outbuildings. There is no 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 proposed Saguaro Canyor is not in keeping with our long-term interests and we don't believe the proposed design is in the long-term interest of Meridian. Wehope 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 that encourage development of property already located in the City limits (which Saguaro Canyon is not) "in order to 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 the City's area of impact, but we also knew that the City's plans clearly state that: amaze 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 83642, 208.955.7602, FAX: 208.955.7632 Our family truly believes that.it has purchased and improved what is a very unique site in Meridian that cou16 eventually be used to assist Meridian in its planning process for this entire area to ensure a transition 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 homes immediately on,our property line. The longer we can maintain our ranching operations, the better. We hope Meridian feels the same. We are also concerned for 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, our 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 City in this area. Although 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 following redesign of the subdivision: •. Building of a berm and fence to border our property similar to the berm and fence at Lochsa Falls. We drove by Lochsa Falls to look at the berm at that subdivision. Since the Lochsa Falls` developer and the Saguaro Canyon developer are the same company, the berm and fence. - concept 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 would be in keeping with the Future Land. Use Map adopted as part of the Comprehensive Plan that identifies a park site in this location. :Move the proposed stub street abutting our property. As the street is presently shown, it Would bisect our property right through our expensive buildings. Weappreciate the need to connect properties, but relocation of the street to the south side of our property would achieve this connection 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 . development coming quickly to this area, and given our inability to develop our property residentially, If Meridian is going to accommodate development such as Saguaro Canyon, it makes sense to look at all of this area, protect existing uses, and plan for and. rezone to accommodate mixed use, such as a neighborhood center and/or commercial use to serve surrounding residential development. We are open to discussing any number of creative ideas that will.help Meridianinclude our property and the surrounding` property into the type of mixed-use neighborhood that will be consistent with the Comprehensive Plan.. - We appreciate the time and effort that is going 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 that we can truly be proud of. To this end, we are happy to be a partof Meridian's future. We appreciate the Commission taking our comments into consideration as it reviews the proposed development. Sincerely-� John Priddy cc: Brad Hawkins -Clark \ \ IN . .\y »-� RECEIVED DEC 0 3 2003 City Of Meridian City Clerk Office RECEIVED 0!.e-. �u 0 s 4-UO3 City Of'Meridian City Clerk Office i�� ,.; �� ;,, ��,$ u RECEIVED DEC 0 3 2003 City of Meridian City Clerk Office Larkwood / Saguaro Canyon Agreements -OveEIVED ,IAN - 8 2004 January 6, 2004 CITY 0F M 1'tluLI Y 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 4 lots 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 20 lots are an average of 42.84% larger than the average lot in Saguaro Canyon. 4. Farwest LLC will tile 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. FAFarwesNustinWoteALukwood agre mtl-06-2004.doe CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE January 8, 2004 ITEM # PROJECT NUMBER AZ 03-027 gE�E�i) .Gaal - B 20fl4 CITY OF 0 PROJECT NAME Saguaro Canyon Estates Subdivision (PLEASE PRINT) FOR AGAINST NEUTRAL NAME L Cafes n e2