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HomeMy WebLinkAboutACHD Comments Castlebrook ",,~""?""- '- AC~ Ada County Highway District David E. Wynkoop, President Dave Bivens, 1 st Vice President Judy Peavey-Derr, 2nd Vice President Susan S. Eastlake, Commissioner Sherry R. Huber, Commissioner 318 East 37th Street Garden City JD 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellus@ACHD.ada.id.us September 30, 2002 To: Crestline Development LLC 416 East 1 st Street Meridian, Idaho 83642 RECEIVED OCT - 2 2002 Subject: Castlebrook Subdivision / MPP-02-016 120-lot residential subdivision Black Cat Road City of Meridi!lD. City Clerk OffIce On September 18, 2002, 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 any questions, please feel free to contact staff at 387-6177. ~"~ Andrea N. Tuning Principal Developmen alyst Right-of-way & Development Services Planning Division <... CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities Land Consultants .;;.;.. 7t', - AC!!}2. Ada County Highway District Right-of-Way & Development Department Planning Review Division This application requires Commission action because of the size of the development. This item is scheduled to be on the consent agenda on September 25, 2002. Tech Review for this item was held with the applicant on September 13, 2002. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuning@achd.ada.id.us File Numbers: Castlebrook Subdivision / MPP02-016/ MAZ02-020 Site address: 950 North Black Cat Road Owner/Applicant: Crestline Development, LLC Kevin Amar 416 East 1't Street Meridian, Idaho 83642 Representative: Land Consultants Shawn Nickel 52 North 2nd Street Eagle, Idaho 83686 Application Information The applicant is seeking rezone and preliminary plat approval for a 120-lot residential subdivision on 39.96- acres. The site is located on the east side of Black Cat Road at the half-mile between Cherry Lane and Franklin Road. Acreage: Current Zoning: Proposed Zoning: Proposed buildable lots: Proposed common lots: 39.96 RUT R-4 120-single-faily residential lots 11-common lots Vicinity Map C.....I>:n".S"bdiYI.~" 121>lol..old"Ullloul><l"kb" ;> 1<;6~)(~~'~IJIF1E I I I I 1 Findings of Fact 1. Trip Generation: This development is estimated to generate 1,129 additional vehicle trips per day (10 existing) based on the submitted traffic impact study. "'Note, the submitted traffic impact study was based upon the assumption that Castle brook Subdivision would be a 118-lot residential subdivision. The preliminary plat application that was submitted to the District is requesting approval of 120-lots. It may be appropriate to assume that 1,149 vehicle trips per day will be generated by this development. 2. Impact Fees: The impact fee rate from the fee tables for this use is as follows: The impact fee for a residence below 1 ,500-square feet is $1,055.00 per unit. The impact fee for a residence above 1 ,500-square feet is $1,294.00 per unit. These rates are based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact study was completed by Washington Group International for the applicant and the following is a summary of the findings: The following sections are taken from the Traffic Impact Studies: Executive Summary: The proposed development is projected to generate an average daily traffic (ADT) of 1 ,129 vehicles per day (vpd), of which the peak hour traffic (PHT) is 119 vehicles per hour (vph). Traffic generated by the site is expected to increase the road network volumes as follows: traffic on Black Cat Road north and south of Franklin Road may increase by 600 and 294 vpd respectively; traffic on Black Cat Road north and south of Cherry Lane may increase by 306 and 565 vpd respectively; traffic on Franklin Road west and east of Black Cat Road may increase by 110 and 160 vpd respectively; traffic on Cherry Lane west and east of Black Cat Road may increase by 38 and 220 vpd respectively; Black Cat Road has adequate existing capacity to handle the traffic in the forecast year with the projected site traffic and operate at an acceptable LOS. Cherry Lane has adequate capacity on the east and west sides of Black Cat Road to handle the traffic in the forecast year with the projected site traffic and operate at an acceptable LOS. Franklin Road does not have adequate capacity on the east and west sides on Black Cat to handle the background traffic projected for the year 2007. Expansion of Franklin Road will be needed in the future by ACHD. The intersection of Black Cat Road and Franklin Road is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 14 seconds. If the current control is used in the forecast year 2007, the intersection will operate at LOS F with an average delay of 59 seconds based on the project background traffic volumes. Left-turn bays at all four corners of this intersection are required to accommodate the projected background traffic demand. The intersection of Black Cat Road and Cherry Lane is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 10 seconds. If the current control is used in the forecast year 2007, the intersection will operate at LOS C with an average delay of 17 2 seconds without the traffic generated by Castiebrook. At build-out of the Castlebrook site, the intersection is projected to operate at a LOS C with a delay of 18 seconds. No improvements are necessary . The north, south and EI Gato site access intersections on Black Cat Road will operate at acceptable conditions at Castlebrook build-out. No improvements are necessary. All of the internal streets have daily traffic projections lower than 1,000 vpd. The preliminary site layout meets ACHD's access requirements. No improvements are necessary. Proposed Development: Castlebrook is a proposed 118-unit residential subdivision on an approximately 40-acre site located on the east side of Black Cat Road between Franklin Road and Cherry Lane in Meridian, Idaho. At build-out of the site, the project is projected to contain 118 single-family dwelling units. The study assumes that the development will be completely built by the year 2007. As shown in the preliminary site plan, the development proposes three full-accesses onto Black Cat Road. For the purpose of this report these accesses are referred to as North Access, South Access, and EI Gato respectively. The site plan stubs streets to the north and east properties. EI Gato Road exists west of Black Cat Road. EI Gato will serve as a four-legged intersection with Black Cat Road. Heartland Homes has proposed to extend EI Gato east from Black Cat Rd. to the southeastern corner of the Castlebrook subdivision. Study Period: The build out year for this study was assumed as 2007. Only the weekday p.m. peak hour period between 4-6 PM was analyzed for site impacts. Trip Generation: The proposed development is projected to generate an average daily traffic (ADT) of 1,129 vehicles per day (vpd), of which the peak hour traffic (PHT) is 119 vehicles per hour (vph). Traffic generated from the project site was distributed 50% north and 50% south along Black Cat Road. This split is based on observation and the surrounding land uses. Turning movement percentages at the intersections were assumed to remain constant and site traffic was distributed based on these percentages. Total Traffic: Background (no-build) traffic for the year 2007 was obtained by factoring the existing traffic and adding traffic from other vicinity developments. The existing traffic is projected at annual growth factors unique to each roadway in the vicinity. These growth factors were determined from the COMPASS Transportation Model. Traffic volumes projections for the year 2010 for the major streets in the surrounding area were compared to traffic volumes from the 2000 Transportation model and compounding rates were found to represent the annual growth of traffic in the area. The COMPASS growth rates are as follows: 3 Black Cat Road Cherry Lane West Cherry Lane East Franklin West Franklin East 1700 3700 3000 6400 8100 3500 10100 9300 14500 15400 7.49 % 10.56 % 11.98 % 8.52 % 6.64 % Roadway Capacity: Capacity analysis was performed using the latest edition of the Highway Capacity Software (HCS 4.1b) based on 2000 edition of the Highway Capacity Manual. Capacity analysis for the 2002 existing, 2007 no-build, and 2007 build-out scenarios was performed. The existing intersection traffic control was retained for arterial intersections. All site accesses will be controlled by stop signs. The results are as follows: Black Cat Rd.l AWSC Franklin Rd. Black Cat Rd./ Cherry AWSC Lane Black Cat Rd.l North TWSC Access N. Access Left Turn Black Cat Left Turn Black Cat Rd.l South TWSC Access S. Access Left Turn Black Cat Left Turn Black Cat Rd.l EI Gato TWSC S. Access Left Turn Black Cat Left Turn . - Add left-turn lanes on all approaches. F B F C' B C c N/A N/A N/A N/A A B N/A N/A N/A N/A A B N/A N/A N/A N/A A B The intersection of Black Cat Road and Franklin Road is an all-way stop controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 14 seconds. If the current control is used in the forecast year 2007, the intersection will operate a LOS F with an average delay of 59 seconds without the traffic generated by Castlebrook. The background traffic volumes alone justify intersection improvements by 207. At build-out of the Casllebrook site, the intersection is projected to operate a LOS F with a delay of 76 seconds. At the forecast background traffic volumes, the Black Cat Road /Franklin Road will operate at an unacceptable LOS. In order to improve Black Cat Road and Franklin Road several different improvement options were considered. Of the improvement options analyzed, the addition of left-turn lanes on all approaches with an all way stop control is recommended. With the improvement the intersection will operate at LOS C at 2007 build-out, with an average delay of 18 seconds per vehicle. 4 The Intersection of Black Cat Road and Cherry Lane is an all-way stop controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 10 seconds. If the current control is used in the forecast year 2007, the intersection will operate a LOS C with an average delay of 17 seconds without the traffic generated by Castle brook. At build-out of the Castlebrook site, the intersection is projected to operate at a LOS C with a delay of 18 seconds. The projected build-out traffic volumes do not require any improvements. The site north access intersection will be a 2-way stop-controlled intersection. The left-turn movement from site access is projected to operate at a LOS A with a delay of 7 seconds at build-out year. The left-turn movement from Black Cat Rd. into the development operates at LOS B with 12 seconds of delay. A left-turn bay is warranted on Black Cat Rd. due to high opposing volumes. A right-turn bay is not warranted on Black Cat Rd. for entrance to the development. The site south access intersection will be a 2-way stop-controlled intersection. Westbound ieft-turn movement is projected to operate at a LOS A with a delay of 7 seconds at build-out year. The left- turn movement from Black Cat Rd. into the development operates at LOS B with 11 seconds of delay. A left-turn bay is warranted on Black Cat Rd. based on ACHD's left-turn deceleration-lane warrant guidelines. A right-turn bay is not warranted on Black Cat Rd. for entrance to the development. The EI Gato site access intersection will be a 2-way stop-controlled intersection. The left-turn movement from EI Gato is projected to operate at an LOS of B with a delay of 11 seconds at build-out year. A left-turn bay on Black Cat Rd. for entrance to the development may be warranted. However, since the left-turning volumes into the subdivision are minor, a left-turn bay is not warranted into EI Gato Road. A right-turn bay is not warranted on Black Cat Rd. for entrance to the development. Existing and Future Traffic Projections on Vicinity Roadways: Black Cat NI Cherry Lane 5,262 306 5,568 14,000 Minor Arterial Black Cat NI Project 4,160 565 4,725 14,000 Minor Arterial Black Cat S/ Project 4,160 565 4,725 14,000 Minor Arterial Black Cat S/ Franklin 3,767 294 4,061 14,000 Minor Arterial Cherry Lane W/ Black Cat 9,741 38 9,779 14,000 Minor Arterial Cherry Lane EI Black Cat 13,080 220 13,300 37,000 Principal Arterial Franklin W/ Black Cat 9,097 110 9,207 14,000 Minor Arterial Franklin E/ Black Cat 9,569 160 9,729 14,000 Minor Arterial , . Numbers adjusted to reflect appropriate thresholds Site Access and Circulation: Black Cat Road requires left-turn lanes for traffic tuming into the site at both the North and South approaclhes. Right-turn Janes are not required for any of the approaches. A left-turn lane is not recommended for traffic turning into the site at the EI Gato approach. All site access locations meet ACHD's policy requirements. Traffic volumes on the North, South and EI Gato approaches do not exceed 1000 vpd. All of the internal streets have daily traffic projections lower than 1000 vpd. The preliminary site design on these streets meets ACHD's access policy. 