HomeMy WebLinkAboutACHD Comments'° Ada County Highway District
Right-of-Way & Development Department
Planning Review Division
This application is scheduled to be heard by the Commission on the consent agenda on Wednesday July 14,
2004 at 6:30 pm. This item was modified on February 4, 2004 and June 30, 2004 due fo a modification to the
site plan. The most recent modified site plan meets District policy. This item was originally approved at the
staff level as of Tuesday January 20, 3004. Tech Review for this item was held with the applicant on Friday
December 19, 2003. Please refer to the attachment for appeal guidelines. Staff contact: Andrea N. Tuning,
208-387-6177-phone, 208-387-6393-fax, atuninaCaachd.ada.id.us
File Numbers: Salisbury Subdivision #2/MPP03-042
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Site address: South of Ustick Road West of Meridian Road _i;~S~,
Applicant/Representative: Earl, Mason & Stanfield, Inc. (.~iil r:~' ~~-f~~~
314 Badiola Street `Z~;3'; ('f~ ~ ~K.~F.~lrt'~::
Caldwell, Idaho 83605
Owner: Woodside Properties, LLC
1282 East Braemere Road
Boise, Idaho 83842
Application Information:
The applicant has submitted an application requesting annexation, rezone and preliminary plat approval.
The applicant is proposing to construct an 81-lot single-family residential subdivision on 19.7-acres. The site
is proposed to contain 81-single-family residential lots and 11-common lots. The site is located south of
Ustick Road and west of Meridian Road.
Acreage: 19.7-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 81-lots
Common Lots: 11-lots
Vicinity Map
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A. Findings of Fact
Trip Generation: This development is estimated to generate 780 additional vehicle trips per day (20
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
Impact Fees: There will bean 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: The site has two existing single-family residences and several out buildings.
5. Description of Adjacent Surrounding Area:
a. North: 15-acre site with a single family dwelling and 2.90-acre site with asingle-family
dwelling
b. South: Waterbury Park Subdivision
c. East: Salisbury Subdivision #1 and Lansbury Lane Subdivision
d. West: Venable Lane (a private road that is 40-feet in width)
6. Impacted Roadways
Ustick Road
Frontage:
Functional Street Classification
Traffic count:
Level of Service:
Speed limit:
Meridian Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
None
Minor arterial
East of Meridian Road was 7,142 on 4-23-02
West of Meridian Road was 6,349 on 4-23-02
Currently better than "C'
40 MPH
None
Minor arterial
North of Ustick Road was 4,928 on 4-23-02
South of Ustick Road was 7,355 on 423-02
Currently better than "C"
35 MPH
Venable Lane-Private Road:
Frontage: 715-feet
Functional Street Classification: Collector
Traffic count: Not available
West Sedcewick Drive
Frontage: 50 MPH
Functional Street Classification: Local
Traffic count: Not available
Speed limit: 20 MPH
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Indian Rocks Street:
Frontage: 50 MPH
Functional Street Classification: Local
Traffic count: Not available
Speed limit: 20 MPH
Roadway Improvements Adjacent To and Near the Site
Ustick Road is currently improved with 2-traffic lanes with no curb, gutter or sidewalk. There will be
sidewalk on Ustick Road on the north side of Ustick Road as a part of the Meridian City Park and
Cedar Springs Subdivision.
Meridian Road is currently improved with 2-traffic lanes with sidewalk. The sidewalk was constructed
with Salisbury Subdivision #1 and Lansbury Lane Subdivision.
Venable Lane is currently an unimproved 20-foot wide roadway (that is signed as a private roadway)
with a lateral that runs to the west side of the road.
Indian Rocks Street is not currently improved but is anticipated to be constructed with a 36-foot street
section with curb, gutter and 5-foot concrete sidewalk.
West Sedgewick Orive is currently improved with a 36-foot street section with curb, gutter and 5-foot
concrete sidewalk.
