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HomeMy WebLinkAboutACHD Commentst ~~~~~ (ioowswv~`ec'~~o >riLV~ico May 8, 2008 To: Scott Stanfield Mason & Stanfield Inc 314 Badiola Street Caldwell, Idaho 83605 Subject: Regency at River Valley MAZ-08-003, MCUP-08-004 2500 N. Eagle Road Carol A. McKee, President Sherry R. Huber, 1st Vice President Dave Bivens, 2nd Vice President John S. Franden, Commissioner Rebecca W. Arnold, Commissioner On 7 May 2008, the Ada County Highway District Commission acted on the above applications. 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) 387-6187. Sincerely, Matt Edmond Planner II Right-of-Way & Development Services Ada County Highway District CC: Project file Sonya Watters, Meridian City (sent via email) Lars Anderson, Bach Homes Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us s ~~~`~~ ~ioo~wwv'~'ecl~o Sa~.v~rcL Project/File: Regency at River Valley/MCUP-08-004/MAZ-08-003 This application is for the annexation, rezone, and conditional use permit for a PUD containing 204 dwelling units on 10.56 acres in Meridian, Idaho. Lead Agency: Meridian City Site location: Eagle Road north of Fairview Commission Approval: May 7, 2008 Consent Agenda Item Applicant: Mason and Stanfield, Inc 314 Badiola Street Caldwell, Idaho 83605 Owner: Bach Corporation 2785 W. 9000 S. West Jordan, Utah 84088 Staff Contact: Matt Edmond Phone: 387-6187 E-mail: medmondt~achd.ada.id.us Tech Review: April 22, 2008 Application Information: Acreage: 10.56 Current Zoning: RUT Proposed Zoning: R-40 & C-C Residential Units: 204 A. Findings of Fact Existing Conditions 1. Site Information: The site is currently occupied by a rural residence. The Stokesberry Lateral runs just inside the site's south boundary, and the site's north boundary bisects the South Slough irrigation easement. 2. Description of Adjacent Surrounding Area: Direction Land Use Zonin North Readfeather Estates under construction C-G South A ricultural ro osed art of CenterCal RUT East Vacant/Pro osed Red Feather Estates R-4 West Stokesber No.2 L-O 3. Existing Roadway Improvements & Right-of-Way: Eagle Road (SH 55) is currently improved with 5 lanes, paved shoulders, and no curb, gutter or sidewalk, all inside 140-feet of right-of-way abutting the site. Right-of-Y~ ~ Development Services Department Regency at River Valley 4. Existing Access: There is currently one rural approach accessing the site from Eagle. Road located at the south property line. 5. Site History: ACRD previously approved MCUP-06-022 and MAZ-06-035 for Regency a similar development as proposed in this application on September 12, 2006. 6. Adjacent Development: To the north, Gateway Marketplace commercial subdivisions are under construction for commercial and retail uses. To the south, Meridian Towne Center, a proposed lifestyle center development, is pending application. To the east Redfeather Estates residential subdivisions are under construction. Development Impacts 7. Trip Generation: This development is estimated to generate approximately 2,025 additional vehicle trips per day (189 vph in the PM peak hour) 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. Traffic Impact Study: A traffic impact study was required with this application. 10. Existing Conditions of Area Roadways: Roadway Frontage Functional Traffic Count Level of Speed Classification Service* Limit Eagle Road 220' Principal 49,883 north of "F" 50 MPH Arterial ITD Fairview 8/30/2007 r,~~~N~du~C ~C~C~ ~r service ror a o lane prrncipa~ arterial is "E" (37,000 VTD). 11. Capital Improvements Plan(CIP) and Five Year Work Plan (FYWP) There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program or in the Capital Improvements Plan. B. Findings for Consideration 1. Traffic Impact Study Hales Engineering prepared a traffic study for Napa Vineyards subdivision. Below is an executive summary of the findings. EXECUTIVE SUMMARY: This study addresses the impacts associated with the proposed development of land located east of Eagle Road (SH-55) approximately one-half mile north of Fairview Avenue in Meridian, Idaho. The residential project, named The Regency at River Valley, is located northeast of the intersection of Eagle Road and River Valley Street and south of the canal. Included within the analyses for this study are the traffic operations for existing conditions and