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HomeMy WebLinkAboutACHD <., ~~-. ..ttI't ~ -.. ......,. ~ ~ ~ tk~edt;, ~~ John S. Franden, President Rebecca W. Arnold, 1st Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. Mckee, Commissioner To: Providence Development 701 S. Allen Street, STE # 102 Meridian, 1083642 "R-< "E' -,,''t E'" 1"7' ']'~' "fo,) .. ,." I,E' Ii l, ',.., I " :,:'., iI"~.,.,~..l, .....A~, .". ,I ,- ..........~. ..- '". FEB 09 2007 February 8, 2007 City Of Meridian City Cl erk Office Subject: MAZ-06-059/MPP06-059 Blackrock Castle Greens Subdivision Eagle Road south of Amity Road On February 7, 2007, the Ada County Highway District Commission 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) 387-6178. Sincerely, 4Y!~U Mindy Wallace Planner II Right-of-way & Development Services Ada County Highway District CC: Project file, Utilities City of Meridian Bailey Engineering - Kent Brown Ada County Highway District. 3775 Adams Street. Garden City, ID . 83714. PH 208-387-6100 . FX 345-7650. www.achd.ada.id.us Right-of Way & Development Services Department <~-. ..ttI'f ~ -.. ......'. ~ A~'" Project/File: Lead Agency: Site address: Commission Hearing: Commission Approval: Applicant: Representative: Staff Contact: Tech Review: tk~edt;, ~~ Blackrock Castle Greens MAZ-06-059/MPP.06-059 City of Meridian Eagle Road between Amity and Lake Hazel Roads February 7, 2007 February 7,2007 Providence Development 701 S. Allen St. STE # 102 Meridian, 1083642 Bailey Engineers - Kent Brown 1500 E. Iron Eagle Drive Eagle, 10 83616 Mindy Wallace Phone: 387-6178 E-mail: mwallace@achd.ada.id.us January 12, 2007 Application Information: Acreage: 224.26 Current Zoning: RR Proposed Zoning: R-2, R-4, and R-8 Residential Units: 644-single family lots Common Lots: 31 A. Findings of Fact Existing Conditions 1. Site Information: The site is currently a 44-lot subdivision and sod farm, 1 Blackrock Castle Greens MAZ-06-059/MPP-06-059 2. Des cription of Adiacent Surrounding Area: Direction Land Use Zoning North Rural-Urban Transitional RUT South Rural Residential RR East Rural Residential RR West Rural Residential RR 3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site · Eagle Road is currently improved with 2 traffic lanes, and no curb gutter or sidewalk abutting the site. There is 50-feet of right-of-way existing for Eagle Road (25-feet from centerline). · Amity Road is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk. There is between 55 and 60-feet of right-of-way existing for Amity Road (25 to 30-feet from centerline). 4. Existing Access: There is one defined access point (Taconic Drive) to this parcel, located off of Eagle Road 5. Site History: ACHO reviewed and approved this site in April 2000 for a temporary soccer complex. In July 2004 this site was reviewed and approved as Blackrock Subdivision. Development Impacts 6. Trip Generation: This development is estimated to generate 6,163 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation Manual. 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. 8. Impacted Roadways: Roadway Frontage Functional Traffic Count level of Speed Classification Service* Limit Eagle Road 800' Principal 3,644 south of Better 50 MPH Arterial Amity Road on than "C" 1/31/07 Amity Road None Minor Arterial 4,900 west of Better 50 MPH (west of Eagle) Eagle on 1/31/07 than "C" Collector (east 5,764 east of Eagle Better of Eaole) on 1/31/07 than "C" *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). *Acceptable level of service for a two-lane collector roadway is "0" (9,500 VTO). 9. Capital Improvements Plan/Five Year Work Program The fOllowing improvements are scheduled in the District's Five Year Work Program and Capital Improvement Plan (CIP). · The intersection of Victory/Eagle is scheduled in the draft Five Year Work Program update to be widened and signalized in 2008. 2 Blackrock Castle Greens MAZ-06-059/MPP-06-059 . Eagle Road is scheduled in the draft Five Year Work Program update to be widened to 5-lanes between the Ridenbaugh Canal and Victory in 2008. . Eagle Road between Amity and Lake Hazel is planned in the CIP to be widened to 5-lanes between 2018 and 2027. . The intersection of Eagle and Amity Road is currently part of the ACHD Roundabout study. The intersection of Amity/Eagle is planned in the CIP to be improved to 6-lanes on the north leg, 5- lanes on the south and west legs, 4-lanes on the east leg and between 2018 and 2027, . The intersection of Lake Hazel/Eagle is planned in the CIP to be improved to 5-lanes on the north leg, 4-lanes on the south leg, 5-lanes on the east and west legs and signalized between 2018 and 2027. B. Findings for Consideration 1. Traffic Impact Study A traffic impact study for Slackrock Castle Greens Subdivisions was prepared by Washington Group International. Below is a summary of the findings. . New intersection Approach L (the intersection of Taconic Drive and Eagle Road) meets ACHO warrants for a signal for the AM/PM peak hours. Approach L is currently predicted to operate at LOS E with a delay of 4206 seconds during the AM peak hours and operate at LOS F with a delay of 63.9 seconds during the PM peak hour. At Approach L a signal should be added to improve the LOS. With the addition of the signal Approach L is predicted to operate at LOS A with a delay of 7.9 seconds and 6.6 seconds during the AM and PM peak hours respectively. . According to signal warrant guidelines set forth in the Manual on Uniform Traffic Control Devices (MUTCO); a signal is warranted at all existing arterial to arterial intersections for the build out traffic volumes. . Improvements to the Eagle Road and Amity Road intersection are necessary to accommodate the background, and build out traffic volumes. The Eagle Road and Amity Road intersection meets peak hour signal warrants. The intersection will operate under capacity for the 2016 background and build out conditions if a signal and thru lanes are added. The Blackrock and Compania developments are responsible for 26.82 % of PM peak hour traffic impacts. . New intersection Approach L (the intersection of Taconic Drive and Eagle Road) meets ACHO warrants for a signal for the AM/PM peak hours. The arterial roadway should be widened and a signal added to improve the LOS. . Improvements to the Eagle Road and Amity Road intersection are necessary to accommodate the background, and build out traffic volumes . Future traffic analysis should be conducted to ensure that all internal roadways with front~on housing have projected AOT of less than 1,000. 