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Carol A. McKee, President
Sherry R. Huber, 1st Vice President
Dave Bivens, 2nd Vice President
John S. Franden, Commissioner
Rebecca W. Arnold, Commissioner
October 20, 2008
TO: Peter Harris
6951 Duncan Ln.
Boise, ID 83714
OWNER: Eagle Springs Investments
SUBJECT: MRZ-08-007
Rezone from R-8 to R-15
2640 N. Meridian Rd.
On November 5, 2005, the Ada County Highway District acted on MPP-05-055/ MAZ-05-053 for
Windham Place Subdivision. The conditions and requirements also apply to MRZ-08-007.
• Prior to final approval you will need to submit construction plans to the ACHD
Development Review Section to insure compliance with the conditions identified above
and/or for traffic impact fee assessment. This is a separate review process that requires
direct plans submittal to the Development Review staff at the Highway District.
• A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a
building permit. Contact ACHD Planning $ Development Services at 387-6170 for
information regarding impact fees.
If you have any questions or concerns please feel free to contact this office at (208) 387-6177.
Sincerely,
atu
Chelsee Kucera
Right -of -Way and Development Services
CC
Project File
City of Meridian
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 •
PH 2O8-387-6100 • FX 345-7650 • www.achd.ada.id.us
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 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
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.
10. Payment of applicable road impact fees are 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 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
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 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.
Request for Appeal of Staff Decision
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
ary
of Highway Systems, which must be filed within ten (10) working days from t the date ofh the thedecision 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 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.
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 a set 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 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 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 a Pre -Con.
Right -of -Way & Development Services
Planning Review Division
ACHD
611.�ate
This application does not require Commission action and is approved at the staff level on Tuesday
November 15, 2005. Tech Review for this item was held with the applicant on Friday November 11, 2005.
Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning,
208 -387 -6177 -phone, 208 -387 -6393 -fax, atuning(Nachd. ada. id. us
File Numbers: Windham Place Subdivision / MAZ-05-053
Site address:
2640 North Meridian Road
Owner:
Ed and Loretta Sweet
2640 North Meridian Road
Meridian Idaho 83642
Applicant:
Eagle Springs Investments LLC
6951 North Duncan Lane
Boise Idaho 83703
Representative:
Munger Engineering
4090 West State Street Suite 29
Boise Idaho 83703
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone and
preliminary plat approval to construct a 24 -lot single-family residential subdivision on 5.87 -acres. The site is
currently zoned RUT and is proposed to be rezoned to R-8. The site is located between Meridian Road and
Fothergill Pointe Subdivision.
Acreage: 5.87 -acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 24 -Lots
Common Lots: 3 -Lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 230 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 in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site currently has one existing single-family dwelling.
5. Description of Adjacent Surrounding Area:
a. North:
Highgate Subdivision
b. South:
Proposed Breinholt Subdivision
c. East:
Fothergill Subdivision
d. West:
Meridian Road and Clearbrook Estates Subdivision
6. Impacted Roadways
Meridian Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
An acceptable Level of Service
COMPASS Planning Thresholds
North Larchmont Avenue:
87 -feet
Minor Arterial
North of Fairview Avenue was 12,709 on 10-29-03
Better than LOS C
35 MPH
for this segment of roadway is a Level of Service D based on
Frontage: 50 -feet
Functional Street Classification: Local Street
Traffic count: Not Available (estimated to be approximately 40 VTPD)
Speed limit: 20 MPH
East Hawk Street:
Frontage: 50 -feet
Functional Street Classification: Local Street
Traffic count: Not Available (estimated to be approximately 170 VTPD)
Speed limit: 20 MPH
Woodbury Drive
Frontage: None
Functional Street Classification: Residential Collector
Traffic count: East of Meridian Road was 1,474 on 2-18-04
Speed limit: 20 MPH
Arrow Wood Drive:
Frontage: None
Functional Street Classification: Residential Collector
Traffic count: Not Available
Speed limit: 20 MPH
7. Roadway Improvements Adjacent To and Near the Site
Meridian Road is improved with 3 -traffic lanes with vertical curb, gutter and sidewalk abutting the site.
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North Larchmont Avenue is improved with a 36 -foot street section with rolled curb, gutter and
sidewalk.
East Hawk Street is improved with a 36 -foot street section with rolled curb, gutter and sidewalk.
