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Brockton Sub CZC 05-137CITY I3AI,I, MAYOR ~ ,~• _(208) 888-4433 ~ Fax 887-4813 Tammy de Weerd C1TY pF ~ - -- - - . PUBLIC WORKS CITY COUNCIL MEMBERS - BUILDING DEPARTMENT Keith Bird ~Yl~l~"n -• (208) 887-2211 ~ Fax 898-9551 Christine Donnell IDAHO LEGAL DEPA1tTMENT Shaun Wardle ~, (208) 898-5506 ~ Fax 884-8423 Charles M. Rountree '~oC ~~ °~ rReti,U[tE V r~ 1903 Date: November 15, 2005 CZC-05-0~ '1 ~ ~ Owner/Applicant:- Bi~River LLC -Mike Thomas Project Name: Brockton Subdivision,-Bid River. Shell Project Address: 3681 N. Locust Grove Road, Lot 3 Block 1 Brockton Subdivision. Proposed Use: Sin lg e story office 302$ sq/ft Zoning: Comments: Conditions of Approval: Proj ect is subj ect to all current City Ordinances and conditions of approval far Brockton Subdivision. (Annexation (AZ-04-010), Preliminary Plat (PP-04-013), and Conditional Use Permit (CUP-04-012) with Final Plat (FP-04-068). The issuance of this permit does not release the applicant from any requirements of Meridian City Code. Site/Landscape P_ lan: The Site/landscape Plan submitted shows building vicinity landscaping only. Prior approvals as listed above indicate the landscaping has been installed in accordance to the Final Plat for Brockton Subdivision, submitted as LS-1 Prepared by Harvest Design October 8, 2004. The internal landscape plan Sunshine Landscaping and North End Architects is approved with no changes. All Landscaping in permanent landscape easements to Locust Grove Road and parking areas shall be installed prior to Occupancy. Elevations: The Elevations received from Rock Creek Home design on November 7, 2005, are appraved with the fallowing notes: _ 1) No details were provided by the applicant regarding screening of the condenser units on the west side of the building. All ground-level and rooftop mechanical equipment shall be screened to the height of the unit(s) (UDC 11-3A-19.C.1e). IiTi ag tion: An underground, pressurized irrigation system must be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15. The PI system has been installed and is maintained by the Brockton Owners Association with the Settlers Lateral primary connection. The applicant shall certify with Meridian Public Works the availability PLANNING AND ZONING DEPARTMENT 660 E. WATERTOWI;R LANE, STE. 202, MERIDIAN, IDAHO 83642 _ (208) 884-5533 ~ Fax 888-6854 ,~ ~ Cie.•-c.J ~ ~~ n ~ 1.c.~ ~-/ c~c-ti ~ of minimum required flows for the project. C_ urbin~: Per UDC 11-3B-SI, all landscape areas adjacent to driveways, parking lots, or other vehicle use areas, must be protected by curbing, wheel stops, or other approved protective devices. Curbing maybe cut to allow for storm water runoff. Protection_ of Existing: Any existing trees on site must be protected or mitigated for in accordance with the Tree Preservation section of the City's Landscape Ordinance. Per UDC 11-3B- 1.0, coordinate with the Parks Department Arborist (Elroy Huff, $88-3579) for approval of protection/relocation measures for the existing trees prior to construction.. Any severely damaged tree must be replaced in compliance with UDC 11-3B-10-C.5. P~ The proposed parking areas shall be paved and striped in accordance with UDC 11-3B. Project engineer/architect shall certify that the number and size of handicap-accessible spaces conforms to the Americans with Disabilities Act (ADA). Handicap accessible stalls must have signage in accordance per ADA and signed "Van Accessible". The entire Subdivision has common parking shown by easement and constructed by the developer. The applicant with the developer shall certify that the overall parking for the site meets the require~naients of UDC ll.-3B, this application requires a minimum of 7 parking stalls, the site design shows 7 standard parking stalls and 3 compact stalls. Sidewalks: All sidewalks shall be constructed in accordance with UDC 1 ].-3A-17. Sidewallcs shall be constructed prior to occupancy. Drainage: Storm water drainage swales shall not have a slope steeper than 3:1, shall be fully vegetated, and shall be designed in compliance with UDC 11-3B-11 and UDC 11-3A-18. Fencing: Any required or proposed fencing shall be installed with current fencing standards as defined in UDC 11-3A-7 Li_ghtin~: Lighting shall not cause glare or impact the traveling public or neighboring development and comply with lighting standards as defined in UDC 11-3A-11 Si a e: No signs are approved with this CZC All signs will require a separate sign permit in compliance with UDC 11-3D. Trash Enclosure: Any dumpster(s) must be screened in accordance with UDC-11-3A-12. Trash enclosures must be built in the location and to the size approved by SSC. Handica -Accessibili :The structure, site improvements and parking must be in compliance with all federal handicap-accessibility requirements. ACRD Acceptance: All impact fees, if any, shall be paid prior to the issuance of a building permit. If any changes must be made to the site plan to accommodate the ACHD requirements, a new site plan shall be submitted to the City of Meridian Planning and Zoning staff far approval prior to the issuance of a building permit. Certificate of Occu anc All required improvements must be complete prior to obtaining a Certificate of Occupancy. A Temporary Certificate of Occupancy may be obtained by providing surety to the City in the form of a Letter of Credit or cash in the amount of 110% of the cast of the remaining improvements. A bid must accompany any request for Temporary Occupancy. PLANNING AND ZONING DEPARTMENT 660 E. WATERTOWER LANE, sTE. 202, MERIDIAN, IDAITa 83642 (208) 884-SS33 -Pax 888-6854 Plan Modifications: Except for the changes