HomeMy WebLinkAboutACHD CommentsPage 1 of 1
,Tara Green
From: Sonya Wafters
Sent: Thursday, December 06, 2007 1:07 PM
Toc Machelle Hill
Cc: Tara Green
'Subject: Castle Rock ACRD Report (DRAFT)
Attachments: Castle Rock DRAFT.doc
Not sure if you already have this but thought I should pass it along in case......
.sow~a wafters
~.
CITY OF MERIDIAN
Planning Department
660 E. Watertower Street, Ste. 202
Meridian, Idaho 83642
2.08.884.5533 ph. / 208.888.6854 fax
12/6/2007
Right-of--Way & Development Services Department
f ~~~~~
~~ ~ CHD ~
Ga~`~d~a ~:~
Project/File: Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
This is an annexation, rezone, preliminary plat, and planned unit development
application for 848 residential lots on approximately 224 acres.
Lead Agency:
Site address:
Commission
Hearing:
Applicant:
Representative:
i
Staff Contact:
~,.
Tech Review:
Application Infor
Acreage:
Current Zoning:
Proposed Zoning:
Residential Units:
Common Lots:
City of Meridian
Eagle Road between Amity and Lake Hazel Roads
December 12, 2007
Providence Development
701 S. Allen St. STE # 102
Meridian, LD 83642
Hubble Homes -Justin Lucas
701 S. Allen St. STE # 102
Meridian, ID 83642
Mindy Wallace
Phone: 387-6178
E-mail: mwallacet'a~achd.ada.id.us
November 28, 2007
n=r~, ~ ,,~ , ,
~ , ~
~ ~ ~~--- ~~
,~
\
~ _
tj
k~ cr1~-~9
~'' i
~~"~' - __ ~ I
-
l 9~~,
n
iiF
g ~ lv`~
~i.~M
Q-
_
,~
~m ~:. I t{
JL".i-.._
~
~, ~,,,~
~rh~,
~
C
7 T
~ '7
i
.
~~ ~
i. ~ ~~
~] _ ~ ,s, ~-~ ~--~' - -
`
mation:
224.26
RR
R-2, R-8, & PUD
848-single family lots
100
A. Findings of Fact
Existing Conditions
1. Site Information: The site is currently a 44-lot subdivision and sod farm.
1 " Castle Rock MAZ-07-046/MPP-07-020/MPUD-07-001
2
Descri tion of Adjacent Surrounding Area:
Direction Land Use Zoning
North Rural-Urban Transitional RUT
South Rural Residential RR
East Rural Residential RR
West Rural Residential RR
3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site
• Eagle Road 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 Eagle Road (25-feet from centerline).
Eagle Road north of Amity is a 2/3 lane facility where center turn lanes have been constructed
with development.
• Amity Road is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk. There is
between 55 and 60-feet of right-of-way existing for Amity Road (25 to 30-feet from centerline).
4. Existing Access: There is one defined access point (Taconic Drive) to this parcel, located off of
Eagle Road
5. Site History: ACRD reviewed and approved this site in April 2000 for a temporary soccer
complex. In July 2004 this site was reviewed and approved as the non-farm
Blackrock Subdivision. ACRD reviewed and approved this site in February
2007 fora 644 -lot residential subdivision.
Development Impacts
6. Trip Generation: This development is estimated to generate 8,182 additional vehicle trips per
' day based on the submitted traffic impact study.
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
Eagle Road 800' Principal 6.,667 north of Better 50 MPH
Arterial Amity on 1/31/07 than "C"
3,644 south of
Amity Road on
1 /31 /07
Amity Road None Minor Arterial 4,900 west of Better 50 MPH
(west of Eagle) Eagle on 1/31/07 than "C"
Collector (east 5,764 east of Eagle Better
of Ea le on 1/31./07 than "C"
"Acceptable level of service for atwo-lane principal arterial roadway is "E" (15,500 VTD).
*Acceptable level of service for athree-lane principal arterial roadway is "E" (18,500 VTD).
*Acceptable level of service for atwo-lane minor arterial roadway is "D" (14,000 VTD).
