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HomeMy WebLinkAboutACHD Comments.-~ ..~'r~ ~ Ada County Highway District John S. Franden, President 318 East 37th Street ~avc ~. vvyimwp mi viw rroswern Susan S. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: March 1, 2004 To: Centennial Development, LLC 114 E. Idaho Street, Suite 230 RECE~VEI) Meridian, Idaho 83642 Subject: Roseleaf Subdivision MAR - 32004 MPP04-001/MAZ04-002 City of i~'Ieridian 3615 S. LoCUSt Grove City Clerk Office On February 25, 2004, the Ada County Highway District Commission acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6174. Sincerely, 'Lori Den Hartog Senior Development Analyst Right-of-way & Development Services CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities Land Consultants, Inc. Shawn Nickel 52 2nd Street Eagle, Idaho 83616 Bailey Engineering, David Bailey 1117 E. Plaza Drive Suite F Eagle, Idaho 83616 }s~~fr` ~~ ~ ~ Ada County Highway District ntgn7-of-vvay a t~evetuprnent uepunntent Planning Review Division This application requires Commission action due to the size of the project. It was approved on the consent agenda on February 25, 2004 at 6:30 p.m. Tech Review for this rtem was held with the applicant on February 13, 2004. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Lon Den Hartog, phone: 387-6174, E-mail: ldenhartoaanachd.ada.id.us File Numbers: Roseleaf Subdivision-MPP04-001/MAZ04-002 Site address: 3615 S. Locust Grove Road Applicant: Centennial Development 114 E. Idaho Street Meridian, Idaho 83642 Owner: Tina lest Family, LTD. Partnership and Richard Bell Representative: Land Consultants, Inc., Shawn Nickel 52 N. 2"a Street Eagle, Idaho 83616 Application Information:' The Ada County Highway District (ACRD) staff has received the above referenced application requesting rezone, annexation, and preliminary plat approval for the development of 98 residential lots and 7 common lots on 24.45-acres. The site is located'/.mile south of the Victory Road at 3615 S. Locust Grove Road. Acreage: 24.45 Current Zoning: RSW Proposed Zoning: R-8 Residential lots: 98 Common lots:. 7 Vicinity Map A. Findings of Fact Trip Generation: This development is estimated to generate 970 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 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. 4. Site Information: There is currently one residence on the site; the balance of the site has been utilized for agricultural purposes. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Tuscan Villa a Subdivision: sin le-famil residential R-8-Ci of Meridian South A ricultural and Sin le-famil residential RUT-Ada Coun East Tuscan Lakes Subdivision: sin le-famil residential R-4-Ci of Meridian West A ricultural and Single-family residential RUT-Ada Coun 6. Impacted Roadways Roadway Frontage Functional Classification Traffic Count Level of Service Speed Limit Locust Grove 660' Section line 1,490 south of Victory Better 50 MPH on 12/10/03 than ..C., Victory None Major Collector 3,546 west of Locust Better 50 MPH Grove on 12/10/03 than ,.C., 7. Roadway Improvements Adjacent To and Near the Site • Locust Grove Road is currently improved with 2 trafrc lanes and center tum lane abutting the majority of the site. The center tum lane was constructed for Tuscany Lakes Subdivision on the east side of Locust Grove -Road. The turn lane tapers and ends approximately 100-feet south of Claymont Street, the proposed subdivision entrance for Roseleaf. 8. Existing Right-of-Way • Locust Grove Road currently has 60-feet of right-of-way (25-feet from centerline). 9. Existing Access to the Site There are two existing access points to the site both of which access the existing residence. The first is located approximately 25-feet south of the north property line, and the second access is located approximately 116-feet south of the north property line. 10. Site History ACHD has not reviewed this site within the last year for a development application. 2 11. Capital Improvements Plan/Five Year Work Program There are currently no roadways, bridges or intersections in the general vicinity of the project that are in the Five Year Work Program or in the Capital Improvements Plan. 12. Other Developments in the Area • Tuscany Village Subdivision was approved by the ACHD Commission on August 6, 2003. The project contains 136 residential lots and is located at the southwest corner of Locust Grove Road and Victory Road. • Sageland Subdivision was approved by ACHD staff on July 22, 2003. The project contains 39 residential lots and is located at the northeast corner of Locust Grove Road and Victory Road. • Tuscany Lakes Subdivision was approved by the ACHD Commission on May 8, 2002. The project contains 