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Home My WebLink AboutACHD Comments A';....i~,'-. ~ &'~d-;((, ~ John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner RECE I VEDa w. Arnold, Commissioner January 23, 2007 JAN 3 1 2007 City of Meridian C;f,' rr ~ ~-, -.. r (" . To: Treehaven, LLC 2242 E. Riverwalk Drive, Ste 200 Boise, 1083706 Subject: MPP-06-058 Jayker Subdivision North of Chinden Boulevard between Ten Mile & Black Cat Roads On 1-24-2007, 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) 387-6171. ce~ I/??J ~ ri ~~~~ Planning Review Supervisor Right-of-way & Development Services Ada County Highway District CC: Project file, Utilities City of Meridian Ada County Highway District. 3775 Adams Street. Garden City, 10.83714. PH 208-387-6100 . FX 345-7650. www.achd.ada.id.us Right-of-Way & Development Services Department <~-a: A'f'!-.""'7 ~~ A~ '-. &,~ut-:(O ~ Project/File: Jayker/MPP-06-058 This is a preliminary plat application for the development of 277 residential lots and 1 commercial lot on approximately 143-acres. This site is part of a larger site (approximately 358-acres total) that was annexed and zoned by the City of Meridian in May 2006. - Lead Agency: City of Meridian Site address: North of Chinden Boulevard between Ten Mile & Black Cat Roads Commission Approval: ~, .~ _~..i>II).' ,.::j. / '~.~... ("'1, F?-~~""O::';': \', ;J:~t..'.:.- 1_ f . :~;-f1:" '" . > ) l~' January 24, 2007 .", , , I , ~ ~,) ':/ 'I' Applicant: Treehaven, LLC 2242 E. Riverwalk Drive Suite 200 Boise, ID 83706 ,,101- . r~.:~..."~~.~...__:~~_,_ ~~--~ ,_,.~..l" . ) iia~-;;/;;:';:f~ ~,~ ii;;","-'iJfri?,;;' '-.- . ~., ~ . ~- "':-;~~d~q. .~~ . .13 Staff Contact: Lori Den Hartog Phone: 387-6171 E-mail: Idenhartoa@achd.ada.id.us -.:--.----; t' <,'C-' '>',.- " ci' .. :"~;:H'_ :~.A ~,;;' :;, ~~1-.,,---, -~-~,_.,...,.,~~~y~ "~-~~------" ,------o:~.. Tech Review: December 11, 2006 ;:1. -:-::~\;/' .. ' Application Information: Acreage: 142.97 Zoning: R-8, R-2, & R-15 Residential lots:, . 277-sinQle-family- Commercial lots: 1 Common Lots: 28 '.~ ----~=,. A. FindinClS of Fact Existing Conditions 1. Site Information: The site is currently used for agricultural purposes. I........... ~..h~i..icti....../IUIDD_nIlLnI:Q 2. Zonin RUT R-8 and L-O RUT RUT 3. Existing Roadway Improvements and Right~of-Way Adjacent To and Near,the Site . US 20/26 (Chinden) is currently improved with 2 traffic lanes, and no curb gutter or sidewalk abutting the site. There is 80-feet of right-of-way existing for US 20/26 (40-feet from centerline). This roadway is under the jurisdiction of the Idaho Transportation Department. . Ten Mile Road is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk south of Chinden. . Black Cat Road is currently -improved with 2 traffic.lane_s,~nd_no curb, gutter or-sidewalk south of Chinden Blvd. There is a 25-foot strip of unimproved right-of-way north of Chinden Blvd. . Basco Street, a private road, is currently unpaved through the site. 4. Existing Access: There is currently one unpaved, rural approach accessing the site from SH 20/26 located approximately 160-feet west of the east property line. Additional access to the site is non-delineated coming from various points along Basco Street (private), which intersects SH 20/26 at the southwest property line. 5. Site History: ACHD has previously reviewed this site with the following application: MAl- 06-004. Staff comment was issued regarding the submitted traffic impact study on May 1 yth 2006. Development Impacts 6. Trip Generation: This phase of the development is estimated to generate approximately 2,770 vehicle trips per day. The development in whole is estimate to generate 16,400 additional vehicle trips per day based on the submitted traffic impact study. 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. .... _I~""'A. ~. .hAI"lei......,IUIDD_nlLn.:G 8. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* limit US 20/26 1 ,400' Principal 13,569 west of uDn 55 MPH (Chinden Arterial Black Cat on Road) (Expressway) 5/12/04 14,316 west of Ten Mile on 7/14/04 Black Cat None Minor Arterial 1 ,478 between Better 50 MPH Road Chinden and than "e" McMillan in 2005 _ Ten Mile-- None Minor Arterial. 3,000 south of SH Better --- 50 MPH Road 20/26 on 7/28/04 than ilC" *Acceptable level of service for a two-lane principal arterial roadway is "E" (15,500 VTD). *Acceptable level of service for a two-lane minor arterial roadway is "0" (14,000 VTD). 9. 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 District's Five Year Work Program. Both Ten Mile Road and Black Cat Road are scheduled for improvement to 5-lanes south of the site in the District's Capital Improvements Plan: . Ten Mile Road between McMillan Road and Chinden Blvd is scheduled to be widened to 5- lanes in 6 to 10 years. The intersection of Ten Mile and Chinden is also scheduled to be signalized in the same time frame. . Black Cat Road between McMillan Road and Chinden Blvd is scheduled to be widened to 5- lanes in 11 to 20 years. The intersection of Black Cat and Chinden is also scheduled to be signalized in the same time frame. B. Findinas for Consideration - --". "-- -". -- ..