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HomeMy WebLinkAboutNarrativeProfessional Engineers, Land Surveyors and Planners 314 Badiola St. Caldwell, ID 83605 C.f►J� inc. Ph (208) 454-0256 Fax (208) 454-0979 e-mail: sstanf`ield@msenjZ.us NARRATIVE FOR PRIVATE ROAD REGENCY AT RIVER VALLEY Summary Description The project is comprised of two parcels totaling approximately 12.06 acres. It is located east of and adjacent to N. Eagle Road, south of Ustick Road and north of and adjacent to the future extension of E. River Valley Road. We have requested annexation of two zones with a CUP. The project will comply with the UDC with the exception of covered parking. During the annexation process, City staff requested we submit an administrative application for an on -site private street. The purposes of the private streets are to provide a mechanism for addressing the buildings. The private street will be a minimum of 26' wide and will comply with fire department requirements, including radius requirements. to f � i clV, Inc. FOR: Bach Builders JOB NO.: NV1205 DATE: June 8, 2006 Professional Engineers, Land Surveyors and Planners 314 Badiola St. Caldwell, ID 83605 Ph (208) 454-0256 Fax (208) 454-0979 ANNEXATION PROPERTY DESCRIPTION PARCEL 2 e-mail: dholzhey@msen > us A parcel of land being a portion of the SW 1/4 NW 1/4 of Section 4, Township 3 North, Range East, Boise Meridian, City of Meridian, Ada County Idaho, as shown on that certain Record of Survey No. 6638, recorded as Instrument No. 104124018 on Sept. 28, 2004 in the Office of the Recorder of Ada County, Idaho, by Anderson Survey Group, Inc. for Brian Weiss, more particularly described as follows: Commencing at the SW corner of said SWl/4 NWl/4, (W1/4 corner of Section 4), said corner monumented with a brass disk; Thence S. 89' 45' 23" E. a distance of 350.01 feet to the POINT OF BEGINNING, said point monumented with a found 5/8-inch diameter iron pin; Thence N. 00' 36' 08" E. a distance of 180.00 feet parallel with the westerly boundary of said SW 1/4 NW 1/4 to a found 5/8-inch diameter iron pin; Thence N. 89' 45' 23" W. a distance of 49.86 feet parallel with the southerly boundary of said S W 1 /4 NW 1 /4 to a found 5/8-inch diameter iron pin; Thence N. 00' 36' 08" E. a distance of 145.00 feet parallel with the westerly boundary of said SW 1/4 NW 1/4 to a found 5/8-inch diameter iron pin; Thence N. 00' 33' 54" E. a distance of 217.06 feet to a found 5/8-inch diameter iron pin; Thence N. 00' 36' 08" E. a distance of 218.08 feet parallel with the westerly boundary of said SW 1/4 NW 1/4 to a point that falls in the South Slough; Thence along said South Slough the following courses and distances; Thence N. 840 26' 08" E. a distance of 17.43 feet to a point; Thence S. 660 18' 52" E. a distance of 264.00 feet to a point; Thence S. 340 48' 52" E. a distance of 227.70 feet to a point; Thence S. 71 0 16' 52" E. a distance of 132.00 feet to a point; MASON & STANFIELD, INC. ,SURVEYORS, ENGINEERS & PLANNERS Page 2 Thence S. 85' 33' 52" E. a distance of 174.90 feet to a point; Thence S. 40' 43' 52" E. a distance of 364.98 feet to a point; Thence S. 72' 58' 52" E. a distance of 99.25 feet to a point on the easterly boundary of said SWI/4 NW 1 /4; Thence leaving said slough S. 00' 37' 52" W. a distance of 111.66 feet along said easterly boundary to the SE corner of said SWI/4 NWI/4, said corner monumented with a found 5/8-inch diameter iron pin; Thence N. 89' 45' 23" W. a distance of 978.33 feet along the southerly boundary of said SWI/4 NW1/4 to the POINT OF BEGINNING. This parcel contains 10.56 acres more or less. Also, this parcel is subject to all easements and rights -of -way of record or implied. OfF ."',�Y M� ADA COUNTY RECORDER J. DAVID NAVARRO AMOUNT 15.00 5 LandAmerica BOISE IDAHO 101Y5105 04:38 PM DEPUTY D-REQUEST OF Haney Transnation RECORDEDNeava - REGUEST III 111111i1111Hill 1I11111111111I N Transnation Tille 1©51606: 36 Escrow No. 050034906 CI;W WARRANTY DEED FOR VALUE RECEIVED H. Lavonne Weiss, an unmarried person and Stephen M. Weiss, an unmarried person GRANTOR(s), does(do) hereby GRANT, BARGAIN, SELL AND CONVEY unto: SEE ATTACHED EXHIBIT "B" GRANTEES(s), whose current address is: the following described real property in Ada County, State of Idaho, more particularly described as follows, to wit: SEE EXHIBIT "A" ATTACHED (Continued) TO HAVE AND TO HOLD the said premises, with their