Loading...
HomeMy WebLinkAboutCommentsNovember 3, 2006 AZ 06-041 MERIDIAN CITY COUNCIL MEETING November 8, 2006 APPLICANT Larry C. Harpe ITEM NO. 13 REQUEST Public Hearing -- Request for Annexation and Zoning of 8.95 acres from RUT to an R-8 zone for Harpe Subdivision -- 4715 North Locust Grove Road AGENCY CITY CLERK: See attached P&Z Item Packet / Minutes CITY ENGINEER: CITY PLANNING DIRECTOR: See attached Recommendations CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: L, CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: �' a U CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: `U ADA COUNTY HIGHWAY DISTRICT: t SANITARY SERVICE COMPANY CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS IRRIGATION: IDAHO POWER: US WEST: INTERMOUNTAIN GAS: MERIDIAN POST OFFICE: OTHER: See attached Affidavit of Posting Contacted: c u Date: (�, (, r^ Emailed: Phone: �Staf Initi Is: Materials presented at public meetings shall become property of the city of Meridian. October 2, 2006 AZ 06-041 MERIDIAN PLANNING & ZONING MEETING October 5, 2006 APPLICANT Larry C. Harpe ITEM NO. 4 REQUEST Continued Public Hearing from August 31, 2006 - Annexation and Zoning of 8.95 acres from RUT to an R-8 zone for Harpe Subdivision - 4715 N. Locust Grove Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: COMMENTS See Previous Item Packet / Attached Minutes mm�,oJ Aprravr-9 N C-2 ee Attached Letter from Oliver & Barbara Palmer Date: Phone: �� � -(.luq 1 n (e, ) If Initials: Materials presented at public meetings shall become property of the City of Meridian. August 28, 2006 AZ 06-041 MERIDIAN PLANNING & ZONING MEETING August 31, 2006 APPLICANT Larry C. Harpe ITEM NO. 8 REQUEST Public Hearing - Annexation and Zoning of 8.95 acres from RUT to an R-8 zone for Harpe Subdivision - 4715 N. Locust Grove Road AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: COMMENTS See Attached Staff Report No Comment See Attached Comments No Comment See Attached Comments OTHER: See Attached Affidavit of Sign P Contacted: f (�� X Date: Q6 Phone: � jG Emailed: Q Cdv ��''(%1n�G,Cp Staff Initials: �'� (/Mated Is resen e u I1q/�r�e1 91 i sKBecome property of the City of Meridian. CITY OF�4 ir, IDAHO )� Q CE'�r f ER MAYOR Tammy de Weerd TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN TREASURE VN-�Y SINCE To insure that your comments and recommendations will be considered by 1903 CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234 / fax 895-0390 Parks & Recreation I W. Bower Street 888-3579 / fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533 / fax 888-6844 Police 1401 E. Watertower Lane 888-6678/fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500/fax 895-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 Wastewater 3401 N. Ten Mile Road 888-2191 / fax 884-0744 Water 2235 N.W. 8th Street 888-5242 / fax 884-1159 the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City Clerk, by: August 24,2006 Transmittal Date: July 28, 2006 File No.: AZ 06-041 / PP 06-042 Hearing Date: August 31, 2006 Request: Public Hearing - Annexation & Zoning of 8.95 acres from RUT to an R-8 zone and Preliminary Plat approval of 24 residential lots and 3 common lots on 8.95 acres in a proposed R-8 zone for Harpe Subdivision By: Larry C. Harpe Location of Property or Project: 4715 N. Locust Grove Road David Zaremba (no FP) David Moe (no FP) Wendy Newton-Huckabay (No FP) Michael Rohm (No FP) Keith Borup (No FP) Tammy de Weerd, Mayor Charlie Rountree, C/C Joe Borton, C/C Keith Bird, C/C Shaun Wardle, C/C Water Department Sewer Department Sanitary Services(No VAR, VAC, FP) Building Department / Rich Greene Fire Department Police Department City Attorney City Engineer City Planner Parks Department Your Concise Remarks: Meridian School District (No FP) Meridian Post Office(FP/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrig. District Idaho Power Co. (FP,PP,CUP) Qwest (FP/PP only) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Dept. (No FP) Ada County Ass. Land Records Meridian Development Corp. Historical Preservation Comm. AUG 16 2006 CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK -FAX 888-4218 FINANCE & UTILITY BILLING -FAX 887-4813 MAYOR'S OFFICE -FAX 884-8119 Printed on recycled paper 1% / 1 2 Harpe Sub arpe Sub Harpe Sub Harpe Sub l it 11711, Oliver D. & Barbara D. Palmer 1515 E. McMillian Rd. Meridian, ID 83642 September 7, 2006 Meridian Planning and Zoning Commission, c/o Justin Lucas (Planner) 't'" 660 Watertower Lane, Meridian, ID 83642 Re: Harpe Subdivision Dear Planning and Zoning Commission: SEP 1 1 2006 ;ity Of Meridiann I would like to sincerely apologize for the confusion that occurred at the August 31 St public hearing regarding the Harpe Subdivision applications. As an owner and participant in the platting process, I clearly should have discussed my confusion and/or resolved any differences personally with Mr. Harpe, rather than trying to resolve these private issues at the Planning and Zoning Commission level. Since that public hearing, all concerns and any confusion have been completely resolved between Mr. Harpe and me. Therefore, I would like to register my vote of strong support for this project ---as it has been submitted and presented in the public hearing. As evidence that both my wife and I have accepted the preliminary plat submitted for approval by the Land Group, please find a copy attached that has been signed by us. Sincerely, f ax �A P� �i� CooI Oliver Palmer Barbara Palmer ,�a Uauk o cc: Mr. Van Elg, The Land Group QSI d Ada au Mr. Larry Harpe ,',��000e�eaea0000 .