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HomeMy WebLinkAboutACHD Comments GeMen Gry ID 83714-6499 rnone FAX March 20, 2003 Ada County Highway District Susan S. Fasllake 1st Vice President Dave Bivens, 2nd N~ President DaNtl E. Wynkoop, Commissioner John S. Frdnden, ComMSSloner TO: Jim & Karen Hollister 113 W. 43rd Street Boise, Idaho 83714 SUBJECT: MVAR03-008 Block Length Variance East of Locust Grove Road, North of Ustick Road RECEIVED MAR 2 1 2003 City of Meridian City Clerk O££ice On February 19, 2003, the Ada County Highway District Commissioners acted on MPP03-001, Setter Cove Subdivision. The conditions and requirements also apply to MVAR03-008. If you have any questions, please feel free to contact this office at (208) 387-6170. S' cer~ly,~ ~`~ Craig Hood Senior Development Analyst Planning & Development Cc: Planning & Development/Chron/Project File Planning & Development Services Cityof Meridian Construction Services Drainage/Utilities MKH Development, Inc., 113 W. 43rd Street, Boise, ID 83714 David Marks, C/O Tealey's Land Survey, 2501 Bogus Basin Road, Boise, ID 83702 .~'fr'~~ Ada County Highway District Right-of=Way & Development Department Planning Review Division This application requires Commission action due to the fact that it is located near the North Meridian Planning Area and within the area considered in the North Meridian Trek Study. This item is scheduled to be on the consent agenda on February 19, 2003 at 12:00 noon. Tech Review for this item was held with the applicant on Friday February 7, 2003e. Please refer to the atfachment for request for reconsideration guidelines. Staff contact.~Andrea N. Tuning, 208-387-6177, atuning@achd.ada.id.us File Numbers: Setter Cove Subdivision / MPP-03-001 Site address: East of Locust Grove North of Ustick Road Owner/Applicant: MKH Development, Inc. Jim and Karen Hollister 113 West 43b Street Boise, Idaho 83714 Representative: David Marks 2501 Bogus Basin Road Boise, Idaho 83702 Application Information The applicant is requesting preliminary plat approval to construct a 16-lot single-family residential subdivision located on 9.996-acres. The site is located on the east side of Locust Grove north of Ustick Road. The site is proposed to be located between the recently approved Education Campus Subdivision and Parkstone Subdivision in Meridian, Idaho. Acreage: 9.996-acres Current Zoning: R-4 Proposed Zoning: R-4 Proposed buildable lots: 16-lots Proposed common lots: 2-lots Vicinity Map _ ~ ~~m~~~oW ~~;a.., L/ 4:':D'g<3 ~>gxx 3:"3D!a~i.d ~a:. F ~.x...x>x~ c.: kxccr~ t.:...; ~€. .. ...x~ <Y'~ cy,~~ '.i~~'~ '~4 k; _ y:~ <...i:ng;aa,: ; T[C ~-,L w ~ g 1 A. Findings of Fact Trip Generation: This development is estimated to generate 140 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. A traffic impact study for the north Meridian was completed by the District. This summary is as follows: EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY The proposed 12-square mile study area between US 20/26 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 R1 E), is selected Ada County Highway District (ACRD) 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. ft 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% 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 turn lanes may be required. At Ustick Road a 5-lane section is forecasted. 4. Site Information: The site currently has one existing single-family residence located on it. 5. Description of Adjacent Surrounding Area: a. North: Education Campus Subdivision (meridian School District Elementary School) b. South: Summerfield Subdivision (single-family residential subdivision) c. East: Parkstone Subdivision (single-family residential subdivision) d. West: Education Campus Subdivision and Summerfield Subdivision 6. Impacted Roadways Locust Grove Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Mc Millan Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Ustick Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: 0-feet Minor arterial South of McMillan Road was 4,719 on 6128/01 North of Ustick Road was 5,709 on 6120/01 Currently better than "C" 35 MPH 0-feet Minor arterial West of Locust Grove Road was 3,598 on 6-20-01. East of Locust Grove Road was 5,135 on 6-20-01. Currently better than "C" 35 MPH 0-feet Minor arterial West of Locust Grove was 6,510 on 6-20-01. East of Locust Grove was 7,640 on 6-20-01. Currently better than "C" 35 MPH 7. Roadway Improvements Adjacent To and Near the Site Locust Grove Road is improved with 24-feet of pavement with no curb or gutter. Sidewalk is constructed abutting Summerfield Subdivision and sidewalk will be constructed on Locust Grove Road with the Education Campus Subdivision and Heritage Commons Subdivision. McMillan Road is improved with 2-traffic lanes with no curb, gutter or sidewalk. Ustick Road is improved with 2-traffic lanes with no curb or gutter. Sidewalk is constructed abutting Summerfield Subdivision and sidewalk will be constructed on Ustick Road with Parkstone Subdivision. 1 8. Existing Right-of-Way Locust Grove Road currently has 50-feet of right-of-way (25-feet from centerline). The Education Campus will construct a center turn lane on Locust Grove Road. 9. Existing Access to the Site The site currently takes access from a driveway that is located on the property to the north. 10. Site Histdry The District has not previously reviewed this site: 11. Five Year Work Program/Capital Improvement Program The District does not have any projects in this area that are scheduled in the Districts Five Year Work Program. Locust Grave Road is not in the District's CIP. Ustick Road is in the District's CIP (#84 and 85) for 2011-2015. 12. 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. Same of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision. • On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452.16-acres. • On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-lot industrial subdivision on 34.6-acres (Utility Subdivision). • On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school (Bridgetower 5ubdivision). • On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot residential subdivision on 78-acres (Baldwin Park). • On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot subdivision on 75.4 acres (Heritage Commons Subdivision). • On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed- use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park (Lochsa Falls Subdivision}. • On July 17, 2002, the Commission approved a request for approval for an annexation and rezone fora 135,000 square foot Middle School within the Meridian School District. • On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot residential subdivision on 43-acres (Sundance Place Subdivision). • On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot residential subdivision on 5-acres (Drawbridge Subdivision). 