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Commentscr CENTRAL DISTRICT CENTRAt�-DISTRICT HEALTH DEPAt.I-�"M NTEHEALTH Environmental Health Division DEPARTMENT Rezone # Conditional Use # _ Preliminary / Final / Short Plat 017— — 0-7 Return to: ❑ Boise ❑ Eagle ❑ Garden City meridian ❑ Kuna ❑ ACZ ❑ Star We have No Objections to this Proposal. - i ❑ 2. We recommend Denial of this Proposal. Nov 15 2002 City Of Meridian ❑ 3. Specific knowledge as to the exact type of use must be provided before we can comrr�er+f'b l �hA1Pr6F6s@l ❑ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ❑ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ❑ high seasonal ground water ❑ waste flow characteristics ❑ or bedrock from original grade ❑ other ❑ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ❑ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. ❑ 8. After written approval from appropriate entities are submitted, we can approve this proposal for: ❑ central sewage ❑ community sewage system ❑ interim sewage ❑ central water g y ❑community water well ❑ individual sewage ❑ individual water ❑ 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: ❑ central sewage ❑ community sewage system g y ❑community water ❑ sewage dry lines ❑ central water ❑ 10. Run-off is not to create a mosquito breeding problem. ❑ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ❑ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ❑ 13. We will require plans be submitted for a plan review for any: ❑ food establishment ❑ swimming pools or spas ❑ beverage establishment ❑ grocery store ❑ 14. ❑ child care center Date: Reviewed By: CDHD 9/00Ikc Review Sheet RECEIVED, NOV 2 12002 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 November 19, 2002 Phones: Area Code 208 OFFICE: Nampa 466-7861 Will Berg, City Clerk SHOP: Nampa 466-0663 City of Meridian 33 East Idaho Meridian, ID 83642 Re: AZ 02-027 Zoning boundary modification for proposed Locust Grove Place Subdivision Dear Commissioners: The Nampa & Meridian Irrigation District has no comment on the above -mentioned application. Sincerely, A'-ew 6 Bill Henson, Asst. Water Superintendent NAMPA & MERIDIAN IRRIGATION DISTRICT BH/dll Cc: File — Shop File — Office Water Superintendent APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 Tor The ,1 eopfe ldafto STATE TA% COMMISSION o- Park BIVd.. Plaza IV • Boise. ID • 83722 October 30, 2002 William G. Berg, Jr. Meridian City Clerk 33 East Idaho Avenue Meridian, ID 83642 Subject: Ordinance No. 965 Dear Mr. Berg: f'J Z 02 -vUg The Idaho State Tax Commission received the documentation that was provided for the annexation of real property into the City of Meridian, for tax year 2003. The Idaho State Tax Commission approves the map and legal description. This approval is limited to the acknowledgement that the map and legal description meets the requirements of Section 63-215 Idaho Code, and Idaho State Tax Commission Rule 225. Sincerely, j 7pTa-fb'ot GIS Analyst, Sr. Technical Support Bureau Idaho State Tax Commission CC: County Assessor County Clerk Harley Hinshaw, Property Appraisal Section Manager Gary Houde, Technical Records Specialist Equal Oppo rtunit-y Eiupl( ver Hearing Impaired Callers TDD 1-800-377- RECEIVED NOV - 8 2002 City Of Meridian City Clerk Office i r t-KUP1:San itars Services, I e08-888-5052 �,I,AYOR RObert D. Came (-IiY COUNCIL MEMBL•tts TaIntny d,-wcerd wllliim L. M. Nary Cl)e''c MX:indlcss K; nh Bud a� verldLITY or x- anf IDAHO �zk�inu lttY- lVf� TU:(neridian Clerk P:1'1 I.FG,\L DEP.aRTNIE141 r.,x 2a8 25o1 PARKS & KEC REATION (-n-� 3R3 3579 • Fix x7rs•55QI PUBLIC N'UI<Ks (1.03) 593-5500 -FIX 867.12W BIALDING DCP-1FTMEN'r (:U81 887-221 1 - rj j .`I87 I =97 PLANNING AND 70NING (20x) XX.4-5533 • F;t.t SRA•GAS I TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOP WITH THE CITY OF MERIDIAN MENT PROJECTS To insure that your comments and recommenaations will be considers b and Zoning Commission, please submit your comments and recommendations toe Meridian Planning Mendlan City Clerk's Office Attn: W111 Berg, City Clerk, by: January Transmittal Da1e: November 7 File No.: AZ 02-027 , 2002 Re 9, 2003 Hearing Dale: Janua 16, 2003 quest. Zontng boundary modlflcatlon of R-40 and Locust Grove Place Subdlvlston By: Wardle and Associates Location of Pro zones on 11.76 acres for MIJ Percy or Protect: west of North Locust Grove Road and south of East Fairview Avenue 1 _ David Zaremba, P/Z (No VAR, vAc, FP) __ Jeny Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No vAR, VAC, Meridian School Dlsjrjct (A/, FP) Meridian Post FP) Michael Rohm, P/Z (No vAR, VAC. Fp) -----.Keith Borup, P/Z Office (FP/ppony) _Ada County Highway District (No VAR, vAc:, Fp) —� Robert Come, Mayor �_ Community Planning Central District Health ------ � Bill Nary, C/C Tammy deWeerd, C/C !i Nampa Meridian Irrig. District scorers irrigation District �� Keith Bird, C/C ------.Idaho Power Co. ------ . Chene McCandless, C/C Water Department (ppjpp Only) U.S. Wei (F)'/PP only) Intermountain ewer Department `Bureau Gas (FP/PP only) of Reclamatlon Sanitary Service (No VAR, VAC. Fp) ---� ------ Building Department (Fppponly) Idaho Transportation Department (No Fp) Ada Your C _ --� � County (Annoxrrt only) da t n ------ _ Police Department City Attorney City Engineer City Planner Parks Department RECEIVED JAN 14 2003 City Of -Meridian (208) 388sl33 33 EAST IDA110 • MERfpIgN InAHo 8'6a12 Clerk Office •Fax (203) 337.4813 C1Iy Clerk 011icc Fux (203) $$9.4214 •Hum sn Resources F;tx (209) US-1193 -TAN 14 '03 06:51 20R-RS A—zna MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Cherie McCandless Keith Bird CITY OF c� erl�lcn- �� IDAHO j �Fy Qj i Pq -��TR �t'H-�11.