appurtenances unto the said heirs and assigns forever. And the said Grantor(s) does(do) hereby covenant to and with the said Grantee(s), that Grantor(s) is/are the owner(s) in fee simple of said premises; that said premises are free from all encumbrances EXCEPT those to which this conveyance is expressly made subject and those made, suffered or done by the Grantee(s); and subject to reservations, restrictions, dedications, easements, rights of way and agreements, (if any) of record, and general taxes and assessments, (including irrigation and utility assessments, if any) for the current year, which are not yet due and payable, and that Grantor(s) will warrant and defend the same from all lawful claims whatsoever. Date: 'D 1 zI 1,05' onne Weiss L�� �^ is � ✓+i-�� t h 1-roc }-- S ea bS. mamas Notary Acknowledgment — see page 2 WARRANTY DEED - NOTARY ACKNOWLEDGMENT(S): State of Idaho, county of Ada, ss. On this 2_ day of October in the year of 2005, before me, the undersigned, a Notary public in and for said State, personally appeared Stephen M. Weiss known or identified to me to be the person(s) whose name(s) is/are subscribed to the within instrument, and acknowledged to me that he/she/thev executed the same.. Christine A. Whittington Residing at: Boise, Idaho My commission expires: 08/15/2008 inn State of I County of 1N , ss. On this z?i day of October in the year of 2005, before me, the undersigned, a Notary Public in and for said State, person tly appeared _ o p� W �� known or identified to me to be the person(s) whose names(s) is/are subscribed to the within instrument, as the attorney in fact of H. Lavonne Weiss thereto as principal, and his/her own name as attorney in fact. Lam. ttccffoo(Iii Cat - My tz---0- Rest commissioni 2 LEGAL DESCRIPTION (continued) EXHIBIT "A" PARCEL_ 1 A tract of land located in the Southwest quarter of the Northwest quarter, Section 4, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho more fully described as follows: Beginning at the West quarter comer of Section 4, Township 3 North, Range 1 East, Boise Meridian; thence running North 90'00'00" East along the East-West center section line of said Section 4 a distance of 652.98 feet to the REAL POINT OF BEGINNING; thence running North 00'00'00" East, a distance of 211 00 feet to a point; thence running North 90'00'00" East, a distance of 183.74 feet to a point', thence running North 00'00'00" East, a distance of 60.00 feet to a point; thence running North 90'00'00" West, a distance of 183.74 feet to a point; thence running North 00'00'00" East, a distance of 253.61 feet to a point; thence running South 35'25'00" East, a distance of 69.02 feet to a point; thence running South 71'55'00" East, a distance of 132.00 feet to a point; thence running South 86° 10'00" East, a distance of 174 90 feet to a point; thence running South 41020'00" East, a distance of 366.30 feet to a point; thence running South 73'35'00" East, a distance of 98.34 feet to a point; thence running South 00000'00" East, a distance of 112 86 feet to a point on the East-West center section line of said Section 4; thence running North 90'00'00" West, a distance of 676.26 feet to the REAL POINT OF BEGINNING. PARCELII A portion of the Southwest quarter of the Northwest quarter of Section 4, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, lying South of the centerline of what is commonly known as the South Slough, more particularly described as follows: Commencing at the Northwest comer of the Southwest quarter of the Northwest quarter of Section 4, Township 3 North, Range 1 East, Boise Meridian, Ada county, Idaho; thence South along the West line of said Section 4 a distance of 77626 feet to the REAL POINT OF BEGINNING, thence East 300.00 feet to a point; thence North 218.05 feet to a point; thence North 83'50' East 17A3 feet to a point; thence South 66'55' East 264.90 feet to a point; thence South 35025' East 227.70 feet to a point; thence South 71'55' East 132.00 feet to a point; thence South 86'10' East 174.90 feet to a point; thence South 41'20' East 366.30 feet to a point; thence South 73*35' East 98.34 feet, more or less, to a point on the East line of said Southwest quarter of the Northwest quarter of Section 4; thence South 112.86 feet, more or less, to the Southeast comer of the Southwest quarter of the Northwest quarter, thence West along the East-West quarter line 979 24 feet, more or less, to