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HomeMy WebLinkAboutPZ - Agency Commentsc5t DISTRICT CENTRAL DISTRICT HEALTH DEPARTMENT Return to: HEALTH Environmental Health Division ❑ ACz DEPARTMENT ❑ Boise ❑ Eagle Rezone # - 2-c'l lc — us-3::5C) ❑Garden City Conditional Use # ❑ Kuna Preliminary / Final / Short Plat gmeridian C" ='C'A 1—cuV\'k— ❑ Star ❑ 1. We have No Objections to this Proposal. ❑ 2. We recommend Denial of this Proposal. ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ bedrock from original grade ❑ other ❑ 6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 8. After written approval from appropriate entities are submitted, we can approve this proposal for: central sewage ❑ community sewage system ❑ community water well ❑ interim sewage central water ❑ individual sewage individual water 9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality: P- central sewage LJ community sewage system LJ communitywater ❑ sewage dry lines 1�1 central water ❑ 10. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 11. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 12. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ child care center ❑ beverage establishment ❑ grocery store 0 ❑ 14. Infiltration beds for storm water disposal are considered shallow injection wells. An application and fee must be submitted to CDHD. Reviewed By I Date: Review Sheet 15726-001EH1111 March 31, 2016 Sonya Watters City of Meridian 33 E. Broadway Avenue Meridian, Idaho 83642 VIA EMAIL RE: H-2016-0030 HOWRY LANE SUBDIVISION The Idaho Transportation Department (ITD) has reviewed the referenced annexation, zoning, and preliminary plat application for the Howry Lane Subdivision located at 5220 S. Howry Lane east of SH-69. ITD has the following comments: 1. ITD has no objection to the proposed subdivision being constructed in this location and does not require any mitigation. 2. This project does not abut the State highway system. If you have any questions, you may contact Ken Couch at 332-7190 or me at 332-7191. Sincerely, James K. Morrison Development Services Manager jim.morrison@itd.idaho.gov vAAWest Ada SCHOOL DISTRICT March 31, 2016 City of Meridian City Clerk's Office, Attn: Machelle Hill 33 East Broadway Avenue Meridian, ID 83642 Dear Planners: Joint School District No. 2 (dba West Ada School District) has experienced phenomenal student growth in the last ten years. Nearly every high school, middle school, and elementary school throughout the district is operating at or over capacity. Approval of the Howry Lane Subdivision will have a significant impact on school enrollments at the elementary, middle school and high school levels in West Ada School District. Based on U.S. census data, we can predict that these homes, when completed, will house 109 school aged children. West Ada School District supports economic growth. However, growth fosters the need for additional school capacity. Revenue support from developers of new residential subdivisions for the purchase of the school sites necessary to serve the proposed subdivision is required. West Ada School District estimates the revenue required for the purchase of future school sites is $830.00 per new home constructed. The approval of Howry Lane Subdivision will create the need for $112.880 in revenue to purchase the school sites this subdivision will require. In lieu of these sources of revenue, the district will accept the donation of land appropriate for a school site. Such a site would need water and sewer service available, and prior to the commencement of construction, the district will need to pass a bond issue for the construction of schools. Residents cannot be assured of attending the neighborhood school as it may be necessary to bus students to available classrooms across the district. We ask that you require the developer to provide safe walkways, bike baths and safe pedestrian access for our students. School capacity is addressed in Idaho code 67-6508. Future development will continue to have an impact on the district's capacity. cerely, AssistanY Superintendent - Operations West Ada School District ,enue, Suite 102 E2-2619 1503 FIRSTS REET SOUTH NAMPA, IDAHO 83651-4395 FAX #208-463-0092 nmid.org OFFICE: Nampa 208-466-7861 SHOP: Nampa 208-466-0663 RE: H2O16-0930/ Howry Lane Subdivision; 5220 S. Howry Lane Dear Jaycee: Provided all storm drainage is retained on-site there will be no impact on Nampa & Meridian Irrigation District (NMID) and no further review will be required. No NMID facilities are being impacted. However, if any surface drainage leaves the site, the NMID requires that a band Use Change Application is filed for review prior to final platting. Please contact Suzy Hewlett at 466-7861 for further information. All laterals and waste ways must be protected. The developer must comply -with Idaho Code 31-3805. It is recommended that irrigation water be made available to :dl developments within thq NMID. Sincerely, Greg G. Curtis . Water Superintendent Nampa & Meridian Irrigation District GGC/gnf PC: Office/Fite APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 12 April 2016 i 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX #208-463-0092 nmid.org OFFICE: Nampa 208-466-7861 SHOP: Nampa 208-466-0663 Scott Wonders, P. E. JUB Engineers, Inc. 250 S. Beechwood Ave. Ste 201 Boise, ID 83709 RE: Land Use Change Application — Howry Lane Subdivision Please note the District now requires three (3) sets of plans Dear Mr. Wonders: Enclosed please find a Land Use Change Application for your use to file with the Irrigation District for its review on the above -referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with Greg G. Curtis, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or Greg G. Curtis, at the District's shop. Sincerely, Suzette G. Hewlett, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT SGH/cmg cc: File Water Superintendent Meridian City, City Clerk's Office 33 E. Broadway Ave. Ste 102 Meridian, ID 83642 M3 Acquisition, LLC 4222 E. Cambleback Rd. Ste H100 Phoenix, AZ 85018 Gordon and Ann Croft Living Trust 5220 S. Howry Lane Meridian, ID 83642 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 RON PLATT CHAIRMAN OF THE BOARD RICHARD MURGOITIO VICE CHAIRMAN OF THE BOARD TIMOTHY M. PAGE PROJECT MANAGER ROBERT D. CARTER ASSISTANT PROJECT MANAGER APRYLGARDNER SECRETARY -TREASURER JERRIFLOYD ASSISTANT SECRETARY - TREASURER City of Meridian City Clerk's Office 33 E. Broadway Avenue Meridian, Idaho 83642 (FORMERLY BOISE U.S. RECLAMATION PROJECT) 2465 OVERLAND ROAD BOISE, IDAHO 83705-3155 07 April 2016 M3 Acquisition, L.L.C.- Howry Ln. Sub. Howry Lane Subdivision 5220 S. Howry Ln. New York Irrigation District Cunningham Lateral 114+60,114+70 See. 33, T3N' RIE; BM. Jaycee. Holman, ,City Clerk: File No: H-2016-0030, NY -337-001-00 OPERATING AGENCY FOR 167,000 ACRES FOR THE FOLLOWING IRRIGATION DISTRICTS NAMPA-MERIDIAN DISTRICT BOISE-KUNA DISTRICT WILDER DISTRICT NEW YORK DISTRICT BIG BEND DISTRICT TEL: (208) 344-1141 FAX: (208) 344-1437 The United States' Cunningham Lateral lies within the above-mentioned location. The easement for this lateral is held in the name of the United States through the Bureau of Reclamation under the authority of the Act of August 30, 1890. (26 Stat. 391; 43 U.S.C. 945) The Boise Project Board of Control is contracted to operate and maintain this lateral. We assert this federal easement 20 feet southwesterly and 22 feet northeasterly of the lateral's ceriterline. Whereas this area is for the operation and maintenance of our facility, no activity should hinder our ability to do so. The Boise Project does not approve landscaping (other than grass) within its easements, as this will certainly increase our cost of maintenance. The construction of any roadway crossings must be conducted only during the non - irrigation season when the lateral is dewatered. In any case no work shall take place within the easement before the proper crossing agreements have been secured through the Bureau of Reclamation and the Boise Project Board of Control. Utilities planning to cross any project facility in order to service this development must do so in accordance with the master policies now held between the Bureau of Reclamation and I most of the utilities. In any case no work shall take place within the easement before proper crossing agreements have been secured through both the Bureau of Reclamation and the Boise Project Board of Control. Crossing agreements must be secured and signed by all parties prior to March 1St of each year. A time schedule for the construction to be done during the non -irrigation season must be approved by Boise Project prior to any activity within Project easements. No construction will be allowed within the easement boundaries of the Boise Project Board of Control facilities after March 15th of each year. However, on a case by case basis, overhead utilities and utilities boring underneath a Project facility may be allowed after March 15th if reviewed and approved by the Boise Project. The Boise Project Board of Control must approve the proposed piping of the Cunningham Lateral prior to any disturbance of that facility. The proposed piping of the Cunningham Lateral (to include all appurtenant boxes and/or structures) must be warranted by the land owner for a period of (5) five -years. The Warrantee Agreement must be secured prior to ANY disturbance of that facility. Storm Drainage and/or Street Runoff must be retained on site. Local irrigation/drainage ditches that cross this property, in order to serve neighboring properties, must remain unobstructed and protected by an appropriate easement. Whereas this property lies within the New York Irrigation District it is important that representatives of this development contact the NYID office as soon as possible to discuss the pressure system prior to any costly design work. If applicable, the irrigation system will have to be built to specific specifications as set by the District / Project. Written