HomeMy WebLinkAboutACHD Comments`T~
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"~~" Ada County Highway District
President
Susan 5. taStl2Ke, lst VICe Presltlent
Dave Bivens, 2nd Vice President
David E. Wynkoop, Commissioner
John S. Franden, Commissioner
Garden City ID 83714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail:
August 7, 2003
To: Wildwood Development LLC RECEIVED
523 Rumpel Lane
Meridian, Idaho 83642 pl! J ~ y Z~a~
Subject: Mayfair Commons Subdivision
45-lot multi-family subdivision City of Meridian
1125 East Pine Street City Clerk Office
On August 6, 2003, the Ada Couniy Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
Sincer ,
An a N. Tuni g
Principal Development Analyst
Right-of-way & Development Se is s
Planning Division
CC: Planning & Development project file
City of Meridian
Construction Services
Drainage
Utilities
Conger Management Group
405 South 8th Street, Suite
290 Boise, Idaho 83709
Montague-Saurial LLC
5660 North Star Ridge Way
Meridian, Idaho 83642
' ' Ada County Highway District
Department
Planning Review Division
This application requires Commission action due to the size of the development. This item is scheduled to
be on the consent agenda on Wednesday August 6, 2003 at 92:00 noon. Tech Review for this item was held
with the applicant on Friday June 27, 2003. Please refer to fhe attachment for request for reconsideration
guidelines. Staff contact Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atuning@achd. ada, id. us
File Numbers: Mayfair Commons/MRZ-03-008/MPP03-017/MCUP03-032
Site address: 1125 East Pine Street
Owner: Montague-Saurial, LLC
5660 North Star Ridge Way
Meridian, Idaho 83642
Applicant: Wildwood Development, LLC
523 Rumpel Lane
Meridian, Idaho 83642
Representative: Conger Management Group
405 South 8'h Street, Suite 290
Boise, Idaho 83702
Application Information:
The applicant is requesting rezone, conditional use and preliminary plat approval to construct a 45-lot multi-
familysubdivision on 12.74-acres. The site is currently zoned I-L and is proposed to be rezoned to R-15.
The site is located on the south side of Pine Avenue approximately Y< of a mile west of Locust Grove Road.
Acreage:
Current Zoning: I-L
Proposed Zoning: R-15
Buildable Lots: 45-lots
Common Lots: 3-lots
Vicinity Map
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A. Findings of Fact
Trip Generation: This development is estimated to generate 1,194 additional vehicle trips per day (0
existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3. Traffic Impact Study: A traffic impact study was not required with this application.
4. Site Information: The site is currently vacant.
5. Description of Adjacent Surrounding Area:
a. North: Danbury Fair Subdivision and
Eastside Addition to Meridian Subdivision (single-family residential subdivisions)
b. South: Union Pacific Rail Road
c. East: Sante Subdivision (single-family residential) and
Railside Park Subdivision (industrial park)
d. West: Onwiler Subdivision (single -family parcel with 1.17-acres and 6.4-acres
6. Impacted Roadways
Pine Street:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
Commercial Avenue
415-feet
Collector
East of Meridian Road was 3,767 on 7-26-00
East of Locust Grove Road was 7,048 on 11-13-02.
Better than "C°
30 MPH
Frontage: 60-feet
Functional Street Classification: Local commercial street
Traffic count: Not available
Speed limit: 30 MPH
7. .Roadway Improvements Adjacent To and Near the Site
Pine Street is currently improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
Commercial Avenue is improved with 2-traffic lanes with curb, gutter and sidewalk.
8. Existing Right-of-Way
Pine Street currently has 50-feet of right-of-way (25-feet from centerline).
Commercial Avenue currently has 60-feet of right-of-way (30-feet from centerline).
9. Existing Access to the Site
The site currently takes access from a driveway that intersects Pine Street approximately 20-feet east
of the west property line.
10. Site History
The District has not previously reviewed an application for this site.
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11. Capital Improvements PIanlFive Year Work Program
Pine Avenue is not included in the District's Five Year Work Program, but is included in the District's
Capital Improvements Plan. Pine Avenue (between Meridian Road and Locust Grove Road) is
identified as item # 81 within the Capital Improvements Plan and is anticipated to be improved to a S-
lane roadway with curb, gutter and a 5-foot detached concrete sidewalk within 70-feet of right-of-way.
