ACHD 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
May 2, 2002
Winston Moore
PO Box 8204
Boise, Idaho 83707
SUBJECT:
Marlin Subdivision
North of 1-84 / East of Linder Road
152-1ot residential subdivision
318 East 37th Street
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
ECET, r
City
Dear Winston Moore,
On Wednesday May 1, 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) 387-6177.
Sincerely,
Principal Development Analyst
Planning and Development
Cc:
Planning & Development/chrOn/project file .:.:-'.,...
City of Meridian ':::~. ':: ,.: ·
Construction Services '::..,.:.- . ...~.. -.
Drainage :: . .:. :.
Hubble Engineers, Inc.
Ashley B. Ford
701 South Allen Street, Suite 102
Meridian, Idaho 83642
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat -
Marlin Subdivision North of 1-84/East of Linder Road
MPP02-008/MCUP02-010/MAZ02-007
152-Iot residential subdivision
This application has been referred to ACHD by the City of Meridian for review and comment. The
applicant is requesting rezone, conditional use and preliminary plat approval for a 152-1ot residential
subdivision on 40-acres. The 40-acre site is located on the east side of Linder Road just north of 1-84.
This development is estimated to generate 1,455 additional vehicle trips per day (0 existing) based on
the submitted traffic impact study.
The proposed preliminary plat is in conformance with District policy and will not require any
modifications of policy.
Roads impacted by this development:
Linder Road
Franklin Road
ACHD Commission Date - May 1, 2002 - 12:00 noon
Facts and Findings:
A. General Information
Owner - Winston Moore
Applicant - Hubble Engineers, Inc. - Ashley Ford
RUT - Existing zoning
R-4 - Proposed zoning
40 - Acres
152 - Proposed building lots
5 - Proposed common lots
7,500 - Total lineal feet of proposed public streets
West Ada - Impact Fee Service Area
Meridian - Impact Fee Assessment District
Marlin Subdivision
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Marlin Subdivision
Page 2
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Linder Road
Minor arterial with bike lane designation
Traffic count on Linder Road south of Franklin Road was 5,383 on 5-9-00
Better than C-Existing Level of Service
Better than C-Existing plus project build-out Level of Service
1,325 - feet of frontage
45 - feet existing right-of-way (20-feet west from centerline)
96-feet required right-of-way (48-feet from centerline) to match Franklin Road improvements
Linder Road is improved with a 3-lane street section with curb, gutter and sidewalk. There are
no improvements abutting the site The Linder Road/Franklin Road intersection is signalized.
The Linder Road/I-84 overpass is anticipated in this location within the next twenty years, and
is listed in the District's CIP. The applicant should be required to dedicate the full amount of
fight-of-way (exceeding 48-feet fi'om centerline for a portion of the property) needed for an
overpass. Staff has estimated this amount to be 48-feet for 615-feet tapering to 100-feet for
approximately 700-feet to 1-84.
Franklin Road
Minor arterial with bike lane designation
Traffic count on Franklin Road west of Linder Road was 7,529 on 5-9-00
Better than C-Existing Level of Service
Better than C-Existing plus project build-out Level of Service
Traffic count on Franklin Road west of Meridian Road was 17,518 on 5-9-00
Better than C-Existing Level of Service
Better than C-Existing plus project build-out Level of Service
O-feet of frontage
90-feet existing right-of-way (45-feet from centefline)
Franklin Road is improved with a 5-lane street section, tapering to 2-lanes with no curb, gutter
and sidewalk abutting the site.
Development patterns in the surrounding area are single family residential. To the north and east
of the site is The Landing Subdivision. To the west of the site is Primrose Subdivision. To the
south of the site is Interstate 84. Based on development patterns in this area and the resulting
traffic generation, staff anticipates that the transportation system will be adequate to
accommodate additional traffic generated by this proposed development at accepted levels of
service.
On April 15, 2002, the District Planning and Development staff inspected this site and evaluated
the transportation system in the vicinity. On April 19, 2002, the staffmet 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.
Marlin Subdivision
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The applicant hired EarthTech Engineering 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. The following are the principal
findings and recommendations of the study as provided by the Traffic Engineer:
The proposed development is projected to generate an average daily traffic (ADT) of 1455
vehicles per day (vpd), of which the AM peak hour traffic (PHT) is 114 vehicles per hour (vph)
and the PM peak hour is 154 vph.
The project is an infill project, which will not adversely impact the transportation system. This
development should not be required to construct any improvements to the system as mitigation
for the traffic impacts.
The construction of West Verbena Road will allow easier access to Linder Road for existing
subdivisions. This should be designed as a collector road to the second intersection to the north
(about 300 feet). East of that location, the traffic is low enough to be classified as a local road.
If traffic on this road is considered a problem for the developer, they may consider realigning
the road to make the connection more cimuitous or indirect.
