HomeMy WebLinkAbout2021-05-04 ACHD CH D Kent Goldthorpe, President
Dave McKinney,Vice-President
Jim D. Hansen,Commissioner
Clel Mary May,Commissioner
Alexis Pickering,Commissioner
May 411, 2021
To: Blaine A Womer Civil Engineering
Andrew Newell
4355 W Emerald Street
Suite #145
Boise, ID 83706
Subject: MER21-0057 / H-2021-0015
1789 N Hickory Way
Woodcrest Townhomes
The applicant is requesting approval for rezone from L-O to R-15 and the construction of 21
townhomes on 1.97 acres.
A. Findings of Fact
1. Hickory Way
a. Existing Conditions: Hickory Way is improved with 2-travel lanes,vertical curb, gutter,
and 5-foot wide attached concrete sidewalk. There is 60-feet of right-of-way for Hickory
Way (30-feet from centerline).
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 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
Ada County Highway District•3775 Adams Street•Garden City,ID•83714•PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
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 sidewalk 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.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street
Map (MSM) guide the right-of-way acquisition, collector street requirements, and
specific roadway features required through development. This segment of Hickory Way
is designated in the MSM as a Residential Collector with 2-lanes and on-street bike
lanes, a 36-foot street section within 54-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any frontage improvements on
Hickory Way.
d. Staff Comments/Recommendations: Hickory Way is already improved with 2-travel
lanes, vertical curb, gutter, and 5-foot wide attached concrete sidewalk within 60-feet of
right-of-way, consistent with the MSM. Therefore, staff recommends no additional
improvements or right-of-way dedication be required with this development application.
Consistent with the District's Minor Improvements policy, the applicant should be
required to replace any damaged or deteriorated portions of curb, gutter, and sidewalk
on Hickory Way abutting the site.
2. Private Roads/Driveways
a. Existing Conditions: There is an existing 33-foot wide shared curb return type
driveway from the site onto Hickory Way in alignment with Solterra Way to the north.
This driveway is shared with the parcel located directly east of the site.
b. Policy:
Private Road Policy: District policy 7212.1 states that the lead land use agencies 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. The private road should have the
following requirements:
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
• Designed to discourage through traffic between two public streets,
• Graded to drain away from the public street intersection, and
• If a private road is gated, the gate or keypad (if applicable) shall be located a
minimum of 50-feet from the near edge of the intersection and a turnaround shall be
provided.
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 25 MPH and daily traffic volumes greater
than 100 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.
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 is requesting to use the existing 33-foot shared
wide curb return type driveway, located in alignment with Solterra Way to the north, to
access the site and to reconstruct the existing drive aisle as a 27-foot wide private road/
drive aisle through the site.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
d. Staff Comments/Recommendations: The applicant's proposal meets District policy
and should be approved, as proposed.
If the City of Meridian approves the private road, the applicant shall be required to pave
the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site
beyond the edge of pavement of all public streets and install pavement tapers with 15-
foot curb radii abutting the existing roadway edge. If private roads are not approved by
the City of Meridian, the applicant will be required to revise and resubmit the preliminary
plat to provide public standard local streets in these locations.
Street name and stop signs are required for the private road. The signs may be ordered
through the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this
application, will be accepted as a public road if such a request is made in the future.
Substantial redesign and 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
to ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
• Construct a stub street to the surrounding parcels.
B. Site Specific Conditions of Approval
1. Repair or replace any damaged or deteriorated portions of curb, gutter, and sidewalk on
Hickory Way abutting the site.
2. Construct a 27-foot private road/ drive aisle from the site taking access to the existing 33-
foot wide curb return type driveway, located partially from the site onto Hickory Way in
alignment with Solterra Way to the north, as proposed.
3. Install street name and stop signs for the private road/drive aisle. The sign may be ordered
through the District. Verification of the correct approved name of the road is required.
4. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a
building permit. Please contact the ACHD Planner (see below) for information regarding
impact fees.
5. Submit civil plans to ACHD Development Services for review and approval. The impact
fee assessment will not be released until the civil plans are approved by ACHD.
6. Comply with the Standard Conditions of Approval as noted below.
C. Traffic Information
Trip Generation
This development is estimated to generate 154 vehicle trips per day; and 12 vehicle trips per
hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation
Manual, 101" edition.
Condition of Area Roadways: Traffic Count is based on Vehicles per hour(VPH)
Roadway Frontage Functional PM Peak Hour PM Peak Hour
Classification Traffic Count Level of Service
Hickory Way 209-feet Collector 137 Better than "D"
* Acceptable level of service for a two-lane collector is "D" (425 VPH).
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD's most
current traffic counts.
• The average daily traffic count for Hickory Way north of Fairview Avenue was 4,286
on 10/17/2018.
D. Attachments
1. Vicinity Map
2. Site Plan
3. Standard Conditions of Approval
4. Appeal Guidelines
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
If you have any questions, please feel free to contact me at (208) 387-6346.
Sincerely,
Brenna Garro
Planner 1
Development Services
cc: City of Meridian (Sonya Allen), via email
Landmark Pacific Development LLC (Don Newell), via email
Agent (Pam Weatherly), via email
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
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Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
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, 7203.6, 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.
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.
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.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an
applicant of the final decision made by the Development Services Manager when it is
alleged that the Development Services Manager did not properly apply this section
7101.6, did not consider all of the relevant facts presented, made an error of fact or law,
abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable
fees to be charged the applicant for the processing of appeals, to
cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of
appeal with the Secretary and Clerk of the District, which must be filed
within ten (10) working days from the date of the decision that is the
subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and
telephone number and state the grounds for the appeal. The grounds
shall include a written summary of the provisions of the policy relevant
to the appeal and/or the facts and law relied upon and shall include a
written argument in support of the appeal. The Commission shall not
consider a notice of appeal that does not comply with the provisions
of this subsection.
c. Time to Reply: The Development Services Manager shall have ten
(10) working days from the date of the filing of the notice of appeal to
reply to the notice of the appeal, and may during such time meet with
the appellant to discuss the matter, and may also consider and/or
modify the decision that is being appealed. A copy of the reply and
any modifications to the decision being appealed will be provided to
the appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the
hearing of the appeal will be noticed and scheduled on the
Commission agenda at a regular meeting to be held within thirty (30)
days following the delivery to the appellant of the Development
Services Manager's reply to the notice of appeal. A copy of the
decision being appealed, the notice of appeal and the reply shall be
delivered to the Commission at least one(1)week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall
either affirm or reverse, in whole or part, or otherwise modify, amend
or supplement the decision being appealed, as such action is
adequately supported by the law and evidence presented at the
hearing.
Ada County Highway District•3775 Adams Street•Garden City,ID•83714• PH 2O8-387-6100• FX 345-7650•www.achdidaho.org