HomeMy WebLinkAboutACHD Report Kelly Creek Sub. ~t ~##~
Ada County Highway District
Sherry R. Huber. President 31R Fast 37th Streat
Susan S. Eastlake, 1st Vice President Garden City ID 83714-6499
Dave Bivens, 2nd Vice President Phone (208) 387-6100
David E. Wynkoop, Commissioner FAX (208) 387-6391
John S. Franden, Commissioner E-mail: tellusQACHD.ada.id.us
Jt,ly 2, Zoos
TO: Kevin Howell Construction
4822 N. Rosepoint, Ste. C
Boise, ID 83713
FROM: Craig Hood
Senior Development Analyst
Planning & Development Department
SUBJECT: MPP03-014/MAZ03-013/MCUP03-028
Kelly Creek Subdivision
Northwest Comer of McMillan/Linder
RECEIVED
.IUL - 81003
City of Meridian
City Clerk Office
On July 2, 2003 the Ada County Highway District acted on your application for the above referenced project.
The attached staff report lists conditions of approval and street improvements, which are required.
If you have any questions, please feel free to contact staff at (208) 387-6170.
Si cerely
~~
Craig Hoo
Senior Development Analyst
ACHD Planning & Development
Cc: Planning & Development/chron/project file
~~"~~
Construction Services
Drainage
Gary A. Lee, C/O 7-U-B Engineers, Inc, 250 S. Beechwood Avenue, Ste. 201, Boise, ID 83709
...Ar' '~'++..
Ada~County Highway District
Right-of--Way & Development Department
Planning Review Division
This application requires Commission action because of the size of the development. This item was
approved on the consent agenda on July 2, 2003 at 12:00 pm (noon). Tech Review for this item was held
with the applicant on June 13, 2003. Please refer to Aftachment 4 for request for reconsideration guidelines.
Staff contact: Craig Hood, 387-6174, choodCa)achd.ada.id.us
File Numbers: MPP03-014/MAZ03-013/MCUP03-028, Kelly Creek Subdivision
Site Address: Northwest corner of Linder Road/McMillan Road
Owner: Kevin Howell & Kelly Fulfer
4822 N. Rosepoint, Ste. C
Boise, ID 83713
Applicant: Kevin Howell Construction
4822 N. Rosepoint, Ste. C
Boise, ID 83713
Representative: Gary A. Lee
CIO J-U-B Engineers, Inc.
250 S. Beechwood Avenue, Ste. 201
Boise, ID 83709
Application Information
The applicant is requesting preliminary plat, conditional use, annexation and rezone approval from the City of
Meridian to subdivide 79.8-acres of currently zoned RUT property into 216 residential lots, 14 commercial
lots and 14 common lots within the proposed R-8, L-O and C-G zones. The site is located on the northwest
corner of Linder Road and McMillan Road.
Acreage: 79.8-acres
Current zoning: RUT
Proposed zoning: R-8 = 70.1-acres, L-O & GG = 9.7-acres
Proposed buildable lots: 230-lots (216 single-family, 14-commercial/office)
Proposed common lots: 14
Vicinity Map
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 3,772 additional vehicle trips perday
(40 existing) based on the traffic study submitted by Washington Group International (see below).
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building
permit(s) on the site. The fee will be based on the impact fee ordinance in effect at the time the
District receives a development application or building permit submittal.
3. Traffic Impact Study:
The following are the principal findings and recommendations from the Traffic Impact Study for the
Kelly Creek Development prepared by the Washington Group:
1. The proposed development is projected to generate an average daily traffic (ADT) of 3,772
vehicles per day (vpd), of which the peak hour traffic (PHT) is projected to be 352 vehicles per
hour (vph). It was assumed that 15% of the trips generated by the site will be captured by the
office and commercial developments in the subdivision.
2. At build-out (2009), the daily traffic on the main roadways is estimated to be approximately 590
vehicles at W. Apgar Creek Street and 540 vehicles at N. Shadow Creek Way. The COMPASS-
planning threshold (Level of Service C) for atwo-lane collector roadway (non-business district) is
8,500 vehicles per day. Based on these criteria, the main roadways will operate well under
capacity.
3. All of the internal streets planned for front-on-housing have daily traffic projections less than 1,000
vpd.
4. A separate westbound right-rum lane is required on McMillan Road at the N. Shadow Creek Way
approach. A separate southbound right-turn lane is required at the W. Apgar Creek Street site
access intersections. A separate northbound left-rum lane is required on Linder Road at W.
Apgar Creek Street. The W. Deer Crest Way approach required a special taper off of Linder Road
for the southbound right turns. These requirements were determined using ACHD's warrant for
right-rum bays and left-turn bays.
5. The site access intersections are proposed to be controlled by a stop sign in the approaches to
both Linder Road and McMillan Road. These intersections are projected to operate at LOS A or
LOS B for the build out year of 2008.
Auxiliary Lanes:
The need for the auxiliary lanes will be dictated by both the phasing of this development and also the
rate in which build-out occurs. The applicant may choose to install the necessary auxiliary turn lanes
either when the project is built or when the warrant is met. If the later option is chosen, the necessary
right-of-way needed to construct any required auxiliary lane(s) should be dedicated with the abutting
final plat phase and constructed when the warrant is met. The necessity for auxiliary lane(s)
(warrants) will need to be evaluated as each phase of the final plat is submitted.
Intersection Analysis:
The intersection of Linder Road and McMillan Road is currently anall-way stop with single lanes at
all four approaches. The intersection is currently operating at a LOS B based on the most recent
fuming counts. The COMPASS Model estimates that the volumes on Linder Road will increase by
2
3% each year between the yeaz 2000 and 2007 and the volumes on McMillan Road aze projected to
increase by 12% for the same time period. Based on these assumptions, the intersection is estimated
to operate at a LOS C in the build-out year of 2009.
