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Home My WebLink AboutACHD CommentsG'ornswv�"cd�o 5'�c�i October 5, 2007 To: David Dean 1746 E. Dunwoody Ct. Meridian, ID 83642 Subject: MCPA-07-11 6380 N. Locust Grove Comprehensive Plan Amendment John S. Franden, President Rebecca W. Arnold, vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner Carol A. McKee, Commissioner RECEIVED OCT 0 9 2007 City of Meridian City Clerk Office On October 5, 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, Mindy Wallace Planner III Right -of -Way & Development Services Ada County Highway District CC: Project file, Utilities The City of Meridian, Mark Bottles Real Estate Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 9 FX 345-7650 • www.achd.ada.id.us Right -of -Way & Development Services Department &nw+vf`r .d tv Sriu^ica Project/File: MCPA-07-011 This is a comprehensive plan amendment application for approximately 70 -acres. The application is requesting a zoning change from RUT to Mixed Use/R-2. Lead Agency: City of Meridian Site address: 6380 N. Locust Grove Staff Approval: October 5, 2007 Applicant: David Dean 1746 E. Dunwoody Ct. Meridian,ID 83642 Representative: Mark Bottles Real Estate 5418 N. Eagle Road, STE160 Boise, ID 83713 Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace(cD_achd.ada.id.us Application Information: Acreage: 70 Current Zoning: RUT Proposed Zoning: Mixed Use/R-2 Residential Acres: 41 Commercial Acres: 8 School Acres: 8 Common Lot Acres: 3 A. Findings of Fact Existing Conditions Site Information: The site is currently vacant. MCPA-07-011 2. Description of Adjacent Surrounding_Area: Direction Land Use Zoning North Single-family residential R-1-P/R-1 South Rural urban transition/single-family residential RUT/R-4 East Single-family residential R -1/R -1C West Rural urban transition RUT 3. Existing Roadway Improvements and Right -of -Way Adjacent To and Near the Site • Chinden Blvd is currently improved with 3 traffic lanes, and no curb, gutter, or sidewalk abutting the site. There is 78 -feet of right-of-way existing for Chinden Blvd (40 -feet from centerline). Chinden Blvd (SH -20/26) is under the jurisdiction of the Idaho Transportation Department. • Locust Grove Road is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk near the site. There is 70 -feet of right-of-way existing for Locust Grove Road (35 -feet from centerline). • Shandee is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk abutting the site. There is 50 -feet of right-of-way existing for Shandee (25 -feet from centerline). • Stratford is currently improved with 2 traffic lanes, and curb, gutter, and sidewalk abutting the site. There is 50 -feet of right-of-way existing for Stratford (25 -feet from centerline). • Barclay is currently improved with 2 traffic lanes and curb, gutter, and sidewalk abutting the site. There is 50 to 60 -feet of right-of-way existing for Barclay (25 & 30 -feet from centerline). • Dvorak is currently improved with 2 lanes and curb, gutter, and sidewalk abutting the site. There is 50 -feet of right-of-way existing for Dvorak (25 -feet from centerline) • Dunwoody is currently an unimproved 2 lane roadway with 50 -feet of right-of-way (25 -feet from centerline). 4. Existing Access: There is no defined access point to this property. 5. Site History: ACHD has not previously reviewed this site for a development application. Development Impacts 6. Trip Generation: This development is estimated to generate 2,170additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation Manual (single-family home, general office, private school K-12). 7. 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. 2 MCPA-07-011 8. Impacted Roadways: Roadway Frontage Functional Classification Traffic Count Level of Service* Speed Limit Chinden Blvd 1,295' Expressway 24,556 east of Exceeds 50 MPH Locust Grove on "E" 6/8/05 23,967 east of Meridian on 6/8/05 Locust Grove 1,288' Minor Arterial 5,552 north of Better 35 MPH Road Meridian on than 10/5/06 1 "C" *Acceptable level of service for a two-lane minor arterial roadway is "D" (14,000 VTD). *Acceptable level of service for a three -lane expressway is "E" (18,500 VTD). 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 or the District's Capital Improvement Plan (CIP). This application is for a comprehensive plan amendment only. Listed below are some of the relevant policies that the District may administer when it reviews a future development application (additional policies may be considered with a specific redevelopment application). B. Findings for Consideration 1. Traffic Impact Study Traffic Study Policy: The District must consider the impacts of a proposed development on nearby land uses and transportation facilities. A study will be required if the proposed development contains more than 100 dwelling units; more than 30;000 square feet of commercial use; or more than 50,000 square feet of industrial or institutional use. If a project has special circumstances associated with hit, the District may require an impact study, even if the aforementioned criteria are not met. Staff Comment/Recommendation: Due to the large size and mixed uses in the proposed development the applicant will be required to provide a traffic impact study with future applications. The District has asked the applicant to include an analysis of the site with all of the stub street connections being made and a separate analysis of the stub streets the applicant wishes to connect to. 2. US 20/26 - Chinden Boulevard US 20/26 — Chinden Blvd is under the jurisdiction of the Idaho Transportation Department (ITD). Staff Comment/Recommendation: US 20/26 — Chinden Blvd is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, the City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on US 20/26 — Chinden Blvd. District staff would not be supportive of direct lot access to US 20/26 — Chinden Blvd. If a stub street is extended and ties into Shandee, the District would be supportive of the closure of Shandee at Chinden Boulevard. 