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HomeMy WebLinkAboutACHD CommentsMarch 28, 2007 To: Moose Creek Construction 1220 North Meridian Road, Suite 13 Meridian, ID 83642 Subject: Moose Creek Subdivision ! to 4275 N. Jones Creek John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner RECEIVRD JUN 0 7 2007 City Of Meridian City Clerk Office On March 21, 2007, the Ada County Highway District Commission acted on your application above referenced project. The attached report lists site -specific requirements, dltcon it for the approval and street improvements, which are required. The identified conditions will require a re- design of the current site plan. for of q If you have any questions, please feel free to contact me at (208) 387-6171. Sincerely ori Den Hartog Planning Review Supervisor Right -of -Way & Development Services Ada County Highway District CC: Project file, Utilities City of Meridian Ada County Highway District • 377S Adams Street • Garden City ID • 83714 • PH z08_387 6100 • FX 345-7650 0 www.achd.ada.id.us t . Right -of -Way & Development Services Department CHD - Project/File: Moose Creek Subdivision / / MPP07-00 This is a Preliminary Plat Subdivision /Annexation and Zoning application for 7- residential lots and 2 common lots on 8.03 acres Lead Agency: City of Meridian Site address: 4275 North Jones Creek Commission Approval: March 21, 2007 Applicant: Moose Creek Construction 1220 North Meridian Road Suite 13 Meridian, ID 83642 Representative: Briggs Engineering 1800 West Overland Road Boise, ID 83705 Staff Contact: Tech Review: Lori Den Hartog Phone: 387-6171 �- u-- Email: IdenhartogCa�achd ada id us March 15, 2007 Application Information: Acreage: 1.96 Current Zoning: R-4 Residential Lots: 7 Common Lots: 1 A. FindingS of Fact Existing Conditions 1 Site Information: The site is currently used for agricultural purposes. Descri tion of A4 Direction North South East i West acent Surrounding Area: Land Use Sin le famil dwellin Zon Sin le famil dwelling R-4 Sin le famil dwellin R-1 Single family dweiiing R-8 R-2 1 Moose Creek Subdivi.;. - E 2. Existing Roadway Improvements and Right -of -Way Abutting or Near the Site: Cherry Lane is currently improved with 5-traffic lanes, 68-feet of pavement with vertical curb, gutter and sidewalk abutting the site. There is 92-feet of right-of-way existing for Cherry Lane (46-feet from centerline). North Summertree Way was constructed as a half street section and is currently improved with 2-traffic lanes, 28-feet of pavement with curb and gutter abutting the site. There is 40-feet of right-of-way existing for North Summertree Way (I5-feetfrom centerline). 3. Existing Access: There are no access points to North Summertree Way from this 4. Site History:property. ACHD has previously reviewed this site for a preliminary plat subdivision application. The applicant has submitted two previous site plans that have attempted to incorporate an existing access easement for the property to the south of this site. Previous staff level reports have restricted access to Cherry due to the fact that the location does not meet District offset or access management policies. The previous staff reports were written and issued in August 2006. The City of Meridian has not taken a formal action on either of the two previous site design proposals. Development Impacts 5. Trip Generation: N. Impact Fees: This development is estimated to generate 70 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Single Family Detached Dwelling land use designation. 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. 7. Traffic Study: A traffic impact study was not required with this application. 8. Im acted Roadwa s: Roadway Frontage Functional Classification Traffic Count Level of S Cher Lane p peed Cherry 230-Feet Principal Arterial 7,653 east of Service* Limit McDermott Road on Better than 35 MPH „C„ 8/24/05 19,162 west of Linder North 165-Feet Local Residential Road on 5/5/04 Summertree N / A Acceptable 20 MPH Way planning threshold for this Road is *Acceptable level of service for afive-lane principal arterial roadway is "E°030 0 DT Capital Improvements Plan/Five Year Work Program ( 00 ADT). There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program. Cherry Lane is currently listed in the Capital 2 Moose Creek Subdivi,in., Improvements Plan for future expansion to a 5-lane roadway from McDermott Road to Black the west of this site. Cat, to B. Findings for Consideration Cherry Lane District Right -of -Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B . Thisright-of- way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. ) District Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on al roadways and arterial roadways (7204.7.2). I collector Applicant Proposal: The applicant does not propose to dedicate additional right-of-way or improvement construction on Cherry Lane. The applicant proposes to utilize the existing sidewalk on Cherry Lane. Staff Comment/Recommendation: The applicant's proposal for Cherry Lane is approved with this application Lane is fully improved at this time. cation as proposed. Cherry 2. North Summertree Way District Street Section and Right -of -Way Policy: District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-a will typically provide streets having a minimum