�Y �SINLE 7903 LEGAL DEPARTMENT (208) 288-2499 - Fax 288-2501 PARKS & RECREATION (208 888-3579 - Fax 899-5501 PUBLIC WORKS (208) 898-5500 -Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 -Fax 887-1297 PLANNING AND ZONING (208) 884-55 33 - Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: January 9, 2003 Transmittal Date: November 7, 2002 Hearing Date: January 16, 2003 File No.: AZ 02-027 Request: Zoning boundary modification of R-40 and C-C zones on 11.76 acres for proposed Locust Grove Place Subdivision By: Wardle and Associates Location of Property or Project: west of North Locust Grove Road and south of East Fairview Avenue David Zaremba, P/Z (No VAR, VAc, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, VAc, FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C Tammy deWeerd, C/C Keith Bird, C/C Cherie McCandless, C/C _____,eater Department wer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer -.City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FPrnP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP only) U.S. West (FPrnPonly) Intermountain Gas (FP/PPonly) Bureau of Reclamation (FP/PP only, Idaho Transportation Department Ada County (Annexation wh i Your Concise Remarks: (No FP) NUV - 0 ZUUZ RECETVEI b; _,IAN D,l-p," NOV 1) 2002 City of: Meridio:, City Clerk Office 33 EAST IDAHO - MERIDIAN, IDAHO 83642 (208) 888-4433 - Fax (208) 887-4813 - City Clerk Office Fax (208) 888-4218 - Human Resources Fax (208) 288-1193 MAYOR Robert D. Corrie CITY COUNCIL MEMBERS Tammy deWeerd William L. M. Nary Cherie McCandless Keith Bird CITY OF 7907 LEGAL DEPARTMENT (208) 288-2499 • Fax 288-2501 PARKS & RECREATION (208 888-3579 • Fax 898-5501 PUBLIC WORKS (208)898-5500 -Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 887-129' PLANNING AND ZONING (_208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: January 9, 2003 Transmittal Date: November 7, 2002 Hearing Date: January 16, 2003 File No.: AZ 02-027 Request: Zoning boundary modification of R-40 and C-C zones on 11.76 acres for proposed Locust Grove Place Subdivision By: Wardle and Associates Location of Property or Project: west of North Locust Grove Road and south of East Fairview Avenue David Zaremba, P/Z (No VAR, VAC, FP) Jerry Centers, P/Z (No VAR, VAC, FP) Leslie Mathes, P/Z (No VAR, VAC, FP) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P/Z (No VAR, VAC, FP) Robert Corrie, Mayor Bill Nary, C/C ___Tammy deWeerd, C/C Keith Bird, C/C -�.cCherie McCandless, C/C Water Department Sewer Department Sanitary Service (No VAR, vAC, FP) -.Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department Meridian School District (No FP) Meridian Post Office (FP/PP only) Ada County Highway District Community Planning Assoc. Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PPonly) U.S. West (FPiPPonly) Intermountain Gas (FPrPP only) Bureau of Reclamation (FP/PP only) ---.. our Concise Remarks: (No FP) wn RECEIVED NOV 18 2002 33 EAST IDAHO •MERIDIAN, IDAHO 83642 City of Meridian City Clerk Office(208) 888-4433 •Fax (208) 887-4813 • City Clerk Office Fax (208) 888_4218 Human Resources Fax (208) 288_1193 NL\YCR ROBERT D. CORRIE l-H1EF COUNCIL MEMBERS KEN W. BOWERS WILLLart L.M. NARY - DEPUTY CHIEF - FIRE PREVENTION KEITH BIRD TA JOSEPH S IL V A AtY DE WEERD CITY car DEPUTY CHIEF -TRAINING CHERIE MCCANDLESS — t BILL JOHNSON RURAL FIRE COMMISSIONERS � ' "Y RICHARD GREENE ID.\HO 1 540 East Franklin Road TERRY LEIGHTON Meridian, 1D 83642 STEVE ELLIOTT ��"��,, -r , ��. v ^� (208) 888-1234 03 Fax (208) 895-0390 MERIDIAN CITY/RURAL, FIRE DEPARTMENT November 14, 2002 ' REC'E"IVED JAN - 8 2003 r �J tf'meridi" City Clerk Office TO: Mayor, City Council & Meridian Planning & Zoning Commission FROM: Joseph Silva, Deputy Chief, Fire Prevention SUBJECT: Locust Grove Place Subdivision AZ 02-027, CUP 02-041, PP 02-026 The following will be the requirements and/or concerns to provide minimum levels of fire protection for the proposed project: I. That a fire -flow of 1,000 gallons per minute shall be available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix III -A 2. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 3. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 4. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. 5. All internal roads shall have a minimum radius of 28' inside and 48' outside radius. 6. The roadways shall be built to Ada County Highway Standards. UFC 902.2.1 7. An approved turn -around is required for any dead -ends over 150' in the commercial area. 8. On street parking shall be restricted to one side on all streets to provide a minimum of a 20' clear driving surface available at all times. ih CH N*"' David E. Wynkoop, President Dave Bivens, 1 st Vice President Judy Peavey -Derr, 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner Ada County Highway District December 12, 2002 TO: L C Development, Inc. P.O. Box 518 Meridian, ID 83680 FROM: Craig Hood Development Analyst Planning & Development SUBJECT: MPP02-026/MCUP02-041/MAZ02-027 Locust Grove Place Subdivision 1315 N. Locust Grove Road 318 East 37th Street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us RECEIVE DEC 13 2002 City of Meridian City Clerk OffieQ On December 11, 2002 the Ada County Highway District Board of Commissioners acted on your application for the above referenced project. The attached staff report lists conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact staff at (208) 387-6170. Cc: Planning & Development/chron/project file City of Meridian Construction Services Drainage Wardle & Associates, 50 Broadway Avenue, Ste. B, Boise, ID 83702 i w ' A0 C Ada County Highway District Right -of -Way & Development Department Planning Review Division This application requires Commission action because the applicant is not proposing to extend a stub street and is proposing two access points that do not meet policy for location. This item was heard on the consent agenda on December 11, 2002 at 6:30 pm. Tech Review for this item was held with the applicant on November 15, 2002. Please refer to Attachment 5 for request for reconsideration guidelines. Staff contact: Craig Hood, 387-6174, chood(&achd.ada.id us File Numbers: MPP02-026/MCUP02-041/MAZ02-027, Locust Grove Place Site address: 1315 North Locust Grove Road, Meridian Owner: L C Development, Inc. P.O. Box 518 Meridian, ID 83680 Applicant: Wardle & Associates 50 Broadway Avenue, Ste. B. Boise, ID 83702 Application Information The applicant is requesting conditional use and preliminary plat approval to subdivide 11.76-acres into 76- lots (74 residential and 2 commercial) as part of a planned development with two private streets taking access to Locust Grove Road. The site is located on the west side of Locust Grove Road, approximately'/ of a mile south of Fairview Avenue. Acreage: Current Zoning: Proposed buildable lots: Proposed common lots: Proposed square footage Existing square footage: Vicinity Map 11.76 R-40 and C-C 76 (74 residential and 2 commercial) 9 6,000 square feet on 2 commercial lots 3 single-family homes A. 1. 2. 3. 4. 