plus project conditions (conditions after development of the proposed project) at key intersections and roadways in the vicinity of the site. Future 2015 and 2030 conditions were also analyzed. Traffic Analysis The following is an outline of the traffic analysis performed by Hales Engineering for the respective conditions of this project. In addition to delay based LOS calculations (which are reported in Table ES-1), volume to capacity rations were determined for each movement and are shown in Table ES-2. Detailed v/c ratio reports are shown in Appendix E. Queue length reports showing the 95t" percentile queue lengths are found in Appendix F. Existing (2007) Backaround Conditions Analvsis Hales Engineering performed weekday (4:00 to 6:00 p.m.) peak period traffic counts at the following intersections: • Fairview Avenue /Eagle Road 2 Regency at River Valley • River Valley Street /Eagle Road These counts were performed on Thursday, May 24, 2007, (Fairview Avenue /Eagle Road) and Tuesday, November 13, 2007 (River Valley Street /Eagle Road). Based on the combination of current (2007) intersection volumes and traffic generated by the site, the weekday p.m. peak hour was the critical time period identified for analysis. Detailed count data is included in Appendix A. As shown in Table ES-1, based on overall intersection averages, the Fairview Avenue /Eagle Road intersection experiences unacceptable levels of delay. Background mitigations were identified to alleviate some of the delay at the study intersections. Table ES-2 shows v/c ratios for the intersections. Estimated v/c ratios were also calculated for segments of Eagle Road north and south of the project. These ratios are discussed in greater detail in the body of the report. Proiect Conditions Analvsis The proposed land use for the project will be as follows: • Apartments 312 units Trip generation for the project was computed using rates published in the Institute of Transportation Engineers (ITE), Trip Generation, 7th Edition, 2003. The projected net trip generation for the development is as follows: o Daily Trips: 2,025 vehicles per day o Morning Peak Hour Trips: 157 vehicles per hour o Evening Peak Hour Trips: 189 vehicles per hour o Saturday Trips: 2,193 vehicles per day o Saturday Peak Hour Trips: 162 vehicles per hour Weekday evening peak hour project generated trips were assigned to study intersections to assess impacts of the project as this combination created the "worst case" scenario. Existing (2007) Plus Proiect Conditions Analvsis As shown in Table ES-1, based on overall intersection averages, all of the study intersections experience acceptable levels of delay with the project traffic added to the existing conditions with the exception of Fairview Avenue and Eagle Road. Additionally, some unsignalized side streets continue to have poor levels of service. Table ES-2 shows v/c ratios for the intersections. Estimated v/c ratios were also calculated for segments of Eagle Road north and south of the project. These ratios are discussed in greater detail in the body of the report. It is not anticipated that this project will adversely impact alternative modes of transportation such as pedestrian, bicycles, or transit. Pedestrian travel will be benefited by this development as there is currently no sidewalk on the east side of Eagle Road adjacent to the proposed development, however, a sidewalk will be installed as part of the development. Future (2015) Background Conditions Analvsis As shown in Table ES-1, based on overall intersection averages, all study intersections experience unacceptable levels of delay. Table ES-2 shows v/c ratios for the intersections. Estimated v/c ratios were also calculated for segments of Eagle Road north and south of the project. These ratios are discussed in greater detail in the body of the report. Future (20151 Plus Proiect Conditions Analvsis As shown in Table ES-1, based on overall intersection averages, all of the study intersections continue to experience unacceptable levels of delay with the project traffic added to the background conditions. Table ES-2 shows v/c ratios for the intersections. Estimated v/c ratios were also calculated for segments of Eagle Road north and south of the project. These ratios are discussed in greater detail in the body of the report. Future (2030) Background Conditions Analvsis As shown in Table ES-1, based on overall intersection averages, all study intersections experience unacceptable levels of delay. Table ES-2 shows v/c ratios for the intersections. 