ACHD Comments~~~~~
CHD ~
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October 29, 2009
To: South Cavanaugh, LLC
15711 State Highway 55
200 W. Front Street
Boise, ID 83713
Carol A. McKee, President
Sherry R. Huber, 15C Vice President
Rebecca W. Arnold, 2nd Vice President
John S. Franden, Commissioner
Sarah M. Baker, Commissioner
RECF,TVED
OCT 3 0 2~9
CITYOFCf~i~ D;~x
CITY CLERKS OFFICE
Subject: Cavanaugh Ridge Subdivision (MPP-08-010/MRZ-08-005)
4275 S. Locust Grove Road
On October 29, 2009 the Ada County Highway District Commission acted on your application for
the above referenced project. The attached is a memo highlighting ACHD concerns and comments
regarding the proposed changes to the Planned Community Ordinance.
If you have any questions, please feel free to contact me at (208) 387-6178.
Sincerely,
~~~~
Mindy Wallace
Planning Review Supervisor
Right-of-Way & Development Services
Ada County Highway District
CC: Project file
Rose Law Group -Ashley Ford
City of Meridian -Sonya Watters
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
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CHD
Right-of--Way & Development Services
Department
Project/File:
Lead Agency:
Site Address:
Cavanaugh Ridge Subdivision (MPP-08-010, MRZ-08-005)
This application is for rezone and preliminary plat of a 252-lot residential
subdivision.
City of Meridian
4275 S. Locust Grove Road
Commission
Approval: October 28, 2009
Consent Agenda Item
Applicant: South Cavanaugh, LLC
15711 State Highway 55
Boise, Idaho 83714
Owner: Affinity Bank
625 E. Santa Clara Street
Ventura, California 93003
Representative: Ashley Ford
Rose Law Group
6223 N. Discovery Way, Suite 200
Boise, Idaho 83713
Staff Contact: Matt Edmond
Phone: 387-6187
Email:
medmond(a~achd.ada.id. us
Tech Review: September 25, 2009
Application Information:
Acreage: 91.09
Current Zoning: R-4
Proposed Zoning: R-8
Single Family Lots: 252
Common Lots: 29
A. Findings of Fact
Existing Conditions
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1. Site Information: The site is currently vacant, with significant concrete infrastructure and utility
improvements installed.
Cavanaugh Ridge Subdivision
2. Descri tion of Adjacent Surroundin Area:
Direction Land Use Zonin
North Sin le Famil Residential, Vacant Land R-8
South Gravel Pit, Vacant Land, Sin le Famil Residential RUT, R-4
East Sin le Famil Residential R-g
West Vacant Land, Self Storage RUT, R-8
3. Existing Roadway Improvements and Right-of-Way Abutting or Near the Site:
• Locust Grove Road is improved with two travel lanes (26-feet of pavement), no curb or gutter,
inside 65-feet of right-of-way (25-feet from centerline) abutting the site. A 5-foot wide
detached concrete sidewalk exists outside of the right-of-way.
• Amity Road is improved with two travel lanes (approximately 25-feet of pavement), and no
curb, gutter, or sidewalk inside 50 to 73-feet of right-of-way south of the site.
• Victory Road is improved with two travel lanes (approximately 25-feet of pavement), and no
curb or gutter, and some sidewalk inside 50 to 60-feet of right-of-way north of the site.
• The intersection of Locust Grove Road and Amity Road is four-way stop controlled with two
lanes on all approaches.
• The intersection of Locust Grove Road and Victory Road is four-way stop controlled with two
lanes on all approaches.
4. Existing Access: The site has one partially improved access point onto Locust Grove Road.
5. Site History: The District previously acted on MPP-05-048, MCUP-05-045, and MCUP-05-046 for
Reflection Ridge Subdivision on December 6, 2005. The City of Meridian's preliminary plat
approval of Reflection Ridge Subdivision has since expired. The conditions of approval set forth
in this report are different from those set forth with the approval of Reflection Ridge due to the re-
classification of Locust Grove Road from a collector to a minor arterial roadway, changes in the
updated traffic impact study findings, and the District's adoption of roundabout design guidelines.