mentioned above, the approved Site Plan, Landscape Plan stamped "Approved" on November 15, 2005, and Elevations, and are not to be altered without prior written approval of the Planning & Zoning Department. No significant field changes to the site or landscape plans are permitted; prior written approval of all changes is required. -- U"~ Jo uenther Associate Flanner *This letter does not indicate compliance with requirements of other departanents/agencies, including, but not limited to, Ada County Highway District, Central District Health Department, affected irrigation district(s), Meridian Sewer, Water, Building or Fire Departments, Sanitary Services Co., etc. This letter shall expire one (1) year from the date of issuance if work has not begun. PLANNING AND ZONING DEPARTMENT' 660 E. WATERTOWER LANE, STE. 202, MERIDIAN, IDAHO $3642 (208) 884-5533 ~ Eax 888-6854 f I:YI"1' f~µ ~„ •',~ tbnl•tq j ~. ~~~~ `~ of Review Requested (check all that ^ Accessary Use ^ Administrative Design Review tertiative Compliance Certificate of Zoning Compliance Conditional Use Permit Minor Modification ^ Property Boundary Adjustment ^ Short Plat ^ Temporary Use Certificate of Zoning Compliance ~ Time Extension (Director) ^ Vacation ^ Other Applicant Information Applicant name: rl~...~` t~Q.1P L~ ~- Applicant addressAA:,, ~ 0 Contactnarne: ~/uU~~ Vr1~2.~ Planning Dep~ ADMTNlSTRATIVE REVIEW ~PL~AfTTON AZ~~}~~~ ~ ~ ~Q •~ STA'PF. USE ONLY: bile Number s ~ ~~- d r Project Warne: ~' , rf_ T Date fried:' ., ~ 0 `'~ Date con~plete:`~~ Assr nad'Planner: ' s ~ G-'-'~"~-'~ l un~urrenh.les '' ¢ ,,pper~ Pxe~ zrru ~f~~~ 2 ~G~~- ~~. s~~ ~ ~ - c c Zip: ~.!~PyZ Phone: _~~'$' (P~ Applicant's interest in property: •~Own ^ Rent ^ Optioned ^ Other owner name: Owner address: LLC Zip: _~~~ 7`Z_ Agent name (e.g., architect, engineer, developer, representative): - ~u~ ~~ fJ~r~' . ' Firrn name: ~ ~ L ' S L ~ L Address: !~~ 73 Llr . .I _ _ _~~ ~C ~ ~Q Zip • ~ ~ ~ l f~ Contact name: ~D b R~-~oC.~C. Phone:(c?d~~.~b'~- (v 79 Primary contact is: ^ ApplicantOwner ^ Agent ^ Other E-mail: ~ r'i v~~'l!C cu~e~~ ~~~ h'ax:~~ ~~~, - b`J~~- Subject property Information Location/street address: ~Gr~/ ,CpC~cS~ (y~pv .+~,~. Assessor's .parcel number(s): ,~ µ "Township, .range, section: 'Total acreage: Current land use: ~~7 /• I l4oiJV6 -Current zoning district: ~ - ~'f filfy~E/> d~fi~.J_ 660 E. Watertower Lane, Suite 202 Meridian, Tdaho 83642 Phone: (208) 884-5533 ~ Facsimile: (208) 888678 Website: www.meridianciri.org .1 ~ . Project Project/subdivisionaame:. G'~/ General description of proposed proj ect/request: OFF/C.E ~lJ~ ,~%diN( C©~~-AC~je. gFfaC~ C~ Proposed zoning district(s): Acres of each zone proposed: Type of use proposed (check all that apply): ^ Resideutia] ~ Commercial ^ Office ^ Industrial ^ Other Amenities provided with this development (if applicable): Residential Proiect Number of residential units: Number of common and/or other lots: Proposed number of dwelling uuits (for l Sedroorn: __ Minimum square footage of structure(s) Minimum property size (s.f): _ only): :Bedrooms: lots: Proposed building height: _ t~ar,$ge property size (s.f.): GrOSS denSlty (Y1U/acre-total land): Net den5lty (DU/acre-excludin ds Fi alleys): Percentage of open space ovided: Acreage of open space: . Percentage of use a open space: (See Chapter 3, Article G, for qualified open Type of op ace provided in acres (i.e., landscaping, public, common, etc): Type of dwelling(s) proposed: ^Siagle-family ^ Townhomes ^ Duplexes ^Mufti-family Non-residential Project Summary (if applicable) Number of building lots: d Other lots: -~ ,Gross floor area proposed: 3 ~ ~ ' Existing (if applicable): Hours of operation (days and hours): ~~ 5 Building height: ~ ~ ~ ~ ~~ ~ _ __ Percentage of site/project devoted to the following: e 30,~~ Landscaping. Building: ~ ~ Paving: Total number of employees: z. Maximum number of employees at any one time: Number and ages of students/children (if applicable): ~ Seating capacity: ~~ Total number of parking spaces provided: ~7_ Number of compact spaces provided: 2 -- ~ ...: ~.=Au#horization __.._..:.- ; . ---- ,.. -- - ._..._.- - - - -----_... - ~ _ .. - -. - - .. rint applicant name: U ~- .- ..: - ?..,; ` .. Applicant signature: '. Date: ~f~/y-r~tr~ . 660 E. 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Nl.~p~ ~ ' ~el~vy~ ~- ~ a~t~ SV N~ N ~ hl ~ ~rJ?sCfp~~~^~, `~,o. ~o~ 7z~( "s a X1 m (yl a m m A -~ O z N Q m ~1 C I~ ~ rn O z m g~ ~g~~°~~~'~~~~~ gA~ ~~ P~ ~~~t ~} ~'x ~7~ z~` ~~ ~ " $ =$sxF ~ ~ ~ ~ ~ ~ g~ ~ ~ .. ~~ IVO[C[bt EN] AR~'[5 ;- lww,~r~u,b.ces~,~mw i lain ~6}ri!I ~1n -- wu ]1FIpe fa RETAIL O(~IGE 6UILDINCx ewaacTw xleoms~ K ~d3L9T GROVE Ii~AP r~wciw. ~ a9rsx ELi~YAtIONS I-lame Design, Inc- 5r9V4 0~ q,rydiE.dO AvC. 00181; ~pAHO 039m9 rxmm ~ imn-xwb rams ~ xx-m9n FAx v~ ~~ m x ox~ ~ na " ~~~~~ ~a ~~ ~ 9 AFFIDAVIT OF LEGAL INTEREST STATE OP' IDAHO ) COUNTY OF ADA ) I~ - ~a-~~ .C~.l.~~s-lc.,r , _? ~~3 Ut1 ~ ul ~11c~ "~~, - -- (name) (address) (city) (state) being first duly sworn upon, oath, depose and say: 1. That I axn the record owner of the property described on the attached, and I grant my permission to: (name) (address) ~'`7a ~ to submit the accompanying application(s) pertaining to that property. I agree to indemnify, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispute as to the statements contained herein or as to the ownership of the property which is the subject of the application. I hereby grant permission to City of Meridian staff to enter the subject property for the purpose of site inspections related to processing said application(s). Dated this ~,~day of , 20 d ~ Signature) SUBSCRIBED AND SWQRN to before me the day and year first a ove written. (Notary Public for Idaho) 4+.