5. C^ 7 Findings of Fact Trip Generation: This development is estimated to generate 954 additional vehicle trips per day (30 existing) based on the Institute of Transportation Engineers Trip Generation Manual. Impact Fees: The impact fee rate from the fee tables for this use is $1,294 per residential unit >1,500 square feet; $1,055 per residential unit < 1,500 square feet; and $1,885 per thousand square feet of gross building area for the commercial property, based on the impact fee ordinance in effect at this time. Traffic Impact Study: A traffic impact study was not required with this application. Site Information: There are three residential homes on the site, which will be removed. Description of Adjacent Surrounding Area: a. North: Retail/commercial businesses b. South: Residential (Danbury Fair Subdivision) c. East: Single-family residences d. West: Single-family (Danbury Fair Subdivision) & Multi -family (Penn Station Apartments) Impacted Roadways: Locust Grove Road: Frontage: Functional Street Classification: 525-feet Minor Arterial Traffic count: Level of Service: 6,326 north of Pine Avenue on 10-18-00 Speed limit: LOS C 35 MPH Nearest intersection: Wilson Lane, a stop -controlled intersection Fairview Avenue: Frontage: None Functional Street Classification: Principal Arterial Traffic count: Level of Service: 29,931 west of Locust Grove Road on 7-6-00 Speed limit: LOS C 35 MPH Nearest intersection: Locust Grove Road, a signalized intersection Pine Avenue. Frontage: Functional Street Classification: None Collector west of Locust Grove, Traffic count: Level of Service: Arterial east of Locust Grove 6,100 east of Locust Grove on 10-18-00 Speed limit: LOS C 35 MPH Nearest intersection: Locust Grove Road, a stop -controlled intersection Roadway Improvements Adjacent To and Near the Site Locust Grove Road is currently improved gutter or sidewalk abutting the site. with 28-feet of pavement (no center turn lane) with no curb 2 8. Existing Right -of -Way There is approximately 50-feet of right-of-way (25-feet from centerline) for Locust Grove Road abutting the site. 9. Existing Access to the Site There are three existing driveways into the site, one for each existing residence. The first driveway is located approximately 50-feet north of the south property line. The second driveway is located approximately 250-feet north of the south property line. The third driveway is located approximately 400-feet north of south property line. 10. Site History ACHD reviewed this site in February of 2001 as a rezone, preliminary plat and conditional use. That application was for 180 multi -family units and commercial sites. A center turn lane in Locust Grove Road was required with that application. In addition, Scrivner Avenue was not to be extended into the site from Danbury Fair Subdivision because it would have been extended into proposed commercial buildings (see Original Site Plan). 11. Five Year Work Program Locust Grove Road, from Fairview Avenue to Franklin Road, is currently in the Five Year Work Program for roadway improvements in 2006. Rather than constructing improvements on Locust Grove Road, the applicant should be required to road trust for any required improvements. 12. Other Development in Area/Miscellaneous In 2000 the ACHD reviewed and approved a 40-unit apartment complex just to the northwest of the site (Penn Station Apartments, MCUP00-028). Access to that project is provided from Stonehenge Way. B. Findings for Consideration Surrounding Properties To the west of the site is a commercial apartment complex, Penn Station, that has access on to Stonehenge Way via a driveway. To the north of the site are commercial businesses, which are separated from this site by Settlers Canal and the Flume Canal. There is a stub street (Scrivner Avenue) that stubs to this parcel on the south side of the site, and does not extend to the proposed subdivision. District policy 7203.5.2 requires an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development to be extended into that development. Request for Waiver of Policy. The applicant is asking for a waiver of District policy to extend Scriver Avenue into the site. The reasons for this request are fourfold: the applicant is providing intra- neighborhood circulation by providing pedestrian access to Scrivner Avenue; the extension of Scrivner Avenue into the site is not needed for vehicular access since the site has sufficient frontage on Locust Grove Road; Scrivner Avenue, in its current configuration, is not long enough to require a turnaround; and some of the residents in Danbury Fair Subdivision have concerns about cut -through traffic (see Applicant's Letter). In addition, the Commission did not require the extension of Scrivner Avenue with the previous application in 2001. Staff Analysis and Recommendation: In accordance with District policy, staff originally required the applicant to extend Scrivner Avenue as a public street into the subject site from its existing terminus 3 in Danbury Fair Subdivision. Since the original draft report the applicant has submitted a letter stating why the extension of Scrivner Avenue is not a reasonable requirement. Although staff does believe that vehicular intra-neighborhood connectivity is important, in this case it may not be feasible. Because the applicant is proposing private streets for the lots within the proposed subdivision, extending Scrivner Avenue as a public street to connect to the streets in Locust Grove Place is not a viable option. This connection would connect two public streets (Locust Grove Place and Scrivner Avenue) via a private street (Drucker Street). This is not the ideal situation since the general public does not have an easement for ingress/egress across Drucker Street as it is not proposed to be set apart for public use, only private use. Because the applicant is providing pedestrian access to ScrivnerAvenue from the site and because Drucker Street is a proposed private street, staff recommends that the Commission grant the applicant a waiver of District policy for the requirement to extend Scrivner Avenue into the site. On December 11, 2002, the ACHD Commission voted to grant the applicant a waiver of District policy for the above stated standard requirement. 