HomeMy WebLinkAboutACHD Comments
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John S. Franden, President
Carol A. McKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
September 12, 2006
Applicant:
The Regency at River Valley, LLC
2785 W. 9000 S.
West Jordan, UT 84088
Representative:
Rami, LLC
2785 W. 9000 S.
West Jordan, UT 84088
Subject:
Regency @ River Valley! MCUP-06.022!MAZ-06-035
Eagle Road n!o Fairview
204 multi-family
On September 12th 2006 the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and street
improvements, which are required.
If you have any questions, please teel tree to contact me at 208-387.6187.
Sincerely, ~
Andrew Mentzer
Planner I
Right-ot-way & Development Services
CC: Project file, Construction Services, Utilities, Meridian City
Ada County Highway District. 3775 Adams Street · Garden City, ID · 83714 . PH 208387 6100 · FX 345-7650 · www.achd.ada.id.us
Right-oj. Way & Development Services Department
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Project/File:
Lead Agency:
Site location:
Staff level
Approval:
Applicant:
Representative:
Staff Contact:
Tech Review:
Regency at River Valley/MCUP-06-022/MAZ-06-035
This application is for the conditional ';1' ',-.-..,
use, rezone & annexation of the .
Regency at River Valley
development in Meridian, ID.
Meridian City
Eagle Road n/o Fairview
\1-
September~th 2006
The Regency at River Valley, LLC
2785 W. 9000 S.
West Jordan, UT 84088
Rami, LLC
2785 W. 9000 S.
West Jordan, UT 84088
And rew Mentzer
Phone: 387-6187
E-mail: amentzerClUachd.ada.id.us
August 25th 2006
Application Information:
Acreage: +/-11
Current Zoning: RUT
Proposed Zoning: R-40 & C-C
Residential Units: 204
A. Findinqs of Fact
Existing Conditions
1. Site Information: The site is currently occupied by a rural residential structure.
2. Description of Adjacent Surrounding Area:
Direction
North
1
Land Use
Rural Residential
South Sod Farm RUT
East VacantlProoosed Red Feather Estates R-4
West Stokes berry Sub #2 L-Q
3. Existing Roadway Improvements & Right-of-Way
Eagle Road (SH 55) is currently improved with 4 travel lanes, a center turn
lane, paved shoulders, and no curb, gutter or sidewalk abutting the site.
Eagle Road currently has 140-feet of right-of-way.
4.
Existing Access:
There is currently one rural approach accessing the site from Eagle Road
located at the south property line.
5.
Site History:
ACHD has not previously reviewed this site for a development application.
Development Impacts
1. Trip Generation: This development is estimated to generate approximately 1361 additional
vehicle trips per day (10 existing) based on the Institute of Transportation
Engineers Trip Generation Manual, apartment land use designation.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Impacted Roadways:
Roadway Frontage Functional Traffic Cou nt level of Speed
Classification Service* limit
Eagle Road 220' Principal 41,939 north of Exceeds 50 MPH
Arterial (ITD) Fairview on liE"
01/06/2005
*Acceptable level of service for a 5 lane principal arterial is "D" (33,000 VTD).
5. Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program or in the Capital Improvements Plan.
B. FindinCls for Consideration
1. Tree Planter Policy
Tree Planter Policy: The applicant should also comply with the District's Tree Planter Width Interim
Policy which prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in
planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class II
tress with the installation of root barriers on both sides of the planter strip or a minimum planter
width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III
trees to provide a minimum planter width of 10-feet.
2. Driveways
?
Driveway Offset Policy: District policy 72-F4 (1) requires driveways located on collector roadways
near a signalized intersection to be located a minimum of 175-feet from the signalized intersection
for a full-access driveway and a minimum of 85.feet from the signalized intersection for a right-
in/right-out only driveway; District policy 72-F5, requires driveways located on collector or arterial
roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or
proposed driveway; District policy 72-F4 (2) requires driveways located on collector roadways near
a stop controlled intersection to be located a minimum of 150-feet from the intersection for a full-
access driveway and a minimum of 11 O-feet from the intersection for a right-inlright-out only
driveway.
All Driveways: 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.
Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over
1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed as
curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be
required for driveways accessing collector and arterial roadways.
