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HomeMy WebLinkAbout2/7 ACHD Comments7~~~~5 ~ CID ~ ~iogw,wG~`ecl~o ~v~ccP. February 6, 2008 To: RC Meridian Partners, LLC 8142 S. State Street Midvale, Utah 84047 Subject: Chalet Marseilles Subdivision NWC of Locust Grove and Ustick Roads Meridian, Idaho Carol A. McKee, President Sherry R. Huber, 1st Vice President Dave Bivens, 2nd Vice President John S. Franden, Commissioner Rebecca w. Arnold, Commissioner .~.~~- -~ DEB 0 6 2008 C~TY G'~ ~-~~>~Ic~IgN On 6 February 2008, the Ada County Highway District Planning Review staff acted on MPP-07- 027, MAZ-07-020 and MCUP-07-023 for Chalet Marseilles Subdivision. 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) 387-6187. Sincerely, Matt Edmond Planner II Right-of-Way & Development Services Ada County Highway District CC: Project file City of Meridian, Bill Parsons (Sent Via E--nai1) J-U-B Engineers, Daren Fluke (Sent Via E-mail) J-U-B Engineers, Lisa Bachman (Sent Via E-mail) Ada County Highway District • 3775 Adams Street • Garden Ciry, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us Right-of--Way & Development Services Department ~~z ~ CHD ~ Cv~~fi~dfiv Project/File: Chalet Marseilles Subdivision (MPP-07-027, MAZ-07-020, MCUP-07-023) This application is for annexation and zoning, preliminary plat, and conditional use permit for 120 senior adult housing units on approximately 21.8 acres. Lead Agency: Meridian City Site address: NW corner of E. Ustick and N. Locust Grove Roads Approval: February 6, 2008 Applicant: RC Meridian Partners, LLC 84.42 S. State Street, Suite 106 Midvale, Utah 84047 Representative: J-U-B Engineers 250 S. Beechwood Avenue, Suite 201 Boise, Idaho 83709 Staff Contact: Matt Edmond Phone: 387-6187 E-mail: medmondCa~achd.ada.id.us Application Information: Acreage: 21.81 acres Current Zoning: RUT Proposed Zoning: R-15 A. Findings of Fact Existing Conditions 1. Site Information: The site currently consists of a single family home and horse pasture. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Sin le-famil residential, church R-8, RUT South Sin le-famil residential R-4, R-8 East Sin le-famil residential, church RUT, R-4 West Single-family residential RUT Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site • Ustick Road is currently unproved to 2 lanes, widening to 4 lanes at the intersection with Locust Grove, with no curb, gutter, or sidewalk on the north side abutting the site. Ustick Road lies inside of 70-feet of right-of-way (25-feet on the site-side of centerline). • Locust Grove Road is currently improved to 2 lanes, widening to 3 lanes at the intersection with Ustick Road, with no curb, gutter, or sidewalk on the west side abutting the site. Locust Grove Road lies inside of 70-feet of right-of-way (25-feet on the site-side of centerline). • The intersection of Ustick and Locust Grove Roads is currently signalized with 3 lanes on the north leg, 4 lanes on the west leg, and 5 lanes on the south and east legs. Chalet Marseilles Subdivision • Heritage View Avenue is a 36-foot street section with rolled curb and gutter and 4-foot detached concrete sidewalks on both sides, all inside 50-feet of right-of-way where it stubs into the site. • Yellow Peak Avenue is a 36-foot street section with rolled curb, gutter, and 5-foot attached concrete sidewalk all inside 50-feet of right-of-way where it stubs into the site. 4. Existing Access: The site currently has one defined access point onto Locust Grove Road approximately 200-feet north of the intersection with Ustick Road, and one defined access point onto Ustick Road, approximately 110-feet west of the intersection with Locust Grove Road. 5. Site History: The District has not previously reviewed any development applications involving this site. The Chalet Marseilles application first proposed 87 senior adult detached units (ITE code 251) and 67 condominium/townhouse units (ITE code 230). The application has since been reduced to include 120 senior adult detached units and no condominium/townhouse units. 6. Adjacent Development: The site abuts fully developed residential subdivisions to the north, south, east, and southwest. Land abutting the northwest portion of the site remains a candidate for future subdivision. Development Impacts 7. Trip Generation: This development is estimated to generate approximately 632 vehicle trips per day (64 in the PM peak hour) at build-out, using the fitted curve equation for 120 units of ITE code 251 (Detached Elderly Housing). The submitted traffic impact study estimated 938 vehicle trips per day (94 trips in the PM peak hour) at build out, but this assumed the originally submitted proposal with 87 detached elderly housing units and 67 condominium/townhouse units. The existing use generates approximately 10 vehicle trips per day. 8. 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. 9. Traffic Impact Study: A traffic impact study was required with this application. 