5 The following are the principal recommendations of the study: Based on the left turning movements and opposing traffic volumes, a left-turn bay is warranted on Black Cat Road at the north site access. A right-turn bay is not warranted on Black Cat Road for entrance to the development. Based on the left turning movements and opposing traffic volumes, a left-turn bay is warranted on Black Cat Road at the south site access. A right-turn bay is not warranted on Black Cat Road for entrance to the development. Franklin Road does not have the capacity to handle the background traffic in 2007. Widening Franklin Road, by ACHD, will allow the collector to operate at an acceptable LOS. Any widening of Franklin Rd. will be able to accommodate the projected build-out traffic, which is under 1 % of the total projected 2007 traffic volumes. The intersection of Black Cat/Franklin is over capacity under the background traffic conditions. The construction by ACHD of left-turn bays at all approaches is necessary to improve the intersection operation to an acceptable LOS. Improvements to the intersection to accommodate the projected background traffic will also handle the additional site traffic. This intersection also meets the rural peak hour signal warrant in the design year. The intersection of Black Cat/Cherry Lane operates at an acceptable LOS in the design year. No changes are required at the intersection if Black Cat Road and Cherry Lane Road. The site EI Gato's access intersection will be a 2 way stop-controlled intersection. The left turn movement from the site access is projected to operate at an LOS of B with a delay of 11 seconds at the build out year. As per ACHD's left-turn deceleration-lane guidelines, a left-turn bay on Black Cat Road for entrance to development falls into the "may be warranted" category. However, since the left tuming volumes are so minor into EI Gato Lane, it is our recommendation to not construct a left-turn bay. A right turn-bay is not warranted on Black Cat Road for entrance to the development. 4. Site Information: The site has one existing single-family dwelling. 5. Description of Adjacent Surrounding Area: North: Coral Creek Subdivision South: Large single-family residential lots (5-acres +) East: Large 38.9-acre agricultural parcel West: Large single-family residential lots (1-acre +) 6. Impacted Roadways Black Cat Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 1,320-feet Minor arterial North of Franklin Road was 2,686 on 4-24-02. Better than "C" 35 MPH 6 Cherry Lane Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Franklin Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: None Principal arterial East of Black Cat Road was 6,634 on 7-31-01. West of Black Cat Road was 4,823 on 7-6-00. Better than "C" 35 MPH None Minor arterial East of Black Cat Road was 7,097 on 4-24-02 West of Black Cat Road was 5,934 on 4-24-02. Better than "C" 45 MPH 7. Roadway Improvements Adjacent To and Near the Site Black Cat Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk. Cherry Lane is improved with 5-traffic lanes with curb, gutter and sidewalk. Franklin Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk. 8. Existing Right-of-Way The Black Cat Road right-of-way varies in width. Abutting the northern portion of the site, there is 50- feet of right-of-way (25-feet from centerline). Abutting the southern portion of the site, there is 55-feet of right-of-way (25-feet from centerline). Cherry Lane currently has 85-feet of right-of-way (40-feet from centerline). Franklin Road currently has 55-feet of right-of-way (30-feet from centerline). 9. Site History The District has not previously reviewed an application for this site. 10. Five Year Work Program The District does not have any roadway improvements within this area that are scheduled within the Five Year Work Program. Findings for Consideration 1. Right-of-Way District pOlicy requires 96-feet of right-oF-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial and collector streets (7204.6.5). 7 The applicant should construct 5-foot concrete sidewalk on Black Cat Road abutting the parcel. The sidewalk should be constructed 2-feet within the right-of-way. If the sidewalk meanders outside of the right-of-way, the applicant should provide an easement. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a . residential collector roadway (measured centerline to centerline). 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). The applicant is proposing three roadways that are proposed to intersect Black Cat Road. . The first entrance, Gillette Street, is proposed to intersect Black Cat Road approximately 265-feet (measured center line to center line) south of West Big Creek Street. This location does not meet District policy. The applicant should construct Gillette Street a minimum of 300-feet (measured centerline to centerline) south of West Big Creek Street. . The second entrance, Hearst Drive, is proposed to intersect Black Cat Road approximately 530-feet north of the south property line. This location meets District policy and should be approved with this application. . The third entrance, West EI Gato Road is proposed to intersect Black Cat Road at the half-mile. This roadway will also align with the roadway that exists on the west side of Black Cat Road. This roadway location meets District policy and should be approved with this application. The internal roadways appear to meet District policy and should be approved with this application. 4. Roadway Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. District policy 7204.4.1 requires right-of-way widths for all streets and highways shall not be less than fifty feet wide except in unusual circumstances. A right-of-way less than 40-feet will not be permitted. District policy 7203.4.1 states that if a proposed development abuts an unpaved street or streets, the developer shall construct improvements, including curb, gutter and concrete sidewalk, plus an additional 12-feet of paved surface beyond the centerline established for the street. The developer shall dedicate additional right-of-way, if required. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb by 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. 8 According to MSHTO guidelines and District policy 7203.3, if the proposed development is not served by a paved public street, the developer shall provide a 24-foot wide (minimum) paved street from the proposed development to the public street specified by the District. Wider street widths may be required depending on the magnitude of the development and other factors, including the potential for bicycle, bus and pedestrian traffic. The applicant is proposing to construct EI Gato Street to intersect Black Cat Road at the half-mile. This roadway is not identified as a collector roadway on the 2020 Functional Street Classification System Map but is identified as a mid-mile collector within the JUB Collector Study. The JUB collector study has not yet been finalized or adopted Due to the fact that the EI Gato Street is not identified as a future collector on the 2020 Functional Street Classification System Map, the Commission has not adopted the findings of the JUB Collector study, and the conclusions from the submitted traffic impact study state that the traffic volumes on EI Gato Street are consistent with a residential collector staff is not recommending that EI Gato Street be constructed as a collector roadway. Staff recommends that EI Gato Street be constructed as a residential collector with a 36-foot street section with vertical curb, gutter and 5-foot sidewalk within 50-feet of right-of-way. Due to the fact that this roadway will be classified as a residential collector, front on housing should be restricted on this roadway. ACHD is not requiring the construction of this roadway. If the applicant chooses to construct the roadway or is required to construct this roadway under another agency's jurisdiction, the roadway should be constructed to ACHD standards. The applicant is proposing to construct EI Gato Street at the south property line (at the mid mile). Due to the fact that the applicant is proposing to construct EI Gato Street on the south property line, the applicant should construct EI Gato Street as one half of a 36-foot street section with vertical curb, gutter and 5-foot concrete sidewalk, plus 12-feet of additional pavement. The applicant should also restrict direct access to EI Gato Street. This restriction should be noted on the final plat. 5. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend Goltview Way at the north property line. Golfview Way was approved with the Coral Creek Subdivision. Staff is supportive of the extension of this stub street. The applicant is proposing to construct a stub street, Bolt Street, to the east property line approximately 560-feet north of the south property line. Staff is supportive of this stub street location. Due to the fact that Bolt Street is one lot in depth, the applicant is not required to provide a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". West EI Gato Road is proposed to extend from Black Cat Road to the east property line as a stub street. Biltmore Avenue intersects West EI Gato Road approximately 1 OO-feet west of the east property line. Due to the fact that Biltmore Avenue functions asa temporary turn around, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. 9 6. Turnarounds 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 1 OO-square foot area. Dedicate 54-feet of right-of-way plus the additional width of the median. T-type turnarounds will be allowed at the ends of local streets where the site configuration or other demonstrated constraints exist to prevent the use of a typical circular turnaround. The minimum measurements of the T-type turnaround shall be sufficient to provide a minimum curb radius of 18- feet at any change of direction of the curb line. The applicant is proposing to construct a T-type turnaround (a hammerhead turnaround) at the terminus of Glamorgan Place. Staff has determined that there is a site configuration or other demonstrated constraint (the Kennedy Lateral) that prevent the use of a standard cul-de-sac tumaround. The applicant should construct an acceptable turnaround at the terminus of Glamorgan Place. The turnaround should meet the approval of the Districts Plan Review staff and the jurisdictional Fire District. 7. Turn Lanes According to the submilled traffic impact study the left turn bay warrants are met at the Black Cat Road and Gillette Street intersection as well as the Black Cat Road and Hearst Drive intersection. The applicant should construct a left turn bay on Black Cat Road at the Gillette Street intersection. The applicant should coordinate the design of the left turn bay with the District's Traffic Services Staff. The Traffic Services Department can be reached at 387-6140. The applicant should construct a left turn bay on Black Cat Road at the Hearst Drive intersection. The applicant should coordinate the design of the left turn bay with the District's Traffic Services Staff. The Traffic Services Department can be reached at 387-6140. Site Specific Conditions of Approval 1. Dedicate 48-feet of right-of-way from the centerline of Black Cat 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 #195). 2. Construct 5-foot (minimum) concrete sidewalk on Black Cat Road abutting the site. Locate the sidewalk 2-feet within the new right-of-way. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. 3. Construct Gillette Street a minimum of 300-feet (measured centerline to centerline) south of West Big Creek Street. 4. Construct Hearst Drive to intersect Black Cat Road approximately 530-feet north of the south property line, as proposed. 10 5. Construct West EI Gato Road to intersect Black Cat Road at the half-mile, as proposed. 6. Construct all local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). 7. Construct all of the internal roadways as 36-foot street sections with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 8. Construct EI Gato Street as one half of a 36-foot street section with vertical curb, gutter and 5-foot concrete sidewalk, plus 12-feet of additional pavement within 42-feet of right-of-way. The applicant should also restrict direct access to EI Gato Street. This restriction should be noted on the final plat. 9. Extend Golfview Way at the north property line, as proposed. 10. Construct a stub street, Bolt Street, to the east property line approximately 560-feet north of the south property line and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Construct an acceptable turnaround at the terminus of Glamorgan Place. Coordinate the design of the turnaround with District staff and submit a letter showing that the jurisdictional Fire District has reviewed and approved the alternative tumaround. 12. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 11 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLlNE (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. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the sUbject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments Vicinity Map Site Plan Appeal Guidelines 12 Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 13 . . !::-- ......~ ....... .~.; '~', A~ljR. Ada County Highway District Right-of Way & Development Department Planning Review Division This application requires Commission action because of the size of the development. This item is scheduled to be on the consent agenda on September 25, 2002. Tech Review for this item was held with the applicant on September 13, 2002. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atuning@achd.ada.id.us File Numbers: Castlebrook Subdivision / MPP02-016/ MAZ02-020 RECEIVED OCT - 4 2002 Site address: 950 North Black Cat Road . City of Meridian City Clerk Office m: w 5:::. [? lS Owner/Applicant: Crestline Development, LLC Kevin Amar 416 East 1" Street Meridian, Idaho 83642 Representative: Land Consultants Shawn Nickel 52 North 2nd Street Eagle, Idaho 83686 Application Information The applicant is seeking rezone and preliminary plat approval for a 120-lot residential subdivision on 39.96- acres. The site is located on the east side of Black Cat Road at the half-mile between Cherry Lane and Franklin Road. Acreage: Current Zoning: Proposed Zoning: Proposed buildable lots: Proposed common lots: 39.96 RUT R-4 120-single-faily residential lots 11-common lots Vicinity Map ,.,....;':"~,;:;), t> "'..........Su"'..;...n llo-.....b."IoI....."'lIion "_"..... ~..'~~~_R.~~<:_\._=? 