3 Blackrock Castle Greens MAZ.06-059/MPP-06-059 Staff Comment/Recommendation: Staff comments are provided by the District's Traffic Services Division. o The backgrpund growth rate of 5% is likely too high. Typically the background growth rates should only be 1 %-2%, especially when compounded over several years such as with this TIS where the build out year is 2016. The result is unrealistically high traffic volumes such as the Amity/SH 69 intersection. o An analysis of the traffic volumes on the internal roadways was not included in the TIS. o Approach "L" (the intersection of Taconic Drive and Eagle Road) could make a good future signal location if it connects to an adequate collector system. o Based on the submitted traffic impact study, the applicant will be required to design and construct a signal at the intersection of Taconic Drive and Eagle Road. Based on additional information submitted by the applicant the signal is warranted with the development of the 599th lot or at 87% build-out. To ensure that the signal is installed and operating by the time it is warranted, the applicant will be required to install the signal at the intersection of Taconic Drive and Eagle Road with the final platting of the 500th lot. Further development of the site will be prohibited until the signal is installed and functional. 2. Eagle Road Right-of.Way Policy: District policy requires 96-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 collectorroadways and arterial roadways (7204.7.2). Applicant's Proposal: The applicant has proposed to construct a 5-foot detached concrete sidewalk abutting the site on Eagle Road. Staff Comment/Recommendation: Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the parcel. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right- of-way from available Corridor Preservation Funds. The applicant's proposal to construct a 5-foot detached concrete sidewalk meets District policy. The sidewalk shall be located a minimum of 41-feet from the centerline of Eagle Road. An easement will need to be provided for any segment of the sidewalk located outside of the right-of- way. 3. Taconic Drive 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. 4 Blackrock Castle Greens MAZ-06-059/MPP-06-059 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 Taconic Drive as a 62-foot street section with two 31-foot travel lanes, or two 21-foot travel lanes with a 20-foot center landscape island, vertical curb, gutter, and a detached concrete sidewalk. Staff Comment/Recommendation: Taconic Drive was originally created as part of Blackrock Subdivision in 2004. At that time Taconic Drive was identified as a residential collector which would be used to serve the future development of two large open space lots. The application for Blackrock Subdivision went before ACHO's Commission on August 18, 2004. The Commission determined that at that time Taconic Drive would not need to be constructed as a full residential collector until the future development of the two large open space lots. The applicant constructed the roadway with 24-feet of pavement, 3~foot gravel shoulders, 8-foot barrow ditch, and a 10-foot asphalt path on one side of the roadway. At this time the applicant will be required to construct Taconic Drive as a standard residential collector with a 36-foot street section with vertical curb, gutter, 5-foot concrete sidewalk and no front on housing within 50-feet of right-of-way. Parking will be prohibited on this roadway. Coordinate the signage program with District Staff. Due to the existing 10-foot asphalt path on the south side of Taconic Drive, and the applicants desire to keep the path in its existing location, the applicant will be required to construct the 5-foot concrete sidewalk only on the north side of Taconic Drive. The applicant will be required to provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 4. Ashfall Way 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 1 OO-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 the roadway as a 36-foot street section with curb, gutter, and 5-foot attached concrete sidewalk. The applicant has proposed to construct two center landscape islands with 21-foot street sections on both sides. Staff Comment/Recommendation: The applicant will be required to construct Ashfall Way as a standard residential collector with a 36-foot street section with vertical curb, gutter, 5-foot attached concrete sidewalks and no front on housing within 50-feet of right-of-way. Parking will be prohibited on this roadway. Coordinate the signage program with District Staff. The applicant will be required to provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 5 Blackrock Castle Greens MAZ-06-059/MPP-06-059 5. Internal Streets Right-oJ-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. 