a point 350.0 feet Easterly of the West tine of said Section 4: thence (Continued) LEGAL DESCRIPTION (continued) —North•180.00 feet to a point; thence West 49.86 feet to the Southeast corner of that parcel described in Warranty Deed recorded August 31, 1977, as Instrument No. 7741806, records of Ada County, Idaho; thence along the East and North boundaries of the aforementioned Deed the following two courses: North 145.00 feet; thence South 89*37'15" West 300.41 feet; thence North 212.80 feet to the REAL POINT OF BEGINNING EXCEPT a tract of land located in the Southwest quarter of the Northwest quarter, Section 4, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho more fully described as follows: Beginning at the West quarter corner of Section 4, Township 3 North, Range 1 East, Boise Meridian; thence running North 90'00'00" East along the East-West center section line of said Section 4 a distance of 652.98 feet to the REAL POINT OF BEGINNING; thence running North 00'00'00' East, a distance of 211.00 feet to a point; thence running North 90°00'00" East, a distance of 183 74 feet to a point; thence running North 00'00'OO" East, a distance of 60..00 feet to a point; thence running North 90'00'00" West, a distance of 183.74 feet to a point; thence running North 00'00'00" East, a distance of 253.61 feet to a point; thence running South 35'25'00" East, a distance of 69.02 feet to a point; thence running South 71'55'00" East, a distance of 132.00 feet to a point; thence running South 86'10'00" East, a distance of 174.90 feet to a point; thence running South 41"20'00" East, a distance of 366 30 feet to a point; thence running South 73'35'00" East, a distance of 98.34 feet to a point; thence running South 00'00'00" East, a distance of 112.86 feet to a point on the East-West center section fine of said Section 4; thence running North 90"00'00" West, a distance of 676 26 feet to the REAL POINT OF BEGINNING.. ALSO EXCEPT that portion conveyed to the State of Idaho, Idaho Transportation Board by Warranty Deed recorded March 20, 1995, as Instrument No. 95018434, of Official Records, AND ALSO EXCEPT THEREFROM any portion lying within the South Slough and Stokesberry Lateral. See wed Exhibit IS" RAW LLC-A- S TO THERE UNi) VIDED 37.118% INTEREST, NSJR, LLC, AS TO THERE UNDIVIDED 9.456% INTEREST, EAGLE MESA, LLC AS TO THERE UNDIVIDED 7-3.640% INTEREST, EAGLE COULTER, LLC AS TO THERE UNDIVIDED 23.640% ItTIM=T AND JACOM, L.C. AS TO THERE UNDIVIDED 6• I46% INTEREST ALL AS TENANT'S IN COMMON. m AFFIDAVIT OF LEGAL INTEREST ,STATE OF IDAHO COUNTY OF ATEA i. GREG RINDLISSACHER 11650 S STATE ST STE 300 DRAPER (narne) UTAII (city) 0 state) being first duly sworn upoxi, oathdepo,,w and say. That I am the record owner of the property described on the attached. and I grant my. I'vrillission to: SCOT I' STANSFIELD 314 BADIOLA ST, CALDWELL, 1D (DaFtIC) (address) rosubmit the accompanying application(s) pertaining to that property, 1 agree to indenuiifN,, defend and hold the City of Meridian and its employees harmless from any claim or liability resulting from any dispitte as to the statements contained heivin or as to the ow,,nership of -the PrUW.rtvvV11iCh is the subjvcL of the applicallol'), 3- 1 ht-reley grunt perrnission to City of Meridian staff to enter the subject property for the purpose of'site inspections related to processing sit id application(s-)- Dated this 16 TH day of APRIL 1()Os ,SUBSCRIBED AND SWORN to before me the day aad year fir Rhove Written, e. I I S 4 1' 'i1ATM'Ar'4' WY Et M'14'ry" 'vW.0 f (Nota Public ifjr80MJ0RDWUTa4CQ6 WMM1$=N EXPITIES H Residing ac r t,4 STATE OF UIA N,4v Conuuissiojj Expilvs,, r t I r----------- PROJECT LOCATION VICINITY MAP SCALE. 1 * = 300' Prepared b-,- Bach Land and DetwlWwient Ada CounivParcclXo, S I 104-113914 and S I I DECL.AR,,%TION- Tile PRIVATE STREET.\4,kl'.N'TEI\-kiNi.CE AGREEMENT (Hereinafter, the -A�7,eement") is made this da-v 17th of April 2008 by Bach Land and Development (hereillafter, the "Duclaralor"'), whose address is 11650 South State Street, Suite 300, Draper, Utah 84020. NVHERFAS. fliz Dcclarant(s Is"arc the owner( ojjj' 1 1 ? s)'pdr ucloflarldknowrlas Ada County NW �4. Section 4, T 3N, R IF and Pareels S1104233914 and S1104233920: WHERFAS, Ada County NW!4, SQ,Aion 4. T-3N. R I E. Parcels .S 1104.233914 aid S 11042.33 920 NNU be adjusted by the Declarant into ParQcl -I I containing 16.47 -1cres - as shown and described on Exhibit I prepared by ANTason & Stanfield, dated March 2008, a copy of whicl, it; hereto attached and made par: of this Agreement and WHEREAS, the access easement shown oil Fxhibit I will bo a -nexv or existing tW0ntN.'