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HomeMy WebLinkAboutACHD Comments ..;;¡¡a.a.-... ~.4-""'7~~~ ...-~ Ada County Highway District July 29, 2004 377S N. Adams Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 .~ /Uj r .~ 2004 John S. Franden, President David E. Wynkoop 1st Vice President Susan S. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Subject: Sagewood Development 2752 South Goshen Way Boise, Idaho 83709 Sienna Creek Subdivision/MPP04-019/MAZ04-014/MCUP04-021 136-lot single-family residential subdivision West side of Venable lane North of Ustick Road Of Meridian Clerk Office To: - 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 "",,:.õi1Mtit.", . JW. 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, atunina«J>.achd. ada.id. us File Numbers: Sienna Creek Subdlvision/MPPO4-019/MAZO4.0141MCUPO4-021 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 30-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-8. 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 '--- 2 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 internal 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 turn movements at the West Ashton Drive and Venable lane intersection. 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 tum 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 3 8. 10. 12. 4 6. Impacted Roadways Venable lane: Frontage: Functional Street Classification: Traffic count: Speed limit: Arches Avenue: Frontage: Functional Street Classification: Speed limit: Traffic count: Sandoon Drive: Frontage: Functional Street Classification: Traffic count: Speed limit: 7. 425-feet Residential collector abutting the site (commercial street to the south abutting the school and the Cedar Springs Corporate Center) Not available 2S MPH SO-feet local 20 MPH street Not available (estimated to be under 1,000 VTPD) 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 S-foot attached concrete sidewalk within SO-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 SO-feet of right-of-way (2S-feet from centerline). Sandoon Drive will have a total of SO-feet of right-of-way (2S-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. 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 northwestem 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. B. Findings for Consideration 1. 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 tumaround 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 5 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. T-he 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 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. This street section meets District policy and should be approved with this application. 3. Alleys District policy 7204.10.1 requires the minimum right-of-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-of-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. 6 7 4. 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 suñace. 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. 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 eescribed 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 suñace 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 tumaround at the terminus of the stub street. 8. 8 The applicant will be required to install a sign at the terminus of the roadway stating, "this roadway will be extended in the future". 5. 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 loma 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 turning 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 DO-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 internal traffic distribution. The applicant should provide a minimum tuming radius of 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. 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-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. 8. 9. 10. 11. 12. 13. 9 9. 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. C. Site Specific Conditions of Approval 1. 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. 2. Construct West Ashby Court to intersect into Venable lane to align with West Ashby Drive on the east side of Venable lane. 3. 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. 4. 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. Extend North Sandoon Drive from the north property line, as proposed. 7. Extend North Arches Way from the east property line (the northeast corner of the property), as proposed. 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". 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". Extend West Ashby Court to Venable lane to align with West Ashby Drive on the east side of Venable lane. Construct one cul-de-sac turnaround within the subdivision. Provide a minimum turning radius of 45- feet for the cul-de-sac turnaround. Construct one knuckle without a center island within the subdivision, as proposed. 11. 10 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 bome 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. 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. 5. 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. 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 DIG LINE (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. 9. 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. 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 useldevelopment 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 Cedar Springs Subdivision Meridian School District City Park 12 SUBMITTED TRAFFIC IMPACT STUDY TRAFFIC DISTRIBUTION MAP .--- -------------------..,---------.------ - ,,-- ,. ,::~ -:;~:",----~---=~=2.J . ~;, -'----------------- - Sienna Creek " / ~ :;¡ ~ z 13 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 D.istrict 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 I8JSubmit a development application to a City or to the County I8JThe City or the County will transmit the development application to ACHD I8JThe ACHD Planning Review Division will receive the development application to review I8JThe Planning Review Division will do Qlli! of the following: DSend a "No Review" letter to the applicant slating that there are no site specific requirements at this time. DSend a "Comply With" letter to the applicant slating that if the development is within a platted subdivision or part of 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 far its conformance to District Policy. Dwrite a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal far its confarmance to District Policy. DThe Planning Review Division will hold a Technical Review meeting far all Staff and Commission level reports. DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter. The applicant should submit two (2) sets of engineered plans direcUy to ACHD for review by the Development Revie.. Division far 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 impactfee calculation.) The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-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. DtD YOU REMEMBER: Construction (Zone) 0 Driveway or Property Approach(s) Submit a "Driveway Approach Request" farm to Ada County Highway District (ACHD) Construction (far approval 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 Contral 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 turned 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 " I '" " ~ ~ J: " ST Y ROAD ~u ) -.. RUT R-8 I 'IrI, '=' r--I ;;:w: YDNEY ST ]" "I! 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