455 residential lots and is located west of Eagle Road, south of Victory Road, and east of Locust Grove Road. B. Findings for Consideration 1. Right-of-Way and Sidewalk Locust Grove Road Typically, right-of-way for section line roads that are located outside of a City's area of impact for developments with lots that are less than 1-acre is 90-feet (45-feet from centerline). Due to the fact that Locust Grove is not within the District's Capital Improvements Plan, staff is recommending that the applicant dedicate 70-feet of right-of-way (35-feet from centerline). This would allow for 3-traffic lanes, a bike lane,-curb, gutter and sidewalk: Locust Grove 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 from centerline (an additional 10-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. The 70-feet of right-of-way is consistent with the Tuscany Village, Tuscany Lakes application and the Sageland Subdivision applications, al! of which abut Locust Grove Road. Internal Local 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. 3 The applicant has proposed all of the intemal streets to be constructed within 50-feet ofright-of--way with 5-foot concrete sidewalks. The applicant has proposed 64-feet ofright-of-way for Claymont Street, the main entrance, to accommodate a landscape island. This proposal meets District policy and should be approved wifh this application. 2. Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant has proposed to construct the internal streets as 36-foot street sections. This proposal meets district policy and should be approved with this application. 3. Roadway Offsets District policy 7204.11.5 restricts the location of a local street along a collector to be in alignment with or offset a minimum of 150-feet from any other street. District policy 7204.11.5 restricts the location of a local street along an arterial to be in alignment with or offset a minimum of 300-feet from any other street. Claymont Street, the main entrance, is proposed to intersect Locust Grove Road approximately 350- feet north of Palermo Drive (Tuscany Lakes Subdivision) and approximately 498-feet south of Cecina Street (Tuscany Village Subdivision). This location meets District policy and should be approved with this application. 4. Stub Streets District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. The applicant has proposed a connection to Tuscany Village Subdivision. Tuscany Village provided a stub street to this site, and the applicant is proposing to connect Ascaino Avenue of the north property line approximately 660-feet west of Locust Grove (measured centerline to centerline). The proposed location appears to be offsef a few feet from where the stub street from Tuscany Village is proposed to be located,• the applicant will be required to align Ascaino Avenue with the stub from Tuscany Village. 4 The applicant has proposed to provide a stub street (Chatsworth Street) to the west property line which would serve an 18-acre parcel. This street is proposed to be located 130-feet (measured property fine to centerline) north of the south property line. The applicant has proposed to provide a sfub street (Ascaino Avenue) to the south property line which would serve a 19-acre parcel This street is proposed to be located 670-feet (measured centerline to centerine) wesf of Locust Grove Road. Staff is supportive of the stub street connection and the two new stub streets to the west and south properly lines. The stub streets should be approved with this application. 5. Islands District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The applicant is proposing to construct an island within the right-of-way Claymont Street, the main entrance on Locust Grove Road. In accordance with District policy, if islands are constructed, the applicant should provide a minimum clear distance of 21-feet (measured back-of-curb to back-of- curb) on both sides of the island. 6. Driveways Offsets District policy F2-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 50 MPH to align or offset a minimum of 255-feet from any existing or proposed driveway. The southern driveway for fhe existing residence which is located approximately 116-feet south of the north property line will be required to be closed with this application. Widths District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet. 