HomeMy WebLinkAboutACHD CommentsAda County Highway District
David E. Wynkoop, President
Dave Bivens, 1st Vice President
Judy Peavey-Derr, 2nd Vice President
Susan S. Eastlake, Commissioner
Sherry R. Huber, Commissioner
Brighton Corporation
12426 W. Explorer Drive, Suite 220
Boise, ID 83713
May10,2002
318 East 37th Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACH D.ada. id. us
RECEIVE..D
City of Meridian
City Clerk Offie~;
SUBJECT: Heritage Commons/MAZ02-006/MCUP02-007/MPP02-007
On April 17, 2002, the Ada County Highway District approved your application for the above referenced
project. The attached report lists conditions of approval and street improvements, which are required.
If you have any questions, please feel free to contact staff at (208) 387-6178.
Sincerely,
Christy Richardson
Planning Review Supervisor
Planning and Development
Cc:
Planning & Development/chron/project file
City of Meridian Planning & Zoning
City of Meridian City Clerk
Construction Services
Drainage
Utilities
Engineering Northwest, LLC
10221 W. Emerald
Boise, ID 83713
Eugene Quenzer
4020 N. Black Cat Road
Meridian, ID 83642
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat -
Heritage Commons Locust Grove between Ustick and McMillan
MPP02-007/MAZ02-006/MCUP02-007
285-1ot subdivision
This application has been referred to ACHD by the City of Meridian for review and comment. The
applicant is requesting rezone and preliminary plat approval for a 285-Iot subdivision on approximately
75.4-acres. The proposed Heritage Commons subdivision is located on the west side of Locust Grove
Road between Ustick Road and McMillan Road. This proposed subdivision consists of 273-residential
lots, 1-commercial lot and l 1-common lots. This proposed commercial lot could consist of
approximately 44,000 square feet of office/retail space abutting Locust Grove Road, encompassing
approximately 3.4-acres. This development is estimated to generate 3,106 additional vehicle trips per
day (0 existing) based on the submitted traffic study.
The submitted preliminary plat is in conformance with District policy and does not require any
modification of policy. The site is located within the "North Meridian Planning Area."
Roads impacted by this development:
Locust Grove Road
McMillan Road
Ustick Road
ACHD Commission Date - April 17, 2002 12:00 noon
Facts and Findings:
A. General Information
Owner- Eugene Quenzer
Applicant -Brighton Corporation- Jonathan D. Wardle
Engineer- Engineering North West LLC-Gene Smith
RUT:Existing zoning
R-8- Proposed zoning
75 A-Acres
273- Proposed residential building lots
11-Proposed common lots
1-Proposed commercial lot with 6-proposed building pads
15,120-Total lineal feet of proposed public streets
West Ada- Impact Fee Service Area
Meridian- Impact Fee Assessment District
Heritage Commons.cmm
Page 1
Proposed Heritage C, orm'~s Subdivision
Locust Grove Road between Ustick Road and IVUVlillan Road
MF~2-007/MCUP02-007/MAZO2-0~
Meridian School
District
~10 0
Feet
S
Heritage Commons.cram
Page 2
Locust Grove Road
Minor arterial with bike lane designation
Traffic count on Locust Grove Road south of McMillan Road, was 4,719 on 6/28/01
Traffic count on Locust Grove Road north of Ustick Road, was 5,709 on 6/20/01
Better then Level "C"-Existing Level of Service
Better than "C" -Existing plus project build-out Level of Service
675-feet of frontage
50-feet existing fight-of-way (25-feet from centerline)
96-feet required right-of-way (48-feet from centerline)
Locust Grove Road is improved with 24-feet of pavement with no curb, gutter or sidewalk
abutting the site.
McMillan Road
Minor arterial with bike lane designation
Traffic count on McMillan Road west of Locust Grove Road was 3,598 on 6-20-01.
Traffic count on McMillan Road east of Locust Grove Road was 5,135 on 6-20-01.
Better than "C"-Existing Level of Service
Better than "C" -Existing plus project build-out Level of Service
O-feet of frontage
McMillan Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the
site.
Ustick Road
Minor arterial with bike lane designation
Traffic count on Ustick Road west of Locust Grove was 6,510 on 6-20-01.
Traffic count on Ustick Road east of Locust Grove was 7,640 on 6-20-01.