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 1 OO-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 Proposal (Internal streets): The applicant is proposing to construct the internal streets as a 34-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50- feet of right-of-way. Additionally, the applicant has proposed to construct several center landscape islands throughout the site. Staff Comment/Recommendation: The applicant's proposals meet District policy, The applicant will be required to provide a 21-foot street section on both sides of proposed center landscape islands. 6. 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 150-feet from a residential collector 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's Proposal: The applicant has proposed to construct one roadway (Taconic Drive) to intersect Eagle Road located approximately 370-feet south of the north property line (measured property line to centerline). Staff Comment/Recommendation: The applicant's proposal meets District policy and should be approved with this application. 7. 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." 6 Blackrock Castle Greens MAZ-06-059/MPP-06A059 Applicant's Proposal: The applicant has proposed to construct the following stub streets. · Stub street to the north, S. Shale Avenue, located approximately 360-feet west of the east property line (measured property line to centerline) · Stub street to the north, S. Vulcan Way, located approximately 1 ,320-feet west of the east property line (measured property line to centerline). · Stub street to the north, S. Whitebark, located approximately 1, 170-feet east of the west property line (measured property line to centerline), This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. · Stub street to the north, S. Lava Rock Avenue, located approximately 300-feet east of the west property line (measured property line to centerline), · Stub street to the west, E. Magma Street, located approximately 130-feet south of the north property line (measured property line to centerline). · Stub street to the south, S. Peat Avenue, located approximately 850-feet west of the east property line (measured property line to centerline). · Stub street to the south, S. Sandstone Avenue. Located 130-feet west of the east property line (measured property line to centerline). · Stub street to the east, E. Hematite Drive, located approximately 41 O-feet north of the south property line (measured property line to centerline). · Stub street to the northeast. S. Marble Street, located approximately 1,1 OO-feet northwest of the east property line (measured property line to centerline). Staff Comment/Recommendation: The applicant's proposal meet's District policy and should be approved with this application. 8. Knuckles Knuckle Policy: District policy District policy 7202,7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Development staff, Applicant's Proposal: The applicant has proposed to construct one knuckle with no center landscape island. Staff Comment/Recommendation: The applicant's proposal meets District policy and should be approved with this application. 9. Tree Planters Tree Planter Policy: The District's Tree Planter Width Interim Policy 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. 7 Blackrock Castle Greens MAZ-06-059/MPP-06~059 10. Other Access Eagle Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. C. Site Specific Conditions of AlWroval 1, Design and construct a signal at the intersection of Taconic Drive and Eagle Road with the final platting of the 500th lot. Further development of the site will be prohibited until the signal is installed and functional. 2. The applicant will be required to submit to the District information regarding when signal warrants are met to determine which phase of the development will require the installation of the signal. 3. Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the site. The right-of- way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 4. Construct a 5-foot concrete sidewalk a minimum of 41-feet from the centerline of Eagle Road, as proposed. Provide an easement to the District for any segment of the sidewalk located outside of the right-of-way. 5. Construct Taconic Drive as a standard residential collector with a complete 36-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk on the north side of the roadway and no front-on housing within 50-feet of right-of-way. Provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 6. Construct Ashfall Way as a standard residential collector with a complete 36-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk and no front-on housing within 50-feet of right-of- way. Provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 7. Construct the internal streets as a 34-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk, as proposed. Provide a minimum 21-foot street section on both sides of proposed center landscape islands. 8. Construct on roadway to intersect (Taconic Drive) to intersect Eagle Road, located approximately 370-feet south of the north property line (measured property line to centerline), as proposed. 9. Construct the following stub streets, as proposed. In stall a sign at the terminus of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". . Stub street to the north, S. Shale Avenue, located approximately 360-feet west of the east property line (measured property line to centerline) . Stub street to the north, S. Vulcan Way, located approximately 1 , 320-feet west of the east property line (measured property line to centerline). 8 Blackrock Castle Greens MAZ-06-059/MPP-06-059 '<.