HomeMy WebLinkAboutACHD Comment
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Ada Count'! fitc;hway
2Jidtriel
Judy Peavey-Derr, President
Dave Bivens, Vice President
Marlyss Meyer, Secretary
Sherry R. Huber, Commissioner
Susan S. Eastlake, Commissioner
318 East 37th Street
Garden City, Idaho 83714-6499
Phone (208)387-6100
Fax (208) 387-6391
E-mail: tellus@achd.ada.id.us
February 3, 2000
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TO:
Centers Constuction Inc
PO Box 518
Meridian, Idaho 83680
FES -- 8 2000
CITY OF IVlEl1:1DIAN
FROM:
Steve Arnold, Principal Development Analyst
Planning & Development
SUBJECT:
Preliminary Plat: WESLEY SUBDIVISON/MAZOO-002/MCUPOO-009
LOCUST GROVE ROAD, N/O FAIRVIEW AVENUE
On February 2, 2000, the Commissioners of the Ada County Highway District (hereafter called
"District") took action on the preliminary Plat as stated on the attached staff report.
In order that the Final Plat may be considered by the District for acceptance, the Developer shall
cause the following applicable standard conditions to be satisfied prior to District certification and
endorsement:
1. Drainage plans shall be submitted and subject to review and approval by the
District.
2. If public street improvements are required: Prior to any construction within the
existing or proposed public right-of-way, the following shall be submitted and subject
to review and approval by the District.
a. Three complete sets of detailed street construction drawings prepared by an
Idaho registered professional Engineer.
b. Execute and Inspection Agreement between the Developer and the District
together with initial payment deposit for inspection and/or testing services.
c. Complete all street improvements to the satisfaction of the District, or
execute a Surety Agreement between the Developer and the District to
guarantee the completion of the construction of all required street
improvements.
3. Furnish a copy of the Final Plat showing street names as approved by the Local
Government Agency having such authority together with the payment of fee
charged for the manufacturing and installation of all street signs.
2
4. If Public Right-of-Way Trust Fund deposit is required, make the deposit to the
District in the form of cash or cashier's check for the amount specified by the
District.
5. Furnish easements, agreements and all other datum or documents as required by
the Distrlct.
6. Furnish Final Plat drawings together with the plat and plan review fees for District
acceptance and endorsement. The final plat must contain the signed endorsement
of the Owner and the Land Surveyor's certification.
7. All of the material must be submitted to District staff two-weeks prior to Commission
review of the final plat.
8. Approval of the plat is valid for one year. The Commission will consider an extension
of one year if requested within 15-days prior to the expiration date.
Please contact me at (208) 387-6170, should you have any questions.
Cc: Planning & Development Chron/File
Planning & Development Services-CITYOF MERIDIAN
Construction Services - John Edney
Drainage- Chuck Rinaldi
B & A Engineers lnc
5505. Franklin Road
Boise, Idaho 83705
ADA COUNTY HIGHWAY DISTRICT
Planning and Development Division
Development Application Report
Preliminary Plat - Wesley/MPPOO-002/
MAZOO-002/MCUPOO-009
Locust Grove Road n/o Fairview Avenue
The applicant is requesting preliminary plat approval for a 33-lot residential/office subdivision on 5.03-
acres. The applicant is also requesting a rezone from RT to L-O and R-8, and conditional use approval
for the constmction of 32 townhouses and a 3,900-square foot office building. The site is located on
the west side of LocLlst Grove Road approximately 14 mile north of Fairview Avenue. This
development is estimated to generate 400 additional (0 existing) vehicle trips per day based on the
Institute of Transportation Engineers Trip Generation manual.
Roads impacted by this development:
Locust Grove Road
ACHD Commission Date - Febmary 2,2000 - 12:00 p.m.
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WESLEY
SUBDIVISION
JANUARY 2000
SCALlE: 1. 300'
& A ENGINEERS. INC.
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Facts and Findings:
A. General Information
Owner - Lee Centers
Applicant - B & A Engineers
RT - Existing zoning
L-O, R-8 - Requested zoning
5.03 - Acres
1 - 0 ffice lot
32 - Townhouse lots
3,900 - Square footage of proposed office building
264 - Traffic Analysis Zone (T AZ)
West Ada - Impact Fee Benefit Zone
Meridian - Impact Fee Assessment District
Locust Grove Road
Minor arterial with bike lane designation
Traffic count of 6,737 on 9-29-98
220-feet of frontage
50-feet existing right-of-way (25-feet wlo centerline)
96-feet required right-of-way (48-feet from centerline)
Locust Grove Road is improved with 3-1anes with no curb, gutter or sidewalk abutting the site.