1 Findings of Fact 1. Trip Generation: This development is estimated to generate 1,129 additional vehicle trips per day (10 existing) based on the submitted traffic impact study. "'Note, the submitted traffic impact study was based upon the assumption that Castle brook Subdivision would be a 118-iot residential subdivision. The preliminary plat application that was submitted to the District is requesting approval of 120-lots. It may be appropriate to assume that 1,149 vehicle trips per day will be generated by this development. 2. Impact Fees: The impact fee rate from the fee tables for this use is as follows: The impact fee for a residence below 1 ,500-square feet is $1,055.00 per unit. The impact fee for a residence above 1 ,500-square feet is $1,294.00 per unit. These rates are based on the impact fee ordinance in effect at this time. 3. Traffic Impact Study: A traffic impact study was required with this application. The traffic impact study was completed by Washington Group International for the applicant and the following is a summary of the findings: The following sections are taken from the Traffic Impact Studies: Executive Summary: The proposed development is projected to generate an average daily traffic (ADT) of 1,129 vehicles per day (vpd), of which the peak hour traffic (PHT) is 119 vehicles per hour (vph). Traffic generated by the site is expected to increase the road network volumes as follows: traffic on Black Cat Road north and south of Franklin Road may increase by 600 and 294 vpd respectively; traffic on Black Cat Road north and south of Cherry Lane may increase by 306 and 565 vpd respectively; traffic on Franklin Road west and east of Black Cat Road may increase by 110 and 160 vpd respectively; traffic on Cherry Lane west and east of Black Cat Road may increase by 38 and 220 vpd respectively; Black Cat Road has adequate existing capacity to handle the traffic in the forecast year with the projected site traffic and operate at an acceptable LOS. Cherry Lane has adequate capacity on the east and west sides of Black Cat Road to handle the traffic in the forecast year with the projected site traffic and operate at an acceptable LOS. Franklin Road does not have adequate capacity on the east and west sides on Black Cat to handle the background traffic projected for the year 2007. Expansion of Franklin Road will be needed in the future by ACHD. The intersection of Black Cat Road and Franklin Road is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 14 seconds. If the current control is used in the forecast year 2007, the intersection will operate at LOS F with an average delay of 59 seconds based on the project background traffic volumes. Left-turn bays at all four corners of this intersection are required to accommodate the projected background traffic demand. The intersection of Black Cat Road and Cherry Lane is an all-way stop-controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 10 seconds. If the current control is used in the forecast year 2007, the intersection will operate at LOS C with an average delay of 17 2 seconds without the traffic generated by Castiebrook. At build-out of the Castle brook site, the intersection is projected to operate at a LOS C with a delay of 18 seconds. No improvements are necessary. The north, south and EI Gato site access intersections on Black Cat Road will operate at acceptable conditions at Castiebrook build-out. No improvements are necessary. All of the internal streets have daily traffic projections lower than 1,000 vpd. The preliminary site layout meets ACHD's access requirements. No improvements are necessary. Proposed Development: Castiebrook is a proposed 118-unit residential subdivision on an approximately 40-acre site located on the east side of Black Cat Road between Franklin Road and Cherry Lane in Meridian, Idaho. At build-out of the site, the project is projected to contain 118 single-family dwelling units. The study assumes that the development will be completely built by the year 2007. As shown in the preliminary site plan, the development proposes three full-accesses onto Black Cat Road. For the purpose of this report these accesses are referred to as North Access, South Access, and EI Gato respectively. The site plan stubs streets to the north and east properties. EI Gato Road exists west of Black Cat Road. EI Gato will serve as a four-legged intersection with Black Cat Road. Heartland Homes has proposed to extend EI Gato east from Black Cat Rd. to the southeastern corner of the Castle brook subdivision. Study Period: The build out year for this study was assumed as 2007. Only the weekday p.m. peak hour period between 4-6 PM was analyzed for site impacts. Trip Generation: The proposed development is projected to generate an average daily traffic (ADT) of 1,129 vehicles per day (vpd), of which the peak hour traffic (PHT) is 119 vehicles per hour (vph). Traffic generated from the project site was distributed 50% north and 50% south along Black Cat Road. This split is based on observation and the surrounding land uses. Turning movement percentages at the intersections were assumed to remain constant and site traffic was distributed based on these percentages. Total Traffic: Background (no-build) traffic for the year 2007 was obtained by factoring the existing traffic and adding traffic from other vicinity developments. The existing traffic is projected at annual growth factors unique to each roadway in the vicinity. These growth factors were determined from the COMPASS Transportation Model. Traffic volumes projections for the year 2010 for the major streets in the surrounding area were compared to traffic volumes from the 2000 Transportation model and compounding rates were found to represent the annual growth of traffic in the area. The COMPASS growth rates are as follows: 3 Black Cat Road Cherry Lane West Cherry Lane East Franklin West Franklin East 1700 3700 3000 6400 8100 3500 10100 9300 14500 15400 7.49 % 10.56 % 11.98 % 8.52% 6.64% Roadway Capacity: Capacity analysis was performed using the latest edition of the Highway Capacity Software (HCS 4.1 b) based on 2000 edition of the Highway Capacity Manual. Capacity analysis for the 2002 existing, 2007 no-build, and 2007 build-out scenarios was performed. The existing intersection traffic control was retained for arterial intersections. All site accesses will be controlled by stop signs. The results are as follows: Black Cat Rd./ AWSC B Franklin Rd. Black Cat Rd./ Cherry AWSC B Lane Black Cat Rd./ North TWSC Access N. Access Left Turn N/A Black Cat Left Turn N/A Black Cat Rd./ South TWSC Access S. Access Left Turn N/A Black Cat Left Turn N/A Black Cat Rd./ EI Gato TWSC S. Access Left Turn N/A Black Cat Left Turn N/A , - Add left-turn lanes on all approaches. F F C. C C N/A N/A A B N/A N/A A B N/A N/A A B The intersection of Black Cat Road and Franklin Road is an all-way stop controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 14 seconds. If the current control is used in the forecast year 2007, the intersection will operate a LOS F with an average delay of 59 seconds without the traffic generated by Castle brook. The background traffic volumes alone justify intersection improvements by 207. At build-out of the Castlebrook site, the intersection is projected to operate a LOS F with a delay of 76 seconds. At the forecast background traffic volumes, the Black Cat Road /Franklin Road will operate at an unacceptable LOS. In order to improve Black Cat Road and Franklin Road several different improvement options were considered. Of the improvement options analyzed, the addition of left-turn lanes on all approaches with an all way stop control is recommended. With the improvement the intersection will operate at LOS C at 2007 build-out, with an average delay of 18 seconds per vehicle. 