The following is a summary of the findings from the North Meridian Traffic Study performed by Washington
Group International:
Executive Summary of the North Meridian Traffic Plan
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the Ada County highway District (ACRD)
for anticipated development build out. Based on development patterns in this area, and the concern
surrounding the abutting roadways, ACRD hired Washington Group to conduct a traffic impact study
of the northwestern Meridian area from Ustick Road to Chinden Boulevard, and from McDermott
Road to Eagle Road. The study was necessary to determine what types of roadway improvements,
especially at intersections, would be needed to accommodate the traffic in this area at full build out.
The following are the principal findings and recommendations of the study:
• The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 square feet
of office buildings, 1,929,000 square feet of retail buildings, 12 elementary schools, 2 senior high
schools, 2 junior high schools, 38,260 square feet of church buildings, and approximately 60 acres
of park, at full build out.
• The build out scenario of the study area is projected to generate an average daily traffic {ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph}. Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass-by trips.
• The distribution of the traffic from all of the study area sections indicate that approximately 30% of
the traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic
directed towards west and north. The remaining 22% of the traffic is distributed within the study
area.
• At build out, traffic on the arterials is expected to significantly increase.
Existing and Future Traffic Projections on Vicinity Roadways:
• All of the arterial intersections in the study area are currently operating at acceptable level of
service of °C" or better.
• The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
• Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
• At full build out, the following improvements may be anticipated within the study area:
0 5-lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan Road east of Black Cat Road, Ustick Road east of Black
Cat Road, Linder Road, Ten Mile Road, Meridian Road south of McMillan Road, and
Locust Grove Road at Ustick Road.
0 3-lane road section with right turn lanes at some arterial and access intersections:
McMillan Road west of Black Cat Road, Ustick Road west of Black Cat Road,
McDermott Road, Black Cat Road, Meridian Road north of McMillan Road, and Locust
Grove Road.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
4. Site Information: There are currently four single-family dwellings on the site. The majority of the site
is currently used for agricultural purposes.
5. Description of AdjacentfSurrounding Area:
a. North: Agricultural (Lochsa Falls Subdivision)
b. South: Agricultural (Bridgetower Subdivision)
c. East: Agricultural (Paramount Subdivision)
d. West: Agricultural (Lochsa Falls Subdivision)
6. Impacted Roadways:
Linder Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
McMillan Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
1,319-feet
Minor Arterial
6,297 north of McMillan Road on 4-9-02
5,853 south of McMillan Road on 4-16-02
Currently better than "C"
50 MPH
2,625-feet
Minor Arterial
1,545 east of Ten Mile Road on 7-25-02
3,123 east of Linder Road on 4-10-02
Currently better than "C"
50 MPH
4
Chinden Boulevard
Frontage:
Functional Street Classification:
Traffic count:
Levei of Service;
Speed limit:
None
Principal Arterial
13,985 west of Meridian Road on 1-30-03
Currently better than "C"
55 MPH
7. Roadway Improvements Adjacent To and Near the Site
Linder Road is currently improved with 2-travel lanes (approximately 25-feet of pavement), no curb,
gutter or sidewalk abutting the site. McMillan Road is currently improved with 2-travel lanes
(approximately 25-feet of pavement), no curb, gutter or sidewalk abutting the site.
8. Existing Right-of-Way
There is currently 50-feet of right-of-way (25-feet prescriptively) for Linder Road abutting the site.
There is currently 50-feet of right-of-way (25-feet. prescriptively) for McMillan Road abutting the site.
NOTE: There is a large irrigation canal on the south side of McMillan Road. To avoid relocating the
canal, the District should acquire all additional right-of-way on the north side of McMillan Road.
9. Existing Access to the Site
Access is currently provided to the four existing single-family homes from three driveways on
McMillan Road and one driveway on Linder Road.
10. Site History
ACHD Planning and Development Review staff has not reviewed this site in the recent past.
11. Five Year Work Program/Capital Improvements Plan (CIP)
Neither Linder Road nor McMillan Road is listed in the District's Five Year Work Program or CIP. The
Linder Road/McMillan Road intersection is in the mast recently adopted CIP.
12. Other Development in Area
Staff has been receiving large amounts of inquiries from developers in the north Meridian area. Many
developers are prepared to plat entire section-miles, and have site plans developed. The preliminary
plans generally include upwards of 700 to 900 r@sidential lots, schools, office/commercial lots, and
city and neighborhood parks.
The following list is a compilation of developments that the District has approved recently within this
identified area:
• On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision). Note: Later denied by City of
Meridian.
• On November 7, 2001 the Commission approved a rezone and annexation application for 370-
acres. The Commission also approved a preliminary plat for 336-lots on 175-acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
• On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot
residential subdivision on 78-acres (Baldwin Park).
• On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot
subdivision on 75-acres (Heritage Commons Subdivision).
• On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
• On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
• ,On October 23, 2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
• November 6, 2002, the Commission approved a 327-lot residential subdivision and 1 school site
on 120-acres (Havasu Creek Subdivision).
• On November 6, 2002, the Commission approved a 3-lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39-acres (Education Campus Subdivision).
• On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117-lot single-
family residential subdivision on 36-acres
• On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229-lot
mixed-use subdivision consisting of 184-single-family residential lots, 12-office lots, 32-common
lots and 1-lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
• On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125-lot single-
family residential subdivision located on 39.92.
• On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73-lot mixed-use
subdivision. The subdivision is proposed to contain 72-single-family residential lots and 1-
elementary school lots located on 38.65-acres.
• On January 29, 2003, the Commission approved Parkstone Subdivision, a 334-mixed-use
subdivision proposed to contain 275-single-family residential lots, 52-townhouse lots, 4-office lots,
2-commercial lots and 1-mini storage lot.
• On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16-lot single-family
residential subdivision located on 10-acres.