Applicant Proposal: The applicant is proposing to construct 2 access points from River Valley
Street with this application. The first driveway is a full access located 190-feet east of the west
property line. The second driveway is a full access located 215-feet west of the intersection with
Ally's Avenue. The two driveways offset each other by approximately 440-feet.
Staff Recommendation: The applicant should be required to construct both driveways intersecting
River Valley Street, where proposed, as curb returns, to be no greater than 36-feet wide, paved the
entire width and at least 30-feet into the site. Should the applicant not obtain access to Eagle Road
from River Valley Street (thereby being required to utilize the proposed temporary access (Regency
Lane)), then barricades should be installed at both proposed driveways to restrict access to River
Valley until the connection is made (with the development of the corner parcel). The exact location
and design of these barricades should be determined by the District Development Review.
3. Future Connections
Staff Recommendation: The proposed development requires additional consideration due to the
fact that the applicant is proposing a variety of contingent conditions, and access is limited to Eagle
Road. At this time, Staff has contacted the City of Meridian, the applicant, and ITD concerning the
alignment and connection of River Valley Street in the future. From the west property line of the
Regency development through to Eagle Road, River Valley Street will need to taper south to
facilitate an alignment to the west. This cannot occur until the parcels to the south develops
(thereby completing the collector roadway with a proper alignment). Staff is noting that the following
conditions be considered when the corner parcel develops:
· The right-of-way dedication for the corner parcel should facilitate the ultimate signalized
intersection design for River Valley Street and Eagle Road (to be determined with a future
development application).
· The corner parcel may be required to set funds aside (road trust) for pedestrian
improvements (asphalt path) on the north side of River Valley Street, to be constructed with
the aligned intersection at a later date. This alignment will occur when the parcels to the
south submit a development application(s). The initial connection of River Valley west to
Eagle Road will not likely align with the existing section of River Valley Street on the west
side of Eagle Road.
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· The applicant should provide the District with a road trust forthe construction of curb, gutter,
and concrete sidewalk along River Valley Street from the western driveway (on River Valley)
to the west property line. These funds will ultimately be used to obtain the taper required for
the alignment of River Valley Street.
· The applicant should provide cross access (and all necessary easements) to the adjacent
parcels to the north with frontage on Eagle Road; as well as to the corner parcel until such
time that access is provided from River Valley Street.
4. Eagle Road
Staff Recommendation: Eagle Road (State Highway 55) is under the jurisdiction of the Idaho
Transportation Department (ITD). The applicant, the City of Meridian, and ITD should work
together to determine if additional right-of-way or improvements are necessary on State Highway
55, abutting the site.
5. Internal Streets/Eagle Road Access
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.
Half Street Section Policy: District policy 7203.4.2 states "if a proposed development abuts an
unpaved street or streets the developer shall construct one-half of the full street improvements,
including curb, gutter and concrete sidewalk plus additional pavement widening beyond the
centerline established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide
gravel shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be
constructed on the unimproved side. This street section shall be constructed within a minimum 40-
foot right-of-way."
Collector POlicy: District policy 72-F1 B requires collector roadways to be constructed as 46-foot
street sections with vertical curb, gutter, and 5-foot detached (or 7-foot attached) concrete
sidewalks within 70-feet of right-of-way. This street section allows for the construction of a 3-lane
roadway with bike lanes.
Applicant Proposal: The applicant is proposing to construct a temporary full access private street
(Regency Lane) intersecting Eagle Road at the current south property line. This street will either be
completely restricted (closed) or restricted to right-in/right-out with the construction/connection of
River Valley Street to Eagle Road with future development of the corner parcel. The applicant is
proposing to construct River Valley Street as a half collector street section terminating at the
adjacent southern out-parcel's (corner parcel) east property line; with vertical curb, gutter, and 5-
foot concrete sidewalk within 35-feet of right-of-way. This road will not provide access to Eagle
Road until the adjacent corner parcel develops, thereby providing access to Eagle Road. The
applicant has also proposed to construct Ally's Avenue beginning at the southeast corner of the
parcel (intersecting River Valley Street), as a full collector section with 42-feet of pavement, vertical
curb, gutter, and 7-foot attached sidewalk within 70-feet of right-of-way. Ally's Avenue stubs to the
north approximately 11 O-feet north of the intersection with River Valley Street, at the slough.