Better than "C" -Existing Level of Service
Better than "C" -Existing plus project build-out Level of Service
O-feet of frontage
Ustick Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
Development patterns in the surrounding area are single-family residential and agricultural. To
the north of the site is single-family residential. To the south of the site is single-family
residential. To the west of the site is agricultural. To the east of the site is single-family
residential.
On March 11, 2002, the District Planning and Development staff inspected this site and
evaluated the transportation system in the vicinity. On April 10, 2002, the staff met as the
District's Technical Review Committee and reviewed the impacts of this proposed development
on the District's transportation system. The results of that analysis constitute the following Facts
and Findings and recommended Site Specific Requirements.
Heritage Commons.cmm
Page 3
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include 700 to 900 residential lots, schools,
office/commercial lots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
· On October 17, 2001, the Commission approved a rezone application and a sketch plat for
Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The
applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family
subdivision on 452.16-acres.
· On October 17, 2001 the Commission approved a rezone and preliminary plat application
for an 8-1ot industrial subdivision on 34.6-acres.
· On November 7, 2001 the Commission approved rezone and annexation application for
370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91
acres and conditional use approval for a total of 692 single-family residences, 59 senior
housing units, 17 office lots, 10 commercial lots, and an elementary school.
· On February 6, 2002, the Commission approved a preliminary plat application for a 272-1ot
residential subdivision on 78-acres.
Due to the large number of inquiries in this area, staff and the development community realized
that the potential for development in this area is extreme and the traffic impact studies that each
individual developer was submitting did not include the major surrounding developments that are
"in the works". If staff examines each development individually, the roadway system appears
adequate, but when staff begins to add in a second or third large-scale development, the traffic
capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach
their 2020 planning thresholds.
Based on development patterns in this area, and the concern sun'ounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian
area fi.om Ustick Road to Chinden Boulevard, and fi'om Meridian Road to one-half mile west of
Black Cat Road.
One option for funding improving these roadways is the implementation of an extra-ordinary
impact fee overlay dislriet. Heritage Commons Subdivision may also be subject to any
extraordinary fees that the District may impose.
The second phase of the study, the economic phase has been initiated and will focus on the cost
of the improvements deemed necessary by the study, including right-of-way costs. The outcome
of the economic study has provided the District with an estimate of the costs to improve the
roadways in the North Meridian Planning Area to handle the traffic generated by the proposed
developments in the area. This final estimated cost is not yet available, as staff is still reviewing
street section options that may reduce the right-of-way costs.
Heritage Commons.cram
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The following Executive Summary is from the completed North Meridian Traffic Study. It
examines the improvements that are anticipated within the North Meridian Planning Area:
EXECUTIVE SUMMARY
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road (Sections 25-28, 33-36 ofT4N R1W and sections 29-32 of
T4N R1E), is selected Ada County Highway District (ACI-ID) for anticipated development build
out. The following are the principal findings and recommendations of the study:
· By the year 2020 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.
· 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 fi'om 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 (see Table 4).
· All of the arterial intersections in the study area are currently operating at acceptable level of
service of"C" or better.
· By the year 2020, the majority of study intersections are projected to meet the peak hour
traffic signal warrant.
· A proportionate share of the impacts of the individual sections at each of the study area
arterial intersections is summarized in Table 6.
· Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic
volume.
· Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may
be required at some access and arterial intersections.
· McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is
forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access
intersections right tums lanes may be necessary.
· Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted
with a 3-lane section west of Black Cat. At arterial intersections and at access intersections
right tums lanes may be necessary.
· Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at
access intersections right tums lanes may be required.
· McDermott Road is forecasted with a 3-1ane section in the study area. At arterial
intersections and at access intersections turn lanes may be required.
· Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections
. right turn lanes may be required.
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· Ten Mile Road is forecasted with a 5-1ane section in the study area. At arterial intersections
and at access intersections turn lanes may be required.
· Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of
McMillan in the study area. At arterial intersections right mm lanes may be required.
· Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right
mm lanes may be required. At Ustick Road a 5-1ane section is forecasted.
Staff recognizes that the mount of right-of-way dedicated with these improvements is
overwhelming, and that ACHD may not have the funds to purchase such a large amount of right-
of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the
amount of money that ACI-ID will pay out-of-pocket to acquire the right-of-way.