~~ H.~ p;~ • Residing at:_ Pitrr('r fLLi'~ . ~~_ _ :m '~ ~~~ My Commission Expires: ~ U .r^; ; s ~i ~~. Arnx ZG.~<O ~ •: ~' OF~~ •rrrr~ May 19, 2006 City of Meridian Planning& Zoning Department 660 E. Watertower Suite 202 Meridian, ID 83642 Attn: Anna Canning Re: 3/1 Brockton - 3681 Locust Grove . Landscaping Code 11-3B-14 Dear Anna: Even though our landscaping has not been completed, we are writing to request a temporary occupancy permit. Our subcontractor for landscaping is no longer with us. We have been in contact with several other landscaping companies that are very interested in doing our work. We are currently negotiating our account with them. We expect to have a landscaper onboard on or before the first week of June. If grading is an issue, the grade inset and we are fine graded. If you have any question, please feel free to contact me at 573-0721. Thank you, ~1 Evan Watters Big River, LLC ~Q /~~ ,1'a°~ ~ ,tel 0 ~E~/ b ~ ~~~~ ~ ~ a~~s,~' ~~~o ~ ~~ ~a t ~ ~~~,~~a 1903 E Wilson Ave. Suite A, Meridian, ID 83642 Office(208)888-6797 /Fax (208)888-6794 / RCE-1580 Jun 06 06 02:09p r To: Big River Building From: J-V Seeds, Inc Re: Seeding J-V SEEDS 742 PALMETTO DR. EAGLE.ID 83616 '. TELEPHONE 208/939-3193 p.2 Dave, The 4,000 squaze foot parcel at 3681 N. Locust Grove, Ste. 100, will cost 7 '/~ cents per ,square foot. The total will be $300. / 1 'l~. I ;__~..~ . -" . Jan Hall '~ Owner, J-V Seeds, Ina "dour Seed Service Companr~" ~~~. ~} CHD October 6, 2005 To: McCarter-Moorhouse Co. Inc. 10754 Executive Drive Boise, Idaho 83713 OWNER: M Jay Reinke 5379 North Chopin Place Boise, Idaho 83642 REP: Performance Engineers 611 East Third Meridian, Idaho 83642 SUBJECT: MCZC-05-117 Office Building 3737 North Locust Grove City of Meridian City Clerk Office On May 5, 2004 the Ada County Highway District acted on Brockton Subdivision. The conditions and requirements also apply to MCZC-O5-117. I have attached the above mentioned report for your information. If the site plan or use should change in the future, ACHD will review the site plan and may require improvements to the transportation system at that time. A traffic impact fee may be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 3 8 7-111 7 0 for information regarding impact fees. Prior to the construction or installation of any roadway improvements (curb, gutter, sidewalk, pavement widening, driveways, culverts, etc), a permit or license agreement must be obtained from ACHD. If you have any questions, please feel free to contact me at (208) 387-6174. Sincerely, isa Bachman Planner I Right-of-Way and Development Services, Planning Division ,ht-of--Way & Development Department Planning Review Division Cc: Project File, Construction Services, Meridian City ; ~~ ~~S` ~~~ T}!'~ Ada County Highway District tctgnt-o)-way crc Ueve[opmenl Deparhnent Planning Review Division This application does require Commission action due to its location in the North Meridian Planning Area, and is was approved on the consent agenda on May 5, 2004. Tech Review for this item was held with fhe applicant on April 23, 2004. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail: Idenhartog(cilachd.ada.id.us File Numbers: Brockton Subdivision/MPP04-013/MAZ04-010/MCUP04-012 Site address: 3665 N. Locust Grove Applicant: Confluence Management, LLC 5418 N. Eagle Rd., Suite 180 Boise, Idaho 83713 Representative: Engineering Solutions, LLP 150 E. Aikens Street, Suite B Eagle, Idaho 83616 Owner: Herbert C. and Cynthia A. Lee Application Information: The applicant has submitted the above referenced application to the City of Meridian requesting rezone, annexation, conditional use, and preliminary plat approval for the development of 10 commercial lots on 4.10-acres. The site is located south of Heritage Park at 3665 N. Locust Grove Road. Acreage: 4.10-acres Commercial lots: 10 Current Zoning: RUT Proposed Zoning: L-O (PD) Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 383 additional vehicle trips per day (10 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. Traffic Impact Study: A traffic impact study was not required with this application. However, listed below as an executive summary of the North Meridian Traffic Study. EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1 E), is selected Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ff 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. • 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 traftic 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 (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. 2 • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes maybe required. • Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right-of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. 4. Site Information: There is currently a single family residence on the site. 5. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Sin le-famil residential RUT-Ada Count South Meridian Fire Station L-O-Cit of Meridian East Sin le-famil residential R-4-Cit of Meridian West Single-family residential R-B-City of Meridian 6. Impacted Roadways Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit Locust Grove 507' Minor Arterial 8,443 north of Ustick Better 35 MPH on 9/16/03 than "C" Ustick None Minor Arterial 10,868 east of Locust Better 40 MPH .,, Grove on 9/16/03 than "C" r~~c:epiaoie level or service ror a two lane arterial roadway is "E" (15,500 VTD). Roadway Improvements Adjacent To and Near the Site • Locust Grove Road is currently improved with 2 lanes (no center turn lane) no curb, gutter or sidewalk abutting the site. Existing Right-of-Way • Locust Grove Road currently has 50-feet of right-of-way (25-feet from centerline) abutting the site. 9. Existing Access to the Site The site currently takes access via a dirt driveway located 103-feet north of the south property line. 10. Site History The District has not reviewed this site within the past year. 11. Capital Improvements Plan/Five Year Work Program There are currently no projects within this area that are scheduled in the District's Five Year Work Program. Ustick Road is scheduled in the Capital Improvements Plan to be widened to 5 lanes from Meridian Road to Cloverdale Road in 11 to 15 years. 