4 The intersection of Black Cat Road and Cherry Lane is an all-way stop controlled intersection. The overall intersection is currently operating at a LOS B with a delay of 10 seconds. If the current control is used in the forecast year 2007, the intersection will operate a LOS C with an average delay of 17 seconds without the traffic generated by Castle brook. At build-out of the Castle brook site, the intersection is projected to operate at a LOS C with a delay of 18 seconds. The projected build-out traffic volumes do not require any improvements. The site north access intersection will be a 2-way stop-controlled intersection. The left-turn movement from site access is projected to operate at a LOS A with a delay of 7 seconds at build-out year. The left-turn movement from Black Cat Rd. into the development operates at LOS B with 12 seconds of delay. A left-turn bay is warranted on Black Cat Rd. due to high opposing volumes. A right-turn bay is not warranted on Black Cat Rd. for entrance to the development. The site south access intersection will be a 2-way stop-controlled intersection. Westbound left-turn movement is projected to operate at a LOS A with a delay of 7 seconds at build-out year. The left- turn movement from Black Cat Rd. into the development operates at LOS B with 11 seconds of delay. A left-turn bay is warranted on Black Cat Rd. based on ACHD's left-turn deceleration-lane warrant guidelines. A right-turn bay is not warranted on Black Cat Rd. for entrance to the development. The EI Gato site access intersection will be a 2-way stop-controlled intersection. The left-turn movement from EI Gato is projected to operate at an LOS of B with a delay of 11 seconds at build-out year. A left-turn bay on Black Cat Rd. for entrance to the development may be warranted. However, since the left-turning volumes into the subdivision are minor, a left-turn bay is not warranted into EI Gato Road. A right-turn bay is not warranted on Black Cat Rd. for entrance to the development. Existing and Future Traffic Projections on Vicinity Roadways: Black Cat N/ Cherry Lane 5,262 306 5,568 14,000 Minor Arterial Black Cat N/ Project 4,160 565 4,725 14,000 Minor Arterial Black Cat S/ Project 4,160 565 4,725 14,000 Minor Arterial Black Cat S/ Franklin 3,767 294 4,061 14,000 Minor Arterial Cherry Lane W/ Black Cat 9,741 38 9,779 14, 000 Minor Arterial Cherry Lane E/ Black Cat 13,080 220 13,300 37,000 Principal Arterial Franklin W/ Black Cat 9,097 110 9,207 14,000 Minor Arterial Franklin E/ Black Cat 9,569 160 9,729 14,000 Minor Arterial , - Numbers adjusted to reflect appropriate thresholds Site Access and Circulation: Black Cat Road requires left-turn lanes for traffic turning into the site at both the North and South approaches. Right-turn lanes are not required for any of the approaches. A left-turn lane is not recommended for traffic turning into the site at the EI Gato approach. All site access locations meet ACHD's policy requirements. Traffic volumes on the North, South and EI Gato approaches do not exceed 1000 vpd. All of the internal streets have daily traffic projections lower than 1000 vpd. The preliminary site design on these streets meets ACHD's access policy. 5 The following are the principal recommendations of the study: Based on the left turning movements and opposing traffic volumes, a left-turn bay is warranted on Black Cat Road at the north site access. A right-turn bay is not warranted on Black Cat Road for entrance to the development. Based on the left turning movements and opposing traffic volumes, a left-turn bay is warranted on Black Cat Road at the south site access. A right-turn bay is not warranted on Black Cat Road for entrance to the development. Franklin Road does not have the capacity to handle the background traffic in 2007. Widening Franklin Road, by ACHD, will allow the collector to operate at an acceptable LOS. Any widening of Franklin Rd. will be able to accommodate the projected build-out traffic, which is under 1 % of the total projected 2007 traffic volumes. The intersection of Black Cat/Franklin is over capacity under the background traffic conditions. The construction by ACHD of left-turn bays at all approaches is necessary to improve the intersection operation to an acceptable LOS. Improvements to the intersection to accommodate the projected background traffic will also handle the additional site traffic. This intersection also meets the rural peak hour signal warrant in the design year. The intersection of Black Cat/Cherry Lane operates at an acceptable LOS in the design year. No changes are required at the intersection if Black Cat Road and Cherry Lane Road. The site EI Gato's access intersection will be a 2 way stop-controlled intersection. The left turn movement from the site access is projected to operate at an LOS of B with a delay of 11 seconds at the build out year. As per ACHD's left-turn deceleration-lane guidelines, a left-turn bay on Black Cat Road for entrance to development falls into the "may be warranted" category. However, since the left turning volumes are so minor into EI Gato Lane, it is our recommendation to not construct a left-turn bay. A right turn-bay is not warranted on Black Cat Road for entrance to the development. 4. Site Information: The site has one existing single-family dwelling. 5. Description of Adjacent Surrounding Area: North: Coral Creek Subdivision South: Large single-family residential lots (5-acres +) East: Large 38.9-acre agricultural parcel West: Large single-family residential lots (1-acre +) 6. Impacted Roadways Black Cat Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 1 ,320-feet Minor arterial North of Franklin Road was 2,686 on 4-24-02. Better than "C. 35 MPH 6 Cherry Lane Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Franklin Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: None Principal arterial East of Black Cat Road was 6,634 on 7-31-01. West of Black Cat Road was 4,823 on 7-6-00. Better than "C" 35 MPH None Minor arterial East of Black Cat Road was 7,097 on 4-24-02 West of Black Cat Road was 5,934 on 4-24-02. Better than "C" 45 MPH 7. Roadway Improvements Adjacent To and Near the Site Black Cat Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk. Cherry Lane is improved with 5-traffic lanes with curb, gutter and sidewalk. Franklin Road is improved with 24-feet of pavement (2-traffic lanes) with no curb, gutter or sidewalk. 