2. Access Points The applicant is proposing to construct private streets off of Locust Grove Road to serve the development. The proposed private streets are located approximately 100-feet south of the north property line, and approximately 120-feet north of the south property line. The proposed private street sections are 29-feet wide with curb, gutter and 4-foot wide sidewalks. Other than the conflict with District policy stated in Findings for Consideration #1, staff supports the proposal for private streets serving this development. District Policy District policy 7205.6, requires that 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 policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. District policy 7204.11.6 requires local streets on arterial roadways to offset a minimum of 300-feet from other streets. The applicant is proposing to construct Locust View Street on the north side of the development approximately 300-feet from the proposed Drucker Street on the south side of the development. The proposed location of Locust View Street is only 120-feet offset from an existing driveway on the east side of Locust Grove Road. In addition, the proposed location of Drucker Street is only 120-feet offset from another existing driveway on the east side of Locust Grove Road. Request for Modification of Policy: The applicant has proposed to construct two private roads/driveways on Locust Grove Road that meet District policy for spacing between streets but they do not meet policy for spacing between driveways. Staff is recommending that the applicant be allowed to construct Locust View Street and Drucker Street in the locations proposed because the proposed locations have been determined to be the safest locations on the site. The proposed access points will have higher traffic volumes than the existing driveways on the east side of Locust Grove Road, and the property to the east, which the existing driveways serve is expected to redevelop in the near future. When the property on the east side of Locust Grove Road redevelops it is anticipated that the District will require that applicant to close the existing driveways and provide access to the site in conformance with District policy. On December 11, 2002, the ACHD Commission voted to grant the applicant a modification of District policy for the proposed private road locations. 11 Graveled private roads abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, if Ada County approves the private roads, the applicant should be required to pave the roadways a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant should provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. Street name and stop signs are required for the private road. The signs may be ordered through the District at the cost of $240. Verification of the correct approved name of the road is required ACHD does not make any assurances that the private road that 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. The applicant should provide the District with a copy of a recorded access easement among the parcels for use of the private road for access to the public street prior to final plat approval. 3. Right -of -Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-Fl B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. The applicant should be required to dedicate 48-feet of right-of-way for Locust Grove Road abutting the site. ACHD should purchase this right-of-way because Locust Grove Road is currently in the Five Year Work Program. 4. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). Due to the fact that Locust Grove Road is within the District's Five Year Work Program, the applicant should provide a Public Right's -of -Way Road Trust for the construction of 5-foot concrete sidewalk abutting the site or coordinate the location and design of the sidewalk with District staff if the applicant chooses to construct the sidewalk. 5. Center Turn Lane A center turn lane was required with the previously submitted plat for this site. It has been determined that the warrants for requiring a center left turn lane are no longer met with this application and therefore the applicant should not be required to construct them with this application. NOTE: Locust Grove Road is currently in the Five Year Work Program for improvements in 2006. C. Site Specific Conditions of Approval Dedicate 48-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of a warranty deed. The right-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 5 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 the ACHD Ordinance in effect at that time (currently Ordinance #196), if funds are available. 2. Either provide an $8,800.00 Public Right's -of -Way Road Trust deposit for the construction of 5-foot concrete sidewalk abutting the site (approximately 440-feet) prior to issuance of a building permit, or District approval of a final plat, OR construct a 5-foot wide detached concrete sidewalk on Locust Grove Road abutting the site. The sidewalk shall be located 2- feet within the new right-of-way and at the correct vertical difference from the center of the road (see District staff). Coordinate the location and design of the sidewalk with District Design staff (387-6225). If the sidewalk is constructed outside of the right-of-way, the applicant must provide an easement. 3. Construct Drucker Street to intersect Locust Grove Road approximately 120-feet north of the south property line, as proposed. Pave Drucker Street a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant shall provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 4. Construct Locust View Street to intersect Locust Grove Road approximately 100-feet south of the north property line, as proposed. Pave Locust View Street a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant shall provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 5. The applicant shall provide the District with a copy of a recorded cross access easement for the parcels within the development to use the private roads within the development for access to the public street system. 6. Other than the private streets 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. 7. Comply with all Standard Conditions of Approval. 0 D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. 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. 5. 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 ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. 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. 7. 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. 