6. Adjacent Development: The following developments are pending or under construction in the
vicinity of the site:
• Bellingham Subdivision, a proposed residential development to consist of 166 single-family
units, is under construction east of the site. The District approved the preliminary plat of
Bellingham Subdivision on 25 August 2004, and the final plat of Bellingham No. 1 on 28 June
2006, the final plat of Bellingham No. 2 on 3 January 2007, and the final plat of Bellingham
No. 3 on 4 June 2008.
• Cavanaugh Subdivision, a proposed mixed-use development to consist of 548 residential
units, 13 commercial lots, and one school, is located adjacent to and northwest of the site.
The District approved preliminary plat of Cavanaugh on October 24, 2007. The preliminary
plat approval for Cavanaugh is scheduled to expire on February 22, 2010.
• Eastwood Subdivision, a proposed residential development to consist of 24 single-family units,
is located adjacent to and south of the site. The District approved preliminary plat of
Eastwood Subdivision on November 20, 2006. The preliminary plat approval of Eastwood
Subdivision has since expired.
• Estancia Subdivision, a proposed residential development to 103 single-family units, is under
construction east of the site. The District approved the preliminary plat of Estancia
Subdivision on 6 December 2005, and the final plat on 13 December 2006.
2 Cavanaugh Ridge Subdivision
Development Impacts
7. Trip Generation: This development is estimated to generate approximately 2,412 additional
vehicle trips per day (none existing), based on the submitted traffic impact study.
8. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
9. Existing Condition of Area Roadways:
Roadway Frontage Functional Traffic Count Level of Speed
Classification Service* Limit
Locust Grove Road 370' Minor Arterial 4,048 south of Victory Better 50 MPH
1/31/2007 than "C"
Victory Road None Minor Arterial 5,621 east of Locust Better 50 MPH
Grove 1/31/2007 than "C"
Amity Road None Minor Arterial 5,701 west of Eagle Better 50 MPH
Road 9/25/2008 than "C"
Hcceptaoie level of service for atwo-lane minor arterial roadway is "D" (14,000 ADT).
10. Capital Improvements Plan /Five Year Work Plan:
• There are no roadways, bridges or intersections in the general vicinity of the project that are
scheduled for improvement in the Five Year Work Plan.
• The intersection of Amity Road and Locust Grove Road is listed in the District's Capital
Improvements Plan to be widened and signalized between 2019 and 2027.
• Amity Road from Meridian Road to Locust Grove Road is listed in the District's Capital
Improvements Plan to be widened to five lanes between 2019 and 2027.
• Amity Road from Locust Grove Road to Eagle Road is listed in the District's Capital
Improvements Plan to be widened to five lanes between 2019 and 2027.
~. Findings for Consideration
1. Traffic Impact Study
Thompson Engineers prepared a Traffic Impact Study for the proposed Cavanaugh Ridge
Subdivision. Below is an executive summary of the findings as presented by Thompson
Engineers. ACHD's staff comments can be found below under Staff Comments/
Recommendations.
Thompson Engineers, Inc. has been retained to update the traffic impact study for the proposed
Reflection Ridge development dated August 15, 2005. The primary purpose of the update
(August 17, 2009) is to revise calculations using current traffic counts. The project is now called
Cavanaugh Ridge and is located near Meridian, Idaho.
The proposed development is an 89.7 acre development consisting of detached single family
residences. The site plan is slightly revised from the original proposed site plan and is shown in
Figure 2. The preliminary plan indicates the development will consist of 252 Single Family
Dwellings, which is a decrease from 259 single family dwellings. There will be varying sizes of
lots and value of the homes.
The area of influence is anticipated to be Ada County south of the City of Meridian, Idaho. The
primary impact will be along Locust Grove and will include the intersections of Locust Grove and
Victory, and Locust Grove and Amity.