•••••••yN E°Cool ®ae,Bo i : O I�oTAR� °® "UB LIC r� ® ,"1 e°°°°°°°°a'X® ,eo F s �6��e�`ay OM I I August 2006 Anna Canning Planning & Zoning Commission City of Meridian 660 E. Watertower Lane Suite 202 Meridian, ID 83642 RE: AZ 06-041, PP 06-042/Harpe Subdivision Dear Anna: 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Nampa & Meridian Irrigation District has no comment on the above referenced application as it is out of our district. Sincerely, Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BF?-dbe C: File - Office/Shop l C E f 1 2006 ,ITY OF MERIDIAN APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 1%- joint School District No. 2 911 Meridian Road • Meridian, Idaho 83642 • (208) 855-4500 • Fax (208) 888-6700 SUPERINTENDENT Dr. Linda Clark August 1, 2006 City of Meridian 660 E. Watertower Lane Suite 202 Meridian, ID 83642 Dear Planners: The Meridian School District has experienced phenomenal student growth the last ten years. The high schools, middle schools, and elementary schools throughout the district are operating over capacity. Approval of the H r e Subdivision will have an impact on school enrollments at Prospect Elementary Sawtooth Middle and Eagle High School We can predict that these homes, when completed, will house six (6) elementary aged children, five (5) middle school aged children, and five (5) senior high aged students. Additional students will further compound the current overcrowded situation. Residents cannot be assured of attending the neighborhood school, as it may be necessary to bus students to other schools across the district. School capacity is addressed in Idaho Code 67-6508. The Meridian School District is currently operating beyond capacity. Future development will continue to have an impact on the district's capacity. If you have any questions, please contact me at 855-4500. Sincerely, Q 2ecs✓ � � �,d� Wendel Bi/r► am 4 Building & Construction Manager SETTLERS" IRRIGATION DISTRICT Copy 4 P.O. BOX 7571 BOISE, IDAHO 83707-1571 I PHONE. 344-2471 FAX: 343-1642 August 2, 2006 " .i. Phil Hull The Land Group 462 E. Shore Drive, Suite 100 Eagle, ID 83616 Re: PP 06-042 Harpe Subdivision Dear Phil AUG 0 a 2006 City Of Meridiar, City Clerk Office. After review of the Preliminary Plat of the above -mentioned applications Settlers Irrigation District requests the following: I. All irrigation/drainage facilities along with their easements must be protected and continue to function. The facility is the Parkins Nourse Lateral. Contact SID for any additional requirements. 2. A Land Use Change Application must be on file prior to any approvals. 3. A license agreement MUST be signed and recorded prior to construction of any SID facilities, or within its easements. 4. Any changes to the existing irrigation system such as relocation, water delivery, tiling, and landscaping must be approved by Settlers Irrigation District's Board of Directors. 5. All storm drainage must be retained on -site. 6. A pressure irrigation system must be provided to service all lots with irrigation water. If you have any questions please call 343-5271. 7at ly n Draper, Manager Settlers Irrigation District Enclosures Cc: City of Meridian Planning Department (w/o enclosures) oln August 23, 2006 Applicant: Larry Harpe 1092 W. Shearwater Eagle, ID 83616 Representative Subject: CHD (ioswrwc�ad�o �it�vwco The Land Group Inc. 462 E. Shore Drive #100 Eagle, ID 83616 2006 ,,-,ITV rl Harpe Subdivision/MPP-06-042/MAZ-06-041 4715 N. Locust Grove Road 24-lot residential John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner Rebecca W. Arnold, Commissioner On August 23, 2006 the Ada County Highway District acted on your application for the above referenced project. The attached report lists site -specific requirements, conditions of approval and street improvements, which are required. If you have anylquestions, please feel free to contact me at 208-387-6187. Sincerely, Andrew Mentzer v Planner I Right-of-way & Development Services CC: Project file, Construction Services, Utilities, Meridian City Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387 6100 0 FX 345-7650 0 www.achd.ada.id.us i 3ETIENENi 6RD(3E - iV'IXIXI IVy{\ 462 E. Shore Drive #100—" H,IVi[tU CREEK Eagle, ID 83616 NI 1 \lfl\ i i i \ Staff Contact: Andrew Mentzer - - Phone: 387-6187 E-mail: amentzer(cDachd ada id us Tech Review: August 11th 2006 Application Information: Acreage: 8_95 Current Zoning: RUT Proposed Zoning: R-8 Residential Lots: 24 A. FindinaS of Fact Existing Conditions 1. Site Information: The site is currently occupied by two residential structures. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Residential RUT South Residential (Ha.,as , r`rcclrl East Residential (Settlement Bride o R-8 Right -of --Way & Development Services Department *C H D Project/File: Harpe Subdivision/MPP-06-042/MAZ-06-041 This application is for the rezone and annexation of 8.95 acres from RUT to R-8; as well as the preliminary plat approval for 24-residenial lots. Lead Agency: Meridian City Site address: 4715 N. Locust Grove � 1VI `. ,-III I , _ Staff Level ' Approval: August 23th 2006 pp Applicant: Larry Harpe 1092 W. Shearwater Eagle, ID 83616 Representative: The Land Group Inc. 1 West Rural Residential i RUT 3. Existing Roadway Improvements & Right -of -Way McMillan Road is currently improved with 2 travel lanes, paved shoulders, and no curb, gutter or sidewalk abutting the site. McMillan Road currently has between 55 and 64-feet of right-of-way abutting the site. Locust Grove Road is currently improved with 2 travel lanes, paved shoulders, and no curb, gutter, or sidewalk abutting the site. Locust Grove Road currently has 50-feet of right-of-way. 4. Existing Access: There is currently one driveway accessing the site from McMillan Road located approximately 165-feet east of the west property line (measured near edge to property line). There are currently two driveways accessing the site from Locust Grove Road located approximately 135 and 200-feet north of the south property line (measured near edge to property line). 5. Site History: ACHD has not previously reviewed this site for a development application. Development Impacts 1. Trip Generation: This development is estimated to generate approximately 220 additional vehicle trips per day (20 existing) based on the Institute of Transportation Engineers Trip Generation Manual, single family dwelling 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 McMillan 565' ! Minor Arterial 14,042 east of Better 50 MPH Road I Meridian on than "C" 02/18/2004 635' i Minor Arterial 50 MPH Locust Grove Better Road 7,498 south of than °C" McMillan on 12/13/2005 *Acceptable level of service for a 2 lane minor arterial is "D" (14,000 VTD). 5• Capital Improvements Plan/Five Year Work Program McMillan Road from Locust Grove to Eagle Road (SH 55) is slated for widening to 5-lanes in the Five Year Work Program. McMillan Road and Locust Grove Road (abutting the site) are slated for widening to 3-lanes in the Capital Improvements Plan. Also, the intersection of McMillan and Locust Grove is slated to be widened and signalized in the CIP. 9 B. Findings for Consideration Stub Street 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." Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. Applicant Proposal: The applicant has proposed two stub streets with this application. The first stub street, E. Copper Ridge Street, terminates at the west property line approximately 160-feet north of the south property line (measured property line to centerline). It is approximately 355-feet in length to provide connectivity to the rural parcel to the west. Additionally, the applicant has proposed a temporary emergency vehicle turnaround on Lot 2 of Block 2, which will not be developed until the stub is extended. The second stub street, N. Bright Angel Avenue, terminates at the eastern edge of Lot 13 of Block 1, approximately 165-feet south of the north property line. This particular lot is over 2-acres in size, and the applicant has indicated that it will likely redevelop in the near future; thereby requiring a public access from some place other than McMillan Road. The applicant has proposed a temporary turnaround for this stub street located at the south property line of Lot 13 of Block 1. Staff Recommendation: The applicant should be required to construct the first stub street to the west located approximately 160-feet north of the south property line as the internal street section. The applicant should obtain fire department approval for the use of the temporary turnaround on Lot 2 of Block 2, and provide the easement across the entire lot (thereby restricting building of the lot until the connection is made to the west) prior to signing the final plat. Signage at the terminus of this stub should read as follows: "THIS STREET WILL BE EXTENDED IN THE FUTURE." The second stub street to Lot 13 of Block 1 (located 165-feet south of the north property line) should be constructed as the internal street section, with a fully improved turnaround with a center island at the terminus (utilizing a minimum 45-foot turning radius and 29-foot street section all the way around, in compliance with District policy requirements). The right-of-way for this turnaround should be brought to the property line of Lot 13 of Block 1, so as to accommodate any future redevelopment/connection. Signage should be installed at the property line stating: "THIS STREET WILL BE EXTENDED IN THE FUTURE." 2. 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. 