8. 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. 9. 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 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. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of 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. 11. 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 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. 7 E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Preliminary Plat 3. Original Site Plan 4. Applicant's Letter (3) 5. Appeal Guidelines 8 VICINITY MAP 11/08/2002 14:08 FAX 2088886854 MERIDIAN P&Z DEPT. oAaaww r cu r �., LOCUST GROVE PLACE SUBDIVI --'f • . ,wr Pr nE •[ r% . 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PRELIMINARY PLAT o� ]�O L f1a.11t ,aM If LYwI,! rlolrV a• .S'I�Ir I.Tr4f I Fi N] MPii �i•,.nrr�un�d :rw,ra ru...,..K�•� a....t rl.. w.Y• aa.f/ � � •�rs4]M IrL Vi.r,f ti .li[ w� rrtl~ a .eln eM raur.r . 0 rL ra r d i aw a ♦Its■ frlRli w .ra i�� R !M•ilA � .� tlMf f/ql{ a =Yr'=-w t«I rrf r r L ar]Idr m r. a obwo r re �] �. im VITF, ` r .]r lot �atiw �Laarls�raa \ aw �rwra • t1y +l+s .gvn wawP 7 tt414i F VgPpII•�{�q��.`� 1 R �y� y�{ L are rr . a,�. �y� •y \iU�vST STQEC�T XSS'I StJ (� 460 t_U L r"K S� Nov 22 02 04:04p War -lie & Associates 50 Broadway Ave. Suite ti, Boise, ID 83702 C!I Wardle & Associates November 22, 2002 Craig Hood Planning Review Division ACT ID 318 E 37`t' Street Garden City, iD 83714 RE. Locust Grove Place Subdivision MPP02-0261 MCUP02-041 1315 N. Locust Grove Place Dear Mr. Hood: (20P' 344-3922 p.2 Telephone: 208 :344-3448 .Fax: 208-:344-3922 I have reviewed the draft staff report presented to me on November 15, 2002. 1 provide the following comments: 1. Extension of Scrivner Avenue. Section A — Finding of Fact No. 10 indicates that Scrivner Avenue in Danbury lair Subdivision was not required for extension in the previous application because of the sitting of a commercial building. That statement needs further clarification. There was neighborhood concern regarding cut -through -traffic from the commercial buildings and apartments. The solution to that issue was to not extend the street, but to provide only a pedestrian access. A commercial building was sited in that location only aft ex it was determined that the street should not be extended. Section Li—1~'indings R)r Consideration No. I and Section C — Site Specific Condition No. 5 state the requirement to extend Scrivner Ave into this site based on policy. Because Locust Grove Place Subdivision has a private street system, it is logical that if the. Scrivner were extended that it would not connect to Drucker Street. Therefore, a turnaround for Scrivner would need to be provided on locust Grove Place Subdivision property. We disagree with this requirement. ACHD Policy 7205.5 addresses stub streets, specifically intra-neighborhood circulation and the provision of access to adjoining properties. We request District Policy 7203.5.2 be modified for the following reasons: a. Intra-neiiyhbyrhood etr'eul(l.tion. Locust Grove Place Subdivision will have a sidewalk connection to the terminus of Scrivner Avenue_ This promotes the best kind of "intra- neighborhood circulation," pedestrian access. 1 LT.-A*,q'S LGT- Nov 22 02 04:05p War— e & Rssooiates (20F 344-3822 p.3 b. No access required. Locust Grove Place Subdivision doers not need to utilize Scrivner Avenue for vehicular access. In fact, all vehicular traffic generated on site will access Locust Grove Road from Drucker Strect or Locust View Street. No turnaround required. Scrivner Avenue, in its current configuration, does not require a turnaround. ACHD Policy 7205.5 states: ".Stub streels will confirm with requirements in ,5ec'lion 7204.5, and 7204.6 and 7201. 7, except a temporary eld-de-sac will not be required, if the stub street has a length no greater than the depth of one lot or 150 feet. " In this case Scrivner Avenue is less than 150 feet and is not greater than the depth of one lot. Thereflore, a turnaround is not required, and Scrivner Avenue should not be extended. d. Nejylihorhood concerns. Previously, to address the possibility of cut -through traffic, a compromise was made between all parties, including the developer, neighborhood, City of Meridian & ACHD. 'That compromise was reflected in the Staff report by not requiring the connection to Scrivner. The best solution was the inclusion of a pedestrian connection. Therefore, we request that, given the aforementioned reasons, District Policy 7203.52 be modified, that Scrivner Avenue not be extended into this property, and that no turnaround be required. 2. Trust Fund Deposit for Uwust Grove Road Sidewalk. Section B — Findings for Consideration No. 4 and Section C — Site Specific Condition No. 2 require the applicant to deposit $8,800 for the future sidewalk adjacent to Locust Grove Road. Per my conversation with Steve Spickelmier, Locust Grove Road will begin design in 2003, with construction in 2006. It is our intention to detach the sidewalk and place it in an easement outside of the public right-of-way. We believe there is adequate time to coordinate the design and construction of the sidewalk with the Design Department, therefore waiving the condition to make a Trust Fund Deposit. We request the flexibility to choose between: a. coordinate the design and construction of the Locust Grove sidewalk with District Staff, or b. make the "Trust Fund Deposit as identified in the Site Specific Conditions. We respectfully request your consideration of these two items. I look lbrward to discussing these matters with the ACHD Commission on Wednesday December 11, 2002. Z Nov 22 02 04:05p War 'e & Associates (20' 344-3922 p.4 1.i 1� Should you have any questions, please contact me. Si cer ly, Jonathan D. Wardle Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. Request for Reconsideration I*] Ada County Highway District Right -of -Way & Development Department Planning Review Division This application requires Commission action because the applicant is not proposing to extend a stub street. This item is scheduled to be on the consent agenda on December 11, 2002 at 6:30 pm. Tech Review for this item was held with the applicant on November 15, 2002. Please refer to Attachment 5 for request for reconsideration guidelines. Staff contact: Craig Hood, 387-6174, chood(o)_achd.ada.id.us File Numbers: MPP02-026/MCUP02-041/MAZ02-027, Locust