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HomeMy WebLinkAboutACHD Comments ~~ !;:;." ~ .~~~~ \~. "'(,.,,)0 ~V' t\\\\~ 1.ti ~ . ~~\,\:,~~:i~~~G C\.\-~;~\~G ,,\.r.:,. - July 17, 2006 ,~"'it,,- A~ -. :! 6o-wtred'l't, ~~ John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner Rebecca W. Arnold, Commissioner To: Horizon Development PO Box 191096 Boise, 10 83719 RE'1'('i' - "< ., '..,.1 ;",_/ E lVE I) JUL 2 7 2006 City Of MeridjaJJ City Clerk Of1:1Ge Subject: M PP-06-028/MAZ-06-028/MCU P-06-021 Touchstone Place Subdivision 1187 E. Fairview On July 20, 2006, the Ada County Highway District Staff 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 me at 208-387-6178. Sincerely, ~twtr WLt/4 ~ Mindy Wallace Planner II Right-of-way & Development Services Ada Cmmty Highway District CC: Project file. Utilities City of Meridian Briggs Engineering Clarence & Berna Morgan 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 ,~"'it,,,, ACHD ~ 6o-wtred'l't, ~ae- Project/File: Touchstone Place - MPP~06-028/MAZ-06-028/MCUP-06-021 This is a preliminary plat for the development of 48 condo units on 4 acres. Lead Agency: City of Meridian Site address: 1187 Fairview Staff Approval: July 20, 2006 Applicant: Horizon Development P.P. Box 191096 Boise, 1083719 Representative: Briggs Engineering 1800 W. Overland Boise, 1083705 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace@achd.ada.id.us Tech Review: July 14, 2006 Application Information: Acreage: 4.11 Current Zoning: RUT Proposed Zoning: R-15 Residential Units: 48-condo units Common Lots: 2 A. Findinqs of Fact Existing Conditions 1. Site Information: The site is currently consists of one dwelling unit. 2. Descri tion of Ad'acent Surroundin Area: Direction Land Use North Settlers Villa e Subdivision South Danbu Fair Subdivision No. 1 East Danbu Fair Subdivision NO.6 West Single-family Residential Zoning C-G R-8 R-8 R-8 1 Touchstone Place 3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site · Fairview Avenue is currently improved with 5 traffic lanes, and no curb gutter or sidewalk abutting the site. There is 11 O-feet of right-of-way existing for Fairview Avenue (55-feet from centerline). · Sandlin Avenue"is currently improved with 2 traffic lanes, and curb, gutter and sidewalk abutting the site. There is 50-feet of right-of-way existing for Sandlin Avenue (25-feet from centerline). 4. Existing Access: There is one defined access point to this property off of Fairview Avenue. 5. Site History: ACHD has not previously reviewed this site for a development application. Development Impacts 6. Trip Generation: This development is estimated to generate 281 additional vehicle trips per day based on the ITE Trip Generation Manual. 7. 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. 8. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit Fairview 85' Principal 34,187 west of Better 35 MPH Avenue Arterial Locust Grove on than "C" 5/26/06. 25,626 east of Meridian Road on 12/8/05. Sandlin 50' Local Roadway N/A Better 25 MPH Avenue than "CH *Acceptable level of service for a five-lane principal arterial roadway is "0" (33,000 VTD). 9. Capital Improvements Plan/Five Year Work Program Currently Fairview Avenue between Meridian Road and Locust Grove is identified in the Five Year Work Plan as in preliminary development stage for improvements. These improvements would include widening Fairview Avenue to 7-lanes and curb, gutter, and sidewalk. The intersection of Fairview Avenue and Locust Grove is scheduled to improve to 7-lanes on both roadway section in 16-20 years as part of the Districts Capital Improvements Plan. B. Findinas for Consideration 1. Fairview Avenue Right-of-Way Policy: District policy requires 120-feet of rightpof-way for 7-lane arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 7 -lane roadway with curb, gutter, 5-foot concrete 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). 2 Touchstone Place Applicant's Proposal: The applicant has proposed to construct curb, gutter, and 5-foot concrete sidewalk abutting the site. Staff Comment/Recommendation: Fairview Avenue is scheduled in the Five Year Work Plan to be widened to 7 -lanes. Because of this 120-feet of right-of-way will need to be dedicated, 60-feet from the center line of Fairview Avenue. A 5-foot detached concrete sidewalk will need to be constructed 58-feet from the center line of the roadway in its ultimate location. 2. Internal Streets (South Jericho Way, Touchstone Way, Sandlin Avenue) Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre 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. Applicant's Proposal: The applicant has proposed to construct all internal streets as a 36-foot street section within 50-feet of right-of-way. Staff Comment/Recommendation: The applicant's proposal meets district standards and should be approved with this application. 