-- 1. Traffic Im-p-act Studj--- Thompson Engineers prepared a traffic impact study for entire development (358-acre site). Below is a summary of their findings. . The site will generate 16,400 new vehicle trips per day. Of these 700 will occur during the AM peak hour and 1,241 will occur during the PM peak hour. . The site will access the transportation system via Chinden Boulevard (US 20/26) at two major locations: Black Cat and a proposed Tree Farm Way intersection across from the Bainbridge Subdivision. . The proposed access points comply with ITD access policy for Chinden Blvd. (US 20/26). The intersections are at % mile spacing. . The project will be phased. Limits of the phasing have not been determined, but the east end of the site will be developed first. This means the Tree Farm Way intersection will serve as the initial ,., l.sulre. c:..h...luicoi....../uDDunc n.c:a access to the site and the Black Cat intersection will be developed as market conditions permit. . The intersection of Black Cat Road and Chinden Blvd. will operate at LOS E under 2010 backgrounc traffic conditions. Under total traffic conditions, the intersection will fail to operate as a stop controlled intersection. The intersection will require the installation of a traffic signal and lane widening to operate at an acceptable level of service. . The intersection of Tree Farm Way and Chinden Blvd. will operate at LOS C under 2010 backgroun< traffic conditions. Under total traffic conditions, the intersection will operate at LOS F. Based on the assignment assumptions, a signal will be required to achieve an acceptable level of service. . The intersection of Ten Mile Road and Chinden Blvd. will operate at LOS F under 2010 background traffic conditions. This assumes that improvements are made to the intersection as recommended ir previous traffic impact studies. Without these improvements, the delay is significantly higher. If site -traffic is added the delay incr-eases. . The US 20/26 corridor is currently the subject of a corridor study to determine what improvements are required to accommodate expected regional travel demands. The results of this study will not bE available for several months. A review of COMPASS demographics indicates this development is in conformance with the assumptions of the study. . This development provides a local stub road for access to Basco Lane north of the project. Basco Lane will connect to an internal residential collector road. 2. Chinden Boulevard/US 20/26 Staff Comment: Chinden Blvd/ US 20/26 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 Chinden Blvd/ US 20/26. 3. Tree Farm Boulevard-Residential Collector Residential Collector Policy: District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that 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. Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a_minimum of 4- . feet-wide with a minimliiTfarei:'fof1 DO-square feet and designed to safely channel traffic. The- roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. Applicant's Proposal: The applicant has proposed to construct Tree Farm Blvd. to intersect Chinden Blvd. at the half-mile between Ten Mile Road and Black Cat Road. This roadway is proposed to be constructed in alignment with the main entrance for Bainbridge Subdivision on the south side of Chinden Blvd. The roadway is proposed to be constructed with two 14-foot travel lanes, a raised 18-foot center median, two 6-foot bike lanes, vertical curb, gutter, and detached 6-foot concrete sidewalks. This roadway is proposed to be constructed within 64-feet of right-of-way. Staff Comment/Recommendation: The applicant's proposal for the residential collector roadway meets District policy. The applicant will be required to provide a minimum 21-foot street section on each side of the proposed center medians. Parking will be prohibited on this roadway. A .llI"lt-",r ~llhrli\liOl!inn/UCtLn.:LnJ:a Based on the recommendations of the submitted traffic impact study, the applicant will be responsible for the design, construction, and installation of a signal at the intersection of Tree Farm Blvd. and Chinden Blvd. The applicant will be required to enter into a signal agreement with the District and receive approval from ITD for a signal at this location prior to the design of the intersection. If approval for a signalized intersection cannot be obtained from ITD, significant re- design of the site may be necessary based on the submitted traffic impact study. The center island design at the intersection will have to be closely coordinated with District Traffic Services staff in conjunction with the signal design. The center island will be required to be identified as right-of-way for approximately the first 100-feet north of the intersection to allow the District to make modifications in the future, if needed, based on the signal function. The applicant may enter into a license agreement for the landscaping of that portion of the island. 