12. Other Development in the Area Staff has reviewed a number of development applications in the north Meridian area. 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 fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75-acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- 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 fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefield Crossing Subdivision). • November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 120-acres (Havasu Creek Subdivision). • On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, iwo 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, and 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. 4 • 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. s On March 19, 2003, the Commission approved Paramount Subdivision, an 847-lot mixed-use subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots, 73-townhouse lots, 1multi-family lot (270 apartments), a community center, 1-elementary school lot, 1-high school lot and 2-church lots on 392-acres. • On April 23, 2003, the Commission approved Birthstone Creek Subdivision, a 98-lot residential subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on 34.5-acres. • On 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. • On November 7, 2003, the District approved Cobblefield Crossing Subdivision #2, a 39-lot single- family residential subdivision on 7.98-acres. • On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461-lot single-family residential subdivision on 140.25-acres, • On December 3, 2003, the Commission approved a 66-lot single-family residential subdivision. on 15.04-acres. • On December 3, 2003, the Commission approved Sheridan Place Subdivision, a 46-lot single- family residential subdivision on 13.995-acres. • On December 17, 2003, the Commission approved Razberry Crossing Subdivision, a 38-lot mixed-use subdivision on 11.31-acres. The subdivision is proposed to contain 34-single-family residential lots and 4-office lots. • On January 7, 2004, the Commission approved Baldwin Park Subdivision, a 71-lot single-family residential subdivision on 19.07-acres. • On January 21, 2004, the Commission approved Settlement Bridge Subdivision, a 266-lot single- family residential subdivision on 70.64-acres. If staff examines each one of these developments individually, the roadway system appears adequate, but when staff adds each approved 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 Right-of-Way and Sidewalk Locust Grove Road District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5- foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be adequate to accommodate the projected traffic volumes on Locust Grove Road. Due to the fact that the North Meridian Traffic Plan recommended a 70-foot right-of-way on Locust Grove Road and the Commission has supported the recommendations in the past, staff is recommending that the applicant dedicate 70-feet of right-of-way (35-feet from centerline) as opposed to 96-feet of right-of- way (48-feet from centerline). The adjoining road is not listed as a proposed project in the Districts currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall do one of the following: a. Dedicate by donation a total of 35-feet ofright-of-way along Locust Grove Road, and construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located at the back edge of the existing right-of--way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. Internal Streets District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of--way on local streets. This right- of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. The applicant has proposed to construct the internal local streets within 50-feet ofright-of--way. This right-of-way meets District policy and should be approved with this application. 2. Driveways Location District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. The applicant has proposed fo locate one driveway on Locust Grove Road in alignment with E. Summerridge Drive on the east side of Locust Grove Road. This location meets District policy and should be approved with this application. Width District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. 6 The applicant has proposed the one driveway to be 30-feet in width. This width meets District policy and should be approved with this application. The driveway should be constructed as a curb return type driveway with 15-foot radii. Paving Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 3. Cross Access The applicant has proposed to provide cross access to all of the lots within the development. The District is supportive of this due to the fact that four of the lots will not have frontage on a publicly maintained road. The applicant has also proposed to provide cross access to the 1.22-acre parcel to the north. The District is supportive of this cross access due to the fact that this property may not be eligible for a full access onto Locust Grove Road in the future when it redevelops. 