• On March 19, 2003, the Commission approved Paramount Subdivision, an 847-lot mixed-use
subdivision proposed to contain 764 single-family residential lots, 5-commercial and office lots,
73-townhouse lots, 1multi-family lot (270 apartments), a community center, 1-elementary school
lot, 1-high school lot and 2-church lots on 392-acres.
• On April 23, 2003, the Commission approved Birthstone Creek Subdivision, a 98-lot residential
subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on
34.5-acres.
• On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62-lot residential
subdivision consisting of 32-single-family lots, 30 multi-family lots and 8 common lots on 11.3-
acres.
If staff examines each development individually, the roadway system appears adequate, but when
staff begins to add in a second or third large-scale development, the traffic capacities of the
surrounding roadways reach their 2020 planning thresholds.
6
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. Kelly Creek Subdivision may also be subject to any extraordinary fees that the
District may impose.
B. Findings for Consideration
McMillan Road & Linder Road
Right-of-Way & Sidewalk
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 7204.7.2 requires 5-foot wide (minimum) concrete sidewalk on all
arterial roadways. A parkway strip at least 5-feet wide is required between the back-of-curb and the
street edge of a new 5-foot wide sidewalk.
Staff Analysis and Recommendation:
As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb,
gutter, 5-foot wide concrete detached sidewalks and bike lanes would be adequate to
accommodate the projected traffic volumes on McMillan Road. Further, there Is a large canal,
Lemp Canal, on the south side of McMillan Road that would be costly to relocate if the future
roadway widening is centered on the section line. Due to the location of the Lemp Canal it is
anticipated that the pedestrian facilities on the south side of McMillan Road will be located on
the south side of the canal.
Due to the fact that the North Meridian Traffic Plan recommended a three lane roadway on
McMillan Road and the fact that the Commission has supported the Traffic Plan's
recommendations in the past, fhe applicanf should either dedicate an additional 75-feet of
right-of-way, for a total right-of-way of 65-feet, OR dedicate 5-feet of additional right-of-way,
for a total right-of-way of 55-feet (with an easement provided for the sidewalk) OR not dedicate
any right-of-way for McMillan Road at this fime (with the sidewalk either being constructed in
ifs ultimate location or in fhe existing right-of-way). The applicant is proposing to construct
the sidewalk on McMillan Road in an easement, without dedicating additional right-ot-way
(see Applicant's Letter). The existing 25-feet of right-of-way on the north side of McMillan
Road will not allow the future back of curb to be located within the right-of-way. If ACRD
acquires the ultimate right-of-way (40-feet from centerline) on McMillan Road then 15-feet of
the proposed 25-foot wide landscape buffer will be eliminated. Similarly, if ACHD acquires
sufficient right-of-way for the future back of curb (with the sidewalk in an easement in the
proposed landscape buffer), 5-feet of the proposed 25-foot wide landscape buffer will be
eliminated.
These segments of Linder Road and McMillan Road are not listed in the adopted Capital
Improvements Plan; therefore, impact fees cannot be used to purchase the right-of-way abutting the
site. Right-of-way dedication is not required with this application. If the applicant chooses to dedicate
the right-of-way, ACHD will not provide compensation. The applicant should be required to do one of
the following:
i. Dedicate by donation an additional 5-feet of right-of-way along McMillan Road (30-feet total
from the current centerline) and an additional 13-feet of right-of-way along Linder Road (38-
feet total from centerline), and construct a minimum 5-foot wide concrete sidewalk along
McMillan Road and Linder Road. The sidewalk on McMillan Road should be located a
minimum of 35-feet from the centerline of the existing roadway. The sidewalk on Linder Road
7
should be located a minimum of 41-feet from the centerline of the right-of-way. Provide the
District with an easement for any portion of the sidewalk(s) that are not located within the
right-of-way.
ii. Dedicate by donation an additional 15-feet of right-of-way along McMillan Road (40-feet total
from the current centerline) and an additional 23-feet of right-of-way along Linder Road (48-
feet total from centerline}, and construct a minimum 5-foot wide concrete sidewalk along
McMillan Road and Linder Road, located within the new right-of-way. Coordinate the design
and location of the sidewalk with District staff.
iii. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road and Linder Road in their ultimate locations. The sidewalk on
McMillan Road should be located a minimum of 35-feet from the centerline of the existing
roadway. The sidewalk on Linder Road should be located a minimum of 41-feet from the
centerline of the right-of-way. Provide the District with an easement for any portion of the
sidewalk(s) that are not located within the right-of--way.
iv. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan Road and Linder Road, located at the back edge of the existing right-
of-way (if feasible). Accomplish all necessary adjustments to properly accommodate existing
drainage and utilities.
Auxiliary Lanes
When platting along functionally classified roadways, the applicant should allow for sufficient right-of-
way at the intersections that have been identified as needing turn lanes, as determined in the
submitted traffic impact study. These requirements were determined using ACHD's warrant for right-
turn bays and left-tum bays.
McMillan Road at Wild Flower Drive: A separate westbound right-turn lane is required on McMillan
Road at the N. Shadow Creek Way (now Wild Flower Drive) approach.
Linder Road at Apaar Creek Street. A separate southbound right-turn lane is required at the W. Apgar
Creek Street site access intersections. A separate northbound left-turn lane is required on Linder
Road at W. Apgar Creek Street.
Linder Road at Deer Crest Wav: The W. Deer Crest Way approach required a special taper off of
Linder Road for the southbound right turns.
The applicant may choose to install the auxiliary tum lanes either when the phase abutting the
necessary auxiliary lane(s) is being 6uilf, or when the warrant is met. If the later option is chosen, the
necessary right-of-way needed to construct any required auxiliary lane(s) should be dedicated with
the abutting final plat phase and constructed when the warrant is met. The necessity for auxiliary
lane(s) (warrants) will need to be evaluated by the District as each phase of the frnal plat is submitted.
2. Access Points
Direct access to arterials and collectors is normally restricted (District policy 7207.8). Other than the
access points specifically approved below, direct lot or parcel access to McMillan Road and Linder
Road is prohibited. Lof access restrictions, as required with this application, shall be stated on the
final plat(s) that abut Linder Road and/or McMillan Road.
