The URL can be used to link to this page

Home My WebLink AboutACHD Comments ~;f~il',,- A~ &'~ut"l(, ~ I. r\ ~r\ John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner Rebecca W. Arnold, Commissioner November 21st 2006 To: Great Sky Inc. 3895 Girdner Lane Meridian, 1083642 NOV .~ Representative: JUB Engineers, Inc. 250 S. Beechwood Suite 201 Boise, 1083709 Subject: Harcourt Subdivision 3465 & 3595 E. Victory 60-lot residential On November 21, 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 feel free to contact me at (208) 387-6187. Sincerely, Andrew Mentzer Planner I Right-of-way & Development Services Ada County Highway District CC: Project file, Utilities, Construction Services, City of Meridian Ada County Highway District. 3775 Adams Street. Garden City, ID . B3714. PH 208-387-6100 . FX 345-7650. www.achd.ada.id.us Right-of Way & Development Services Department ~;f~il',,- A~ &'~ut"l(, ~ Project/File: Harcourt Subdivision/MPP-06-048/MAZ-06-046 This application is for the preliminary plat and rezone for the Harcourt Subdivision off of Victory Road in Meridian, 10. Lead Agency: Meridian City Site address: 3465 & 3595 Victory Road Staff Level Approval: November 21st 2006 Applicant: Great Sky Inc. 3895 Girdner Lane Meridian, 1083642 Representative: JUB Engineers, Inc. 250 S. Beechwood Suite 201 Boise, 10 83709 Staff Contact: Andrew Mentzer Phone: 387-6187 E-mail: amentzerc&achd.ada.id.us September 29th 2006 Tech Review: Application Information: Acreage: 22.4 Current Zoning: RUT Proposed Zoning: R-4 Residential Lots: 60 A. Findinqs of Fact Existing Conditions 1. Site Information: The site is currently occupied by four (4) rural residential structures. 2. Description of Adjacent Surrounding Area: I Direction I Land Use ""I Zoning I 1 North Sutherland Farms #1 R-4 South Rural Residential RUT East Rural Residential RUT West Rural Residential RUT 3. Existing Roadway Improvements & Right-of-Way Victory Road is currently improved with 2 travel lanes, paved shoulders, and no curb, gutter or sidewalk abutting the site. Victory Road currently has between 58 and 80-feet of right-of-way (33-feet from centerline). Falcon Drive is currently improved with 2 travel lanes (24-feet of pavement), paved shoulders, and no curb, gutter, or sidewalk abutting the site. Falcon Drive currently has 50-feet of right-of-way. 4. Existing Access: There are currently two paved rural approaches accessing the site from Falcon Orive and two unpaved rural approaches accessing the site from Victory Road. 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 560 additional vehicle trips per day (40 existing) based on the Institute of Transportation Engineers Trip Generation Manual, single family dwelling land use designation. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. 4. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit Victory Road 910' Minor Arterial 7,666 north of Better 40 MPH Amity on than "C" 02/21/2006 Falcon Drive 585' Local Street 20 MPH N/A N/A *Acceptable level of service for a 2-lane minor arterial is "0" (14,000 VTD). 5. Capital Improvements Plan/Five Year Work Program The intersection of Victory Road and Eagle Road is slated for signalization in the District's Five Year Work Program. All legs of the intersection will be 5-lanes. Additionally, the eastern leg (between Eagle Road and Cloverdale Road; abutting the site) is slated to taper to three lanes in the FYWP. 2 B. Findinas 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. Victory Road Right-of-Way Policy: District policy requires 70-feet of right-of-way on 3-lane arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3-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). Applicant Proposal: The applicant has proposed no improvements to Victory Road. Staff Recommendation: The applicant should be required to construct a 5-foot concrete sidewalk for the frontage on Victory Road, as well as for the frontage for the parcel to the west that will not receive sidewalk with the intersection project (off-site). District Staff has determined that the noted off-site sidewalk improvements can be paid for with District Developer Cooperative funds. The design of the off-site sidewalk should be coordinated with ACHD Staff (Kathy Smith, project manager: (208)387-6275) to ensure that it is constructed in its ultimate location. For the site's frontage, the sidewalk should be located a minimum of 28-feet from the centerline of Victory Road. Additionally, the applicant should be required to dedicate 35-feet of right-of-way from the centerline of Victory Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #200), if funds are available. 3. Stub Streets Applicant Proposal: The applicant originally proposed to construct one stub street to the east located approximately 420-feet south of the north property line, to be constructed as the internal street section, without a turnaround at the terminus. With the revised site plan submitted November 17th 2006, the applicant is proposing two stub streets to the east; one located at 160-feet south of the north property line, and one located at 460-feet south of the north property line. Staff Recommendation: The applicant should be required to construct two stub streets to the east located at approximately 160-feet and 460-feet south of the north property line, as the internal street section (36/50). 