The URL can be used to link to this page

Home My WebLink AboutACHD Comments May 28, 2008 Carol A. McKee, President Sherry R. Huber, 1~ Vce President Dave Bivens, 2nd Vice President ~ia~~oL~o ~~~ ~ John S. Franden, Commissioner `'~+ ~ -Rebecca W. Arnold, Commissioner ~, :~ ~ ~ ~-~ ..,~ D '~. To: Cottage Investors II, LLC 1920 Mayflower Way Meridian, Idaho 83642 Subject: Ma~eld Subdivision -Revised 3295 E. Falcon Drive ~,. . ~:,- ;; ~~ ~~ ~~~~~~ On May 28, 2008, the Ada County Highway District acted on your application for the above referenced project. 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) 387-6171. Sincerely, ~. Kristy Scovill Planner I Right-of--Way & Development Services Ada County Highway District CC: Project file Utilities City of Boise 4 ~. Aaa county highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us ~, RighWay & Development Services ~ ~ ~ ~ ~ ~ Planning Review Division r r c~ ~ino+~vrwr.~"etl~~o ~icr. r Project/File: Maxfield Subdivision / MPP-08-004 / MCUP-08-008 @`~~~ This is a Preliminary Plat Application fora 6 residential lots & a Conditional Use Application for an Assisted Living Facility for 5 of the six lots on approximately 4.7- Acres. Lead Agency: City of Meridian Site address: 3295 E. Falcon Drive Staff Approval: May 28, 2008 Owner: Cottage Investors II, LLC 1920 Mayflower Way Meridian Idaho 83642 Applicant/ Representative: The Land Group, Inc. 462 East Shore Drive Suite 100 Eagle Idaho 83616 Staff Contact: Kristy Scovill Phone: 387-6171 E-mail: kscovillCc~achd.ada.id.us Tech Review: May 16, 2008 Application Information: Acreage: 4.7-acres Current Zoning: R-8 Buildable Lots: 6-lots Common Lots: 1 A. Findings of Fact Existing Conditions: 1. 2, Site Information: The site currently has one single family residence. Direction Land Use Zonin North Rural Urban Transition RUT South Rural Urban Transition RUT East Medium low-Densit Residential/ Rural Urban Transition R-4/RUT West Rural Urban Transition RUT Descri tion of Ad'acent Surroundin Area: Maxfield Subdivision o 3. Existing Roadway Improvements and Right-of--Way Adjacent To and Near the Site • Falcon Drive is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk abutting the site. There is 50-feet of right-of--way existing for Falcon Drive (25-feet from centerline). • Eagle Road is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk near the site. There is between 55 and 80-feet of right-of--way existing for Eagle Road (30-feet from centerline abutting the site). 4. Existing Access: There are two defined access points to this property. The first is located at the easternmost property line, intersecting Falcon Drive. The second access point is located approximately 107-feet from the eastemmost property line (measured property line to near edge). 5. Site History: ACHD has previously reviewed this site for a preliminary plat, conditional use, and rezone application (MPP-05-027/ MCUP-05-034/ MAZ-05-027). Development Impacts: 6. Trip Generation: This development is estimated to generate 206 additional vehicle trips per day (10 existing) 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 a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Traffic Impact Study: A traffic impact study was not required with this application. 9. Impacted Roadways: Roadway Frontage Functional Classification Traffic Count Level of Service's Speed Limit Eagle Road 628' Minor Arterial 15,836 south of Better 55 MPH Overland Road on than "C" 1 /31 /2007 Falcon Drive 530' Local N/A N/A 20 MPH 10. Capital Improvements Plan/Five Year Work Program Eagle Road from Victory Road to Ridenbaugh Canal is currently scheduled in the Five Year Work Plan to be widened to 5-lanes with curb, gutter, sidewalk, and bike lanes within 96-feet of right-of-way by 2009 to 2013. The intersection of Eagle Road and Victory Road is scheduled to be signalized concurrent with the road widening project. Eagle Road from Amity Road to Lake Hazel Road is scheduled in the District's Capital Improvement Plan (CIP) to be widened to 5 lanes by 2019 to 2028. ~. Findings for Consideration Eagle Road 2 Maxfield Subdivision Right-of-Way Policy: Dis nct policy requires 96-feet of right-of-way on arterial roadways Fi ure 72- ( 9 F1 B). This right-of--way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Applicant's Proposal: The applicant is proposing a 5-foot detached concrete sidewalk along Eagle Road. Staff Comment/Recommendations: The applicant will be required to dedicate 48-feet of right-of- way from the centerline of Eagle Road abutting the site. The applicant will be required to construct a 5-foot concrete sidewalk, a minimum of 41-feet from the centerline of the roadway. 2. Falcon 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. Sidewalk Policy: District policy requires 5-foot wide (minimum) concrete sidewalk on all local streets, except those in rural developments with net densities of one dwelling unit per acre or less (7204.4.7). Sidewalk in an Easement Policy: 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. 36-foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32- feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of--curb to back- of-curb. 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. Applicant's Proposal: The applicant is proposing to construct a 5-foot detached concrete sidewalk outside of the existing right-of--way. Staff Comment/Recommendations: The applicant shall be required to construct Falcon Drive as one half of a 36-foot street section with curb, gutter and 5-foot attached concrete sidewalk within the existing right-of--way. If 24-feet of pavement cannot be achieved with the required half street improvements, then the applicant is required to provide pavement widening to the minimum 24-feet. 