HomeMy WebLinkAboutACHD Commentst ~~~~~
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October 24, 2007
To: Morgan Development
5145 S. Heyrend Drive
Idaho Falls, ID 83403
Subject: Woodland Springs
M C PA-07-014/M P P-07-019/MAZ-07 -014
1630 & 1720 E. McMillan Road
John S. Franden, President
Rebecca W. Amold, Vice President
Sheny R. Huber, Commissioner
Dave Bivens, Commissioner
Carol A. McKee, Commissioner
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OCT 2 5 2007
iMiYy c,f Meridian
'`itv ~lerlr Offic•~
On October 24, 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,
Keith Jacobs Engineering
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: Woodland Springs/MCPA-07-014/MPP-07-019/MAZ-07-014
This is a comprehensive plan amendment, annexation, rezone, and preliminary plat
application for 7.43 acres currently designated high density residential to be changed
to mixed-use.
Lead Agency:
Site address:
Staff
Approval:
City of Meridian
1630 & 1720 E. McMillan
October 24, 2007
Applicant: Morgan Development -Todd Meyers
5145 S. Heyrend Dr.
Idaho Falls, ID 83402
Representative: Same as Above
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail: mwallace(a~achd.ada.id.us
Tech Review: October 19, 2007
Application Information:
Acreage: 7.43
Current Zoning: RUT/R-1
Commercial lots: 4
Common Lots: 0
A. Findings of Fact
Existing Conditions
2
Site Information: The site is currently used for agricultural purposes.
Direction Land Use Zonin
North Sin le-famil residential RUT
South Sin le-famil residential R-8
East Sin le-famil residential R-8
West Sin ie-famil residential RUT/R-4
Descri tion of Ad'acent Surroundin Area:
Woodland Springs/MCPA-07-014
3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site
• McMillan Road is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk
abutting the site. There is 55-feet of right-of-way existing for McMillan Road (30 and 25-feet
from centerline).
• Locust Grove Road is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk
abutting the site. There is 60-feet of right-of-way existing for Locust Grove Road (30-feet from
centerline).
4. Existing Access: There are three defined access to this property located off of McMillan Road.
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 7,160 additional vehicle trips per
day based on the Institute of Transportation Engineers Trip Generation
Manual (convenience store with gas pump, medical/dental office, specialty
retail).
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.
8. Impacted Roadways:
Roadway Frontage Functional
Classification Traffic Count Level of
Service* Speed
Limit
McMillan 455' Minor Arterial 9,453 east of Better 35 MPH
Road Locust Grove on than "C"
10/5/06
8, 712 west of
Locust Grove on
10/5/06
Locust Grove 626' Minor Arterial 5,552 north of Better 35 MPH
Road McMillan on than
10/5/06 "C"
8,228 south of
McMillan on
10/5/06
*Acceptable level of service for atwo-lane minor arterial roadway is "D" (14,000 VTD).
9. Capital Improvements Plan/Five Year Work Program
The following improvement is scheduled in the District's Five Year Work Program.
• The intersection of McMillan and Locust Grove is scheduled to be widened to 4-lanes on the
north, south, and west legs and to 5-lanes on the east leg and signalized in 2012.
2 Woodland SpringslMCPA-Q7-Q14
The following improvements are scheduled in the District Capital Improvement Plan (CIP)
• McMillan Road from Locust Grove Road to Eagle Road is scheduled to be widened to 5
lanes in 6 to 10 years.
• McMillan Road from Meridian Road to Locust Grove Road is scheduled to be widened to 3
lanes in 11 to 20 years.
• Locust Grove Road from Ustick to McMillan is scheduled to be widened to 3 lanes in 11 to
20 years
B. Findings for Consideration
1. McMillan 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).
Applicant's Proposal: The applicant has proposed to dedicate 41-feet of right-of-way from the
centerline of McMillan Road abutting the site and to provide a 30-foot canal and landscaping
easement for the future relocation of the Lemp Canal.
Staff Comment/Recommendation: The applicant's proposal meets District policy. 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 McMillan Road. Due to the fact that the North
Meridian Traffic Plan recommended a 70-foot right-of-way on McMillan 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).
The Lemp Canal is currently located on the south side of McMillan Road. With the construction of
the future intersection improvements and roadway widening the Lemp Canal will be moved to the
north side of McMillan Road abutting the site. Moving the canal to the north side of the McMillan
Road will allow the District to better maintain the canal where it runs under the roadway. Because
the ultimate intersection design is not yet complete and the location of the sidewalk on McMillan
Road has not been identified the applicant will be required to provide the District with a road trust
deposit in the amount of $11,375 for the construction of the sidewalk with the intersection project.
2. 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.
