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
October 25, 2006
To:
Vacation Village Villas, LLC
719 West Oakhampton
Eagle, ID 83616
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Subject:
MPP06-049, MAl06-047, MAP-06-001 & MCUP-06-030
Waverly Place
2510 Magic View Drive
On October 25, 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) 387-6174.
S'
Ryan McDaniel
Planner I
Right-of-way & Development Services
Ada County Highway District
CC: Project file, Utilities
City of Meridian
Becky McKay -Engineering Solutions, LLP
150 East Aikens, Ste. B
Eagle, ID 83616
Ada County Highway District · 3775 Adams Street. Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
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;i~it"Right-O.f-Way & Development Services Department
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ProjectlFl~---'--- Waverly Plac-e' Subdivisic)'n:MPP06~049/MAZ:06-047/MAP-06-=001/MCUP-06':030
This is a Preliminary Plat Subdivision / Annexation and Zoning / Conditional Use Permit
application for 6 residential lots and 3 common lots on 5.3 acres for a multi-family use.
Lead Agency:
Site address:
Staff Level
Approval:
Owner/Applicant:
Representative:
Staff Contact:
Tech Review:
City of Meridian
2510 Magic View Drive
October 25, 2006
Vacation Village Villas, LLC
719 West Oakhampton
Eagle, ID 83616
Engineering Solutions, LLP
150 East Aikens, Ste. B
Eagle, ID 83616
Ryan McDaniel
Phone: 387-6174
email: rmcdaniel@achd.ada.id.us
October 23, 2006
Application Information:
Acreage: 5.3
Current Zoning: RUT
Proposed Zoning: L-O
Residential Lots: 6
Residential Units 24
Common Lots: 3
A. Findings of Fact
Existing Conditions
1. Site Information:
The site is currently used by a single family dwelling,
2.
1
Zonin
R-1
RUT
RUT
R-4
Waverly Place Subdivision
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3. Existing Roadway Improvements and Right-of-Way Abutting or Near the Site:
Wells Street is currently improved with 2-traffic lanes, and no curb gutter or sidewalk abutting the
site. There is 26-feet of pavement and 50-feet of right-of-way (25-feet from centerline) existing for
Wells Street.
Magic View Drive is currently improved with 2 traffic lanes, and curb gutter and sidewalk for 390-
feet (measured from west to east) on the north side of the road way but not abutting the site.
Highway District records indicate an easement for a 50-foot wide area 390-feet (measured from
west to east) along Magic View Drive. The easement connects two public roads. There is 50-feet
of ACHD right-of-way existing for Magic View Drive, from Wells Street approaching the Easement,
and the street visually appears as one continuous street section.
4. Existing Access: There is one access points to East Magic View Drive from this property,
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 197 additional vehicle trips per
day (10 existing) based on the Institute of Transportation Engineers Trip
Generation 4-plex land use designation.
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. Extraordinary Impact Fee:
The Commission adopted an extraordinary fee based on trip generation rates for this area,
The Commission determined that the Extraordinary Impact Fee would be $43.19 per trip.
Therefore, this property should pay an overlay fee to the District for the reimbursement of
cost to construct and dedicate right-of-way for the road from the intersection of Eagle Road
and St. Luke's driveway to the intersection of Magic View Drive and south Allen Drive as the
proportionate share of this property on a per trip basis. The overlay fee will be assessed
with future applications for each building being proposed and will need to be paid to ACHD
prior to obtaining a building permit or occupancy.
9.
Traffic Study:
A traffic impact study was not required with this application,
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Impacted Roadwavs: Acceptable planning threshold for this Road is 200
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
Magic View 68S-Feet Residential 2,327 west of Allen Acceptable 20 MPH
Drive Collectorl Street on 3/17/04 planning
Commercial threshold for
1,615 East of Wells this Road is
Street in 2005 2000 ADT
Wells Street 80S-Feet Local Commercial No traffic count Acceptable 15 MPH
information available planning
threshold for
this Road is
2000 ADT
OADT
*Acceptable level of service for a two-lane minor arterial roadway is "D" (14,000 ADT),
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Waverly Place Subdivision
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11, 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 the Capital Improvements Plan.
B. Findings for Consideration
1. Magic View Drive
Street Section and Right.of-Way Policy:
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that local residential collectors be
constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no
front-on housing, The access restrictions for these street segments should be stated on the final
plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate
the signage Program with District staff.
Applicant Proposal:
The applicant proposes to construct Magic View Drive as a 36-foot street section within 50-feet of
right-of-way, complete with curb, gutter and concrete sidewalk on the north side of the roadway but
not on the south.
Staff Comment/Recommendation:
Magic View Drive does not currently exist within the public right-of-way; it exists within an easement
granted by the subject site. The applicant is required to dedicate all 50-feet of right-of-way to the
District for public use. Construct Magic View Drive as half of a 36-foot street section within 50-feet
of right-of-way, complete with vertical curb, gutter and 5-foot concrete sidewalk.