8. Existing Right-of-Way
Venable Lane currently is a total of 20-feet in width.
West Sedgewick Drive currently has a total of 50-feet of right-of--way (25-feet from centerline).
Indian
9. Existing Access to the Site
The site currently has access to West Sedgewick Drive (a stub street constructed with Salisbury
Lane Subdivision) and Venable Lane (a private road).
10. Site History
The District has not previously reviewed a development application on this site.
11. Capital Improvements PlanlFive Year Work Program
The segment of Ustick Road (between Meridian Road and Linder Road) and Meridian Road
(between Cherry Lane and Ustick) is not programmed in the District's Five Year Work Program or
Capital Improvements Plan.
72. Interesting Facts to Consider
Venable Lane is currently a private roadway that intersects Ustick Road and extends south. Although
Venable Lane is a private lane, the COMPASS 2025 Functional Street Classification System map
identifies Venable Lane as a future mid-mile collector.
B. Findings for Consideration
1. 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 is proposing to extend two stub streets and construct three new stub streets
The applicant is proposing to extend West Sedgewick Drive from the east property line approximately
220-feet south of the north property line. This stub street was constructed as a part of Salisbury Lane
Subdivision in 2000. Staff is supportive of the applicant's proposal to extend West Sedgewick Drive.
The applicant is proposing to extend Indian Rocks Street from the east property line approximately
96-feet north of the south property line. This street was approved as a part of Clearbrook Estates
Subdivision in 2003. Staff is supportive of the applicant's proposal to extend Indian Rocks Street.
The applicant is proposing to construct a stub street to the north property line approximately 105-feet
west of the east property line. This stub street would serve the 2.970-acre parcel that is located
directly to the north of this site. Staff is supportive of the applicant's proposal to construct a stub
street to the north property line approximately 105-feet west of the east property line. The District will
require a temporary turnaround at the terminus of the stub street due to the fact that the stub street is
greater than 150-feet in depth. The applicant should install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct a stub street to the north property line approximately 100-feet
east of the west property line. This stub street would serve the 15-acre parcel that is located directly
to the north of this site. Staff is supportive of the stub street to the north due to the fact that it will
provide interconnectivity, secondary access for emergency services, eliminate multiple access points
to Ustick Road, reduce vehicle miles traveled, connect the surrounding neighborhoods and increase
the sense of community in the area. In addition to the preceding benefits, the stub street to the north
has the possibility of extending to the west and eventually aligning with Venable Lane on the north
side of Ustick Road. This would be an ideal situation due to the fact that Venable Lane could
potentially be signalized in the future. The District will not require a temporary turnaround at the
terminus of the stub street due to the fact that the stub street is less than 150-feet in depth. The
applicant should install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
The applicant is not proposing to construct a stub street to the west property line to what is known as
Venable Lane. District staff is supportive of the applicant's proposal due to the fact that the District
does not encourage public roadways to stub into areas that could not be extended in the future or will
not have any use to the public in the future. In addition to not encouraging public roadways that could
not be extended or will not have any use to the public in the future, staff would have a number of
concerns:
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• Venable Lane is an isolated 20-foot strip of land that is public right-of-way that extends for
approximately 1,600-feet,
• Venable Lane could not become a public street based on it's current width of 20-feet (public
streets are a minimum of 50-feet in width),
• The alignment of the Venable Lane may not be obtainable at the intersection of Venable Lane
and Ustick Road,
• If the District were to allow the stub street to intersect Venable Lane and the 7-acre parcel to
the west of Venable Lane were to stub to Venable Lane; Venable Lane would function as a
spite strip and the two stub streets would not provide the interconnectivity that they were
intended to provide.
It is the District's understanding that the City of Meridian would have liked to see Venable Lane
become a collector roadway further to the north, due to the fact that the corner of Ustick Road and
Venable Lane are anticipated to become a "commercial center". The District believes that a collector
roadway in the location of the existing Venable Lane is not likely to be possible unless the parcel
(which is currently Venable Lane) were to be acquired into another parcel and incorporated into a plat
OR the City of Meridian were to acquire the parcel and improve the roadway to District standards.