response from the New York Irrigation District is required. Wording on the preliminary and final recorded plat needs to state that any proposed and/or future usage of the Boise Project Board of Control facilities are subject to Idaho Statutes, Title 42-1209. This development is subject to Idaho Code 31-3805, in accordance, this office is requesting any copies of the irrigation and drainage plans. Whereas this development is in its preliminary stages, Boise Project Board of Control reserves the right to review plans and require changes when our easements and/or facilities are affected by unknown factors. If you have any further questions or comments regarding this matter, please do not hesitate to contact me at (208) 344-1141. Sincerely, Bob Carter Assistant Project Manager- BPBC bdc/bc cc: Clint McCormick Watermaster, Div; 2 BPBC Terri Hasson Secretary -Treasurer, NYID File 1 DRAFT Howry Lane Subdivision Development Services Department Project/File: Howry Lane Subdivision/MPP16-0010/H-2026-0030 This is an annexation, rezone, and preliminary plat application to allow for the development of 136 single family building lots and 13 common lots on 40.46 acres. The site is located at 5220 S. Howry Lane in Meridian, Idaho. Lead Agency: City of Meridian Site address: 5220 S. Howry Lane Staff Approval: XXXX, 2016 Applicant: Mark Tate M3 Acquisition, LLC 4222 E. Camelback Rd, STE H100 Phoenix, AZ 85018 Representative: Scott Wonders JUB Engineers, Inc 250 S. Beechwood Avenue, STE 201 Boise, ID 83709 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: This is an annexation, rezone, and preliminary plat application to allow for the development of 136 single family building lots and 13 common lots on 40.46 acres. The site is located at 5220 S. Howry Lane in Meridian, Idaho. The applicant’s proposal is consistent with the City of Meridian’s comprehensive plan which calls for medium density single family development on the site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural urban transitional RUT (Ada County) South Single family residential R-8/ R-4 (Boise City) East Single family residential R-4 (Boise City) West Single family residential R-8 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Transit: Transit services are not available to serve this site. 2 DRAFT Howry Lane Subdivision 5. New Center Lane Miles: 1.15 6. 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. 7. Capital Improvements Plan/ Integrated Five Year Work Plan: • Eagle Road is listed in the IFYWP to be widened to 5 lanes between Amity Road and Victory Road with design scheduled to begin in 2018. • Amity Road is listed in the CIP to be widened to 5 lanes between Locust Grove Road and Eagle Road between 2022 and 2026. • Eagle Road is listed in the CIP to be widened to 5 lanes between Lake Hazel Road and Amity Road between 2022 and 2026. • Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Locust Grove and Eagle Road between 2022 and 2026. • Lake Hazel Road is listed in the CIP to be widened to 5 lanes between Eagle Road and Cloverdale Road between 2027 and 2031. • The intersection of Amity Road and Eagle Road is listed in the CIP have a dual-lane roundabout constructed and to be widened to 5 lanes on the north leg, 4 lanes on the south, 4 lanes east, and 4 lanes on the west leg, and signalized between 2022 and 2026. • The intersection of Amity Road and Locust Grove Road is listed in the CIP to have a dual-lane roundabout constructed and to be widened to 4 lanes on the north leg, 4 lanes on the south, 5 lanes east, and 5 lanes on the west leg, and signalized between 2017 and 2021. • The intersection of Lake Hazel Road and Eagle Road is listed in the CIP to be widened to 6 lanes on the north leg, 6 lanes on the south, and 7 lanes east and 7 lanes on the west leg, and signalized between 2027 and 2031. • The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be widened to 5 lanes on the north leg, 5 lanes on the south, and 6 lanes east and 6 lanes on the west leg, and signalized between 2022 and 2026. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,395 vehicle trips per day; 140 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson and Associates prepared an abbreviated traffic impact study for the proposed Howry Lane Subdivision. Below is an executive summary of the conclusions and recommendations as presented by Kittelson and Associates. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. Conclusions The proposed development can be constructed without significantly impacting traffic operations at the study intersection and local streets. Following are the key findings: The Eagle Road/Taconic Drive intersection operates acceptably under existing conditions, year 2018 background conditions, and year 2018 total traffic conditions. 