4. Other Access Locust Grove Road is classified as a minor arterial. Other than the access that is specifically approved with this application, direct lot access to Locust Grove Road is prohibited and notes of this should be required on the final plat. C. Site Specific Conditions of Approval The applicant shall do one of the following a. Dedicate by donation a total of 35-feet of right-of-way along Locust Grove Road, and construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Construct one 30-foot wide driveway intersecting Locust Grove Road in alignment with Summerridge Drive on the east side of Locust Grove. The driveway shall be constructed as a curb return type driveway with 15-foot radii. The driveway shall be paved its full width and at least 30-feet into the site. 3. Direct lot access to Locust Grove Road is prohibited and shall be noted on the final plat. 4. Comply with all Standard Conditions of Approval. 7 D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, 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 ACRD 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. Reconsideration Guidelines 9 10 l 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. 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. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 11 ~ (' Development Process Checklist ®Submit a development application fo a City or [o the County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Division will receive the development application [o review ®The Planning Review Dlvisieo will do one of the following: ^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time. ®Send a "Comply With^ letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply [o this development appliceticn. ^ Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ^Write a Commlaslou Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ^The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ®Fm ALL development applications, including those receiving a °No Review" or "Comply Wlth^ letter: • The applicant should submit two (2) sets of engineered plena directly to ACHD for review by the Development Review Division for plan review and assessment of impel fees. (Note: if there are no site improvements required by ACHD, then azchitectural plena maybe submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of--way, including, but not limited to, driveway approaches, street improvements and utility cute. ^Pay Impact Fees prior to issuance of building permit. impact fees cannot be paid prim to plan review approval. DID YOUREMEMBER: Constructlon (Zone) ^ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to Ade County Highway District (ACHD) Constmction (for approval by Development Services & Traffic 3ervicea). There is a one week tumazound for this approval. ^ Working In the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction -Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is>50' or you aze placing>600 sf of concrete or asphalt. Construction (Subdir~.rlansJ ^ Sediment & Erosloe Submittal • At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Nartative & Plat, done by a Certified Plan Designer, must be fumed into ACRID Construction -Subdivision to be reviewed and approved by the ACHD Drainage Division. ^ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ^ FI :-: Appra of from Development Servlees • ACHD Constmction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con. f _ rt`~ ~`~ '"~ CHD ce,~,,~cxa ~,:~ _~ight-of-Way & Development Department Planning Review Division November 21, 2005 To: Big River, LLC (Mike Thomas) 1903 E. Wilson-A Meridian, ID 83642 REP: West Wind Investments, LLC 2873 W. Wind Drive Eagle, ID 83616 SUBJECT: MCZC-05-00137 Office 3681 N. Locust Grove Rd. ~„ ~l~ On May 5, 2004 the Ada County Highway District acted on the Brockton Subdivision/ MPP04- 013/MAZ04-010/MCUP04-012. The conditions and requirements also apply to MCZC-05-00137. I have attached the above mentioned report for your information. If the site plan or use should change in the future, ACHD will review the site plan and may require improvements to the transportation system at that time. A traffic impact fee may be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding impact fees. Prior to the construction or installation of any roadway improvements (curb, gutter, sidewalk, pavement widening, driveways, culverts, etc), a permit or license agreement must be obtained from ACHD. If you have any questions, please feel free to contact me at (208) 387-6170. Sincerely, Andrew Mentzer Right-of-Way and Development Services, Planning Division Cc: Project File, Construction Services, Meridian Development Process Checklist ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACHD ®The ACRD Planning Review Divistoo will receive the development application to review ®The Planoiog Review Division will do one of the following: ^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time. ®Send a "Comply With° letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply to this developmrnt application. ^Write a Stag Level report analysing [he impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ^Write a Commission Level report analyzing the impacts of the development on the hansportation system and evaluating the proposal for its conformance to District Policy. ^The Planning Review Division will hold a Technical Revlew meeting for all Stag and Commissiom Level reports. ®For ALL development applications, including those receiving a "No Review" or "Comply With^ letter: • The applicant should submit two (2) seta of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plena may be submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of--way, including, but not limited to, driveway approaches, street improvements