~ . Stub street to the north, S. Whitebark, located approximately 1, 170-feet east of the west property line (measured property line to centerline). This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. . Stub street to the north, S. Lava Rock Avenue, located approximately 300-feet east of the west property line (measured property line to centerline). . Stub street to the west, E. Magma Street, located approximately 130-feet south of the north property line (measured property line to centerline). . Stub street to the south, S. Peat Avenue, located approximately 850-feet west of the east property line (measured property line to centerline). . Stub street to the south, S. Sandstone Avenue. Located 130-feet west of the east property line (measured property line to centerline). . Stub street to the east, E. Hematite Drive, located approximately 41 O-feet north of the south property line (measured property line to centerline). . Stub street to the northeast. S, Marble Street, located approximately 1,1 OO-feet northwest of the east property line (measured property line to centerline). 10. Construct on knuckle with no center landscape island, as proposed. 11. Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and shall be noted on the final plat. 12. Comply with all Standard Conditions of Approval. 9 Blackrock Castle Greens MAZR06-059/MPP-06-059 -'. 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 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 OIGUNE (1-800-342-1585) at least two full business days prior to breaking ground within ACHO right-of-way. The applicant shall contact ACHO 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. 10 Blackrock Castle Greens MAZ.06-059/MPP~06-059 " 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. ACHO 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. Request for Reconsideration Guidelines OR Appeal Guidelines 4. Development Process Checklist 11 Blackrock Castle Greens MAZ-06.059/MPP-06-059 ~~-,'-r J;~T q .I,.!. I , .. ' !;~; .cj, i~ I' ! i~;:,~i::L:: \.-1' , .... :~p ! ',;~ ! ,_~~;;n__ 1. ~r-L I .. ;-'f.--,- iJ_ ;! \-~-':l I~ 11 '""'j' "T~.' I I' ! "I I ~.~ ~.~i~" : 3!J ....,~i ~!>.; ~!; '~'f~" ,j ~ ~! ~ Iii _: II Iii: :i' l, ~I" ^ '~I; !.' , lIl'!:j ;! i \ ~i l~,l ~- j " j " :;---'--'--' , ," .. ~ I _J .';i II! i-r..l".j . 0 . ..~ PlliPII ,'" dn~nn HP Sppnn ,_ 'III , ! ~ " I I ~ . m' m'l . . 211).: . ~ < ~ ~ ~ ~ I :~,~. iUHU"!' nil' !pqqllh I . f . I ~. I I III I ~ I I ~ q I ~ : ' I ~ P \ i I , ~ ,;', '. ~. ! r I '~i ~i01 !, Iii; ~ I. 1 '! Ii! 1 , j' 1 ,L i i I I _ I ~ li~i i I~W" . ...e , I !j Hi,il,Uiiin H i p,lln i : n ill,il,n ! · l I l i ,,~ ~";!~.... " 'il .."~ ~,,~~- , ;ii;~~;lmrl"X.~- ~ un~ ~~'"~ p~~~~ '~"Va ';'006 ;. In :i1i!Uij h~~i~ ! ~ i ~:! ~:2ll .~~::~ 9 ; ". ~'II .--_. . . t;f.."...~ III ~!HI~~;:!;'Ii <J o.~' 0'"0 ". I!! h~ ;Ua~ i i i ~I d e~~.' . A ~ jeg S.; .~~.~ ! . · "s~ 1<. ~..~~ · ~ , :- '& ~~~9' ~ ~ ~ ;~I ~ ~~~;:~ ~ ~ ~ ,~! ..:Ii &~:'" ~ ~ , '.~ I~ 8;";; 11 ~ " . I ~~~8' " ~ ~ h~ ~ ~~~.~ ;; ~ , E_ -. ~".< a." ~;l ~I "~;;i ~ : ~ s" ~ !~~~. ~ ~ ~ .~ iP~'~ ~ ' ~ n gl !~~~~ e ~ ~ . i~ ~8W i ~ i I ~~ .,~a; ~ ~ ~ ~;l ~~~: i a " ~ 'l; ~ 5 -, .. ~" "" ! ..1: I' ~&':.. / ~~_. ~~..- '. -'~:4~" ..;l:~' ....,. --~~~ . -...--- I ." ,. ' '-"-~:'.,';:~~'!.. .;., .... ___ --..1.' ;_ ....:.....-:.-i,-- ~ II;l;1 I> ,n i~ 10 ~ ~;:; I n~ I~i ~fi ..ii'l ~z I di t"l> ' ijli I~ ~ ~i: :~ ~ ~ !ell ""l l' jgg >I::! I:;:: I IEii I 1- ' 10 :z ;-I~ Wi' ". , ; r !:U !!~ \~~ jl' ;i~ iil 'S Ii, ili~ '~ ;4i~ ;!~ ;<~ d! I: ~ i !I! l$ \ii it It!~ !i'if ! H ! ,! !:~ ;;i~ ,:~; i~ l jll /. li~ ii' ;:f !;(' I" 1H l h 'l~j I; ~ ji ; ;~ i~ ~ 1 ~ Ii " . I, \.>' "~ ~~ l !~ .~.'.Il: ~~ :' i ~ !: ,. I" ' 11'''1'' ,- ~.~~~:; ~~~!J:'i: !"~l "j-'~ . ,...." ".. i~ll~i~Fit ~:~~ ;::~ '1Fs iHI~ I~ l!~ ~ i...". "!' I tl~i1'ilgll,i~!j:~!H'A"):( Ii ~l ;iic:!.,;~~~;j~ I~ .11;1 q. \:,~;i&; /'::'.;~ 'i~ q ',!~- l ., :(1 If I < ;" 2 ~ i--'c l. II Development Process Checklist II I81Submit a development application to a City or to the County I81The City or the County will transmit the development application to ACHD I81The 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 impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy, I81Write a Commission level report analyzing the impacts ofthe development on the transportation system and evaluating the proposal for its conformance to District Policy. I81The 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 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-of-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 from Development Services ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. 13 Blackrock Castle Greens MAZ-06-059/MPP-06-059 C;E Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHO 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 ACHO 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 ACHO staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission 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. 14 Blackrock Castle Greens MAZ-06-059/MPP-06-059 ____J Right-of-Way and Development Services Department ..ttI';i~il'," A~ {k~ed-;to ~ FEB 0 8 2007 City Of Meridian City Clerk Office February 5, 2007 TO: ACHO Board of Commissioners FROM: Lori Den Hartog, Planning Review Supervisor Mindy Wallace, Planner II SUBJECT: Blackrock Castle Greens Subdivision- Regular Commission Agenda Item February 7, 2007, deferred from January 24, 2007 This application is for annexation, rezone, and preliminary plat approval of 644 - single family lots on approximately 224 acres. The site is located on the west side Eagle Road south of Amity Road. This application was originally heard on January 24,2007. At that time the Commission requested additional information on the traffic impacts of other approved developments to Eagle Road and the surrounding roadways. District Traffic Services staff took new traffic