3 Cavanaugh Ridge Subdivision
The following are the principal findings and recommendations of the study.'
• The proposed development is projected to generate an average daily traffic of 2412 new
vehicle trips per day, of which 189 will occur during the AM peak hour and 255 will occur
during the PM peak hour.
• The proposed development will access fhe transportation system primarily through Locust
Grove Road. Future development will create other opportunities to access the transportation
system to the west and south.
• During the PM peak hour, the intersection of Victory Road and Locust Grove Road currently
operates at level of service F under existing traffic conditions. Additional lanes are required to
improve the intersection to an acceptable level of service.
• During the PM peak hour, the intersection of Victory Road and Locust Grove Road currently
operates at level of service F under background traffic conditions. Additional lanes are
required to improve the intersection to an acceptable level of service. With additional lanes,
the intersection will operate at LOS D.
• With the addition of site traffic to the intersection of Victory Road and Locust Grove Road, the
intersection will further deteriorate. With additional lanes, the intersection will operate at LOS
D with traffic.
• If the intersection is not improved, site traffic will likely seek alternative routes to and from the
site.
• During the PM peak hour, the intersection of Amity Road and Locust Grove Road will operate
at level of service C under 2014 background traffic conditions. With the site traffic, the
intersection will operate at level of service D.
• During the PM peak hour, the intersection of W. Wrightwood Drive and Locust Grove Road
will operate at /eve/ of service C under 2014 total traffic conditions. Aright turn lane is
warranted on Locust Grove Road.
• Locust Grove Road, Victory Road and Amity Road have the capacity to absorb the site
generated traffic based on the current traffic counts. Under 2014 background conditions,
neither Victory Road norAmity Road will exceed the level of service C planning thresholds
established by COMPASS
• Traffic will not exceed 1, 000 vehicles per day on any internal streets except east of the traffic
circle. This segment should be classified as a collector. All other streets should be classified
as local streets.
Staff Comments: District Traffic Services and Planning Review staffs have reviewed the
submitted traffic impact study and provide the following comments:
• The conceptual design and approval of the roundabouts/traffic circles needs to happen before
the final plat is approved, or before final lot lines are established.
• The Transportation Land-Use Integration Plan Master Streets Map shows an east/west
collector in this area between Meridian Road and Locust Grove Road.
• The intersection of Victory/Locust Grove is not in the District's Capital Improvements Plan and
will be over capacity according to the study. The South Meridian Plan has asingle-lane
roundabout planned for this intersection. The applicant should be required to install left turn
lanes on all four approaches to mitigate impacts of the site's traffic. The District can install an
interim signal at a later date when it is warranted.
4 Cavanaugh Ridge Subdivision
2. South Meridian Transportation Plan
The purpose of the South Meridian Transportation Plan is to identify future roadway, intersection,
and corridor needs as travel demand in the area increases. It will serve as a guide for improving
the transportation system as development occurs.
The South Meridian Transportation Plan proposes that amid-mile collector street be extended
through the site between Meridian Road and Locust Grove Road. Although the applicant is
proposing a public street connection through the site between Locust Grove Road and the site's
west property line allowing for an eventual connection out to Meridian Road, the applicant is not
proposing to construct a collector roadway through the site as identified in the plan.
Both ACHD and City of Meridian staff (see Attachment 1) are supportive of the deviation for the
South Meridian Transportation Pfan District due to several factors. First, the built-out subdivisions
along the quarter section line and the prospect of crossing the Ridenbaugh Canal at a shallow
angle render amid-mile alignment impractical. Second, traffic on the internal streets is not
expected to exceed the planning threshold for a local street. Third, Meridian City staff has
expressed support for the applicant's proposal for local street connectivity in lieu of a mid-mile
collector. Finally, portions of the internal streets have already been constructed, and District staff
does not see a public benefit in requiring a reconfiguration of the existing improvements.