10. Impacted Roadways.: Roadway Frontage Functional Classification Traffic Count Level of Service* Speed Limit Ustick Road 630' Principal 13,039 west of "D" 40 MPH Arterial Locust Grove 1/16/08 Locust Grove 700' Minor Arterial 11,149 north of Better than " " 50 MPH Road Ustick 10/3/2007 C Heritage Stub Local No data N/A 20 MPH View Yellow Peak Stub Local No data N/A 20 MPH *Acceptable level of service for 2-lane principal arterial roadways is "E" (15,500 VTD). *Acceptable level of service for 2-lane minor arterial roadways is "D" (14,000 VTD). 11. Capital Improvements Plan (CIP)/Five Year Work Plan (5YWP) Ustick Road is currently scheduled in the CIP to be widened to 5 lanes between Meridian and Locust Grove Roads in 6 to 10 years; Locust Grove Road is currently scheduled in the CIP to be widened to 3 lanes between Ustick and McMillan Roads in 11 to 20 years; and the intersection of Ustick and Locust Grove Roads is scheduled to be widened (5 lanes on east-west-north legs, 4 lanes on the south leg) in 6 to 10 years. 2 Chalet Marseilles Subdivision B. Findings for Consideration Traffic Impact Study Executive Summary: Chalet Marseilles Subdivision is a 21.81-acre residential development located at the northwest corner of Ustick Road and Locust Grove Road in Meridian, Idaho. Both of these streets are classified as minor arterials. There are 67 residential condominium units (ITE use 230) planned for this subdivision along with 87 detached senior adult housing units (ITE use 251) resulting in a gross density of 7.06 units per acre. Direct access to the site is located in Locust Grove Road, approximately 660 feet north of Ustick Road. Another access to the site is to the north on Heritage View Avenue through the Heritage Commons Subdivision. A future third access for the site south to Ustick Road may be through the Wanda's Meadow Subdivision on Yellow Peak Lane. That current potential connection is currently blocked by an eight-foot strip of land owned by a third party. • The site will generate 938 daily trip ends with 71 AM peak-hour trips and 94 PM peak-hour trips. • The intersection of Ustick Road and Locust Grove Road presently operates at LOS C with an average delay of 34.7 seconds during the AM peak hour and 30.4 seconds during the PM peak. No approach to the intersection operates below LOS D. In 2010, without the traffic added by the subdivision, the Ustick/Locust Grove intersection will operate at LOS D during the morning and evening peak hours; the average delay will be 49..0 seconds and 41.5 seconds, respectively. The westbound left turn will operate at LOS F in both the morning and evening peak hours. The Ustick/Locust Grove intersection with site traffic added in 2010 will operate at LOS D during the morning and evening peak hours; the average delay will be 51.2 second and 42.3 seconds, respectively. The westbound left turn will operate at LOS Fin both the morning and evening peak hours. • The E Monet Street intersection at Locust Grove Road is expected to operate at LOS B with 13.6 seconds average delay per vehicle in the PM peak and 13..3 seconds delay in the AM peak. If the connection to Yellow Peak Avenue is not made, the intersection will still operate at LOS B with an average delay of 12.6 seconds in the PM peak and 13.0 seconds without the connection. • If the road connection is made between Chalet Marseilles and Wanda's Meadow Subdivision, Lillyturf Avenue at Ustick Road will operate at LOS C with 20.1 seconds average delay per vehicle in the PM peak and at LOS B with 14.7 seconds delay in the AM peak. Recommendations • Construct the connection between Chalet Marseilles and Wanda's Meadow Subdivisions at the earliest possible time. This connection will reduce the number of vehicle trips through the Ustick/Locust Grove intersection. It may also keep the traffic volume on Park Commons Avenue in the Heritage Commons Subdivision below the 1,000 vehicle trips per day local street threshold. • Consider relocating Monet Street further south along Locust Grove Road to obtain a 125-foot minimum offset from Summerheights Drive. This will reduce conflicts between the traffic from these two streets as well as the adjacent church driveway. • Coordinate site improvement to facilitate installation of a southbound through-lane at the intersection of Ustick Road and Locust Grove Road. This lane is needed to maintain all movements within the intersection above LOS F. This improvement is needed with or without the traffic generated by the Chalet Marseilles Subdivision. 3 Chalet Marseilles Subdivision Staff Comments • Internal streets should be public where they connect existing public streets (Monet, Heritage View) • Trip distribution should be expressed in percentages. • Due to change in the number and type of units from that originally proposed, the site will generate approximately one-third less traffic than stated in the traffic impact study. 