HomeMy WebLinkAboutACHD Comments 06-212
....c-".._'
/:~)~~r\: . I~^p
~8
il"...." . ..............--. .
. ...: ..r..:.
.--.., :.......-..-....,,'-. ............... '\..
(Ja~ut~ ~'*
J.'*"'!t":..;:<<x~4~~c":.:.'::-;ir'(r...~'_;;--.:I,!,i,:.-~~~.~ti:,;,~::.:. ~-:;;;. i~~~
John S. Franden, President
Rebecca W. Arnold, 1st Vice President
Sherry R. Huber, 2nd Vice President
Dave Bivens, Commissioner
Carol A. McKee, Commissioner
TO:
Rock Creek Pines LLC
827 S Bridgeway PI #110
Eagle, ID 83616
January 10, 2007
SUBJECT:
MCZC-06-212
Rock Creek Multifamily Units
1103 W Pine Ave
On March 2, 2004, the Ada County Highway District Commissioners acted on MPP04-005/MCUP04-
006/MRZ04-002 for Rock Creek Subdivision. The conditions and requirements also apply to MCZC-06-
212.
. Prior to final approval you will need to submit plans to the ACHD Development Review
Department.
. A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a
building permit. Contact ACHD Planning & Development Services at 387-6170 for
information regarding impact fees.
If you have any questions or concerns please feel free to contact this office at (208) 387-6177.
Sincerely,
Chelsee Kucera
Planner I
Right-of-Way and Development Services
CC:
Project File
City of Meridian
Rennison Engineering
128 SEagle Rd, Ste B
Eagle ID 83616
Ada County Highway District;>! 3775 Adams Street. Gatden City, 10 . 83714 · PH'208-387-6100 · FX 345-7650 · www.achd.ada.id.us
.!l ;II
~
-"
, Ada County Highway District
...- --..
Right-of-Way & Development Department
Planning Review Division
This application does not require Commission action and is approved at the staff level on Tuesday, March 2,
2004. Tech Review for this item was held with the applicant on Friday, February 27, 2004. Please refer to
the attachment for appeal guidelines. ~taff contact: Joyce Newton, 208-387-6171 phone, 208-387-6393 fax,
jnewton@achd.ada.id.us
file Numbers:
I'> I'IIPP04-005/MCUP04-006/MRZ04-002-Rock Creek Subdivision
Site address:
1103 West Pine Avenue
Ownlir:
Fiscal Funding Company
311 California Street, Suite 320
San Francisco, CA 94104
i..l;
Applicant:
Treasure Valley Development
John Sieckert
5846 N. Dalspring Avenue
Boise, Idaho 83713
.v
Representativ~
Leavitt & Associates Engineers Inc.
1324 1 st Street South
Nampa, Idaho 83651
Application Information:
The Ada County Highway District (ACHD) staff has received the above referenced application requesting
preliminary plat approval to plat a 53-lot mixed-use subdivision consisting of 25 four-plex units and 2
commercial lots. The applicant is also requesting to rezone the 7.48-aces from L-O (Limited Office) to R-15
(Medium High Density Residential). The site is located on the south side of Pine Avenue, approximately
1,440-feet east of Linder Road.
~
Acreage:
;11 Current Zoning:
Proposed Zoning:
NO.of Lots:
Common Lots:
7 A8-acres
L-O (Limited Office)
R-15 (Medium High Density Residflntial)
52 (100-townhome units) (2-commercial buildings-3,040-square feet each)
1-park area
-III
I I
IIIfllhdi.OOSlit c: u jil04.0oelill'iitZolll.o02
~ck Crj,ftik SlIbdIV"I.....
'" , , , , I J ,,11 3' Jjlt ill ~.nllfl1, I I I
I I I I I
I I I I "1 I I 1/ I-- I---
I I 1----.0 [[OJ )--1-
= fT IT --'j~>-- ---,
L Lj I r i :~ = =
I I ~
IPQ: Dill::-'" T T
I~f
11 I IJJH
llJ I I I-N
'---'-----'IL
Vicinity 'Map
I
-
- -
SJ
~ r
I
/"-l
I::
I
.......... .-
1
gc-
I
N
I Iw~'1
\1l 'ltJo
;),
A. Findings of Fact
1. Trip Generation:
This development is estimated to generate 653 additional vehicle trips per day (0 existing) based on
the Institute of Transportation Engineers Trip Generation Manual.
2. Impact fe.:
There will be an impact fee that is assessed and due prior to issuance of a building permit. The
assessed impact fee will be based on the impact fee ordinance that is in effect at that time.
3. Traffic 'mpact Study:
This proposed development is estimated to generate less than 1,000-trips per day therefore a traffic
impact study was not required with this application.
4. Site Information:
The site is currently undeveloped. The Nine Mile Drain runs east and west thru the site.
5. Description of Adjacent Surrounding Area including zoning:
a. North: t?iedmont Navarro and Clarinda Subdivision/R-4
b. South: fJnion Pacific Railroad
c. East: Tremont Subdivision/R-8
d. West: West Lawn SubdivisionlTramor Subdivision/L-O
6.