4. Internal Streets Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. 3 36-foot 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. 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. Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area. Island Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 1 DO-square foot area. Applicant Proposal: The applicant is proposing to construct the internal streets, as 36-foot street sections with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50-feet of right-of- way. The original proposed entry road intersected Victory Road approximately 135-feet east of the west property line. The revised site plan relocated the entry road to align with W. Zephyr Drive to the north (250-feet west of the east property line), with a center island. All internal streets terminate in traditional cul-de-sac turnarounds, with the exception of the stubs to the east. Additionally, the applicant has proposed to construct a knuckle without an island at the intersection of W. Cullen Place and S. Cullen Place. Staff Recommendation: The applicant should be required to construct the internal streets as 36- foot street sections with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50-feet of right-of-way, as proposed. The island at the intersection of W. Zephyr Way and Victory Road should be constructed with a minimum 21-foot street section on both sides, be a minimum 4-feet wide, and be a minimum 1 DO-square feet. All internal cul-de-sac turnarounds should be constructed with a minimum turning radius of 45-feet. The knuckle without an island is approved as proposed. c. Site Specific Conditions of AIDlroval 1. Construct the internal streets as a 36-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50-feet of right-of-way, as proposed. 2. Construct a knuckle without an island at the intersection of W. Cullen Place and S. Cullen Place. 3. Construct a 5-foot concrete sidewalk for the frontage on Victory Road, as well as for the frontage for the parcel to the west that will not receive sidewalk improvements with the intersection project (off- site). District Staff has determined that the noted off-site sidewalk improvements can be paid for with District Developer Cooperative funds. The design of the off-site sidewalk should be coordinated with ACHD Staff (Kathy Smith, project manager: (208)387-6275) to ensure that it is constructed in its ultimate location. For the site's frontage, the sidewalk should be located a minimum of 28-feet from the centerline of Victory Road. 4. Dedicate 35-feet of right-of-way from the centerline of Victory 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 4 30 business days to process the right~of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #200), if funds are available. 5. Construct the intersection of W. Zephyr Drive and Victory Road (entry road) approximately 250-feet west of the east property line (in alignment with Zephyr Drive to the north), with a center island. The island should be constructed with a minimum 21-foot street section on both sides, be a minimum 4- feet wide, and be a minimum 1 DO-square feet. 6. Construct all cul-de-sac turnarounds with a minimum turning radius of 45-feet. 7. Construct two stub streets to the east as the internal street section (36/50), located approximately 160 and 460-feet south of the north property line. 8. Comply with all Standard Conditions of Approval. 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. 5 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. 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. Revised Site Plan 3. Appeal Guidelines 4. Development Process Checklist 6 REVISED SITE PLAN: .,' --~o=:~;_ ~o::::fc::'~- -:00 ,,-~_~~;}2 ~~~~'jr~.":-~~~T-~~; ~ ~=~:-= :" ~~ ~.~C~:~:.E~".. . . ._..~~~f::=~"7~=~~'-~':'~ -== . '/;"'. !--~-:-~~:~ .....'.-.,::i"l ,=;,.~j ." _. -~.. .."__ . ...: _.' c' _' ',::;'~'~~.'"'~..J'_'-::.:.,...::-.:,,;,.,,;,. . -.,....:..:...;.~ 10..011 ~ft. 18 i,O.IZ7 Moft. 1 12.,131.1\. -r~-'--- - ;....J __J \.. IU~~\..n. ..'.._~j 3 1:a,a.UIliq-IL i/~)~'-._'- '1/ ~! ;~:~.__._~~,~j~l~'~~..i'~' no_ .', -, 1 t:t'SI iQ.n.. ; r~~AMMENDEii RAT OF, ; 'r"" EAU ESTAtES ~y> \~l //~ -r(, ../. ~ ~f:::r-1-H3'6'3~~f / -~ ~\._2;~~ ~_ .. MENDED PLAT (E AGlE ESTATES .....- ';., N t" m-- ~ I') LOT 7 OF GOUlEN EAGLE ESTAlES Ii "7 1(1071 _"' ,cU~...n.. \ I') N ,.. r o z "- , ,.\.~ t-- 501.45 18' 18' CURVE C1 C2 k ~ 5flR/W . . ax.. /~"~ f f\ a. "~ '.~~; , 7 8 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. 9 II Development Process Checklist II l2:ISubmit a development application to a City or to the County l2:IThe City or the County will transmit the development application to ACHD l2:IThe ACHD Planning Review Division will receive the development application to review l2:IThe 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. l2:IWrite 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 confonnance 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 assessrnent 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. OPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) o 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) o 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. o Idaho Power Company · Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. o Final Approval from Development Services ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. 10