Woodbury Drive is improved with a 40 -foot street section with vertical curb, gutter and sidewalk.
Arrow Wood Drive is improved with a 36 -foot street section with rolled curb, gutter and sidewalk with
limited front on housing.
8. Existing Right -of -Way
Meridian Road has 80 -feet of right -of way (40 -feet from centerline).
North Larchmont Avenue has 50 -feet of right -of way (25 -feet from centerline).
East Hawk Street has 50 -feet of right -of way (25 -feet from centerline).
Woodbury Drive has 60 -feet of right -of way (30 -feet from centerline).
Arrow Wood Drive has a total of 50 -feet of right -of way (25 -feet from centerline).
9. Existing Access to the Site
10. Site History
The District has not previously reviewed a development application on this site.
11. Capital Improvements Plan/Five Year Work Program
There are no roadway projects within this area that are programmed in the District's Five Year Work
Program or Capital Improvements Plan to be improved.
B. Findings for Consideration
Meridian Road
Right -of -Way and Improvements
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.
District policy requires 7 -foot wide attached (or 5 -foot detached) concrete sidewalk on all collector
roadways and arterial roadways (7204.7.2).
• Meridian Road is currently improved with 3 -traffic lanes with vertical curb, gutter and sidewalk
within a total of 80 -feet of right-of-way. Due to the fact that Meridian Road is fully improved
and is not scheduled to be improved with the District's Five Year Work Program or Capital
Improvements Plan, the District will not require the dedication of additional right-of-way or the
construction of new improvements at this time.
Access
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
35 to align or offset a minimum of 150 -feet from any existing or proposed driveway.
The applicant is proposing to utilize the existing 20 -foot wide driveway that intersects Meridian
Road approximately 20 -feet north of the south property line. This driveway is located
approximately 45 -feet south of Indian Rocks Street. This driveway does not meet District
policy in regard to minimum offsets. Staff is willing to recommend a modification of policy to
allow the driveway to remain IF:
1. The applicant provides an on site turnaround that allows vehicles entering Meridian
Road to enter had on as opposed to backing out onto an arterial roadway.
2. The applicant paves the driveway it full width of 20 -feet into the site a minimum of
30 -feet to eliminate gravel and debris being tracked onto the roadway.
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2. Stub 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". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain surface water
toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will remain free of
obstructions.
The applicant is proposing to extend East Hawk Street from the east property line. Staff is
supportive of the applicant's proposal to extend East Hawk Street into the site from the east
property line due to the fact that Hawk Street was previously approved and constructed as a
stub street as a part of Fothergill Subdivision.
The applicant is proposing to extend North Larchmont Avenue into the site from the south
property line. North Larchmont Avenue is currently not constructed but was required to be
extended to the south property line as a part of Breinholt Subdivision. Staff is supportive of
the applicant's proposal to extend North Larchmont Avenue and provide intra -neighborhood
connectivity and circulation.
3. Street Sections
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.
The applicant is proposing to construct the internal streets as 36 -foot street sections with
rolled curb, gutter and 5 -foot concrete sidewalks within 50 -feet of right-of-way. This street
section meets District policy and should be approved with this application.
4. Other Access
Meridian Road is classified as a minor arterial roadway. Other than the access points that have been
approved with this application, direct lot access to Meridian Road is prohibited. A note will be
required on the final plat stating this access restriction.
C. Site Specific Conditions of Approval
Utilize the existing 20 -foot wide driveway that intersects Meridian Road approximately 20 -feet north of
the south property line IF: the applicant provides an on site turnaround and paves the driveway it full
width of 20 -feet into the site a minimum of 30 -feet to eliminate gravel and debris being tracked onto
the roadway.
2. Extend East Hawk Street from the east property line, as proposed.
3. Extend North Larchmont Avenue into the site from the south property line, as proposed.
4. Construct the internal streets as 36 -foot street sections with rolled curb, gutter and 5 -foot concrete
sidewalks within 50 -feet of right-of-way, as proposed.
4
5. Meridian Road is classified as a minor arterial roadway. Other than the access points that have been
approved with this application, direct lot access to Meridian Road is prohibited. A note will be
required on the final plat stating this access restriction.
6. Comply with all Standard Conditions of Approval.
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 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
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.
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 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
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 or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
5
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/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. Appeal Guidelines
Request for Appeal of Staff Decision
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.
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.
0
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 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 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 ACHD 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 a Pre -Con.
17