*Acceptable level of service for atwo-lane collector roadway is "D" (9,500 VTD).
2 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
9. Capital Improvements Plan/Five Year Work Plan
The following improvements are scheduled in the District's Five Year Work Plan and Capital
Improvement Plan (CIP).
• The intersection of Victory/Eagle is scheduled in the draft Five Year Work Plan update to be
widened and signalized in 2009.
• Eagle Road is scheduled in the draft Five Year Work Plan update to be widened to 5-lanes
between the Ridenbaugh Canal and Victory Road in 2009.
• Eagle Road between Amity and Lake Hazel is planned in the CIP to be widened to 5-lanes
~.. between 2018 and 2027.
• The intersection of Amity/Eagle is planned in the CIP to be widened and signalized to 6-lanes
on the north leg, 5-lanes on the south and west legs, 4-lanes on the east leg and between 2018
and 2027.
• The intersection of Lake Hazel/Eagle is planned in the CIP to be signalized and widened to 5-
lanes on the north leg, 4-lanes on the south leg, 5-lanes on the east and west legs and
signalized between 2018 and 2027.
B. Findings for Consideration
1.~. Traffic Impact Study
A traffic impact study for Blackrock Castle Greens Subdivisions was prepared by Washington Group
' International. Below is a summary of the findings.
• The proposed development is projected to generate an average daily traffic (ADT) volume of
8,182 vehicles of which the a.m. and p.m. peak hour traffic is 841 and 864 vehicles per hour
respectively.
• As a result of the site build-out, traffic on the roadways is expected to increase in the vicinity.
Traffic on Eagle Road may increase by 6,:546 trips per day north of the site and 1,636 trips
per day south of the site. Eagle Road traffic may increase by 5,564 trips per day north of
Amity Road and 982 trips per day south of Lake Hazel Road. Traffic on Amity Road may
increase by 327 trips per day east of Eagle Road and 655 trips per day west of Eagle Road.
Lake Hazel Road traffic may increase by 245 trips per day east of Eagle Road and 409 trips
~• per day west of Eagle Road.
• The site has the potential to reduce traffic volumes by up to 10%. There is over 40 acres of
parks and open space for retaining recreational trips. The site plan includes a bus turnout
i and shelter at the Taconic Drive/Eagle Road intersection for supporting transit trips. The
site is located within convenient bicycling distance (3 miles) of major employment and
commercial developments on Eagle Road. The site abuts one of the City of Meridian's
major pathway corridors.
• The Ada County Highway District has recently conducted a South Meridian Transporation
Study that includes the area of the Castle Rock development. The South Meridian
Transportation Study had not been adopted but includes a land use plan that includes the
" development of the Castle Rock site. The study recommendations have not yet been
finalized, but are expected to include a range of access management strategies plus corridor
and intersection and corridor improvements.
3 Castle Rock MAZ-07-046/MPP-07-020/MPUD-07-001
• The intersection of Amity Road and Eagle Road is currently afour-way stop without any
' additional turn lanes on any approach. This intersection currently operates below capacity
at Level of Service (LOS) C for the existing traffic volumes and intersection geometry.
The intersection is forecast to operate at LOS F for the year 2016 background condition.
The background condition reflects regional growth in the area but not the traffic from the
Castle Rock site. Improvements are needed to accommodate background traffic volumes.
The addition of separate left turn lanes on all approaches results in traffic operations at LOS
' . F during the a.m. and p.m. peak hours.
'~ For the build-out condition, the intersection is forecast to operate at LOS D with the traffic
~' signal and the additional traffic lanes. The build out condition reflects regional growth in the
area plus the traffic from the Castle Rock site. No additional site-related improvements are
` needed to support the build out traffic volumes. Approximately 26% of the peak hour traffic
' volumes are attributed to Castle Rock development under build out traffic conditions.