3. Locust Grove Road Right -of -Way Policy: District policy requires 70-feet of right-of-way on 3-lane arterial roadways (Figure 72-F1 B). This right-of-way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached sidewalks and bike lanes. Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Applicant Proposal: The applicant has proposed to dedicate 35-feet of right-of-way from centerline for Locust Grove Road. Staff Recommendation: The applicant should be required to construct a 5-foot concrete sidewalk located no closer than 2-feet off of the right-of-way line (back of walk to ROW) for Locust Grove Road; and dedicate 35-feet of right-of-way from the centerline of Locust Grove abutting the parcel by means of a warranty deed. If the sidewalk is constructed on site, the applicant should provide an easement for public access. 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. 4. McMillan Road Right -of -Way Policy: District policy requires 70-feet of right-of-way on 3-lane arterial roadways (Figure 72-F1 B). This right-of-way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached sidewalks and bike lanes. Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Applicant Proposal: The applicant has proposed to dedicate 45-feet of right-of-way (from centerline) from the west property line to 355-feet east of the west property line. The frontage on McMillan Road from 355-feet east of the west property line to 455-feet east of the west property line will taper to 59-feet and continue to the intersection with Locust Grove (see site plan). Staff Recommendation: The applicant should be required to construct a 5-foot concrete sidewalk located no closer than 2-feet off of the right-of-way line (back of walk to ROW) for McMillan Road. If the sidewalk is located outside of the right-of-way, the applicant should provide a sidewalk easement. Any existing driveway access to McMillan Road should be closed to match improvements; thereby restricting all of the site's access to the internal streets. The applicant should dedicate 45-feet of right-of-way from the centerline of McMillan Road from the west property line to 173-feet west of the section line for Locust Grove Road by means of a warranty deed. The frontage on McMillan Road from 173-feet west of the section line for Locust Grove Road to 73-fet e west of the section line should taper for 100-feet to a 59-foot right-of-way width from centerline; continued (at the 59-foot width) to the intersection with Locust Grove (see site plan). 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 ha nairi tha fair market Malii is of tha right-nf-%nra y Hariicated :^lhich is an addition tr` ex,stln� ACHD right-of-way. Note: As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be adequate to accommodate the projected traffic volumes on McMillan Road. Due to the fact that the North Meridian Traffic Plan recommended a 70-foot right-of-way on McMillan Road and the Commission has supported the recommendations in the past, staff is recommending a total right-of- way width of 70-feet as opposed to 96-feet of right-of-way (48-feet from centerline). The Lemp Canal is located on the north side of McMillan Road. This canal is very large in nature and would be extremely costly to relocate. Any right-of-way on McMillan Road will be acquired from the south side of McMillan Road in order to allow the canal to remain in its current location. To be consistent with the District's past action and to remain consistent with the location of McMillan Road, staff recommends that the applicant dedicate additional right-of-way abutting McMillan Road. In order to acquire the full required right-of-way abutting McMillan Road between Locust Grove Road and Meridian Road, the north side of McMillan Road will not dedicate additional right-of-way and the south side of the roadway will dedicate 45-feet of right-of-way from centerline. This will provide for a 70-foot right-of-way that is consistent with the recommendations of the North Meridian Traffic Plan and what has been acquired for other developments on McMillan Road. Staff recommends that the applicant dedicate the additional right-of-way for McMillan Road in order to keep the irrigation facilities (the Lemp Canal) outside of the District's right-of-way. 5. Intersection: Locust Grove & McMillan Staff Recommendation: The intersection of McMillan Road and Locust Grove Road is currently under review for preliminary design as it is in the District's Five Year Work Program. At this time, Staff has determined the appropriate right-of-way dedication necessary for McMillan Road; the exact design for Locust Grove Road is to be determined in the near future with the current intersection study. This particular intersection requires additional consideration due to the fact that the Lemp Canal crosses diagonally under the roadway from the northwest corner to the southeast corner of the intersection. The applicant should dedicate 35-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of a warranty deed, and dedicate the northeast property corner (chamfer the radius 38-feet) to facilitate the construction of improvements for the planned signalized intersection (see attached diagram). 