The segment of Locust Grove Road between Fairview Avenue and Ustick Road is listed in the
Five Year Work Program for reconstruction in FY 2001. Locust Grove Road north of Fairview
Avenue will be constructed with 3-lanes, tapering to 5-lanes at the Locust Grove Road/Fairview
Avenue intersection.
B. On December 22, 1999, the District Planning and Development staff inspected this site and
evaluated the transportation system in the vicinity. On December 30, 1999, and January 21,
2000, the staff met as the District's Technical Review Committee and reviewed the impacts of
this proposed development on the District's transportation system. The results of that analysis
constitute the following Facts and Findings and recommended Site Specific Requirements.
C. The applicant should be required to provide a $4,400 deposit to the Public Road Trust Fund for
the cost of constructing a 5-foot wide concrete sidewalk all Locust Grove Road abutting the site,
approximately 220-feet.
D. The applicant is proposing to construct a public street, Willowbrook Drive, located at the south
property line. Single family dwelling driveways are within ISO-feet of the site's proposed road,
District policy requires any proposed streets to align or offset a minimum of l2S-feet (measured
centerline to centerline) from any proposed/existing streets, and ISO-feet from all existing
driveway (as measured from near edge to near edge). The proposed street location nleets District
policy for the required intersection offset but not the 150-foot offset from existing single family
Wesley.cmm
Page 2
dwelling driveways. Staff recommends a variance of the ISO-foot offset requirement from
existing driveways because the site has insufficient frontage to offset fi-om all the driveways on
Locust Grove Road due to the number and frequency of driveways.
E. The applicant is proposing to construct Willowbrook Drive from Locust Grove Road to a point
I 25-feet west of Locust Grove Road as a 36-foot street section with curbs, gutters, and sidewalk
on the north side of the road within 50-feet of right-of-way. The right-of-way for this segment of
Willowbrook Drive is proposed to abut the south property line. The road is proposed to
transition to a 29-foot street section west of Locust Grove Road. The applicant is not proposing
to construct the sidewalk on the south side of the road for the segment of Willow brook Drive that
is constructed to a 36-foot street section. The property owner on the south side of the road will
be required to construct sidewalk on Willowbrook Drive when they redevelop. The applicant
should coordinate the transition of Willow brook Drive to a 29-foot street section west of Locust
Grove Road with District staff.
F. The applicant is proposing to construct Willowbrook Drive west of Locust Grove Road as a 29-
foot street section, with curb, gutter and 5- foot wide concrete sidewalks on both sides of the road,
within 42-feet of right-of-way. The District accepts local residential public roads with a 29-foot
street section with parking prohibited on one side, if the amollnt of vehicle trips per day on the
street does not exceed 1,000YTD. The proposed density of development that will utilize the
proposed roadway will generate less than 1,000 vehicle trips per day. Idaho Code requires that
the width of all new public roads be at least 50-feet, except for unusual or exceptional
circumstances. District policy section 7204.4.1 defines exceptional cases as:
J. The street must be a local street. (See Figure 72-FJ.)
2. Zoning of the area where the street is located must be residential.
3. There must be no possibility that the street will be extended in the near future.
4. Traffic volumes on the street are not forecast to exceed 200 vehicles per day.
The Commission may also, at its discretion, detennine that an exceptional case exists and pem1it a
street right-of-way width ofless than fifty (50) feet based upon the following considerations:
1. Topography
A nalTOW street is preferable to avoid scalTing of the natural landscape, when topographical
features such as slopes, rivers, streams, canals, boulders, etc., make a 50-foot right-of-way
width impractical.
2. In-fill Development
A 50-foot right-ol-way would jeopardize the ability to develop an in-.fill parcel for single
family development.
Staff believes that this parcel qualifies as "in-fill development" because all of the abutting
parcels are developed, and the site is only 5.03-acres. Therefore, staffrecommends that the
applicant be allowed to construct and dedicate a public road into the site as a 29-[00t street
section, with curb, gutter and 5-foot wide concrete sidewalk, within 42-feet of right-of-way,
Parking should be restricted on one side of the roadway. A signage plan should be submitted
for review and approval by Planning and Development staff.
Wesley,cmm
Page 3
G. The applicant is proposing to construct a 30-foot wide driveway off the proposed public street,
located approximately 75-feet west of Locust Grove Road, for access to the office. District
policy requires driveways on local streets to be offset a minimum of 50-feet from street
intersections. The proposed driveway location meets District policy.