The applicant hired Washington Infi'astmcture Services to perform a traffic analysis of this site.
The analysis has identified the following conclusions, and this information has been verified by
District staff:
· This Development is projected to be built-out by the year 2005.
· Trip Generation and distribution expected for the proposed development. This is
"site traffic".
The proposed development is projected to generate an average daily traffic
(ADT) of 3,106 vehicles per day (vpd), of which the peak hour traffic (PHT) is
342 vehicles per hour (vph).
The local streets, residential collector streets, collector streets, and arterial streets within
the study area and the intersection to be analyzed.
· The primary impact will be along Locust Grove Road. The roadway impacts will
also be felt on Ustick and McMillan Road.
Locust Grove Road has a two-lane section and is classified as a minor arterial. The
posted speed limit near the site vicinity is 35 mph. The intersection at McMillan
Road has one lane approaches and is 4-way stop controlled. The intersection at
Ustick Road is signalized. All approaches at the Ustick Road intersection have left-
turn pockets.
Ustick and McMillan Roads have two-lane sections and are classified as minor
arterials. The posted speed limit on McMillan Road is 50 mph and the speed limit
on Ustick Road varies between 35 and 50 mph.
Existing land use, roadways, traffic patterns, roadway volume, and turning movement
volumes within the study area.
Heritage Cormnons.cmm
Page 6
· Existing Traffic counts in the vicinity and land use and trip generation characteristics of the
developments were obtained fi.om the North Meridian Traffic Study published by WIS.
The vacant property west of the site is proposed to be developed into Bayless Subdivision.
Bayless Subdivision is proposed to contain 146 single-family units. This development is
anticipated but a formal application has not yet been received by ACHD.
Traffic fi.om both the Bayless and Bridgetower subdivisions is included in the background
traffic. The build-out year for this study was assumed as 2005. Only the weekday p.m.
peak hour period between 4-6 pm was analyzed for the site impacts.
Existing levels of service within the study area.
· The intersection of Locust Grove Road and Ustick Road is a signal-controlled intersection.
This intersection has an overall LOS of B, with a delay of 17 seconds.
The intersection of Locust Grove Road and McMillan Road is a 4-way stop controlled
intersection. This intersection currently has an overall LOS of B, with a delay of 13
seconds.
Planned road improvements and major land development within the study area.
· Five Year Work Program - There currently are not any roadway or intersection
improvements scheduled for this developments impact area.
Forecast of future traffic patterns, roadway capacity, and turning movements in the study
area before the proposed development is built.
Background traffic for the year 2005 was obtained by factoring the existing traffic and
adding the traffic fi.om other vicinity developments. The existing traffic is projected at an
annual growth factor of 2%. This was obtained fi.om the North Meridian Area Study.
Forecast of future traffic patterns, roadway capacity volumes, and turning movements in the
study area after the proposed development is fully built and occupied. These numbers are
"site traffic" plus "background traffic".
As a result of the site build-out traffic, the vicinity roadways are expected to increase as
follows: traffic on Locust Grove Road north and south of McMillan may increase by 435
and 839 vpd respectively; traffic on Locust Grove Road north and south of Ustick Road
may increase by 2270 and 715 vpd respectively; traffic on Ustick Road west and east of
Locust Grove Road may increase by 933 and 622 vpd respectively.
At build-out of the Heritage Commons site, the intersection of Locust Grove Road and
Ustick Road is projected to operate at a LOS B with a delay of 19 seconds. This
intersection is signal-controlled.
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At build-out of the Heritage Commons site, the intersection of Locust Grove Road and
MeMillan Road is projected to operate at a LOS C with a delay of 22 seconds. This
intersection is 4-way stop controlled.
The site's north access intersection will be a 2-way stop controlled intersection. Left turn
movements from the site access are projected to operate at a LOS B with a delay of 15
seconds at build out year.
The site's south access intersection will be a 2-way stop controlled intersection. Eastbound
left turn movements are projected to operate at a LOS B with a delay of 16 seconds at build
out year.
Recommended roadway/pathway improvements and mitigation measures. This includes
location and design of driveways, intersections and traffic control devices.
· The north access intersection warrants a left-turn lane on Locust Grove Road. No separate
right-mm lane is required on Locust Grove Road.