2. Ustick ~ Locust Grove Roads Right-of-Way: 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. Access 8~ Offsets: District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. If the developer can show that the use of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points for proposed developments at intersections should be located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the District Commission. Applicant Proposal: The applicant has proposed to take one access point onto Locust Grove Road on Monet Street, approximately 630-feet north of the intersection with Ustick Road (measured near-edge to near-edge) and no access points onto Ustick Road. The applicant has proposed to dedicate 23-feet of additional right-of-way, to total 48-feet from centerline along both Ustick and Locust Grove Roads and complete one-half of a 5-lane arterial section on both roads abutting the site. Additionally, the applicant has proposed to construct 5-foot detached, meandering concrete sidewalk and provide a 6-foot sidewalk easement along both Ustick and Locust Grove Roads abutting the site. Staff Recommendation: Staff recommends that the applicant dedicate an additional 23-feet of right-of-way (totaling 48-feet from centerline) and construct 5-foot detached concrete sidewalks along both Ustick and Locust Grove Roads, no closer than 41-feet from their respective centerlines. Additionally, the applicant should take access onto Locust Grove Road via Monet Street as proposed. Although Monet Street does not align with Summerheights Drive on the east side of Locust Grove Road, its proposed placement maximizes offset from the signal- controlled intersection at Locust Grove and Ustick. The applicant should not construct pavement widening or curb and gutter improvements on either Ustick or Locust Grove Roads, as these are impact-fee eligible roadways scheduled for widening by the District. 3. Chardin Avenue Half-Street Section: District policy 7203.4.2 states "if a proposed development abuts an unpaved street or streets the developer shall construct one-half of the full street improvements, including curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This street section shall be constructed within a minimum 40-foot right-of-way." Turnarounds: The applicant is not proposing to construct a standard culdesac turnaround. The District will consider alternatives to the standard turnaround on a case-by-case basis. The determination to allow anon-standard turnaround will be based on turning area, drainage, maintenance considerations and the written approval of the emergency fire service for the area where the development is located. Minimum design standards shall be met for all non-standard turnarounds. Submit a design of the turnaround for review and approval by District 4 Chalet Marseilles Subdivision Development Division staff. Approval of the staff report does not indicate approval of the non- standard turnaround design. Applicant Proposal: The applicant has proposed to construct Chardin Avenue as ahalf-street section abutting the west property line for approximately 470-feet, with 31-feet of pavement, 3- footgravel shoulder on the west, and rolled curb and gutter on the east, inside 40-feet of right- of-way. Additionally, the applicant has proposed to construct a 4-foot detached concrete sidewalk inside an easement along the east side of Chardin Avenue. Staff Comments ~ Recommendations: If the applicant chooses to dedicate Chardin Avenue as a public street prior to development of the property to the west, the applicant should propose an adequate turnaround facility at its south terminus, since Chardin Avenue would terminate at a private drive entrance with no public street connectivity. The proposed 31-foot pavement width exceeds the District's standards for a minimum of 24-feet on ahalf-street section. The applicant and the City of Meridian might wish to consider the possibility of constructing Chardin Avenue to current District standards, but defer dedicating it as a public street until the development of the property to the west, at which time it could be completed and/or reconstructed and dedicated to provide access to the new development. 4. Heritage View Avenue Right-of-Way: 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. Local Streets: 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. 