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Home My WebLink AboutACHD CommentsJune 19, 2007 Anna Canning City of Meridian 660 E. Watertower Lane, Suite 202 Meridian, ID 83642 RE: Bellabrook Multi-family/CUP07-005 Dear Anna, John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner RECEIVE JUL 2 3 2007 amity Of Meridian City Clerk Office It has come to my attention that the proposed Bellabrook staff report was not updated from the original subdivision configuration to reflect the current conditional use application. The information below is pertinent to the 2007 application. • The trip generation for the current proposal is 238 vehicle trips per day. The original single family subdivision was estimated to generate 200 vehicle trips per day. • Locust Grove Road was widened in 2005 to a 5-lane roadway. On 9-14-2005 there was a traffic count of 1,796 daily vehicle trips, indicating a Level of Service better than "C". A Level of Service "D" for a 5 lane minor arterial is 33,000 daily vehicle trips, and 35,000 daily vehicle trips for a Level of Service "E". • The offset between the proposed private street entrance for the project and the 50-foot wide flag lot to the south is 290-feet. This offset meets District policy. (As noted in public testimony, several of the access points on this segment of Locust Grove Road were established based on right-of-way negotiations and put in place to avoid lengthy and costly condemnation proceedings.) • Conditions of approval as listed in the 2006 Bellabrook Subdivision staff report remain the same with respect to Locust Grove Road. Because the applicant is now proposing private streets, and this is not a subdivision application, conditions related to street widths and locations are not applicable. I apologize if this has caused any confusion. Sincerely, (via e-mail) Lori den Hartog, Supervisor Planning Review Division Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 9 www.achd.ada.id.us AjjWwqP &.w►w9rato o June 19, 2007 Anna Canning City of Meridian 660 E. Watertower Lane, Suite 202 Meridian, ID 83642 RE: Bellabrook Multi-family/CUP07-005 Dear Anna, John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner It has come to my attention that the proposed Bellabrook staff report was not updated from the original subdivision configuration to reflect the current conditional use application. The information below is pertinent to the 2007 application. • The trip generation for the current proposal is 238 vehicle trips per day. The original single family subdivision was estimated to generate 200 vehicle trips per day. • Locust Grove Road was widened in 2005 to a 5-lane roadway. On 9-14-2005 there was a traffic count of 1,796 daily vehicle trips, indicating a Level of Service better than "C". A Level of Service "D" for a 5 lane minor arterial is 33,000 daily vehicle trips, and 35,000 daily vehicle trips for a Level of Service "B". • The offset between the proposed private street entrance for the project and the 50-foot wide flag lot to the south is 290-feet. This offset meets District policy. (As noted in public testimony, several of the access points on this segment of Locust Grove Road were established based on right-of-way negotiations and put in place to avoid lengthy and costly condemnation proceedings.) • Conditions of approval as listed in the 2006 Bellabrook Subdivision staff report remain the same with respect to Locust Grove Road. Brea---e the applicant's now propv•� a —now Ya vY'—E' pia`r'aw streets, and this is not a subdivision application, conditions related to street widths and locations are not applicable. I apologize if this has caused any confusion. Sincerely, (via e-mail) Lori den Hartog, Supervisor Planning Review Division Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX NS-7650 • www ac hd ada id.us • Rev;seJ tecos+ - . _Y cog MA m !4� JIB ■■ ■ m■ a. t'. m� R nnl WWII► M. ` `,r ■ ■� mm �� ■ ir-� mm r Bill _ lip; r;�. . air : ; d IN do SwF`• ` %►2�.'RLAS Ili nr0�rP� � •• � r�stitilfitll��;' an ■■aiai �i • I` i � 1■r ■1� �f NO me: tp is a a 00 MOOMMM♦{ Sm of ��■ ■' �`� �1 1i- =t� Mm _ ■ ■ �r �� 6 fir*��# i �..: = ■= 1 '�� a ill -� ��* *'�. HA WE m I IVA 1.pis 1 1.-- > F- 0 L) w - UJ LU n z 0 0. 0 10 w F- z Z —1 W�e z LL aJ Cl) s n D al LU _0 Cl) a) >, 0 N (D D_ 0 0 'WIT z 0 0 V W Z < LU C Z C > 12 LL zZ) LO C 2 W W F- W wu 0 (D Z W 0 W > C) 0 W w Lr) LL OQ 00 c 0 2: � CL DAo,dgp na 3sn a3xlw N rim F- W 9 a iu' a to 0 L uj o CD w a- LU CL x 0 z 00 Z) U. LL N 0 ]AMAD -Lsn:)bl F film iV CHD March 26, 2007 John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner TO: Ross Erickson � 13318 Woodspring Court wE Boise, ID 83713 MAP,. 