counts on the roadways in the area, and District Planning Review staff has compiled the information regarding approved developments in the area and calculated the existing and projected level of service on the adjacent roadways. The compiled information is summarized in the tables below. Eagle Road: Principal Arterial Acceptable level of service for a two-lane principal arterial is "E" (15,500 VTD). Acceptable level of service for a five-lane principal arterial is "E" (37,000 VTD). Existing traffic Count I Level of Service Existing traffic plus approved development / Level of Service Site Traffic Total projected traffic / Level of Service * Approximately all approved development is built-out and traffic is included in existing count. Lake Hazel to Amity 2-lane roadwa 3,644 on Better than 1/31/07 "C" Amity to Victory 2-lane roadwa 6,677 on Better than 1/31/07 "C" South of Overland 5.lane roadwa 20,232 on 9/26/06 Better tha "E" 2,218 22,450 "e" 3,644* Better than 12,352 "e" 20,323* "e" "C" Better than 2,465 14,817 6,163 9,807 "e" "C" Amity Road West of Eagle: Minor Arterial Acceptable level of service for a two-lane minor arterial is "0" (14,000 VTO). East of Eagle: Collector Acceptable level of service for a two-lane collector is "0" (9,500 VTO). Locust Grove to Eagle Eagle to Cloverdale 2-lane roadwa 2-lane roadwa Existing traffic 4,900 on Better tha 5,764 on Better tha Count / Level of 1/31/07 "en 1/31/07 "C" Service Existing traffic 8,050 5,764* plus approved "C" He" development / Level of Service Site Traffic 308 924 Total projected 8,358 6,688 traffic / Level of "C" "c" Service * Approximately all approved development is built-out and traffic is included in existing count. Estimated traffic volume information: . Estimated traffic volumes and traffic distribution were based on submitted traffic impact studies for approved developments in the area and an estimate of build out for those developments. . Total projected traffic and associated level of service calculations were based on the existing roadway configurations. The projected LOS does not take into consideration planned roadway improvements in the area. Planned Roadway Improvements in the Area and projected development build-out . The Blackrock Castle Greens development is estimated to be built-out by 2016. . The intersection of Victory/Eagle is scheduled in the draft Five Year Work Program update to be widened and signalized in 2008. . Eagle Road is scheduled in the draft Five Year Work Program update to be widened to 5-lanes between the Ridenbaugh Canal and Victory in 2008. . Eagle Road between Amity and Lake Hazel is planned in the CIP to be widened to 5-lanes between 2018 and 2027. . The intersection of Eagle and Amity Road is currently part of the ACHD Roundabout study. The intersection of Amity/Eagle is planned in the CIP to be improved to 6-lanes on the north leg, 5- lanes on the south and west legs, 4-lanes on the east leg and between 2018 and 2027. . The intersection of Lake Hazel/Eagle is planned in the CIP to be improved to 5-lanes on the north leg, 4-lanes on the south leg, 5-lanes on the east and west legs and signalized between 2018 and 2027. Right-of Way & Development Services Department _ ..ttI';'~it,," A~ ~IVED FEB 0 8 2007 tk~edt;, ~~ City Of Meridian C;:ty-€lerk Office Blackrock Castle Greens MAZ-06-059/MPP-06-059 Project/File: Lead Agency: Site address: Commission Hearing: Commission Approval: Applicant: Representative: Staff Contact: Tech Review: City of Meridian Eagle Road between Amity and Lake Hazel Roads February 7,2007 February 7, 2007 Providence Development 701 S. Allen St. STE # 102 Meridian, 1083642 Bailey Engineers - Kent Brown 1500 E. Iron Eagle Drive Eagle, 1083616 Mindy Wallace Phone: 387-6178 E-mail: mwallace@achd.ada.id.us January 12, 2007 Application Information: Acreage: 224.26 Current Zoning: RR Proposed Zoning: R-2, R-4, and R-8 Residential Units: 644-single family lots Common Lots: 31 A. Findinqs of Fact Existing Conditions 1. Site Information: The site is currently a 44-lot subdivision and sod farm. 1 Blackrock Castle Greens MAZ-06-059/MPP-06-059 2. Des . . criptlon 0 Adjacent Surrounding Area: Direction Land Use Zoning North Rural-Urban Transitional RUT South Rural Residential RR East Rural Residential RR West Rural Residential RR f 3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site · Eagle Road is currently improved with 2 traffic lanes, and no curb gutter or sidewalk abutting the site. There is 50-feet of right-of-way existing for Eagle Road (25-feet from centerline). · Amity Road is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk. There is between 55 and 60-feet of right-of-way existing for Amity Road (25 to 30-feet from centerline). 4. Existing Access: There is one defined access point (Taconic Drive) to this parcel, located off of Eagle Road 5. Site History: ACHD reviewed and approved this site in April 2000 for a temporary soccer complex. In July 2004 this site was reviewed and approved as Slackrock Subdivision. Development Impacts 6. Trip Generation: This development is estimated to generate 6,163 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation Manual. 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. 8. Impacted Roadways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit Eagle Road 800' Principal 3,644 south of Better 50 MPH Arterial Amity Road on than "C" 1/31/07 Amity Road None Minor Arterial 4,900 west of Better 50 MPH (west of Eagle) Eagle on 1/31/07 than "C" Collector (east 5,764 east of Eagle Better of EaQle) on 1/31/07 than "C" *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 VTO). *Acceptable level of service for a two-lane collector roadway is "0" (9,500 VTD). 