HomeMy WebLinkAboutCommentsNovember 3, 2006 PP 06-042
MERIDIAN CITY COUNCIL MEETING November 8, 2006
APPLICANT Larry C. Harpe ITEM NO. 14
REQUEST Public Hearing -- Request for Preliminary Plat approval of 24 residential
lots and 3 common lots on 8.95 acres in a proposed R-8 zone for Harpe Subdivision
4715 North 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:
ADA COUNTY HIGHWAY DISTRICT:
SANITARY SERVICE COMPANY
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
MERIDIAN POST OFFICE:
OTHER:
Contacted:
Emailed:
Date:
See attached P&Z Item Packet / Minutes
See attached Recommendations
Phone:
,)Tact Initials:
Materials presented at public meetings shall become property of the City of Meridian.
October 2, 2006 PP 06-042
MERIDIAN PLANNING & ZONING MEETING October 5, 2006
APPLICANT Larry C. Harpe ITEM NO. 5
REQUEST Continued Public Hearing from August 31, 2006- Preliminary Plat approval of 24
residential lots & 3 common lots on 8.95 acres in a proposed R-8 zone for Harpe Subdivision -
4/ 1 b 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:\iif1�,,
Materials presented at
COMMENTS
See AZ Packet
Date: ` Phone: 4 3 j ,�(( qq
t nC, X A Staff Initials: bO C_4 -
meetings shall become property of the City of Meridian.
4'
August 28, 2006 PP 06-042
MERIDIAN PLANNING & ZONING MEETING August 31, 2006
APPLICANT Larry C. Harpe ITEM NO. 9
REQUEST Public Hearing - Preliminary Plat approval of 24 residential lots and 3
common lots on 835 acres in a proposed 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 AZ Packet
J�D
OTH ER:
Contacted: Date:
Phone:
Emailed: Staff Initials:
Materials presented at public meetings shall become property of the city of Meridian.
t
V
CITY OF RIB .-
�YlG�l��"17� k:
IDAHO
tiE.
CFMreR _ TREASURE V Y O�
SINCE
SINCE
MAYOR
Tammy de Weerd
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
11 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
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by
h
t e 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
tsy: Larry L,. rnarpe
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
'2 i bv C` 1&.:-i L" 5u-1
Cite Clerk Oi e.r.
CITY FALL 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
Oliver A & Barbara A Palmer
1515 E. McMillian Rd. Meridian, ID 83642
September 7, 2006
Meridian Planning and Zoning Commission, c/o Justin Lucas (Planner)
660 Watertower Lane, Meridian, ID 83642
Re: Harpe Subdivision
Dear Planning and Zoning Commission:
SE¢ i 00
:W
I would like to sincerely apologize for the confusion that occurred at the August 3lst
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,
y
�.� % P� COO
Oliver Palmer Barbara Palmer
cc: Mr. Van Elg, The Land Group �Q.SI,GC �4-dct Cbuvr�
Mr. Larry Harpe /� • -- � � � / d
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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:
i
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
Bl I/dbe
C: File - Office; Shop
A" 2006
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
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 HpMe Subdivision will have an impact on school enrollments at Pros ect
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
�-� 2 Guy ,C� �Q� L�)
Wendel Big
fiam/r►
g �
4
Building & Construction Manager
I
SETTLERS' IRRIGATION DISTRICT COPY
P.O. BOX 7571 BOISE, IDAHO 83707-1571
PHONE. 344-2471 FAX: 343-1642"
August 2, 2006
Phil Hull
The Land Group
462 E. Shore Drive, Suite 100
Eagle, ID 83616
Re: PP 06-042 Harpe Subdivision
Dear Phil:
After review of the Preliminary Plat of the above -mentioned applications Settlers Irrigation
District requests the following:
1. 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.
7athan
ly
Draper, Manager
Settlers Irrigation District
Enclosures
Cc: City of Meridian Planning Department (w/o enclosures)
August 23, 2006
John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
Applicant: Larry Harpe
v
1092 W. Shearwater
Eagle, ID 83616 10 1 Aa = of
Representative: The Land Group Inc.
462 E. Shore Drive #100
Eagle, ID 83616
Subject: Harpe Subdivision/MPP-06-042/MAZ-06-041
4715 N. Locust Grove Road
24-lot residential
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 annquestions, 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 • FX 345-7650 • www.achd.ada.id.us
Right -of -Way & Development Services Department
CHD
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;
well as the preliminary plat approval for 24-residenial lots.
as
Lead Agency:
Meridian City
Site address:
4715 N. Locust Grove
Staff Level
Approval:
August 231h 2006
Applicant:
R
Larry Harpe
y
1092 W. Shearwater
Eagle, ID 83616 -
WTVUF FMTBR®W
Representative:
The Land Group Inc.
""""'
462 E. Shore Drive #100
Eagle, ID 83616 ,.RINDC ,,,
Staff Contact:
Andrew Mentzer�—
Phone: 387-6187
E-mail: amentzer(a)achd.ada.id us
Tech Review:
August 11th 2006
Application Information:
Acreage:
8.95
Current Zoning:
RUT
Proposed Zoning:
R-8
Residential Lots:
24
A. Findings of Fact
Existing Conditions
1
2
Site Information: The site is currently occupied by two residential structures.
Description of Adjacent Surrounding Area:
Direction
Land Use
Zoning
North
Rural Residential
RUT
C���th
,
Reciwcn+iul /w,vasu Creek)
D=T
East
Residential (Settlement Bridge)
R_g
West Rural Residential 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 4,042 east of Better 50 MPH
Road Meridian on I than "C"
02/18/2004
635' 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 Cif✓.
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.
I
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-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 ha nairl the fair market Mali is of the rinht_nf__niav dedicated L.hir'h ;g �n w ACHD right-of-way. �' axis±ing
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).
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
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 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
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
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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.
❑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 a
Development Services & Traffic Services). There is a one week turnaround for this approval. ( PProval by
❑ 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 a
scheduled. pproved set of subdivision utility plans prior to Pre Con being
❑ Final Approval from Development Services
ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con.
I