~, • The intersection of Lake Hazel and Eagle Road is currently afour-way stop without any
additional turn lanes on any approach. This intersection currently operates below capacity
at LOS B for the existing traffic volumes and intersection geometry. The intersection is
forecast to operate at LOS F for the year 2016 background condtion. Improvements are
'~ needed to accommodate the background traffic volumes. The addition of separate left turn
lanes on all approaches result in traffic operations at LOS E during the a.m. and p.m. peak
hours. Further improvements are needed to accommodate the background traffic volumes.
The intersection will require a traffic signal, widening to provide two through lanes on Eagle
Road and added right turn lanes on all approaches to operate at LOS C during the a.m. and
p.m. peak hours. For the build out conditions, the intersection is forecast to operate at LOS
' D with the traffic signal and the additional traffic lanes. No additional site related
' improvements are needed to support the build out traffic volumes. Approximately 10% of
' the peak hour traffic volumes are attributed to the Castle Rock development.
• The site plan shows a new public street intersection (Taconic Drive) with Eagle Road. For
' the 2016 build out condition, the Taconic Drive approach is forecast to operate at LOS F in
the a.m. and p.m. peak hours if it is developed as a STOP controlled intersection. The
through tra .ffic on Eagle Road is not delayed. Only the Taconic Drive approach will require a
' STOP sign. A northbound left turn lane is warranted on Eagle Road at the new site access
intersection. Also, the new Taconic Drive roadway should be designed with sufficient width
'' to allow simultaneous left and right-turning exiting traffic. A southbound right turn lane is
warranted on southbound Eagle Road at the new site access.
The left turning tra .ffic volumes on Eagle Road and Taconic Drive approach are large enough
to warrant (Warrant 3, Peak Hour Volume) a traffic signal at the new site access
intersection. The Taconic Drive intersection location also meets the ACHD proposal for
access management on the principal arterial because it's location is very close to the
' desirable half-mile spacing. With the addition of a signal and separate left turn lanes on the
Eagle Road approaches, the traffic signal will improve operations to LOS B during the a.m.
and p.m. peak hours. Traffic signal improvements are needed to accommodate the build out
traffic volumes. Based upon Warrant 3 (Peak Hour) the traffic volumes are expected to
meet the minimum volume at approximately 48% of the build out traffic volumes. This
equates to approximately 400 homes.
i
4 ° Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
• The forecast daily year 2016 build out traffic volumes for the segment of Eagle Road north of
Amity Road exceed the planning thresholds for atwo-lane rural arterial. Eagle Road may
require widening north of Amity Road prior to year 2016 forecast condtions.
• The forecast daily build-out volumes (Year 2016) for all other roadways in the vicinity of the
project are lower than the planning development thresholds. The other area's roadways do
not require any capacity improvements to accommodate the site generated traffic volumes.
• The forecast daily build out year volumes (Year 2030 from the COMPASS Communities in
Motion Land Use Model) for the segment of Amity Road and Lake Hazel Road exceed the
planning development thresholds for atwo-lane rural arterial. Amity Road and Lake Hazel
Road my require widening prior to year 2030 forecast conditions.
• Internally, all of the subdivision streets in the southern portion with front-on housing have
projected ADT volumes less than 1,000 vehicles per day.
• Internally, all of the subdivision streets in the northern portion of the project with front-on
housing have projected ADT volumes less than 1,000 vehicles per day.
Following are the transportation-related improvements needed to accommodate the traffic volumes
generated by the Castle Rock development.
• Construct a traffic signal at the new site access intersection with Eagle Road. Provide
sufficient width on the east-west collector roadway (Taconic Drive) to accommodate
separate left and right turning traffic. A southbound right turn lane and a northbound left turn
lane are warranted on southbound Eagle Road at the north site access intersection.
• No other traffic-related improvements have been identified with this analysis.