Additionally, ACHD and City of Meridian staffs have worked out an alternative mid-mile collector
alignment. This new alignment would extent Rumple Lane east from Meridian Road to this sites
west property line where it would continue as a collector roadway and stub to the south eventually
connecting to Amity Road. Additionally, a collector roadway was approved with the preliminary
plat for Cavanaugh Subdivision northwest of this site. That collector roadway will extend from
Victory Road to Rumple Lane through the subdivision. The staffs believe that the collector
network noted above and the local street connections out to Locust Grove through this
development and Tuscany Village Subdivision north of the site will provide adequate access and
connectivity though out this site ar~d the surrounding areas.
3. Locust Grove Road -Victory Road Intersection
According to the submitted traffic impact study, the intersection of Locust Grove Road and Victory
Road will operate at an unacceptable level of service at site build out, and this intersection is not
currently listed for improvements in either the Five Year Work Plan or the Capital Improvements
Plan. The South Meridian Transportation Plan proposals asingle-lane roundabout at this
intersection, however, insufficient right-of-way exists to construct a roundabout there at this time.
District staff recommends that the applicant be allowed to construct the first phase (78 buildable
lots) without improvements to the intersection. Prior to final plat approval of the second phase,
the applicant should be required to widen the intersection to accommodate left turn lanes on all
four approaches, in accordance with the recommendations of the traffic impact study. The
applicant should coordinate the design of the left turn lanes with District staff.
4. Locust Grove Road
Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure
72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot
concrete detached sidewalks and bike lanes.
District Sidewalk Policy: District policy requires 5-foot detached concrete sidewalk on all
arterial roadways (7204.7.2).
Applicant Proposal: The applicant is proposing to dedicate 35-feet of right-of-way from the
centerline of Locust Grove Road abutting the site.
Staff Comment/Recommendation: The District previously required dedication of 35-feet of
right-of-way from the centerline of Locust Grove Road-which was designated as a collector
roadway at the time-with the approval of the Reflection Ridge preliminary plat. Locust Grove
5 Cavanaugh Ridge Subdivision
Road has subsequently been re-designated as a minor arterial roadway. Therefore, the applicant
will be required to either dedicate 48-feet from the centerline of Locust Grove Road abutting the
site OR dedicate 38-feet of right-of-way from the centerline of Locust Grove Road and provide a
10-foot wide public use easement. This additional right-of-way/easement dedication will
accommodate future widening of Locust Grove Road to five lanes.
In accordance with the findings and recommendations of the submitted traffic impact study, the
applicant will be required widen Locust Grove Road to provide a southbound right turn lane at the
site entrance. The applicant should coordinate the design of the right turn lane with District Traffic
Services and Development Review staffs.
The historic drainage along the west side of Locust Grove Road was cut off when the site
entrance was partially constructed. District maintenance crews subsequently installed a 12-inch
culvert across the site entrance to resolve drainage problems. The applicant will be required to
extend this culvert and install a borrow ditch when Locust Grove is widened to accommodate a
right-turn lane.
A 5-foot wide concrete sidewalk is located approximately 38-feet from the centerline of Locust
Grove Road abutting most of the site. The applicant will be required to complete this sidewalk to
the north and south property lines and extend asphalt ramps from both ends to Locust Grove
Road.
5. Roadway Offsets
Offset Policy: District policy 7204.11.6 states that the optimum spacing for collector intersections
along arterial roadways is 1,700-feet to allow adequate signal spacing. The minimum spacing
that is acceptable for collector intersections along arterials is 1,300-feet.
Applicant Proposal: The applicant is proposing to utilize the partially constructed site entrance
that aligns with Wrightwood Drive on the east side of Locust Grove Road.
Staff Comment/Recommendation: The applicant's proposal meets District policy and is
approved with this application.
6. Internal Streets
Right-of-Way Policy: District policy 7204.4.1 and Figure 72-F1A requires 50-feet of right-of-way
on local streets. This right-of-way allows for the construction of a 2-lane roadway with curb, gutter
and 5-foot wide concrete sidewalks.
