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HomeMy WebLinkAboutACHD ,/........ ~ ;;a.a..-- ~f-!-~....,1".~~ A~ (k~ut~ ~ John S. Franden, President Rebecca W. Arnold, Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner February ih 2007 Applicant: Gemstar Development 738 Bridgeway Place Suite A 100 Eagle, ID 83616 .'..,.' "-"~.~\ a . 0 ;- r.: f'J' '. Q '/i' rp .-. ~"I f_" I. LJ ~ Representative: Susan Wildwood PO Box 6502 Boise, ID 83707 ("::.l3~:~J, Subject: Sundial Subdivision/MRZ-06-011/MPP-06-060 Ustick & Linder 30-lot residential subdivision On February th 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 208-387-6187. Sincerely, \ \ r\1 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 2083876100. FX 345-7650. www.achd.ada.ld.u5 Right-of- Way & Development Services Department ~;f~~t,,- ~ (k~ut~ ~ Project/File: Lead Agency: Site location: Staff Level Approval: Applicant: Representative: Staff Contact: Tech Review: Sundial Subdivision/MRZ-06w011/MPP-06w060 This is a preliminary plat and rezone application for the development of 30 single family lots and 3 common lots on approximately 10.5-acres. City of Meridian Ustick & Under February th 2007 Gemstar Development 738 Bridgeway Place Suite A 100 Eagle, ID 83616 Susan Wildwood PO Box 6502 Boise, ID 83707 Andrew Mentzer Phone: 387-6187 E-mail: amentzer~achd.ada.id.us December 15th 2006 Application Information: Acreage: 10.57 Current Zoning: R-4 Proposed Zoning: R-8 Residential Lots: 30 Common Lots: 3 A. Findin~s of Fact Existing Conditions 1. Site Information: The site is currently vacant. 2. Description of Adjacent Surrounding Area: Direction North .. Land Use Residential South Residential R-4 East Residential R-4 West Residential R-4 3. Existing Roadway Improvements & Right-of-Way Kubik Street is currently improved with 2 travel lanes (32-feet of pavement), paved shoulders, and no curb, gutter or sidewalk abutting the site. Kubik Street currently has 34-feet of right-of-way. Cinnamon Street is currently improved with a standard cul-de-sac turnaround at the terminus with rolled curb, gutter and 5-foot attached concrete sidewalk abutting the site. Cinnamon Street currently has 50-feet of right-of-way. Whitelaw Drive is currently improved with 2 travel lanes, a knuckle withoutan island, rolled curb, gutter and a 5-foot attached concrete sidewalk abutting the site. Whitelaw Street currently has 50-feet of right-of-way. Marburg Street currently stubs to the site's south property line with 2 travel lanes, rolled curb, gutter, and 5-foot attached concrete sidewalk abutting the site. Marburg Street currently has 50-feet of right-of-way. 4. There is currently continuous, non-delineated access to the site from all fronting streets; with the exception of the Marburg Street, where a barricade is installed. Existing Access: 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 300 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual, Single family dwelling land use designation. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. dR d 4. mpacte oa ways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service'" Limit Whitelaw 280' Local Street N/A N/A 25 MPH Drive Kubik Street 160' Local Street N/A N/A 25 MPH Marburg 50' Local Street N/A N/A 25 MPH Street ... Cinnamon 200' Local Street N/A N/A 25 MPH Street *Acceptable planning threshold for local streets is up to 2,000VTD 5. Capital Improvements Plan/Five Year Work Program There are no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program or the Capital Improvements Plan. B. Findings for Consideration 1. Future Phase Staff Comment: In a technical review meeting held on December 15th 2006, the applicant indicated intent to complete a final phase (phase #2) of development upon removal of the cell tower currently in place in the center of this parcel. Staff recommended that the applicant construct a stub street into the parcel with the current phase (Sundial), in order to ensure that the intersection of Whitelaw Drive and the entry road to phase #2 meets District alignment and design standards. This required the applicant to alter some lot lines, and submit a revised site plan showing a T-type intersection with a short stub street. The revised site plan is attached, and should be approved as proposed. Signage should be installed at the terminus of this stub stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE;" and the existing driveway should remain intact for access to the cell tower. 2. Tree Planter Policy Tree Planter Policy: The applicant should also comply with the District's Tree Planter Width Interim Policy which prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class II tress with the installation of root barriers on both sides of the planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet. 3. Internal Streets Right.of.Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter and 5-foot wide concrete sidewalks. 