-six font wide of nou-cxulu!s1V(: Ingress and egress easement (hereirtaftei, the "Street"') for the use and benefit of Parcel I shown on Exhibit 1. NOW., THERETORF. for arid in consideration of the prwrilws mid the undeilakinas �,jiitainud herein. the Declaran.t hereby imposes ullon Parcel I Sheets to be maintained as fallOW19, MINIMUML STANDARD- The Street, shall be maintained WlLha minimum of 26 foot wide base of gravel and aspbalf as required by Meridian City Standards), and maintailied it ;)cmvWi1y to substantially the same condition it was ill when approved by the City, The travelway shall at all time's be maintained SQ that it Is safe mid convenient liar passenger automobiles and emergency vehicles at all till-les except ill revere. cond' ' ifton!�, MAINTENANCE: For purposes of this in-t-unient. 'ninintentince, includes the njafllt�:118,nce of tlic private streets or alleys, and all curbs., gufters, drainage facilities, utilities, dams. budges and other private street itjjpr(�vCjnejj*S. alld the, prompt r =0val snow, water. debrisor any oth�x obst-ru(:tion so as to keep the private street or reasonably open for usage by all Vehicles- includi'llp- enler2cliev serviclus vchiQles, . The ter,111 "t(j Mali'Laill,"orany derivation ofthat verb, includes the, maintenance,, replacement. reconstructionand correction of defects or damage, COST OF NIAINNTUNANCE.- The owner(o of Parcel 1 shall be, equally respuij-;jt,',c j�,-- the, cost of 'lie InaLntenall" UA;" wid or, TCpHiT, to the Street, frorn East River V Hey Street to Xiley's Way. Any flirthur division of Parcel I shall requirf, the, rcat>sQ,,,sment of cost to be equally shared by all o%vners Crif the Street. No public agcucv, including the Idaho Department of Transportation and the Ada Count�v Highway District. Idaho. will be rcsponsibit fur maintaining any improvement identilled herein. %NFHEN TO MAINTAIN: After the Initial Construi:tJon of the Street. any further constraction, nipinteilance, or repair shall be undertaken only with the mutual c�' 71.1;eilt of 411 owners, provided that in the evcu,i that one of the owner,; detertilines that the Street is not safe and convenient for passenger- automobilus and emergency vehicles at a] I tunes except it, Severe temporary weather conditions and such Owner P jvc s prior 3 0 dad s written notice to all other ov-1lers using the Street, stich owner may commellce or colltra�, for Illainte"allec. or rupair to bring the Street to the rn' -t 'heref "lim-uni standard and the charge.,,, t orc Shall be the responsibility of owners using the Street. zz DEFAULTING OXXFNER(8): If any owncr:shall fail to pay hisiller proporticmate share of the costs cit-Irlaintenance or repair for which he."she is responsible. as provided he .inabra ve, any other owner ran t ill default, or the person or corporatjori perfor,11111g, sL,cl-_ inaintenanec, =v alias-r 3 0 day-s'w-ritten notice to the defaulting parQ,] ovmer(s) bring ail action of laNv against each defaiiii in- Parccl owner in a court of competent jurisdictin.-I andior nia-v rccord iu dic Offlice of the Recorder of Ada County, a Noticc of Lien against all 01'the said defaulting parcel owners to sec-urc thu payment of the assessnient of a parcei failing to paN his/bt--,r proportional share of maintenance or repair. The amount due bV WINdelinquent Ocaner shall hear interest a, (lie maNirnum judgment. rate provided by L I ' lavv fr0m tile daLc; oft:ompletion of the maintenance; and tile deli-ticiucrit Owner shall be' liable to pay all costs of colleetioll- including. reasonable attoniev's, fees, T-N- WH'INN"ESS WHEREOF, the Declarant has caused this Declaration to be executed on its behalf by its duly authorized 4gem. 