B. Findings for Consideration
Right-of-Way and Sidewalk
District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of-
waywidth allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached
sidewalks and bike lanes.
Pine Avenue is not listed as a proposed project in the District's currently adopted Five-Year Work
Program, but is in the currently adopted 20-year Capital Improvements Plan. The applicant may
receive reimbursement for dedicated right-of-way from available collected impact fees, only if the
roadway is listed in the current CIP at the time of plan/plat approval
The Board of Commissioners authorizes the expenditure of available collected impact fees for the
purchase of right-of-way dedicated by the applicant, with the applicant constructing a sidewalk as
described below. However, if funds cannot be secured, the applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development project;
when applicable) a total of 35-feet of right-of-way from centerline along Pine Avenue, and construct a
minimum 5-foot wide concrete sidewalk along Pine Avenue, located a minimum of 28-feet from the
centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Pine Avenue, located a minimum of 28-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Pine Avenue, located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
2. Driveways
District policy 72-F5, requires driveways (and private roads) located on collector or arterial roadways
with a speed limit of 30 to align or offset a minimum of 125-feet from any existing or proposed
driveway.
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Mast commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
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
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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.
The applicant is proposing to construct a driveway that intersects Pine Avenue approximately 150-
feet east of the west property line and aligns with Stonehenge Way. This driveway location meets
District policy and should be approved with this application.
The driveway is proposed to intersect Pine Avenue and extend to the south and eventually cross
Commercial Avenue. The District does not encourage connections between two public roads and
recommends that the route be as circuitous as possible.
3. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intro-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 serve more than one lot, or
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".
The applicant is proposing to extend Commercial Avenue from the east property line and extend it to
the west property line. Staff is supportive of the extension of Commercial Avenue. Due to the fact
that Commercial Avenue is greater than one lot in depth and greater than 150-feet, that applicant
should construct a temporary turnaround easement at the terminus of Commercial Avenue or on
Stonehenge Way (the private road). The applicant should also install a sign at the terminus of
Commercial Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
4. Street Sections
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1.5-acres 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 Commercial Avenue as a 36-foot street section with curb,
gutter and sidewalk within 50-feet of right-of-way. Commercial Avenue is currently constructed as a
40-foot street section within 60-feet of right-of-way. The applicant should taper Commercial Avenue
from the existing 40-foot street section to the proposed 36-foot street section.
5. .Other Access
Pine Street is a classified roadway. Other than the access point that has specifically bee approved
with this application, direct lot access to Pine Avenue is prohibited. Notes of this shall be noted on
the plat.
C. Site Specific Conditions of Approval
The applicant shall do one of the following:
a. Dedicate by donation (or through a development offset agreement whereby the applicant is
reimbursed from impact fees to be collected solely from the applicant's specific development
project; when applicable) a total of 35-feet of right-of-way from centerline along Pine Avenue,
4
and construct a minimum 5-foot wide concrete sidewalk along Pine Avenue, located a
minimum of 28-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Pine Avenue, located a minimum of 28-feet from the centerline of the right-of-
way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Pine Avenue, located at the back edge of the existing right-of-way. Accomplish
all necessary adjustments to properly accommodate existing drainage and utilities.
2. Construct a (30-foot wide maximum) driveway that intersects Pine Avenue approximately 150-feet
east of the west property line and aligns with Stonehenge Way, as proposed.
3. 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.
Extend Commercial Avenue from the east property line and extend it to the west property line.
Construct a temporary turnaround easement at the terminus of Commercial Avenue or within the
private road. Install a sign at the terminus of Commercial Avenue stating that, "THIS ROAD WILL BE
EXTENDED IN THE FUTURE".
5. Construct Commercial Avenue as a 36-foot street section with curb, gutter and sidewalk within 50-
feet of right-of-way. Taper Commercial Avenue from the existing 40-foot street section to the
proposed 36-foot street section.
6. Other than the access point that has specifically bee approved with this application, direct lot access
to Pine Avenue is prohibited. Notes of this shall be noted on the plat.
7. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable 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 far staff approval, prior to issuance of building permit (or
other required permits), which indorporates 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. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
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.
E. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACRD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Request far Reconsideration Guidelines
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 ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
F. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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RECEIVED
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