· The south access intersection wan'ants a left-turn lane on Locust Grove Road. No separate
right-turn lane is required on Locust Grove Road.
Traffic on the north and south site access exceeds 1000 vpd. These accesses should be
designated and designed based on Collector Street Standards. Access to office buildings on
these streets should be based on ACHD's access requirements.
Locust Grove Road has adequate existing capacity to handle the traffic from Heritage
Commons project; Locust Grove will not have adequate capacity to handle the build out of
the 12-square mile North Meridian Planning Area. Locust Grove Road should be improved
based on the recommendations of the North Meridian Area traffic study.
· Most of the internal streets have daily traffic projections lower than 1000 vpd. The
preliminary site layout meets ACHI)'s access requirements.
The applicant should be required to construct a 5-foot wide detached concrete sidewalk on
Locust Grove Road located 2-feet within the new right-of-way. Coordinate the location and
elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-
way, provide an easement for the sidewalk.
Heritage Commons.cmm
Page 8
The applicant is proposing to construct the main entrance, East Heritage Place, intersecting
Locust Grove Road, located approximately 580-feet south of the north property line. East
Heritage Street should be designed with 21-foot street sections on either side of the center
medians. The medians should be constructed a minimum of 4-feet wide (maximum 12-feet
wide) to total a minimum of a 100-square foot area. The applicant will be required to dedicate
54-feet of right-of-way plus the additional width of the medians.
The applicant is proposing to construct the following roadways as 29-foot street sections within
50-feet of right-of-way.
· North Heritage Common Avenue: Village Common Street to Herons Crossing Drive,
· North Heritage Woods Avenue: Village Common Street to Herons Crossing Drive,
· North Heritage Park Way: Legacy Crossing Drive to Herons Crossing Drive,
· North Heritage Green Way: All segments,
· North Heritage Crossing Way: Legacy Crossing Drive to Herons Crossing Drive,
· East Heritage Street: Heritage Parkway to Heritage Crossing Way and Legacy Crossing
Drive to Legacy Common Avenue,
· North Legacy Common Avenue: All segments,
· East Truth Street: Legacy Common Avenue to Legacy Woods Avenue,
· East Trust Street: Legacy Common Avenue to Legacy Woods Avenue,
· North Legacy Woods Avenue. All segments
The District accepts local residential public roads with a 29-foot street section if the amount of
vehicle trips per day on the street does not exceed 1,000 when the roadway has a 5-foot planter
strip with a 4-foot separated concrete sidewalk and when the appropriate Fire Department
approves the street section. The proposed density of development that will utilize each of the
above-mentioned streets will generate less than 1,000 vehicle trips per day. These interior streets
should be constructed with a 29-foot street section with curb, gutter and 4-foot wide concrete
sidewalk within 50-feet of right-of-way.
The applicant is prOposing to construct the following roadways as 33,foot street sections within
50-feet of right-of-way with attached 5-foot concrete sidewalks:
· North Heritage Common Avenue Heritage Street to Legacy Crossing Drive,
· East Legacy Crossing Drive: All segments,
· East Tradition Street: All segments,
· North Heritage Woods Avenue: south of Legacy Crossing Drive.
This District allows 33-foot street sections in areas when the appropriate Fire Department
approves the street section and no more than 1,000 vehicle trips per day are forecast to use the
roadway.
Due to the fact that the preceding roadways are anticipated to carry less than 1,000 vehicle trips
per day, the applicant should construct them as 33-foot street sections within 50-feet of right-of-
way contingent upon review and approval from the appropriate Fire Department.
Heritage Commons.cmm
Page 9
The applicant is proposing to Construct the following roadways as 36-foot street sections with
curb, gutter and 5-foot wide concrete sidewalks:
· East Herons Crossing Drive: Heritage Crossing Way to the north property line,
· East Vestige Drive: All segments
· Ashton Street: Legacy Woods Avenue to the west property line.
The applicant should be required to construct these roadways as 36-foot street sections with curb,
gutter, and 5-foot wide concrete sidewalks within 50-feet of right-of-way.
K. The applicant is proposing to construct six stub streets:
· North Heritage Woods Avenue is proposed to stub to the south property line approximately
390-feet west of the east property.
· North Heritage Green Way is proposed to stub to the south property line approximately
1,030-feet west of the east property line.
