ACHD 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
E-mail: tellus@ACHD.ada.id.us
August31,2004
RECEiVED
SEP - 2 2004
To:
Packard Estates Development
6223 North Discovery Way, Suite 120
Boise, Idaho 83713
City of Meridian
City Clerk Office
Red Feather Village Subdivision
20-lot single-family residential subdivision
4075 East Granger Drive
On August 24, 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.
Subject:
ree to contact me at 208-387-6177.
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Engineering Solutions
Becky McKay
150 East Aikens Street Suite B
Eaole. Idaho 83616
."",;'~ft'"
~ Ada County Highway District
Right-of-Wtry & Development Department
Planning Review Division
This application did not require Commission action due to the fact that this application met District policy.
This item was approved at the staff level as of Tuesday August 24, 2004. Tech Review for this item was
held with the applicant on Thursday August 19, 2004. Please refer to the attachment for request for appeal
guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atunina1âJ.achd.ada.id.us
File Numbers:
Red Feather Village Subdivision/MPPO4-029/MAZO4.022
Site address:
4075 East Granger Drive
Packard Estates Development
6223 North Discovery Way, Suite 120
Boise, Idaho B3713
Applicant:
Representative:
Engineering Solutions
Becky McKay
150 East Aikens Street, Suite B
Eagle, Idaho B3616
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone and
preliminary plat approval to construct a 20-lot single-family residential subdivision on 4.91 acres. The site is
currently zoned RUT and is proposed to be rezoned to R-B. The site is located on the south side of Ustick
Road approximately Y. of a mile west of Cloverdale Road.
Acreage: 4.91-acres
Current Zoning: RUT
Proposed Zoning: R-B
Buildable Lots: 20-lots
Common Lots: None
Vicinity Map
7.
B.
2
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 190 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.
Site Information: The site consists of 1-parcel with one single-family residential home.
4.
Description of Adjacent Surrounding Area:
a. North: Proposed Red Feather Estates Subdivision
b. South: Clover Meadows Subdivision
c. East: Proposed Red Feather Estates Subdivision
d. West: Proposed Red Feather Estates Subdivision
6.
Impacted Roadways
Granaer Drive
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
East Tahiti Drive
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
Ustick Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Cloverdale Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
32B-feet
Residential Collector
Not available
25 MPH
50-feet
Local Street
Not available (anticipated to under 1,000 vehicle trips per day)
20 MPH
None
Minor Arterial
West of Cloverdale Road was 11 ,BB1 on 6-20-02
East of Eagle Road was 9,926 on 4-5-00
Currently better than "C'
40 MPH
None
Minor Arterial
South of Ustick Road was 13,356 on 6-20-02
Currently "D"
35 MPH
Traffic Impact Study: A traffic impact study was not required with this application.
Roadway Improvements Adjacent To and Near the Site
Ustick Road is currently improved with 3-traffic lanes with no curb, gutter or sidewalk.
B.
1.
3
Granger Drive is currently improved with a 6-foot street section with vertical curb, gutter and 5-foot
concrete sidewalks from Cloverdale Road to approximately 1,300-feet west of Cloverdale Road. The
Granger Drive improvements terminate and Granger continues to the west as a 16 to 40-foot wide
roadway. "'Granger Drive was included as a part of Redfeather Subdivision #2. As a part of
Redfeather Subdivision #2, Granger Drive was approved as a residential collector and was required
to be improved as a 36-foot street section with vertical curb, gutter and sidewalk.
9.
Existing Right-of-Way
Ustick Road currently has a total of 50 to 73-feet of right-of-way (25-feet from centerline) abutting the
site.
Granger Drive currently has a total of 50-feet of right-of-way (25-feet from centerline) from Cloverdale
Road to approximately 1 ,300-feet west of Cloverdale Road. The right-of-way then tapers to provide
4o-feet of right-of-way (20-feet from centerline). '" Granger Drive was included as a part of
Redfeather Subdivision #2. As a part of Redfeather Subdivision #2, the Granger Drive right-of-way
was required to be widened to 50-feet of right-of-way.
10.
Site History
The District has not previously reviewed a development application for this site.
11.
Capital Improvements Plan/Five Year Worlk Program
Cloverdale Road (between Fairview Avenue and Ustick Road) is included in the District's Five Year
Work program and Capital Improvements Plan. Cloverdale Road is anticipated to be constructed as
a 5-lane roadway with curb, gutter and sidewalks.
Ustick Road (between Cloverdale Road and Eagle Road) is not included within the District's Five
Year Work Program but is included in the District's Capital Improvements Plan. Ustick Road is
anticipated to become a 5-lane roadway with curb, gutter and sidewalks.
12.
Other Development in Area
On January 9, 2002, the District approved Dawson Meadows Subdivision. Dawson Meadows
Subdivision was proposed to be a 76-lot single-family residential subdivision located directly to the
east of this site. This development is built out.
On May 9, 2003, the District approved Red Feather Estates #1. Red Feather Estates Subdivision
was proposed to be a 67-lot single-family residential subdivision. This development has begun
construction.