3 DRAFT Howry Lane Subdivision The buildout of the Croft Property Residential Development can be accommodated at the Eagle Road/Taconic Drive intersection prior to completing the new Howry Lane connection to Amity Road. No turn lanes are warranted at the site access onto Highlander Drive with the future connection to Howry Lane as a public street between Highlander Drive and Amity Road. Adequate intersection sight distance at the new intersection onto Howry Lane/Highlander Drive is estimated to be available. Sight distances should be checked after construction to ensure landscaping or other elements are not constructed that will restrict adequate sight distance at the new site access as well as intersection internal to the site. The weekend p.m. peak hour traffic generated by the proposed development will make up approximately 15% of the total weekday p.m. peak hour traffic projected on the Howry Lane connection under year 2018 conditions. The percentage will decrease as future development occurs beyond year 2018 occurs, such as the remaining property along Howry adjacent to Amity Road. The development is projected to have a minor impact on traffic on the existing street connection through the neighborhood to the east. The impact is estimated to be approximately 5 to 10 weekday peak hour trips and 50 to 100 daily trips, which are minor as compared to the ACHD guideline of 2,000 ADT for local streets. With the connection of Howry Lane to Amity Road, traffic on some existing streets may decrease and cut through the new development to access Amity Road. Some forms of traffic calming treatment on Auckland Street should be considered to reduce the potential for speeding due to the long linear alignment of the street. Recommendations Based on the study findings, the proposed development can be constructed with minimal impacts to the surrounding roadway system. M3 Companies and ACHD should work together to develop the fair share contributions to the future Howry Lane connection and roundabout at Amity Road. Staff Comments/Recommendations: ACHD’s Traffic Services and Planning Review staff has reviewed and agree with the conclusions of the submitted traffic impact study. ACHD’s MSM (Master Street Map) identifies a roundabout at the Howry Lane/Amity Road intersection. To serve the future traffic needs of the area, staff recommends that a single lane roundabout be constructed at the future Amity Road/Howry Lane intersection when warranted. In anticipation of the future roundabout at the Amity Road/Howry Lane intersection and consistent with the traffic impact study, the applicant should provide a road trust deposit for their proportional share of the roundabout; $30,000, which is about 15% of the total cost. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane principal arterial is “E” (690 VPH). * Acceptable level of service for a two-lane minor arterial is “D” (550 VPH). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Amity Road N/A Minor Arterial 310 Better than “D” Better than “D” Eagle Road N/A Principal Arterial 290 Better than “E” Better than “E” 4 DRAFT Howry Lane Subdivision 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Amity Road east of Eagle Road was 5,086 on 7/24/2014. • The average daily traffic count for Eagle Road south of Amity Road was 6,845 on 7/24/2014. C. Findings for Consideration 1. Howry Lane a. Existing Conditions: Howry Lane is an existing 20-foot wide private road which extends from Amity Road to the site. 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. 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. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector should be located at the half mile and extend north/south between Amity and Lake Hazel Road. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, and on street parking, a 36-foot street section within 54-feet of right- of-way. 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. 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. 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. 5 DRAFT Howry Lane Subdivision 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. Staff Comments/Recommendations: As noted above, the MSM identifies a new residential collector roadway to extend from Amity Road south to the site at the half-mile in the alignment of the current private road, Howry Lane. Although off-site, the 20-foot wide private road, Howry Lane is owned by the applicant and will need to be dedicated as right-of-way to accommodate the future construction of a public street in this location. The exact alignment of the future public street, Howry Lane, north to Amity Road (necessary for the future YMCA) hasn’t been determined at this time. To ensure there is enough right- of -way for the construction of the future public street and that all alignment options are preserved, the applicant should be required to dedicate the 20-foot wide private road, Howry Lane, as right-of-way from Amity Road south to the site. Additionally, staff recommends that the applicant provide a road trust deposit in the amount of $58,800 for 6-feet of asphalt and curb and gutter, which is the applicant’s portion of the roadway improvements for the future public Howry Lane. 2. Stockenham Way a. Existing Conditions: Stockenham Way is planned to provide access to the site and is currently under construction as part of Hillsdale Elementary School located west of the site. When built out, Stockenham Way will be constructed as a 36-foot wide residential collector roadway with 2 travel lanes, bike lanes, vertical curb, gutter, and detached concrete sidewalks. There is 83 to 50-feet of right-of-way for Stockenham Way abutting the site’s northwest property line. 