and utility cute. ^Pay Impact Feea prior to issuance of buildmg permit. Impact fees cannot be paid prior to plan review approval. D/D YOU REMEMBER: Construction (Zone) ^ Driveway ar Property Approach(a) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ^ Working im the ACHD Right-of--Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction - Perrttits along with: a) Trettc Control Plan b) An Erosion & Sediment Control Nartative & Plat, done by a Certified Plan Designer, if trench is>50' or you are placing>600 sf of concrete or asphalt. Construction (Subdivisions) ^ Sediment & Eroslom Submittal • At least one week prior to setting up a Pre-Con an Erosion & Sediment Control iYarzative & Plat, done by a Certified Plan Designer, must be tamed into ACRD Construction -Subdivision to be reviewed and approved by the ACHD Drainage Division. ^ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ^ Final Approval from Development Services • ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con. Ada County Highway District & Develodment Department Planning Review Division This application does require Commission action due to its location in the North Meridian Planning Area, and is was approved on the consent agenda on May 5, 2004. Tech Review for this item was held with the applicant on Apri123, 2004. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail: Idenhartoo(7o.achd.ada.id.us File Numbers: Brockton Subdivision/MPP04-013/MAZ04-010/MCUP04-012 Site address: 3665 N. Locust Grove Applicant: Confluence Management, LLC 5418 N. Eagle Rd., Suite 180 Boise, Idaho 83713 Representative: Engineering Solutions, LLP 150 E. Aikens Street, Suite B Eagle, Idaho 83616 Owner: Herbert C. and Cynthia A. Lee Application Information: The applicant has submitted the above referenced application to the City of Meridian requesting rezone, annexation, conditional use, and preliminary plat approval for the development of 10 commercial lots on 4.10-acres. The site is located south of Heritage Park at 3665 N. Locust Grove Road. Acreage: 4.10-acres Commercial lots: 10 Current Zoning: RUT Proposed Zoning: L-O (PD) Vicinity Map l A. Findings of Fact Trip Generation: This development is estimated to generate 383 additional vehicle trips per day (10 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. Traffic Impact Study: A traffic impact study was not required with this application. However, listed below as an executive summary of the North Meridian Traffic Study. EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36 of T4N R1 W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACRD) for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 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. • 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 (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. • Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn lanes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right-of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. 4. Site Information: There is currently a single family residence on the site. 5. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Sin le-famil residential RUT-Ada Count South Meridian Fire Station L-O-Ci of Meridian East Sin le-famil residential R-4-Cit of Meridian West Single-family residential R-8-City of Meridian 6. Impacted Roadways Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit Locust Grove 507' Minor Arterial 8,443 north of Ustick Better 35 MPH on 9/16/03 than "C" Ustick None Minor Arterial 10,868 east of Locust Better 40 MPH Grove on 9/16/03 than "C" ru:~eNiaoie level or service ror a [wo lane arteral roadway is "E" (15,500 VTD). Roadway Improvements Adjacent To and Near the Site • Locust Grove Road is currently improved with 2 lanes (no center turn lane) no curb, gutter or sidewalk abutting the site. 8. Existing Right-of-Way • Locust Grove Road currently has 50-feet of right-of-way (25-feet from centerline) abutting the site. 9. Existing Access to the Site The site currently takes access via a dirt driveway located 103-feet north of the south property line. 10. Site History The District has not reviewed this site within the past year. 3 11. Capital Improvements Plan/Five Year Work Program There are currently no projects within this area that are scheduled in the District's Five Year Work Program. Ustick Road is scheduled in the Capital Improvements Plan to be widened to 5 lanes from Meridian Road to Cloverdale Road in 11 to 15 years. 12. Other Development in the Area Staff has reviewed a number of development applications in the north Meridian area. 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 fora 272-lot - residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75-acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- 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 fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefield Crossing Subdivision). • November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 120-acres (Havasu Creek Subdivision). • On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, two senior high charter schools, 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, and 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. 