8. Existing Right-of-Way The Black Cat Road right-of-way varies in width. Abutting the northern portion of the site, there is 50- feet of right-of-way (25-feet from centerline). Abutting the southern portion of the site, there is 55-feet of right-of-way (25-feet from centerline). Cherry Lane currently has 85-feet of right-of-way (40-feet from centerline). Franklin Road currently has 55-feet of right-of-way (30-feet from centerline). 9. Site History The District has not previously reviewed an application for this site. 10. Five Year Work Program The District does not have any roadway improvements within this area that are scheduled within the Five Year Work Program. Findings for Consideration 1. Right-of-Way District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all arterial and collector streets (7204.6.5). 7 The applicant should construct 5-foot concrete sidewalk on Black Cat Road abutting the parcel. The sidewalk should be constructed 2-feet within the right-of-way. If the sidewalk meanders outside of the right-of-way, the applicant should provide an easement. 3. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 300cfeet from an arterial roadway (measured centerline to centerline). The applicant is proposing three roadways that are proposed to intersect Black Cat Road. . The first entrance, Gillette Street, is proposed to intersect Black Cat Road approximately 265-feet (measured center line to center line) south of West Big Creek Street. This location does not meet District policy. The applicant should construct Gillette Street a minimum of 300-feet (measured centerline to centerline) south of West Big Creek Street. . The second entrance, Hearst Drive, is proposed to intersect Black Cat Road approximately 530-feet north of the south property line. This location meets District policy and should be approved with this application. . The third entrance, West EI Gato Road is proposed to intersect Black Cat Road at the half-mile. This roadway will also align with the roadway that exists on the west side of Black Cat Road. This roadway location meets District policy and should be approved with this application. The internal roadways appear to meet District policy and should be approved with this application. 4. Roadway Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. District policy 7204.4.1 requires right-of-way widths for all streets and highways shall not be less than fifty feet wide except in unusual circumstances. A right-of-way less than 40-feet will not be permitted. District policy 7203.4.1 states that if a proposed development abuts an unpaved street or streets, the developer shall construct improvements, including curb, gutter and concrete sidewalk, plus an additional 12-feet of paved surface beyond the centerline established for the street. The developer shall dedicate additional right-of-way, if required. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb by 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. 8 According to AASHTO guidelines and District policy 7203.3, if the proposed development is not served by a paved public street, the developer shall provide a 24-foot wide (minimum) paved street from the proposed development to the public street specified by the District. Wider street widths may be required depending on the magnitude of the development and other factors, including the potential for bicycle, bus and pedestrian traffic. The applicant is proposing to construct EI Gato Street to intersect Black Cat Road at the half-mile. This roadway is not identified as a collector roadway on the 2020 Functional Street Classification System Map but is identified as a mid-mile collector within the JUB Collector Study. The JUB collector study has not yet been finalized or adopted Due to the fact that the EI Gato Street is not identified as a future collector on the 2020 Functional Street Classification System Map, the Commission has not adopted the findings of the JUB Collector study, and the conclusions from the submitted traffic impact study state that the traffic volumes on EI Gato Street are consistent with a residential collector staff is not recommending that EI Gato Street be constructed as a collector roadway. Staff recommends that EI Gato Street be constructed as a residential collector with a 36-foot street section with vertical curb, gutter and 5-foot sidewalk within 50-feet of right-of-way. Due to the fact that this roadway will be classified as a residential collector, front on housing should be restricted on this roadway. ACHD is not requiring the construction of this roadway. If the applicant chooses to construct the roadway or is required to construct this roadway under another agency's jurisdiction, the roadway should be constructed to ACHD standards. The applicant is proposing to construct EI Gato Street at the south property line (at the mid mile). Due to the fact that the applicant is proposing to construct EI Gato Street on the south property line, the applicant should construct EI Gato Street as one half of a 36-foot street section with vertical curb, gutter and 5-foot concrete sidewalk, plus 12-feet of additional pavement. The applicant should also restrict direct access to EI Gato Street. This restriction should be noted on the final plat. 5. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to extend Golfview Way at the north property line. Golfview Way was approved with the Coral Creek Subdivision. Staff is supportive of the extension of this stub street. The applicant is proposing to construct a stub street, Bolt Street, to the east property line approximately 560-feet north of the south property line. Staff is supportive of this stub street location. Due to the fact that Bolt Street is one lot in depth, the applicant is not required to provide a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". West EI Gato Road is proposed to extend from Black Cat Road to the east property line as a stub street. Biltmore Avenue intersects West EI Gato Road approximately 1 OO-feet west of the east property line. Due to the fact that Biltmore Avenue functions as a temporary turn around, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. 