Impacted Roadways
West Pine Avenue:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Approximately 320-feet
Collector
East of Under Road was 5,482 on 12-10-02
Better than "C"
35-mph
7. Roadway Improvements Adjacent To and Near the Site
Pine Avenue is improved with 2-travel lanes, a center turn lane including 2-bike lanes with curb and
gutter abutting the site. This site is the last parcel on this section of Pine Avenue that does not have
sidewalk.
"
8. Existing Right-of-Way ..
Pine Avenue has 60-feet of existing right-of-way (30-feet from centerline).
9.
Site History
District staff has not reviewed this site as an application or prepared a report in the past year.
.Ie.
10. Capital Improvements Plan/five Year Work Program
The development location is not programmed into the District's current Capital Improvements Plan
and/or Five Year Work Program for reconstruction or any roadway improvements.
Pine A venue and Linder Road intersection is currently a four way stop. This intersection is proposed
to be signalized in 16-20 years (Capital Improvements Plan 2003) and is number 6 on the signal
priority list. The Five Year Work Program 2004-2008; the project includes signalization and rebuilding
the intersection to add left turn lanes on all four legs. This project is in PD (preliminary development),
."
I
.
~ ~~
which is a category for projects that currently have no funding year committed, but are identified as a
recognized need.
11. Other Development in Area
On November 6. 2001, the Ada County Highway District (ACHD) staff review an application
requesting preliminary approval to plat a 2-lot subdivision (Tramore Subdivision). The 10-acre site is
located on the south side of Pine Avenue approximately % of a mile east of Linder Road.
District policy generally requires the dedication of 35-feet from centerline on all collector roadways.
Due to the fact that Pine Avenue was not in the District's Fiv~ Year Work Program or Capital
Improvements Plan to be improved in the next 20 years and the fact that Pine Avenue is currently
fully improved on both sides of the road, staff recommended at that time the applicant not be required
to dedicate additional right-of-way at that time.
The applicant was required to construct a 7-foot wide attached concrete sidewalk on Pine Avenue
abutting the site.
On January 20. 2004. the Ada County Highway District staff reviewed an application requesting
conditional use and preliminary plat approval to construct an 18-lot multi-family residential subdivision
on 5.70-acres. Round Tree Subdivision is zoned L-O and is proposed to contain eighteen 4-plexes
and 3-common lots that will utilize a common driveway. The site is located on the south side of Pine
Avenue just east of Linder Road. The applicant proposed to utilize the existing 30-foot wide curb
return type driveway that intersects Pine Avenue approximately 10-feet east of the west property line.
This driveway was approved with the preliminary plat. The applicant also received a modification of
policy for the additional right-of-way.
District policy generally requires the dedication of 35-feet from centerline on all collector roadways.
Due to the fact that Pine Avenue was not in the District's Five Year Work Program or Capital
Improvements Plan to be improved in the next 20 years and the fact that Pine Avenue is currently
fully improved on both sides of the road, staff recommended at that time the applicant not be required
to dedicate additional right-of-way or make additional improvements to Pine A venue at this time.
12. Additional information:
Inter-connectivity is a high priority for the District. The development site abuts the Meridian Friends
Church to the east. West Idaho Avenue and West Broadway Avenue are two existing stub streets;
into the Church site from the residential neighborhood on the east.
The applicant's site plan provided with the application indicates an emergency access to the parcel to
the west approximately 75-feet south of the Nine Mile Drain drainage easement boundary line. District
staff is supportive of the emergency access, and the access should be signed accordingly.
B.
Findings for Consideration
1. Right-of-Way
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes. .
)I
On October 17, 2003, the Ada County Highway District Commission reviewed and approved changes
and/or modifications to the District Policy Manual. District policy requires the developer to improve
I
~, ),
~
~
I]
.
I!I
every public alley, local street, residential collector and collector roadway to appropriate District
standards. Collector roadways will be designed with sufficient pavement width to accommodate both
motorized and non-motorized traffic. The standard width of right-of-way for collector roadways shall
be 70-feet (35-feet from centerline). The owner/developer will not be compensated for this additional
right-of-way because collector roadways are to be brought to adopted standards by the developers of
abutting properties. The standard width of pavement shall be 46-feet from back of curb to back of
curb.
District policy generally requires the dedication of 35-feet from centerline on all collector roadways.
Pine A venue is a .collector roadway with 2-travellanes, center lane including bike lanesrWith curb, and
gutter within 60-feet of existing right-of-way. Therefore the applicant should not be required to
dedicate additional right-of-way with this development. This is consistent with previous action
regarding developments that have roadway improvements existing.
Street Sections/Sidewalks
District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with
x
vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right-
of-way with parking prohibited on both sides.
The proposed development site is the last parcel on this portion of Pine A venue without sidewalk.