4 • 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 Sette_ r Cove Subdivision, a 16-lot single-family residential subdivision located on 10-acres. • On March 19, 2003, the Commission approved Paramount Subdivision, an 847-lot mixed-use subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots, 73-townhouse lots, 1multi-family lot (270 apartments), a community center, 1-elementary school lot, 1-high school lot and 2-church lots on 392-acres. • On April 23, 2003, the Commission approved Birthstone Creek Subdivision, a 98-lot residential subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on 34.5-acres. • On 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. • On November 7, 2003, the District approved Cobblefield Crossing Subdivision #2, a 39-lot single- family residential subdivision on 7.98-acres. • On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461-lot _ single-family residential subdivision on 140.25-acres. • On December 3, 2003, the Commission approved a 66-lot single-family residential subdivision. on 15.04-acres. • On December 3, 2003, the Commission approved Sheridan Place Subdivision, a 46-lot single- familyresidential subdivision on 13.995-acres. • On December 17, 2003, the Commission approved Razberry Crossing Subdivision, a 38-lot mixed-use subdivision on 11.31-acres. The subdivision is proposed to contain 34-single-family residential lots and 4-office lots. • On January 7, 2004, the Commission approved Baldwin Park Subdivision, a 71-lot single-family residential subdivision on 19.07-acres. • On January 21, 2004, the Commission approved Settlement Bridge Subdivision, a 266-lot single- family residential subdivision on 70.64-acres. If staff examines each one of these developments individually, the roadway system appears adequate, but when staff adds each approved 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 Right-of-Way and Sidewalk Locust Grove Road District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. 5 As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5- foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be adequate to accommodate the projected traffic volumes on Locust Grove Road. Due to the fact that the North Meridian Traffic Plan recommended a 70-foot right-of-way on Locust Grove Road and the Commission has supported the recommendations in the past, staff is recommending that the applicant dedicate 70-feet of right-of-way (35-feet from centerline) as opposed to 96-feet of right-of- way (48-feet from centerline). The adjoining road is not listed as a proposed project in the District's currently adopted Five-Year Work Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of--way from available collected impact fees. The applicant shall do one of the following: a. Dedicate by donation a total of 35-feet ofright-of--way along Locust Grove Road, and construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. Internal Streets District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of--way on local streets. This right- of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. The applicant has proposed to construct the internal local streets within 50-feet ofright-of-way. This right-of-way meets District policy and should be approved with this application. 2. Driveways Location District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. The applicant has proposed to locate one driveway on Locust Grove Road in alignment with E. Summerridge Drive on the east side of Locust Grove Road. This location meets District policy and should be approved with this application. Width District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. 6 The applicant has proposed the one driveway to be 30-feet in width. This width meets District policy and should be approved with this application. The driveway should be constructed as a curb return type driveway with 15-foot radii. Paving Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. 3. Cross Access The applicant has proposed to provide cross access to all of the lots within the development. The District is supportive of this due to the fact that four of the lots will not have frontage on a publicly maintained road. The applicant has also proposed to provide cross access to the 1.22-acre parcel to the north. The District is supportive of this cross access due to the fact that this property may not be eligible for a full access onto Locust Grove Road in the future when it redevelops. 4. Other Access _ Locust Grove Road is classified as a minor arterial. Other than the access that is specifically approved with this application, direct lot access to Locust Grove Road is prohibited and notes of this should be required on the final plat. C. Site Specific Conditions of Approval The applicant shall do one of the following a. Dedicate by donation a total of 35-feet of right-of-way along Locust Grove Road, and construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located a minimum of 28-feet from the centerline of the right-of-way, in an easement provided to the District. c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Construct one 30-foot wide driveway intersecting Locust Grove Road in alignment with Summerridge Drive on the east side of Locust Grove. The driveway shall be constructed as a curb return type driveway with 15-foot radii. The driveway shall be paved its full width and at least 30-feet into the site. 3. Direct lot access to Locust Grove Road is prohibited and shall be noted on the final plat. 4. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or _ other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACRD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 8 2. ACRD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Reconsideration Guidelines 9 ~ ~ 10 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD 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 rewnsideration 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 motioh to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 11 i ` ,.