2 204 . SUBJECT: Bellabrook Subdivision/MRZ07-006/MCUP07-005 300 S. Locust Grove'�� f,frt�,c Multi -family development On July 25th 2006 ACHD acted on the above referenced application. Since then, the applicant has redesigned the development to accommodate a higher density, with the internal roadway system constructed as private rather than public. As a result, ACHD does not have any requirements for the internal private roads, and the applicant should only comply with the improvement and right-of-way requirements for Locust Grove Road. Additionally, the applicant should submit construction drawings to the ACHD Development review prior to final approval, and pay all applicable review and impact fees. Please let me know if you have any questions or concerns. Sincerely, Andrew Mentzer Planner I Right-of-way & Development Services CC: Project file, Construction Services, Utilities, City of Meridian Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387 6100 • FX 345-7650 9 www.achd.ada.id.us larch 16, 2007 O: J.E. Development LLC 1854 E. Lanark St. Meridian, ID 83642 SUBJECT: MCUP-07-005 /MRZ-07-006 Bellabrook 300 S. Locust Grove Rd. John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner David Bivens, Commissioner Carol A. Mckee, Commissioner RE TATE LIAR °€ 9 2001 City of Meridian City Clerk Offie¢ )n 7-25-2006, the Ada County Highway District Commissioners acted on MPP-06-038 /MAZ-06-040 for lellabrook Subdivision. The conditions and requirements also apply to MCUP-07-005 /MRZ-07-006. Prior to final approval you will need to submit plans to the ACHD Development Review Department. A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planning & Development Services at 387-6170 for information regarding impact fees. you have any questions or concerns please feel free to contact this office at (208) 387-6177. >incerely, ;helsee Kucera 'tanning Intern Zight-of-Way and Development Services %C: ;Project File Lead Agency: City of Meridian SNL Planning -Shawn Nickel County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achd.ada.id.us Right -of -Way & Development Services Department CHD Project/File: Bellabrook/MPP-06-038/MAZ-06-040 Lead Agency: Meridian City Site address: 300 S. Locust Grove Staff Level Approval: July 25" 2006 Applicant: Ross Erickson 13318 W. Woodspring Ct. Boise, ID 83713 Owner: Morgan & Marilyn Plant 300 S. Locust Grove Meridian, ID 83642 Representative: Erickson Civil 1854 E. Lanark Meridian, ID 83642 Staff Contact: Andrew Mentzer Phone: 387-6187 E-mail: amentzer@achd.ada.id.us Tech Review: July 21st 2006 Application Information: Acreage: 4.38 Current Zoning: RUT Proposed Zoning: R-8 Residential Lots: 20 A. Findings of Fact Existing Conditions 1. Site Information: The site is currently occupied by a rural residential structure. 2. Description of Adjacent Surrounding Area: Direction I Land Use ion North Church C N South Snorting Bull Sub R-4 East Residential R1 West Residential R1 3. Existing Roadway Improvements & Right -of -Way Locust Grove Road is currently improved with 4 travel lanes, a center turn lane, paved shoulders, vertical curb, gutter and a 7-foot attached concrete sidewalk abutting the site. Locust Grove Road currently has 96-feet of right- of-way. 4. Existing Access: There is currently one curb return approach accessing the site from Locust Grove Road located approximately 90-feet south of the north property line. 5. Site History: ACHD has not previously reviewed this site for a development application. Development Impacts 2 3 4 Trip Generation: This development is estimated to generate approximately 190 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual, single family dwelling land use designation. 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. Traffic Impact Study: Impacted Roadways: Roadway I Frontage Locust Grove I 390' Road A traffic impact study was not required with this application Functional Traffic Count Level of Speed Classification Service* Limit Minor Arterial 1,796 south of Better 35 MPH Franklin on than "C" 09/14/2005 *Acceptable level of servioe_`fora 3 lane m-inor arterial is "D" (17,000 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 the Capital Improvements Plan. Additionally, ITD is beginning construction of an overpass at Interstate 84 and Locust Grove this Fall. B. Findings for Consideration Locust Grove Road Right -of -Way Policy: 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. SideU:a!k Policy: District policy requires 7-fo-ot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Applicant Proposal: The applicant has not proposed to dedicate any additional right-of-way or construct any improvements for Locust Grove Road. Staff Recommendation: Due to the fact that Locust Grove Road is built out to a 5-lane arterial standard, the applicant should not be required to construct any further improvements, or dedicate any additional right-of-way. Locust Grove Road was rebuilt in 2005, thereby restricting utility cuts until March of 2010. Additionally, the slope abutting the right-of-way is located within a permanent easement due to the fact that it supports the road. Any work done to this easement (landscaping or otherwise) will require ACHD approval and any applicable license agreements. 