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HomeMy WebLinkAboutACHD Comments~, .~p ~~'~ Ada County Highway District R. Huber, 'sta tast snn Sveet Susan 5. EastlaKe, tst vice rresiaenc Dave Bivens, 2nd Vice President David E. Wynkoop, Commissioner John S. Franden, Commissioner Phone (208) 387-6100 FAX (208) 387-6391 E-mail: tellusQACHD.ada.id.us February 19, 2003 R,ECEI~I~I~ To: Centennial Development, LLC FEB 2 G 2~;'?3 114 East Idaho Avenue #230 Meridian, Idaho 83642 f,"fty of Meridian City ~I:ierk (?ffice Subject: Northbridge Subdivision / MAZ02-032 / MMI02-013 / MPP02-035 5-lots single-family residential subdivision Ustick Road On February 19, 2003, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6177. Andrea N. Tuning Principal Development naly Right-of-way & Development Planning Division CC: Planning & Development Chron/project file City of Meridian Construction Services Drainage Utilities Land Consultants Shawn Nickel 52 North 2nd Street Eagle, Idaho 83616 Ada County Highway District Ri¢ht-of-Wav & Development Department Planning Review Division This application requires Commission action due to the fact that the site is located near the North Meridian Planning area and will contribute traffic onto the roadways that were examined as a part of the North Meridian Planning Area Study. This item was originally scheduled to be on the consent agenda on January 29, 2003 at 12:00 noon. The item was deferred for additional information and is scheduled on February 19, 2003 at 12:00 noon. Tech Review for this item was held with the applicant on Friday January 17, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177, atoning@achd.ada.id.us File Numbers: Northbridge Subdivision / MPP02-0321 MAZ02-032 I MMI02-013 Site address: 355 West Ustick Road Owner: John and Leta Barton 355 West Ustick Road Boise, Idaho 83642 Applicant: Centennial Development, LLC 114 East Idaho Avenue, Suite 230 Meridian, Idaho 83642 Representative: Land Consultants Shawn Nickel 52 North 2nd Street Eagle, Idaho 83616 Application Information The applicant is requesting annexation, rezone and preliminary plat approval for a 5-lot residential subdivision on 5.00-acres. The site is currently zoned RUT and is proposed to be zoned R-2. The site is located on the south side of Ustick Road just east of Meridian Road. Acreage: 5.00-acres Current Zoning: RUT Proposed Zoning: R-2 Proposed buildable lots: 5-lots Proposed common lots: 4-lots Vicinity A. Findings of Fact 1. Trip Generation: This development is estimated to generate 40 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is effect at that time. 3. Traffic Impact Study: A traffic impact study was not required with this application. This site is located near the North Meridian Planning area and will contribute traffic onto the roadways that were examined as a part of the North Meridian Planning Area Study. Executive Summary of the North Meridian Traffic Plan The proposed 12-square mile study area between US 20126 and Ustick Road and between McDermott Road and Eagle Road (Sections 25-28, 33-36. of T4N R1 W and sections 29-32 of T4N R1E), is selected Ada County Highway District (ACHD} for anticipated development build out. The following are the principal findings and recommendations of the study: • By the year 2020 the study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.tt. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. tt of church buildings, and approximately 60 acres of park. • The build out scenario of the study area is projected to generate an average daily traffic (ADT) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph}. Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. • The distribution of the traffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27°k of the traffic directed towards east, 21% of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. • At build out, traffic on the arterials is expected to significantly increase (see Table 4). • All of the arterial intersections in the study area are currently operating at acceptable level of service of "C" or better. • By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. • A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. • Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. • Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. • McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. • Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. • McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. • Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. • Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. • Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right tum lanes may be required. At Ustick Road a 5-lane section is forecasted. 4. Site Information: The site is currently vacant. 5. Description of Adjacent Surrounding Area: a. North: Meridian Park and single-family residential home (1.5-acres) b. South: Single-family residential (Salisbury Lane Subdivision, approximately .26- acres) c. East: Single-family residential (Strasser Farms Subdivision, approximately 5-acres to 6-acres d. West: Single-family residential (1-acre to 3-acres) 6. Impacted Roadways Meridian Road: None Frontage: Functional Street Classification: North ofrtUstick Road was 4,156 on 8-2-00 Traffic count: Level of Service: Currently better than "C" Speed limit: 50 MPH Nearest intersection: Ustick Road is a four-way stop-controlled intersection Ustick Road: g0-feet Frontage: Functional Street Classification: West of Locust Grove Road was 6,510 on 6-20-01 Traffic count: Level of Service: Currently better than "C" Speed limit: 35 MPH Nearest intersection: Meridian Road is a four-way stop-controlled intersection Roadway Improvements Adjacent To and Near the Site Meridian Road is currently improved with two traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk. Ustick Road is currently improved with two traffic lanes (24-feet of pavement) with no curb, gutter or sidewalk. g. F~cisting Right-of-Way There is currently 50-feet of right-of-way (25-feet from centerline) for Ustick Road There is currently 50-feet of right-of-way (25-feet from centerline) for Meridian Road. g. Site History The District has not previously reviewed an application for this site. 10. Five Year Work ProgramlCapital Improvement Program There are no projects that area scheduled within the District's Five Year Work Program. Ustick Road (west of Meridian Road) is not included in the current CIP. 11. Other Development in Area Staff has recently been receiving large amounts