~ DADA COUNTY RECOF R+ _ ' 'NAVAARO AMOUNT 6.00 2 ~'3_ ~y~ ( BOISE IDAHD 09/21os-vw;5p'~,,, DEPUfY Neaua Haney - ~ RECORDED-REDDEST DF` III IIIIIIIIIIIIIIIIIIIIIIIIIIIIIII III Pioneer 10411 n A Plorreer Company PIONEER TITLE COMPANY OF ADA COUNTY 8151 W. Rifleman Ave. /Boise, Idaho $3704 (208) 377-2700 Far Value Received WARRANTY DEED 29$ Herbert C. Lee and Cynthia A. Lee, husband and wife hereinafter referred to as Grantor, does hereby grant, bargain, sell, warrant and convey unto West Wind Investments, 1d,C hereinafter referred to as Grantee, whose currant address is 2873 West Wind, Eagle, ~D 83616 the following described premises, to-wit: SEE E3tI-IIBIT A ATTACHED HERETO AND MADE A PART HEREOF. To HAVE AND TO HOLD the said premises, with then appurtenances unto the said Grantee, his heirs and assigns forever. And the said Grantor does hereby covenant to and with the said Grantee, that Grantor is the owner in fee simple of said premises; that said premises are free from all encumbrances except current yeses taxes, levies, and assassments,_and except U.S. Patent reservations, restrictions, easements of record, and easements visible upon the premises, and that Grantor will warrant and defend the same from all claims whatsoever. Dated: September 13, 2004 Herbert C. Leo Cynthia A. Lee STATE OF IDAHO. County of ADA, ss. On this 14th ad"y of September, In the year of2004, before me tho undersigned, notary public personally appeared Herbert C. Lee and Cynthia A. Lee (mown or identified to me to be the persons whose names are subscribed to the within instrument, and aclmowledged to me that they executed the same. 'a~.q~¢~~,Aw:..~,C,rU~PG ,. .geniseg.~lremwr~ . SiY wS1ui: tary Publy~ Y 3 awl NOTA'eY ~ y . Residing at RR daho _ ~"' Commission expires: Avgost9; ~40~}0- 3 -~ -200b ~ e- _r ! < < EXI~IIBI'i' A PARCELI Beginning at the Southeast corner of Section 31, Township 4 North, Range 1 East, Hoise Meridian, a brass cap at the intersection of Ustick Roed and Locust Grove; thence North 00 degrees OS' 18" West 1329.36 feet to the Southeast corner of the Northeast quarter of the Southeast quarter of said Section 31; thence • North 00 degrees O5' 18" West 95.00 feet to a point, the REAL POINT OF BEGBJAIING; thence South 89 degrees 44'42" West 233.7 feet to a point; thence North 00 degrees OS' 18" West 208.7 feet to a point; thence North 89 degrees 44'42" East 233.7 feet to a point; thence South 00 degrees OS' 18" East 208.7 feet to the REAL POINT OF BEGINNING. PARCEL II Beginning at the Southeast comer of Sectiott 31, Township 4 North, Range 1 East, Boise Merldian, a brass cap at the intersection of Ustick Road and Locust Grove; thence North 00 degrees OS' 18" West 1329.36 feet to the Southeast comer of the Northeast quarter of the Southeast quarter of said Section, the REAL POINT' OF BEGINNING; thence South 89 degrees 38'ST' West along Southside of said Northeast quarter of the Southeast qua$er 353.93 feet to a point; thence North 00 degrees 04'36" West 500.51 feat to a point; thence Norm SB degrees 28'51 "East 334.07 feed ro ~ Fo~i*aY,• tbezace South 00 degrees OS' 18" East 204.06 feet to a point thence South 89 degrees 44'42" West 233.7 feat to a point thence South 00 degrees OS' 18"East 208.7 feet to a point; thence North 89 degrees 44'42" East 233.7 feet to a point thence South 00 degrees OS' 18" East 95.0 feet to the REAL POINT OF BEGINNING. IRRIGATION PERFORMANCE SPECIFICATIONS PER ORDINANCE Z2-Z3-8 NOTE: Submit 3 copies of this completed form with any application for Certifica[e of Zoning Compliance (CZCJ. Project Name: Brockton Subdivision Specifications: Available Gallons per Minute: _ 50 gpm Available Water Pressure: 65 psi with a canaclty of 85 psi Point of Connection (describe and/or submit a site plan): • Primazv Connection: Settlers' Lateral • Secondary Connecfion• City of Meridian Landscape Area: If the imgafion system is hooked to City water as a primary or secondary water source, submit the square-footage of landscape areas to be irrigated:- 75,600. Backflow Prevention A backflow preventon device must be installed as required by City Ordinance 9-3. Coverage The irrigation system must be designed to provide 100% coverage with head to head spacing or triangulaz spacing as appropriate. Matched Precipitation Rates Sprinkler heads must have matched precipitation rates within each control valve circuit. Irrigation Zones Sprinkler heads irrigating lawn or other high-water-demand areas must be circuited so that they are on a sepazate zone or zones from those irrigating trees, shrubs, or other reduced- water-demand azeas. Overspray Sprinkler heads must be adjusted to reduce overspray onto impervious surfaces such as sidewalks, driveways, and parking areas. /. 4 Additional Irrigation Notes: Irrigation Repaired All landscape azeas regulated by the City Landscape Ordinance (12-13) shall be served with an automatic underground irrigation system. Additional requirements affecting pressurized irrigation systems can be found in City Ordinance 9-1-28. Irrigation Water Source Use of non-potable irrigation water is required when determined to be available by the City Public Works Department as regulated by City Ordinance 9-1-28. If city potable water is used, a sepazate water meter is recommended so the owner can avoid paying sewer fees for imgation water. Potable water shall not be used as a primary irrigation water source on non-residential lots with more than '/2 acre of landscaping. Year round water availability is also required by connecting to city potable water or an on-site well as a secondary source. Certificafion: I, Rob Haddock, do hereby affirm that any irrigation system installed for the project mentioned above will be designed and installed in compliance with the specifications and notes stated in this form. ~~ ~_ f Applicant's Signature Date -l