2. Internal Streets 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. Street Section Policy: District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4- feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. District policy also requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The design should be reviewed and approved by ACHD's Development staff. Applicant Proposal (Internal streets): The applicant is proposing to construct the internal streets as 34-foot street sections (34-feet back-to-back) with rolled curb, gutter, and 5-foot attached concrete sidewalks within 42-feet of right-of-way. A 1-foot sidewalk easement has been proposed for the improvements located outside of the right-of-way. Additionally, the applicant has proposed a center landscape island near the intersection of Locust Grove and E. Kalispell Drive (the site's entry road). The applicant has proposed 21-foot street sections around the proposed island. E Kalispell Drive aligns with the approach across Locust Grove. The applicant has proposed a knuckle without an island at the southwest corner of the intersection of E. Bellalucca Street and S. Truss Avenue. Staff Comment/Recommendation: The applicant should be required to construct the site's internal streets as 34-foot street sections (34-feet back-to-back) with rolled curb, gutter, and 5-foot attached concrete sidewalks within 42-feet of right-of-way, as proposed. The proposed island near the intersection of Locust Grove and E. Kalispell Drive meets policy, and should be approved and noted on the final plat. Any sidewalk improvements located outside of the right-of-way should have an easement for public access. E. Kalispell Drive should align with the existing access on the west side of Locust Grove Road, and the knuckle without an island at the southwest corner of the intersection of E. Bellalucca Street and S. Truss Avenue should be approved, as proposed. 3. Tree Planters Tree Planter Policy: The District's Tree Planter Width Interim Policy 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. 4. Stu b Streets Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non -continuous streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 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 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Applicant Proposal: The applicant has proposed one stub street to the east with this application, to be located approximately 175-feet south of the north property line (offsetting Bellalucca Street by approximately 95-feet). Staff Comment/Recommendation: The proposed stub street to the east does not meet District offset policy; however the applicant has agreed to extend the right-of-way for S. Torino Avenue to the east property line in lieu of constructing the stub. This will provide connectivity when the parcel to the east redevelops, and give flexibility in meeting roadway offsets in the future. Notation of the purpose of this right-of-way should be on the final plat. District Traffic Services will need to approve the exact location of a road extended to the east in the future. Note to the City of Meridian: It is the desire of ACHD to see a future connection to the parcel to the east. District Traffic Services has reviewed the site plan, and indicated that right-of-way to the property line will provide the opportunity to meet District policy in the future. Additionally, the roadway offset for E. Kalispell Drive should not be of concern due to the relatively low volume of traffic generated by this development, as well as the fact that all lots have two ways to get to Locust Grove Road (from S. Truss Avenue and E. Kalispell Drive). C. Site Specific Conditions of Approval Construct the site's internal streets as 34-foot street sections with rolled curb, gutter, and 5-foot concrete sidewalks within 42-feet of right-of-way; and provide an easement for any sidewalk improvements located outside of the right-of-way. 2. Construct the center island on Kalispell Drive with a minimum 21-foot street section on either side, in compliance with District policy requirements. 3. Construct a knuckle without an island at the southwest corner of the intersection of E. Bellalucca Street and S. Truss Avenue, as proposed. 4. Construct Kalispell Drive in alignment with the existing access on the west side of Locust Grove Road, as proposed. 5. Close any unused access to Locust Grove Road not specifically approved with this application to match existing improvements. 6. No cuts are allowed to Locust Grove Road until March, 2010. 7. Obtain District approval and any applicable license agreements for the use of the supporting slope abutting the right-of-way on Locust Grove Road. 8. Extend the right-of-way for S. Torino Avenue to the east property line to provide future connectivity to the adjacent parcel, noted on the final plat. 9. 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. 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. 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 nrrtinanre ff )M) �1— L.,....,., ,.S A- ...... r+_.. .. - Highway � as hua COur1tty Highway District Road impact Fee Ordinance. r, 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. 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. 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