pavement width of 32-feet with curbgutter sidewalks. The total street width shall be 36-feet from back -of -curb to back -of- ca in size this width may be allowed, depending on traffic volumes forecast to be unless en ' eand development. Concrete sidewalks shall be a minimum of 5-feet in widththey are separated curb. Variations of from the curb 5-feet or more in which case the sidewalk shall be a generated by the minimum of 4-feet in width. Applicant Proposal: The applicant proposes to dedicate 10-feet of right-of-way to total 25-feet from the entire local roadway. The applicant proposes to construct the other half of improvements existing along the entire sites frontage on North Summertcenter or 50-feet for completing this portion of North Summertree Way as a 36-foot streetthe half street of -way with vertical curb, gutter and 5-foot attached concrete side section within 50-feet of right - walk Way, thereby walk. Staff Comment/Recommendation: The applicant is required to dedicate right-of-way to total 50-feet from center feet) and complete North Summertree Way as a 36-foot street section me curb to back of new curb) and construct curb, gutter and 5-foot a centerline (an additional 10- 50-feet of right-of-way. attached concrete sidewalk withinexisting 3. District Tree Planters District's Tree Planter Width Policy prohibits all trees in planters less addition to prohibiting trees in planters less than 6-feet in width, the Planter width of 6-feet for class II tress with the installation than requires in width. In Policy requires a minimum Of root barriers on both sides of the 3 Moose Creek planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet. Applicant Proposal: The applicant has not specifically identified trees on the Preliminary Plat application or site plan. Staff Comment/Recommendation: Staff understands that the use of trees may be determined at a later time. The applicant is being provided the current policy in effect at this time and is directed to work with Development Review Staff in regard to the planning of trees in the right-of-way. 4. Internal Private Roadways District Private Street Policy: District policy 7205.6, other jurisdictions in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. District Access Management Policy: Access Policy: District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. If the developer can show that the use of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points for proposed developments at intersections should be located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the District Commission. District Offset Policy: • Local Street: District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). • Principal Arterial: District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). Applicant Proposal: The applicant has proposed to construct a 24-foot wide private road intersecting Summertree Way approximately 215-feet south of Cherry lane (measured centerline to centerline). The proposed roadway offsets another local street by approximately 40-feet. The applicant is requesting a modification of District policy to allow the existing access to Cherry Lane to remain and to add additional vehicle trips to that access. The proposal is to cons foot wide private road intersecting Cherry Lane at the northwest property line over an existing a 24 access easement. The proposed roadway offsets another local street by approximately 21 0-feet. 4 Moose Creek Subdivisi ,., Staff Comment/Recommendation: The proposed private street at the northwest property line offsets another local street b approximately 210-feet. The proposed location does not meet the Districts Offset policy for Principal Arterial roadways and does not meet the Districts Access Management polic beca site has frontage on a local residential roadway. Staff can not a y use the approve the private street accessing Cherry Lane and directs the applicant to take primary access from Summertree Way. The proposed private street is located over an existing access easement that serves one single-famil residence to the south of the site. District staff would consider allowing the access to Cher to remain if it were to provide access only to the existing residence to the south. However Y proposal adds a P p y Cherry Lane approximately 30 additional vehicle tri s er da to an existing access that does not meet District policy. Relocate the proposed private street accessing Summertree Way to align with the local roadway the east side of Summertree Way. If the City of Meridian a dway on shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 3 - pproves the private road, the applicant into the site beyond the edge of pavement of Summertree Way and install pavement tapers 0 feet - foot curb radii abutting the existing roadway edge. The applicant should provide a Ian showing how the private road grade meets the public road. District Policy requires a design r c with 15 of 20 MPH. p owing gn approach speed Street name and stop signs are required for the private road. The signs may be ordered thr the District. Verification of the correct, approved name of the road is required. ough lica be accepted as a public road if such a request is made in the future. Substantial red si tion, wiland l ACHD does not make any assurances that the private road, which is a part of this app reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway Dedicate a minimum of 50-feet of right-of-way for the road.