8
Public Streets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from each
other along an arterial roadway (measured centerline to centerline).
The applicant is proposing to construct a main entrance, Wild Flower Drive, to intersect McMillan
Road approximately 1,450-feet west of Linder Road. The applicant is proposing to construct a main
entrance, Apgar Creek Street, to intersect Linder Road approximately 530-feet north of McMillan
Road. The applicant is proposing to construct a main entrance, Deer Crest Way, to intersect Linder
Road approximately 430-feet north of Apgar Creek Street and approximately 390-feet south of the
approved Wild Goose Drive in Lochsa Falis Subdivision. The proposed locations of Wild Flower
Drive, Apgar Creek Street and Deer Crest Way meet District policy and should be approved with this
application.
OfficelCommercial Access
District policy 72-F4 (2) requires driveways located on arterial roadways near astop-controlled
intersection to be located a minimum of 220-feet from the intersection for afull-access driveway and a
minimum of 150-feet from the intersection for aright-in/right-out only driveway. District policy 72-F4
(1) requires driveways located on arterial roadways near a signalized intersection to be located a
minimum of 440-feet feet from the signalized intersection for afull-access driveway and a minimum of
220-feet from the signalized intersection for aright-in/right-out only driveway. District policy 72-F5,
requires driveways located on collector or arterial roadways with a speed limit of 50 MPH to align or
offset a minimum of 255-feet from any existing or proposed driveway/street. The intersection of Linder
Road/McMillan Road is currently stop-controlled but probably will be signalized in the future.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 36-feet. Curb return type driveways with 15-foot radii will be required for
commercial driveways accessing collector and arterial roadways. Graveled driveways abutting public
streets create maintenance problems due to gravel being tracked onto the roadway. !n accordance
with District policy 7207.9.1, the applicant should be required to pave all of the driveways to their 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.
The applicant is showing access points to the office and commercial lots, located at the southwest
and southeast corners of the preliminary plat, with this application.
Commercial Driveway on Linder Road: The applicant is proposing a commercial driveway on Linder
Road located approximately 130-feet south of Apgar Creek Street. Due to the proposed location of
Apgar Creek Street, the proposed commercial driveway on Linder Road does not meet Policy. In
accordance with District policy, the applicant should be required to locate the commercial driveway on
Linder Road a minimum of 255-feet south of Apgar Creek Street and no closer than 150-feet from
McMillan Road (for right-in/right-out only). In accordance with current District policy, if the driveway is
located 220-feet north of McMillan Road it maybe full access until the McMillan Road2inder Road
intersection is signalized. This driveway may be restricted to right-in/right-out in the future. The
applicant has agreed to locate the proposed commercial driveway on Linder Road in
conformance with District policy (see Applicant's Letter).
Commercial Driveways on McMillan Road: The first commercial driveway on McMillan Road is
Idcated approximately 250-feet west of Linder Road and would meet District policy for location if if
were restricted to right-in/right-out movements when a signal is constructed at the McMillan
Road/Cinder Road intersection. The second commercial driveway on McMillan Road is located
approximately 235-feet from the first driveway and approximately 530-feet from Linder Road. The
proposed driveway locations on McMillan Road for the two driveways serving the C-6 zoned lots
meet District policy for location from a signalized (and non-signalized) intersection and should be
approved with this application.
Office Driveways on McMillan Road: The first office driveway on McMillan Road is located
approximately 170-feet west of the existing driveway to the single-family house on Lot 26, Block 12
(see Residential Driveways below), approximately 180-feet from Palatine Way and does not meet
current District policy for location. The second office driveway on McMillan Road is located
approximately 350-feet west of the other proposed office driveway, approximately 130-feet from
Palatine Way and does not meet current District policy for location. Palatine Way, located
approximately 2,300-feet west of Linder Road on the south side of McMillan Road, was approved with
Bridgetower Crossing Subdivision. !n accordance with District policy, the applicant should either align
(centerline fo centerline) with and/or offset from Palatine Way on the south side of the road a
minimum of 255-feet (measured near edge of roadway to near edge of driveway(s)). The applicant
has agreed to only one access point for the office portion of the development on McMillan
Road, located in alignment with Palatine Way on the south side of the roadway (see
Applicant's Letter).
The applicant should provide the District with copies of the recorded cross-access agreements for the
proposed office and commercial lots to use the driveways on McMillan Road and Linder Road for
access to the public street system.
Residential Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
50 MPH to align or offset a minimum of 255-feet from any existing or proposed driveway/street.
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20-feet. Graveled
driveways abutting public streets create maintenance problems due to gravel being tracked onto the
roadway.
There is an existing home, and driveway on McMillan Road, located on the proposed Lot 26, Block
12, that the applicant is proposing to utilize. The location of the existing driveway does not meet
District policy for location if the proposed office driveway (as originally shown on the preliminary plat)
to the west is located closer than 255-feet.
Staff Analysis and Recommendation for Modification of Policy.•
Staff recommends that the existing access to the proposed Lot 26, Block 12, to be utilized in the
existing location until the existing home located on the lot is tom down or converted to another use. At
the time of re-development, access to Lot 26, Block 12, from McMillan Road maybe prohibited by
ACHD. !n order to preserve the option of limiting access points to McMillan Road in the future, the
applicant should provide an access easement/frontage to Lot 26, Block 12, from Summit Way or the
offrce area. The applicant has agreed to provide an ingress/egress easement to Lot 26, Block
12, from the L-O zoned property for a future access point (see Applicant's Letter). In
accordance with District policy 7207.9.1, the applicant should be required to pave the driveway on
McMillan Road 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. Internal Streets
Location
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline). The locations of the proposed internal
roadways meet District policy for location and should be approved with this application.