Grove Place Site address: 1315 North Locust Grove Road, Meridian C Owner: L C Development, Inc. M P.O. Box518 RECEIVED Meridian, ID 83680 DEC 3 2002 Applicant: Wardle &Associates 50 Broadway Avenue, Ste. B. City Of Meridian Boise, ID 83702 City Clerk Office Application Information The applicant is requesting conditional use and preliminary plat approval to subdivide 11.76-acres into 76- lots (74 residential and 2 commercial) as part of a planned development with two private streets taking access to Locust Grove Road. The site is located on the west side of Locust Grove Road, approximately'/4 of a mile south of Fairview Avenue. Acreage: Current Zoning: Proposed buildable lots: Proposed common lots: Proposed square footage Existing square footage: Vicinity Map 11.76 R-40 and C-C 76 (74 residential and 2 commercial) 9 6,000 square feet on 2 commercial lots 3 single-family homes A. Findings of Fact 1. Trip Generation: This development is estimated to generate 954 additional vehicle trips per day (30 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: The impact fee rate from the fee tables for this use is $1,294 per residential unit >1,500 square feet; $1,055 per residential unit < 1,500 square feet; and $1,885 per thousand square feet of gross building area for the commercial property, based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Site Information: There are three residential homes on the site, which will be removed. 5. Description of Adjacent Surrounding Area: a. North: Retail/commercial businesses b. South: Residential (Danbury Fair Subdivision) c. East: Single-family residences d. West: Single-family (Danbury Fair Subdivision) & Multi -family (Penn Station Apartments) 6. Impacted Roadways: Locust Grove Road: Frontage: Functional Street Classification Traffic count: Level of Service: Speed limit: Nearest intersection: Fairview Avenue: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Nearest intersection: Pine Avenue: Frontage: Functional Street Classification Traffic count: Level of Service: Speed limit: Nearest intersection: 525-feet Minor Arterial 6,326 north of Pine Avenue on 10-18-00 LOS C 35 MPH Wilson Lane, a stop -controlled intersection None Principal Arterial 29,931 west of Locust Grove Road on 7-6-00 LOS C 35 MPH Locust Grove Road, a signalized intersection None Collector west of Locust Grove, Arterial east of Locust Grove 6,100 east of Locust Grove on 10-18-00 LOS C 35 MPH Locust Grove Road, a stop -controlled intersection 7. Roadway Improvements Adjacent To and Near the Site Locust Grove Road is currently improved with 28-feet of pavement (no center turn lane) with no curb, gutter or sidewalk abutting the site. 2 8. Existing Right -of -Way There is approximately 50-feet of right-of-way (25-feet from centerline) for Locust Grove Road abutting the site. 9. Existing Access to the Site There are three existing driveways into the site, one for each existing residence. The first driveway is located approximately 50-feet north of the south property line. The second driveway is located approximately 250-feet north of the south property line. The third driveway is located approximately 400-feet north of south property line. 10. Site History ACHD reviewed this site in February of 2001 as a rezone, preliminary plat and conditional use. That application was for 180 multi -family units and commercial sites. A center turn lane in Locust Grove Road was required with that application. In addition, Scrivner Avenue was not to be extended into the site from Danbury Fair Subdivision because it would have been extended into proposed commercial buildings (see Original Site Plan). 11. Five Year Work Program Locust Grove Road, from Fairview Avenue to Franklin Road, is currently in the Five Year Work Program for roadway improvements in 2006. Rather than constructing improvements on Locust Grove Road, the applicant should be required to road trust for any required improvements. 12. Other Development in Area/Miscellaneous In 2000 the ACHD reviewed and approved a 40-unit apartment complex just to the northwest of the site (Penn Station Apartments, MCUP00-028). Access to that project is provided from Stonehenge Way. B. Findings for Consideration Surrounding Properties To the west of the site is a commercial apartment complex, Penn Station, that has access on to Stonehenge Way via a driveway. To the north of the site are commercial businesses, which are separated from this site by Settlers Canal and the Flume Canal. There is a stub street (Scrivner Avenue) that stubs to this parcel on the south side of the site, and does not extend to the proposed subdivision. District policy 7203.5.2 requires an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development to be extended into that development. Request for Waiver of Policy: The applicant is asking for a waiver of District policy to extend Scriver Avenue into the site. The reasons for this request are fourfold: the applicant is providing intra- neighborhood circulation by providing pedestrian access to Scrivner Avenue; the extension of Scrivner Avenue into the site is not needed for vehicular access since the site has sufficient frontage on Locust Grove Road; Scrivner Avenue, in its current configuration, is not long enough to require a turnaround; and some of the residents in Danbury Fair Subdivision have concerns about cut -through traffic (see Applicant's Letter). In addition, the Commission did not require the extension of Scrivner Avenue with the previous application in 2001. Staff Analysis and Recommendation: In accordance with District policy, staff originally required the applicant to extend Scrivner Avenue as a public street into the subject site from its existing terminus 3 in Danbury Fair Subdivision. Since the original draft report the applicant has submitted a letter stating why the extension of Scrivner Avenue is not a reasonable requirement. Although staff does believe that vehicular intra-neighborhood connectivity is important, in this case it may not be feasible. Because the applicant is proposing private streets for the lots within the proposed subdivision, extending Scrivner Avenue as a public street to connect to the streets in Locust Grove Place is not a viable option. This connection would connect two public streets (Locust Grove Place and Scrivner Avenue) via a private street (Drucker Street). This is not