HomeMy WebLinkAboutACHD Comments
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Ada County Highway District
John S. Franden, President
David E. Wynkoop 1st VIce President
Susan S. Eastlake, 2nd VIce President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
~
July 29, 2004
ß,UG r 4 2004
To:
Sagewood Development
2752 South Goshen Way
Boise, Idaho 83709
City Of Meridian
City Clerk Office
Subject:
Sienna Creek Subdivision/MPP04-019/MAZ04-014/MCUP04-021
136-lot single-family residential subdivision
West side of Venable Lane North of Ustick Road
On July 28, 2004, the Ada County Highway District 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.
Andrea N. Tuning
Principal Development A st
Right-of-way & Development Services
Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Land Consultants
52 North 2nd Street
Eagle, Idaho 83616
......;<~i"',
,ø. Ada County Highway District
Right-of-Way & Development Department
Planning Review Division
This application requires Commission action due to this developments size and location within the North
Meridian Area. This item is scheduled to be on the consent agenda on July 28, 2004. Tech Review for this
item was held with the applicant on Friday July 16, 2004. Please refer to the attachment for request for
reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atuninC/cw.achd. ada.id. us
File Numbers:
Sienna Creek Subdivision/MPPO4-G19/MAZO4-014/MCUPO4-021
Site address:
North of Ustick Road on the west side of Venable Lane
Owner/Applicant:
Sagewood Development
2752 South Goshen Way
Boise, Idaho 83709
Representative:
Land Consultants
Shawn Nickel
52 North 2nd Street
Eagle, Idaho 83616
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 136-lot single-family residential subdivision on 3D-acres.
The subdivision is proposed to contain 136-single-family residential lots and 13-common lots. The site is
currently zoned RUT and is proposed to be rezoned to R-B. The site is located on the west side of Venable
Lane approximately 1/3 of a mile north of Ustick Road.
Acreage: 3D-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 136-lots
Common Lots: 13-lots
Vicinity Map
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 1,301 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 required with this application. The submitted traffic
impact study was compiled by Washington Group International. The following are the principal
findings and recommendations of the study:
. The proposed development is projected to generate an ADT of 1,311 vpd, of which the peak hour
traffic (PHT) is 138 vph.
. The forecasted daily traffic volume Venable Lane is, only 4,721 vehicles. The planning threshold
(LOS C) for a two-lane collector roadway is 8,500 vehicles. This indicates that the main roadway
should provide excellent operating conditions under build-out traffic volumes.
. The four lots located west of the cul-de-sac exceed the desired level of 1,000 vpd for front-on
housing. All other intemal streets that are planned for front-on-housing have daily traffic
projections less than 1 ,000 vpd.
. A separate left-turn lane is needed for northbound traffic on Venable Lane at the intersection with
the site access road. This was determined using ACHD's warrants for left-turn bays.
. The site access is proposed to be stop sign controlled on the west leg of the T-intersection with
Venable Lane. The intersection is projected to operate under capacity for the build year of 2014.
We recommend sufficient roadway width to accommodate simultaneous left and right turn
movements from the site access to Venable Lane.
Staff Comments regarding the submitted traffic impact study
The submitted traffic impact study concludes that the lots located west of the North Lorna Court
exceed the desired level of 1 ,000 vehicle trips per day for front-on housing, based on the
assumptions that are used. The traffic impact study does not identify the distribution of traffic that will
occur at the previously approved stub streets (Sandoon Drive and North Arches Avenue). When
District staff applies some basic assumptions, it is estimated that the traffic volumes on West Ashton
Drive have the possibility to reach traffic volumes of over 1,600 vehicle trips per day which exceeds
the number of vehicle trips per day that are allowed on new local roadways.
The submitted traffic impact study recommends that a separate left-turn lane is needed for
northbound traffic on Venable Lane at the intersection of West Ashton Drive. Due to the fact that the
District is requiring the extension of West Ashby Court to Venable Lane, it is believed that the number
of north bound vehicles tuming into the site will be reduced. In addition to having another access on
Venable Lane, the applicant is constructing Venable Lane as a 40-foot street section within 54-feet of
right-of-way which can be striped as a 3-lane roadway, To accomplish the 3-lanes that have been
recommended in the submitted traffic study, the applicant should stripe Venable Lane as a 3-lane
roadway. Submit the striping plan to the District fro review and approval.
The submitted traffic impact study, recommends that sufficient roadway width be constructed to
accommodate simultaneous left and right turn movements from West Ashton Drive to Venable Lane.
