2019-06-24 ACHD Draft Staff ReportACHD
6101wmlara to ii"Cllrl
DATE, 2019
To: Vanessa Klaus (via email)
1294 E Leigh Field Drive
Meridian, ID 83646
Subject: Caldera Canyon/ MPP19-0015/ H -2019 -0062 -PP -MDA
1294 E Leigh Field Drive
Preliminary plat consisting of 16 buildable lots on 2.83 -acres
Rebecca W. Arnold, President
Mary May, 1' Vice -President
Sara M. Baker, 2nd Vice -President
Jim D. Hansen, Commissioner
Kent Goldthorpe, Commissioner
The applicant is requesting a modification to an existing development agreement and preliminary
plat approval for 16 buildable lots (1 existing) and 3 common lots on 2.83 -acres.
A. Findings of Fact
1. Level of Service Planning Threshold:
a. Policy:
Level of Service Planning Thresholds: District Policy 7205.3.1 states that, Level of
Service Planning Thresholds have been established for principal arterials and minor
arterials within ACHD's Capital Improvement Plan and are also listed in section 7106.
Unless otherwise required to provide a Traffic Impact Study under section 7106, a
proposed development with site traffic less than 10% of the existing downstream roadway
or intersection peak hour traffic shall not be required to provide mitigation for a roadway
or intersection that currently exceeds the minimum acceptable level of service planning
threshold or V/C ratio.
b. Staff Comments/Recommendations: Locust Grove Road currently exceeds the
acceptable level of service threshold "F" for a 2/3 -lane Minor Arterial. The trips generated
from this site will contribute less than 1 % to the total PM peak hour traffic on Locust Grove
Road. Therefore, consistent with District policy 7205.3.1 Level of Service Planning
Threshold, which states, a proposed development with site traffic less than 10% of the
existing downstream roadway or intersection peak hour traffic shall not be required to
provide mitigation; no improvements are required at this intersection.
2. Leigh Field Drive
a. Existing Conditions: Leigh Field Drive is improved with 2 -travel lanes, vertical curb,
gutter, and sidewalk abutting the site. There is between 40 to 52 -feet of right-of-way
with the sidewalk in an easement for Leigh Field Drive (15 to 26 -feet from centerline).
There is an existing residential driveway located 155 -feet west of Heritage View Avenue.
b. Policy
Residential Collector Policy: District policy 7206.5.2 states that the standard street
section for a collector in a residential area shall be 36 -feet (back -of -curb to back -of -curb).
The District will consider a 33 -foot or 29 -foot street section with written fire department
approval and taking into consideration the needs of the adjacent land use, the projected
volumes, the need for bicycle lanes, and on -street parking.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this
section and Section 7202. Access points shall be reviewed only for a development
application that is being considered by the lead land use agency. Approved access
points may be relocated and/or restricted in the future if the land use intensifies,
changes, or the property redevelops.
Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset
a minimum of 330 -feet from a collector roadway (measured centerline to centerline).
District policy 7207.4.2, requires local roadways to align or provide a minimum offset of
125 -feet from any other street (measured centerline to centerline).
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4
requires driveways located on collector roadways near a STOP controlled intersection
to be located outside of the area of influence; OR a minimum of 150 -feet from the
intersection, whichever is greater. Dimensions shall be measured from the centerline of
the intersection to the centerline of the driveway.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These
improvements are to correct deficiencies or replace deteriorated facilities. Included are
sidewalk construction or replacement; curb and gutter construction or replacement;
replacement of unused driveways with curb, gutter and sidewalk; installation or
reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and
other similar items.
c. Applicant's Proposal: The applicant is proposing to construct a new local street,
Heritage View Avenue, to intersect Leigh Field Drive in alignment with Heritage View
Drive and 355 -feet east of Quenzer Way.