4. Jayker Way-Residential Collector Residential Collector Policy: District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that .. - 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. 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 100-square feet and designed to safely channel traffic. The roadway on either side of the traffic island should maintain a minimum of a 21-foot street section. Applicant's Proposal: The applicant has proposed to construct Jayker Way as a residential collector with no front-on housing. The roadway is proposed as a 36-foot street section with vertical curb, gutter, and an 8-foot concrete sidewalk on one side of the roadway. This street section will accommodate two travel lanes and bike lanes, and is proposed to be constructed within 40-feet of right-of-way. Staff Comment/Recommendation: The applicant's proposal meets District policy. The right-of- way for Jayker Way will be required to extend adjacent to the northerly property line (the southerly property line of the Teco One properties) to allow for future access to the 6-acre and 3-acre Teco One properties (See attachment #5). By extending the right-of-way adjacent to the property line it preserves the options in the future for the Teco One properties. The applicant should enter into a license agreement with the District for any required landscaping between the edge of the roadway and the property line. 5. ---Internal-L-ocal 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. District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicle trips per day. 29-foot Street Section Policy: District policy 7204.4.3 states, "a developer may construct a local urban residential street with a reduced width of 29-feet from back-of-Ci.Jib to back-of-curb with curb, gutter and sidewalk. Although some parking is allowed, the District will further restrict parking on a !=i n _12\1"'",P ~llhrli"i..i^"IUCtLn'LnJ;g _12""''''P ~llhl'fi"i...^"/Mgg_n'Lnl: 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. 7. Stu b Streets Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non-continuous streets." District policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5,7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150.feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Applicant Proposal: The applicant is proposing to construct a stub street to the south that could possibly connect to Double Eagle Way, from within Westwing Estates. Double Eagle Way is currently a private road that serves approximately 6 residences. This road only takes access to Chinden Boulevard and could provide access to a large un-developed property adjacent to the west. The applicant is proposing to construct Silverlace Drive as a stub street to the east to the open space portion of Westwing Estates. The applicant is proposing to construct Jayker Way and Tree Farm Boulevard as residential collector stub streets to the west for future phases of this development. The applicant is proposing to construct a curb return approach from Jayker Way to the Teco One property to serve as primary access in lieu of Basco Lane. Staff Comment/Recommendation: The applicant's proposal for stub streets generally meets District policy. The District is supportive of the stub to the south that could possibly connect to Double Eagle Way in the future, however a slight re-alignment should be considered. If access to a signalized intersection with Chinden Boulevard becomes necessary for the residents of Double Eagle Way a connection through this development to the signalized intersection will be critical. The stub street cannot be physically connected now due to the fact that Double Eagle Way is a private road and because there is a strip of property between the terminus of the private roadway and this site. District staff has met with the owners of the open space lot of Westwing Estates (approximately 25-acre site). The owners expressed interest in re-aligning the stub street from Jayker Subdivision in order to allow them the opportunity to physically construct and extend the roadway into their site. Staff is supportive of the re-alignment, and will require the applicant to shift the proposed ~tutt .