` Staff Comment/Recommendation: Staff comments are provided by the District's Traffic Services
~; Division.
o Staff believes the background growth rate of 7% is too high. Typically background growth
rates should only be 1%-3%, especially when compounded over several years such as this
development where the build out year is 2016. This is especially true then they use a high
growth rate and add in the other know developments in the area. When using COMPASS
2030 traffic numbers to determine background growth rates, the traffic from the other
'• developments and from the subject development need to be subtracted from the 2030
numbers since they are likely already included in the 2030 traffic projections.
o Based on the submitted traffic impact study, the applicant will be required to design and
construct a signal at the intersection of Taconic Drive and Eagle Road. Based on
information submitted by the applicant the signal is warranted with the development of the
400th .lot or at 48% build-out. To ensure the signal is installed when it is truly warranted the
applicant will be required to submit a signal analysis for each final plat submitted after the
final platting of the 400th lot. The applicant would then design and construct the signal when
warrants are met. The applicant will be required to enter into a signal agreement with the
District at the signal is to be installed.
2.: Intersection of Eagle and Amity Roads
The submitted traffic impact study indicates that the intersection of Amity Road and Eagle Road is
is forecast to operate at LOS F for the year 2016 background condition without any additional traffic
'~ generated by the Castle Rock development. The intersection improvement is identified in the
District's Capital Improvements Plan (between 2018 and 2027) after the development's projected
5 ~ Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
build-out. Because the intersection is projected to operate at LOS F without any additional site
traffic from the Castle Rock development the additional traffic generated by the Castle Rock
development will cause the intersection to fail sooner than anticipated in the TIS. The intersection
is expected to fail with the addition of 15% (127 homes) of the site traffic. Because of this the
applicant will need to wait until ACHD constructs the intersection improvements. OR prior to the
final platting of the phase which includes the 12Th lot (approximately 15% of total build-out) enter
into a development agreement with the District to expedite ACHD's project and design and
construct the intersection improvements being reimbursed with impact fees over time. OR design
and install an interim signal to include left turn lanes on each leg of the intersection at their own cost
(non reimbursable). ACHD is willing to contribute the hardware necessary for the construction of
the interim signal, as it can be reused. This intersection is scheduled to be improved by the District
sometime between 2018 and 2027. At that time the intersection would be widened to 6-lanes on
the north leg, 5-lanes on the south and west legs and to 4-lanes on the east leg and signalized.
3.. Eagle 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 construct a 5-foot detached concrete
sidewalk abutting the site on Eagle Road. The applicant has proposed to construct a Valley Ride
transit stop on Eagle Road south of Taconic Drive abutting the site. The Valley Ride stop would be
constructed in anticipation of future public transportation in the area.
Staff Comment/Recommendation: Dedicate 48-feet of right-of-way from the centerline of Eagle
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. 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.
The applicant's proposal to construct a 5-foot detached concrete sidewalk meets District policy.
~' The sidewalk shall be located a minimum of 41-feet from the centerline of Eagle Road. An
easement will need to be provided for any segment of the sidewalk located outside of the right-of-
way.
The applicant's proposal for the Valley Ride transit stop on Eagle Road will is approved as
° proposed. The Valley Ride transit stop should be located within ACHD right-of-way and located as
far south of the Eagle/Taconic intersection as possible. The applicant will not be compensated for
the additional right-of-way to accommodate the transit stop.
4.;, Taconic Drive (Entry Roadway)
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.
6 Castle Rock MAZ-07-0161MPP-07-020/MPUD-O7-001
Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4-
feetwide 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.
Applicant's Proposal: The applicant has proposed to construct Taconic Drive as a 33-foot street
section with rolled curb, gutter, and an attached concrete sidewalk within 50-feet of right-of-way.
Staff Comment/Recommendation: Taconic Drive was originally created as part of Blackrock
~~ Subdivision in 2004. At that time Taconic Drive was identified as a residential collector which would
be used to serve the future development of two large open space lots. The application for
Blackrock Subdivision went before ACHD's Commission on August 18, 2004. The Commission
determined that at that time Taconic Drive would not need to be constructed as a full residential
collector until the future development of the two large open space lots. The applicant constructed
the roadway with 24-feet of pavement, 3-foot gravel shoulders, 8-foot barrow ditch, and a 10-foot
,~ asphalt path on one side of the roadway.