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. Stub Streets: District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non-continuous streets." District policy 7205.5 states that stub streets will be required to provide intra- neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul- de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE. FUTURE." Applicant Proposal: The applicant has proposed to construct Heritage View Avenue as a 36- foot street section with rolled curb and gutter inside 50-feet of right-of-way, and 4-foot detached concrete sidewalks inside easements on both sides. Additionally, the applicant has proposed to align and connect Heritage View Avenue with the existing Heritage View Avenue stub street to the north and both connect it with Monet Street at its south terminus while aligning it with Yellow Peak Avenue for a future connection to the south. Staff Recommendations: The applicant's proposal meet's District policy and should be approved with this application. Due to the presence of an 8-foot wide The applicant should install a sign at the south terminus of Heritage View Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 5 Chalet Marseilles Subdivision 5. Monet Street Right-of-Way: 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. Local Streets.: 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. 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. Reverse Curves: District policy 7204.4.13 requires a minimum tangent length of 50-feet between horizontal reverse curves, unless the centerline radii are at least 300-feet. Applicant Proposal: The applicant has proposed to construct Monet Street as a 36-foot street section with vertical curb, gutter, and 5-foot attached concrete sidewalk along its north side, all inside 50-feet of right-of--way abutting the north property line, and a 4-foot detached concrete sidewalk inside an easement on its south side. Monet Street will connect to Heritage Avenue at its west terminus. Staff Recommendations: The applicant's proposal meet's District policy and should be approved with this application. The applicant should ensure a tangent length of at least 50-feet between the proposed horizontal reverse curves on Monet Street. 6. Private Drives Private Streets: District policy 7205.6 states that 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. If the City of Meridian approves the private road, the applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of Chardin Avenue, Heritage View Avenue, or Monet Street and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved Warne of the road is required. ACRD does not make any assurances that the private road, which 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. Construct the roadway to the minimum ACRD requirements. Construct a stub street to the surrounding parcels. Applicant Proposal: The applicant has proposed to construct 9 private drives on the site, each with 28-feet of pavement, 1-foot ribbon curb on one side, and rolled curb, gutter, and 5-foot attached concrete sidewalk on the other side. Staff Recommendation: The applicant's proposal meets District standards and should be approved with this application. 6 Chalet Marseilles Subdivision 7. Other Access Ustick and Locust Grove Roads are classified principal and minor arterials, respectively. Other than access specifically addressed in this application, direct lot access to these roads is prohibited and should be noted on the final plat. 8. Tree Planters Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters less than 8-feet in width. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet. C. Site Specific Conditions of Approval 1. Dedicate 23-feet of additional right-of-way (48-feet total from the centerline) along Ustick 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. 2. Dedicate 23-feet of additional right-of-way (48-feet total from the centerline) along Locust Grove Road abutting the parcel. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 3. Construct 5-foot detached concrete sidewalk along Ustick Road abutting the site no closer than 41-feet from the centerline and aligning with existing improvements to the west. If a portion of the sidewalk is located outside of the public right-of-way, the applicant shall provide the District with an easement for public access. The easement shall extend from the public right-of-way to the back of the sidewalk. There shall be no gap between the sidewalk easement and the public right-of-way. 4. Construct 5-foot detached concrete sidewalk along Locust Grove Road abutting the site no closer than 41-feet from the centerline and connecting with existing improvements to the north. If a portion of the sidewalk is located outside of the public right-of-way, the applicant shall provide the District with an easement for public access. The easement shall extend from the public right-of-way to the back of the sidewalk. There shall be no gap between the sidewalk easement and the public right-of-way. 5. Construct Chardin Avenue as proposed with a minimum of 24-feet of pavement, rolled curb and gutter on its east side. 6. Construct a public turnaround at the south terminus of Chardin Avenue. The turnaround shall be subject to the approval of the Meridian Fire Department. 