HomeMy WebLinkAboutACHD Comments 5/8
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John S. Franden, President
Rebecca W. Arnold, Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
Carol A. McKee, Commissioner
May 8th 2007
Applicant:
Touchmark of Treasure Valley
5150 SW Griffeth Drive
Beaverton, OR 97005
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MAY 1 1 2007
Representative:
WRG Design-Megan Johnson
1173 W. Winding Creek Drive
Eagle, 1083616
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Subject:
Meadowlake Village Northl MPP-07-009/MCUP-07-008
54-lot residential & commercial subdivision
slo Franklin Road & elo Touchmark Way
On May 8th 2007 the Ada County Highway District acted on your application for the above referenced
project. The attached report lists site-specific requirements, conditions of approval and street
improvements, which will be required with a formal development application.
If you have any questions, please feel free to contact me at 208-387-6187.
Sincerely,
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Andrew Mentzer
Planner I
Right-of-way & Development Services
CC: Project file, Construction Services, Utilities, City of Meridian
Ada County Highway District. 3775 Adams Street. Garden City, ID. 83714. PH 208 387 6100 · FX 345-7650 · www.achd.ada.id.us
Right-of- Way & Development Services Department
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Project/File:
Lead Agency:
Site location:
Staff Level
Approval:
Applicant:
Representative:
Staff Contact:
Tech Review:
Meadowlake Village North Subdivision/MPP-07-009/MCUP-07-008
This is a preliminary plat and conditional use permit application for the development
of 52 single family lots, 2 commercial lots, and 10 common lots on approximately 20-
acres.
City of Meridian
slo Franklin & elo Touchmark
May 8th 2007
Touchmark of Treasure Valley
5150 SW Griffeth Drive
Beaverton, OR 97005
WRG Design-Megan Johnson
1173 W. Winding Creek Drive
Eagle, 10 83616
Andrew Mentzer
Phone: 387-6187
E-mail: amentzer~achd.ada.id.us
May 4th 2007
Application Information:
Acreage: 19.80
Current Zoning: L-O
Residential Lots: 52
Commercial Lots: 2
Common Lots: 10
A. Findinqs of Fact
Existing Conditions
1. Site Information: The site is currently vacant.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zoning
North Vacant Commercial C-G
South Meadowlake Village Retirement Center L-O
1 Meadowlake Village North Subdivision
East
West
Residential
Vacant Commercial & St. Lukes
3. Existing Roadway Improvements & Right-of-Way
Franklin Road is currently improved with 4 travel lanes, a center turn lane,
paved shoulders, and vertical curb, gutter and 5-foot concrete sidewalk
adjacent to the site. Franklin Road currently has 100-teet ot right-of-way.
Touchmark Way is currently improved with 2 travel lanes, vertical curb and
gutter, 8-foot planter strips, and 5-foot detached concrete sidewalk abutting
the site. Touchmark Way currently has 58-feet of right-ot-way. The
easternmost section of Touchmark Way (accessing the Meadowlake
Retirement Resort) is currently private.
4.
Existing Access:
There is currently access to the site from the existing northern terminus of the
easternmost roundabout on Touchmark Way (intersecting the south property
line).
5.
Site History:
This site was previously reviewed under file #: MCUP-03-005/MAZ-05-022;
as well as for the Touchmark Subdivision concept plan (1999).
Development Impacts
1.
Trip Generation:
This development is estimated to generate approximately 685 additional
vehicle trips per day based on the Institute of Transportation Engineers Trip
Generation Manual, single family dwellinglgeneral office land use
designation.
2.
Impact Fees:
There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee
ordinance that is in effect at that time.
3.
Traffic Impact Study:
A traffic impact study was not required with this application.
4. Impacted Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
Touchmark 930' Local N/A N/A 25 MPH
Way Commercial
Roadway
Franklin Road 0' Principal 13,529 east of Better 45 MPH
Arterial Eagle on than "C"
09/14/2005
*Acceptable level ot service for a 5 lane principal arterial is "E" (37,000 VTD).
*Acceptable planning threshold tor a local commercial street is up to 8,500 VTD.
5. Capital Improvements PlanlFive Year Work Program
Franklin Road is currently slated for widening to a 7-lane arterial section east ot Eagle Road in the
ACHD Capital Improvements Plan (CIP). Additionally, ACHD is anticipating improving Franklin
Road between Touchmark Way to Five Mile Road trom 2 to 5 lanes with curb gutter, and sidewalk
in 2010; as noted in the ACHD Five Year Work Program (FYWP).
2 Meadowlake Village North Subdivision
B. Findings for Consideration
1. Tree Planter Policy
Tree Planter Policy: The applicant should also comply with the District's Tree Planter Width Interim
Policy which prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in
planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class II
tress with the installation of root barriers on both sides of the planter strip or a minimum planter
width of 8-feet without the installation of a root barrier. The policy a/50 requires Class I and Class III
trees to provide a minimum planter width of 10-feet.
2. Touchmark Way
Right-of.Way Policy: District policy requires 54-feet of right-of-way on industrial/commercial
roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 3-lane roadway with
curb, gutter and 5-foot wide concrete sidewalks.
Applicant Proposal: The applicant has not proposed any improvements to Touchmark Way with
this application.