At this time the applicant will be required to construct Taconic Drive as a standard residential
collector with a 33-foot street section with vertical curb, gutter, 5-foot concrete sidewalk and no front
on housing within 50-feet of right-of-way. Parking will be prohibited on this roadway. Coordinate
the signage program with District Staff. Provide a minimum 21-foot street section on either side of
the proposed center landscape islands.
5. Internal Streets
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.
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.
Reduced 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 aright-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
requires Fire Department approval from use of reduced street sections and restricts parking on
reduced street sections.
7 ~ Castle Rock MAZ-D7-016/MPP-07-020/MPUD-07-001
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.
Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed to provide a
minimum turning radius of 45-feet. Landscape and parking islands may be constructed in
turnarounds if a minimum inside curb radius of 28-feet, and a minimum outside radius of 45-feet are
provided.. The pavement width shall be sufficient to allow the turning around of a standard
AASHTO SU design vehicle without backing.
Applicant Proposal (Internal streets): The applicant has proposed to construct the following
roadways as a 25-foot street section with two 10.6-foot travel lanes, rolled curb, gutter, 5-foot
attached concrete sidewalk within 42-feet of right-of-way.
• S. Aydon Avenue and S. Hurst Avenue, between E. Skipton Drive and E. Walmer Drive.
The applicant has proposed to construct the following roadways as a 29-foot street section with
rolled curb, gutter, and 5-foot attached concrete sidewalk within 42-feet of right-of-way.
' S. Helms Way and S. cardonness Way between E. Skipton Drive and E. Walmer Drive.
• S. Carlisle Way between E. Taconic Street and E. Tilbury Drive.
• S. Appleby Way between E. Taconic Street and S. Featherstrone Way/S. Grosmont Way.
The applicant has proposed to construct the remainder of the roadways within the development as
a 33-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk within 50-feet
of right-of-way. The applicant has proposed to construct several center landscape islands
throughout the development and one cul-de-sac turnaround with no center landscape island.
The applicant has proposed to construct bulb-outs at all the intersections internal to the site with the
exception of the proposed street intersection with Taconic Street (S. Helms Way, S. Carlisle Way,
t S. Cardoness Way, and S. Appleey Way).
Staff Comment/Recommendation: The applicant's proposals for the 29 and 33-foot street
sections meet District policy. The applicant will be required to construct 29-foot street sections with
vertical curb.
The proposed 25-foot street section is similar to a new policy currently being developed by the
District which would allow fora 2b-foot reduced street section with vertical curb, gutter, and 5-foot
concrete sidewalks. A modification of the current policy could be made to allow this reduced street
section prior to the adoption of the new policies. The applicant's proposal to use this street section
is consistent with the District's intent of the this type of reduced street section (I.e. gridded street
system, no access to the roadway, no parking, on-street parking in alternative locations, etc). in
addition, this street section is consistent with a private street section that has been allowed by the
City of Meridian and the Meridian Fire Department.
The applicant will be required to obtain specific written fire department approval for the reduced
street sections. The applicant will need to provide a minimum 21-foot street section on either side
of the proposed center landscape islands and to provide a minimum outside radius of 45-feet for the
proposed cul-de-sae turnaround. The applicant will be required to provide a minimum of 24-feet of
pavement between the bulb-outs at the intersection.
6,; Alleys
New Alley Policy: District policy 7204.10.1 requires the minimum right-of-way width for new alleys
to be 16-feet if: the alley is abutted by residential uses and zoning on both sides; and building
setbacks required by the land use agency having jurisdiction provide sufficient space for the safe
8 ~ Castle Rock MAZ-07-046/MPP-07-020/MPUD-07-001
backing of vehicles into the alley; and 20-feet in all other situations. Dedication of clear title to the
right-of-way and the improvement of the right-of-way, and acceptance of the improvement by the
District as meeting its construction standards, are required for all alleys contained in a proposed
development. The alley shall be improved by paving the full width and length of the right-of-way;
'~ provided, that the minimum width of the right-of-way is 16-feet and the homeowners association has
obtained a license agreement from the District authorizing the landscaping of a portion of the alley
right-of-way, which a portion abuts the development and does not exceed two feet in width, such
licensed area need not be paved until the license is terminated.