Due to the fact that Venable Lane terminates at West Ashton Street, the District does not believe that
the applicant should construct West Ashton Drive as a 3-lane approach to accommodate
simultaneous left and right tum movements at the West Ashton Drive and Venable Lane intersection.
2
The submitted traffic impact study proposes to have the West Ashton Drive and Venable Lane
intersection stop sign controlled on the west leg of the T-intersection with Venable Lane. District staff
has reviewed this recommendation and has determined that the West Ashton Drive and Venable
Lane intersection be stop sign controlled on the south leg (on Venable Lane) of the T-intersection.
The applicant should install a stop sign on Venable Lane (on the south leg) at the West Ashton Drive
and Venable Lane intersection.
In addition to the submitted traffic impact study that is site related, staff has included the executive
summary of the North Meridian Traffic Study for a more regional analysis of the roadways within the
North Meridian Area.
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the_Ada County Highway District (ACHD)
for anticipated development build out. The following are the principal findings and recommendations
of the study:
. The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
. The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
. At build out, traffic on the arterials is expected to significantly increase.
. All of the arterial intersections in the study area are currently operating at acceptable level of
service of "c" or better.
. The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
. At full build out, the following improvements may be anticipated within the study area:
0 5-lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meridian south of McMillan. and Locust Grove at Ustick.
0 3-lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan, and Locust Grove.
4.
Site Information: The site currently has one existing single-family dwelling.
5.
Description of Adjacent Surrounding Area:
a. North: Baldwin Park Subdivision and Baldwin Park Addition Subdivision
b. South: 1 0.15-acre vacant site and 5.0-acre vacant site
c. East: Cedar Springs Subdivision and Baldwin Park Addition Subdivision
d. West: Meridian School District site
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6.
7.
8.
12.
4
Impacted Roadways
Venable Lane:
Frontage:
Functional Street Classification:
425-feet
Residential collector abutting the site (commercial street to the
south abutting the school and the Cedar Springs Corporate
Center)
Not available
25 MPH
Traffic count:
Speed limit:
Arches Avenue:
Frontage:
Functional Street Classification:
Speed limit:
Traffic count:
50-feet
Local
20 MPH street
Not available (estimated to be under 1,000 VTPD)
Sandoon Drive:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
50-feet
Local street
Not available (estimated to be under 1,000 VTPD)
20 MPH
Roadway Improvements Adjacent To and Near the Site
Venable Lane is currently improved with one half of a 40~foot street section with vertical curb, gutter
and sidewalk on the east side of Venable Lane abutting the site.
Arches Avenue is not yet constructed but is anticipated to be a 36-foot street section with rolled curb,
gutter and 5-foot attached concrete sidewalk within 50-feet of right-of-way.
Sandoon Drive is not yet constructed but is anticipated to be a 36-foot street section with rolled curb,
gutter and 5-foot attached concrete sidewalk within 50-feet of right-of-way.
Existing Right-of-Way
Venable Lane currently has a total of 40-feet of right-of-way (29-feet from centerline).
Arches Avenue will have a total of 50-feet of right-of-way (25-feet from centerline).
10.
Sandoon Drive will have a total of 50-feet of right-of-way (25-feet from centerline).
Site History
The District has not previously approved a development application on this site.
11.
Capital Improvements Plan/Five Year Work Program
There are no roadways within this area that are programmed in the District's Five Year Work Program
or Capital Improvements Plan.
Other Development in Area
The District approved Cedar Springs Subdivision on December 12, 2001. Cedar Springs Subdivision
was proposed to contain 264-single-family residential lots and 1-elementary school site located on
99.8-acres. Cedar Springs Subdivision is located directly to the east of Sienna Creek Subdivision
The District approved Baldwin Park Subdivision on February 6, 2002. Baldwin Park Subdivision was
proposed as a 272-single-family residential subdivision on 78-acres. Baldwin Park Subdivision is
located directly to the north of Sienna Creek Subdivision.
B.
1.
The District approved Baldwin Park Addition Subdivision on December 17, 2003. Baldwin Park
Addition Subdivision was proposed as a 71-lot single-family residential subdivision on 19-acres.
Baldwin Park is located directly on the north and west side of Sienna Creek Subdivision.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
Findings for Consideration
Roadway Offsets
Local Streets Connecting into Residential Streets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
The applicant is proposing to construct a local street (West Ashton Drive) to intersect Venable Lane
approximately 235-feet south of the north property line. This roadway is proposed to align with
Ashton Drive on the west side of Venable Lane. This roadways alignment with an existing public
street meets District policy and provides a safe intersection.