10
Right-of-Way/Street Section
District policy 7204.4.1 and Figure 72-F1A require 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. Aright-of-way width less than 40-feet will not be permitted (District policy 7204.4.1). Any
request to the District to approve a street with aright-of-way width of less than 50-feet must prove by
Gear and convincing evidence that the facts and circumstances of the development warrant a finding
of an exceptional case as outlined in policy 7204.4. District policy 7204.4.2 states that developments
with buildable lots that are less than 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 all of the intemal roadways: Ballinger Avenue, Chimney Peak.
Avenue, Cody Creek Way, Summit Way, Wild Flower Drive, Green Mountain Drive, Bird Wing Court,
Dove Ridge Drive, Apgar Creek Street, Stone Pond Drive, Sage Springs Drive, Deer Crest Way, Kelly
Creek Avenue and Wapoot Avenue as 36-foot street sections with curb, gutter and 5-foot wide
concrete sidewalks, all within 50-feet of right-of-way. Unless otherwise approved by District staff, the
applicant should construct al! of the intemal roadways as 36-foot street sections with curb, gutter, 5-
foot wide concrete sidewalks, within 5Q-feet of right-of-way as proposed.
Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of a center island within a turnaround. All medians should be constructed a minimum of 4-
feetwide to total a minimum of a 100-square foot area. District policy 7205.2.1 states that the
maximum number of expected trips per day generated by those properties taking access from an
individual cul-de-sac shall not exceed 400. The design and construction requirements far cul-de-sac
streets shall apply to temporary dead end streets. The developer shall grant a roadway easement to
the District for those portions of the cul-de-sac that extend beyond the dedicated street right-of-way
(District policy 7205.2.1).
The applicant is proposing to construct cul-de-sac turnarounds for Bird Wing Court, on the north and
south side of Deer Crest Way, that have 45-foot radii. The applicant is proposing to construct a sub-
standard, T-type turnaround for Summit Way and no turnaround at all for Dove Ridge Drive. 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.
The applicant should submit a design of the turnaround for review and approval by District
Development Division staff. NOTE: Approval of the staff report does not indicate approval of the non-
standard turnaround design. The applicant should construct District approved tumarounds for Bird
Wing Court, Summit Way and Dove Ridge Drive (~f constructed as a public roadway).
Private Streets/Driveways
District policy 7205.6 requires otherjurisdictions in Ada County to 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. District policy F2-F4 (1)
11
and 72-F4 (2) require driveways located on local residential roadways to offset a controlled andlor
uncontrolled intersection a minimum of 50-feet (measured near edge to near edge).
The applicant is proposing a private drive/street off of Chimney Peak Avenue and in alignment with
Stone Pond Drive.
Street name and stop signs are required for the private road. The signs may be ordered through the
District at the cost of $240. Verification of the correct approved name of the road is reouired.
ACRD does not make any assurances that the private road that 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 ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
The location of the private drive/street meets District policy and should be approved with this
application. Graveled driveways/private streets abutting public streets create maintenance problems
due to gravel being tracked onto the roadway. !n accordance with District policy, if the City of
Meridian approves the private sfreetldrivewayche applicant should be required to pave the private
streefldrivewayics full width (minimum 24-feet wide) and at least 30-feet into the site beyond the edge
of pavement of the abutting roadway. The applicant should provide a plan showing how the private
street grade meets the public road. District Policy requires a design approach speed of 20 MPH and a
maximum intersection approach grade of 2% for at least 40-feet. The applicant should provide the
Disfrict with a copy of a recorded access easement among the parcels for use of the private road for
access to the public street prior to final plat approval.
4. Stub Streets
District policy 7203.5.1 and 7205.5 require stub streets to provide intra-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that are greater than 150-feet
in length with a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE". 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.
An existing street, or a street in an approved preliminary plat, which ends at a boundary of a
proposed development shall be extended in that development. The extension shall include provisions
for continuation of storm drainage facilities (District policy 7203.5.2).
The applicant is proposing to extend Wapoot Avenue from the west property line located
approximately 125-feet south of the north property line. This stub street location was originally
approved with the Lochsa Falls Subdivision. Staff is supportive of the extension of this roadway.
The applicant is proposing to extend Apgar Creek Street from the west property line located
approximately 690-feet south of Wapoot Avenue (measured centerline to centerline). This stub street
location was originally approved with the Lochsa Falls Subdivision. Staff is supportive of the
extension of this roadway. NOTE: The location of this stub street may have been slightly changed
since ACRD approved the preliminary plat for Lochsa Falls Subdivision. The subject applicant should
12
coordinate the extension of the stub street with the City of Meridian and the abutting property owner
to the west.
The applicant is proposing to extend Ballinger Avenue from the north property line located
approximately 625-feet east of the west property line. This stub street location was originally
approved with the Lochsa Falls Subdivision. Staff is supportive of the extension of this roadway.
The applicant is proposing to extend Chimney Peak Avenue from the north property line located
approximately 1,090-feet east of Ballinger Avenue (measured centerline to centerline). This stub
street location was originally approved with the Lochsa Falls Subdivision. Staff is supportive of the
extension of this roadway.
5. Knuckles
District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island
within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum
area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island
should maintain a minimum of a 29-foot street section.
The applicant is proposing to construct four knuckles within the subdivision. Staff is supportive of the
location of the proposed knuckles. The final design of any knuckles with islands should be reviewed
and approved by ACND's Planning and Development staff.
6. Islands
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat to be owned and maintained by a homeowners association. Notes
of this should be required on the final plat.
The applicant is not proposing to construct islands within the right-of-way of the internal streets. In
accordance with District policy, if islands are constructed, the applicant should provide a minimum
clear distance of 21-feet (measured back-of--curb fo back-of-curb) on both sides of the istand.