9. Capital Improvements Plan/Five Year Work Program The fOllowing improvements are scheduled in the District's Five Year Work Program and Capital Improvement Plan (CIP). . The intersection of Victory/Eagle is scheduled in the draft Five Year Work Program update to be widened and signalized in 2008. 2 Blackrock Castle Greens MAZ-06-059/MPP-06-059 · Eagle Road is scheduled in the draft Five Year Work Program update to be widened to 5-lanes between the Ridenbaugh Canal and Victory in 2008. · Eagle Road between Amity and Lake Hazel is planned in the CIP to be widened to 5-lanes between 2018 and 2027. · The intersection of Eagle and Amity Road is currently part of the ACHO Roundabout study. The intersection of Amity/Eagle is planned in the CIP to be improved to 6-lanes on the north leg, 5- lanes on the south and west legs, 4-lanes on the east leg and between 2018 and 2027. · The intersection of Lake Hazel/Eagle is planned in the CIP to be improved to 5-lanes on the north leg, 4-lanes on the south leg, 5-lanes on the east and west legs and signalized between 2018 and 2027. B. Findinas for Consideration 1. Traffic Impact Study A traffic impact study for Blackrock Castle Greens Subdivisions was prepared by Washington Group International. Below is a summary of the findings. . New intersection Approach L (the intersection of Taconic Drive and Eagle Road) meets ACHD warrants for a signal for the AM/PM peak hours. Approach L is currently predicted to operate at LOS E with a delay of 4206 seconds during the AM peak hours and operate at LOS F with a delay of 63.9 seconds during the PM peak hour. At Approach L a signal should be added to improve the LOS. With the addition of the signal Approach L is predicted to operate at LOS A with a delay of 7.9 seconds and 6.6 seconds during the AM and PM peak hours respectively. · According to signal warrant guidelines set forth in the Manual on Uniform Traffic Control Devices (MUTCO); a signal is warranted at all existing arterial to arterial intersections for the build out traffic volumes. . Improvements to the Eagle Road and Amity Road intersection are necessary to accommodate the background, and build out traffic volumes. The Eagle Road and Amity Road intersection meets peak hour signal warrants. The intersection will operate under capacity for the 2016 background and build out conditions if a signal and thru lanes are added. The Blackrock and Compania developments are responsible for 26.82 % of PM peak hour traffic impacts. . New intersection Approach L (the intersection of Taconic Drive and Eagle Road) meets ACHO warrants for a signal for the AM/PM peak hours. The arterial roadway should be widened and a signal added to improve the LOS. . Improvements to the Eagle Road and Amity Road intersection are necessary to accommodate the background, and build out traffic volumes . Future traffic analysis should be conducted to ensure that all internal roadways with front-on housing have projected AOT of less than 1,000. 3 Blackrock Castle Greens MAZ-06-059/MPP-06-059 Staff Comment/Recommendation: Staff comments are provided by the District's Traffic Services Division. o The background growth rate of 5% is likely too high. Typically the background growth rates should only be 1 %-2%, especially when compounded over several years such as with this TIS where the build out year is 2016. The result is unrealistically high traffic volumes such as the Amity/SH 69 intersection. o An analysis of the traffic volumes on the internal roadways was not included in the TIS. o Approach "L" (the intersection of Taconic Drive and Eagle Road) could make a good future signal location if it connects to an adequate collector system. o Based on the submitted traffic impact study, the applicant will be required to design and construct a signal at the intersection of Taconic Drive and Eagle Road. Based on additional information submitted by the applicant the signal is warranted with the development of the 599th lot or at 87% build-out. To ensure that the signal is installed and operating by the time it is warranted, the applicant will be required to install the signal at the intersection of Taconic Drive and Eagle Road with the final platting of the 500th lot. Further development of the site will be prohibited until the signal is installed and functional. 2. Eagle Road Right-of-Way Policy: District policy requires 96-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's Proposal: The applicant has proposed to construct a 5-foot detached concrete sidewalk abutting the site on Eagle Road. Staff Comment/Recommendation: Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the parcel. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right- of-way from available Corridor Preservation Funds. The applicant's proposal to construct a 5-foot detached concrete sidewalk meets District policy. The sidewalk shall be located a minimum of 41-feet from the centerline of Eagle Road. An easement will need to be provided for any segment of the sidewalk located outside of the right-of- way. 3. Taconic Drive 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. 