The applicant is proposing to construct a cul-de-sac turnaround at the terminus Ashby Court. The cul-
de-sac is proposed to be located approximately 42-feet west of Venable Lane. Staff recommends
that the applicant extend West Ashby Court to connect into Venable Lane. The applicant should
construct West Ashby Court to intersect into Venable Lane to align with West Ashby Drive on the east
side of Venable Lane.
Local Streets Connecting into other Local Streets
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).
All of the internal streets meet or exceed the minimum offsets that are required by District policy and
should be approved with this application.
2.
Street Sections
Venable Lane
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of
right-of-way.
Dedicate 27-feet of right-of-way from the centerline of Venable Lane (an additional 25-feet of right-of-
way) abutting the parcel by means of recordation of a final subdivision plat or execution of a warranty
deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow
up to 30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will not be compensated for this additional right-of-way because Venable Lane is
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classified as a local street and is to be brought to adopted standards by the developers of abutting
properties.
Venable Lane is currently constructed as one half of a 40-foot street section with 24-feet of pavement
with vertical curb, gutter and 5-foot attached concrete sidewalk on the east side of the roadway. The
applicant is proposing to dedicate an additional 29-feet of right of way and complete the
improvements on Venable Lane to provide a 40-foot street section with vertical curb, gutter and 5-foot
attached concrete sidewalk. To complete the 40-fot street section, the District will need an additional
25-feet of right-of-way as opposed to the 29-feet that the applicant has proposed to dedicate. In
order to obtain sufficient right-of-way and improvements on Venable Lane, the applicant should
dedicate and additional 25-feet of right-of-way and construct Venable Lane with vertical curb, gutter,
5-foot attached concrete sidewalk and additional pavement to complete a 40-foot street section.
Internal Streets
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 West Ashton Drive as a 36-foot street section with rolled curb
and gutter and an attached 5-foot concrete sidewalk on the north side of the roadway and construct
the south side of West Ashton Drive as a 36-foot street section with rolled curb and gutter and a 4-
foot concrete sidewalk that is detached by a 5-foot planter strip on the south side of the roadway.
This street section meets District policy and should be approved with this application.
The applicant is proposing to construct the remainder at the internal roadways as 36-foot street
sections with rolled curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right-of-way.
This street section meets District policy and should be approved with this application.
3.
Alleys
District policy 7204.10.1 requires the minimum right-at-way width for new alleys to be 16-feet if: the
alley is abutted by residential uses and zoning on both sides; and building setbacks required by the
land use agency having jurisdiction provide sufficient space for the safe backing of vehicles into the
alley; and 20-feet in all other situations. Dedication of clear title to the right-of-way and the
improvement of the right-at-way, and acceptance of the improvement by the District as meeting its
construction standards, are required for all alleys contained .in a proposed development. The alley
shall be improved by paving the full width and length of the right-of-way; provided, that the minimum
width of the right-of-way is 16-feet and the homeowners association has obtained a license
agreement from the District authorizing the landscaping of a portion of the alley right-of-way, which a
portion abuts the development and does not exceed two feet in width, such licensed area need not be
paved until the license is terminated.
District Policy 7204.10.3 states a minimum of back-of-curb radius of 15-feet is required at all alley
intersections. For the reconstruction of existing alleys, the back-of-curb radius may be less than 15-
feet when it is impractical to remove existing obstructions.
Parking in alley is not allowed (District policy 7204.10.3).
Access is allowed to and from a fully improved alley (District policy 7204.10.2). Parking shall be
designed so the minimum clear distance from the back of the parking stall to the opposite side of the
alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet
from the nearest public street.
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The applicant is proposing to construct one 16-foot wide alley within the subdivision. The applicant is
proposing to construct the alley as 12-feet of pavement with 2-feet of landscaping on each side of the
paved surface. District staff is supportive of the applicant's proposal. The applicant should construct
the alley with 12-feet of pavement and construct the alley intersection with a minimum of back-of-curb
radius of 15-feet. The applicant should obtain a license agreement for the landscaping within the
alley right-of-way. If the applicant is proposing to have the residential lots take access to the alley,
parking shall be designed so the minimum clear distance from the back of the parking stall to the
opposite side of the alley is 22-feet for perpendicular parking. Parking in alley is not allowed.