36-foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable
lot that is less that 1-acre in size will typically provide streets having a minimum pavement width
of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-
curb to back-of-curb. Concrete sidewalks shall be a minimum of 5-feet in width unless they are
separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in
width.
33-foot Street Section Policy: District policy 72-F1A, allows local residential public roads with a
33-foot street section with parking on both sides of the roadway, if the amount of vehicle trips per
day on the street does not exceed 1,000 and the appropriate fire department reviews and
approves the street section. The proposed density of development that will utilize the internal
local residential streets is anticipated to generate less than 1,000 vehicle trips per day.
Half-Street Policy: District policy 7203.4.2 states "if a proposed development abuts an unpaved
street or streets the developer shall construct one-half of the full street improvements, including
curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline
established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide gravel
shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be
6 Cavanaugh Ridge Subdivision
constructed on the unimproved side. This street section shall be constructed within a minimum
40-foot right-of-way."
Island Policy: District policy 7202.7 and 7207.5 require islands to be constructed a minimum of
4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The
roadway on either side of the traffic island should maintain a minimum of a 21-foot street section.
District policy also requires any proposed landscape islands/medians within the public right-of-
way dedicated by this plat should be owned and maintained by a homeowners association. Notes
of this should be required on the final plat. The design should be reviewed and approved by
ACHD's Development staff.
Residential Turnaround Policy: District policy 7205.2.1 requires turnarounds to be constructed
to provide a minimum turning radius of 45-feet. Landscape and parking islands may be
constructed in turnarounds if a minimum inside curb radius of 28-feet, and a minimum outside
radius of 45-feet are provided. The pavement width shall be sufficient to allow the turning around
of a standard AASHTO SU design vehicle without backing.
Applicant Proposal: The applicant is proposing to construct all internal streets as 34-foot street
sections with curb, gutter, 5-foot wide detached concrete sidewalks and 8-foot wide planter strips,
and to construct four cul-de-sac turnarounds with aback-of-curb radius of 45-feet. The applicant
is also proposing to construct the east portion of the site entry road (Wrightwood Drive) as a
divided street section with 21-foot drive aisles. The applicant is also proposing to construct bulb-
outs at several intersections.
Staff Comment/Recommendation: The concrete portions (curb, gutter, and sidewalk) of all
street improvements for phase 1 have already been substantially completed. The applicant's
proposal for internal streets and turnarounds meets District policy and should be approved with
this application. The applicant will have to attain approval from the Meridian Fire Department for
the proposed streets sections narrower than 36-feet, and provide a public use easement for any
sidewalk located outside of the right-of-way.
The applicant should design the bulb-outs so that the streets are no narrower than 24-feet curb
face to curb face, and the bulb-outs have a minimum 18-foot radius where they meet the regular
curb line.
After meeting with the City of Meridian, the applicant proposed some minor changes to the
preliminary plat to address the City's concerns. The applicant has proposed to relocate Reflection
Ridge Drive to the west property line, stubbing to the south. This will provide additional access to
the adjacent property, and allow for the future extension of a collector roadway (Rumple Lane to
Reflection Ridge Drive) to serve the property south and west of the site. In addition to changing
the location of Reflection Ridge Drive, the applicant has proposed a 10-foot asphalt path to be
constructed on the east side of the roadway in lieu of sidewalk. This is consistent with the City of
Meridian's Pathway plan and should be approved, as proposed. Therefore the applicant will be
required to construct Reflection Ridge Drive at the west property as ahalf-street section with a
minimum of 24-feet of pavement, vertical curb, gutter, and detached sidewalk or multi-use path on
the east side, and a 3-foot gravel shoulder and barrow ditch on the west side. The applicant will
be required to provide a public use easement for the either the 10-foot asphalt path or the
detached sidewalk.
