HomeMy WebLinkAboutACHD Comments (2)~ _
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March 28, 2007
To: Moose Creek Construction
1220 North Meridian Road, Suite 13
Meridian, ID 83642
Subject: Moose Creek Subdivision PP ~~-np~
4275 N. Jones Creek
John S. Franden, President
Rebecca W. Arnold, Vice President
Sherry R. Huber, Commissioner
Dave Blvens, Commissioner
Carol A. McKee, Commissioner
~uN o r Zoor
City OFMeridiara.
City Clerk pf~ice
On March 21, 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. The identified conditions will require a re-
design of the current site plan.
If you have any questions, please feel free to contact meat (208) 387-6171.
Sincerely,
~`
on Den Hartog
Planning Review Supervisor
Right-of-Way & Development Services
Ada County Highway District
CC: Project file, Utilities
City of Meridian
Ada County Highway DisMct • 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
CHD ~
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Project/File: Moose Creek Subdivision / / MPP07-Oa~C
This is a Preliminary Plat Subdivision /Annexation and Zoning application for 7-
residentiallots and 2 common lots on 8.03 acres
Lead Agency:
Site address
Commission
Approval:
City of Meridian
4275 North Jones Creek
March 21, 2007
Applicant: Moose Creek Construction
1220 North Meridian Road
Suite 13
Meridian, ID 83642
Representative:
Staff Contact:
Tech Review:
Briggs Engineering
1$00 West Overland Road
Boise, ID $3705
Lori Den Hartog
Phone: 387-6171
Email:ldenharto achd.ada.id.us
March 15, 2007
Application information:
Acreage: 1.96
Current Zoning: R-4
Residential Lots: 7
Common Lots: 1
A. Findings of Fact
Existing Conditions '
1. Site Information:
The site is currently used for agricultural purposes.
Descri tion of Ad'acent Surroundin Area:
Direction Land Use Zonin
North Sin le famil dwellin R-4
South Sin le famil dwellin R-1
East Sin le Tamil dwellin R-8
West Single Tamil dwellin R-2
Moose Creek Subdivision
2. Existing Roadway improvements and Right-of-Way Abutting or Near the Site:
Cherry Lane is currently improved with 5-traffic lanes, 68-feet of pavement
with vertical curb, gutter and sidewalk abutting the site. There is 92-feet of
right-of-way existing for Cherry Lane (46-feet from centerline).
North Summertree Way was constructed as a half street section and is
currently improved with 2-traffic lanes, 28-feet of pavement with curb and
gutter abutting the site. There is 40-feet of right-of-way existing for North
Summertree Way (15-feet from centerline).
3. Existing Access: There are no access points to North Summertree Way from this property.
4. Site History: ACRD has previously reviewed this site for a preliminary plat subdivision
application. The applicant has submitted two previous site plans that have
attempted to incorporate an existing access easement for the property to the
south of this site. Previous staff level reports have restricted access to
Cherry due to the fact that the location does not meet District offset or access
management policies. The previous staff reports were written and issued in
August 2006. The City of Meridian has not taken a formal action on either of
the two previous site design proposals.
Development Impacts
5. Trip Generation:
6. Impact Fees:
7
This development is estimated to generate 70 additional vehicle trips per day
(0 existing) based on the Institute of Transportation Engineers Trip
Generation Single Family Detached Dwelling land use designation.
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.
Traffic Study: A traffic impact study was not required with this application.
Impacted Roadways:
8
Roadway Frontage Functional
Classification Traffic Count Level of
Service* Speed
Limit
Cherry Lane 230-Feet Principal Arterial 7,653 east of Better than 35 MPH
McDermott Road on "C"
8/24/05
19,162 west of Linder
Road on 5/5/04
North 165-Feet Local Residential N / A Acceptable 20 MPH
Summertree planning
Way threshold for
this Road is
2000 ADT
'"Acceptable level of service for afive-lane principal arterial roadway is "E" (37,000 ADT).
9. Capital Improvements Plan/Five Year Work Program
There are currently no roadways, bridges or intersections in the general vicinity of the project that
are currently in the Five Year Work Program. Cherry Lane is currently listed in the Capital
~ Moose Creek Subdivision
Improvements Plan for future expansion to a 5-lane roadway from McDermott Road to Black Cat, to
the west of this site.
B. Findin s for Consideration
Cherry Lane
District 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.
District 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 Proposal:
The applicant does not propose to dedicate additional right-of-way or improvement construction on
Cherry Lane. The applicant proposes to utilize the existing sidewalk on Cherry Lane.
Staff CommentlRecommendation:
The applicant's proposal for Cherry Lane is approved with this application as proposed. Cherry
Lane is fully improved at this time.
2. North Summertree Way
District Street Section and Right-of-Way 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. Variations of
this width may be allowed, depending on traffic volumes forecast to be generated by the
development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated
from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width.
Applicant Proposal:
The applicant proposes to dedicate 10-feet of right-of-way to total 25-feet from center or 50-feet far
the entire local roadway. The applicant proposes to construct the other half of the half street
improvements existing along the entire sites frontage on North Summertree Way: thereby
completing this portion of North Summertree Way as a 36-foot street section within 50-feet of right-
af-way with vertical curb, gutter and 5-fast attached concrete sidewalk.
Staff Comment/Recommendation:
The applicant is required to dedicate right-of-way to total 50-feet from centerline (an additional 10-
feet) and complete North Summertree Way as a 36-foot street section (measured back of existing
curb to back of new curb) and construct curb, gutter and 5-foot attached concrete sidewalk within
50-feet of right-of-way.