9 6. Turnarounds 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. Dedicate 54-feet of right-of-way plus the additional width of the median. T-type turnarounds will be allowed at the ends of local streets where the site configuration or other demonstrated constraints exist to prevent the use of a typical circular turnaround. The minimum measurements of the T -type turnaround shall be sufficient to provide a minimum curb radius of 18- feet at any change of direction of the curb line. The applicant is proposing to construct a T-type turnaround (a hammerhead turnaround) at the terminus of Glamorgan Place. Staff has determined that there is a site configuration or other demonstrated constraint (the Kennedy Lateral) that prevent the use of a standard cul-de-sac turnaround. The applicant should construct an acceptable turnaround at the terminus of Glamorgan Place. The turnaround should meet the approval of the Districts Plan Review staff and the jurisdictional Fire District. 7. Turn Lanes According to the submitted traffic impact study the left turn bay warrants are met at the Black Cat Road and Gillette Street intersection as well as the Black Cat Road and Hearst Drive intersection. The applicant should construct a left turn bay on Black Cat Road at the Gillette Street intersection. The applicant should coordinate the design of the left turn bay with the District's Traffic Services Staff. The Traffic Services Department can be reached at 387-6140. The applicant should construct a left turn bay on Black Cat Road at the Hearst Drive intersection. The applicant should coordinate the design of the left turn bay with the District's Traffic Services Staff. The Traffic Services Department can be reached at 387-6140. Site Specific Conditions of Approval 1. Dedicate 48-feet of right-of-way from the centerline of Black Cat 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 #195). 2. Construct 5-foot (minimum) concrete sidewalk on Black Cat Road abutting the site. Locate the sidewalk 2-feet within the new right-of-way. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. 3. Construct Gillette Street a minimum of 300-feet (measured centerline to centerline) south of West Big Creek Street. 4. Construct Hearst Drive to intersect Black Cat Road approximately 530-feet north of the south property line, as proposed. 10 5. Construct West EI Gato Road to intersect Black Cat Road at the half-mile, as proposed. 6. Construct all local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). 7. Construct all of the internal roadways as 36-foot street sections with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 8. Construct EI Gato Street as one half of a 36-foot street section with vertical curb, gutter and 5-foot concrete sidewalk, plus 12-feet of additional pavement within 42-feet of right-of-way. The applicant should also restrict direct access to EI Gato Street. This restriction should be noted on the final plat. 9. Extend Golfview Way at the north property line, as proposed. 10. Construct a stub street, Bolt Street, to the east property line approximately 560-feet north of the south property line and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 11. Construct an acceptable turnaround at the terminus of Glamorgan Place. Coordinate the design of the turnaround with District staff and submit a letter showing that the jurisdictional Fire District has reviewed and approved the alternative turnaround. 12. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 11 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLlNE (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. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, pians, 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. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments Vicinity Map Site Plan Appeal Guidelines 12 Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be.seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 13 SEP-15-2002 23:32 ,-.""..--. . LAND CONSULTANTS INC 208 938 5873 P.02/02 ~;;-_?~, '~A~' Ada County Highway District REQUEST FOR MODIFICATION OF POLICY (To be submitted prior to Commission action or staff approval.) i-'N ~;';~'SX~'=:i'-Z.-;ij:";J'~-2~Z~':7'r~:;:'7j."~-rs-J.-;~"~'_._._--_....,........_--_...."...._'_.. -.............., -..-.--.."] !Address:)). ;J. J-r-JJ... 5.f. EA"J)e f13'16 ' i Phone Number: 738-]8/d-. ;;, i ! Project File Number, Description & Location: ClJs-lle6,oojt.. Svb \.!i'P 02-0{6 //'Il1i7_0~ -F2 ~---.,~___"__........~~_........-.........._......__....~..._,.___...____...,_._~~,,,.....'................._.._.............~~_~_,.....__w_ ..1""".-*.'--"---."--; i List the Site Spec.ific Requirement(s) For Which You Are Requesting a Modification! I of Policy: Dldf,d fo/'eJ 7) OS"', 2. I (((OV,,.,;.Ij fUlrJ,,!/O'hJpZS -Ie;> 6e I ! (o,vsl'vr-ftJ.. TO flov,;Je ,.-I;..J;"'""" -11.11""',.1) (fj,)'vs of 'fr- .('..~f. I ! .. t ! I i j i - - ~-~----_.__. ' , 1 What are the grounds for the modification? Include an explanation of how the intent I of the development policy will still be met if the request is granted, and contain an ! I accurate description of the physical conditions that preclude compliance with the i I policy. j"/t I";.ft,,,-J r,..;:/I Ie. troe I- 6~ fto\.IiJ,;J, c.... FIfE._ Oefll,fyr,p,.J ,.,ojl,.,f ) ! f(AI,~ 1U(t,J-MOv,J1.. b:J ""'~^r'S of "'- ;")l}mfYI'/;"('~/ "/,S';,J. We. AIl"1L C{PI'~J~~ l.frotl' Jo e S;/"Il ..,c fY)/"I' Z"'/-o F,;of. OeIJ'Jrl,..,p,.;f, 0 ViL lu fAt.. co,..; {: j" I....J'~... I ; oP .JAI! fl'{HI";., c...,;J. /6C"~'''''' 01 .fA~ J:,.",N.1 / -/ I (' fl /,( I i / C <'f) t.-~ O/'ll ,^;-o./ cv - ',S.,. ~ l-fu/,.) - Alo""'.A. cMpol i-),'IS'~"I/'J {';-/ w:Jh,~ 1-1,1- t<u.... J I i , . I i ! t I ____..._ I ! AP~~r~.__..._....__...__....._."._~.!.~.~~tl_..~Lt__.",_~.,...._.".____...___..~....._.__....__~.....J --NOTE~P]~;se att~ch all statements, letters, maps, etc. that will support the request for modification. Right-of-Way and Developmem Services" 318 EaSl37'h SIreet" Garden City, Idaho 83714 208-387-6170 phone 208-387-6393 fax TDTAL P.02 Castlebrook Subdivision z,....-. ~".' ". . . .." N W+E S . , I '~ I 'I ......................................... ------------ \ I r ~ \~~ i'" i , , . 1\ \, \' \ . 1'\ \: ---~'\ ,-- , "t \\ ' ,I I, . )\ _ /~ I \ -- 4. I ...._.6iT ' { I , , I J,1i ,,~.. . t (') > ~ III ::0 ~ ~~~\ \1'\' \1 I;~ \1\\\\1 @r\,\\\tl \ \\'1"" UHH l\" W\,\\nH' II, .. 'I II, III i \\'1,' p I "I ,.., , \ U\, \ , ~ III 9 s; III ~ ~\f\h,\W'r~t~\\\~ \ill U\ ,m', \~~ ~\\ , ~"fi \"1 I\~ I ~ hi \\\Wl~ ~\ \ m 'l 1,1,: i~t '1 \ l;~~\ i\ \ \\ .\ ,\ fJ. \h , \\j\'\\ ,~,~~H -;;ill. lIt" \ l 1 i'f' 'I .I . \ I.~\ll , \~~\. , I III Ilj. ilUI, ~\ ) (I , , .. J ] LEGEND 0 335 PEAK HOUR 0:: = f- ~ 13,5041 = ADT <( ] u ::<: u <( ....J 1 co ~ ~ ~ 't:.13Ei fJ ~ '+ _537 1 CHERRY LN .129 19,7791 31 j' ~tt+ ~ J 345 __ 15 .. OJr--", .....<9<.0 ..... <Xl 1 .....01 N..... 1::..11 ~'+ .11 J ,. NORTH APPROACH 01 ...... ] "'<.0 1~ 1::..9 .9 J ~ t,. soutH APPROACH J '" J EL GATO J J Nr--<.O 1::.. 79 Ul"'..- ...... _445 FRANKLIN RD ~52 J .. >'~.. .. ". ~ '""",".6OlIl.I 19.211l71 ~tt+ 19.7291 ..-en..- J N:::N ~ J ~,.... BY, P , sc.....uN. Figure 6 SIGH BY,P.D{lflT D.[, ..UC;Sl J .., ~ H..IAR 'C , , Build Out Peak Hour Traffic " Washingto~ Heartland Homes: Castlebrook Subdivision J