Intersections
District policy 7204.1.7 states that intersections located on horizontal curves should be avoided. A
permanent sight distance easement based on the sight distance of the design speed shall be
provided where one street must intersect with another on a curve. The minimum centerline tangent
length approaching an intersection shall be 40-feet for local streets. !n accordance with District policy,
the applicant should coordinate, with District staff, the designs of the intersections of Wild Flower
Drive/Apgar Creek Street and Wild Flower Drive and Kelly Creek Avenue, to ensure the above policy
is met.
C. Special Recommendation to the Applicant
In order to reduce trips to and from the residential portion of this development, it is recommended that
upon occupancy, the Home Owners Association provide new residents with information on alternative
transportation and the commute options available. Commuteride staff will coordinate this effort with
the applicant. For more information contact Ms. Catherine Sanchez at 367-6162.
In order to reduce trips to and from the commercial portion of this development, it is recommended
that the applicant dedicate at least 10 parking spaces to be used as a Park and Ride lot. It is also
13
recommended the applicant consider providing bicycle facilities at both proposed office/commercial
space locations.
It is recommended that tenants occupying the proposed office/commercial buildings be required to
provide an Alternative Transportation Program for employees prior to issuance of a building permit.
The applicant shall provide an annual report to ACHD Commuteride on program participation.
Commuteride staff will coordinate the Alternative Transportation Program with the applicant. For
more information contact Ms. Catherine Sanchez at 387-6162.
D. Site Specific Conditions of Approval
These segments of Linder Road and McMillan Road are not listed in the adopted Capital
Improvements Plan; therefore, impact fees cannot be used to purchase the right-of-way
abutting the site. Right-of-way dedication is not required with this application. If the applicant
chooses to dedicate the right-of-way, ACHD will not provide compensation. The applicant
shall do one of the following:
Dedicate by donation an additional 5-feet of right-of-way along McMillan Road (30-
feet total from the current centerline) and an additional 13-feet of right-of-way
along Linder Road (38-feet total from centerline), and construct a minimum 5-foot
wide concrete sidewalk along McMillan Road and Linder Road. The sidewalk on
McMillan Road shall be located a minimum of 35-feet from the centerline of the
existing roadway. The sidewalk on Linder Road should be located a minimum of
41-feet from the centerline of the right-of-way. Coordinate the location and
elevation of the sidewalk with District staff. Provide the District with an easement
for any portion of the sidewalk(s) that are not located within the right-of-way.
ii. Dedicate by donation an additional 15-feet of right-of-way along McMillan Road
(40-feet total from the current centerline) and an additional 23-feet of right-of-way
along Linder Road (48-feet total from centerline), and construct a minimum 5-foot
wide concrete sidewalk along McMillan Road and Linder Road, located within the
new right-of-way. The sidewalk on McMillan Road should be located a minimum of
35-feet from the centerline of the existing roadway. The sidewalk on Linder Road
should be located a minimum of 41-feet from the centerline of the right-of-way.
Provide the District with an easement for any portion of the sidewalk(s) that are not
located within the right-of-way. Coordinate the location and elevation of the
sidewalk with District staff.
iii. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along McMillan Road and Linder Road in their ultimate
locations. The sidewalk on McMillan Road should be located a minimum of 35-feet
from the centerline of the existing roadway. The sidewalk on Linder Road should
be located a minimum of 41-feet from the centerline of the right-of-way. Provide
the District with an easement for any portion of the sidewalk(s) that are not located
within the right-of-way.
14
iv. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide
concrete sidewalk along McMillan Road and Linder Road, located at the back edge
of the existing right-of-way (if feasible). Accomplish all necessary adjustments to
properly accommodate existing drainage and utilities. Coordinate the location and
elevation of the sidewalk with District staff.
2. Construct a separate westbound right-turn lane on McMillan Road at the Shadow Creek Way
(now Wild Flower Drive) approach. The applicant may choose to install the auxiliary turn lane
either when the phase abutting the subject auxiliary lane is being built, or when the warrant is
met. If the later option is chosen, the necessary right-of-way needed to construct the subject
auxiliary lane shall be dedicated with the abutting final plat phase and constructed when the
warrant is met. The necessity for auxiliary lane construction (warrants) will be evaluated as
each phase (final plat) is submitted. Coordinate the final design of the turn lane with District
staff.
Construct a separate southbound right-turn lane on Linder Road at the Apgar Creek Street
intersection. The applicant may choose to install the auxiliary turn lane either when the phase
abutting the subject auxiliary lane is being built, or when the warrant is met. If the later option
is chosen, the necessary right-of-way needed to construct the subject auxiliary lane shall be
dedicated with the abutting final plat phase and constructed when the warrant is met. The
necessity for auxiliary lane construction (warrants) will be evaluated as each phase (final
plat) is submitted. Coordinate the final design of the turn lane with District staff.
4. Construct a separate northbound left-turn lane on Linder Road at Apgar Creek Street. The
applicant may choose to install the auxiliary turn lane either when the phase abutting the
subject auxiliary lane is being built, or when the warrant is met. If the later option is chosen,
the necessary right-of-way needed to construct the subject auxiliary lane shall be dedicated
with the abutting final plat phase and constructed when the warrant is met. The necessity for
auxiliary lane construction (warrants) will be evaluated as each phase (final plat) is
submitted. Coordinate the final design of the turn lane with District staff.
5. Construct a taper off of Linder Road for southbound right turns at the Deer Crest Way
approach. The applicant may choose to install the auxiliary turn lane either when the phase
abutting the subject auxiliary lane is being built, or when the warrant is met. If the later option
is chosen, the necessary right-of-way needed to construct the subject auxiliary lane shall be
dedicated with the abutting final plat phase and constructed when the warrant is met. The
necessity for auxiliary lane construction (warrants) will be evaluated as each phase (final
plat) is submitted. Coordinate the final design of the taper with District staff.
6. Construct Wild Flower Drive to intersect McMillan Road approximately 1,450-feet west of
Linder Road, as proposed. The street shall be constructed with a 36-foot street section within
50-feet of right-of-way with curb, gutter and 5-foot wide concrete sidewalks.