$treet approximately- 1 OO-feet to the west. When the 25-acre open-space property develops, the District will examine a possible connection to Double Eagle Way at that time.The applicant will be required to construct a temporary turnaround at the terminus of Silverlace Drive. The applicant will also be required to extend the right-of-way for Jayker Way to the northern property line abutting the Teco One property to allow for future re-development of that property. 8. Access and Stub Street to the North Entire Development Plan There are approximately 1,OOO-acres of undeveloped property to the north of this site, below the rim. The entire Tree Farm development has approximately 4,600-feet of "frontage" on the rim. Some of the property borders the existing Spurwing Golf Course below the rim, and the remainder borders two large primarily un-developed properties (owned by Orme & Aldape). The properties below the rim have limited opportunities for access due to the topography of the rim and the Boise River. Due to the topography constraints in this area, it will be critical to provide adequate connectivity opportunities to the undeveloped properties abutting this site. The conceptual plans for the entire development identify that the applicant will be extending Black Cat Road through the site, with future preliminary plats, as a 7 .l!avL-""r ~llhAiui...i^n/MCI:'-n'LnJ::a collector roadway (or possibly a 3-lane minor arterial roadway) to serve some of the property below the rim (primarily Orme property). Current Preliminary Plat The current preliminary plat application borders Teco One property to the north, above the rim, as well as Aldape property to the north, below the rim. Both the Teco One property and the Aldape property currently take access to Basco Lane, which is an existing private lane through this site. Through the annexation process, it was identified that there was some confusion of the current legal ownership of thE gulch and a portion of Basco Lane between the two Teco One properties. This property ranges between 40 and 50-feet in width and is approximately 530-feet in length. Per the development agreement with thE City of Meridian, Treehaven, LLC has gone through the quiet title action process to insure free and c1eaf title to the property in question. Location of Stub Street In review of the site by both the District and the applicant's engineer, it has been determined that one of the only logical locations, based on topographical co-nsfraints, for a roadway to extend from this site to below the rim, is near the current location of Basco Lane. The applicant's engineer worked with District staff during the annexation process to determine how a roadway, meeting ACHD standards, could be constructed on the property owned by Treehaven, LLC (i.e. the gulch and an existing portion of Basco Lane). The applicant's engineer was able to determine that a local roadway could be constructed through the gulch to meet ACHD grade and curve requirements. However, after discussions with the applicant and an analysis of how much un-developed property existed below the rim, District staff determined that a residential collector roadway would be necessary to serve the properties below the rim. The engineer then drafted a preferred alignment in which a residential collector roadway could be constructed to meet ACHD's curve and grade requirements. The preferred alignment places the roadway outside of the gulch area and primarily onto property owned by Teco One. Therefore, the applicant could not physically construct the necessary stub street to the north because the property is not under the applicant's ownership. In the addendum to the Development Agreement, the Teco One properties have agreed to dedicate the necessary right-of-way for a future road, if they can receive the gulch area for no consideration from Treehaven, LLC. Staff Comment/Recommendation: Based on all of the information identified above, District staff recommends that the applicant dedicate the area of the gulch as public right-of-way and submit a road trust deposit to the District for the cost of constructing the portion of a road that could fit on the property owned by the applicant (the gulch area between the two Teco One properties). The remaining portion of the roadway costs would have to be borne by the T eco One property. If the roadway is not constructed in the preferred alignment, then the District would consider exchanging the right-of-way of the gulCh are, with the Teco One property to be utilized for the construction of the roadway to serve the same purpose in slightly differiinflocation--orcoritlguration'. The exchanging of public right-of-way requires a formal public hearing process through the District, and the exchange would have to be formally granted by the Commissioners. By requiring the applicant to dedicate the right-of-way and submit a road trust deposit, the District is preserving all opportunities for the future construction of the roadway. The road could either by constructed as a local street in the area now being required to be dedicated as right-of-way or it could be constructed in a different location as a residential collector roadway. These preserved opportunities can serve both the future development of the Teco One properties and the properties nortt of the Phyllis Canal. Based on the calculations submitted by the applicant and verified by District staff, the applicant would bE responsible for 69% of the cost of a 36-foot residential collector roadway (within 50-feet of right-of-way) that could be constructed on property owned by the applicant, and the Teco One properties would be responsible for the remaining 31 % of the cost of a residential collector roadway. The dollar amount for the road trust deposit will be determined by District Development Review staff during the construction plan review phase. The amount will be based on the above identified percentages and the District's estimated roadway costs at that time. R .I"""....""r ~..hl'li"iei^n/Mtn:'-n'Ln.::a Bridge Crossing of the Phyllis Canal The Phyllis Canal is along the northern property line of this site. The applicant has not proposed to either construct a bridge across the canal at the terminus of the above identified stub street or provide a road trust for a portion of the cost of the bridge. District staff is supportive of this proposal for the following reasons: . This site has adequate access with the new roads being constructed within the development and the new signalized intersection on Chinden Boulevard. This site does not require the additional access point that the bridge would provide. . The property on the north side of the Phyllis Canal will need the bridge in order to provide adequate access for any development; and that property owner should bear the burden for the bridge crossing of the Phyllis Canal. . The canal is owned by Pioneer Irrigation District, and this applicant does not own property to the centerline of the canal. 9. Turnarounds Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. Landscape and parking islands may be constructed in turnarounds if a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-feet are provided. The pavement width shall be sufficient to allow the turning around of a standard MSHTO SU design vehicle without backing. Applicant Proposal: The applicant has proposed multiple non-standard turnaround designs throughout the development. The turnarounds are proposed to have landscape islands with parking spaces proposed as part of the island design. Staff Comment/Recommendation: District staff is supportive of the applicant's turnaround proposals. However, the specifiC design of the turnarounds and parking within the islands will have to be coordinated with District Development Review and Traffic Services staff. The non-standard turnaround design and the proposed parking within the island will also be required to be specifically approved by the Fire Department. 10. Roadway Offsets Roadway Offset Policy: District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). Applicant Proposal: The applicant has proposed three local roadway intersections with Tree Farm Boulevard and one residential collector intersection, Jayker Way. Jayker Way is proposed to intersect Tree Farm Boulevard twice. The first local street is proposed to intersect Tree Farm Boulevard approximately 400-feet north of its intersection with Chinden Boulevard. Staff Comment/Recommendation: All of the internal streets meet District offset policy. 11. Other Access Tree Farm Boulevard and Jayker Way are classified as residential collector roadways. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. Q .ll:Iult-ar ~llhrti"iei^n/MDD_n'Lnc:g C. Site Specific Conditions of Aw>roval 1. Comply with the requirements of the Idaho Transportation Department for frontage improvements and access to Chinden Boulevard (US 20/26). 2. Construct one residential collector roadway, Tree Farm Boulevard, to intersect Chinden Boulevard in direct alignment with the main access for Bainbridge Subdivision on the south side of the roadway. This access requires specific approval from the Idaho Transportation Department. Construct the roadway with two 14-foot travel lanes, a raised 18-foot center median, two 6-foot bike lanes, vertical curb, gutter, and detached 6-foot concrete sidewalks within 64-feet of right-of-way. Provide a minimum 21-foot street section on each side of the proposed center medians. Parking is prohibited on this roadway. 3. If ITO approves a signal at the main entrance, the applicant shall design, construct, and install a traffic signal at the intersection of Tree Farm Blvd. and Chinden Blvd. If approval for a signalized intersection cannot be obtained from ITD, significant re-design of the site may be necessary based on the submitted traffic impact study. The center island design at the intersection shall be closely coordinated with District Traffic Services staff in conjunction with the signal design. The center island shall be identified as right-of-way for approximately the first 1 OO~feet north of the intersection to allow the District to make modifications in the future, if needed, based on the signal function. The applicant may enter into a license agreement for the landscaping of that portion of the island. 4. Construct Jayker Way as a residential collector with no front-on housing and no on-street parking. Construct the roadway as a 36-foot street section with vertical curb, gutter, and an 8-foot concrete sidewalk on one side (north-west side) of the roadway. This roadway may generally be constructed within 40-feet of right-of-way, except were it abuts the Teco One property. The right-of-way for Jayker Way shall be extended adjacent to the northerly property line (the southerly property line for the Teco One properties) to allow for future access to the Teco One property. 5. Construct the following local streets as 29-foot street sections with two travel lanes, parking on one side, curb, gutter, 8-foot planter strips and 5-foot detached sidewalks within 55-feet of right-of-way: . Old Gold Way . Viburnum Drive . Ponderosa Drive · Moon Drul1]l1)_er W~y-. . Silverlace Drive . Silver Sage Drive . Impereta Drive 6. Construct the following local streets as 29-foot street sections with two travel lanes, parking on one side, curb, gutter, and 5-foot attached concrete sidewalks within 50-feet of right-of-way: . Red Bud Place . King Maple Drive . Snow Cherry Court . Honeyrose Place . Caragana Court . Cotoneaster Place . Deodora Place ~ Pinvon Pines Place 10 Jayker Subdivision/MPP-06-058 . Firestorm Place . Irish Gold Court . Red Jade Court · Greenspire Court 7. Receive written Fire Department approval for all of the proposed reduced street sections within the development. Install "No Parking" signs on one side of all the reduced street section roadways as identified in conditions 5 & 6. 8. Shift the proposed stub street to the south approximately 100-feet west (to be located approximately 430-feet east of the west property line) to stub to the 25-acre open space lot within Westwing Estates. Provide a temporary turnaround at the terminus of the roadway, and install a sign at the stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 9. Construct Silverlace Drive as a stu~ street to the east, located approximately 920-feet north of Chinden Boulevard (measured centerline to'Centerline), to-the open space portion ofWestwing Estates. Provide a temporary turnaround at the terminus of the roadway, and install a sign at the stating, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 10. Construct Jayker Way and Tree Farm Boulevard as residential collector stub streets to the west for future phases of this development. 11. Construct a curb return approach from Jayker Way to the Teco One property to serve as primary access in lieu of Basco Lane. 12. Extend the right-of-way for Jayker Way adjacent to the northerly property line to allow for future access to the 36-acre and 3-acre Teco One properties. There shall be no lots between the right-of- way boundary for Jayker Way and the property line of the Teco One property (see attachment #5). Enter into a license agreement with the District for any required landscaping between the edge of the roadway and the property line. 13. Submit a road trust deposit to the District for 69% of the total cost of constructing a 36-foot residential collector roadway (within 50-feet of right-of-way) that could be constructed on property owned by the applicant, on the gulch between the two Teco One properties. The dollar amount for the road trust deposit will be determined by District Development Review staff during the construction plan review phase. The amount will be based on the above identified percentage and the District's estimated cost of the roadway at that time. -- - ~ - --- 14. .. Coordinate the specific design of the turnarounds and parking within the islands with District Development Review and Traffic Services staff. The non-standard turnaround design and the proposed parking within the island is required to be specifically approved by the Fire Department. 15. Construct three local roadway intersections with Tree Farm Boulevard and two intersections with the residential collector, Jayker Way. The first local street (Old Gold Way) shall intersect Tree Farm Boulevard approximately 400-feet north of its intersection with Chinden Boulevard. 16. Direct lot access is prohibited to Tree Farm Boulevard and Jayker Way. This access restriction shall be noted on the final plat. 17. Comply with all Standard Conditions of Approval. 11 _I!II""''''. C:llhrli"i..i^n/Mcc_n~_nc:a D. Standard Conditions of Awroval 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-PlanteLWidthJnterimpolicy. 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 DIGUNE (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. 1? ...."....... q..h~;,,;..;,..n/Ucc_n~_nI;A 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 of 1 sl Preliminary Plat 2. Vicinity Map of Entire Site 3. Site Plan 4. Site Plan with prOjected traffic volumes 5. Exhibit showing required right-of-way shift for Jaykef Way 6. Request for Reconsideration Guidelines 7. Development Process Checklist 8. Letter & exhibits from adjacent property owner 1~ .."',.,...... c:..h",i"i..i"'.../UDD_nliLnJ::G Vicinity Map of 1st Preliminary Plat wI 2005 Aerial Vicinity Map of Entire Site w/2003 aerial 14 .1::l\lItAP ~llhrli"iCl!i^"/MDD_nc_n..a .u: I...,.J.,A." ~..""'''''='ll.=~=.........IIJlDD n~ nCD ~ -~\-\ ~7\j .-" .-\ ~ ' '~u K~~ ;'u~>'1. /' '~'rn.' · H ~ ~ -- L_"_'__'~_' __._ .. __ .' ~~ a" ..',' ~ 1>.. ~ ~ " ~ -, ,-,. ,-- \ <--------,- ,~ I · i'J : I;, '/ 7 II ' "'I ,\ \.I~ ; :1!!1 , '" i" ,,' ,:;;" "~~~~ ~~I:;l] ~~ l'o If:~jll~.iri ~~ - ~ .~ ~ 'I ~ I- : ~f'~~' -;-"'" .d~t-~ ~ ~~"$~I' , , i2 1 "i"' I, 1\ - I> , :) '. ..--..', ~ (I 'T .,.. At ~,\- " ' II'" '" .. _ ___" ' \v .J j " d' k--. I> )..?).,.. , ,'I / i f-~ [;tilll "A ... ~< --~1i ~-- ~"- ~" ~ fJ ~[. .:~i~ ~ .~~~~ /.! : I!~ J- ~ ".. pJ)I-:-' , -J .,~.. :L"~~"~ /1> I> e It "';t P " ,: 101> .. ~~.. ""6 ~,:I> 1"1 'j ~...l-;7..J1'.M'" I "." --~ '--" l~/' ~ ~.. .. .. .. vf0~ ~- ~.A / \ i~~ '" ~ ... '"" A r61 /..~ ~----.------. Ilif""': /// I~II !c;l..1.t ..r. ~!i-iJ'<" rt/-i),~I" , I ^ :- ~~ f-e"c" )~1>7~~V'~ ~. \h i 1r ~. ~ ,e \\':;-.. J \ i1L ~t'J;I'R ,,!~ enr:,~1> \\'1t .. \ ~.. , .-, , L__ ~r - - - vn - -~. "~-~""~~"-~-'~"~-:"~{i~~I')i::\\\\ """'I:: 8 I .1. /.1," I ".' . I'.'.~ .. ,0'. . "i~p ~' i. .""""'W"" '''Ie " · /~ ~'0i- ~ J,. ~ .:~{1 \~: _ ~y ..\ t ~ _"_. ~.,: _ 8:' i!i?J;~"~ I,' \~:;~ -. - ". -- " ~- ~~ . ..., ~ \,!. '~ ____ \ \ :.&f' a "/.~.'." ~ : '. '~':( I .---- ~. 1>,,!'-1 /' 8,:'ot. ',: - .','i~ I) I - t-----.J 1'----'l'. . <) . ___________ . J r\ J:::>::: i) \ .J e ~/~G.~ '13 '8 ~\ ~~t\.,:~ :,~~ '~~ ~ ~ I ~I . r-!Xc-'-----1 .,., ~ ~j\\ - i ,,) \.. I _J. ~ ,~ lL e ,. Loi 0..} ~~:~"~'. 'I ;~,~-.!..l~ i:lI ~~ · · ~/i; ~I I~~,,\ li I,. IT . I ~t~\\-,\ \ 11:- i I , JAYKER SUBDMSlDN Mum....11WfO . :1:""I:I~'=i=-~ PREUMUWIY ......DI/lG AND DIlAINAGE PUll 1~ loII!III".I,A.. c!..&",1:",.;~:~...I".DD n~ n.:o Site Plan with Traffic count projections I \, \ ,- i r-'- I:: _ W.b.-- r I 17 JavkAr ~lIhrlivi!itinn/IUlPp_n~_n..st __.J./. "- I I --,./ ! / '"">( '~j .c,J' Ii I ~..1';,,,~.. --_...e- 18 [~;; ~~~:-'--' " '.... ~ t~~~:~"i:= ,-..~~- -_.:::.0. -.'"t..~.""'.....!'L.." -::.."~~ -=-..~~:;.. .------. I .-..--n_ .)~-;'f'p-I-..r?-\,.,J;" -T&o Oft HH;. . ,..' I ~,')":" ~ -...:i.:tr,-~.""",.. '" .:'-'..---.- .,~::'--// "J,..:r , .\....,'11 ,--_.._-~...------..._----, .- JavkAr ~lIhttivic:inn/MDD_nll:Lnl;g 'I'---- -, ~ ~~JI ~l ... .! -... I~ fll If ,t I, "1' ' '~fil " i, -~t~~~ 'illl! ......''1\.-.. 1'- 5 II Development Process Checklist II [8]Submit a development application to a City or to the County [8]The City or the County will transmit the development application to ACHD [8]The ACHD Planning Review Division will receive the development application to review [8]The 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. - dWrite a Staff Level report analyzing the im-paCtsof ttle-developn'-Eint -o-n the transportation system and evaluating the proposal for its conformance to District Policy. [8]Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. [8]The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter: · The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) · The applicant is required to get a pennit 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 pennit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) D Driveway or Property Approach(s) · Submit a "Driveway Approach Request" fonn 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 "Temporary Highway Use Permit Application" to ACHD Construction - Pennits along with: - - -.--a}- --+rafIic--Centrol-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 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. 19 Javker Subdivision/MPp-nR-nftR Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. --- - - .- ~.----. .~- -- -" .~ b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion. to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take ..__ _""-----,-~. __any...actionJhe-majom-y --Gf-t-Ae-Gemmissien--deems advisable:---- -- --' --- --.- '-- ------.-- - -"----"- - f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. ?n .':lIU!c,.P ~llh~i\liei^../IUIDDnt:: nco