3. Tree Planters Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class II tress with the installation of root barriers on both sides of the planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet. 4, Stub Streets Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non-continuous streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Staff Comment/Recommendation: Although the applicant has not proposed any stub streets, they are extending one stub street (Sandlin Avenue) from the south. Staff would recommend that the right-of-way line be moved to the western property line for approximately 220-feet along the proposed S. Jericho Way from Fairview Avenue to the northwest property line. Moving the right-of- 3 Touchstone Place way line back to the adjacent property line will allow for future access to properties to the west and promote future connectivity. Staff will not require a public stub street from the back half of the property to the west. Our reason for not requiring a pubic stub street to the west is because that property takes access to a private road. Staff would support a cross access agreement between the two properties. 5, Roadway Offsets Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). 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). Applicant Proposal: The applicant has proposed one roadway, Sandlin Avenue to align with existing Sandlin Avenue to the south. South Jericho Way is proposed to intersect Fairview Avenue and almost aligns with Jericho on the north side of Fairview Avenue. Staff Comment/Recommendation: The applicant's proposal for Sandlin Avenue meet District policy; however, staff would recommend a full alignment of South Jericho with Jericho north of Fairview Avenue. The alignment is off by approximately 15-feet and it appears that there is enough property to make the alignment work. Driveways Driveway Policy: District policy 72-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. 6, Other Access Fairview Avenue is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadway and should be noted on the final plat. C. Site Specific Conditions of A(!proval 1. Dedicate 60 -feet of right-of-way from the centerline of Fairview Avenue 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. Construct a 5-foot detached concrete sidewalk a minimum of 58-feet from the center line of Fairview Avenue abutting 2. Dedicate approximately 10-feet of right-of-way 220-feet along the west side of S. Jericho Way from Fairview Avenue to the northwest property line. 4 Touchstone Place 3. Construct all internal streets as a 36-foot street section with curb, gutter, and 5-foot concrete sidewalk within 50-feet of right-of-way. 4. Construct Sandlin Avenue to align with existing Sandlin Avenue to the south as proposed. Align South Jericho with Jericho north of Fairview Avenue centerline to centerline. 5. Comply with all Standard Conditions of Approval. D. Standard Conditions of AlWroval 1. 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 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. 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. 5 Touchstone Place 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. 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I I' _____....... ...."..w_~___....L...:. , I WI<ST FNIlVEW AYE. ~ --~--~T-----" r II I I i L.,"..., HORIZON DEVElOPIEM1S LLt --- (~~) CONDITIONAL USE APPLICATION I' ~ ,~~~~L~i'J Tod~~~~~E,PLACE rniIT$J@~ *'~'W}Jj~II~ ."'I4I"C'f - "LAN~ 101, ,1~ COOt( ". i, II Development Process Checklist II [8JSubmit a development application to a City or to the County [8JThe City or the County will transmit the development application to ACHD [8JThe ACHD Planning Review Division will receive the development application to review [8JThe Planning Review Division will do one of the following: DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time. DSend 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. [8JWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. DWrite a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. [8JThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter: · The applicant should submit two (2) sets 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. DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) D Driveway or Property Approach(s) · Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. o 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) D 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. D Idaho Power Company · Vic Steelman at Idaho Power must have his IPca approved set of subdivision utility plans prior to Pre-Con being scheduled. D Final Approval from Development Services ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. 9 Touchstone Place .'.f. . 10 Request for Appeal of Staff Decision 1. 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. Touchstone Place