'H Y: g:L 'R STATF OF t �T L E CITY'COLTNT'l- CIF 4 A The foregoing Declaration w,-Lq ncknowledged before me this day of 2008. by OWN, MY commission expires: '7)z NOTARY PUSLkr_ AWE ROT�Ey 11341 CARHiE RIM CjRad allUTH JORaAN, UT 84(kq5 COMMISSION PXPfFJr;S UATC OF MAH Message Page 1 of 1 sstanfield To: Lars Anderson Subject: RE: Regency at River Valley- Revised From: Joe Silva Sent: Thursday, March 06, 2008 1:28 PM To: Lars Anderson Cc: sstanfield@mseng.us; Caleb Hood (hoodc@meridiancity.org); Machelle Hill; Nancy Radford; Sheree Finch; Tara Green; Jenny Veatch (veatchj@meridiancity.org); bairdt@ci.meridian.id.us Subject: RE: Regency at River Valley Lars Anderson Subject: Regency at River Valley- Revised I have reviewed the proposed project for site access with Caleb Hood of the Planning Department. In order to provide site access to meet the requirements of the International Fire Code three modifications will have to be done to the proposed plan. 1. A 26' wide emergency access road will have to be provided on the Southeast corner of the project leading out onto Alleys Way. The primary access and the recommended secondary access point must be separated by a minimum of 600' on your project. Note: The two access points must be separated by a minimum distance of 1/2 the diagonal measurement. In the case of Regency at River Valley that measurement is approximately 1200'. 2. For the same reasons as stated above, the project will have to be connected at two points to public roads to serve the project. One connection point will have to be to Eagle Rd. via River Valley Street on the West end of the project. A second connection point to the project will have to be from the intersection of Alleys Way and River Valley, with Alleys Way/Records Drive extending either to the North to Ustick or to the South to Fairview. 3. Because of concerns associated with congestion on Eagle Rd. the second point of access mentioned above will have to be provided before the 204 units can be built. The project could be conditioned to limit construction to 100 units until a second point of access can be placed in service meeting the requirements as outlined in comment one. Joe Silva Fire Marshal Meridian Fire 4/ 18/2008 Project/File: Lead Agency: Site location: Staff Level Approval: Right -of -Way & Development Services Department 4ft CHD Regency at River Val ley/M CU P-06-022/MAZ-06-035 This application is for the conditional use, rezone & annexation of the Regency at River Valley development in Meridian, ID. Meridian City Eagle Road n/o Fairview September 121h 2006 Applicant: The Regency at River Valley, LLC 2785 W. 9000 S. West Jordan, UT 84088 Representative: Rami, LLC 2785 W. 9000 S. West Jordan, UT 84088 Staff Contact: Andrew Mentzer Phone: 387-6187 E-mail: amentzer@achd.ada.id.us Tech Review: August 25th 2006 Application Information: Acreage: +/-11 Current Zoning: RUT Proposed Zoning: R-40 & C-C Residential Units: 204 A. Finding@ of Fact Existing Conditions 1. Site Information: The site is currently occupied by a rural residential structure. 2. Description of Adjacent Surrounding Area: Direction Land Use Zon North Rural Residential C-G South Sod Farm RUT East Vacant/Proposed Red Feather Estates R-4 West Stokesberry Sub #2 L-O 3. Existing Roadway Improvements & Right -of -Way Eagle Road (SH 55) is currently improved with 4 travel lanes, a center turn lane, paved shoulders, and no curb, gutter or sidewalk abutting the site. Eagle Road currently has 140-feet of right-of-way. 4. Existing Access: 5. Site History: Development Impacts There is currently one rural approach accessing the site from Eagle Road located at the south property line. ACHD has not previously reviewed this site for a development application. 1. Trip Generation: This development is estimated to generate approximately 1361 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual, apartment land use designation. 2. Impact Fees: 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. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit Eagle Road 220' Principal 41,939 north of Exceeds 50 MPH Arterial (ITD) Fairview on "E" * A _ _ L _ 01 /06/2005 Acceptauie level oT service Tor a 5 lane principal arterial is "D" (33,000 VTD). 5. Capital Improvements Plan/Five Year Work Program There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program or in the Capital Improvements Plan. B. Findings for Consideration 1. Tree Planter Policy Tree Planter Policy: The applicant should also comply with the District's Tree Planter Width Interim Policy which prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class II tress with the installation of root barriers on both sides of the 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. 