ACHDDevelopment Services Department
CHD
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Project/File:
Oakwind Subdivision/ MPP14-0013/ H-2018-0018 RZ, PP
Zoning
This is a rezone and preliminary plat application to allow for the construction of 82
Low -medium density residential
single family residential lots and 7 common lots on 16.5 acres.
Lead Agency:
City of Meridian
Site address:
East side of McDermott Road north of McMillan Road
Staff Approval:
February 6, 2018
Applicant:
Toll ID I, LLC
RUT
3103 W. Sheryl Drive, Suite 100
Meridian, ID 83642
Representative:
Becky McKay
Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
Staff Contact: Mindy Wallace, AICP
Phone: 387-6178
Email: mwallaceC@achdidaho.org
A. Findings of Fact
Description of Application: The applicant is requesting preliminary plat and rezone approval for
the Oakwind Subdivision. The proposal includes 82 single family residential lots, 7 common lots
on approximately 16.5 acres and is located on the east side of McDermott Road north of McMillan
Road. The applicant is requesting a zoning change from R-15 and R-4 to R-8. The applicant's
proposal is consistent with the comprehensive plan for the City of Meridian.
2. Description of Adiacent Surroundinq Area:
Direction
Land Use
Zoning
North
Low -medium density residential
R-4
South
Medium -density residential
R-8
East
Low -medium density residential
R-4
West
Rural urban transitional zone Ada Count
RUT
3. Site History: ACHD previously reviewed this site as part of The Oaks Subdivision/MPP14-0013 in
December 2013. The requirements of this staff report are consistent with those of the prior action.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
Oakwind Subdivision
Jump Creek, a 318 lot single family subdivision with 2 multi -family building lots (76 units) is
located to the northeast of the site and was approved by the ACHD Commission October 15,
2014.
• Bridgetower Estates (formerly Volterra), a 613 -lot mixed use subdivision is located northeast
of the site and was approved by the ACHD Commission in September 2005 and is in various
stages of construction.
5. Transit: Transit services are not available to serve this site.
6. New Center Lane Miles: The proposed development includes 0.5 centerline miles of new public
road.
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time. The impact fee assessment will not be released until the civil plans are approved by ACRD.
8. Capital Improvements Plan (CIP):
• McMillan Road is listed in the CIP to be widened to 3 -lanes from Star Road to Black Cat Road
between 2031 and 2035.
• The intersection of McMillan Road and McDermott Road is listed in the CIP to be widened to
3 -lanes on the north leg, 4 -lanes on the south, 3 -lanes east, and 3 -lanes on the west leg and
signalized between 2031 and 2035.
• The intersection of McMillan Road and Black Cat Road is listed in the CIP to be widened to
multi -lane roundabout between 2026 and 2030.
B. Traffic Findings for Consideration
Trip Generation: This development is estimated to generate 780 vehicle trips per day; 18 vehicle
trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip
Generation Manual, 10th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Roadway
Frontage
Functional
PM Peak Hour
PM Peak Hour
Classification
Traffic Count
Level of Service
McDermott
785 -feet
Collector
120
Better than "D"
Road
McMillan Road
N/A
Minor Arterial
250
Better than "E"
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
• The average daily traffic count for McDermott Road north of McMillan Road was 913 on
3/20/18.
• The average daily traffic count for McMillan Road east of McDermott Road was 2,768 on
9/18/18.
2 Oakwind Subdivision
C. Findings for Consideration
1. Phase 1 Improvements for The Oaks
The proposed preliminary plat for Oakwind Subdivision includes 82 -single family building lots.
There are currently 351 -platted single-family lots within The Oaks and The Oaks West Subdivisions
that will generate 3,340 vehicle trips per day. The 780 vehicle trips per day that are generated from
the 82 -single family building lots in Oakwind Subdivision counts towards the 5,157 total vehicle trips
per day (4,120 VTD total for The Oaks and Oaks West Subdivision) allowed before traffic mitigation
is to be constructed for Traffic Phase 1 mitigation pictured below.
3 Oakwind Subdivision
Proposed Mitigation for Phase 1 — 2017 Build Out
Signalize and widen the Black Cat
Road/Chin_den Boulevard intersection to a
3X5 intersection
�� -- --
. ,
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Ir
----------
----------------
----------------
Construct a westbound left -turn
lane at the McMillan Road/Rustio wE__�______ -.._._.-._._._._....._..