4 Blackrock Castle Greens MAZ-06-059/MPP-06-059 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 1 OO-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 Taconic Drive as a 62-foot street section with two 31-foot travel lanes, or two 21-foot travel lanes with a 20-foot center landscape island, vertical curb, gutter, and a detached concrete sidewalk. Staff Comment/Recommendation: Taconic Drive was originally created as part of Slackrock Subdivision in 2004. At that time Taconic Drive was identified as a residential collector which would be used to serve the future development of two large open space lots. The application for Blackrock Subdivision went before ACHD's Commission on August 18, 2004. The Commission determined that at that time Taconic Drive would not need to be constructed as a full residential collector until the future development of the two large open space lots. The applicant constructed the roadway with 24-feet of pavement, 3-foot gravel shoulders, 8-foot barrow ditch, and a 10-foot asphalt path on one side of the roadway. At this time the applicant will be required to construct Taconic Drive as a standard residential collector with a 36-foot street section with vertical curb, gutter, 5-foot concrete sidewalk and no front on housing within 50-feet of right-of-way. Parking will be prohibited on this roadway. Coordinate the signage program with District Staff. Due to the existing 10-foot asphalt path on the south side of Taconic Drive, and the applicants desire to keep the path in its existing location, the applicant will be required to construct the 5-foot concrete sidewalk only on the north side of Taconic Drive. The applicant will be required to provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 4. Ashfall Way 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 1 OO-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 the roadway as a 36-foot street section with curb, gutter, and 5-foot attached concrete sidewalk. The applicant has proposed to construct two center landscape islands with 21-foot street sections on both sides. Staff Comment/Recommendation: The applicant will be required to construct Ashfall Way as a standard residential collector with a 36-foot street section with vertical curb, gutter, 5-foot attached concrete sidewalks and no front on housing within 50-feet of right-of-way. Parking will be prohibited on this roadway. Coordinate the signage program with District Staff. The applicant will be required to provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 5 Blackrock Castle Greens MAZ-06-059/MPP-06-059 5. Internal Streets Right-oJ-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. 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 1 OO-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 Proposal (Internal streets): The applicant is proposing to construct the internal streets as a 34-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50- feet of right-of-way. Additionally, the applicant has proposed to construct several center landscape islands throughout the site. Staff Comment/Recommendation: The applicant's proposals meet District policy. The applicant will be required to provide a 21-foot street section on both sides of proposed center landscape islands. 6. 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 150-feet from a residential collector 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's Proposal: The applicant has proposed to construct one roadway (Taconic Drive) to intersect Eagle Road located approximately 370-feet south of the north property line (measured property line to centerline). Staff Comment/Recommendation: The applicant's proposal meets District policy and should be approved with this application. 7. 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." 6 Blackrock Castle Greens MAZ-06-059/MPP-06-059 Applicant's Proposal: The applicant has proposed to construct the following stub streets. . Stub street to the north, S. Shale Avenue, located approximately 360-feet west of the east property line (measured property line to centerline) · Stub street to the north, S. Vulcan Way, located approximately 1 ,320-feet west of the east property line (measured property line to centerline). . Stub street to the north, S. Whitebark, located approximately 1, 170-feet east of the west property line (measured property line to centerline). This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. . Stub street to the north, S. Lava Rock Avenue, located approximately 300-feet east of the west property line (measured property line to centerline). . Stub street to the west, E. Magma Street, located approximately 130-feet south of the north property line (measured property line to centerline). . Stub street to the south, S. Peat Avenue, located approximately 850-feet west of the east property line (measured property line to centerline). . Stub street to the south, S. Sandstone Avenue. Located 130-feet west of the east property line (measured property line to centerline). . Stub street to the east, E. Hematite Drive, located approximately 41 O-feet north of the south property line (measured property line to centerline). . Stub street to the northeast. S. Marble Street, located approximately 1,1 OO-feet northwest of the east property line (measured property line to centerline). Staff Comment/Recommendation: The applicant's proposal meet's District policy and should be approved with this application. 8. Knuckles Knuckle Policy: District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 1 OO-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHO's Development staff. Applicant's Proposal: The applicant has proposed to construct one knuckle with no center landscape island. Staff Comment/Recommendation: The applicant's proposal meets District pOlicy and should be approved with this application. 9. Tree Planters Tree Planter Policy: The District's Tree Planter Width Interim Policy 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. 7 Blackrock Castle Greens MAZ-06-059/MPP-06-059 10. Other Access Eagle Road is classified as a principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. C. Site Specific Conditions of AlU)roval 1. Design and construct a signal at the intersection of Taconic Drive and Eagle Road with the final platting of the 500th lot. Further development of the site will be prohibited until the signal is installed and functional. 