4.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous 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 previously approved stub streets and construct one new
stub street as a part of this subdivision.
The applicant is proposing to extend North Sandoon Drive from the north property line. This stub
street was approved as a part of Baldwin Park Addition Subdivision on December 17, 2003. Staff is
supportive of the extension of this stub street.
The applicant is proposing to extend North Arches Way from the east property. line (the northeast
corner of the property). This stub street was approved as a part of Baldwin Park Addition Subdivision
on December 17, 2003. Staff is supportive of the extension of this stub street.
The applicant is proposing to construct North McKinley Park Avenue to the south property line
approximately 96-feet east of the west property line. This stub street will provide access to the vacant
1 0.15-acre site that is located directly to the south of this property. District staff if supportive of the
applicant's proposal to construct North McKinley Park Avenue as a stub street to the south property
line approximately 96-feet east of the west property line. Due to the fact that the stub street will be
less than 150-feet in depth, the applicant will not be required to construct a temporary turnaround at
the terminus of the stub street. The applicant will be required to install a sign at the terminus of the
roadway stating, "this roadway will be extended in the future".
The applicant is not proposing to construct a stub street to the west property line due to the fact that
the property is currently owned by the Meridian School District and has a newly constructed Middle
School located on the property. District staff is supportive of the applicant's proposal to not construct
a stub street to the west property line.
The City of Meridian is requesting that an additional stub street be constructed to the south property
line to serve the vacant 5-acre parcel located directly to the south of this site. District staff is does not
oppose the City of Meridian's request to provide a stub street to the south property line to serve the
vacant 5-acre parcel. If the City of Meridian requires the applicant to construct an additional stub
street to the south property line, the stub street will be less than 150-feet in depth, therefore the
applicant will not be required to construct a temporary turnaround at the terminus of the stub street.
7
5.
The applicant will be required to install a sign at the terminus of the roadway stating, "this roadway
will be extended in the future".
Traffic Volumes on Local Streets
District policy 7201.1.1 states, "The primary function of a local street is to serve abutting property.
Normally abutting property will have free access to the street and ADT will typically be less than 1,000
but may reach 2,000 in some situations."
The submitted traffic impact study concludes that the lots located west of the North Lorna Court
exceed the desired level of 1,000 vehicle trips per day for front-on housing, based on the
assumptions that are used. The traffic impact study does not identify the distribution of traffic that
will occur at the previously approved stub streets (Sandoon Drive and North Arches Avenue).
When District staff applies some basic assumptions, it is estimated that the traffic volumes on West
Ashton Drive have the possibility to reach traffic volumes of over 1,600 vehicle trips per day. Due to
the fact that these are new public roadways, staff believes that local public roadways with front on
housing should not exceed 1,000 vehicle trips per day. To provide a better distribution of traffic on
the internal streets, staff recommends that the applicant extend West Ashby Court to Venable Lane
to align with West Ashby Drive on the east side of Venable Lane. By extending West Ashby Street
to Venable Lane, the subdivision will have an additional outlet to Venable Lane and will reduce
internal traffic to be less than 1,000 vehicle trips per day. Staffs recommendation is consistent with
District policy and is consistent with the actions that the District has made on previous development
applications with new local streets.
6.
Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum tuming radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 1 OO-square foot area.
The applicant is proposing to construct two cul-de-sac turnarounds within the subdivision. District
staff is requiring the applicant to eliminate one of the proposed cul-de-sac turnarounds to connect
with Venable Lane in order to provide better intemal traffic distribution. The applicant should provide
a minimum turning radius at 45-feet for the remaining cul-de-sac turnaround.
7.
Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section. The design should be reviewed and approved
by ACHD's Development staff.
The applicant is proposing to construct one knuckle without a center island within the subdivision.
Staff is supportive of the location of the. proposed knuckle.
8.
Turn Lanes
The submitted traffic impact study recommends that a separate left-turn lane is needed for
northbound traffic on Venable Lane at the intersection with the West Ashton Drive. Due to the fact
that the District is requiring the extension of West Ashby Court to Venable Lane, it is believed that the
number of north bound vehicles turning into the site will be reduced. In addition to having another
access on Venable Lane, the applicant is constructing Venable Lane as a 40-foot street section within
54-feet of right-at-way which can be striped as a 3-lane roadway. To aocomplish the 3-lanes that
have been recommended in the submitted traffic study, the applicant should stripe Venable Lane as a
3-lane roadway. Submit the striping plan to the District fro review and approval.