3. District Tree Planters
District's Tree Planter Width 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
3 Moose Creek Subdivision
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.
Applicant Proposal:
The applicant has not specifically identified trees on the Preliminary Plat application or site plan.
Staff Comment/Recommendation:
Staff understands that the use of trees may be determined at a later time. The applicant is being
provided the current policy in effect at this time and is directed to work with Development Review
Staff in regard to the planning of trees in the right-of-way.
4. Internal Private Roadways
District Private Street Policy:
District policy 7205.6, other jurisdictions in Ada County establish the requirements for private
streets. The District retains authority and will review the proposed intersection of a private and
public street for compliance with District intersection policies and standards.
District Access Management Policy:
Access Policy: District policy 7207.8 states that direct access to arterials and collectors is normally
restricted. The developer shall try to use combined access points. If the developer can show that
the use of a combined access point to a collector or arterial street is impractical, the District may
consider direct access points. Access points for proposed developments at intersections should be
located as far from the intersection as practical, and in no case closer than as illustrated on Figure
72-F4, unless a waiver for the access point has been approved by the District Commission.
District Offset Policy:
• Local Street:
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).
Principal Arterial:
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).
Applicant Proposal:
The applicant has proposed to construct a 24-foot wide private road intersecting Summertree Way
approximately 215-feet south of Cherry lane (measured centerline to centerline). The proposed
roadway offsets another local street by approximately 40-feet.
The applicant is requesting a modification of District policy to allow the existing access to Cherry
Lane to remain and to add additional vehicle trips to that access. The proposal is to construct a 24-
foot wide private road intersecting Cherry Lane at the northwest property line over an existing
access easement. The proposed roadway offsets another local street by approximately 210-feet.
4 Moose Creek Subdivision
Staff CommentlRecommendation:
The proposed private street at the northwest property line offsets another local street by
approximately 210-feet. The proposed location does not meet the Districts Offset policy for
Principal Arterial roadways and does not meet the Districts Access Management policy because the
site has frontage on a local residential roadway. Staff can not approve the private street accessing
Cherry Lane and directs the applicant to take primary access from Summertree Way. The
proposed private street is located over an existing access easement that serves one single-family
residence to the south of the site. District staff would consider allowing the access to Cherry Lane
to remain if it were to provide access only to the existing residence to the south. However, the
proposal adds approximately 30 additional vehicle trips per day to an existing access that does not
meet District policy.
Relocate the proposed private street accessing Summertree Way to align with the local roadway on
the east side of Summertree Way. If the City of Meridian approves the private road, the applicant
shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet
into the site beyond the edge of pavement of Summertree Way and install pavement tapers with 15-
faot curb radii abutting the existing roadway edge. The applicant should provide a plan showing
how the private road grade meets the public road. District Policy requires a design approach speed
of 20 MPH.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACRD does not make any assurances that the private road, which is a part of this application, will
be accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
. Construct a stub street to the surrounding parcels.
5. Stub Streets
District 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 intro-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".
Applicant Proposal:
The applicant has not proposed any stub streets but has proposed a private road on the west
property line.
Staff Comment/Recommendation:
The District does not have jurisdiction over private road interconnectivity.
5 Moose Creek Subdivision
6. Special Note to the City of Meridian
District staff recognizes that the last two proposals for Moose Creek Subdivision included stub
street access to the parcel to the west, which only has frontage on Cherry Lane. The previous
proposals were desirable to the District because the internal roadways would effectively provide
access to Cherry Lane through Summertree Way. The current proposal would nvt satisfy that intent
because the proposed private roadways show bollards restricting access to Summertree Way.
District staff does not support direct lot access to Cherry Lane and does not support the bollard
restriction to Summertree Way. Staff would support across-access agreement among these
parcels that would restrict the number of access points to Cherry Lane.
7. Other Access
Cherry Lane is classified as an arterial roadway: all access points to Cherry Lane will be closed
except the access specifically approved with this applicatian: direct lot access to Cherry Lane is
prohibited and should be noted on the final plat.
C. Site .Specific Conditions of Approval
1. Dedicate 10-feet of additional right-of-way on North Summertree Way to total 25-feet from center or
50-feet for the entire local roadway.
2. Construct North Summertree Way as a complete 36-foot street section (measured back of existing
curb to back of new curb) and construct curb, gutter and 5-foot attached concrete sidewalk within
5D-feet of right-of-way.
3. Construct a 24-foot wide private road intersecting Summertree Way in alignment with the local
street on the east side of Summertree Way. Pave the private street the minimum 30-feet into the
site and construct the private roadway not wider than 24feet.
4. Cherry Lane is classified as an arterial roadway: all access points to Cherry Lane will be closed
except the access specifically approved with this application: direct lot access to Cherry Lane is
prohibited and shall be noted on the final plat.
5. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
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 casts 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 Moose Creek Subdivision
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 ACRD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
$. 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 is 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 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 ACRD 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.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACRD 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.
7 Moose Creek Subdivision
Attachments
1. Vicinity Map
2. Site Plan
Moose Creek Subdivision
3. Request for Reconsideration Guidelines
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9 Moose Creek Subdivision
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD
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 ACRD
staff far 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 ACRD 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.
10 Moose Creek Subdivision
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the fallowing:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time
^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
^Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting far all Staff and Commission Level reports.
^For 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.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
D/D YOU REMEMBER?
Construction Zone
^ 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.
^ 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 X50' or you are
placing X600 s.f. of concrete or asphalt.
Construction (subdivisions)
^ 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 Stormwater
Division.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
^ Final Approval from Development Services
ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
11 MOOSe Creek Subdivision