HomeMy WebLinkAboutACHD Commentss ~~`~~
1/Oo~wwNrt~nuG~~o ~eco
September 28, 2007
To: Sherrie Ewing
2934 E. Lake Hazel
Meridian, ID 83642
Subject: MCPA-07-10
Linder/Duck Alley
John S. Franden, President
Rebecca W. Arnold, Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
Carol A. McKee, Commissioner
GE~EIJ
ocr o z zoos
Ciry of Meridian
City Clerk Office
On September 28, 2007, the Ada County Highway District staff 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,
~~u ~~ ~~ ~~~~
Mindy Wallace
Planner III
Right-of-Way & Development Services
Ada County Highway District
CC: Project file,
The 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
G~os~wswv`t~ul~o ~irv~i-ca
Project/File:
Lead Agency:
Site location:
Staff Level
Approval:
Applicant:
MCPA-07-10
This is a comprehensive plan amendment to change the future City of Meridian Land
Use Map/Comprehensive Plan to incorporate approximately 645-acres south of the
Boise River.
City of Meridian
North of the Phyllis Canal, south
of the Boise River; b/w Linder &
Black Cat Roads
September 28, 2007
Sherrie Ewing
2934 E. Lake Hazel
Meridian, ID 83642
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallace _achd.ada.id.us
Application Information:
Acreage: +/-645
Current Zoning: RUT
Proposed Zoning: R-2, R-4, & R-8 (conceptually)
A. Findings of Fact
Existing Conditions
1. Site Information: The site is currently occupied by various rural residential dwellings/structures.
2. Description of Adjacent Surrounding Area:
Direction Land Use Zonin
North Rural Residential RUT
South Residential RUT
East Rural Residential RUT
West Rural Residential RUT
MCPA-07-10
3. Existing Roadway Improvements & Right-of-Way
Linder Road is currently improved with 2 travel lanes, paved shoulders, and
no curb, gutter or sidewalk abutting the site. Linder Road currently has
98-feet of right-of-way.
Duck Alley Street is currently improved with 2 travel lanes, paved shoulders,
and no curb, gutter or sidewalk abutting the site. Duck Alley Street currently
has 50-feet of right-of-way.
4. Existing Access: There are currently various rural driveway approaches to this site from Duck
Alley Street and Linder Road.
5. Site History: This site has not been previously reviewed for a development application.
Development Impacts
Trip Generation: Based on the proposed potential gross densities for this development, Staff
has determined that this site (fully built-out) will generate between 8,180 and
10,090 vehicle trips per day (approximate) based on the Institute of
Transportation Engineers Trip Generation Manual, single family dwelling 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; however
a traffic impact study will be required with future development
applications.
4. Impacted Roadways:
Roadway Frontage Functional
Classification Traffic Count Level of
Service* Speed
Limit
Linder Road 260' Minor Arterial 8,874 at the Boise Better 50 MPH
River Bridge on than "C"
12/31 /2006
Duck Alley 5,925' Local N/A N/A 20 MPH
Street Residential
*Acceptable level of service fora 2 lane minor arterial is "D" (14,000 VTD).
5. Capital Improvements Plan/Five Year Work Program
There are no roadways, bridges or intersections in the general vicinity of the proposal that are
currently in the Five Year Work Program. The following improvements are scheduled in the District
Capital Improvement Plan (CIP).
• Linder Road from Chinden to State Street is slated for widening to 5-lanes (4-lanes across
the bridges) between 2011 and 2017.
2 MCPA-07-10
B. Findings for Consideration
This application is for a comprehensive plan amendment only, Listed below are some of the
findings for consideration that the District may identify when it reviews a future development
application. The District may add additional findings for consideration when it reviews a specific
development application,
Linder 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).
Staff Comment/Recommendation: Upon submittal of a development application for parcels
fronting Linder Road, the applicant will be required to dedicate 48-feet of right-of-way from the
centerline of Linder Road; and construct a 5-foot concrete sidewalk no closer than 41-feet from
centerline.
2. Duck Alley Street
Residential Collector Street Section 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.
Staff Comment/Recommendation: With a future development application, the applicant will (at a
minimum) likely be required to improve Duck Alley Street to a residential collector street standard
(abutting the site) to adequately facilitate traffic demands. The residential collector section shall be
a 36-foot roadway with vertical curb, gutter, and 5-foot detached concrete sidewalk. No direct lot
access is allowed to this street, and parking will be prohibited.
3. Access
Staff CommentlRecommendation: The applicant has not indicated any specific access to this site
with this application beyond the existing frontage on Linder Road and Duck Alley Street. Staff
recommends that future development of these parcels be done in close coordination with ACHD
due to the fact that connectivity in this area will be crucial to functionality and safety. It is likely that
an east-west connection (running parallel to the Boise River) will be attainable with development;
however, the likelihood of a connection across the river is minimal. Staff will also likely recommend
connectivity out to Chinden in the future, compliant with ITD access management policies. Access
to Linder Road will be limited to Duck Alley Street ONLY due to geographic constraints and the fact
that this site have very limited frontage (thereby limiting the potential to meet ACHD offset
requirements). All other access shall be obtained internal to the site.
In a previous preliminary plat approval for the Jayker (Tree Farm) Subdivision, it was determined
that a connection would be made across the Phyllis Canal into this site. This connection will either
occur through the Teco One property (located between the site and the Tree Farm parcels; abutting
the Phyllis Canal); OR in another location. Right-of-way was dedicated across the Teco One parcel,
as this was the preferred location for the future roadway; and a deposit was made into an ACHD
road trust for the cost of constructing the improvements. Consequently, ACRD is recommending
3 MCPA-07-10
that the crossing be ultimately completed by the developer of this site with a future development
application.
Additionally, it has been determined that Black Cat Road may be extended north of Chinden
Boulevard in the future either as part of the Jayker (Tree Farm) Subdivision; or through other
means. This will potentiaNy provide additional access to this site as either a residential collector or
minor arterial roadway.
C. Site Specific Conditions of Approval
This application is for a comprehensive plan amendment only. Listed below are some of the site
specific conditions of approval that the District may require when it reviews a future development
application. The District may add additional site specific requirements when it reviews a specific
development application.
Dedicate 48-feet of right-of-way from the centerline of Linder 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 ACRD Commission or prior to issuance of a building
permit (or other required permits), whichever occurs first. AI{ow 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.
2. Construct a 5-foot detached concrete sidewalk a minimum of 41-feet from the centerline of Linder
Road abutting the site.
3. Construct Duck Alley as a standard residential collector (36-foot street section) with vertical curb,
gutter, and 5-foot concrete sidewalk within 50-feet of right-of-way. Parking and front-on housing are
prohibited on this roadway.
4. Construct one crossing of the Phyllis Canal.
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 ACRD 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.
4 MCPA-07-10
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 ACRD 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 ACRD 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, sha11 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. ACHD 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.
5 MCPA-07-10
Attachments
MCPA-07-10
1. Vicinity Map
2. Appeal Guidelines
3. Development Process Checklist
MCPA-07-10
Request for Appeal of Staff Decision
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 ACRD 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 and/or 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 ROWDS 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 and/or 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.
8 MCPA-07-10
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 ACRD
®The ACRD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
^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 for all Staff and Commission Level reports.
^For 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 ACRD, 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.
DID YOU REMEMBER:
Constiziction (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 Designec, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
^ Sediment 8~ 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 ACRD Construction -Subdivision to be reviewed and approved by the ACHD Drainage
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
ACRD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
9 MCPA-07-10