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HomeMy WebLinkAboutACHD ReportPaul Woods, President Rebecca W. Arnold, Vice President Sara M. Baker, Commissioner Jim D. Hansen, Commissioner Kent Goldthorpe, Commissioner ______________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us October 26, 2017 To: RockHarbor Church, Inc., via email 1608 N. Meridian Road, Ste. 125 Meridian, ID 83646 Subject: MER17-0075/ A-2017-0218 6437 N. Tree Haven Way RockHarbor Church On April 5, 2017, the Ada County Highway District approved H-2017-0018 for a Rockbury Subdivision, a 4 lot subdivision consisting of 1 commercial lot, 1 multi-family lot, and 2 common lots on 23.56 acres. The site specific conditions of approval also apply to A-2017-0218 RockHarbor Church. If you have any questions, please feel free to contact me at (208) 387-6218. Sincerely, Dawn Battles Planner Development Services cc: City of Meridian, via email LKV Architects (Wayne Thowless), via email Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements).Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 2. In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 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. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 5. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 6. 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 (1-811-342-1585) 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. 7. 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. 8. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 9. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 11. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 1 Rockbury Subdivision Development Services Department Project/File: Rockbury Subdivision/ MPP17-0005/ H-2017-0018 This is a rezone and preliminary plat application for a 4 lot subdivision consisting of 1 commercial lot, 1 multi-family lot, and 2 common lots on 23.56 acres. The site is located at northwest corner of Tree Farm Way and Chinden Boulevard in Meridian, Idaho. Lead Agency: City of Meridian Site address: 6437 N. Tree Haven Way Commission Hearing: April 5, 2017 Consent Agenda Commission Approval: April 5, 2017 Applicant: Scott Harrop Rock Harbor Church, Inc. 1608 N. Meridian Road Meridian, ID 83642 Representative: Scott Wonders JUB Engineers, Inc. 250 S. Beechwood Avenue STE 201 Meridian, ID 83642 Staff Contact: Mindy Wallace, AICP Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: This is a rezone application to rezone 8.95 acres of R-15 and 16.11 acres of C-N to 6.71 acres or R-15 and 18.35 acres to C-N and a preliminary plat application for a 4 lot subdivision consisting of 1 commercial lot, 1 multi-family lot, and 2 common lots on 23.56 acres. On one of the commercial lots a 73,000 square foot church is planned to be constructed. At this time there are no plans for the development of the multi-family lot. The City of Meridian’s Future Land Use map calls for mixed use and medium density housing on this site. 2 Rockbury Subdivision 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Single family residential R-8 South Single family residential R-8 East Single family residential R-15 West Single family residential R-15 3. Site History: In March of 2015 ACHD previously reviewed this site as Jayker Village Subdivision consisting of 1 residential lot and 3 commercial lots. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Tree Farm Subdivision, located west of the site and consisting of 161 building lots was approved by the ACHD Commission on January 25, 2017. • Spurwing Subdivision (Jayker) is under construction in various stages east of the site. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Black Cat is listed in the CIP to be widened to 3-lanes from Chinden Boulevard/US 20-26 to McMillan Road between 2026 and 2030. • The intersection of Black Cat and Chinden Boulevard/ US 20-26 is listed in the CIP to be widened to 5-lanes on the north leg, 5-lanes on the south, 6-lanes east, and 6-lanes on the west leg, and signalized between 2026 and 2030. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 665 additional vehicle trips per day; 40 additional vehicle trips per hour in the PM peak hour on Sundays; based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. Weekday trips will be substantially lower, see finding for consideration 1 below. 2. Traffic Impact Study A traffic impact study may be required for lot 3 of the subdivision. Please contact ACHD’s Planning Review staff to determine whether or not a traffic impact study will be required for the future development of lot 3. 3 Rockbury Subdivision 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane collector is “D” (425 VPH). ** ACHD does not set level of service thresholds for State Highways. 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Chinden Boulevard west of Ten Mile Road was 15,262 on 3/26/14. • The average daily traffic count for Tree Farm Way north of Chinden Boulevard was 3,070 in October 2016. C. Findings for Consideration 1. Maximum Traffic on One Access Point a. Policy Maximum Traffic on One Access: District Policy 7206.3.3 states that if a proposed development only has one access to a public street that is classified a collector, or if it proposes to extend public streets from existing development with only one collector street access to the public street system, the maximum forecast ADT to be allowed at any point on the collector street is 3,000. This volume may be reduced or increased based on information received from the lead land use agency, the applicable fire department, and/or emergency services. The District will also take into consideration the following items when determining whether or not to reduce or increase the maximum allowable ADT: railroad crossings, canal crossings, and topography (foothills vs. flat land). b. Applicant Proposal: The applicant is proposing to use Tree Farm Way, an existing collector roadway, to access the site, along with a driveway on Chinden Boulevard. c. Staff Comments: The current average daily traffic (ADT) on Tree Farm Way is 3,070. ACHD policy allows up to 3,000 vehicle trips per day on a collector roadway that provides sole access to a site. Tree Farm Way currently provides sole access to the various Spurwing Subdivisions and will provide sole access for the first 2 phases (91 building lots) of Tree Farm Subdivision. On January 25, 2017, the ACHD Commission approved a waiver of the Maximum Traffic on One Access policy for Tree Farm Subdivision, allowing that applicant to final plat 91 buildable lots, prior to the construction of Black Cat Road from Chinden Boulevard to Tree Farm Way. Under total traffic conditions with the build out of the Spurwing Subdivisions and the first 2 phases of Tree Farm Subdivision, Tree Farm Way is estimated to have an ADT of 4,885. The applicant has indicated that the church, proposed to be constructed on lot 2 of the subdivision, will be open Monday through Thursday from 9 am to 5 pm, closed on Friday and Saturday, and will hold 3 services on Sunday; between 9:00 am and 12:30 pm. Monday Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project **Chinden Boulevard/ US 20-26 N/A Principal Arterial/ Express Way 854 N/A N/A Tree Farm N/A Collector 140 Better than “D” Better than “D” 4 Rockbury Subdivision through Friday there will be 25 to 30 employees on site and combined attendance for all 3 Sunday services is approximately 1,850. The applicant has been tracking the total number of cars and people currently attending services at this church at another location, and reports an average of 2.6 people per vehicle. Using the information provided by the applicant, there may be up to 100 vehicle trips per day Monday through Thursday and approximately 1,425 vehicle trips for services on Sunday. Traffic will be distributed between Tree Farm Way (via Tree Haven) and the driveway and Chinden Boulevard reducing the number site generated vehicle trips on Tree Farm Way. Staff Recommendation: Staff recommends a modification of ACHD’s Maximum Traffic on One Access Point policy to allow access to Tree Farm Way to access the development. Staff’s recommendation is due to the fact that most of the trips to and from the site will occur on Sunday during non-peak travel hours, the site’s current zoning, C-N, allows for a church on the site, and the applicant has proposed a right-in/right-out only driveway onto Chinden Boulevard to provide additional access to the site. 2. Chinden Boulevard/SH-20/26 Chinden Boulevard/SH-20/26 is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on Chinden Boulevard/SH-20/26. a. Applicant Proposal: The applicant has proposed to construct one right-in/right-out only driveway onto Chinden Boulevard/SH-20/26 at the site’s west property line. The driveway is proposed to be shared between the church parcel (Block 1, lot 2) and the undeveloped Puma Subdivision located directly west of the site. b. Staff Comments/Recommendations: Comply with requirements of ITD and City of Meridian for the Chinden Boulevard/SH-20/26 frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. ACHD is supportive of the applicant’s proposal to construct a right-in/right-out only driveway onto Chinden Boulevard at the site’s west property line, as it provides an alternative to using Tree Farm Way as the only access to the site. 3. Tree Farm Way a. Existing Conditions: Tree Farm Way abutting the site’s east property (425-feet) line is improved with 2/3-travel lanes, vertical curb, gutter, center landscape island, and 6-foot wide detached concrete sidewalks abutting the site. There is 60-feet of right-of-way for Tree Farm Way (30-feet from centerline). The western portion of Tree Farm Way abutting the site’s north property line, approximately 820-feet is not constructed. b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right -of-way 5 Rockbury Subdivision width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of-curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant Proposal: The applicant hasn’t proposed any improvements to Tree Farm Way abutting the site. d. Staff Comments/Recommendations: Tree Farm Way is already improved with 2/3 travel lanes, vertical curb, gutter, and sidewalk abutting the site. Therefore no additional street improvements or right-of-way dedication should be required as part of this application. Consistent with ACHD’s Minor Improvement policy, the applicant should be required to replace any broken or deteriorated curb, gutter, and sidewalk on Tree Farm Way abutting the site. Tree Farm Way abutting the site’s north property line is being constructed by M3 (Tree Farm Subdivision) with 2 travel lanes, bike lanes, vertical curb, gutter, and sidewalks on both sides of the roadway. To accommodate this improvement the applicant should be required to dedicate the right-of-way necessary to allow for the construction of a fully improved 36-foot residential collector street section; a minimum of 54-feet of right-of-way, prior to ACHD’s signature on the first final plat. 6 Rockbury Subdivision 4. Tree Haven Way a. Existing Conditions: Tree Haven Way is improved with 2-travel lanes, vertical curb, gutter, and 6-foot wide detached concrete sidewalks abutting the site. There is 55-feet of right-of- way for Tree Haven Way (27-feet from centerline). b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of -curb) for developments with any buildable lot that is less than 1 acre in size. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of -way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant’s Proposal: The applicant hasn’t proposed any improvements to Tree Haven Way abutting the site. d. Staff Comments/Recommendations: Tree Haven Way is already improved with 2/3 travel lanes, vertical curb, gutter, and sidewalk abutting the site. Therefore no additional street improvements or right-of-way dedication should be required as part of this application. 7 Rockbury Subdivision Consistent with ACHD’s Minor Improvement policy, the applicant should be required to replace any broken or deteriorated curb, gutter, and sidewalk on Tree Haven Way abutting the site. 5. Driveways 5.1 Tree Farm Way a. Existing Conditions: There are no driveways onto Tree Farm Way from the site. b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 20 MPH and daily traffic volumes greater than 200 VTD to align or offset a minimum of 245-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7206.4.6, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7206.4.6. c. Applicant’s Proposal: The applicant has proposed to construct a 20-foot wide driveway onto Tree Farm Way. The driveway is proposed to be located approximately 620-feet west of Tree Haven Way. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to construct the driveway as a curb return type driveway with 30-foot radii and to pave the driveway it’s full width at least 30-feet in to the site beyond the edge of Tree Farm Way. 5.2 Tree Haven Way a. Existing Conditions: There are 2 existing 20-foot wide driveways onto Tree Haven Way from the site. The driveways are located approximately 190 and 590-feet west of Tree Farm Way (measured centerline to centerline). 8 Rockbury Subdivision b. Policy: Driveway Location Policy: District policy 7208.4.1 requires driveways located near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest street intersection. Successive Driveways: District Policy 7208.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7208.4.3 restricts commercial driveways to a maximum width of 40-feet. Most commercial driveways will be constructed as curb-cut type facilities. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7208.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. c. Applicant’s Proposal: The applicant has proposed to widen the existing 20-foot wide driveway on Tree Haven Way located approximately 190-feet west of Tree Farm Way to a width of 50- feet with two 20-foot wide travel lanes and a 10-foot wide center landscape island. The applicant hasn’t proposed any changes to the 20-foot wide driveway located 590-feet west of Tree Farm Way. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to pave both driveways their full width and at least 30-feet into the site beyond the edge of Tree Haven Way. 9 Rockbury Subdivision 6. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 7. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. Driveways onto Tree Haven = Driveway onto Tree Farm = Right-in/Right-out driveway onto Chinden = Tree Farm Road to be constructed = 10 Rockbury Subdivision 8. Other Access Tree Farm Way is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. To accommodate the construction of Tree Farm Way abutting the site’s north property line, the applicant should be required to dedicate a minimum of 54-feet of right-of-way prior to ACHD’s signature on the first final plat. 2. Comply with requirements of ITD and City of Meridian for the Chinden Boulevard/SH-20/26 frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. 3. Replace any broken or deteriorated curb, gutter, and sidewalk on Tree Farm Way abutting the site. 4. Replace any broken or deteriorated curb, gutter, and sidewalk on Tree Haven Way abutting the site. 5. Construct one 20-foot wide driveway onto Tree Farm Way located 620-feet west of Tree Haven Way, as proposed. The driveway shall be constructed as a curb return type driveway with 30-foot radii and to pave the driveway it’s full width at least 30-feet in to the site beyond the edge of Tree Farm Way. 6. Reconstruct the existing 20-foot wide driveway on Tree Haven Way located 190-feet west of Tree Farm Way to a width of 50-feet with two 20-foot wide travel lanes and a 10-foot wide center landscape island, as proposed. Pave the driveway it’s full width at least 30-feet into the site beyond the edge of pavement of Tree Haven Way. 7. Pave the existing 20-foot wide driveway located 590-feet west of Tree Farm Way it’s full width at least 30-feet into the site beyond the edge of pavement of Tree Haven Way. 8. Other than the access approved as part of this application direct lot access to Tree Farm Way is prohibited and shall be noted on the final plat. 9. Payment of impacts fees are due prior to issuance of a building permit. 10. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of -way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right- of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. 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. 11 Rockbury Subdivision 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. 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 (1-811-342-1585) 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. 8. 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. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. 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 transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 12 Rockbury Subdivision VICINITY MAP 13 Rockbury Subdivision SITE PLAN 14 Rockbury Subdivision Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 15 Rockbury Subdivision Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section 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 assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. 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) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 16 Rockbury Subdivision 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.