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Home My WebLink AboutACHD Project/File: Lead Agency: Site location: Staff Level Approval: Applicant: Representative: Staff Contact: Tech Review: Right-of- Way & Development Services Department ;i~it~ -"-.-"""""'".."'"'.,..,.-.- ~ ~ A~ __J. ,j-_....,._-' JAN :3' 2007 tJo~uL1;, ~o:;e- Cit,r \JfMeridicln ("'ty"' ('1 'I 0 ffi J1. ..J er <: ,:,'.lce Deklan Subdivision/MPP-07-002/MRZ-07-001 This is a preliminary plat and rezone application for the development of 6 single family lots and 2 common lots on approximately 1.59-acres. City of Meridian W. 4th Street & Maple January 30th 2007 Heritage Development, LLC Wayne Stacy 12716 W. Scotfield Street Boise, 1083713 WRG Design, Inc. 1173 E. Winding Creek Drive Eagle, 1083616 Andrew Mentzer Phone: 387-6187 E-mail: amentzer@achd.ada.id.us January 26th 2007 Application Information: Acreage: 1.59 Current Zoning: R-4 Proposed Zoning: R-8 Residential Lots: 6 Common Lots: 2 A. Findinas of Fact Existing Conditions 1. Site Information: The site is currently vacant. Descri tion of Ad'acent Surroundin Area: Direction Land Use North Church South Residential East Residential 2. 1 Zonin R-4 R-4 R-4 Deklan Subdivision I West I Residential I R-8 3. Existing Roadway Improvements & Right-of-Way 4th Street is currently improved with 2 travel lanes (less than 20-feet of pavement), paved shoulders, and no curb, gutter or sidewalk abutting the site. 4th Street currently has 30-feet of right-of-way. Maple Street is currently improved with 2 travel lanes, rolled curb, gutter, and no sidewalk adjacent to the site. Maple Street currently has 50-feet of right-of-way. 4. Existing Access: There is currently continuous, non-delineated access to the site from 4th Street. 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 60 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. 4. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit 4th Street 80' Local Street 576 north of N/A 25 MPH Carlton on 08/25/2004 *Acceptable planning threshold for a residential local street is up to 2,000 VTD. 5. Capital Improvements Plan/Five Year Work Program There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program or in the Capital Improvements Plan. B. Findinas 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 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. 2 Deklan Subdivision 2. 4th 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. 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. Applicant Proposal: The applicant is proposing to continue the existing curb line from the parcel to the immediate south (creating approximately a 43-foot street section for 4th Street). The site's limited frontage prohibits constructing significant improvements beyond the radii of the proposed new local street. Staff Recommendation: The applicant should be required to construct 4th Street to match the existing curb line/street section/right-of-way to the immediate south of the site. The applicant should dedicate sufficient right-of-way to complete the street section (the proposed 28.7 -feet from centerline is acceptable) for 4th Street; AND, if any sidewalk improvements are located outside of the right-of-way they should be accompanied by a public access easement. 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. 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. 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, Deklan Court, as a 36-foot street section with vertical curb, gutter, and 5-foot attached concrete sidewalk within 50-feet of right-of-way. Deklan Court terminates in a standard cul-de-sac turnaround to the east. Staff Recommendation: The applicant should be required to construct the internal street, Deklan Court, as a 36-foot street section with vertical curb, gutter, and 5-foot attached concrete sidewalk within 50-feet of right-of-way, as proposed. The cul-de-sac at the terminus of Deklan Court should be constructed with a minimum turning radius of 45-feet. C. Site Specific Conditions of AlWroval 3 Deklan Subdivision 1. Construct the internal street, Deklan Court, as a 36-foot street section with vertical curb, gutter, and 5-foot attached concrete sidewalk within 50-feet of right-of-way, as proposed. 2. Construct 4th Street to match the existing curb line/street section/right-of-way to the immediate south of the site, as proposed. Dedicate sufficient right-of-way to complete the street section (the proposed 28.7 -feet from centerline is acceptable) for 4th Street; AND if any sidewalk improvements are located outside of the right-of-way they should be accompanied by a public access easement. 3. Construct a standard cul-de-sac turnaround at the eastern terminus of Deklan Court with a minimum turning radius of 45-feet. 4. Comply with all Standard Conditions of Approval. D. Standard Conditions of ARJ)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. 4 Deklan Subdivision 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. 5 Deklan Subdivision Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 4. Development Process Checklist 6 Deklan Subdivision ',,, ", ':'P '\~~'f;-t,jtj$'-iH~;:}#~;;I-*J~:!l~l's<:' ~l'.~':' \ " )1- ~,+.~)h1f*Mii.~~WUilltht.~/<~;".,+~,XA:'f._m}l;'&'~MWMt.&;i4"th~< - ":"t' i 1 1 I I I I I i I, f, '1"'"'"1 ~ ~.~ ~ ~ hi e Il---, . !;dl. I !"n;!I Ilnal I! Ila ---I I~'i~' I · · I I I i I I LL__.J .....,... .. W~~ ; ~ ;,='t_;~:. '_::,>: :_,,::::,';,rn"':, ~';"" )It Ji ;.'." 'I" -I I " : I ! a.'1 i' , i J I e- ~--"j '~.. -''''''-, ~ r:' I : 't, f. I 'd , ~I I~ I I ili i lllllll! P! I I tuil 7 1 1 :~, ( .' \J \ ~) '- L." . J: ~ u .z i.. .,,0 ,.0; z~ w. ~ lm'IlEl' ,,' '.. -.~~:.:;;;".1'i~";:;'l~ . '..-::r.:<',.:f:_::.,~'-:"~I::::;-' ill I I I (;:---,~' I ~ : : ~ I I , ~ -- -- - .1 I I I 1 L "':- 11' I. i 1 I I , ' r -;-''--'- 1 ' 1 I " I i- -___ : f I I : I 1 , r'-~'-- - 1 I I I I I _ ,: / II --,,~ : jl. I . ! . I , I-- --.-- -..:i I '. :11 Ij, :i I :! - - - - - --, : I I I I I I . I I "I "" ..-',''''1' i I 1 I i I; Ii !i ,it 'i~ I .I I i ,," II , 0>'t9.t.i~.u.~e. t....1 t i i 1111 I i I 1III'i;';' 1!~liilliij!i!;liii:'il I I I I I i I 111"~'iBBBla.!I:ii i i I I II ivii ili~'1 ;" i Ii a ! i ,", -- ".. ., 0 ..~, ,;., j I I I J ! I I j . i I . 1 j I I I I j I I ! ii, ~ ~ 1~1~llli;iIIIIIJ3!liC~llilllll liil:l; II,;;;,I!I ~~~ill i Ii II II II , (301 DRAINAGE PLAN/SEWER PROALE 1m DEKLAN SUBDIVISION , ~iS HERITAGE DEVELOPMENT, LLC CITY OF MI!RIDlAN, IDAHO 1 · CI> . . I . till I" .. 'fIJ1__CMaCIR ~D_ 111.~ ,........ _._._-~....- Deklan Subdivision 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. 8 Deklan Subdivision II Development Process Checklist II ~Submit a development application to a City or to the County ~The City or the County will transmit the development application to ACHD ~The ACHD Planning Review Division will receive the development application to review ~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. ~Write 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) tor ANY work in the right-ot-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 (tor approval by Development Services & Traffic Services). There is a one week turnaround for this approval. D 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 st ot 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. o Final Approval trom Development Services ACHD Construction - Subdivision must have received approval trom Development Services prior to scheduling a Pre-Con. 9 Deklan Subdivision