of inquiries from developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminary plans generally include upwards of 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Due to the large number of inquiries and submitted development applications in this area, staff and the development cemmunity realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding developments that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staff begins to add in a second or third large-scale development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group tc conduct a traffic impact study of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat Road. B. Findings for Consideration Right-of-Way District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1B). This right-of- way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached sidewalks and bike lanes. Due to changes to the CIP and Impact Fee Ordinance, the District can only acquire right-of-way on roadways that are included in the Five Year Work Program and/or the Capital Improvement Program. Ustick Road is not listed in the Five Year Work Program or the Capital Improvement Program, therefore impact fees cannot be used to purchase right-of-way abutting the site. If the applicant chooses to dedipte additional right-of-way, the applicant may do so without compensation. 2. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on alt collector streets (7204.6.5). Typically sidewalk is constructed in its ultimate location, 2-feet within the ultimate right-of-way. If the applicant dedicates an additional 23-feet of right-of--way, the sidewalk can be constructed in its ultimate location. If the applicant chooses not to dedicate right-of-way the sidewalk cannot be constructed in its ultimate location. Due to the fact that the ultimate right-of-way on Ustick Road has not been acquired and the roadway is not in the current Capital Improvement Program, the applicant has three options: Dedicate an additional 23-feet of right-of-way and construct a sidewalk on Ustick Road a minimum of 41-feet from the centerline of the roadway OR 4 Do not dedicate any additional right-of-way on Ustick Road and construct 5-foot (minimum) wide concrete sidewalk on Ustick Road with an easement provided to the District. The sidewalk shall be located a minimum of 41-feet from centerline.OR Do not dedicate or construct sidewalk on Ustick Road. 3. Private Road 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 policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. Graveled private roads abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, if the City of Meridian approves the private road, the applicant should be required to pave the roadway a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Ustick Road and install pavement tapers with 15-foot 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 and a maximum intersection approach grade of 2% for at least 40-feet. Street name and stop signs are required for the private road. The signs may be ordered through the District at the cost of $240. Verification of the correct aaoroved name of the road is required. ACHD does not make any assurances that the private road that 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 ACRD: • Dedicate a minimum of 50-feet of right-of-way for the road. • A stub street may be required • Construct the roadway to the minimum ACRD requirements. The applicant should provide the District with a copy of a recorded access easement among the parcels for use of the private road for access to the public street prior to final plat approval. The applicant is proposing to construct a private road, Northbridge Lane, to intersect Ustick Road approximately 15-feet west of the east property line. The proposed private road will be located 1,110- feet west of Meridian Road. This roadway location meets District policy. The applicant should construct Northbridge Lane to intersect Ustick Road approximately 15-feet west of the east property line, as proposed. The applicant should pave the roadway a minimum of 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Ustick Road and install pavement tapers with 15-foot radii abutting the existing roadway edge. The applicant should also provide the District with a copy of a recorded access easement among the parcels for use of the private road for access to the public street prior to final plat approval. 5 4. Other Access roved with this application, direct lot access to Ustick Other than the access points specifically app Road is prohibited. C, Notification to the Applicant and the City of Meridian If the applicant chooses to construct Northbridge Lane as a public roadway, the District will consider the roadway if: • The applicant agrees to stub to the west property line h 's a royal for Best Management • The applicant can obtain the Department of Environmental Qua ty PP practice of storm water treatment AND • The applicant agrees to some form of agreement regarding the maintenance of the drainage Swale through: • A note on the final plat • The maintenance of the drainage Swale be noted within the subdivision's CCBcR's ^ A deed restriction By placing the Swale between the concrete ribbon and the sidewalk. ^ Or some combination of the above alternatives. p, Site Specific Conditions of Approval 1 ~ 4D1 feettfrom theltcenterline of the roadway ay and construct a sidewalk on Ustick Road a minimum of OR Do not dedicate any additional right-of-way on Ustick Road and construct 5-foot (minimum) wide concrete sidewalk on Ustick Road with an easement provided to the District. The sidewalk shall be located a minimum of 41-feet from centerline.OR Do not dedicate or construct sidewalk on Ustick Road. 2, Construct Northbridge Lane to intersect Ustick Road approximately 15-feet west of the east properly line, as proposed. 3 pavement of Ust ck Road and of t~fpavement tapers with 15ffoot rod abultt ng the ex sting roadway p edge. 4. prevent all storm water created by the private road from entering the public right-of-way. 5. Provide the District with a copy of a recorded access easementroma ng the parcels for use of the private road for access to the public street prior to final plat app g. Comply with all Standard Conditions of Approval. 6 p, Standard Conditions of Approval 1, Any existing irrigation facilities shalt be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3 construction of the proposed developments C ntact Construction Services at 387-6280 (wi h gehe number) for details. 4, Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5, All design and construction shall be in accords IementstConst uction Serv9ces proceduresca'nd all Manual, ISPWC Standards and approved supp applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. g, 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. 7, 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. 8, Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. g. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACRD. The applicant shall be required to call DIGLINE (1-800-342C~1r5 Sin atrlAentact ACHD Traffic Operatiorns 387- breaking ground within ACHD right-of-way. The apP hase of 6190 in the event any ACHD conduits (spare or filled) are compromised during any p construction. 10. No change in the terms and condillcenYs authorizedvrepresentative and an authorized representative signed by the applicant or the app' 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. 11. Any change by the applicant in the planned use of the property which is the subject of this egullatolry andalegalgrestrictionsPn force at the t of thelapplicantgorlatsos ccessors in interest advisesr the Highway District of its intent to change the planned use of the subject property unless a waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 7 E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 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 Sectretarytshall cause ~hensame to besplaced onsthekagendaofo rthattnext 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 ACHD staff for 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 when: 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. 9 Vicinity Map 10 -_ ,'''''ei''" Ada County Highway District INTER-OFFI(;~ 1vL~MU Right-of-Way ~'r Ueve~opmenr aervrces Planning & Development Division To: J. Schweitzer and the ACRD Commissioners ~~ ~~~-q ~ From: Andrea N. Tuning FE3 ] B 2D03 Meeting Date: February 19, 2003 City Of Nleridiaa City Clerk Office Subject: Northbridge Subdivision 355 West Ustick Road 5-lot residential subdivision The Application: On January 29, 2003, the Commission deferred action on Northbridge Subdivision for staff to examine the possibility of Northbridge Lane being a public road. Commission Directive: The Commission asked staff to • Reexamine the site to determine whether or not the drainage from the roadway would prohibit Northbridge Lane from becoming a public street • Examine the City of Meridian's private road standards. Tke Conekesions: On February 7, 2003, staff met with the applicant and the applicant's engineer. It was determined that the construction of curb and gutter on Northbridge Lane is not a viable alternative for the site due to high ground water within this area. The applicant has proposed to construct Northbridge Lane with 30-feet of pavement with a 1-foot [minimum (8-inches thick)] concrete ribbon, an adequately sized drainage Swale and a 5-foot concrete sidewalk on both sides of the roadway. Staffbelieves that this proposal will be acceptable if the applicant can obtain the Department of Environmental Quality's approval for Best Managemern Practice of storm water treatment, the District could accept Northbridge Lane as a public roadway. It is important to note that the applicant's proposal will require the Commission to: • Modify policy to allow the alternative street section • Waive the requirement for the separation of groundwater • Will require a site specific requirement regarding the maintenance of the drainage Swale. The following language is from the City of Meridian's Planned Unit Development Ordinance: Driveways, streets and pathways: Driveways to one_ and two family dwellings shall not be less than nine feet (9') in width. Service driveways, drive-through lanes and escape lanes shall have a minimum width often feet (10') per lane, without parking on either side. Publicly dedicated streets shall be designed and constructed to Ada County Highway District standards. Private streets may be approved by the Council and the following roadway standards shall apply: a. Up to three (3) dwelling units with a roadway less than two hundred feet (200') in length - twenty-four-foot (24') roadway with afive-foot (5') sidewalk on one (1) side located in an easement. b. Up to three (3) dwelling units with a roadway greater than two hundred feet (200') in length - twenty-eight-foot (28') roadway with afive-foot (5') sidewalk on one side located in an easement. c. Four (4) to ten (10) dwelling units on a roadway less than two hundred feet (200') in length) - twenty-four-foot (24') roadway with five-foot (5') sidewalk on both sides located within an easement. d. Four (4) to ten (10) dwelling units on a roadway greater than two hundred feet (200') in length) - forty-two-foot (42') right-of--way with twenty-nine-foot (29') section from back of curb to back of curb, with five-foot (5') sidewalks required on both sides. e. Eleven (I I) or more dwelling units -forty-two-foot (42')right-of--way with atwenty-nine-foot (29') section and five-foot (5') sidewalks on both sides. f. Construction standazds (i.e., gravel base, pavement depth and compaction testing requirements) of all private roads shall meet the standards of Ada County Highway District for a local road. Staff Recommendation: Due to the fact that the applicant has submitted an application for preliminary plat and private road approval, staff recommends that the ACHD staff report remain as is. If the Commission determines that the District would prefer that Northbridge Lane be constructed as a public roadway, the applicant should be granted a modification of policy for the alternative street section and a waiver of policy for the for the separation of groundwater. The ACHD staff report should be amended with the special recommendation to the City of Meridian stating the District's desire for the roadway to be constructed as a public roadway. The special recommendation should include the District's willingness to accept Northbridge Lane as a public roadway if • The applicant agrees to stub to the west property line • The applicant can obtain the Department of Environmental Quality's approval for Best Management Practice of storm water treatment AND • The applicant agrees to some form of agreement regarding the maintenance of the drainage swale through: • A note on the final plat ^ The maintenance of the drainage swale be noted within the subdivision's CC&R's ^ A-deed restriction ^ By placing the swale between the concrete ribbon and the sidewalk. ^ Or some combination of the above alternatives.