the ideal situation since the general public does not have an easement for ingress/egress across Drucker Street as it is not proposed to be set apart for public use, only private use. Because the applicant is providing pedestrian access to Scrivner Street from the site and because Drucker Street is a proposed private street, staff recommends that the Commission grant the applicant a waiver of District policy for the requirement to extend Scrivner Street into the site. 2. Access Points The applicant is proposing to construct private streets off of Locust Grove Road to serve the development. The proposed private streets are located approximately 100-feet south of the north property line, and approximately 120-feet north of the south property line. The proposed private street sections are 29-feet wide with curb, gutter and 4-foot wide sidewalks. Other than the conflict with District policy stated in Findings for Consideration #1, staff supports the proposal for private streets serving this development. District Policy District policy 7205.6, requires that 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 policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. District policy 7204.11.6 requires local streets on arterial roadways to offset a minimum of 300-feet from other streets. The applicant is proposing to construct Locust View Street on the north side of the development approximately 300-feet from the proposed Drucker Street on the south side of the development. The proposed location of Locust View Street is only 120-feet offset from an existing driveway on the east side of Locust Grove Road when 150-feet is required by policy. In addition, the proposed location of Drucker Street is only 120-feet offset from another existing driveway on the east side of Locust Grove Road. Request for Modification of Policy. The applicant has proposed to construct two private roads/driveways on Locust Grove Road that meet District policy for spacing between streets but they do not meet policy for spacing between driveways. Staff is recommending that the applicant be allowed to construct Locust View Street and Drucker Street in the locations proposed because the proposed locations have been determined to be the safest locations on the site. The proposed access points will have higher traffic volumes than the existing driveways on the east side of Locust Grove Road, and the property which the driveways serve is expected to redevelop in the near future. When the property on the east side of Locust Grove Road redevelops it is anticipated that the District will require that applicant to close the existing driveways and provide access to the site in conformance with District policy. Graveled private roads abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, if Ada County approves the private roads, the applicant should be required to pave the roadways a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers 4 with 15-foot radii abutting the existing roadway edge. The applicant should provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. Street name and stop signs are required for the private road. The signs may be ordered through the District at the cost of $240. Verification of the correct approved name of the road is required ACHD does not make any assurances that the private road that 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. The applicant should provide the District with a copy of a recorded access easement among the parcels for use of the private road for access to the public street prior to final plat approval. 3. Right -of -Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. The applicant should be required to dedicate 48-feet of right-of-way for Locust Grove Road abutting the site. ACHD should purchase this right-of-way because Locust Grove Road is currently in the Five Year Work Program. 4. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial streets (7204.6.5). Due to the fact that Locust Grove Road is within the District's Five Year Work Program, the applicant should provide a Public Right's -of -Way Road Trust for the construction of 5-foot concrete sidewalk abutting the site or coordinate the location and design of the sidewalk with District staff if the applicant chooses to construct the sidewalk. 5. Center Turn Lane A center turn lane was required with the previously submitted plat for this site. It has been determined that the warrants for requiring a center left turn lane are no longer met with this application and therefore the applicant should not be required to construct them with this application. NOTE: Locust Grove Road is currently in the Five Year Work Program for improvements in 2006. C. Site Specific Conditions of Approval Dedicate 48-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of a warranty deed. The right-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 5 accordance with the ACHD Ordinance in effect at that time (currently Ordinance #196), if funds are available. 2. Either provide an $8,800.00 Public Right's -of -Way Road Trust deposit for the construction of 5-foot concrete sidewalk abutting the site (approximately 440-feet) prior to issuance of a building permit, or District approval of a final plat, OR construct a 5-foot wide detached concrete sidewalk on Locust Grove Road abutting the site. The sidewalk shall be located 2- feet within the new right-of-way and at the correct vertical difference from the center of the road (see District staff). Coordinate the location and design of the sidewalk with District Design staff (387-6225). If the sidewalk is constructed outside of the right-of-way, the applicant must provide an easement. 3. Construct Drucker Street to intersect Locust Grove Road approximately 120-feet north of the south property line, as proposed. Pave Drucker Street a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant shall provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 4. Construct Locust View Street to intersect Locust Grove Road approximately 100-feet south of the north property line, as proposed. Pave Locust View Street a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Locust Grove Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant shall provide a plan showing how the private road grade meets the public road. District Policy requires a design approach speed of 20 MPH and a maximum intersection approach grade of 2% for at least 40-feet. 5. The applicant shall provide the District with a copy of a recorded cross access easement for the parcels within the development to use the private roads within the development for access to the public street system. 