7. Roundabouts
Roundabout Policy: The roundabout should be designed with 21-foot street sections on either
side of the center island. The applicant will be required to dedicate sufficient right-of-way on
either side of an island. Coordinate the size and design of the roundabout with traffic services
staff.
Applicant Proposal: The applicant is proposing one roundabout with this development.
7 Cavanaugh Ridge Subdivision
Staff Comment/Recommendation: The concrete portions (curb, gutter, and sidewalk) the
roundabout have already been substantially completed. Since the approval and construction of
these improvements, the District has revised its design standards for roundabouts on public
streets. Although the roundabout is partially constructed, the applicant will be required to
redesign and construct portions of the roundabout to meet current District Policy. Prior to
submitting drawing of the revised roundabout for staff to review the applicant's engineer should
meet with District Traffic Services staff to ensure the roundabout is designed safely and in
compliance with ACHD's Roundabout Guidelines. The attached drawing (attachment 2) should
serve a guideline and conversation point for the meeting. Once the meeting has been held and
the applicant should submit construction drawings of the revised roundabout for review.
8. Stub Streets
Stub Street Policy: District policy 7203.5.1 states that the street design in a proposed
development shall cause no undue hardship to adjoining property. An adequate and convenient
access to adjoining property for use in future development may be required. If a street ends at
the development boundary, it shall meet the requirements of sub section 7205, "non-continuous
streets." District policy 7205.5 states that stub streets will be required to provide intra-
neighborhood circulation or to provide access to adjoining properties. Stub streets will conform
with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-
de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be
installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
Applicant Proposal: The applicant is proposing to construct a total of five stub streets:
• Southern Lights Drive to the south property line, approximately 1,785-feet west of Locust
Grove Road (measured centerline to centerline).
• Stub Street to the southwest property line, approximately 3,900-feet west of Locust Grove
Road (measured centerline to centerline).
• Reflection Ridge Drive to the Ridenbaugh Canal, approximately 1,130-feet west of Locust
Grove Road (measured centerline to centerline).
• Impression Street to the west property line, approximately 435-feet north of the quarter section
line. This stub street aligns with Wayker Street, which was proposed to be built with
Cavanaugh Subdivision.
• Stub Street to the west property line, aligning with the quarter section line. This stub street will
align with Rumpel Lane, which was required to be constructed and dedicated as a public
street with Cavanaugh Subdivision.
Staff Comment/Recommendation: The applicant's proposal for stub streets meets District policy
and should be approved with this application. The applicant will be required to install signs at the
terminus of each stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
9. Private Roads
Private Road Policy: District policy 7205.6 states that other jurisdictions in Ada County establish
the requirements for private streets. The District retains authority and will review the proposed
intersection of a private and public street for compliance with District intersection policies and
standards.
Applicant Proposal: The applicant is proposing to construct two 24-foot wide private roads
approximately 300 to 350-feet long to provide access to 18 lots in Block 4.
Staff Comment/Recommendation: If the City of Meridian approves the private roads, the
applicant shall be required to pave the private roadway a minimum of 20 to 24-feet wide and at
8 Cavanaugh Ridge Subdivision
least 30-feet into the site beyond the edge of pavement of the public street and install pavement
tapers with 15-foot curb radii abutting the existing roadway edge.
Street name and stop signs are required for the private road. The signs may be ordered through
the District. Verification of the correct, approved name of the road is required.
ACHD does not make any assurances that the private road, which is a part of this application, will
be accepted as a public road if such a request is made in the future. Substantial redesign and
reconstruction costs may be necessary in order to qualify this road for public ownership and
maintenance.
The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD:
• Dedicate a minimum of 50-feet of right-of-way for the road.
• Construct the roadway to the minimum ACHD requirements.
Construct a stub street to the surrounding parcels.
10. Driveways
Driveway Width Policy: District Policy 7207.9.3 restricts residential driveways to a maximum
width of 20-feet.
Driveway Offset 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).
Driveway Paving 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.