Alley Access Policy: Access is allowed to and from a fully improved alley (District policy
7204.10.2). Parking shall be designed so the minimum clear distance from the back of the parking
stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall
be located a minimum of 25-feet from the nearest public street.
~~ District policy 7202.6 states that alleys are not considered part of the traffic circulation system.
;~ Unless specifically approved by the District, an alley should not serve as primary access to a lot or
building.
Alley Paving Policy: District Policy 7204.1.0.1 states if the proposed development is not a single
family detached residence and it takes access from an alley, the developer will be required to pave
the entire width of the right-of-way from the nearest public street to and abutting the development.
Applicant's Proposal: The applicant is proposing to construct 20-foot wide public alleys between
blocks 4/5, 7/ 8, 9/10, 11/12, 15/16, 18/19, 20/21, 22/23, and 24/25. All of the alleys are proposed
to be straight and intersect a public street at both ends.
Staff Comment/Recommendations: The applicant's proposal meets District policy.
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
residential 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).
Applicant's Proposal: The applicant has proposed to construct one roadway (Taconic Drive) to
intersect Eagle Road located approximately 370-feet south of the north property line (measured
property line to centerline).
Staff Comment/Recommendation: The applicant's proposal meets District policy and should be
approved with this application.
8.. 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
9 ~ Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will
not be required if .the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Applicant's Proposal: The applicant has proposed to construct the following stub streets.
• Stub street to the north, S. Tamworth Avenue, located approximately 660-feet west of the
east property'line (measured property line to centerline)
i~,
~,
• Stub street to the north, S. Whitebark, located approximately 1,170-feet east of the west
property line (measured property line to centerline). This stub street will align with S.
;. Whitebark, a previously approved stub street as part of Whitebark Subdivision.
• Stub street to the north, S.Graphite Way, located approximately 550-feet east of the west
property line (measured property line to centerline).
• Stub street to the south, S. Aydon Avenue, located 690-feet west of the east property line
(measured property line to centerline).
• Stub street to the east, E. Goodrich Drive, located approximately 350-feet north of the south
N. property line (measured property line to centerline).
~~
• Stub street to the south, S. Graphite Way, located approximately 230-feet east of the west
property line (measured property line to centerline). This stub street will align and tie into
Hyper Drive, a previously approved stub street as part of Blackrock Subdivision.
Staff Comment/Recommendation: The applicant's proposal meet's District policy and should be
approved with this application.
9. 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 I'II trees to provide a
minimum planter width of 10-feet.
10. Other Access
'` Eagle Road is classified as a principal arterial roadway. Other than the access specifically
~~ approved with this application, direct lot access is prohibited to this roadway and should be noted
'• on the final plat.
C~. Site Specific Conditions of Approval
14
1. Design and construct a signal at the intersection of Taconic Drive and Eagle Road when signal
I~ warrants are met based on signal analysis submitted to the District for each final plat after the final
~` platting of the 400th lot. Enter into a signal agreement with the District when the signal is to be
i. installed.
2. ~ Prior to the final platting of the 127-lot the intersection of Amity and Eagle Roads will need to be
fully improved as identified in the District's Capital Improvement Plan. The applicant can either
~~ enter into a development agreement with the District to construct the intersection improvements
prior to date scheduled in the Capital Improvement Plan, construct an interim signal with left turn
10.E Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
lanes at all site approaches, or wait until the District has improved the intersection to continue final
platting of the development.
3.'' Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the site. 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. 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.
4. Construct a 5-foot concrete sidewalk a minimum of 41-feet from the centerline of Eagle Road, as
.proposed. Provide an easement to the District for any segment of the sidewalk located outside of
the right-of-way.
5. Construct Taconic Drive as a standard residential collector with a complete 33-foot street section
-. with vertical curb, gutter, and 5-foot concrete sidewalk on the north side of the roadway and no
front-on housing within 50-feet of right-of-way. Provide a minimum 21-foot street section on both
' sides of the proposed center landscape islands.