2. Driveways 2 Driveway Offset Policy: District policy 72-F4 (1) requires driveways located on collector roadways near a signalized intersection to be located a minimum of 175-feet from the signalized intersection for a full -access driveway and a minimum of 85-feet from the signalized intersection for a right- in/right-out only driveway; 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 72-F4 (2) requires driveways located on collector roadways near a stop controlled intersection to be located a minimum of 150-feet from the intersection for a full - access driveway and a minimum of 110-feet from the intersection for a right-in/right-out only driveway. All Driveways: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, 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 with 15-foot radii abutting the existing roadway edge. Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed as curb -cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Applicant Proposal: The applicant is proposing to construct 2 access points from River Valley Street with this application. The first driveway is a full access located 190-feet east of the west property line. The second driveway is a full access located 215-feet west of the intersection with Ally's Avenue. The two driveways offset each other by approximately 440-feet. Staff Recommendation: The applicant should be required to construct both driveways intersecting River Valley Street, where proposed, as curb returns, to be no greater than 36-feet wide, paved the entire width and at least 30-feet into the site. Should the applicant not obtain access to Eagle Road from River Valley Street (thereby being required to utilize the proposed temporary access (Regency Lane)), then barricades should be installed at both proposed driveways to restrict access to River Valley until the connection is made (with the development of the corner parcel). The exact location and design of these barricades should be determined by the District Development Review. 3. Future Connections Staff Recommendation: The proposed development requires additional consideration due to the fact that the applicant is proposing a variety of contingent conditions, and access is limited to Eagle Road. At this time, Staff has contacted the City of Meridian, the applicant, and ITD concerning the alignment and connection of River Valley Street in the future. From the west property line of the Regency development through to Eagle Road, River Valley Street will need to taper south to facilitate an alignment to the west. This cannot occur until the parcels to the south develops (thereby completing the collector roadway with a proper alignment). Staff is noting that the following conditions be considered when the corner parcel develops: • The right-of-way dedication for the corner parcel should facilitate the ultimate signalized intersection design for River Valley Street and Eagle Road (to be determined with a future development application). • The corner parcel may be required to set funds aside (road trust) for pedestrian improvements (asphalt path) on the north side of River Valley Street, to be constructed with the aligned intersection at a later date. This alignment will occur when the parcels to the south submit a development application(s). The initial connection of River Valley west to Eagle Road will not likely align with the existing section of River Valley Street on the west side of Eagle Road. 3 The applicant should provide the District with a road trust for the construction of curb, gutter, and concrete sidewalk along River Valley Street from the western driveway (on River Valley) to the west property line. These funds will ultimately be used to obtain the taper required for the alignment of River Valley Street. The applicant should provide cross access (and all necessary easements) to the adjacent parcels to the north with frontage on Eagle Road; as well as to the corner parcel until such time that access is provided from River Valley Street. 