Applicant Proposal: The applicant is not proposing any specific driveways with this application.
Staff Recommendation: The applicant will be required to restrict all residential driveways to a
maximum width of 20-feet and locate all driveways no closer than 50-feet from an intersection or
roundabout (measured near edge to near edge). Each driveway must be paved its full width at
least 30-feet in from the street.
11. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
Tree Planter Policy: The District's Tree Planter Width Interim Policy prohibits all trees in planters
less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the
policy requires a minimum planter width of 6-feet for class I I tress with the installation of root
barriers on both sides of the planter strip or a minimum planter width of 8-feet without the
installation of a root barrier. The policy also requires Class I and Class III trees to provide a
minimum planter width of 10-feet.
12.Other Access
Locust Grove Road is classified as a minor arterial roadway. Other than access specifically
approved with this application, direct lot access to Locust Grove Road is prohibited, and shall be
noted on the final plat.
9 Cavanaugh Ridge Subdivision
C. Site Specific Conditions of Approval
1. Prior to scheduling signature of the final plat of the 79th buildable lot, widen the intersection of
Locust Grove Road and Victory Road to accommodate left turn lanes on all approaches.
Coordinate the design of the left turn lanes with District Traffic Services and Development Review
staffs.
2. Dedicate 48-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel OR
dedicate 38-feet of right-of-way from the centerline of Locust Grove Road and provide a 10-foot
wide public use easement. 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. Enter into a license agreement for any landscaping located within ACHD right-of-way
abutting the site.
3. Widen Locust Grove Road to accommodate a southbound right turn lane into the site. Coordinate
the design of the right turn lane with District Traffic Services and Development Review staffs.
4. Extend the existing culvert and construct a borrow ditch along Locust Grove Road abutting the
site to accommodate drainage once the right turn lane is constructed.
5. Complete a 5-foot wide concrete sidewalk along Locust Grove Road abutting the site. Install
asphalt ramps form the north and south termini of the sidewalk to Locust Grove Road.
6. Align the site entrance road with the existing Wrightwood Drive on the east side of Locust Grove
Road.
7. Construct the east portion of Wrightwood Drive as a divided street section with 21-foot drive
aisles, an 11-foot center median, vertical curb and gutter, and 5-foot wide concrete sidewalk.
Provide a public use easement for any sidewalk located outside of the right-of-way.
8. Construct Reflection Ridge Drive along the west property line, as one half of a collector street
section with h a minimum of 24-feet of pavement, vertical curb, gutter, and detached sidewalk or
10-foot asphalt path on the east side, and a 3-foot gravel shoulder and barrow ditch on the west
side. Provide a public use easement for either the 10-foot asphalt path or the detached sidewalk.
9. Construct all other internal streets as 34-foot street sections with curb, gutter, and 5-foot wide
concrete sidewalks. Attain documentation of approval from the Meridian Fire Department for
street sections narrower than 36-feet. Provide a public use easement for any sidewalk located
outside of the right-of-way.
10. Construct four residential turnarounds with aback-of-curb radius of 45-feet at the termini of Bench
Place, Morning Glow Way, Radiant Ridge Drive, and Twilight Ridge Drive.
11. Construct intersection bulb-outs to maintain a minimum street width of 24-feet (curb face to curb
face), and so that the bulb-outs have a minimum 18-foot radius where they meet the regular curb
line.
12. The applicant's engineer should meet with District Traffic Services staff to discuss the redesign of
the existing roundabout. After the meeting with staff and redesign of the roundabout has been
complete in compliance with ACHD Roundabout Guidelines the applicant should submit
construction drawings for the revised roundabout for review.
13. Construct the following stub streets, and install signs at the terminus of each stub street stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.":
• Southern Lights Drive to the south property line, approximately 1,785-feet west of Locust
Grove Road (measured centerline to centerline).
• Stub Street to the southwest property line, approximately 3,900-feet west of Locust Grove
Road (measured centerline to centerline).
