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
E-mail: tellus@ACHD.ada.id.us
August 31,2004
RECEIVED
SEP - 2 2004
To:
C7 Development
2011 Locust Grove Road
Meridian, Idaho 83642
City of Meiidian
City Clerk Office
Subject:
Arcadia Subdivision
33-lot single family residential subdivision
5995 Jericho Road
On August 25, 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.
A N. I g
Principal Development An t
Right-of-way & Development Services
Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Pinnacle Engineers
12552 North Executive Drive Suite B
Boise, Idaho 83713
.....;';~",
~ Ada County Highway District
Right-of Way & Development Department
Planning Review Division
This application required Commission action due to its location within the North Meridian Area. This item
was scheduled on the District's Commission agenda as an item on consent on Wednesday August 25, 2004
at 6:30 pm. Tech Review for this item was held with the applicant on Friday August 13, 2004. Please refer
to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-
phone, 208-387-6393-fax, atuninaæD.achd.ada.id.us
File Numbers:
Arcadia Subdivision /MAZO4-021/MPPO4-028
Site address:
5995 Jericho Road
Owner:
Patrick and Nancy Hoskins
5995 Jericho Road
Meridian, Idaho 83642
Applicant:
C7 Development
2011 Locust Grove Road
Meridian, Idaho 83642
Representative:
Pinnacle Engineers, Inc.
12552 North Executive Drive, Suite B
Boise, Idaho 83713
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone and
preliminary plat approval to construct a 33-lot single-family residential subdivision on 10-acres. The
subdivision is proposed to contain 33-single-family residential lots and 3-common lots. The site is currently
zoned RUT and is proposed to be zoned R-8. The site is located at the south end of Jericho Road
approximately Y. of a mile west of Locust Grove Road.
Acreage: 10-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 33-lots
Common Lots: 3-lots
Vicinity Map
A.
1.
2.
Findings of Fact
Trip Generation: This development is estimated to generate 320 additional vehicle trips per day (10
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
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.
Traffic Impact Study: A traffic impact study was not required with this application. 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 20126 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.
3.
Site Information: The site currently has one existing single-family dwelling.
4.
Description of Adjacent Surrounding Area:
a. North: 4.69-acre site with an existing single-family residential home (RUT)
b. South: Proposed Leeshire Subdivision
c. East: 9.08-acre site that is vacant (RUT), 4.91 and 5.0-acre sites with single-family
residences (RUT)
Proposed Saguaro Canyon Subdivision
d. West:
2
6.
Impacted Roadways
Jericho Road:
Frontage:
Functional Street Classification:
Traffic count:
Speed limit:
50-feet
Local Street
Not available (estimated to be 80 based on the 8 single-family
residential lots)
20 MPH
State Hiahwav 20126 (Chinden Boulevard):
Frontage: None
Functional Street Classification: Principal Arterial
Traffic count: East of Meridian Road was 15,301 on 1-30-03
Level of Service: D
Speed limit: 55 MPH
Locust Grove Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Twiliaht Hush Wav:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
West Pascana Street:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
None
Minor Arterial
South of State Highway 20126 (Chinden Boulevard) was
3,013 on 1-22-03
Better than C
50 MPH
50-feet
Local Street
Not available due to the fact that the roadway is not constructed
Anticipated to be fewer than 1,000 vehicle trips per day
Anticipated to be 20 MPH
50-feet
Local Street
Not available due to the fact that the roadway is not constructed
Anticipated to be fewer than 1 ,000 vehicle trips per day
Anticipated to be 20 MPH
Roadway Improvements Adjacent To and Near the Site
Jericho Road is currently improved with a minimum of 24-feet of pavement. Abutting Westborough
Subdivision Jericho is improved with 30-feet of pavement with a concrete ribbon, a barrow ditch and a
5-foot wide detached concrete sidewalk.
7.
State Highway 20126 (Chinden Boulevard) is currently improved with 2 to 3 travel lanes with no curb,
gutter or sidewalk.
Locust Grove Road is currently improved with 2-travellanes with no curb, gutter or sidewalk. There
are few developments that have been approved on Locust Grove Road that will be constructing
sidewalk once their construction plans have been approved by the District.
Twilight Hush Way is currently unimproved but is proposed to be constructed as a 33-foot street
section with rolled curb, gutter and 5-foot attached concrete sidewalks.
West Pascana Street is currently unimproved but is proposed to be constructed as a 33-foot street
section with rolled curb, gutter and 5-foot attached concrete sidewalks.
3
8.
9.
Existing Right-of-Way
Jericho Road currently has a total of 50-feet of right-of-way (25-feet from centerline).
State Highway 20126 (Chinden Boulevard) currently has right-of-way that varies between 70 and 110-
feet.
Locust Grove Road currently has a total of 50-feet of right-of-way (25-feet from centerline).
Twilight Hush Way is proposed to have a total of 50-feetof right-of-way (25-feet from centerline).
West Pascana Street currently is proposed to have a total of 50-feet of right-of-way (25-feet from
centerline).
Existing Access to the Site
The existing single-family dwelling currently takes access to Jericho via a 40-foot wide gravel
driveway that extends into the site at the terminus of Jericho Road.
10.
Site History
The District has not previously reviewed a development application on this site.
11.