6., Construct the following internal streets as a 25-foot street section with vertical curb, gutter, and 5-
foot concrete sidewalk, as proposed.
• S. Aydon Avenue and S. Hurst Avenue, between E. Skipton Drive and E. Walmer Drive.
Parking is prohibited on this roadway coordinate a signage program with District Traffic Services
' staff. Obtain Fire department approval for the reduced street section.
7.'' Construct the remaining interior roadways as either a standard 29-foot street with vertical curb or
~' standard 33-foot street section, as proposed. Obtain Fire Department approval for the reduced
street section. Parking is prohibited on one side of the on the 29-foot roadway.
8. Provide a minimum 21-foot street section on either side of the proposed center landscape islands.
9., Provide a minimum outside radius of 45-feet for the proposed cul-de-sac turnaround.
10. Provide a minimum of 24-feet of pavement .between the bulb-outs at the intersection, as proposed.
11;f. Construct nine 20-foot wide public alleys between blocks 4/5, 7/ 8, 9/10, 11/12, 15/16, 18/19, 20/21,
22/23, and 24/25, as proposed. All of the alleys are proposed to be straight and intersect a public
street at both ends.
12. Construct one roadway (Taconic Drive) to intersect Eagle Road located approximately 370-feet
~~ south of the north property line (measured property line to centerline).
13. Construct the following stub streets, as proposed. Install a sign at the terminus of the stub street
~' stating that, "THIS ROAD W1LL BE EXTENDED IN THE FUTURE."
~' Stub street to the north, S. Tamworth Avenue, located approximately 660-feet west of the
'' east property line (measured property line to centerline)
• Stub street to the north; S. Whitebark, located approximately 1,170-feet east of the west
property line (measured .property line to centerline). This stub street will align with S.
Whitebark, a previously approved stub street as part of Whitebark Subdivision.
• Stub street to the north, S.Graphite Way, located approximately 550-feet east of the west
property line (measured property line to centerline).
11. Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
• Stub street to the south, S. Aydon Avenue, located 690-feet west of the east property line
(measured property line to centerline).
• Stub street to the east, E. Goodrich Drive., located approximately 350-feet north of the south
property line (measured property line to centerline).
• Stub street to the south, S. Graphite Way, located approximately 230-feet east of the west
property line (measured property line to centerline). This stub street will align and tie into
Hyper Drive, a previously approved stub street as part of Blackrock Subdivision.
14;. Other than the access specifically approved with this application, direct lot access is prohibited to
Eagle Road and shall be noted on the final plat.
15. 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
i, 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.
(y
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 in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11'! It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
;~ shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
12'; Castle Rock MAZ-O7-016/MPP-07-020/MPUD-07-001
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACRD conduits (spare or filled) are compromised during any phase of construction.
12~. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13~. Any change by the applicant in the planned use of the property which is the subject of this
'' application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at
the time the change in use is sought.
E~. Conclusions of Law
..
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 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
13 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
- _
~,, a ,t ~
~,
~~ _ _ ~. ,
6/ (YI ~ ~ I _ - ~ _ __
r, - '~~
~, ~, ~SiSW~Z,AN = t~.1y ~ i~ ~5~.,
-: !- ~ ~ 1~
~ ~~
~~ 1
~~,
~ ~
a tip. ~ ~,; ° <, ~~~~ ~, ~~ i
~-, ~~ ~ c
b I
~~
~~ f i ~ ,,:~..~
~~ `~:
~~ ~~ ~ _ ~ -
. _ _ ,~a ~-~~..~ ~~ ~ . , ~~
.T ~9
,,._ .. ,,. ,,~„. _.,a_ .LAKE^FIAZEL ~, S E~ArGL'E~r„E;~p;l(E`HAZEL-
_~''~- -
a ~ ,~
w
C,
14 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
,;
i
'!3
~ ~ m
~m , ~. D
yv
"D
~,
_o ~ ~~
;yD
;_ ~ ~
~ ~ r
~
~ D m z
f
;!. ~ ~
O !
~,
~.