West Verbena Road will serve as the primary access for the site. It is anticipated to carry 1700
vehicles per day, including traffic fi.om development to the east, for the first 300 feet. This will
be to the second intersection east of Linder Road. East of that intersection, the maximum daily
traffic volume will be approximately 800 vehicles per day. Traffic on Verbena on the east side
if the project is estimated at 500 vpd.
There are no major developments planned for this area that would contribute a significant
mount of traffic to the system. However it is estimated that the connection of Verbena Drive
from Linder Road to Pelican Way will allow a more direct connection to Linder Road for the
existing subdivision to the east. It is the opinion of this report that traffic fi.om the existing
subdivision will use this route and impact the intersection of Linder and Waltman Street. This
traffic is included in the total traffic. This traffic is already using the intersection of Linder
Road and Franklin Road, so it will not add additional trips to this intersection.
Background traffic for the year 2005 on existing roadways was obtained by projecting the
existing counted intersection traffic at an assumed growth factor. These growth rates were
based on the assumed projections in the area. The traffic study assumed a yearly increase of
3%. Since much of the area is built out and the system is generally closed, the growth rates are
expected to be small and will achieve the maximum traffic volumes within the expected build
out of the project.
Peregrine Elementary School is located on Waltman Road. The AM peak hour for the school
should coincide with the AM peak hour for this development, which is the primary reason for
the analysis of the Waltman/Linder intersection analysis.
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The traffic study determined that the trips from the subdivision will be distributed as follows:
10% west on Franklin, 35% north on Linder, and 50% east on Franklin. The remaining 5% is
projected to head east from the subdivision to the adjoining subdivision.
The intersection of Linder Road and Waltman Street will operate at LOS A under background
conditions and after the construction of the subdivision. It is assumed that the current LOS will
beA.
The intersection of Linder Road and Franklin Road will operate at LOS D under background
traffic conditions and build out traffic conditions. The assumed build out year is 2005. The
Intersection currently operates at a LOS D.
The intersection of Linder Road and Franklin Road will operate at LOS D under background
traffic conditions and build out traffic conditions in the horizon year 2020. Average delay per
vehicle will increase slightly.
· No off-site improvements are required as a result of traffic generated by this project. All
existing facilities have capacity available for this project.
The 20-year plan includes the extension of Linder Road as an overpass over 1-84. Such an
improvement would certainly impact the traffic on Linder Road, but the implications of this
project are beyond the scope of this report.
Future improvements should be required to complete traffic studies to assure that the existing
transportation system is not over taxed. A major project could be an overpass on Linder Road
over 1-84.
Once the land is developed to the east of this subdivision, access will be provided to Meridian
Road. This will help to provide interconnectivity and also lessen the impacts on the
Franklin/Linder Road intersection.
The Linder Road/I-84 overpass is anticipated in this location within the next twenty years, and is
listed in the District's CIP. The applicant should be required to dedicate the full amount of right-
of-way (exceeding 48-feet fi.om centerline for a portion of the property) needed for an overpass.
Staff has estimated this amount to be 48-feet for 615-feet tapering to 100-feet for approximately
700-feet to 1-84.
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The applicant should be required to construct a 5-foot wide detached concrete sidewalk on
Linder 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. The District will require a license agreement for the landscape strip
with the detached sidewalk. An agreement must be approved prior to scheduling the final plat
for signature. Please contact the Right-of-Way Division at 387-3271 for guidelines.
Marlin Subdivision
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The applicant is proposing to construct the main entrance to the subdivision, West Verbena
Drive, located 600-feet south of the north property line and intersecting with Linder Road.
District policy requires collector roadways intersecting an arterial roadway to offset a minimum
of 200-feet. West Verbena Drive (on the east side of Linder Road is located approximately 230-
feet north of West Verbena Drive (on the west side of the Linder Road). This location meets
District policy and should be approved with this application.
The applicant is proposing to construct West Verbena Road (extending from Linder Road
approximately 250-feet east) as a 42-foot street section within 60-feet of right-of-way with curb,
gutter and 4-foot detached sidewalk.
Unless otherwise approved, the applicant should be required to construct all public roads within
the subdivision as 36-foot street sections with curb., gutter, and 5-foot wide concrete sidewalks
within 50-feet of right-of-way.
The applicant is proposing to construct North Rainbow Trout Avenue south of West Silver
Salmon Drive and West Brook Trout Drive as a 29-foot street section within 50-feet of right-of-
way.
The District accepts local residential public roads with a 29-foot street section with parking
prohibited on one side, if the amount of vehicle trips per day on the street does not exceed 1,000.
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 may be constructed with a
29-foot street section with curb, gutter and 5-foot wide concrete sidewalk within 50-feet of right-
of-way. Parking should be restricted on one side of each of the roadways. A signage plan should
be submitted for review and approval by Planning and Development staff.