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: 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
3 Woodland Springs/MCPA-07-014
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). Therefore, the applicant will be required to dedicate 35-feet of right-of-way
from the centerline of Locust Grove Road abutting the site. The applicant will be required to
construct a 5-foot detached concrete sidewalk a minimum of 28-feet from the centerline of the
roadway abutting the site. No additional right-of-way will be needed to accommodate the future
widening of the intersection since it has been determined that the additional right-of-way needed for
the improvements will come from the west side of Locust Grove Road at the intersection. Provide
an easement for any segment of the sidewalk located outside of the right-of-way.
3. Beethoven Avenue
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.
Staff Comment/Recommendation: Beethoven Avenue is to be constructed as a half street within
Portico Place Subdivision at the sites east property line and was planned as ahalf-street to provide
access to the site. Because of this the applicant will be required to complete the street section
making Beethoven Avenue a fully improved street. The applicant is required to complete
Beethoven Avenue 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.
Beethoven Avenue also provides local street access to the site.
4. Roadway Offsets
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.
Driveway Location Policy: District policy 72-F4 (1) states that a full access driveway may be to
315-feet from a signalized intersection on minor arterial roadways. This will require eliminating the
right-in/right-out driveways located 220-feet from the intersection.
Driveway Paving Policy: 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.
Driveway Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic
volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be
constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-
foot radii will be required for driveways accessing collector and arterial roadways.
4 Woodland Springs/MCPA-07-014
Applicant Proposal: The applicant has proposed two full access driveways, the first to intersect
Locust Grove Road, approximately 360-feet north of McMillan Road and the second to intersect
Beethoven Avenue, approximately 74-feet north of McMillan Road.
Staff Comment/Recommendation: The applicant's proposal for full access driveways on Locust
Grove Road and Beethoven Avenue meet District policy. The driveways should be paved their 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. The driveways will be
restricted to a width of 36-feet.
5. 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 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 also requires Class I and Class III trees to provide a
minimum planter width of 10-feet.
6. Other Access
McMillan Road and Locust Grove Road are classified as minor arterial roadways. 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
Dedicate 41-feet of right-of-way from the centerline of McMillan 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 ACHD Commission or prior to issuance of a
building permit (or other required permits), whichever occurs first. Allow 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. Provide the District with a 30-foot canal easement, as proposed for the future relocation of the
Lemp Canal to the north side of McMillan Road abutting the entire site.
3. Provide the District with a road trust in the amount of $15,650 for the future construction of the
sidewalk abutting the site on McMillan Road with the District's intersection improvement project.
4. Dedicate 35-feet of right-of-way from the centerline of Locust Grove 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 ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow 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.
5. Construct a 5-foot detached concrete sidewalk a minimum of 28-feet from the centerline of the
Locust Grove Road abutting the site. Provide an easement for any segment of the sidewalk located
outside of the right-of-way.
5 Woodland Springs/MCPA-07-014
6. Complete Beethoven Avenue 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.
7. Construct one full access driveway to intersect Locust Grove Road approximately 360-feet north of
McMillan Road, as proposed. 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. The driveway is restricted to a maximum width of 36-feet.
8. Construct one full access driveway to intersect Beethoven Avenue approximately 74-feet north of
McMillan Road, as proposed. 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. The driveway is restricted to a maximum width of 36-feet.
9. Other than the access specifically approved with this application, direct lot access is prohibited to
McMillan Road and Locust Grove Road shall be noted on the final plat.
10. 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.
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.
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.
6 Woodland Springs/MCPA-07-014
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 (1-811-342-1585) 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 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. 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.
Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordination
4. Request for Reconsideration Guidelines OR Appeal Guidelines
5. Development Process Checklist
7 Woodland Springs/MCPA-07-014
Woodland Springs/MCPA-07-014
Woodland Springs/MCPA-07-014
~ : ~ NIA p ANEW ORTHOTIC8 A PR08THlT108 BUILDING
~ 1 ~ scVANTAGE~ ~~~~
' ~(I', HI7ECTVItE gROWNrIlLDB OR MlRIDIAN
aao~ wosw
~i~'~ rs~~zO1u ADDRt>f! NlRIDIAN, IDAHO
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway and
road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way improvements
by Highway entities, developers shall provide written notification to the affected utility owners and
the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to,
project limits, scope of roadway improvements/project, anticipated construction dates, and any
portions critical to the right of way improvements and coordination of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of utility
improvements, a plan review conference may not be necessary, as determined by the utility
owners. Conference notification shall also be sent to the UCC. During the review meeting the
developer shall notify utilities of the status of right of way/easement acquisition necessary for their
project. At the plan review conference each company shall have the right to appeal, adjust and/or
negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review is
to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans.
Utilities may request an updated plan review meeting if revisions are made in the preliminary plans
which affect the utility relocation requirements. Utilities shall have thirty days after receiving the
revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com
for a-mail notification information.
10 Woodland Springs/MCPA-07-014
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 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.
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.
®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.
DlD YOU REMEMBER:
Construction (Zone)
^ Driveway or Property Approaches)
• 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 ACRD 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
ACRD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
11 Woodland Springs/MCPA-07-014
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.
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.
12 Woodland Springs/MCPA-07-014