'I Oak way intersection
may:
Signalize and widen the Black Cat
Road/Ustick Road intersection to a 3X3
intersection, or a single lane roundabout. 5�JD
2. McDermott Road
a. Existing Conditions: McDermott Road is improved with 2 -travel lanes, 24 -feet of pavement
and no curb, gutter or sidewalk abutting the site. There is 50 -feet of right-of-way for McDermott
Road (25 -feet from centerline).
4 Oakwind Subdivision
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector
street is designated with a typology on the Master Street Map, that typology shall be considered
for the required street improvements. If there is no typology listed in the Master Street Map,
then standard street sections shall serve as the default.
Street Section and Right -of -Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70 -feet, depending on the location
and width of the sidewalk and the location and use of the roadway. The right-of-way width may
be reduced, with District approval, if the sidewalk is located within an easement; in which case
the District will require a minimum right-of-way width that extends 2 -feet behind the back -of -
curb on each side.
The standard street section shall be 46 -feet (back -of -curb to back -of -curb). This width typically
accommodates a single travel lane in each direction, a continuous center left -turn lane, and bike
lanes.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5 -feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6 -feet wide between
the back -of -curb and street edge of the sidewalk is required to provide increased safety and
protection of pedestrians. Consult the District's planter width policy if trees are to be placed
within the parkway strip. Sidewalks constructed next to the back -of -curb shall be a minimum of
7 -feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway
features required through development. This segment of McDermott Road is designated in the
MSM as a residential collector with 3 -lanes and on -street bike lanes, a 46 -foot street section
within 74 -feet of right-of-way.
c. Applicant Proposal: The applicant is proposing to construct a 5 -foot wide detached concrete
sidewalk located outside of the existing right-of-way on McDermott Road abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal for improvements to
McDermott Road does not meet District policy due to the fact that this section of McDermott
Road between Ustick and Chinden Boulevard was modified in the Master Street Map (MSM)
as a 3 lane collector roadway with the Oaks Subdivision application consisting of a 46 -foot
street section with vertical curb, gutter, and 5 -foot wide detached concrete sidewalk within 74 -
feet of right-of-way.
The applicant should be required to dedicate additional right-of-way to total 37 -feet from the
centerline line of McDermott Road abutting the site and to improved McDermott Road as '/2 of
a 46 -foot street section with vertical curb, gutter and 5 -foot wide detached sidewalk abutting the
site.
5 Oakwind Subdivision
3. Internal Local Streets
a. Existing Conditions: There are no existing roads located on the site.
b. Policy:
Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for
improving all local street frontages adjacent to the site regardless of whether or not access is
taken to all of the adjacent streets.
Street Section and Right -of -Way Policy: District Policy 7207.5 states that right-of-way widths
for all local streets shall generally not be less than 47 -feet wide and that the standard street
section shall be 33 -feet (back -of -curb to back -of -curb).
Standard Urban Local Street -33 -foot Street Section and Right-of-way Policy: District
Policy 7207.5.2 states that the standard street section shall be 33 -feet (back -of -curb to back -of -
curb) for developments with any buildable lot that is less than 1 acre in size. This street section
shall include curb, gutter, and minimum 5 -foot wide concrete sidewalks on both sides and shall
typically be constructed within 47 -feet of right-of-way.
For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard
street section shall be 36 -feet (back -of -curb to back -of -curb) for developments with any
buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and
minimum 5 -foot wide concrete sidewalks on both sides and shall typically be constructed within
50 -feet of right-of-way.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some local
jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back -of -curb. Where feasible, a parkway strip at least
8 -feet wide between the back -of -curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the parkway
strip, the applicant may submit a request to the District, with justification, to reduce the width of
the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2 -feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
c. Applicant's Proposal: The applicant is proposing to construct the internal local streets as 33 -
foot wide street sections with rolled curb, gutter, and an 8 -foot wide planter strip within 50 -feet
of right-of-way with a 5 -foot wide detached concrete sidewalk located outside of the right-of-
way.
d. Staff Comments/Recommendations: The applicant's proposal meet's District policy and
should be approved, as proposed. The applicant may reduce the right-of-way to extend 2 -feet
behind the back of curb and provide a permanent right-of-way easement for the detached
sidewalks located outside of the dedicated right-of-way.