7. Construct Apgar Creek Street to intersect Linder Road approximately 530-feet north of
McMillan Road, as proposed. The street shall be constructed with a 36-foot street section
within 50-feet of right-of-way with curb, gutter and 5-foot wide concrete sidewalks.
15
8. Construct Deer Crest Way to intersect Linder Road approximately 430-feet north of Apgar
Creek Street and approximately 390-feet south of the approved Wild Goose Drive to the
north, as proposed. The street shall be constructed with a 36-foot street section within 50-
feet of right-of-way with curb, gutter and 5-foot wide concrete sidewalks.
9. Construct a commercial driveway on Linder Road located a minimum of 255-feet south of
Apgar Creek Street and no closer than 150-feet from McMillan Road (for right-in/right-out
only). Pave the driveway its full width (maximum 35-feet) and at least 30-feet into the site
beyond the edge of pavement of the adjacent roadway edge and install pavement tapers with
15-foot radii abutting the existing roadway edge.
10. Construct a commercial driveway on McMillan Road located approximately 250-feet west of
Linder Road, as proposed. Pave the driveway its full width (maximum 35-feet) and at least
30-feet into the site beyond the edge of pavement of the adjacent roadway edge and install
pavement tapers with 15-foot radii abutting the existing roadway edge. This driveway may be
restricted to right-in/right-out movements in the future.
11. Construct a commercial driveway on McMillan Road located approximately 235-feet west of
the first commercial driveway on McMillan Road and approximately 500-feet west of Linder
Road, as proposed. Pave the driveway its full width (maximum 35-feet) and at least 30-feet
into the site beyond the edge of pavement of the adjacent roadway edge and install
pavement tapers with 15-foot radii abutting the existing roadway edge.
12. Provide the District with a copy of a recorded. cross-access agreement for Lots 45, 46, 47
and 48, Block 10, to use the three commercial driveways listed in Conditions 9, 10 and 11
above, for access to the public street system.
13. Construct a commercial driveway to serve the proposed L-O zoned lots, located in alignment
(measured centerline to centerline) or offset from the approved Palatine Way on the south
side of McMillan Road a minimum of 255-feet (measured near edge of driveway to near edge
of roadway). Provide the District with a copy of a recorded cross-access agreement for Lots
34 to 44, Block 12, to use the driveway for access to the public street system.
14. Utilize the existing driveway to the single-family home on Lot 26, Block 12. Pave the
driveway to its full width (maximum 20-feet) and at least 30-feet into the site beyond the edge
of pavement of McMillan Road and install pavement tapers with 15-foot radii abutting the
roadway edge. Said driveway may be utilized until the existing home located on the lot is torn
down or converted to another use. At the time of re-development, access to Lot 26, Block 12,
from McMillan Road may be prohibited by ACHD. The applicant shall provide an access
easement or frontage to Lot 26, Block 12, from Summit Way or the L-O zoned lots to the
west.
15. Unless otherwise approved by District staff, the applicant shall construct Ballinger Avenue,
Chimney Peak Avenue, Cody Creek Way, Summit Way, Green Mountain Drive, Bird Wing
Court, Dove Ridge Drive, Stone Pond Drive, Sage Springs Drive, Kelly Creek Avenue and
16
Wapoot Avenue as 36-foot street sections with curb, gutter and 5-foot wide concrete
sidewalks, atl within 50-feet of right-of-way.
16. Construct District approved turnarounds for Bird Wing Court, Summit Way and Dove Ridge
Drive (if Dove Ridge Drive is constructed as a public roadway and not a private roadway).
17. Pave the private drivewaylstreet off of Chimney Peak Avenue, between Lots 17 and 22,
Block 10, its full width and at least 30-feet into the site beyond the edge of pavement of the
abutting roadway. ACRD does not make any assurances that the private road that 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:
i. Dedicate a minimum of 50-feet of right-of-way for the road.
ii. Construct the roadway to the minimum ACHD requirements.
18. Extend Wapoot Avenue from the west property line located approximately 125-feet south of
the north property line, as proposed.
19. Extend Apgar Creek Street from the west property line located approximately 690-feet south
of Wapoot Avenue (measured centerline to centerline), as proposed.
20. Extend Ballinger Avenue from the north property line located approximately 625-feet east of
the west property line, as proposed.
21. Extend Chimney Peak Avenue from the north property line located approximately 1,090-feet
east of Ballinger Avenue (measured centerline to centerline), as proposed.
22. Other than the access points specifically approved with this application, direct lot or parcel
access to McMillan Road and Linder Road is prohibited. Lot access restrictions, as required
with this application, shall be stated on the final plat(s).
23. Comply with all Standard Conditions of Approval.
E. 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.
17
4. Utility street cuts in pavement less than five years old are not allowed unless approved ih writing by
the District. Contact Construction Services at 387-6280 (v~ith file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
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 #197, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applignt at no cost to ACHD. 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.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the properly 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.