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 and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant will be required to pave the existing northern residential driveway (located approximately 25-feet south of the north property line) and install pavement tapers with 15-foot radii abutting the existing roadway edge. 7. Traffic Calming Roseleaf Street is approximately 1,200-feet long, and Chatsworth Street is approximately 1,400-feet long. Chatsworth Street is also a stub to the west property line, and when a connection is made the roadway will become great than 1,400-feet in length. This proposed street layout could lead to speed 5 control problems, and the District will require traffic calming devices on Chatsworth Street and Roseleaf Street. At the technical review meeting with the applicant on February 13, 2004, the applicant agreed to provide landscape islands within the roadway on Chatsworth Street and Roseleaf Street to act as traffic calming devices on those streets. At a minimum the applicant will need to construct one landscape island on Chatsworth Streef located between Brigham Avenue and Bridekirk Avenue, and one landscape island on Roseleaf Street between Brigham Avenue and Bridekirk Avenue. There will need to be a minimum of a 21-feet of pavement on either side of the landscape islands, and the islands shall be constructed a minimum of 4-feet wide (maximum 12-feet wide) to total a minimum of a 100-square foot area. Additional right-of--way will be needed to accommodate the landscape islands. C. Site Specific Conditions of Approval The applicant shall do one of the following regarding Locust Grove Road: a. Dedicate by donation a total of 35-feet from centerline (an additional 10-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 2&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 all of the internal streets as 36-foot street sections within 50-feet of right-of-way with 5-foot concrete sidewalks. 3. Provide a minimum clear distance of 21-feet (measured back-of-curb to back-of-curb) on both sides of any landscape islands. 4. Provide 64-feet of right-of--way for Claymont Street to accommodate the landscape island. 5. At a minimum the applicant shall construct one landscape island on Chatsworth Street located between Brigham Avenue and Bridekirk Avenue, and one landscape island on Roseleaf Street between Brigham Avenue and Bridekirk Avenue. The islands shall be constructed a minimum of 4- feet wide (maximum 12-feet wide) to total a minimum of a 100-square foot area. Dedicate the additional right-of--way necessary to accommodate the landscape islands. 6. Any landscape islands or medians shall be owned and maintained by the homeowner's association. Notes of this are required on the final plat. 7. Pave the existing north residential driveway (located approximately 25-feet south of the north property line) its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. 6 8. Construct Claymont Street, the main entrance, to intersect Locust Grove Road approximately 285- feet south of the north property line (measured property line to centerline). 9. Construct Ascaino Avenue as a stub street connection to the north property line to connect to Tuscany Village Subdivision. Align Ascaino Avenue with the stub street from Tuscany Village Subdivision. 10. Construct Ascaino Avenue as a stub street to the south property line located approximately 670-feet (measured centerline to centerline) west of Locust Grove Road. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Construct Chatsworth Street as a stub street to the west property line located approximately 130-feet (measured property line to centerline) north of the south property line. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 12. Other than the access that is specifically approved with this application, direct lot access to Locust Grove Road is prohibited and shall be noted on the final plat. 13. 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. 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 `4 9 ~dllV~~ -1'~YTJV-, I j ~1 1 ~ u '1 LL ---- ---- cS ; I Iz s vu•u II I ' c_ ~ i~ R rv _W i t ~ i i b i i b i ~~.i i'__~ i i b '~ I - ~ Z 'll <~ _ ---_, ~ I ~ N I 1 O~ I OO 1 ~ On I ~ a % ~ 6G ' y f 11 ~n RIP q' m'.i L_ _ 1 1 _ _Q Nll~ ~ L_ i i `~r ' '~~'ir n I I[[a~~ ~ ~ ~J (' /~l I f Illppp~~~ i 1 I S 0 ~ ~ -~1 , _1_- ~H~ ) 4Z ~i _ I ~i • r -~ Q L!_ /_J I I LJ~ V R __~__ _~~ r--~ l ~ i II ,offiO---r r--~pp~ -l p b y<a I ~__ ~n11.. ~.. 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L__ __J I II I L__ __J L__ __ I / ~ Oa I r _, I b I I • ~$ J~.` b I ~ II I 1 I \~Ha0.' -- ~ I ~ O~ I ~ \~ ~~ I I v I I I I ~ ~,~ L_ 3NIlJ L---~-J Lr- I \ * d _~ gyn. ~_ -__a4rf Ir_______r r I _ I I I b I 1 b / ~' I I I I .yI I 1I I I 1 L__ __J `~l ©~ ~; r. pb .II ~ ~I ~ ~I b &I b QiI b 4 'y ~ ~ , 1 d/' ©W I ~ri I I O~ I I ©~ I I s~l I OX~I ~• I ~.®+ i N j ~ :: it II fl ~~_~n II I III 71IV' Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff far 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 ACRD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 10