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 and install pavement tapers with 15-foot radii abutting the existing roadway edge. Arterial/Collector 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 3 Maxfield Subdivision i impractical, the District may consider direct access points. Access p rots 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. Local Roadway Access Policy: District policy 72-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to offset a controlled and/or uncontrolled intersection a minimum of 50- feet (measured near edge to near edge). Local ®riveway Width Policy: District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet. Applicant's Proposal: The applicant is proposing three driveway accesses to intersect Falcon Drive. The applicant is proposing to continue utilizing the driveway access at the easternmost property line (approximately 10-feet in width) along Falcon Drive. The applicant is proposing to construct a second driveway access 14-feet in width to intersect Falcon Drive 102-feet from the easternmost property line (measured property line to near edge) .The applicant is proposing the construct the third driveway access 25-feet in width 140-feet from the easternmost property line (measured property line to near edge). Staff Comment/Recommendations: The applicant shall be required to pave the driveways their full widths 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. The first two driveway accesses meet District width policy and should be approved as proposed. The third driveway access does not meet District Standard. However, due to the nature of the development, staff recommends modification of policy to allow the third access to be 25-feet in width. Direct access to Eagle Road shall be prohibited. 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 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 5. Other ~4ccess Eagle Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. C. site specific Conditions of Approval 1) Dedicate 48-feet of right-of-way from the centerline of Eagle Road abutting the parcel. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACRD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of- way dedication after receipt of all requested material. The District will purchase the right-of--way which is in addition to existing right-of--way from available Corridor Preservation Funds. 2) Construct a 5-foot concrete sidewalk on Eagle Road abutting the site. The sidewalk should be constructed a minimum of 41-feet from the centerline of Eagle Road. 3) Construct Falcon Drive as one half of a 36-foot street section with vertical curb, gutter and a 5-foot detached concrete sidewalk within the existing right-of--way. 4 Maxfield Subdivision ~l ~ 4) Construct three driveway accesses to intersect Falcon Drive: a) Construct the first driveway access 10-foot wide to intersect Falcon Drive at the eastemmost property line. 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 b) Construct the second driveway access 14-foot wide to intersect Falcon Drive approximately 102-feet from the eastemmost 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 c) Construct the third driveway access a maximum of 25-foot in width to intersect Falcon Drive 140-feet from the eastemmost 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. 5) Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and shall be noted on the final plat. 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. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. 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. 4. 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. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. 9. 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 ACRD conduits (spare or filled) are compromised during any phase of construction. 5 Maxfield Subdivision 10. No change in the terms an~COnditions of this approval shall be vali~~nless they are in wriin and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law 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 IVlap 2. Site Plan 3. Appeal Guidelines 6 Maxffeld Subdivision m ~ P 4 N ~ F yt° Y~ '~ A ! CRM1 ~~Q^y 5 ~ s ~ ~ ~ @IF ~ ~ ~ b Y Y § ~ ~~~a~sg i=E~~ ~~~ ~~~~i~e~~~~i ~6~ ~ ~a, ~~~ ~~~~~g~~jj ~~~~ ~ ~ ~ ~ g ~ ~ ! ~~~~~ ~ ~~ ~ ~ ~~~~ s ~~~ ~~~ g 8 €~. ~ ~} ~ ~ ~ ~ ~~ ~ a ~ ~~ ~ ~ ~ ~ ~~ ~s ~ '? ~ ~~ ~ ~, Y Y ~~~ ~~ _ ,~ ~-- ~ ~~~;~ t a ~~~ ~~ y,~:~ g `~ . ~ 6 ~ , t ~ ~ ~ i. ~ ~ ` ~~ ~ ~ it ~` ~~ I ~ ,, $` I~;µ' ~ I- It ~ III ' -s ~; ,~. t '• i-t ~ ~I. ~ .. t~, N t I ~ .y„ ~ . (, i~ ~ml; !$ ~;, a ~ .~~~~ P a ~~; ~;~ ~ ~t mli ~' ~, a t a Ir °II~ I~ I ~ ~, ,~ : I , I ~ ~, ~~ t r. ~ a , ~. ~~ ' ~ 1 ~~ ~~i~ ppA ~ll '`Xt+'- ink ~~ G ~~ ~~ ~~ ~®~~ I i ~~ ~ ~® a~~~aa ggggLLgg ~ S ~~ ~~~ tlB ~ ~~~•~ ~ ~6 ~ @W ~Hgg~.t.~ > g~ 3 . pg g ~F 8~ ~ ~ o ~ 9 $ B P O ~ p { .. A n fffG1W~{ 7 . s i (n ~''~C ~ 3 ( .~ . ~ s ~~ ~ Preliminary Plat Site I.eyout & Utility ~~ Q~ ~~~ ~; ~ ~~ I `\ \ `off ~ ~~.. ~. . .,, ~~ ~, ~ ~ ' .~ ~ . `:~ ~~~~ ` \\ ` ~~°~ `~' ~ gpgg r~~ ~~ .. ... ~, ., ~, `t ~ ~ ~ ~~ ~~~ ..~ iyaa y y~~ _ ,~ t~ (J_ 1 ~~~ ~~~ ~-I ~ ~~~ ~s ~ e ' Ps ~-~ ~ A m~.~ r~~~; ~ p _~~~..t I -- ~ ~O a; r ~ ~ ,. ~-, W =~ ~ ~, _+~ ..~, ~_~ ~s Kv ~ i MaxSeld Subdivision Meridian, Idaho. _ `g I a~-wT ---Ft ---~---~ ~ S~ --., ~ ~ i ~Aw `-~.ps~~ ~ ~ 6 t I \~J L^ c~± j ~~ ~ r ~~ _- __ _:~ r~ ~~ ~~ ~~ ~ ~ ~~ ~~~~ 5 S+~ ~~®qp Meld Subdivision C ~~ 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 6e 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. 8 Maxfield Subdivision ~~ Development Process Checklist ~I ®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 Wlth" letter: • The applicant should submit two (2) sets of engineered plans directly to ACRD 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 • ~c 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. 9 Maxfield Subdivision