• to ACHD: Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 5. Stub Streets District Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development undue hardship to adjoining property. An adequate and convenient access to ad' use in future development may be required. If a street ends at the de shall cause no meet the requirements of sub section 7205 If streets." Di adjoining property for that stub streets will be required to provide intra-neighborhoo development boundary, it shall 1 g properties. Stub streets will conform with the requirements ood District policy e access states adjoining p d circulation or to provide access to 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street hasno greater than 150-feet. A sign shall be installed at q ments described in Section 7204.5, "THIS ROAD WILL BE EXTENDED IN THE FUTURE he terminus of the stub street stating that, Applicant Proposal: The applicant has not proposed any stub streets but has proposed private property line. sed a p ate road on the west Staff Comment/Recommendation: The District does not have jurisdiction over private road interconnec ' tivity. r✓ Moose Creek Suhm,,;.;_ 6. Special Note to the City of Meridian District staff recognizes that the last two proposals for Moose Creek Subdivision included stub street access to the parcel to the west, which only has frontage on Cherry Lane. The previous proposals were desirable to the District because the internal roadways would effective) Provide access to Cherry Lane through Summertree Way. The current proposal would not satisfy thatintent because the proposed private roadways show bollards restricting access to Summertree Way. Support direct l District staff does not y lot access to Cherry Lane and does not support the bollard restriction to Summertree Way. Staff would support parcels that would restrict the number of access Points to Cherry Lane agreement among these 7. Other Access Cherry Lane is classified as an arterial roadway: all access points to Cherry Lane will be closed except the access specifically approved with this application: direct lot access to Cherry Lane is Prohibited and should be noted on the final plat. C. Site Specific Conditions of Approval 1. Dedicate 10-feet of additional right-of-way on North Summertree Way to total 25-feet from c 50-feet for the entire local roadway. enter or 2. Construct North Summertree Way as a complete 36-foot street section (measured back curb to back of new curb) and construct curb, gutter of ex fisting er and 5-foot attached concrete sidewalk 50-feet of right-of-way. within 3. Construct a 24-foot wide private road intersecting Summertree Way in alignment with street on the east side of Summertree Way. Pave the private street the minimum 30-feet iota) site and construct the private roadway not wider than 24-feet. into the 4. Cherry Lane is classified as an arterial roadway: all access points to Cherry Lane will be except the access specifically approved with this application: direct lot access Cherry s to Cherry Las ne is prohibited and shall be noted on the final plat. 5. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approv 2 3. 4 E Any existing irrigation facilities shall be relocated outside of the right-of-way. Private sewer or water systems are prohibited from being located within right -of --way, any ACHD roadway or All utility relocation costs associated with improving street frontages abutting the site shall be borne Replace any existing damaged curb, gutter and sidewalk and an th . Contact Construction Servi number) for details. Y at may be damaged during the construction of the proposed development ces at 387-6280 (with file Comply with the District's Tree Planter Width Interim Policy. Y 0 Moose Creek Suivi;...: 6. Utility street cuts in pavement less than five years old are not allowed unless approved the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. by 7. All design and construction shall be in accordance with the Ada Count ) tails. Manual, ISPWC Standards and approved supplements, Construction Services procleduresaPolicy applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the all of Idaho shall prepare and certify all improvement plans. e State 8. The applicant shall submit revised plans for staff approval, other required permits), which incorporates any requiired d sign changes issuance of buildin g permit (or 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada Count Highway District prior to District a pnc Y 9 y 10. Payment of applicable road impact fees is required prior to building approval for occupancy. Ordinance #200, also known as Ada County Highway District Road Impatct Fee Ordinance.ruction in with 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Ordinance. applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The The e shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior t ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations p6190 i the event any ACHD conduits (spare or filled) are compromised during an h p to breaking 387-6190 in 12. No change in the terms and conditions of this a Y phase of construction. signed by the applicant or the applicant's authorized representative