The applicant has two options regarding the construction of sidewalk along Pine A venue:
Option # 1: The applicant should be required to construct a 7-foot attached sidewalk abutting the
site. The District shall require an easement from the applicant for that portion of sidewalk outside of
the existing right-of-way. This is consistent with previous action regarding developments that have
roadway improvements existing. Please contact the Right-of-Way Division at 387-6270 for guidelines.
OR
Option # 2: The applicant should be required to dedicate additional right-of-way to provide for the
construction of the 7-foot attached sidewalk and 2-foot utility strip located within the new right-of-way.
The owner/developer will not be compensated for this additional right-of-way because collector
roadways are to be brought to adopted standards by the developers of abutting properties.
Minor Improvements
District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk; curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk; installation of IJedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or replace
deteriorated facilities.
'* Driveways/ Collectors
Successive Driveways
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.
+
The applicant is proposing to construct two driveways into the site intersecting Pine A venue.
. Driveway # 1 is proposed to be located 16-feet east of the western property line. This entrance is
in alignment with North 11th Street West located on the north side of Pine Avenue.
Ii iO!
· Driveway # 2 is proposed to be offset 138-feet east of driveway # 1, measured near edge to near
edge (110-feet west ofthe eastern property line). This entrance is in alignment with the driveway
on the north side of Pine A venue for 1118 West Pine A venue.
Both locations meet District policy and should be approved as proposed.
Construction
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-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.
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.
5. Commuteride
ACHD's Commuteride staff will contact the applicant to provide information on alternative
transportation programs that are available.
ATP
1. In order to reduce trips to and from this development it is recommended that Tenants
occupying the proposed building be required to provide an Alternative Transportation Program for
employees and provide an annual report to ACHD on employee participation. Commuter ide staff will
coordinate the Alternative Transportation Program with the applicant. For more information contact
Catherine Sanchez at 387-6160.
TMA/TMO
2. In order to reduce trips to and from this development, it is recommended that the tenants
occupying the proposed building(s) be required to participate in any Transportation Management
Association (TMA) or Transportation Management Organization (TOO) that is formed with a boundary
that includes this site or is adjacent to this development.
A Transportation Management Association (TMA) or Transportation 'Management Organization
(TMO) is formed with a coordinator that works as a liaison between businesses and private and public
transportation providers to increase the use of alternative transportation and other trip reduction
measures (shuttle buses, bus pass programs, vanpools, carpools, bicycle and walking
enhancements). An annual survey will be required of the TMA/TMO to monitor participation in
alternative transportation programs and forwarded to the ACHD Commuter ide Office.
C. Site Specific Conditions of Approval
1. The applicant has two options regarding t~e sidewalk along Pine Avenue:
Option # 1: The applicant shall be required"to construct a 7 -foot attached sidewalk abutting the site.
The District shall require an easement from the applicant for that portion of sidewalk outside of the
existing right-of-way. This is c~nsistent with previous action regarding developments that have
rgadway improvements existing. Please contact the Right-of-Way Division at 387-6270 for guidelines.
"
"
I)
>AS, 1M."
OR
Option # 2: The applicant shall be required to dedicate additional right-of-way to provide for the
construction of the 7-foot attached sidewalk and 2-foot utility strip located within the new right-of-way.
The owner/developer will not be compensated for this additional right-of-way because collector
roadways are to be brought to adopted standards by the developers of abutting properties.
~ Construct driveway # 1 as a curb return type driveway with 15-foot radii intersecting Pine Avenue 16-
feet east of the western property line as proposed. This driveway is in alignment with North 11th Street
West located on the north side of Pine Avenue. This driveway location meets District policy and shall
be approved with this development.
Pave the driveway to its full width of 25-feet as proposed, and at least 30-feet into the site beyond the
edge of pavement of the roadway and install 15-foot curb radii abutting the existing roadway edge.
, Driveway # 2 as a curb return type driveway with 15-foot radii offset 138-feet east of driveway # 1,
measured near edge to near edge as proposed. (110-feet west of the eastern property line). This
driveway is in alignment with the driveway on the north side of Pine Avenue for 1118 West Pine
Avenue. This driveway location meets District policy and shall be approved with this development.
Pave the driveway to its full width of 25-feet as proposed, and at least 30-feet into the site beyond the
edge of pavement of the roadway and install 15-foot curb radii abutting the existing roadway edge.
~ The applicant shall replace unused curb cuts on Pine Avenue with standard curb, gutter and concrete
sidewalk to match required improvements.
~ Other than the access point(s) specifically approved with this application, direct lot or parcel access to
Pine Avenue is prohibited. Lot access restrictions, as required with this application, shall be stated
on the final plat.
-
m f
. Comply with all Standard Conditions 0 Approval.
D.
Standard Conditions of Approval
j;,'
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file 'numbers) for details.
5.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6
'.
I~ t~
.~
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes. ·
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9. 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.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiverlvariance 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 and pedestrian transportation system within the vicinity
impacted by the proposed development..
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
,
'.
,~:.. [{I ~
Request for Appeal of Staff Decision
'"" 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 pre~ented, 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 I 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. I.'
(t
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.
'-
I