Unopened right-of-way for a cul-de-sac turnaround exists at the southeast property line. The
applicant has included some of the area in the site plan. The area the applicant has indicated a
desire to utilize is not obstructing Magic View Drive; rather, the area is the northern excess of the
unopened right-of-way for the turnaround, The applicant is required to vacate or improve the
unopened right-of-way.
From the western edge of the turnaround, west, to the southwest property line an easement has
been recorded granting general public use over the easement. The applicant has proposed to
dedicate the entire right-of-way required for this section of Magic View Drive by platting over the
easement. ACHD Right-of-Way staff has expressed a desire to possess the deed for this area of
right-of-way rather to receive the right-of-way by the platting process and releasing the easement
because of the utility easements also located within this area. The applicant is required to dedicate
50-feet of right-of-way for Magic View Drive by executing a warranty deed of trust and granting the
right-of-way to the District.
2. South Fiddle Way
District Street Section and Right.of.Way Policy:
District policy 72-F1A, allows local residential public roads with a 34-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section. The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
District Island POlicy:
District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4-feet wide with a
minimum area of 1 OO-square feet and designed to safely channel traffic, The roadway on either
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side of the traffic island should maintain a minimum of a 21-foot street section. District policy also
requires any proposed landscape islands/medians within the public right-of-way dedicated by this
plat should be owned and maintained by a homeowners association. Notes of this should be
required on the final plat. The design should be reviewed and approved by ACHD's Development
staff.
Applicant Proposal:
The applicant has proposed a 34-foot street section within 50-feet of right-of-way complete with
curb, gutter and 5-foot concrete sidewalk. The applicant has proposed 15-18 feet of pavement on
either side of the island.
Staff Comment/Recommendation:
The applicant's proposal for the 34-foot street section within 50-feet of right-of-way is approved with
this application as proposed. The applicant is required to provide a minimum 21-foot street section
on either side of the island in the entry road.
3. Internal Public Roadways
District Street Section and Right.of-Way POlicy:
District policy 72-F1A, allows local residential public roads with a 33-foot street section with parking
on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed
1,000 and the appropriate fire department reviews and approves the street section, The proposed
density of development that will utilize the internal local residential streets is anticipated to generate
less than 1,000 vehicle trips per day.
District Offset Policy:
District policy 7204.11.6, requires local roadways to align or offset a minimum of 12S-feet from
another local roadway (measured centerline to centerline).
Applicant Proposal:
The applicant has proposed a 34-foot street section within 50-feet of right-of-way complete with
curb, gutter and S-foot concrete sidewalk with no two roadways within 150-feet of one another.
Staff Comment/Recommendation:
The applicant's proposal for the internal roadways is approved with this application with one minor
exception. The applicant is required to construct curb, gutter and 5-foot concrete sidewalk along
the both sides of the internal streets. This will allow the drainage from the private driveways to be
accommodated by private facilities and the drainage from the public roadways to be accommodated
by the public facilities,
4. Driveways
District Driveway Policy:
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 1S-foot radii abutting the existing
roadway edge.
District Driveway Width Policy:
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet.
District Driveway Offset 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).
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Applicant Proposal:
The applicant has not specifically identified the location of any driveways on the Preliminary Plat
application or site plan.
Staff Comment/Recommendation:
The applicant is being provided the current policy in effect at this time and is directed to work with
ACHD Construction Services staff in attaining driveway approach permits.
5. District Tree Planters
District's Tree Planter Width 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.
Applicant Proposal:
The applicant has not specifically identified trees on the Preliminary Plat application or site plan.
Staff Comment/Recommendation:
Staff understands that the use of trees may be determined at a later time, The applicant is being
provided the current policy in effect at this time and is directed to work with Development Review
Staff in regard to potentially planting trees in the public right-of-way.
C. Site Specific Conditions of Al;ll)roval
1. The applicant is required to dedicate 50-feet of right-of-way for Magic View Drive by executing a
warranty deed of trust and granting the right-of-way to the District.
2, Construct Magic View Drive as one half of a 36-foot street section within 50-feet of right-of-way,
complete with vertical curb, gutter and S-foot concrete sidewalks on the north side of the roadway.
3. Vacate or improve the unopened right-of-way at the southeast property line,
4. Construct South Fiddle Way as a 34-foot street section within 50-feet of right-of-way complete with
curb, gutter and S-foot concrete sidewalk. Provide a minimum 21-foot street section on either side
of the island in the entry road.
S. Locate and construct the roadways as 34-foot street sections within 50-feet of right-of-way complete
with curbs, gutters and 5-foot concrete sidewalks,
6. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Al;ll)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.
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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 is 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.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
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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. Develo ment Process Checklist
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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.
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Development Process Checklist
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l8lSubmit a development application to a City or to the County
l8lThe City or the County will transmit the development application to ACHD
l8lThe ACHD Planning Review Division will receive the development application to review
l8lThe 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 tirne_
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,
l8lWrite 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.
l8lThe 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 subrnit one 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 Properly 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.
D Working in the ACHD Right-of-Way
· Four business days prior to starting work have a bonded contractor submit a "Ternporary 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 s.f. 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 Stormwater
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,
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