;, '' ~ ~.
I' ' (/~
i ~ ~~
_ _(
~
1 `
'42-i',
. ~ ft~3f
r:l ~
~i
x
}.C. ~ i
i ~ ~ iYj
/~
``
:l/~ •'
~' ~ T
• i
~I i:1• ~ ~'i.
~~ ~ v
' j, / `~
i ~. ~;
i >
; ,y.
O
~: ;
:~
'-
r
7
Z ~` ,~
~ y
~~ ~ . ,.
, I ;.,
~ ,? - .1. :. .,.-
r,
,` ~I y ~~.
., '~
~~, .
1 11 .
i
a tot.
S
~. f'~.
~~ ', `
~, ~~~
r. g '
~~aagl~
. ~~E~
.. ii ~
~1'~ iEpi~
~~
15
i
+ ~
~~.
9
8 a~
r QgQg
~~h
egy ~+
S
9~y
s~~a ~
ege
~~~~~
9
Y ZMZ a•
F F
/r
~.~
A
^
~t
C~
ap
3~~
d~~.
D ~~~~~~ ~~~~ ~~~~~~ ~~~
a ~ ~~~s ~ `~ ~~.
"Gv"v GSC~eGC 'jd$
E[1SF~tF €€~~ ~€~€~€ Ogg
Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
6
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
®jThe 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 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:
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 ACRD Drainage
Division.
^i Idaho Power Company
Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
^ Final Approval from Development Services
ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
16 Castle Rock MAZ-07-046/MPP-07-020/MPUD-07-001
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on by
all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3':.00 p.m. on the day prior to the Commission's next scheduled regular meeting
following the meeting at which the action to be reconsidered was taken. Upon receipt of the
request, the Secretary shall cause the same to be placed on the agenda for that next
scheduled regular Commission meeting.
e. The request for reconsideration must be supported by written documentation setting forth
new facts and information not presented at the earlier meeting, or a changed situation that
has developed since the taking of the earlier vote, or information establishing an error of fact
or law in the earlier action. The request may also be supported by oral testimony at the
meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACRD
staff 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 where the original matter is again on the agenda for Commission action,
interested persons and ACHD 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.
17 Castle Rock MAZ-07-016/MPP-07-020/MPUD-07-001
t ~~~~}
CHD ~
~ioswm~v~ecl~o ~itMrce
November 29, 2007
TO: Sonya Watters
City of Meridian Planning Department
660 E. Watertower Lane, STE 202
Meridian, ID 83642
SUBJECT: Castle Rock Subdivision
MAZ-07-016/MPP-07-020/MPU D-07-001
Eagle Road between Amity and Lake Hazel Roads
Sonya,
City Of Meridian
City Clerk Office
At this time the Highway District will not be able to provide the City of Meridian with a copy of the draft
staff report for Castle Rock Subdivision. Staff had originally anticipated taking this application to
ACHD's Commission on December 5, 2007, but due to two outstanding issues staff is now anticipating
a hearing date of either the 12~h or 19`h of December. The two outstanding issues are related to the
intersection of Amity and Eagle Roads and the proposed location of the Valley Ride transit stop
location. We are looking to recommend limiting the number lots that can be final platted until
improvements are completed at the Amity/Eagle intersection. There were some discrepancies between
their traffic engineer's numbers and our calculations. We are meeting with them again tomorrow
morning to discern the discrepancies. The District has received a letter from Valley Ride regarding the
location of the transit stop and staff is discussing the issue internally. With the exception of those two
items the application was moving forward with staff supported recommendations of approval. A draft
copy of the staff report will be provided as soon as possible.
If you have any questions feel free to contact me at (208) 387-6178.
Sincerely,
Mindy Wallace
Planner IIJ
Right-of-Way & Development Services
Cc: Project File
Hubble Homes -Justin Lucas
John S. Franden, President
Rebecca W. Arnold, Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
Carol A. McKee, Commissioner
Sent Via E-Mail
.RECEI~rE~
NOV 2 9 2007
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387 6100 • FX 345-7650 • www.achd.ada.id.us