Staff Recommendation: Touchmark Way is already constructed to a local commercial street
standard (to the easternmost roundabout). Sufficient right-of-way exists for Touchmark Way. ACHD
does not have any requirements for Touchmark Way with this application.
3. Internal Streets
Right.of.Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
36.foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot
that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-
feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to
back-of-curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated
from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
Gravel Tracking Policy (Emergency Access): Graveled driveways abutting public streets create
maintenance problems due to gravel being tracked onto the roadway. In accordance with District
policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-
foot radii abutting the existing roadway edge.
Turnaround POlicy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius of 45-feet. Landscape and parking islands may be constructed in
turnarounds if a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-feet are
provided. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing.
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: The applicant is proposing to construct the internal streets (Nistler Court and
Beil Court) as 34-foot street sections with rolled curb, gutter, and 8-foot planter strips within 50-feet
of right-of-way; and a 5-foot detached concrete sidewalk located on site within an easement.
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Meadowlake Village North Subdivision
Parking will be restricted to one side of the internal roadways. Both Nistler Court and Beil Court
terminate in oblong cul-de-sac turnarounds with islands; and perpendicular parking within the
islands. Additionally, the applicant is proposing to construct an emergency access along the
northern boundary, approximately where Louise Drive will be extended with future phasing; tying
into the northeast side of cul-de-sac on Nistler Court.
Staff Recommendation: The applicant should be required to construct the internal streets (Nistler
Court and Beil Court) as 34-foot street sections with rolled curb, gutter, and 5-foot concrete
sidewalk, within 50-feet of right-of-way, as proposed. If any portion of the sidewalk is located
outside of the right-of-way, then the applicant shall provide ACHD with a public access easement.
Additionally, the applicant should obtain fire department approval for the reduced street sections,
and parking is restricted to one side of the roadway. The ACHD Traffic Services Department has
reviewed the proposed oblong cul-de-sac design and parking, and determined that no on-street
parking should be allowed around the turnarounds. The proposed perpendicular parking stalls on
the islands are approved as proposed. Both turnarounds should be constructed with a minimum
turning radius of 45-feet. The proposed emergency access abutting the northern boundary of this
phase should be paved its entire width and at least 30-feet beyond the edge of pavement (as a
paved apron), where intersecting Touchmark Way and Nistler Court.
C. Site Specific Conditions of AQProval
1. Construct the internal streets (Nistler Court and Beil Court) as 34-foot street sections with rolled
curb, gutter, and 8-foot planter strips within 50-feet of right-of-way; and a 5-foot detached concrete
sidewalk located on site within an easement, as proposed. If any portion of the sidewalk is located
outside of the right-of-way, then the applicant shall provide ACHD with a public access easement.
2. Obtain fire department approval for the reduced street sections, and parking is restricted to one side
of the roadway.
3. Construct an oblong cul-de-sac turnaround with an island at the terminus of Nistler Court and Beil
Court with minimum turning radii of 45-feet. No on-street parking is allowed around these
turnarounds.
4. Pave the emergency access to the site (located along the northern boundary) its entire width and at
least 30-feet beyond the edge of pavement (as a paved apron), where intersecting Touchmark Way
and Nistler Court.
5. Construct perpendicular parking on the proposed islands at the terminus of Nistler Court and Beil
Court, as proposed.
6. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Al!J)roval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
4 Meadowlake Village North Subdivision
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. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed useldevelopment will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
5 Meadowlake Village North Subdivision
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
4. Develo ment Process Checklist
6
Meadowlake Village North Subdivision
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I PRELIMINARY PLAT
MEADOWLAKE VILLAGE - PHASE III
TOUCHMARK OF THE TREASURE VALLEY, LLC
CITY OF MERlDlAN. IDAHO
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I PRELIMINARY PLAT
MEADOWLAKE VILLAGE - PHASE III
TOUCHMARK OF THE TREASURE VALLEY. LLC
CIlY OF MERIDIAN. IDAHO
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Meadowlake Village North Subdivision
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an
error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD POlicy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the
Secretary of Highway Systems, which must be filed within ten (10) working days from
the date of the decision that is the subject of the appeal. The notice of appeal shall refer
to the decision being appealed, identify the appellant by name, address and telephone
number and state the grounds for the appeal. The grounds shall include a written
summary of the provisions of the policy relevant to the appeal andlor the facts and law
relied upon and shall include a written argument in support of the appeal. The
Commission shall not consider a notice of appeal that does not comply with the
provisions of this subsection.
c. Time to Reply: The ROW OS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider andlor modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission
hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting to
be held within thirty (30) days following the delivery to the appellant of the ROWDS
Manager's reply to the notice of appeal. A copy of the decision being appealed, the
notice of appeal and the reply shall be delivered to the Commission at least one (1)
week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
9
Meadowlake Village North Subdivision
II
Development Process Checklist
II
IZISubmit a development application to a City or to the County
IZIThe City or the County will transmit the development application to ACHD
[gJThe ACHD Planning Review Division will receive the development application to review
IZIThe Planning Review Division will do one of the following:
OSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
OSend 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.
IZIWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
OWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
OFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
· The applicant should submit one (1) set of engineered plans directly to ACHD for review by the Development
Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required
by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.)
· The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
OPay 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 IPca 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.
10
Meadowlake Village North Subdivision