Staff Recommendation: The applicant should comply with alllTD and Meridian City requirements
regarding access to Eagle Road. Additionally, the applicant should construct the half section of
River Valley Street with a minimum 24-foot of pavement, vertical curb, gutter, 7-foot attached (or 5-
foot detached) concrete sidewalk on the north side, and a 3-foot gravel shoulder with a barrow ditch
on the south side of the roadway, within 35-feet of right-of-way for the section east of the western
driveway. If the sidewalk is located outside of the right-at-way, the applicant should provide ACHD
with an easement for public access. For the remaining section of River VaHey Street (from the
driveway to the west property line; approximately 190-feet in length) the applicant should be
A
required to construct a minimum 24-feet of pavement, striped asphalt pedestrian path, and sufficient
drainage facilities within 35-feet of right-of-way, until such time that the alignment is made with the
future signalized intersection; AND provide the District with a road trust for the cost of the future
construction of curb, gutter, and sidewalk improvements for the above noted section ($25/linear foot
X approximately 190 feet=$4750). Ally's Avenue should be constructed as the proposed collector
street section with vertical curb, gutter, and 7-foot attached concrete sidewalk within 70-feet of right-
of-way. The applicant should provide ACHD with a road trust for one half of the construction of the
future crossing of the slough at the north property line (thereby continuing Ally's Avenue through to
the north). Install barricades to restrict the use of River Valley Street until a connection is made to
Eagle Road (locations and design to be determined by the District Development Review).
c. Site Specific Conditions of Awroval
1. For the section of River Valley Street east of the western driveway, construct a half street section
with a minimum 24-foot of pavement, vertical curb, gutter, 7-foot attached (or 5-foot detached)
concrete sidewalk on the north side, and a 3-foot gravel shoulder with a barrow ditch on the south
side of the roadway, within 35-feet of right-of-way. If the sidewalk is located outside of the right-of-
way, the applicant should provide ACHD with an easement for public access.
2. For the remaining section of River Valley Street (from the driveway to the west property line;
approximately 190-feet in length) construct a minimum 24-feet of pavement, striped asphalt
pedestrian path, and sufficient drainage facilities within 35-feet of right-of-way; AND provide the
District with a road trust for the future construction of curb, gutter, and sidewalk along this section
(to be completed with the alignment).
3. Construct Ally's Avenue intersecting River Valley Street at the east property line as a complete
collector street section with vertical curb, gutter, and 7 -foot attached concrete sidewalk within 70-
feet of right-of-way; stubbing to the north at the slough.
4. Install barricades to restrict the use of River Valley Street until a connection is made to Eagle Road
(locations and design to be determined by the District Development Review).
5. Provide ACHD with a road trust for one half of the construction of the crossing of the slough at the
northern terminus of Ally's Avenue for a future connection with development to the north.
6. Construct the western driveway located 1 gO-feet east of the west property line as a curb return, to
be no greater than 36-feet wide, paved the entire width and at least 30-feet into the site.
7. Construct the eastern driveway located 215-feet west of Ally's Avenue as a curb return, to be no
greater than 36-feet wide, paved the entire width and at least 30-feet into the site.
8. Coordinate all germane design and timeline functions with ITD, ACHD, the adjacent property
owners, and Meridian City concerning the connection and alignment of River Valley Street to Eagle
Road.
9. Provide access (and all necessary easements) to the adjacent parcels to the north with frontage on
Eagle Road; as well as to the adjacent southwest corner parcel until access can be taken from
River Valley Street.
10. Comply with all Standard Conditions of Approval.
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D. Standard Conditions of ARJ]roval
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.
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.
c:
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Development Process Checklist
7
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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.
~"
II
Development Process Checklist
II
r21Submit a development application to a City or to the County
r21The City or the County will transmit the development application to ACHD
r21The ACHD Planning Review Division will receive the development application to review
r21The 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.
[2JWrite 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.
DThe 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 one (1) set of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
· The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right.of.way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
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 Requesf' form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
D Working in the ACHD Right-ot-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 IPCO approved set ot 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.
11