7. Construct a 4-foot detached concrete sidewalk along the east side of Chardin Avenue. If a portion of the sidewalk is located outside of the public right-of-way, the applicant shall provide the District with an easement for public access. The easement shall extend from the public right- of-way to the back of the sidewalk. There shall be no gap between the sidewalk easement and the public right-of-way. 8. Construct Heritage View Avenue as proposed with 32-feet of pavement and rolled curb and gutter on both sides. Heritage View Avenue shall connect with the existing Heritage View Avenue stub to the north and align with the existing Yellow Peek Avenue stub to the south. 7 Chalet Marseilles Subdivision 9. .Install a sign at the south terminus of Heritage View Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 10. Construct 4-foot detached concrete sidewalks on both sides of Heritage View Avenue and connect them with existing sidewalk improvements to the north. If a portion of the sidewalk is located outside of the public right-of-way, the applicant shall provide the District with an easement for public access. The easement shall extend from the public right-of-way to the back of the sidewalk. There shall be no gap between the sidewalk easement and the public right-of- way. 11. Construct Monet Street as proposed with 32-feet of pavement and vertical curb and gutter on both sides. Monet Street's right-of-way shall abut the north property line. 12. Construct a 5-foot attached concrete sidewalk along the north side of Monet Street. 13. Construct a 4-foot detached concrete sidewalk along the south side of Monet Street. If a portion of the sidewalk is located outside of the public right-of-way, the applicant shall provide the District with an easement for public access. The easement shall extend from the public right-of- way to the back of the sidewalk. There shall be no gap between the sidewalk easement and the public right-of-way. 14. Construct all private drives as proposed, with 15-foot curb return radii where they meet public streets. 15. Direct lot access to Ustick Road is prohibited and shall be noted on the final plat. 16. Direct lot access to Locust Grove Road is prohibited and shall be noted on the final plat. 17. 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 rig ht-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Interim Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. g Chalet Marseilles Subdivision 10. Payment of applicable road impact fees is required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACRD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any 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 awaiver/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. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines g Chalet Marseilles Subdivision _ ~. ~ s ~ ' ~,~- t~~ ~ ~ a ~ a b - .~ , ~... ~ c:~ ,. rr~ -J p R' ~1 a '.7 ~.- w .._. ° ~ _ , I ~ ~l ~~ f - `~ jWr~' ~ ~ I 0 f ~„~ i ~? ~jj ~, `{^^- a fk .. 1~~~ ~ - ~~ ~ o~ ~ ~~ ~~ ~ ~ ~ - .. ~. _..~ - - ,. .~~~..e~~.. t~STl~CK '~ ~. ~ _ _._ - - -- ij uu - . . 10 Chalet Marseilles Subdivision =I ~ ig'~t ; 9. ff a o r lip1 d6d@d#~ BFf§ aas ~4 f$~[ ~n ~ ¢ ~ ~ ~~ g ~~ stt$8 , gg E. ~~ ~~ ~# 3 i ~) ~ ~~( ~~~IIIII , ~j'Eroe ® ~. ~`2.m.o m y5 i~ tl Q~ ~. fi~ E ¢ ~~ ~ i i" 0 m S a o#> i t I ~. I.. r I ~ I ~1 i ~i i r e I I i I I ~~ ~ i~ ~ j g 3 1 Z F~~~sff~ff;~~,ff~6t~ff~e~Q~ff~sffi'~aa~ ~~ffff~~£I'~~'I'# ~ _ '~8g. & P 3.8~a e: :, ., e.oFen _fofl_4<< 11 Chalet Marseilles Subdivision Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. . 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the tunes established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for a-mail notification information. 12 Chalet Marseilles Subdivision Development Process Checklist Submit a development application to a City or to the County The City or the County will transmit the development application to ACHD The ACHD Planning Review Division will receive the development application to review ®The Planning Review Division will do one of the following: ^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time. ^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply to this development application. ^Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. ^For ALL development applications, including those receiving a "No Review" or "Comply With" letter: • The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. ^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) ^ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ^ Working in the ACRD 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 8 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 ACRD Construction -Subdivision to be reviewed and approved by the ACHD Drainage Division. ^ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ^ Final Approval from Development Services ACRD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con. 13 Chalet Marseilles Subdivision Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appel'Iant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing.. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 14 Chalet Marseilles Subdivision