6 Oakwind Subdivision
4. Roadway Offsets
a. Existing Conditions: There are no roadways within the site.
b. Policy:
Local Offset Policy: District policy 7209.4.2, requires industrial roadways intersecting other
local streets (residential, industrial or commercial) to provide a minimum offset of 125 -feet from
any other roadway or intersection (measured centerline to centerline).
c. Applicant's Proposal: The applicant has proposed to construct 2 local streets to intersect the
future Rico Street (not part of this preliminary plat), Vercelli Drive is proposed to be located
approximately 160 -feet north of future Trident Way and Cherrybark Drive is located
approximately 210 -feet north of Vercelli Drive.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy and
should be approved, as proposed.
5. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8 -feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8 -feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10 -feet.
6. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10 -feet from all public storm
drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle
at intersections. District Policy 5104.3.1 requires a 40 -foot vision triangle and a 3 -foot height
restriction on all landscaping located at an uncontrolled intersection and a 50 -foot offset from stop
signs. Landscape plans are required with the submittal of civil plans and must meet all District
requirements prior to signature of the final plat and/or approval of the civil plans.
7. Other Access
McDermott Road is classified as a collector roadway. Direct lot access is prohibited to this roadway
and should be noted on the final plat.
D. Site Specific Conditions of Approval
1. Dedicate additional right-of-way to total 37 -feet from the centerline line of McDermott Road
abutting the site.
2. Construct McDermott Road as'/2 of a 46 -foot collector street section with vertical curb, gutter and
5 -foot wide detached sidewalk abutting the site. Provide a permanent right-of-way easement for
the detached sidewalk located outside the dedicated right-of-way.
3. Construct the internal local streets as 33 -foot wide street section with rolled curb, gutter, an 8 -foot
wide planter strip and 5 -foot wide detached concrete sidewalks, as proposed. The dedicated
right-of-way should extend to 2 -feet behind the back of curb. Provide a permanent right-of-way
easement for the detached sidewalk located outside the dedicated right-of-way.
4. Construct Vercelli Drive to intersect the future Rico Street located 160 -feet north of Trident Way,
as proposed.
5. Cherrybark Drive to intersect future Rico Street is located 210 -feet north of Vercelli Drive, as
proposed.
6. Direct lot access to McDermott Road is prohibited and shall be noted on the final plat.
7 Oakwind Subdivision
7. Submit civil plans to ACHD Development Services for review and approval. The impact fee
assessment will not be released until the civil plans are approved by ACHD.
8. Payment of impact fees is due prior to issuance of a building permit.
9. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD
right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-
compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act
(ADA) requirements. The applicant's engineer should provide documentation of ADA compliance
to District Development Review staff for review.
4. 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.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7. 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 (1-811-342-1585) 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.
8. 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.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards
and approved supplements, Construction Services procedures and all applicable ACHD Standards
unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and
certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan
and may require additional improvements to the transportation system at that time. Any change in
the planned use of the property which is the subject of this application, shall require the applicant
to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a
waiver/variance of the requirements or other legal relief is granted by the ACHD Commission.
8 Oakwind Subdivision
F. Conclusions of Law
1. 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 transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
5. Request for Reconsideration Guidelines
9 Oakwind Subdivision
VICINITY MAP
10 Oakwind Subdivision
SITE PLAN
11
Oakwind Subdivision
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review
is to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com
for e-mail notification information.
12 Oakwind Subdivision
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®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 Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
F1 For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• 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 cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non -Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround 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
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre -Construction Meeting an Erosion & Sediment Control Narrative & Plan, done
by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ 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 is required prior to scheduling a Pre -Con.
13 Oakwind Subdivision
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of
the final decision made by the Development Services Manager when it is alleged that the
Development Services Manager did not properly apply this section 7101.6, did not consider all of
the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily
and capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
and Clerk of the District, which must be filed within ten (10) working days from the date of
the decision that is the subject of the appeal. The notice of appeal shall refer to the
decision being appealed, identify the appellant by name, address and telephone number
and state the grounds for the appeal. The grounds shall include a written summary of the
provisions of the policy relevant to the appeal and/or the facts and law relied upon and
shall include a written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The Development Services Manager shall have ten (10) working days
from the date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may also consider
and/or modify the decision that is being appealed. A copy of the reply and any
modifications to the decision being appealed will be provided to the appellant prior to the
Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the Development Services
Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice
of appeal and the reply shall be delivered to the Commission at least one (1) week prior
to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
14 Oakwind Subdivision