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Planning Review Division
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Project/Flle:
Lead Agency:
Site address:
Staff
Approval:
Applicant:
Representative:
Staff Contact:
Tech Review:
Application Inf
Acreage:
Current Zoning:
Buildable Lots:
Common Lots:
Paramount Church Subdivision
This is a final plat application fora 7-lot subdivision on 4.96 acres.
City of Meridian
4895 N. Meridian Rd.
September 3, 2008
Paramount Development, Inc.
12601 W. Explorer Dr., Ste 200
Boise, ID 83713
Engineering Northwest, LLC
423 N. Ancestor Place, Ste 180
Boise, ID 83704
Kristy Scovill
Phone: 387-6171
E-mail: kscovill(a7achd.ada.id.us
August 29, 2008
ormation:
4.96
R-8
1
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A. Findings of Fact
Existing Conditions
1. Site Information: The site is currently vacant.
2
Description of Adjacent Surroundina Area:
Direction Land Use Zonin
North Rural-Urban Transition Zone RUT
South Medium Densit Residential R-8
East Medium Densit Residential R-8
West Medium Density Residential R-8
1 Paramount Church Subdivision
3. Existing Roadway Improvements Adjacent To and Near the Site
• Meridian Road is currently improved with 2 travel lanes and no curb, gutter or sidewalk
abutting the site. There is detached concrete sidewalk across from the site. There is 60-
feet of right-af-way (25-feet from centerline) for Meridian Road.
• Producer Drive is currently improved with 2 travel lanes curb, gutter and detached sidewalk
abutting the site within $0-feet of right of way (40-feet from centerline).
• McMillan Road is currently improved with 2 travel lanes and no curb, gutter or sidewalk
within 50-feet of right-of-way (25-feet from centerline).
4. Existing Access: There is one defined access point to this property intersecting Producer
Drive.
5. Site History: ACHD previously reviewed this site for a preliminary plat, conditional use, and
annexation and rezone application (Paramount Subdivision/ MCUP03-
008/MAZ03-006) for an 847-lot mixed use development on 392-acres. This
application was approved by commission on March 19, 2003.
Development Impacts
6. Trip Generation: This development is estimated to generate 141 additional vehicle trips per
day based on the Institute of Transportation Engineers Trip Generation
Manual.
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
9
Traffic Impact Study: A traffic impact study was not required with this application.
Existing Conditions of Area Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
415' Local N/A N/A 20 MPH
Producer
Drive
480' Minor Arterial 8,678 north of Ustick Better than 50 MPH
Meridian Road Road on 10/2/2007 "C"
4,606 south of Chinden
Road on 11 /8/2005
0' Minor Arterial 13,542 north of Ustick Better than 50 MPH
McMillan Road Road on 10/4/2005 "D"
12,437 south of Ustick
Road on 10/4/2005
'`Acceptable level of service fora 2-lane minor arterial roadway is "D" (14,000 VTD).
10
Capital Improvements Plan/Five Year Work Program
There are currently no improvements scheduled in the Five Year Work Plan in the vicinity of the
site.
The following improvements are currently listed in the Capital Improvements Plan (CIP):
• McMillan Road from Linder Road to Meridian Road is listed in the CIP to be widened to 3-lanes
between 2019 and 2028.
2 Paramount Church Subdivision
Meridian Road between McMillan Road and Chinden Road is listed in the CIP for right-of-way
and corridor preservation to accommodate future widening to three lanes.
• The intersection of Meridian Raad and McMillan Road is listed in the CIP to be signalized
between 2014 and 2018.
B. Findings for Consideration
Meridian 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.
Sidewaik 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 Proposal: The applicant is not proposing any improvements to Meridian Road.
Staff Comment/Recommendation: There is currently sufficient right-of-way existing for Meridian
Road abutting the site, therefore the applicant shall not be required to dedicate any additional. The
applicant will be required to construct 5-foot detached sidewalk a minimum of 28-feet from the
centerline of the roadway. Additionally, the applicant will be required to construct a northbound left
turn lane on Meridian Road at the West Producer Street/Meridian Road intersection, as identified by
the traffic impact study submitted with the original Paramount Subdivision approval. The applicant
will be required to coordinate the design and location of the center turn lane with District Traffic
services staff.
2. Producer Drive
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 that "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.
Applicant Proposal: The applicant is not proposing any improvements to Producer Drive.
Staff CommentlRecommendation: Producer Drive is currently fully with vertical curb, gutter, and
sidewalk abutting the site. Therefore, the applicant will not be required to make any improvements
to Producer Drive with this application.
3. Driveways
Driveway Policy: Graveled driveways abutting public streets create maintenance problems due to
gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant
should be required to pave the driveway its full width and at least 30-feet into the site beyond the
edge of pavement of the roadway.