6. Other than the private streets 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. 7. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. N. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. 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. 5. 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 ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. 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. 7. 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. 8. 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. 9. 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 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. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of 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. 11. 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 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. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. 7 Attachments 1. Vicinity Map 2. Preliminary Plat 3. Original Site Plan 4. 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K r•K �.i �f � •4 M lai 1 f.O•.1 �� Mr fl[ �w~ • vAyr scra,.�. •y ay-Yt . aa,s eo r•.W .r•�.nb raa v �ew w� w nl•R • 4 r iAy.l y •Fr ,-Q m.\ a ,..,•.rlPq � � .M i/WI\ Ll,e•,r wt• a � ..wa . l� . +r wrY ll•r • w M M wr � W �� •.O -Y ..wry 4 m��.ywry•�YM�K .M 1Q/ Y,. Y.nIY.• • •y 4 � a•.�• afia4 • t+.a na • ol•+w. �. � , Il l•Ir aYr. Yak- CRUM.4 air .ewrw`. as��.Sw rat a. ++av 40 I�.�; i too ♦^ ama ••11aK STQ� 2�v F W Sys Q-v L KK 5� �fA®1163 4 ORIGINAL SITE PLAN Nov 22 02 04:04p Ware & nssociates (2081 q44-3922 p.2 Ift—W 50 Broadway Ave. Suite 13, Boise, ID 83702 November 22, 2002 Craig Hood Planning Review Division ACIID 318 E 37`' Street Garden City, ID 83714 E! Wardle & Associates RE. Locust Grove Place Suhrlrvision MPP02-026/ MCUP02-041 1315 N. Locust Grove Place Dear Mr. Hood: Telephone: 208 .344-3448 Fax: 208-3,W-3922 I have reviewed the draft staff report presented to me on November 15, 2002. 1 provide the following comments: 1. Extension of Scrivner Avenue. Section A — Finding of Fact No. 10 indicates that Scrivncr Avenue in Danbury Fair Subdivision was not required for extension in the previous application because of the sitting of a commercial building. That statement needs further clarification. There was neighborhood concern regarding cut -through -traffic from the commercial buildings and apartments. The solution to that issue was to not extend the street, but to provide only a pedestrian access. A commercial building was sited in that location only after it was determined that the street should not be extended. Section I3 —Findings for Consideration No. 1 and Section C — Site Specific Condition No. state the requirement to extend Scrivner Ave into this site based on policy_ Because Locust Grove Place Subdivision has a private street system, it is logical that if the Scrivner were extended that it would not connect to Drucker Street_ Therefore, a turnaround for Scrivncr would need to be provided on locust Grove Place Subdivision property. We disagree with this requirement. ACHD Policy 7205.5 addresses stub streets, specifically intra-neighborhood circulation and the provision of access to adjoining, properties. We request District Policy 7203.5.2 be modified for the following reasons: a. lntra-neighborhood circudcr[_ion.. Locust Grove Place Subdivision will have a sidewalk connection to the terminus of Scrivncr Avenue_ This promotes the best hind of "intra- neighborhood circulation," pedestrian access. M L SAWS LETf � Nov 22 02 04:05p Ward & Rssociates (2081-144-3922 p.3 b. NO aecc?ss required. Locust Grove Place Subdivision does not need to utilize Scrivner Avenue for vehicular access. In fact, all vehicular traffic generated on site will access Locust Grove Road from Drucker Street or Locust View Street. No furnaround required. Scrivner Avenue, in its current configuration, does not require a turnaround. ACI ID Policy 7205.5 states: ".Stub streets will conform with requirements in Section 7204.5, and 7204.6 and 7204.7, except a temporary cul-de-sac will not be required, if* the stub street has a length no greater than the depth of'one lot or 150 fiee• t. " In this case Scrivner Avenue is less than 150 feet and is not greater than the depth of one lot. Therefore, a turnaround is not required, and Scrivner Avenue should not be extended. d. Neighborhood concerns. Previously, to address the possibility of cut -through traffic, a compromise was made between all parties, including the developer, neighborhood, City of Meridian & ACHI7. That compromise was rellceted in the staff report by not requiring the connection to Scrivner. The best solution was the inclusion ol'a pedestrian connection. Therefore, we request that, given the aforementioned reasons, District Policy 7203.52 be modified, that Scrivner Avenue not be extended into this property, and that no turnaround be required. 2. Trust Fund Deposit for l(.ocust (:rove Road Sidewalk. Section B — findings for Consideration No. 4 and Section C —Site Specific Condition No. 2 require the applicant to deposit $8,800 for the future sidewalk adjacent to Locust Grove Road. Per my conversation with Steve Spickclmier, Locust Grove Road will begin design in 2003, with construction in 2006. It is our intention to detach the sidewalk and place it in an easement outside of the public right-of-way. We believe there is adequate time to coordinate the design and construction of the sidewalk with the Design Department, therefore. waiving the condition to make a Trust Fund Deposit. We request the flexibility to choose between: a. coordinate the design and construction of the Locust Grove sidewalk with District Staff, or b. make the'l'rust 1=tind Deposit as identified in the Site Specific Conditions. We respectfully request your consideration of these two items. I look forward to discussing these matters with the ACHD Commission on Wednesday December 11, 2002. Z Nov 22 02 04:05p WarC & Rssociates (208' '44-3922 p,4 Should you have: any questions, please contact me. Si COT ly, Jonathan D. Wardle Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. Request for Reconsideration E