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Home My WebLink AboutACHD Comments "?'\> Ada Counl'ff fitgitway 2Jidlriel Judy Peavey-Derr, President Dave Bivens, Vice President Marlyss Meyer, Secretary Sherry R. Huber, Commissioner Susan S. Eastlake, CommIssioner February 3, 2000 318 East 37th Street Garden City, Idaho 83714-6499 Phone (208)387-6100 Fax (208) 387-6391 E-mail: tellus@achd.ada.id.us D. J~CJ:i:1V~f:'UI\ " J.\\I....~ '"'....~At TO: Centers Constuction Inc PO Box 518 Meridian, Idaho 83680 FE B ~- 8 2000 CITY OF IvillHnnAN 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 District. 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/ MA200-002/MCUPOO-009 Locust Grove Road nJo 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 Locust 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. ( ;... -, ~- i i I I I I ! -L ~KeRE I ,,$r N ~b w --y~~ . E S AIRVIEW AVE Wesley.cmm Page I g " .~ ., N[ -r-;-] I , i, ,: "j UK. ,.. ~ I ~ ,~" "I -: S '::: ) I :- I L~ -I' j~~~~ :os (~/ f I I ."'. 'i a , ' --i,....1 I , . ., ,Ii'.--- : j"" ~ ;.. ~ "'-'-~ I s, I -,,:",~' , j' I I"'"'' ., p- ; i ' :-- --...::. _-: I I ;CHJA T E 3,j l~' .n ' r ..J ,';, I .1 01 '-=-'i );) ; ...--~+r ~ .~-j- l~' ~...\. . ,~ ...;.. ~-__. --.1-.._~ _ (' ~C~.13-0~ -.dJ \ -{ . ! i" , '? .3 -=::; .~ . . ' PROJECT SITE . - ....-..-.---- - r o. ct q: V ?, ,:::; o . .J oR8 D ~ (A.RO~ AREA MAP WESLEY SUBDIVISION JANUARY 2000 SCALE: 1... 300' I A ENGINEERS. INC. 3"; ~"" 4' V -i' o ct <t . '-1..1'- I' ".l <0' o ..s J. ." I~i r , ; .~ t ~ ..;~ vV . E ..: Il' '.... . , ~ S SUe- . p..1..~ ~S\ ?\.. 0..\/ 'f' RECEIVED:.,! NOV 2 9 1SS9 Canrntmity P..ennin UO!le!=oss?, Asscdaticn 9 6U!UlJ'i!Id klunwuro:; , E.. LeQp IN < '" ~ I ~: In ~: J 4; : ~ . ;.: '\. ! I a 3 ^ I 3 Q 3,8 ( .~ ff~~ .1'~._~;&~1l ~~~~~~~ 666t 6 r'-- , i z+ ~~% ?:: . ~ - . - - . ~ 40 % l t J ij.. ~ ~J ~ ~i ~;E::k~; ~!~ ~~~~~ifn I ",I .' -. .- ..-~-. . .tl . . ~, ::" <:: '.:'!:-'': 1.!-: : , :, :: m -:l"~::; .!'~ ,to; . ! * 'n~ 1~lm ~~H ! 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General Information Owner - Lee Centers Applicant - B & A Engineers RT - Existing zoning L-O, R-8 - Requested zoning 5.03 - Acres 1 - Office 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 w/o centerline) 96-feet required right-of-way (48-feet from centerline) Locust Grove Road is improved with 3-lanes 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 0 f 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 011 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 12S-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 meets District policy for the required intersection offset but not the 150-foot offset from existing single family W es ley .Cll1111 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 ofLocLlst Grove Road as a 36-foot street section with curbs, gutters, and sidewalk on the north side of the road within 50-feet ofright-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 sOllth side of the road for the segment ofWillowbrook 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 amount of vehicle trips per day on the street does not exceed 1,000VTD. 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 nmTOW street is preferable to avoid scal1'ing 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-ofway wouldjeopardize the ability to develop all 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 th8t the applicant be allowed to construct and dedicate a public road into the site as a 29-foot 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 the proposed public street. 1. The applicant is proposing to construct a turnaround at the western tenninLls of the 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: I. 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 penuits), 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 15 of ACHD Ordinance #193. 2. Provide a $4,400 deposit to the Public Road Trust Fund for the cost of constructing a 5-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 LOCLlst 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 Willowbrook Drive to a 29-foot street section west of Locust Grove Road with District staff. Wesley.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 5-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 75-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 terminus of the proposed public street to provide a minimum turning radius of 45-feet. The right-of-way of the turnaround shall extend to the west property line for a width of 50-feet. ....,' 7. Other than the public street speci fically approved with this app lication, 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 Deve]opment Supervisor within six days of the action and shall include a minimum fee of SII 0.00. 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 orits original decision. The request for reconsideration will be heard by the District Commission at the next regular meeting of the Commission. lfthe Commission agrees to reconsider the action, the applicant wil! be notified of the date and time of the Commission meeting at which the reconsideration wi I! 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, rspwc 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. 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. 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 construction. 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 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. 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 bv: Commission Action: Planning and Development Staff February 2. 2000 Wesley.cmm Page 6