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. 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. A new collector roadway was identified on the MSM with the street typology of Residential Collector. The new collector should be located at the half mile and extend north/south between Amity and Lake Hazel Road. The Residential Collector typology as depicted in the Livable Street Design Guide recommends a 2-lane roadway with bike lanes, a 36-foot street section within 54-feet of right-of-way. 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. 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 6 DRAFT Howry Lane Subdivision 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. c. Applicant Proposal: The applicant is proposing to construct Stockenham Way with pavement widening, vertical curb, gutter, and a 5-foot wide attached sidewalk abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal for Stockenham Way meets District policy with the exception of the sidewalk width. The applicant should be required to construct either a 5-foot wide detached concrete sidewalk or a 7-foot wide attached concrete sidewalk on Stockenham Way abutting the site. 3. Internal Local Streets a. Existing Conditions: There are no local streets within 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 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that 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 concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of-curb) for developments with any buildable lot that is less than 1 acre in size. 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. 7 DRAFT Howry Lane Subdivision • 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. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant is proposing to construct the internal local streets as 36-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalks within 50-feet of right-of-way. 8 DRAFT Howry Lane Subdivision The applicant has proposed a 5 stall parking lot off of Croft Street to provide parking for the proposed swimming pool. A portion of the parking lot is proposed to be located within the right-of-way. The applicant is proposing to construct a bulb-out at the east end of Auckland Street, where the roadway is extended into the site from Rock Hampton Subdivision. The bulb-out is proposed to narrow down to 17-feet of pavement from back of curb to back of curb. The applicant has proposed to construct 3 cul-de-sac turnaround and 2 knuckles within the site. d. Staff Comments/Recommendations: The applicant’s proposal to construct the internal local streets as 36-foot wide street sections with curb, gutter, and 5-foot wide sidewalks meets District policy and should be approved, as proposed. The applicant may construct the internal local streets as 33 to 36-foot wide street sections. The applicant’s proposal to construct a portion of a 5 stall parking lot within the right-of-way off of Croft Street should not be approved, as proposed. If parking is required for the proposed swimming pool, then a parking lot should be constructed outside of the right-of-way with a driveway to access the parking area. On-street parking is allowed on both sides of the 36-foot street section, which is proposed to be constructed abutting the pool. The applicant’s proposal to construct a bulb-out at the east end of Auckland Street, where the roadway is extended into the site from Rock Hampton Subdivision, should be approved, as proposed. To accommodate emergency service providers, garbage, etc. the bulb-out should be constructed with a minimum pavement width of 20-feet from back of curb to back of curb. The applicant’s proposal to construct 3 cul-de-sac turnarounds and 2 knuckles should be approved, as proposed. The cul-de-sac turnarounds should provide a minimum turning radius of 45-feet. 4. Roadway Offsets a. Existing Conditions: There are no streets within the site. b. Policy: 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). Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 25 MPH and daily traffic volumes greater than 200 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. c. Applicant’s Proposal: The applicant has proposed to construct one roadway, Rockhampton Street, onto Stockenham Way, located at the site’s north property line. d. Staff Comments/Recommendations: The applicant’s proposal to construct Rockhampton Street onto Stockenham Way at the site’s north property line does not meet District Offset policies, as Rockhampton Street is proposed to offset the northern driveway for Hillsdale Elementary School by 104-feet. However, staff recommends a modification of policy to allow Rockhampton Street to be located, as proposed. Staff’s recommendation is due to the fact that the driveway for the elementary school is enter only, eliminating the potential for left turn conflicts. The site is also constrained due to the Cunningham Lateral and the only right-of-way is abutting the site’s 9 DRAFT Howry Lane Subdivision northwest corner where Rockhampton Street is proposed to be located. This modification of policy is approved at the Manager level. 5. Stub Streets a. Existing Conditions: There are 4 stub streets to the site; 2 of the stub streets to the site, Lachlan and Auckland Streets are existing and were constructed as part of Rockhampton Subdivision. The other 2 stub streets to the site that are not constructed yet, but will be constructed as part of Hill’s Century Farm Subdivision located south and west of the site. b. Policy: Stub Street Policy: District policy 7207.2.4 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 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 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 Proposal: The applicant is proposing to extend all 4 stub streets into the site and to construct one additional stub street to the north, Taradale Avenue, located approximately 155-feet west of the east property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. Taradale Avenue will extend greater than 150-feet in length, and because of this the applicant should be required to construct a temporary turnaround at the terminus of Taradale Avenue. The temporary turnaround should be the dimensional requirements of a standard cul-de-sac and be placed within 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. 6. Bridge for Cunningham Lateral and Drain Ditch The District will require that the applicant submit the bridge plans for the crossing of the Cunningham Lateral and drain ditch (Croft Street, Ashcroft Way, and Hillsdale Park Drive) for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 7. 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 10 DRAFT Howry Lane Subdivision 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. 8. 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. 9. Other Access Stockenham Way is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate a 20-feet wide stripe of right-of-way for the future Howry Lane (public), from Amity Road south to the site. The right-of-way dedication shall encompass the existing private road, Howry Lane. 2. Provide a road trust deposit in the amount of $88,800 ($30,000 for roundabout and $58,800 for Howry Lane improvements). 3. Construct Stockenham Way with pavement widening, vertical curb, gutter, and a 7-foot wide attached (or 5-foot wide detached) concrete sidewalk abutting the site. 4. Construct Rockhampton Street, onto Stockenham Way at the site’s north property line, as proposed. 5. Construct the internal local streets as 33 to 36-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalks within 50-feet of right-of-way, as proposed. 6. Construct a bulb-out with a minimum pavement width of 20-feet from back of curb to back of curb at the east end of Auckland Street, where the roadway extends from Rock Hampton Subdivision. 7. Construct 3 cul-de-sac turnarounds with a minimum turning radius of 45-feet, as proposed. 8. Construct 2 knuckles, as proposed. 9. Construct one stub street to the north, Taradale Avenue, located 155-feet west of the east property line, as proposed. Construct a temporary turnaround at the terminus of Taradale Avenue. The temporary turnaround shall be the dimensional requirements of a standard cul-de- sac and be placed within 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. 10. Submit the bridge plans for the crossing of the Cunningham Lateral and drain ditch (Croft Street, Ashcroft Way, and Hillsdale Park Drive) for review and approval prior to the pre-construction meeting and final plat approval. 11. Payment of impacts fees are due prior to issuance of a building permit. 12. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 11 DRAFT Howry Lane Subdivision 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. 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. 12 DRAFT Howry Lane Subdivision G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 13 DRAFT Howry Lane Subdivision VICINITY MAP 14 DRAFT Howry Lane Subdivision SITE PLAN 15 DRAFT Howry Lane 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. 16 DRAFT Howry Lane 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: 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. 17 DRAFT Howry Lane Subdivision Request for Appeal of Staff Decision 1. 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 of Highway Systems, 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. 18 DRAFT Howry Lane Subdivision Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission’s next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission.