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HomeMy WebLinkAboutACHD Comments -" ~~ ~;i""it,,,- A~ tk~edt;, ~ John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner Rebecca W. Arnold, Commissioner December 28, 2006 RECEIVED Applicant: CTD Development 3313 W. Cherry Lane #437 Meridian, 1083642 JAN 0 3 lUU? City of Meridian City Clerk Office Representative: Mason & Stanfield. Inc. 314 Badiola Street Caldwell, 1083605 Subject: Arch Rock Subdivision/MAZ-06-060/MPP-06-061 McMillan & Linder 25-lot residential sub On December 28, 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 CC: Project file, Construction Services, 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 Project/File: lead Agency: Site location: Staff level Approval: Applicant: Representative: Staff Contact: Tech Review: Right-ol-Way & Development Services Department ~;i""it,,,- AeHD ~ (j.,,~edtt, ~ Arch Rock Subdivision/MAZ-06-060/MPP-06-061 Preliminary Plat and Rezone application. ~ , City of Meridian McMillan & Under December 28th 2006 CTD Development 3313 W. Cherry Lane #437 Meridian, 1083642 Mason & Stanfield, Inc. 314 Badiola Street Caldwell, 1083605 Andrew Mentzer Phone: 387-6187 E-mail: amentzer@achd.ada.id.us December 15th 2006 Application Information: Acreage: 4.73 Current Zoning: RUT Proposed Zoning: R-8 Residential Lots: 25 Common Lots: 5 A. Findings of Fact Existing Conditions 1. Site Information: The site is currently occupied by a rural residential dwelling. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Residential RUT South Cobblefjeld Crossing Subdivision R-8 East Cobblefield CrossinQ Subdivision R-8 -l dr...h Rn...... <::.,hrli"ic.oi",... I West I Sridgetower Subdivision #11 I R-4 3. Existing Roadway Improvements & Right-of-Way Under Road is currently improved with 2 travel lanes, paved shoulders, and no curb, gutter or sidewalk abutting the site. Under Road currently has 72- feet of right-of-way (as shown on the ACHD GIS program). 38-feet (from centerline) of right-of-way exists for Under Road abutting the site, with a 15- foot sidewalk easement acquired for the FYWP intersection project (see below). 4. Existing Access: There are currently two rural approaches accessing the site from Under Road located approximately 90-feet and 200-feet south of the north property line (measured near edge to near edge). 5. Site History: This site has not been previously reviewed for a development application. Development Impacts 1. Trip Generation: This development is estimated to generate approximately 240 additional vehicle trips per day (10 existing) based on the I nstitute 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 Under Road 315' Minor Arterial 10,589 north of Better 50 MPH Ustick on 04/07/ than "e" 2005 *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 Under and McMillan is slated for signalization and widening to 6-lanes (abutting the site; tapering) in the District's Five Year Work Program (2010). Additionally, Under Road is slated for widening to 5-lanes in the District's Capital Improvements Plan. B. Findintls 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" tress with the installation of root barriers on both sides of the planter strip or a minimum planter 2 Arch Rock Sllhrfivi~inn ,< 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. Linder Road Right-of~Way Policy: District policy requires S6-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-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 is proposing to construct a meandering 5-foot concrete sidewalk for the site's frontage on Under Road. Staff Recommendation: The applicant should be required to provide ACHD with a road trust for the construction of sidewalk along Under Road (approximately 315-feet of frontage X $20/1ineal foot= approximately $6300). Additionally, the applicant should coordinate the design of access to Under Road, W. Ann Taylor Way, with the ACHD project manager for the noted intersection improvements in the FYWP (Gary 'nselman: (208)387-6170). Except for the access specifically approved with this application, no access should be allowed to Under Road; and a notation of this restriction should be made on the final plat. 3. Stub 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 two stub streets to the parcel to the north with this application. The first stub, located approximately 120-feet west of the east property line, is greater than 150-feet in length, with a temporary turnaround easement on Lot 8. The second stub street, located approximately 180-feet west of Under Road, is a curb return to the property line which will be extended north with the development of the adjacent parcel, thereby creating a 'T' intersection in this location. Staff Recommendation: The applicant's proposed stub street locations should be approved. Both stub streets should be constructed with signage at the terminus stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE." The easternmost proposed stub street, W. Ann Taylor Way, should be constructed with a temporary turnaround due to the fact that it is greater than 150-feet in length. Should this turnaround be located across Lot 8 (proposed), it should encompass the entire lot until such time that a connection is made to the north. 4. Internal Street 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 A,.,..h D....,..a, c.-,,":'.~.:..:_:__ 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. Half Street Section Policy: District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the developer shall construct one-half of the full street improvements, including curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This street section shall be constructed within a minimum 40- foot right-of-way." 