The applicant is proposing to extend West Verbena Drive, an existing stub street, into the site at
the west property line, that is a part of The Landing Subdivision. Staff supports the connection
of this street.
Construct an ACHD approved turnaround at the end of West Black Marlin Court. Submit a
design of the turnaround for review and approval by District staff.
The tumarounds should be constructed to provide a minimum turning radius of 45-feet. The
applicant should also be required to provide a minimum of a 29-foot street section on either side
of any proposed center islands within the turnarounds. The medians should be constructed a
minimum of 4-feet wide to total a minimum of a 100-square foot area. Dedicate 54-feet of right-
of-way plus the additional width of the median.
N. The applicant is proposing to construct six knuckles.
· Northwest comer of West Brown Trout Street and North Grayling Avenue.
· Southwest comer of North Grayling Avenue and North Barracuda Avenue.
· Southeast comer of North Roosterfish Avenue and North Barracuda Avenue.
· Southwest comer of West Brook Trout Way and North Rainbow Trout Avenue.
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Southeast comer of North Bass Drive and West Silver Salmon Drive.
Northeast comer of West Brown Trout Street and North Black Marlin Drive.
If the applicant proposes to construct traffic islands within the knuckles, the applicant should be
required to construct a traffic island in the knuckle; the traffic island should be a minimum of 4-
feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The
roadway around the traffic island should maintain a minimum of a 29-foot street section. The
design should be reviewed and approved by ACHD's Planning and Development staff.
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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.
Q. Any existing irrigation facilities should be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site should be
borne by the developer.
Based on development patterns in this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Site Specific Requirements:
Dedicate 48-feet for 615-feet tapering to 100-feet for approximately 700-feet to 1-84 of right-of-
way fi.om the centefline of Linder 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 AC}rD
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/ti 95.
Construct a 5-foot wide detached concrete sidewalk on Linder 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. The District
will require a license agreement for the landscape strip with the detached sidewalk. An agreement
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must be approved prior to scheduling the final plat for signature. Please contact the Right-of-Way
Division at 387-3271 for guidelines.
Construct the main entrance to the subdivision, West Verbena Drive, located 600-feet south of the
north property line and intersecting with Linder Road, as proposed. This location meets District
policy and is approved with this application.
Construct West Verbena Road (extending fi.om Linder Road approximately 250-feet east) as a 42-
foot street section within 60-feet of right-of-way with curb, gutter and 4-foot detached sidewalk, as
proposed.
Unless otherwise approved, the applicant shall be required to construct all public roads within the
subdivision as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within
50-feet of right-of-way.
Construct North Rainbow Trout Avenue south of West Silver Salmon Drive and West Brook Trout
Drive as a 29-foot street section with curb, gutter and 5-foot wide concrete sidewalk within 50-feet
of right-of-way with parking restricted on one side of each of the roadways. A signage plan shall
be submitted for review and approval by Planning and Development staff.
Extend West Verbena Drive, an existing stub street; into the site at the west property line, that is a
part of The Landing Subdivision, as proposed.
Construct an ACHD approved turnaround at the end of West Black Marlin Court. Submit a design
of the turnaround for review and approval by District staff. The mmarounds shall be constructed to
provide a minimum turning radius of 45-feet. The applicant shall also be required to provide a
minimum of a 29-foot street section on either side of any proposed center islands within the
tumarounds. The medians shall be constructed a minimum of 4-feet wide to total a minimum of a
100-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median.
9. Construct six knuckles, as proposed.
· Northwest comer of West Brown Trout Street and North Grayling Avenue.
· Southwest comer of North Grayling Avenue and North Barracuda Avenue.
· Southeast comer of North Roosterfish Avenue and North Barracuda Avenue.
· Southwest comer of West Brook Trout Way and North Rainbow Trout Avenue.
· Southeast comer of North Bass Drive and West Silver Salmon Drive.
· Northeast comer of West Brown Trout Street and North Black Marlin Drive.
If the applicant proposes to construct traffic islands within the knuckles, the applicant shall be
required to construct a traffic island in the knuckle; the traffic island shall be a minimum of 4-feet
wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway
around the traffic island shall maintain a minimum of a 29-foot street section. The design shall be
reviewed and approved by ACI-ID's Planning and Development staff.
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10.
Any proposed landscape islands/medians within the public fight-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 fight-of-way.
13. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
14.
Other than the public road specifically approved with this application, direct lot or parcel access to
Linder 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 specifically identify each requirement to be reconsidered and include a written explanation
of why such a requirement would result in a substantial hardship or inequity. The written
request shall be submitted to the District 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 from the consent agenda and
report to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission 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.
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.
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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.
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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.
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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.
do
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 Hi*~hway 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.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. 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
Marlin Subdivision
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ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
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No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans,
or other regulatory and legal restrictions in fome 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:
Planning and Development Staff
Commission Action:
Wednesday May 1, 2002
Marlin Subdivision
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