4 ~i ' ~ i • On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres (Cobblefield Crossing Subdivision). • November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site on 119.83-acres (Havasu Creek Subdivision). • On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is anticipated to include a new Meridian School District Educational Campus that will include one elementary school, iwo senior high charter schools, two senior high professional technical high schools and one District administration building on 39.23-acres (Education Campus Subdivision). • On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single- familyresidential subdivision on 35.94-acres • On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town houses). • On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single- family residential subdivision located on 39.92. • On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mined-use subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1- elementaryschool lots located on 38.65-acres. • On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots, 2-commercial lots and 1-mini storage lot. Due to the large number of inquiries and submitted development applications in this area, staff and the development community 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, ACRD hired Washington Group to 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. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Setter Cove Subdivision may also be subject to any extraordinary fees that the District may impose. B. Findings for Consideration Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a collector roadway (measured centerline to centerline). The applicant is proposing to construct North Neith Avenue to intersect with East Herons Crossing Drive approximately 315-feet west of the east property line. This roadway location meets District policy and should be approved with this application. ,~ .) 2. Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres 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. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. 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. District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicles 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 restricts parking on reduced street sections. The applicant is proposing to construct North Neith Avenue as a 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way. This street section meets District policy and should be approved with this application. The applicant is proposing to construct North Summerpark Place, North Summercrest Place and East lobelia Street as 29-foot street sections with curb, gutter and 5-foot sidewalk within 42-feet of right-of- way. This street section meets District policy and should be approved with this application. Parking is prohibited on one side of the roadway. 3. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct two cul-de-sac turnarounds without islands within the subdivision. The applicant should provide a minimum turning radius of 45-feet. 4. Surrounding Roadways Setter Cove Subdivision is proposing to access the public roadway system through Education Campus Subdivision. Education Campus Subdivision has not completed the final platting process therefore Setter Cove Subdivision does not have access to the public roadway system at this time. Due to the fact that Education Campus Subdivision has not dedicated right-of-way through the recordation of a final plat, Setter Cove Subdivision should be approved contingent upon the right-of- waywithin Education Campus Subdivision being dedicated to the public and the roadways being constructed or a financial surety in place for the construction of the roadways prior to the signature of the final plat for Setter Cove Subdivision. 1 5. Other Access East Herons Crossing Drive is classified as a collector roadway. Other than the access points that have been approved with this application, direct lot access to East Herons Crossing Drive is prohibited. C. Site Specific Conditions of Approval 1. Construct North Neith Avenue to intersect with East Herons Crossing Drive approximately 315-feet west of the east property line, as proposed. 2. Construct North Neith Avenue as a 36-foot street section with curb, gutter and 5-foot concrete sidewalk within 50-feet of right-of-way, as proposed. 3. Construct North Summerpark Place, North Summercrest Place, East Lobelia Street as 29-foot street sections with curb, gutter and 5-foot sidewalk within 42-feet of right-of-way, as proposed. Parking is prohibited on one side of the roadway. 4. Construct two cul-de-sac turnarounds without islands within the subdivision, as proposed. Provide a minimum turning radius of 45-feet. 5. The applicant shall enter into a development agreement with ACHD that outlines right-of-way acquisition, costs, timing and payment; and shall also include an agreement that this development shall be subject to any extraordinary impact fee, LID or other funding source established by the sDhare of surroundingroadwayamprovements~asrest lb shed by the app canYstreffics pact st~udyte g. Setter Cove Subdivision shall be approved contingent upon the right-of-way within Education Campus Subdivision being dedicated to the public and the roadways being constructed or a financial surety in place for the construction of the roadways prior to the signature of the final plat for Setter Cove Subdivision. 7, Comply with all Standard Conditions of Approval. p. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be home by the developer. 3 onstruction of thtenproposed developments Cont ct Colnst uction Serv ces at 387-6280 (w th 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 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. 7 _~ 6. 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. 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. 9. 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 (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-0f-way. The applicant shall contact ACHD Traffic Operations 387- 6190 inthe event any ACHD conduits (spare or filled) are compromised during any phase of .construction. 10. 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. 11. 'Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/developmenttyill 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 8 10 ,.1 __.) FROM :LKV ARCHITECTS ~ ,o ,,'~ Cl ~ r-°- il ~ i i. W ~, j /~llrf1/'.. FRX N0. :208 336 3680 ,...7 , .w ..... ~I j !9 O x ~~]! ~ I ~. ,~~ •~ ~ , " ,' , ~ ~, ~ fT~ „~ , , a ~ ~ ~ y 1 ` i i 1~ ~ ~{ ~'r'^ '~ I .~~:, ~,~s ~,1 $,c- ~ .. R N A ~ O r' 1... '`v/ ,'~,y _. i ~ ~ t laf . r i ~R~• { ~~ } ~ ~ ~ ~ ~~~ ' ~~ i11i1l~~ i ,• __ 1 Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD 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. 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 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. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 9