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 OO-square foot area. Applicant Proposal: The applicant is proposing to construct the internal street, W. Ann Taylor Way, 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. This street is proposed to intersect Under Road at the north property line, approximately 655-feet south of the intersection of Under and McMillan; offsetting Loretta Street by approximately 430-feet. This street meanders through the site with two proposed knuckles with islands. The first approximately 200-feet of the entry road will be a half street section with curb, gutter, and sidewalk constructed on the south side; and gravel shoulder and barrow ditch on the north side. Staff Recommendation: The applicant should be required to construct the internal street, W. Ann Taylor Way, as a 36-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk; within 50-feet of right-of-way for the section internal of the westernmost stub street. The first 200-feet of W. Ann Taylor Way (proposed as a half street section; entry road) should be constructed with a minimum 24-feet of pavement, curb, gutter, and 5-foot concrete sidewalk on the south side, and 3-foot gravel shoulder and barrow ditch on the north side; within a minimum 40-feet of right-of-way. Additionally, the applicant should coordinate the design and radii of the meandering internal street section with District Development Review Staff and the Fire Department prior to submittal of construction drawings. The right-of-way for W. Ann Taylor Way should be brought all the way to the north property line along the entry section (approximately the first 200-feet) to allow for future connectivity to the adjacent parcel and completion of the street section. W. Ann Taylor Way should align with the existing entry road to the Sridgetower Subdivision to the west. C. Site Specific Conditions of ARJ)roval 1. Construct the internal street, W. Ann Taylor Way, as a 36-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk; within 50-feet of right-of-way for the section internal of the westernmost stub street. The first 200-feet of W. Ann Taylor Way (proposed as a half street section; entry road) should be constructed with a minimum 24-feet of pavement, curb, gutter, and 5-foot concrete sidewalk on the south side, and 3-foot gravel shoulder and barrow ditch on the north side; within a minimum 40-feet of right-of-way. The right-of-way for W. Ann Taylor Way should be brought all the way to the north property line along the entry section (approximately the first 200-feet) to allow for future connectivity to the adjacent parcel and completion of the stieet section. W. Ann Taylor Way should align with the existing entry road to the Bridgetower Subdivision to the west. 4 .o.,.,..h R^"'.... c. .h"'i,,;_i~_ ! 2. Construct a stub street to the north of the site located approximately 180-feet east of the intersection with Under Road, with signage at the terminus stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 3. Construct a stub street to the north of the site located approximately 120-feet west of the east property line (W. Ann Taylor Way) with a temporary turnaround at the terminus; AND signage stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Should the turnaround be located across Lot 8 (proposed), it should encompass the entire lot until such time that a connection is made to the north. 4. Provide ACHD with a road trust for the construction of sidewalk along Under Road (approximately 315-feet of frontage X $20/lineal foot= approximately $6300). 5. Coordinate the design of access to Under Road (W. Ann Taylor Way) with the ACHD project manager for the noted McMillan & Under intersection project in the FYWP (Gary Inselman: (208)387-6170). 6. Coordinate the design and radii of the meandering internal street section with District Oevelopment Review Staff and the Fire Department prior to submittal of construction drawings 7. Construct two knuckles with islands for W. Ann Taylor Way. 8. Except to the access specifically approved with this application, no access is allowed to Under Road; and a notation of this restriction should be made on the final plat. 9. Comply with all Standard Conditions of Approval. D. Standard Conditions of AllJ)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. 5 Ar"h ~1'\,..1r .:::!.,hrli"ic-i....... 8. The applicant shall submit revised plans for staff approval, prior to issuance of bUilding permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No Change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any Change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. ' E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 4. Development Process Checklist 6 ^.."f,.... D__I.... C'..I.-.-.I:~~:~:~_~ 7 ^ __.... n__I~ ~_ _L _I~_ _~ _ ~ _ . I .' ;nUl mm ~!~!~~~ I. . "I' d I "".....~ ........ , i ! ' Illiill i I i isin I III . ;:! 11111 I i I I Ihln J ~ II II!II II i~i W !i II! ~ i!;;!i ; lI~a Itl!e !dJ!hll II l;j~I.1 ;Iil'~" ~I" in I I ill!!!! II~ ~ ~ ~m,!! lllla~ ~~hi~ ! I . <:) ..., ~ ,.fi'" .l"-..........._::-.. : '-- r ~ ~ I t. "j ~I ! I , I , , I I , , I I , I II' I ,. ,~ .1 '.'-;' iT ,'.". I .~., ;.~'- :~~:... ' S I ~ , !; ~' ..; .... I :! .,) I ~ ~' .... I " .' "' ","< \ I~ .,~ "~'.' ',";; : '(., , - , '., ..... tl '. .~- ~ ';" ". ::,.::t :.7;~-c:i>;. v J< 'or ?-. ,~.,::~,'I> .. /' , I , --' -- I, h .._._..._+--~-- ~~- C'" L.... ~l:..: _: ~.a I 0__'''' -. ^...-- 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. Q ^ ~~L. r""lII_ _1_ ^_ ... ." . . II Development Process Checklist II l8JSubmit a development application to a City or to the County l8JThe City or the County will transmit the development application to ACHD l8JThe ACHD Planning Review Division will receive the development application to review l8JThe 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. l8JWrite a Staff level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. DWrite a Commission level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission level reports. DFor All development applications. including those receiving a "No Review" or "Comply With" letter: · The applicant should submit one (1) set of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) · The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches. street improvements and utility cuts. DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) 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-ot-Way · Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction - Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer. if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) 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 trom Development Services ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. 1n A __L r"'1i _ ~I ~ "'_ _I. .."