3 MCPA-07-011 3. Locust Grove 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. Staff Comment/Recommendation: As a part of the North Meridian Traffic Plan, it was noted that a 3 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks and bike lanes within 70 - feet of right-of-way would be adequate to accommodate the projected traffic volumes on Locust Grove Road. Due to the fact that the North Meridian Traffic Plan recommended a 70 -foot right-of- way on Locust Grove Road and the Commission has supported the recommendations in the past, staff is recommending a total right-of-way width of 70 -feet as opposed to 96 -feet of right-of-way (48 - feet from centerline). Because there is already 70 -feet of right-of-way (35 -feet from centerline) abutting the site no additional right-of-way will need to be dedicated with this application. 4. Residential Collector Residential Collector 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: The District's standard residential collector policy is stated above. The District is open to considering alternative residential collector roadway sections with city support. 5. Internal Streets Right -of -Way Policy: District policy 7204.4.1 and Figure 72 -FIA 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. 33 -foot Street Section Policy: District policy 72-F1A, allows local residential public roads with a 33 -foot street section with parking on both sides of the roadway, if the amount of vehicle trips per day on the street does not exceed 1,000 and the appropriate fire department reviews and approves the street section. The proposed density of development that will utilize the internal local residential streets is anticipated to generate less than 1,000 vehicle trips per day. 29 -foot Street Section Policy: District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than 50 -feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicle trips per day. District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29 -feet from back -of -curb to back -of -curb with curb, gutter and sidewalk. Policy 4 MCPA-07-011 requires Fire Department approval from use of reduced street sections and restricts parking on reduced street sections. 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 100 -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. District policy also requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The design should be reviewed and approved by ACHD's Development staff. Staff Comment/Recommendation: The District's standard internal street sections and island policy are stated above. 6. Stub Streets 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 intra -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." Staff Comment/Recommendation: There are five existing stub street that will need to be extended into the site with future development applications. Those roadways are Shandee, Stafford, Barclay, Dvorak, and Dunwoody. 7. Roadway Offsets Roadway Offset Policy: 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). District policy 7204.11.6, requires local roadways to align or offset a minimum of 150 -feet from a collector roadway (measured centerline to centerline). 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). Staff Comment/Recommendation: Above are the District's standard roadway offset policies for arterial, collector, and local roadways. 8. Tree Planters Tree Planter Policy: The District's Tree Planter Width Interim 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 If 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 also requires Class I and Class III trees to provide a minimum planter width of 10 -feet. 5 MCPA-07-011 9. Other Access Chinden Blvd is classified as an expressway. Locust Grove Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. C. Site Specific Conditions of Approval Site specific conditions of approval will be levied with future development applications. 2. Other than the access specifically approved with this application, direct lot access is prohibited to Chinden Boulevard and Locust Grove Road. 3. 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 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. 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 DIGLINE (1-800-342-1585) at least two full business days prior to breaking 6 MCPA-07-011 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 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. Attachments 1. Vicinity Map 2. Site Plan 3. Request for Reconsideration Guidelines OR Appeal Guidelines 4. Development Process Checklist 7 MCPA-07-011 i rk1 JFit�� l _Ui�Py0.4� MV . � IN ff PP�1��•OWY�11..FF 1 Y w � '� �. � fit .l �' !4 � ® � �♦ �c Q;'4 / A,; d v sf, _ L y Ir ± .. ia � k �� ,w • a z1, MM. ,j!4 } 1 _-4ja , 1 Wl nit 'rig ,.�L_ Lt .a�.� 4r.� - ,,l. f r"" rd�; k,:. aY t•a`.�, , �+ t� �::.c .r ♦ s t* , . � ; ? �,, tib• k; #r .� 1+r �tu�; 4 ,I Mit f i�: - _ rrl ' PF s1pai qtr 1 V Irk- . , r W., elf_ - itl`I I MM" 71 44 YN I r g ♦ i F r�t•.;t Ii. i' ,._.__,_... �+ f _ , y.''ti�4 / - �. y ' —' ,;fid -, � � P. -_,_ �� \ `,. 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 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 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. DID 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 >50' or you are placing >600 sf 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 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 ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con. 10 MCPA-07-011 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 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 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, reverse, in whole or part, or otherwise modify being appealed, as such action is adequately presented at the hearing. the Commission shall either affirm or amend or supplement the decision supported by the law and evidence 11 MCPA-07-011