4. Eagle Road Staff Recommendation: Eagle Road (State Highway 55) is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, the City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on State Highway 55, abutting the site. 5. Internal Streets/Eagle Road Access Right -of -Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. Half Street Section Policy: District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the developer shall construct one-half of the full street improvements, including curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This street section shall be constructed within a minimum 40- foot right-of-way." Collector Policy: District policy 72-F1 B requires collector roadways to be constructed as 46-foot street sections with vertical curb, gutter, and 5-foot detached (or 7-foot attached) concrete sidewalks within 70-feet of right-of-way. This street section allows for the construction of a 3-lane roadway with bike lanes. Applicant Proposal: The applicant is proposing to construct a temporary full access private street (Regency Lane) intersecting Eagle Road at the current south property line. This street will either be completely restricted (closed) or restricted to right-in/right-out with the construction/connection of River Valley Street to Eagle Road with future development of the corner parcel. The applicant is proposing to construct River Valley Street as a half collector street section terminating at the adjacent southern out-parcel's (corner parcel) east property line; with vertical curb, gutter, and 5- foot concrete sidewalk within 35-feet of right-of-way. This road will not provide access to Eagle Road until the adjacent corner parcel develops, thereby providing access to Eagle Road. The applicant has also proposed to construct Ally's Avenue beginning at the southeast corner of the parcel (intersecting River Valley Street), as a full collector section with 42-feet of pavement, vertical curb, gutter, and 7-foot attached sidewalk within 70-feet of right-of-way. Ally's Avenue stubs to the north approximately 110-feet north of the intersection with River Valley Street, at the slough. Staff Recommendation: The applicant should comply with all ITD and Meridian City requirements regarding access to Eagle Road. Additionally, the applicant should construct the half section of River Valley Street with a minimum 24-foot of pavement, vertical curb, gutter, 7-foot attached (or 5- foot detached) concrete sidewalk on the north side, and a 3-foot gravel shoulder with a barrow ditch on the south side of the roadway, within 35-feet of right-of-way for the section east of the western driveway. If the sidewalk is located outside of the right-of-way, the applicant should provide ACHD with an easement for public access. For the remaining section of River Valley Street (from the driveway to the west property line; approximately 190-feet in length) the applicant should be required to construct a minimum 24-feet of pavement, striped asphalt pedestrian path, and sufficient drainage facilities within 35-feet of right-of-way, until such time that the alignment is made with the future signalized intersection; AND provide the District with a road trust for the cost of the future construction of curb, gutter, and sidewalk improvements for the above noted section ($25/linear foot X approximately 190 feet=$4750). Ally's Avenue should be constructed as the proposed collector street section with vertical curb, gutter, and 7-foot attached concrete sidewalk within 70-feet of right- of-way. The applicant should provide ACHD with a road trust for one half of the construction of the future crossing of the slough at the north property line (thereby continuing Ally's Avenue through to the north). Install barricades to restrict the use of River Valley Street until a connection is made to Eagle Road (locations and design to be determined by the District Development Review). C. Site Specific Conditions of Approval For the section of River Valley Street east of the western driveway, construct a half street section with a minimum 24-foot of pavement, vertical curb, gutter, 7-foot attached (or 5-foot detached) concrete sidewalk on the north side, and a 3-foot gravel shoulder with a barrow ditch on the south side of the roadway, within 35-feet of right-of-way. If the sidewalk is located outside of the right-of- way, the applicant should provide ACHD with an easement for public access. 2. For the remaining section of River Valley Street (from the driveway to the west property line; approximately 190-feet in length) construct a minimum 24-feet of pavement, striped asphalt pedestrian path, and sufficient drainage facilities within 35-feet of right-of-way; AND provide the District with a road trust for the future construction of curb, gutter, and sidewalk along this section (to be completed with the alignment). 