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. Applicant Proposal: The applicant is proposing to extend the existing stub, Marburg Street, from the south and bring it around to tie into the intersection of Kubik Street and Fieldstream Drive (continued as Fieldstream Drive). This roadway is proposed to be a standard 36-foot street section with rolled curb, gutter and 5-foot attached concrete sidewalk; within 50-feet of right-of-way. All lot access will be taken from this street, with the exception of Lots 17-21 which will take access from Cinnamon Street, and Lot 22 which will take access from Whitelaw Drive. Staff Recommendation: The applicant should be required to extend Marburg Street to the north to tie into the intersection of Kubik Street and Fieldstream Drive (continued as Fieldstream Drive). The applicant should construct this internal street 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. All Lot access should come from this newly proposed street. with the exception of Lots 17-21, which may take access from the cul-de-sac at the terminus of Cinnamon Street, and Lot 22 which may take access from Whitelaw Drive. Additionally, any portion of the site's public street frontage that is not improved as a complete street section should be finished, with pavement widening (if necessary) curb, gutter, and concrete sidewalk to match adjacent improvements, per District policy requirements. 4. Stub Streets Stub Street Policy: District policy 7203.S.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 720S, "non-continuous streets." District policy 720S.S 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.S, 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 1S0-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 has not proposed to construct any stub streets with this application. Staff Recommendation: Due to the fact that the 2-acre parcel to the west of the site is undeveloped, and has a very limited amount of frontage (not sufficient for the construction of a new public roadway), the applicant should be required to construct a stub street to this property to allow for the potential of future redevelopment. This stub should be constructed as a minimum 29-foot street section, within 42-feet of right-of-way; and signage should be installed at the terminus stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE" If the applicant uses a reduced street section, fire department approval will be required, and parking restrictions may be levied. If the stub street is greater than 1 SO-feet in length, then a temporary turnaround should be constructed at the terminus until such time that a connection is made to the adjacent parcel. C. Site Specific Conditions of AQProval 1. Construct a stub street to the 2-acre property to the west, allowing for the potential for future redevelopment. This stub should be constructed as a minimum 29-foot street section, within 42-feet of right-of-way; and signage should be installed at the terminus stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE" If the applicant uses a substandard street section, fire department approval will be required, and parking restrictions may be levied. If the stub street is greater than 1 SO-feet in length, then a temporary turnaround should be constructed at the terminus until such time that a connection is made to the adjacent parcel. 2. Extend Marburg Street to the north to tie into the intersection of Kubik Street and Fieldstream Drive (continued as Fieldstream Drive). The applicant should construct this internal street as a 36-foot street section with rolled curb, gutter and S-foot attached concrete sidewalk; within SO-feet of right- of-way, as proposed 3. Construct all of the site's public street frontages (Whitelaw Drive, Kubik Street, or Cinnamon Street) as completed street sections with pavement widening (if necessary), curb, gutter, and concrete sidewalk; within the right-of-way, per District policy requirements. 4. Construct a stub street to the open space portion of the parcel (where the cell tower is currently located) to facilitate the development of phase #2. Design the intersection as a T-type; with signage at the terminus stating: "THIS ROAD WILL BE EXTENDED IN THE FUTURE." Provide access beyond the terminus of this stub street (to phase #2) until such time that the cell tower is removed and the street is extended. 5. Comply with all Standard Conditions of Approval. D. Standard Conditions of Alll)roval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Interim Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 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 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 transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 4. Development Process Checklist Revised Site Plan: i~' I' . e e .........=-~~ ftM Stanfey CCnIulbntI lIE. ~~ =....-:a ~ w. 111I >>-. IIrJl. ~ -IlIIl ,. ....it. &2c.1'kWt, T.W, JUW~ "III. '\III!Jlua.""Ult.uum,1OI,N) g.ll__.t1I1[~_:l'OI~' I.."... iii.'.."..! ,HJ~'" ........,........ ___ <. l~'.. ~I.'., !;Q 95 ~ I .. :~ S ill " ~ I !;Q' ~ " ~ 1., 15 ts ill I ~ ~ ~_ ._._~.sa .ell 0" / -1. (' i . i III / .. '" .. \il .. i l I~OI " ,~ .', I " , l. ~.......\ '-~f-- /;:2\\ I I ~Vi riff !~ 101 I ~ !llf ~; '" J, ' I .. III'!,', I / S '." II filh~ ,t.M I~t.. r.i,/, , dl J ,Ifint 1(. SUNDIAL SUBDIVISION PREPLA T LANDSCAPE PLAN MERIDIAN r- ...... :..... -,~ ~ - ---.......-....- ~ ....-.......... ~ ~ -----------.....- 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.