Due to financial constraints and the current impact fee ordinance, the District could not participate in
the acquisition or the improvement of Venable Lane.
2. Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
The internal roadways meet the District's minimum offset requirements and should be approved with
this application.
3. 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 is proposing to construct all of the internal roadways with 32-feet of pavement with a 2-
foot concrete ribbon curb, an eight-foot drainage swale and a detached 5-foot concrete sidewalk
within 52-feet of right-of-way. District policy requires all developments with buildable lots that are less
that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with
curb, gutter and sidewalks, but District Staff has currently adopted an alternative street section that
may allow developments that meet certain criteria to construct an alternative street section that
includes 32-feet of pavement, a 2-foot concrete ribbon and a 5-foot concrete sidewalk that is
detached by an 8-foot drainage swale. Although the applicant may be able to meet the criteria that is
associated with the altemative street section, staff is unable to review and/or approve the alternative
street section at this point in time with the information that has been provided. Staff will provide the
applicant with the option to construct the internal roadways as:
• 36-foot street sections with curb, gutter and sidewalk within 50-feet of right-of-way
OR
• 32-feet of pavement, a 2-foot concrete ribbon and a 5-foot concrete sidewalk that is
detached by an 8-foot drainage Swale
**IF the development meets ALL of the criteria that has been established.
4. Venable Lane
Venable Lane is currently a 20-foot wide public roadway that has been identified as a private lane
through signage and intersects Ustick Road and extends south. Although Venable Lane is only 20-
feet in width, the COMPASS 2025 Functional Street Classification System Map identifies Venable
Lane as a future mid-mile collector.
Although Venable Lane is classified as a collector o the COMPASS 2025 Functional Street
Classification System Map, Venable Lane is 20-feet in width and could not become a fully improved
public roadway based on the fact that it is only 20-feet in width.
Typically, the District requires the applicant to vacate (or exchange) the right-of-way or improve the
right-of-way to District standards. Due to the fact that the District does not realistically foresee
Venable Lane being improved and extended to Ustick Road, staff recommends that the applicant be
required to exchange the Venable Lane right-of-way abutting the site for a fully improved right-of-way
that is identified on the site plan as Venable Way. The vacation or exchange of the Venable Lane
right-of-way should be completed before ACHD signs the final plat for Salisbury Subdivision #2. The
exchange of Venable Lane will be required to be reviewed and approved through the public hearing
process before the ACHD Board of Commissioners.
C. Site Specific Conditions of Approval
Extend West Sedgewick Drive from the east property line approximately 220-feet south of the north
property line, as proposed.
2. Extend Indian Rocks Street from the east property line approximately 96-feet north of the south
property line, as proposed.
3. Construct a stub street to the north property line approximately 105-feet west of the east property
line, as proposed. Construct a temporary turnaround at the terminus of the roadway and install a sign
at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
4. Construct a stub street to the north property line approximately 100-feet east of the west property
line. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE".
5. Construct the internal roadways as 36-foot street sections with curb, gutter and 5-foot concrete
sidewalk. If the sidewalk is located outside of the public right-of-way, provide the District with an
easement for the sidewalk
OR
Construct the internal roadways as 32-feet of pavement, a 2-foot concrete ribbon and a 5-foot
concrete sidewalk that is detached by an 8-foot drainage swale
**IF the Commission approves an alternative street section and
**IF the development meets ALL of the criteria that has been established.
6. Complete the right-of-way exchange process for the Venable Lane right-of-way abutting the site for a
fully improved right-of-way that is identified on the site plan as Venable Way.
7. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. 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 ACHD right-of-way. The applicant shall contact ACRD 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
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
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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 ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of factor 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 ROWDS 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 ROWDS 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.
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