F. 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 and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
Vicinity Map
Preliminary Plat
Applicant's Letter
Appeal Guidelines
18
r
r
c~
t~
t~
b
r
yH
~-i
-~ • r 1VIIY1 1 1 1°WI" •
9
X 3 ~
~~~~ ~
~~ .,^
3~~
.'~`~~
N=-:~
~ 9'~
5
~; 0 1°
3~~3
f ll~
/ ~
~~ ~~
X
6~ ~'
i
eP
Cc
/~
U+'O~O
ro ~1 ~
~~
~y o
55~ Q ~ /
7 lr ~\
~ O ~ ~
~~~~
~ ~~
1 r :~
V ~~
T' ~ o~
R
~ ~~~~
~o
t ~~ ~ ~~
oos~~'
3 ~1 p~
~.rc P
i r--~
KOPd a aw.v 9 ~i ~#• ~I ~~j
,~j ^ y
I E ~Q"'' •I • ~~ -~ i~ Mi 9q ~~ eCGK~~~~ ;
_-_ ~ n F 5 s
i iiP}~ I ~ ~ ~ ~ i i ` ~ I I[ ~ [ ~ ~ ~ ~ ~ f{f, y
IIII,I!li _3 i `\\`~`` e i r ~ ~ I~ tt EE I~ a =
~~~.I
\~~~
- Y~ 1. l i ,:,.. ~ III
~.~~ ~;., _ ~ ~ ~ r ~ #'~ 1 ~ 111 ~
~:;r~ ~.y~ are. ~~ ~ ~_-~
\+ x ~ I
~ r ~ r yy .9ni ' a . ; ~G~I~~~~ ~ ~~~~I@~~~~
1~'.. ~ ~ 6
~ a r ~\~`•\`\v~:\C~~J I e 56 ~
s ~~.\`fi'~~ a
B fcn.S,:`\ r 5 7
s i~ ~
f ~ i G i ii '' ~ . . it + . r ` i ~~}(eF [F {(3E
r r -- • j --- ABC. ~ i I K '~ ~y~~~i` ¢~ `~~ iSl~~f[ ~1i~ ES
• e 7{
r ~ ~a i i i ~ I x uouln V~ ~yy¢Q~~~ {~_ i ~~r~a~ iyt ~~
'y • i ^ y j • ~ - i Qill~~i 'F ~~ ~~~~~~ ~i}~F p!~E~
r ~- ""~ r~ s i M ai ~~1ir#~~ ~ ~~# ~~p ~~~~ ~7 Ft
Y r r r • 3Q
I r I . r I \c ` i a . a ~s~~~ • #~ RaE ~# E E~
r
~ _ . njl ~F`~ -c-I~ I i . a r rg I • -• ~ nl "es ~~3~•``{~~` ~ f ~ ~~~#~ ~~ ~9
- ~~ i~:i ~V'. I - i C #g ai e F 1 a~ 1
I -.A ~~-~~ I ,II' i ~ ~ r a- • i r 1 p~ (~~fi,=~~ # i 6 [~E ~i a
ff If•
_ ~' ,- a ;~i y i , .. ~ ±-- _~ i`~;r#5~a~#' i ~ o ~#~~ t}t [~
%_ ~..._.~ ~P.I'T~ ~ x~ R x ]aw i ~~ i#i~~{{a(~~G ~ $pp~a iifI l
~. _. .RIi D'fiR = a r r ~ ~ - i I Z a{#6' {~~ ~ ~ i ~ Fa 7
s. . ,.:. ...»:~,
.. .... ....... y: #
r
FULFER DEVELOPMENT J-U_r ENGINEERS, Ine.
~ ~,4: ~"° .~'~" w»: 'Y MERIDIAN, ADA COUNTY, IDAHO ~ ~ a~
BELLY CREEK ~ ~~1~~
PRELIMINARY PLAT Y PLAT ~ ~~~
Crai Hood -Kell Creek Staff Re ort Pa e 1 '
From: "Gary Lee" <GALQJUB.cam>
To: <Chood@achd.ada.id.us>
Date: 6!19/03 2:19PM
Subject: Kelly Creek Staff Report
Craig:
We have reviewed the rough draft staff report (received June 13) and
concur with your Site Specific Conditions of Approval with the fallowing
clarifications:
Site Specific Condition No. 1 -
We are showing a 23 foot strip along Linder Road next to the existing 25
foot prescriptive right of way for a total of 48 feet. This 23 foot
strip is intended to be made available to ACHD when it comes time to
widen Linder road to five lanes.
Dedicated right of way may be necessary now for any required center turn
lanes and/or right tum lanes at Apgar Creek Street and Deer Crest Way.
These rights of way will be shown on the final plat to match up with the
approved street design for that phase of the development.
The 5' sidewalk along Linder Road will likely be placed within the 25
foot street landscape buffer in an easement. The face of the sidewalk
will be no closer than 41 feet to the centerline of Linder Road.
The existing 50 feet of prescriptive right of way along McMillan Road
should be adequate for a planned 37' B-B street section (3 lanes)
centered on the section line. I measured the location of the existing
Lerwp Canal this morning and found that there will be about 6 foot of
clearance from the future back of curb (18.5' measured south of
centerline) and the current north bank of the canal. However, there may
be need for additional right of way along the north side of McMillan at
for the center turn lanes and deceleration lanes at W ild Flower Drive.
Therefore, in most areas, the detached sidewalk along the north side
should be 18.5 + 5' planter + 5' SW = 28.5' from centerline. We plan to
place the sidewalk within the 25' landscape buffer within an easement.
Site Specific Condition No. 9 - We will modify the CG site plan to show
one entrance onto Linder Road located 255 feet south of Apgar Creek
Street.
APPLICANT'S LETTER
Crai Hood -Kell Creek Staff Re ort Pa e 2
Site Specific Condition No. 10 & 11 -The two commercial approaches off
of McMillan Road in the CG area appear to meet district policy as you
have defined them.
Site Specific Condition No. 13 - We plan to revise the LO area site plan
to show only one access point located in alignment with the future
Palatine Way as shown on the Bridge Tower Preliminary Plat. This will
give ample clearance to the other driveways and street entrances in the
vicinity.
Site Specific Condition No. 14 - We will show an ingress/egress easement
from Lot 26, Block 12 into the LO lots for a future access pointrf and
when the existing home is tom down or the use changes. However, with
the approach revision to the LO area, it appears that the existing
driveway in this lot will meet district policy anyway.
Please call if you have any questions.
Thanks for your help.
Gary A. Lee, P.E., L.S.
J-U-B Engineers, Inc.
250 S. Beechwood, Suite 201
Boise, ID 83709
208-376-7330
208-323-9336 (fax)
gal aQjub.com
CC: "Daren Fluke" <dfluke@jub.com>, <khinvestQfiberpipe.net>
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACRD 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.
Request for Reconsideration
t4