Capital Improvements Plan/Five Year Work Program
Currently, the surrounding roadways are not included in the District's Five Year Work Program or
Capital Improvements Plan.
Other Development in Area
On July 21, 2004, the District approved Leeshire Subdivision. Leeshire Subdivision is located directly
to the south of this site and is proposed to contain 87 -single-family residential lots, 1-office lot and 1-
commercial lot on 29.69-acres.
12.
On November 12, 2003, the District approved Saguaro Canyon Subdivision. Saguaro Canyon
Subdivision is located directly to the west of this site and is proposed to contain 461-sinlge-family
residential lots on 140.25-acres.
On February 19, 2002, the District approved Westborough Subdivision. Westborough Subdivision is
located on the east side of Jericho Road just north of this site. Westborough Subdivision is proposed
to contain 5-single-family residential lots, a charter high school and an elementary school on 28.29-
acres.
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.
4
B.
Findings for Consideration
1.
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 three stub streets that were previously approved with
surrounding developments.
The applicant is proposing to extend Jericho Road from the north property line. Jericho Road was
obtained by prescription a number of years ago. This right-of-way is confirmed on the plat of
Westborough Subdivision. Staff is supportive of the applicant's proposal to extend Jericho Road into
the site from the north property line.
The applicant is proposing to extend Twilight Hush Avenue form the south property line
approximately 139-feet east of the west property line. Twilight Hush Avenue was previously
approved with the preliminary plat application of Leeshire Subdivision. Staff is supportive of the
applicant's proposal to extend Twilight Hush Avenue from the south property line.
The applicant is proposing to extend West Pascana Street from the west property line approximately
100-feet south of the north property line. West Pascana Street was previously approved with the
preliminary plat application of Saguaro Canyon Subdivision. Staff is supportive of the applicant's
proposal to extend West Pascana Street into the site from the west property line.
The applicant is not proposing to construct a stub street to the east property line. Currently, there are
three parcels that total 19-acres of undeveloped property located directly to the east of this site. The
19-acres have approximately 664-feet of frontage on Locust Grove. Although Leeshire Subdivision
constructed a stub street to one of the parcels, the remaining two parcels have frontage on Locust
Grove Road ONLY. To provide neighborhood intra-connectivity, limit the number of access points to
Locust Grove Road and limit the vehicle miles traveled, staff recommends that the applicant extend
Jericho Road to the south abutting the east property line for a minimum of 60-feet. By locating the
right-of-way and constructing Jericho Road abutting the east property line, a quasi stub street will
provide the 9.080-acre site to the east with access to a local street, create intra-neighborhood
connectivity and will maintain the traffic circulation that the applicant is attempting to achieve with the
proposed site layout.
2.
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
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2.
3.
4.
5.
6.
6
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.
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section. The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
The applicant is proposing to construct the internal roadways 36-foot street section 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. The applicant has also
inquired about the 33-foot street section. The 33-foot street section meets District policy and should
be approved with this application. If the applicant would like to construct the internal roadways as 33-
foot street sections with rolled curb, gutter and sidewalk with parking on both sides of the roadway.
To obtain parking on both sides of the roadway, the applicant should submit a letter from the
appropriate fire department showing the review and approval of the alternative street section.
»*The applicant should be aware of the fact that Twilight Hush Avenue and West Pascana Street
were previously approved as 33-foot street sections with rolled curb, gutter and 5-foot attached
concrete sidewalks within 50-feet of right-of-way. The applicant will be required to tie into the existing
improvements of Twilight Hush Avenue and West Pascana Street. The applicant may continue the
33-foot street sections or may taper the roadways from 33-foot street sections to 36-foot street
sections.
C.
Site Specific Conditions of Approval
1.
Extend Jericho Road from the north property line.
Extend Jericho Road to the south abutting the east property line for a minimum of 60-feet.
Extend Twilight Hush Avenue form the south property line approximately 139-feet east of the west
property line, as proposed.
Extend West Pascana Street from the west property line approximately 100-feet south of the north
property line, as proposed.
Construct the internal roadways 36-foot street section with rolled curb, gutter and 5-foot attached
concrete sidewalks within 50-feet of right-of-way, as proposed.
OR
Construct the internal roadways as 33-foot street sections with rolled curb, gutter and sidewalk with
parking on both sides of the roadway. Submit a letter from the appropriate fire department showing
the review and approval of this alternative street section to acquire parking on both sides of the
roadway.
Comply with all Standard Conditions of Approval.
D.
1.
2.
3.
4.
5.
6.
7.
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 ¡¡butting 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 387-6280 (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 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.
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.
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 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.
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.
11.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2.
ACHD requirements are intended to ¡¡ssure 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.
7
Attachments
1. Vicinity Map
2. Site Plan
3. Request for Reconsideration Guidelines
8
Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
9
Sagauro <?~nyon
SubdivISion
10
leeshire Subdivision
Development Process Checklist
II
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 application to review
I8IThe Planning Review Division will do 2M of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
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 meeting for 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 directly to ACHD for review by the Development ReviØ\ll
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 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.
DID YOU REMEMBER:
Construction (Zone)
D Driveway or Property Approach(s)
Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week tumaround for this approval.
D 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)
D 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.
D Idaho Power Company
Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
D Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
11
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