Access Policy: District policy 7207.8 states that direct access to arterials and collectors is
normally restricted. The developer shall try to use combined access points. If the developer can
show that the use of a combined access point to a collector or arterial street is impractical, the
District may consider direct access paints. Access points for proposed developments at
intersections should be located as far from the intersection as practical, and in no case closer than
3 Paramount Church Subdivision
as illustrated on Figure 72-F4, unless a waiver for the access paint has been approved by the
District Commission.
Commercial Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic
volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be
constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-
foot radii will be required for driveways accessing collector and arterial roadways.
Successive Driveway Policy: District policy 72-F5, requires driveways located on collector or
arterial roadways with a speed limit of 50 to align or offset a minimum of 255-feet from any existing
or proposed driveway.
Applicant Proposal: The applicant is proposing to construct one 40-foot wide driveway intersecting
Meridian Raad located 345-feet south of the north property line (measured property line to near
edge).
Staff Comment/Recommendation: The applicant's proposed driveway location meets District
policy and should be approved, as proposed. The applicant's proposed driveway width does not
meet District policy, therefore the driveway will be restricted to a maximum width of 36-feet. The
applicant will be required to pave the driveway its full width and at least 30-feet into the site beyond
the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the
existing roadway edge.
4. Tree Planters
Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters
less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in
planters with a minimum width of $-feet, and Class I and Class III trees may be allowed in planters
with a minimum width of 10-feet.
5. Other Access .
Meridian Road is classified as a minor arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited and should be noted on the final plat.
C. Site Specific Conditions of Approval
Construct a 5-foot detached sidewalk a minimum of 28-feet from the centerline of Meridian Road.
2. Construct one 36-foot wide driveway intersecting Meridian Road located 345-feet south of the north
property line (measured property line to near edge). Pave the driveway its full width and at least 30-
feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-
foot radii abutting the existing roadway edge.
3. Construct a northbound left turn lane on Meridian Road at the West Producer Street/Meridian Road
intersection. Coordinate the design and location of the turn lane with District Development Review
staff.
4. Other than the access specifically approved with this application, direct lot access is prohibited to
Meridian Road and should be noted on the final plat.
5. Comply with all Standard Conditions of Approval.
4 Paramount Church Subdivision
D. Standard Conditions of Approval
1. 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 ACHD 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 ACRD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
S. 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 ACRD 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
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant ar 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.
5 Paramount Church Subdivision
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordination
4. Request for Reconsideration Guidelines OR Appeal Guidelines
5. Development Process Checklist
6 Paramount Church Subdivision
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7
Paramount Church 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. Fach utility shall provide the developer with a letter
of review indicating the costs and time required for relocation of its facilities. Said letter of review is
to be provided within thirty calendar days after the date of the plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans.
Utilities may request an updated plan review meeting if revisions are made in the preliminary plans
which affect the utility relocation requirements. Utilities shall have thirty days after receiving the
revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the anticipated
date work will commence. This notification shall indicate that the work to be performed shall be
pursuant to final approved plans by the highway entity. The developer shall schedule a
preconstruction meeting prior to right of way improvements. Utility relocation activity shall be
completed within the times established during the preconstruction meeting, unless otherwise
agreed upon.
Notification to the Ada County UCC can be sent to: 5Q S. Cole Rd. Boise 83707, or Visit iducc.com for
email notification information.
8 Paramount Church 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 ACRD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part
of a previous development application and that the site specific requirements from the previous development also
apply to this development application.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating
the proposal for its conformance to District Policy.
^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 pem7it from Construction Services (ACHD) for ANY work in the right-of--way,
including, but not limited to, driveway approaches, street improvements and utility cuts.
^Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DlD YOU REMEMBER:
Construction (Zone)
^ Driveway ar 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 8~ Plat, done by a Certified Plan Designer, if trench is X50' or you are
placing X600 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 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
ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
g Paramount Church 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 ACRD 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.
c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date
of the filing of the notice of appeal to reply to the notice of the appeal, and may
during such time meet with the appellant to discuss the matter, and may also
consider and/or modify the decision that is being appealed. A copy of the reply and
any modifications to the decision being appealed will be provided to the appellant
prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the
appeal will be noticed and scheduled on the Commission agenda at a regular meeting
to be held within thirty (30) days following the delivery to the appellant of the
ROWDS Manager's reply to the notice of appeal. A copy of the decision being
appealed, the notice of appeal and the reply shall be delivered to the Commission at
least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision
being appealed, as such action is adequately supported by the law and evidence
presented at the hearing.
10 Paramount Church Subdivision
Request #or 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.
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 far 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.
11 Paramount Church Subdivision