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9.
C.
1.
2.
3.
4.
Other Access
Venable Lane is classified as a residential collector. Other than the access points that have
specifically been approved with this application, direct lot access to Venable Lane is prohibited. A
note of the access restriction should be placed on the final plat.
Site Specific Conditions of Approval
Construct West Ashton Drive to intersect Venable Lane approximately 235-feet south of the north
property line to align with Ashton Drive on the west side of Venable Lane, as proposed. Install a stop
sign on Venable Lane (on the south leg) at the West Ashton Drive and Venable Lane intersection.
Construct West Ashby Court to intersect into Venable Lane to align with West Ashby Drive on the
east side of Venable Lane.
Dedicate and additional 25-feet of right-of-way on Venable Lane and construct Venable Lane with
vertical curb, gutter, 5-foot attached concrete sidewalk and additional pavement to complete a 40-foot
street section. Stripe Venable Lane as a 3-lane roadway, as recommended by the submitted traffic
impact study. Submit the striping plan to the District fro review and approval.
Construct West Ashton Drive as a 36-foot street section with rolled curb and gutter and an attached
5-foot concrete sidewalk on the north side of the roadway and construct the south side of West
Ashton Drive as a 36-foot street section with rolled curb and gutter and a 4-foot concrete sidewalk
that is detached by a 5-foot planter strip on the south side of the roadway, as proposed.
5.
Construct the remainder of the internal roadways as 36-foot street sections with rolled curb, gutter
and 5-foot attached concrete sidewalks within 50-feet of right-of-way, as proposed.
6.
Construct the alley with 12-feet of pavement and construct the alley intersection with a minimum of
back-of-curb radius of 15-feet. Obtain a license agreement for the landscaping within the alley right-
of-way. Parking shall be designed so the minimum clear distance from the back of the parking stall to
the opposite side of the alley is 22-feet for perpendicular parking.
7.
Extend North Sandoon Drive from the north property line, as proposed.
Extend North Arches Way from the east property line (the northeast corner of the property), as
proposed.
8.
9.
Construct North McKinley Park Avenue to the south property line approximately 96-feet east of the
west property line, as proposed. Install a sign at the terminus of the roadway stating, "this roadway
will be extended in the future".
10.
If the City of Meridian requires the applicant to construct an additional stub street to the south
property line. Install a sign at the terminus of the roadway stating, "this roadway will be extended in
the future".
11.
Extend West Ashby Court to Venable Lane to align with West Ashby Drive on the east side of
Venable Lane.
12.
Construct one cul-de-sac turnaround within the subdivision. Provide a minimum turning radius of 45-
feet for the cul-de-sac turnaround.
13.
Construct one knuckle without a center island within the subdivision, as proposed.
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6.
7.
8.
9.
10.
11.
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14.
Other than the access points that have specifically been approved with this application, direct lot
access to Venable Lane is prohibited. A note of the access restriction will be required on the final
plat.
15.
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.
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.
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.
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.
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 ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
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.
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
waiverlvariance 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.
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. Request for Reconsideration Guidelines
11
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TRAFFIC DISTRIBUTION MAP
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13
1.
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 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.
14
II
Development Process Checklist
II
I8ISubmit a development application to a City or to the County
I8IThe City or the County will transmit the development application to ACHD
I8IThe ACHD Planning Review Division will receive the development applica~on to review
I8IThe Planning Review Division will do one of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this ~me.
DSend a "Comply With" letter to the applicant stating that If the development is within a platted subdivision or part 01
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
DWrite a Staff level report analyzing the impacts of the development on the transportation system and evaluating thE
proposal for its conformance to District Policy.
DWrite a Commission level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical Review meetin9 for all Staff and Commission level reports.
DFor All development applications, including those receiving a "No Review" or "Comply With" lette~
The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revle"
Division 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 calculation.)
The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the ri9ht-of-way, includin¡
but not limited to, driveway approaches, street Improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Requesf' form to Ada County Highway District (ACHD) Construction (for approvai by
Development Services & Traffic Services). There is a one week tumaround for this approval.
0 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)
0 Sediment & Erosion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be tumed into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
15
Figure 1
SIENNA
CREEK
SUBDIVISION
LOCATED IN THE SW 1/4 OF SECTION 36
TOWNSHIP 4 N., RANGE 1 W., B.M,
MERIDIAN, ADA COUNTY, IDAHO
2004
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