· East Traditions Street is proposed to stub to the west property line approximately 130-feet
north of the south property line and stubbing to the west property line.
· East Ashton Street is proposed to stub to the west property line approximately 850-feet
north of the south property line.
· North Legacy Woods Avenue is proposed to stub to the north property line approximately
130-feet east of the west property line.
· North Legacy Common Avenue is proposed to stub to the north property line appwximately
420-feet east of the west property line.
District staff supports the location of these stub streets. District policy requires temporary
tumarounds at the end of stub streets that serve more than one lot, or are greater than 150-feet in
length. The applicant should be required to provide a paved temporary turnaround at the end of
North Heritage Green Way and North Legacy Woods Avenue. These paved tumarounds should
be paved with a temporary easement provided to the District. The applicant should be required to
install a sign at the terminus of the wadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround
with District staff.
The applicant is proposing to construct East Vestige Drive adjacent to the north property line,
intersecting Locust Grove Road. The applicant should construct East Vestige Drive as one-half
of a 36-foot street section plus 12-feet of additional pavement, with curb, gutter and 5-foot wide
concrete sidewalk within 42-feet of right-of-way.
M. The applicant is proposing five alleys within the proposed project.
· The fn'st proposed alley is proposed to connect North Heritage Common Avenue with
North Heritage Woods Avenue.
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Page 10
· The second proposed alley is proposed to connect North Heritage Woods Avenue with
North Heritage Park Way.
· The third proposed alley is proposed to connect North Heritage Common Avenue with
North Heritage Woods Avenue.
· The fourth and the fifth proposed alleys are proposed to connect North Heritage Woods
Avenue and North Heritage Park Way.
District policy 7204.10 requires the minimum fight-of-way width for all new residential alleys to
be 16-feet. Dedication of clear title to the fight-of-way, improvement of the alley, 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.
There are six commercial lots proposed to be located on North Locust Grove Road. Access to
these lots shall be located on the internal streets and access to Locust Grove should be prohibited.
Oo
Any proposed landscape islands/medians within the public fight-of-way dedicated by this plat
should be owned and maintained by a homeowners association. Notes of this should be required
on the final plat.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
Cl. Any existing irrigation facilities should be relocated outside of the right-of-way.
All utility relocation costs associated with improving street fi'ontages abutting the site should be
borne by the developer.
Special Notification to Applicant
To be consistent with previous Facts and Findings and Commission action, the applicant should
recognize that this development (the preliminary plat) may be subject to any extraordinary impact fee
or LID established by ACHD. Any implementation of extraordinary impact fees or an LID would first
be subject to a public hearing.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Heritage Commons.cmm
Page 11
Site Specific Requirements:
Dedicate 48-feet of right-of-way fi.om the centerline of Locust Grove Road abutting the parcel
by means of a warranty deed. The fight-of-way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
ACHD Commission or 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 be paid the fair market value of the right-
of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a
letter of application to the impact fee administrator prior to breaking ground, in accordance with
ACHD Ordinance #195.
Construct the main entrance, East Heritage Place, intersecting Locust Grove Road, located
approximately 580-feet south of the north property line with 21-foot street sections on either
side of the center medians, as proposed. The medians shall be constructed a minimum of 4-feet
wide (maximum 12-feet wide) to total a minimum of a 100-square foot area. The applicant will
be required to dedicate 54-feet of right-of-way plus the additional width of the medians.
Construct a 5-foot wide detached concrete sidewalk on Locust Grove Road located 2-feet
within the new fight-of-way. Coordinate the location and elevation of the sidewalk with
District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the
sidewalk.
Construct the following roadways as 29-foot street section with curb, gutter and a separated 4-
foot wide concrete sidewalk within 50-feet of right-of-way, as proposed. Parking shall be
allowed on both sides of these roadways contingent upon review and approval fi.om the
appropriate Fire Department.