6. 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. 33-foot 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. Applicant Proposal (Internal streets): The applicant is proposing to construct the internal streets as 33-foot street sections with rolled curb, gutter, an 8-foot planter strip, and 5-foot detached concrete sidewalk. The applicant is proposing a 50-foot right-of-way dedication, with part of the sidewalk in an easement. N. Bright Angel Avenue will be extended into the site as the primary access (stubbing from Havasu Creek Subdivision to the south). r, Staff Comment/Recommendation: The applicant should be required to construct the internal streets as 33-foot street sections with rolled curb, gutter, and 8-foot planter strips within 50-feet of right-of-way; and 5-foot detached concrete sidewalks within an easement, as proposed. The applicant should obtain fire department approval for the reduced street sections. C. Site Specific Conditions of Approval . Construct the internal streets as 33-foot street sections with rolled curb, gutter, and 8-foot planter strips within 50-feet of right-of-way; and 5-foot detached concrete sidewalks within an easement; and obtain fire department approval for the reduced street sections. 2. Construct the stub street to the west, N. Copper Ridge Street, approximately 160-feet north of the south property line as the internal street section. This street should be signed as follows: "THIS STREET WILL BE EXTENDED IN THE FUTURE." 3. Construct the second proposed stub street to the west (touching Lot 13 of Block 1), located 165-feet south of the north property line as the internal street section, with a fully improved turnaround at the terminus (utilizing a minimum turning radius of 45-feet, and center island with 29-foot street sections all the way around, per ACHD policy requirements). Where the right-of-way ends at the property line, the applicant should install signage stating: "THIS STREET WILL BE EXTENDED IN THE FUTURE." 4. Obtain fire department approval for the use of the temporary emergency turnaround on Lot 2 of Block 2, and provide the easement across the entire lot prior to signing the final plat. 5. Construct a 5-foot concrete sidewalk located no closer than 2-feet off of the right-of-way line (back of walk to ROW) for McMillan Road. If the sidewalk is located outside of the right-of-way, the applicant should provide a sidewalk easement. 6. Dedicate 45-feet of right-of-way from the centerline of McMillan Road from the west property line to 173-feet west of the section line for Locust Grove Road by means of a warranty deed. The frontage on McMillan Road from 173-feet west of the section line for Locust Grove Road to 73-feet west of the section line should taper for 100-feet to a 59-foot right-of-way width from centerline; continued (at the 59-foot width) to the intersection with Locust Grove (see site plan). 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 accordance with the ACHD Ordinance in effect at that time (currently Ordinance #200), if funds are available. 7. Construct a 5-foot concrete sidewalk located no closer than 2-feet off of the right-of-way line (back of walk to ROW) for Locust Grove Road. If the sidewalk is located outside of the right-of-way, the applicant should provide a sidewalk easement. Any existing driveway access to Locust Grove Road should be closed to match improvements; thereby restricting all of the site's access to the internal streets. 8• Dedicate 35-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 G 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 #200), if funds are available. 9. Dedicate the northeast property corner (chamfer the radius 38-feet) to facilitate the construction of improvements for the planned signalized intersection (see attached diagram). The exact design of the corner should be determined by the District Development Review. 10. No direct lot access may be taken from either Locust Grove Road or McMillan Road. 11. 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. 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 breakinq 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 1. 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 M \./ t �, :3 � � s�ja� xrs�s t � ■� . -r r "fill, � 3 3. I HARPE SUBDIVISION Preliminary Plat Meridian. Idaho D 09Or OQ :- H o m : p^ 0 to ?OS ->COD >vm-,WxD DZ'oDo < N 0A 2g��"05j CM�'0 zs-I1Z 4ztx <Qam m0 F i q� S14, IC III .IAN s � a � 1� rwf : 3 1 I GRAND CANYON W r ti t. 4 v SETMEM{{4EN BRIDGE -- TFRRITORI } W 40 L f 'ti M � r W � � 1n A A -A _ .S- 2 5.0' i n / t _110, rr cn 34.0' f---- .34 - - tt � ,n 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. c. 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. 11 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. El 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. 14