10 Cavanaugh Ridge Subdivision
• Reflection Ridge Drive to the Ridenbaugh Canal, approximately 1,130-feet west of Locust
Grove Road (measured centerline to centerline).
• Impression Street to the west property line, approximately 435-feet north of the quarter section
line. This stub street aligns with Wayker Street, which was proposed to be built with
Cavanaugh Subdivision.
• Stub Street to the west property line, aligning with the quarter section line. This stub street will
align with Rumpel Lane, which was required to be constructed and dedicated as a public
street with Cavanaugh Subdivision.
14. Construct two private roads through Block 4, as proposed. Pave each private road its full width at
least 30-feet in from the edge of pavement of the public street, and install pavement tapers with
15-foot curb radii abutting the public street.
15. Restrict all residential driveways to a maximum width of 20-feet, and locate all driveways at least
50-feet from an intersection or roundabout (measured near edge to near edge). Pave each
driveway its full width at least 30-feet in from the street.
16. Enter into a license agreement for any landscaping located within ACHD right-of-way abutting the
site.
17. Other than access specifically approved with this application, direct lot access to Locust Grove
Road is prohibited, and shall be noted on the final plat.
18. 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 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 is required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
11 Cavanaugh Ridge Subdivision
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior
to breaking ground within ACHD right-of-way. The applicant shall contact ACRD 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, plar5s, 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.
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Letter of Support from the City of Meridian
4. Roundabout Illustration
5. Utility Coordinating Council
6. Request for Reconsideration Guidelines
7. Development Process Checklist
12 Cavanaugh Ridge Subdivision
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13 Cavanaugh Ridge Subdivision
Revised Site Plan
14 Cavanaugh Ridge Subdivision
Attachment 1
E IDIAN3~--
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October 13, 2009
MI/MORANDI; M
70: Mindy Wallace
Planning Review Supervisor
Ada County Highway District
FROM: Pete Friedman, Deputy Directo
RF,: Cavanaugh Ridge! Meridian Road Locust Grove Connection
Mayor Tammy de Weerd
City Council Members:
Keith Bird
Brad Hoaglun
Charles Rountree
David Zaremba
On October 2, 2009 the Meridian Planning and Zoning Commission held a publ is hearing on
the Cavanaugh Ridge Preliminary Plat. After reviewing the staff recommendation and
applicant's testimony the Commission voted to continue the hearing to October 1> in order
for the applicant and staff to discuss outstanding issues raised at the hearing
One of the issues was the plat design with regard to a number of lots on the western boundary
of the sift near the connection of Rumple Lane. As result of discussions, the plat layout was
revised to incorporate a public street extension from Rumple Lane. Meridian Planning
Department is agreeable to this change is recommending approval ofthe revised plat to the
Commission.
In addition, it has been brought to my attention thatthere is a deviation from the South
Meridian Transportation Plan regarding collector connectivity from Meridian Road to Locust
Grove Road in this section.. As you are aware, the approved plat of Cavanaugh lies to the
north of Cavanaugh Ridge and does not provide a direct connection, It does, however provide
a future stub to Rumple Road which wiII connect to the proposed road realignment in
Cavanaugh Ridge. l hus, it appears that the inconsistency can partially be addressed by the
new design
Planning Department E Broadway, Meridian, ID 83642
Phone 208-884-5533 . Fax 208-888-6854 + www meridiancity org
15 Cavanaugh Ridge Subdivision
Attachment 2
%G'
16 Cavanaugh Ridge Subdivision
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
17 Cavanaugh Ridge Subdivision
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACRD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
18 Cavanaugh Ridge Subdivision
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
^Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time
^Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or
part of a previous development application and that the site specific requirements from the previous development
also apply to this development application.
^Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports.
^For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit one 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 Pian
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 s.f. 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
Stormwater Division.
^ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being
scheduled.
^ Final Approval from Development Services
ACHD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con.
19 Cavanaugh Ridge Subdivision