2. The applicant will be required to submit to the District information regarding when signal warrants are met to determine which phase of the development will require the installation of the signal. 3. Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the site. The right-of- way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHO Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 4. Construct a 5-foot concrete sidewalk a minimum of 41-feet from the centerline of Eagle Road, as proposed. Provide an easement to the District for any segment of the sidewalk located outside of the right-of-way. 5. Construct Taconic Drive as a standard residential collector with a complete 36-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk on the north side of the roadway and no front-on housing within 50-feet of right-of-way. Provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 6. Construct Ashfall Way as a standard residential collector with a complete 36-foot street section with vertical curb, gutter, and 5-foot concrete sidewalk and no front-on housing within 50-feet of right-of- way. Provide a minimum 21-foot street section on both sides of the proposed center landscape islands. 7. Construct the internal streets as a 34-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk, as proposed. Provide a minimum 21-foot street section on both sides of proposed center landscape islands. 8. Construct on roadway to intersect (Taconic Drive) to intersect Eagle Road, located approximately 370-feet south of the north property line (measured property line to centerline), as proposed. 9. Construct the following stub streets, as proposed. In stall a sign at the terminus of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". . Stub street to the north, S. Shale Avenue, located approximately 360-feet west of the east property line (measured property line to centerline) . Stub street to the north, S. Vulcan Way, located approximately 1 ,320-feet west of the east property line (measured property line to centerline). 8 Blackrock Castle Greens MAZ-06-059/MPP-06-059 . Stub street to the north, S. Whitebark, located approximately 1 , 170-feet east of the west property line (measured property line to centerline). This stub street will align with S. Whitebark, a previously approved stub street as part of Whitebark Subdivision. . Stub street to the north, S. Lava Rock Avenue, located approximately 300-feet east of the west property line (measured property line to centerline). . Stub street to the west, E. Magma Street, located approximately 130-feet south of the north property line (measured property line to centerline). . Stub street to the south, S. Peat Avenue, located approximately 850-feet west of the east property line (measured property line to centerline). . Stub street to the south, S. Sandstone Avenue. Located 130-feet west of the east property line (measured property line to centerline). . Stub street to the east, E. Hematite Drive, located approximately 41 O-feet north of the south property line (measured property line to centerline). . Stub street to the northeast. S. Marble Street, located approximately 1,1 OO-feet northwest of the east property line (measured property line to centerline). 10. Construct on knuckle with no center landscape island, as proposed. 11. Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and shall be noted on the final plat. 12. Comply with all Standard Conditions of Approval. 9 Blackrock Castle Greens MAZ-06-059/MPP-06-059 D. Standard Conditions of Approval 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 ACHO 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 ACHO 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. 10 Blackrock Castle Greens MAZ-06-059/MPP-06-059 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. ACHO 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. Request for Reconsideration Guidelines OR Appeal Guidelines 4. Development Process Checklist 11 Blackrock Castle Greens MAZ.06-059/MPP-06-059 -Td--~-'1J~ ~ " "! . -, ", · + 1 1~~T, :, l~li_, : I 'I~ i~ i . i'l ~; 'I :., . Iii ~ . . -..,.0".." it "1"1!" r"~:;;;'I g -, ~!! ,! ", . '1 l~!iJI ~;;I : , "Il, , ! !:' "-~t. "--- _.n.. ....-~'"':~ 1'__(' :~ [ F ILL-Ji'...0.; II !! !! J ......;.;.~\""'T '~irt1~! I~ .. I~" , ~~ .';~~! ' 0: k '-.........~ ~ I , ~il~~ J!i~: .. 'I-~i ~'lq ,'I :. !-~I~-' ,;: ! M'I.I .. , t: . r.!!ln-b'4_' 1__:-"1 II! An--"-'- I I . ; . f: i !. 0 . . .~ II ~ , oUlnn n!p.!q ~qi IH I I !il! n II i ' I i I = .. . .. · .;" 1l.', .- "-I ~~ p; IIIHll;Hi i~':ijq i& H ., ~ I . 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'.. -1 II Development Process Checklist II lEISubmit a development application to a City or to the County lEIThe City or the County will transmit the development application to ACHD l'21The ACHD Planning Review Division will receive the development application to review l'21The 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 impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. l'21Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. l'21The 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 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-of.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 from Development Services ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con. 13 Blackrock Castle Greens MAZ-06-059/MPP-06-059 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHO 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 ACHO staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission 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. 14 Blackrock Castle Greens MAZ-06-059/MPP.06-059