On November 5, 2003, the District approved Red Feather Estates #2. Red Feather Estates
Subdivision was a proposed 302-lot single-family residential subdivision on 90.29 acres. This
development has not begun construction.
Findings for Consideration
Right-of-Way and Improvements - Granger Drive
Right-of-Way
District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-
of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete
sidewalks.
Street Sections
Off site Improvements
District policy 7203.3 states that if the development is served by a public road less than 24-feet wide,
the developer shall widen the pavement to a minimum of 24-feet wide, the developer shall widen the
pavement to a minimum of 24-feet or add 3-feet of additional pavement to the existing road, which
ever is greater.
Typical Completed Street
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage Program with
District staff.
One-half of a Street
District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the
developer shall construct one-half of the full street improvements, including curb, gutter and concrete
sidewalk plus additional pavement widening beyond the centerline established for the street to
provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale
sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This
street section shall be constructed within a minimum 40-foot right-of-way."
Dedicate a total of 25-feet of right-of-way from the centerline of Granger Drive (an additional 5-feet)
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 Granger Drive is classified as
a local roadway and is to be brought to adopted standards by the developers of abutting properties.
If Redfeather Village Subdivision (this application) final plats prior to Redfeather Subdivision #2, the
applicant will be required to construct offsite improvements.
Granger Drive is currently an unimproved roadway. In accordance with District policy, the applicant
should construct Granger Drive from approximately 1 ,30o-feet west of Cloverdale Road to this site's
east property line with a minimum of 24-feet of pavement. The 24-feet of pavement will provide the
applicant with the minimum pavement that is required to meet the District's "off-site" requirements.
The applicant should construct Granger Drive abutting the property as one-half of a 36-foot street
section with a minimum of 24-feet of pavement. Granger Drive should include vertical curb, gutter
and 5-foot concrete sidewalk on the south side of the street and a 3cfoot wide gravel shoulder and a
drainage swale sized to accommodate the roadway storm runoff on the north side of the street.
2.
Roadway Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residentiai collector roadway (measured centerline to centerline).
The applicant is proposing to construct North Betula Avenue to intersect Granger Drive approximately
140-feet west of the east property line. This roadway is proposed to be located 305-feet west of
Wallingford Way and 300-feet east of Chatterton Way (measured centerline to centerline). This street
exceeds the minimum offsets required by District policy and should be approved with this application.
4
6.
5
3.
Internal 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 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. The proposed
street section meets District policy and should be approved with this application.
4.
Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
Stub streets are an essential component in any community. Stub streets provide secondary access
for emergency services, eliminate multiple access points to major roadways (collector and arterial
roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of
community in the area.
The applicant is proposing to extend East Tahiti Drive from the west property line approximately 105-
feet north of the south property line. This stub street is not constructed at this time but was approved
as a part of Redfeather Subdivision #2 on November 5, 2003. This stub street was anticipated to
serve this parcel. Staff is supportive of the applicant's proposal to extend East Tahiti Drive into the
site.
5.
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 10o-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 a knuckle without an island in the southeast corner of East
Tahiti Drive and North Betula Avenue. Staff is supportive of the location of the proposed knuckle.
The applicant should submit a design of the proposed knuckle to ACHD's Development staff for final
review and approval. .
Other Access
Granger Drive has been classified as a residential collector due to the proposed volumes. Other than
the access point that has been specifically approved with this application, direct lot access to Granger
Drive is prohibited.
2.
4.
5.
6.
7.
8.
9.
D.
1.
2.
3.
4.
6
C.
Site Specific Conditions of Approval
1.
Dedicate a total of 25-feet of right-of-way from the centerline of Granger Drive (an additional 5-feet)
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 Granger Drive is classified as
a. local roadway and is to be brought to adopted standards by the developers of abutting properties.
Construct Granger Drive from approximately 1,30o-feet west of Cloverdale Road to this site's east
property line with a minimum of 24-feet of pavement.
3.
Construct Granger Drive abutting the property as one-half of a 36-foot street section with a minimum
of 24-feet of pavement with vertical curb, gutter and 5-foot concrete sidewalk on the south side of the
street and a 3-foot wide gravel shoulder and a drainage swale sized to accommodate the roadway
storm runoff on the north side of the street.
Construct North Betula Avenue to intersect Granger Drive approximately 140-feet west of the east
property line, as proposed.
Construct 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.
Extend East Tahiti Drive from the west property line approximately 105-feet north of the south
property line, as proposed.
Construct a knuckle without an island in the southeast corner of East Tahiti Drive and North Betula
Avenue, as proposed. Submit a design of the proposed knuckle to ACHD's Development staff for
final review and approval.
Other than the access point that has been specifically approved with this application, direct lot access
to Granger Drive is prohibited.
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
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 3B7 -62BO (with file
number) for details.
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 3B7-6258 (with file numbers) for details.
E.
1.
2.
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.
B.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #197, 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-BOO-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 3B7-6190 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.
Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
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. Appeal Guidelines
3. Site Plan
7
B
9
Request for Appeal of Staff Decision
1.
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the 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 fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the provisions of this subsection.
c. Time to Reply: The 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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