3. Construct Ally's Avenue intersecting River Valley Street at the east property line as a complete collector street section with vertical curb, gutter, and 7-foot attached concrete sidewalk within 70- feet of right-of-way; stubbing to the north at the slough. 4. Install barricades to restrict the use of River Valley Street until a connection is made to Eagle Road (locations and design to be determined by the District Development Review). 5. Provide ACHD with a road trust for one half of the construction of the crossing of the slough at the northern terminus of Ally's Avenue for a future connection with development to the north. P, "J A` C6) Construct the western driveway located 190-feet east of the west property line as a Ilk P_rk curb return, to be no greater than 36-feet wide, paved the entire width and at least 30-feet into the site. Construct the eastern driveway located 215-feet west of Ally's Avenue as a curb return. to be no greater than 36-feet wide, paved the entire width and at least 30-feet into the site. 8. Coordinate all germane design and timeline functions with ITD, ACHD, the adjacent property owners, and Meridian City concerning the connection and alignment of River Valley Street to Eagle Road. 9. Provide access (and all necessary easements) to the adjacent parcels to the north with frontage on Eagle Road; as well as to the adjacent southwest corner parcel until access can be taken from River Valley Street. 10. Comply with all Standard Conditions of Approval. 5 D. Standard Conditions of Approval Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 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. Comply with the District's Tree Planter Width Interim Policy. 6. 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. 7. 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. 8. 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. 9. 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. 10. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD 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. 12. 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. 13. 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. A 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 transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 4. Development Process Checklist 7 ALL YS 4VE. p JAI C PORATI OR oN K666NGY A K I V f K VAIL-6Y L.AwftcArf- Ammlfl�cfs MwlMmAN M W191W IVAHO &m 9 Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS 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 of Highway Systems, 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. Time to Reply: The ROWDS 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 ROWDS 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. 10 Development Process Checklist ®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 part of a previous development application and that the site specific requirements from the previous development also apply to this development application. ®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 reports. ❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter: • The applicant should submit one (1) set 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 approval. DID YOU REMEMBER: Construction (Zone) ❑ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ❑ Working in the ACHD Right -of -Way • Four business days prior to starting work have a bonded contractor submit a `Temporary Highway Use Permit Application" to ACHD Construction — Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) ❑ Sediment & Erosion Submittal • At least one week prior to setting up a Pre -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage Division. ❑ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. ❑ Final Approval from Development Services ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con. 11 m O CD MO "O C pnX m � � n CCD r- � C = ' o � Q o cD pmo �Q z CC:) 5 O m (D fD a oo m CD a w o L, n CD -k N :3 CL N A CD O 0c) Co C) C)A �o O * N.(n N.N W . C N.. * dW <� * x a ° m CD »- *. = ma CD * C" �n *** O W 3 tv CD y C)CD (O UI N CL rt k W >F pD E * * it n d20 t * 3m * 0 * 0m0 w m WD� x v� D Z D C I � I m * (o 0OD * O O N C O 00 Cn Ggf'3aC SepMty Fe9Wres Included. D Doad—back. CITY OF t33Q Applicant D e Q Address IJ ' e S > w P- J Phone CASH C ECKCC# �J • DESCRIPTION � ►'�i v o� NAME ON CHECK IF DIFFERENT THAN APPLICANT AMOUNT I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I PAYMENT DOES NOT IN ICATE A CEPT CE OF PPLICATION TAX I 13005 Byc 'ved TOTAL 94352 I