and an authorized approval shall be valid unless they are in writing and representative of the Ada County Highway District. The burden shall be upon the applicant t0 obtain written confirmation of any change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the s application, shall require the applicant to comply with all rules, regulations, ordinances other regulatory and legal restrictions in force at the time the applicant subject of this advises the Highway District of its intent to change the planned use of the su 'plans, unlessrty waiver/variance of said requirements or other legal relief is pp ant or its successors in interest the time the change in use is sought. granted pursuant to the lawen effect at a E. Conclusions of Law 1 The proposed site plan is approved, if all of the Site Specific and Standard are satisfied. d Conditions of Approval undue burden on the existing vehicular transportation system within the 2. ACHD requirements are intended to assure that the proposed use/dev vicinit elopment will not plby the ace an Proposed development. y impacted VA Moose Creek Subdi,i.; - Attachments I . Vicinity Map 2. Site Plan 3. Request for Reconsideration Guidelines 4. Development Process Checklist QVAKLR kIDGi Nf iAL 7-1 %--4' � 6 ('AAKER RID(.f: 111111all, CIIFRRY �F7- 4x. vloI f I I'f ksPFX --4 CREFK 73-,* W. All 17t I HORN ,Wf CifERRYTRET 6f V44 Rf Fit , t: 7 (-F'R BIG CR TK 11 7 (JI.I. F TF T REN TOIN ERS 5; IWOOse Creek SuhIh,;.; ■ �r ■■ -I • I• S i r� iaiki• USIS � ■■ sal • ■:J■ • ■ rr ii ii I I1 N No Sam i i----'---- --- �h- lt fig 0 Moose Creek Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of AHD g 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 prevailingside reconsideration, but the motion may be seconded by any Commissioner and snvotmove ed on bY r all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion tone t certain time. o Postpone o a than 3:00 p.m. on the day prior to the Commission's next scheduled regular meetinb. The request must be in writing and delivered to the Secretary of the Highway District n o later following the meeting at which the action to be reconsidered was taken. Upon receipt of request, the Secretary shall cause the same to be placed on the agenda for that scheduled regular Commission meeting. p t next the c. The request for reconsideration must be supported new facts and information not presented at the oearlier meeting, oy writtenor a hanged s tuat onforth has developed since the taking of the earlier vote, or information establishing an error that or law in the earlier action. The request may also be Supported y of fact meeting. pported b oral testimony at the d. If a motion to reconsider passes, the effect is the original matter is in the exact occupied the moment before it was voted on originally. it will normally be returned to AC staff for further review. The Commission may set the date of the position it matter is to be returned. The Commission shall only take action on the originalHD meeting where the agenda notice so provides. meeting matter at a g at which the e. At the meeting where the original matter is again on the agenda for Commission interested persons and ACHD staff may present such written and oral testimony astlonthe President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 10 Moose Creek Development Process Checklis t ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Division will receive the development application to review ®The Planning Review Division will do one of the following: []Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time. ❑Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or art of a previous development application and that the site specific requirements from the previous development also apply to this development application. p ❑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. ®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level re orts. []For ALL development applications, including those receiving a "No Review" or "Comply With" letter: p • The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, 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 a rov DID YOU REMEMBER? pp al. Construction Zone ❑ Driveway or Property Approach(s) • Submit a "Driveway Approach CountyHighway Development Sery ces &TrafficService) r m to d The eis a one week turnaround lfor this D) Construction for approval by ( El Working in the ACHD Right -of -Way approval. • Four business days prior to starting work have a bonded contractor submit a "Temporary HighwayUse to ACHD Construction — Permits along with: a) Traffic Control Plan Permit Application" b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is > placing >600 s.f. of concrete or asphalt. 50 or you are Construction (Subdivisions) ❑ Sediment & Erosion Submittal • At least one week prior to setting up a Pre -Con an Erosion & Sediment Control Narrative & Plat, Designer, must be turned into ACHD Construction —Subdivision to be reviewed and a Division. by done by a Certified Plan approved by the ACHD Stormwater ❑ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO a y p scheduled. approved set of subdivision utility tans prior to Pre -Con being ❑ Final Approval from Development Services ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling aPre-Con. 11 Moose Creek Suhrn,,:_:_