H. Graveled driveways abutting public streets create maintenance problems due to gravel being
tracked onto the roadway. Pave the driveway its full required width and at least 30-feet beyond
the edge of pavement of tbe proposed public street.
1. The applicant is proposing to construct a turnaround at the western tenninus of tbe proposed
public street. The turnaround should be constructed to provide a minimum turning radius of 45-
feet. The right-of-way of the turnaround should extend to the west property line for a width of
50-feet.
1. Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact Construction Services at 387-6280 (with file numbers) for details.
K. Based on development pattems in this area and the resulting traffic generation, staff anticipates
that the transportation system will be adequate to accommodate additional traffic generated by
this proposed development with the requirements outlined within this report.
The following Site Specific Requirements and Standard Requirements must be met or provided
for prior to ACHD approval of the final plat:
Site Specific Requirements:
1. Dedicate 48-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel
by means of recordation of a final subdivision plat or execution of a warranty deed prior to
issuance of a building permit (or other required pennits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material.
The owner will be compensated for all right-of-way dedicated as an addition to existing right-
of-way from available impact fee revenues in this benefit zone, if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in accordance with Section
IS of ACHD Ordinance #193.
2. Provide a $4,400 deposit to the Public Road Trust Fund for the cost of constructing as-foot
wide concrete sidewalk on Locust Grove Road abutting the site, approximately 220-feet.
3. Construct Willowbrook Drive from Locust Grove Road to a point I 25-feet west of Locust
Grove Road as a 36-foot street section with curbs, gutters, and 5-foot sidewalk on the north side
of the road within 50-feet of right-of-way. Locate the right-of-way adjacent to the south
property line. Coordinate the transition of WiIlowbrook Drive to a 29-foot street section west of
Locust Grove Road with District staff
WesJey.cnun
Page 4
4. Construct a public street, located as proposed at the south property line. Construct the street as
a 29-foot street section, with curb, gutter and S-foot wide concrete sidewalk, within 42-feet of
right-of-way. Parking shall be restricted on one side of the roadway. Submit a signage plan for
review and approval by Planning and Development staff.
5. Construct a 30-foot wide driveway off the proposed public street, located approximately 7S-feet
west of Locust Grove Road. Pave the driveway its full required width and at least 30-feet
beyond the edge of pavement of the proposed public street.
6.
Construct a turnaround at the western tenninus of the proposed public street to provide a
minimum turning radius of 4S-feet. The right-of-way of the tumaround shall extend to the west
property line for a width of SO-feet.
".00.
7. Other than the public street specifically approved with this application, direct lot or parcel
access to Locust Grove Road is prohibited. Lot access restrictions, as required with this
application, shall be stated on the final plat.
Standard Requirements:
1. A request for modification, variance or waiver of any requirement or policy outlined herein
shall be made in writing to the ACHD Planning and Development Supervisor. The request
shall specifically identifv each requirement to be reconsidered and include a written explanation
of why such a requirement would result in a substantial hardship or inequity. The written
request shall be submitted to the District no later than 9:00 a.m. on the dav scheduled for
ACHD Commission action. Those items shall be rescheduled for discussion with the
Commission on the next available meeting agenda.
Requests submitted to the District after 9:00 a.m. on the day scheduled for Commission action
do not provide sufficient time for District staff to remove the item from the consent agenda and
repoli to the Commission regarding the requested modification, variance or waiver. Those
items will be acted on by the Commission unless removed from the agenda by the Commission.
2. After ACHD Commission action, any request for reconsideration of the Commission's action
shall be made in writing to the Planning and Development Supervisor within six days of the
action and shall include a minimum fee of SllO.OO. The request for reconsideration shall
specifically identify each requirement to be reconsidered and include written documentation of
data that was not available to the Commission at the time of its original decision. The request
for reconsideration will be heard by the District Commission at the next regular meeting of the
Commission. If the Commission agrees to reconsider the action, the applicant will be notified
of the date and time of the Commission meeting at which the reconsideration will be heard.
3. Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #193, also known as Ada County Highway District Road Impact
Fee Ordinance.
4. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
Wesley.cl1lm
Page 5
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State ofIdaho shall prepare and certify all improvement plans.
5. 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.
6. Constmction, use and property development shall be in confonnance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to
ACHD. The applicant shall be required to call DIGLINE (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 constmction.
8. 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.
9. 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 ofthe 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.
Conclusion of Law:
1. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Should you have any questions or comments, please contact the Planning and Development
Division at 387-6170.
Submitted by:
Commission Action:
Planning and Development Staff
February 2. 2000
Wesley.cmm
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