The applicant is proposing to utilize the existing residential driveway to serve the existing
home that is proposed to remain. The driveway is located approximately 205 -feet west
of Quenzer Way.
d. Staff Comments/Recommendations: Leigh Field Drive is fully improved with curb,
gutter, and sidewalk. Therefore, no additional right-of-way dedication or street
improvements are required as part of this application.
Consistent with District Minor Improvements policy, the applicant should be required to
repair or replace any damaged or deficient improvements along Leigh Field Drive
abutting the site.
The applicant's proposal to construct a new local street, Heritage View Avenue, to
intersect Leigh Field Drive located in alignment with Heritage View Drive and
approximately 355 -feet east of Quenzer Way meets District policy and should be
approved as proposed.
The existing residential driveway was approved as part of the Quenzer North Subdivision
application and the use has not changed, therefore, staff recommends that the existing
driveway remain as is. At such time that Lot 12, Block 2 redevelops in the future, the
driveway onto Leigh Field Drive should be closed and access should be taken from
within the site.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
2. Internal Streets
a. Existing Conditions: There are no existing streets internal to 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.
Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street,
or a street in an approved preliminary plat, which ends at a boundary of a proposed
development shall be extended in that development. The extension shall include
provisions for continuation of storm drainage facilities. Benefits of connectivity include
but are not limited to the following:
• Reduces vehicle miles traveled.
• Increases pedestrian and bicycle connectivity.
• Increases access for emergency services.
• Reduces need for additional access points to the arterial street system
• Promotes the efficient delivery of services including trash, mail and deliveries.
• Promotes appropriate intra -neighborhood traffic circulation to schools, parks,
neighborhood commercial centers, transit stops, etc.
• Promotes orderly development.
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.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Driveway Location Policy: District policy 7207.4.1 requires driveways near
intersections to be located a minimum of 75 -feet (measured centerline -to -centerline)
from the nearest local street intersection, and 150 -feet from the nearest collector or
arterial street intersection.
Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are
required, residential driveways shall be restricted to a maximum width of 20 -feet and
may be constructed as curb -cut type driveways.
Driveway Paving Policy: Graveled driveways abutting public streets create
maintenance problems due to gravel being tracked onto the roadway. In accordance
with District policy, 7207.4.3, 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.
c. Applicant's Proposal: The applicant is proposing to construct a new local street,
Heritage View Avenue, as a 33 -foot street section with curb, gutter, and 5 -foot wide
attached sidewalk within 47 -feet of right-of-way.
The applicant is proposing to construct a 20 -foot wide shared driveway located
approximately 85 -feet south of the north property line.
d. Staff Comments/Recommendations: The applicant's proposal meets District policy
and should be approved as proposed.
3. Stub Streets
a. Existing Conditions: There are no stub streets to the site.
b. Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be
required to provide circulation or to provide access to adjoining properties. Stub streets
will conform with the requirements described in Section 7207.2.5.4 (local), except a
temporary cul-de-sac will not be required if the stub street has a length no greater than
150 -feet. A sign shall be installed at the terminus of the stub street stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection
within the proposed development and drain surface water towards that
intersection; unless an alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street
will remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 (local) requires that the
design and construction for cul-de-sac streets shall apply to temporary dead end streets.
The temporary cul-de-sac shall be paved and shall be the dimensional requirements of
a standard cul-de-sac. The developer shall grant a temporary turnaround easement to
the District for those portions of the cul-de-sac which extend beyond the dedicated street
right-of-way. In the instance where a temporary easement extends onto a buildable lot,
the entire lot shall be encumbered by the easement and identified on the plat as a non -
buildable lot until the street is extended.
c. Applicant's Proposal: The applicant is proposing to construct , as a stub street to the
site's north property line.
d. Staff Comments/Recommendations: The applicant's proposal to construct Heritage
View Avenue as a stub street to the site's north property line, meets District policy.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
However, the stub street extends greater than 150 -feet requiring the construction of a
temporary cul-de-sac turnaround at the terminus of the roadway. The temporary cul-de-
sac turnaround should be paved and constructed with a minimum turning radius of 45 -
feet. If the temporary turnaround easement extends onto a buildable lot, the entire lot
shall be encumbered by the easement and identified on the plat as a non -buildable lot
until the street is extended.