North
· North
· North
· North
·
Heritage Common Avenue: Village Common Street to Herons Crossing Drive,
Heritage Woods Avenue: Village Common Street to Herons Crossing Drive,
Heritage Park Way: Legacy Crossing Drive to Herons Crossing Drive,
Heritage Green Way: All segments,
North Heritage Crossing Way: Legacy Crossing Drive to Herons Crossing Drive,
East Heritage Street: Heritage Parkway to Heritage Crossing Way and Legacy Crossing
Drive to Legacy Common Avenue,
North Legacy Common Avenue: All segments,
East Truth Street: Legacy Common Avenue to Legacy Woods Avenue,
East Trust Street: Legacy Common Avenue to Legacy Woods Avenue,
North Legacy Woods Avenue. All segments.
Construct the following roadways as 33-foot street sections within 50-feet of right-of-way
contingent upon review and approval fi.om the appropriate Fire Department, as proposed.
Heritage Commons.cram
Page 12
· North Heritage Common Avenue Heritage Street to Legacy Crossing Drive,
East Legacy Crossing Drive: All segments,
East Tradition Street: All segments,
· North Heritage Woods Avenue: south of Legacy Crossing Drive.
Construct the following street sections as 36-foot street sections with curb, gutter and 5-foot
wide concrete sidewalks within 50-feet of right-of-way, as proposed.
· East Herons Crossing Drive: Heritage Crossing Way to the north property line,
· East Vestige Drive: All segments
· Ashton Street: Legacy Woods Avenue to the west property line.
7. Construct six stub streets, as proposed.
· North Heritage Woods Avenue is proposed to stub to the south property line
approximately 390-feet west of the east property.
· North Heritage Green Way is proposed to stub to the south property line approximately
1,030-feet west of the east property line.
· East Traditions Street is proposed to stub to the west property line approximately 130-
feet north of the south property line and stubbing to the west property line.
· East Ashton Street is proposed to stub to the west property line approximately 850-feet
north of the south property line.
· North Legacy Woods Avenue is proposed to stub to the north property line
approximately 130-feet east of the west property line.
· North Legacy Common Avenue is proposed to stub to the north property line
approximately 420-feet east of the west property line.
Provide a paved temporary turnaround at the end of North Heritage Green Way and North
Legacy Woods Avenue with a temporary easement provided to the District and install a sign at
the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE". Coordinate the sign plan for the stub street, and the design of the turnaround with
District staff.
o
Construct East Vestige Drive intersecting Locust Grove and the north property line, as one-half
ora 36-foot street section plus 12-feet of additional pavement, with curb, gutter and 5-foot wide
concrete sidewalk within 42-feet of right-of-way, as proposed.
Construct five alleys within the proposed project within a minimum of 16-feet of right-of-way,
as proposed.
· The first proposed alley is proposed to connect North Heritage Common Avenue with
North Heritage Woods Avenue.
· The second proposed alley is proposed to connect North Heritage Woods Avenue with
North Heritage Park Way.
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Page 13
· The third proposed alley is proposed to connect North Heritage Common Avenue with
North Heritage Woods Avenue.
· The fourth and the fifth proposed alleys are proposed to connect North Heritage Woods
Avenue and North Heritage Park Way.
10.
Any proposed landscape islands/medians within the public right-of-way dedicated by this plat
shall be owned and maintained by a homeowners association. Notes of this shall be required on
the final plat.
11.
Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact Construction Services at 387-6280 (with file numbers) for
details.
12. Any existing irrigation facilities shall be relocated outside of the right-of-way.
13.
All utility relocation costs associated with improving street fi:ontages abutting the site shall be
borne by the developer.
14.
Other than the public streets specifically approved with this application, direct lot or parcel
access to Locust Grove Road is prohibited. Lot access restrictions, as required with this
application, shall be stated on the final plat.
Standard Requirements:
A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The request
shall sl~ecificall¥ identify each retluirement to be reconsidered and include a written exl~lanation
of why such a requirement would result in a substantial hardshil~ or inequity. The written
request shall be submitted to the DlStfict no later than 9:00 a.m. on the day scheduled for
ACHD. Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item fi:om the consent agenda and
report .to the Commission regarding the requested modification, variance or waiver. The
Commission will act those items on unless removed from the agenda by the Commission.
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.
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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.
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.
be
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.
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.
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.
e. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #195, also known as Ada County Highway District Road Impact
Fee Ordinance.
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 ACI-ID 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.
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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.
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 fight-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised
during any phase of construction.
No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all roles, 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.
Conclusion of Law:
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.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted by:
Commission Action:
Planning and Develooment Staff
Aoril 17,2002
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