The applicant should be required to install signage at the terminus of the stub street,
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
B. Site Specific Conditions of Approval
1. Repair or replace any damaged or deficient improvements along Leigh Field Drive abutting the
site.
2. Construct a new local street, Heritage View Avenue, to intersect Leigh Field Drive located in
alignment with Heritage View Drive.
3. Construct a new local street, Heritage View Avenue, as a 33 -foot street section with curb, gutter,
and 5 -foot wide attached sidewalk within 47 -feet of right-of-way.
4. The existing residential driveway located 155 -feet west of Heritage View Drive is approved. At
such time that Lot 12, Block 2 redevelops in the future, the driveway onto Leigh Field Drive
should be closed and access should be taken from within the site.
5. Construct a 20 -foot wide shared driveway onto Heritage View Avenue located approximately
85 -feet south of the north property line.
6. Construct one stub street to the sites north property line, Heritage View Avenue.
7. Construct a paved temporary turnaround with a minimum 45 -foot turning radius at the terminus
of Heritage View Avenue and provide a temporary turnaround easement. If the temporary
easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and
identified on the plat as a non -buildable lot until the street is extended.
8. Install signage at the terminus of Heritage View Avenue, stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
9. Other than the access specifically approved with this application, direct lot access is prohibited
to Leigh Field Drive and shall be noted on the final plat.
10. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building
permit. Please contact the ACHD Planner (see below) for information regarding impact fees.
11. Plans shall be submitted to the ACHD Development Services Department for plans acceptance,
and impact fee assessment (if an assessment is applicable).
12. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
This development is estimated to generate 142 additional vehicle trips per day (9 existing); and 15
additional vehicle trips per hour in the PM peak hour (1 existing), based on the Institute of
Transportation Engineers Trip Generation Manual, 10th edition.
Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
PM Peak
PM Peak Hour
Roadway
Frontage
Functional
Hour Traffic
Level of
Classification
Count
Service
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
Locust Grove Road
0 -feet
Minor Arterial
714
"F"
2/3 -lanes
Leigh Field Road
378 -feet
Collector
70
Better than "D"
* Acceptable level of service for a two-lane minor arterial is "E" (575 VPH).
* Acceptable level of service for a three -lane minor arterial is "E" (720 VPH)
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD's most
current traffic counts
• The average daily traffic count for Locust Grove Road south of McMillan Road was 15,917
on 04/12/2017.
• The average daily traffic count for Leigh Field Drive west of Locust Grove Road was 1,499
on 06/02/2016.
D. Attachments
1. Vicinity Map
2. Site Plan
3. Standard Conditions of Approval
4. Appeal Guidelines
If you have any questions, please feel free to contact me at (208) 387-6171.
Sincerely,
Stacey Yarrington
Planner III
Development Services
cc: Project File
City of Meridian (via email)
Riley Planning Services (via email)
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
VICINITY MAP
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
SITE PLAN
Ada County Highway District - 3775 Adams Street - Garden City, ID - 83714 - PH 208-387-6100 - FX 345-7650 - www.achdidaho.org
—nQ M-l!i
iV]d AMIAI]Abd
iiV91MICINM
NOISIAl.— —1
a
S�NIdh1M0 j0 35f1321
Ada County Highway District - 3775 Adams Street - Garden City, ID - 83714 - PH 208-387-6100 - FX 345-7650 - www.achdidaho.org
'w
Wl
j-
-77�
Ada County Highway District - 3775 Adams Street - Garden City, ID - 83714 - PH 208-387-6100 - FX 345-7650 - www.achdidaho.org
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, 7203.6, 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.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org
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.
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org