3 Regency at River Valley Future (2030) Plus Project Conditions Analvsis As shown in Table ES-1, based on overall intersection averages, all of the study intersections continue to experience unacceptable levels of delay with the project traffic added to the background conditions. Table ES-2 shows v/c ratios for the intersections. RECOMMENDATIONS Hales Engineering recommends the following mitigations: Existing (2007) Background Conditions Analvsis Eagle Road: Widen current five-lane cross section to seven-lane cross section from south of Fairview Avenue to River Valley Street Fairview Avenue: Widen westbound cross section from two travel lanes to three travel lanes thereby matching the eastbound section Existing (2007) Plus Proiect Conditions Analvsis No mitigations are recommended Although the minor street approaches at the project access and River Valley Street have high levels of delay, vehicles will be able to make two-stage left turn movements in order to exit the site. This will help alleviate some of the queuing on the minor street approaches. Because atwo-way left turn lane currently exists in the vicinity of the temporary access, and because the anticipated left turn ingress volumes are low, it is not recommended that a left turn lane be striped because the median will be adequate for this turning movement. However, it is recommended that a right turn lane be installed (in the northbound direction) to allow right turn ingress vehicles the ability to safely reduce speeds while not adversely affecting the main traffic flow on Eagle Road. Future (2015) Background Conditions Analvsis No mitigations exist to reduce the delay at the intersections without major capacity enhancing projects. According to COMPASS, a study is currently underway to evaluate potential high capacity intersection redesigns and the Eagle Road / Fairview Avenue intersection is one of the study locations. Future (2015) Plus Proiect Conditions Analvsis The following mitigation is recommended: Eagle Road /River Valley Street Provide southbound dual left turn lanes and protected-only phasing for the northbound and southbound left turn movements. Future (2030) Background Conditions Analvsis No mitigations are recommended. Future (2030) Plus Proiect Conditions Analvsis No mitigations are recommended. TABLE ES-1 p.m. Peak Hour Conditions Meridian -The Regency at River Vailey Road TIS Existing 2007 Existing 2007 Background • Existing 2007 Future 2015 Future 2015 Plus Fulure 2015 Plus Future 2030 Future 2030 Plus Background Mitigated plus Projecl Background Project Project Background Project Intersection Description LOS (SecNeh) LOS (Sec/Veh `) LOS (SecNeh) LOS (SecNeh') LOS (Sec/Veh') LOS {SeclVeh) LOS (SecNeh') LOS (SecNeh ) Fairview Ave. /Eagle Road F (>80.0) F (>80.0} F (>80.0) F (>80.0) F (>80.0) F (>80.0) F (>80.0) F (>80.0) River Valley Street !Eagle Road D (25.4) C (21.2) C (22.5) E (74.2) F (>80.0) F (>80.0) F (>80.0) F (>80.0) Projecl Access /Eagle Road'' - - C (22.5) - - - 1. Inter'ux;pon LnS arni delay tsocruWS/vohwWJ value s n,~presr:m lho overall intersochon awrra~;, 1 C)5 aM Or:lay delaits for our worst movarnanl ut unsignaGZal mlersuc UOns .xn repnnod In the main body nl the report. 2. Iris inlcrsectien is a prgecl across :uW was only anaiycud in plus pnq tit srenarios 3. this inlprsectinn is a [ornpurary prolecl access and was Mn analyiod m rul uro conduioru;. Source: Hales En ineerin ,December 2007 4 Regency at River Valley _..__ TABLE ES-2 p.m. Peak Nour Conditions v/c ratios Meridian -The Regency at River Valley Road TIS Fmk%sting 2007 Back rOUnd g Existing 2007 Existing 2007 Future 2015 Future 26'f5 Pius Background- P Fuure 2075 Pous Project Future 2030 Future 2030 Ptus lus Project Background Mitgated Projec Mitigated Background Project Intersection Description v/c v/c v/c v!c vlc v/c v/c v!c Fairview Ave. !Eagle Road NB Left ~>~ N8 Thru N8 Right SB LeR SB Thru 0, _ __ SB Right _ ` • ~ ~ ~ '~ EB Lefl _ . t~,p _ . _ .: ~~ . ' E8 Thru ~ ~ 9.91 EB Right WB Left itftt _. 6.4t. !~'." WB Thru - -BAi.- ...: .. „ . _ .... WB RigM _. River Va'`ey S[reet !Eagle Road NB Lefl N8 Thru ~ - NB Right _ _ SB LeR _ SB Thru Y.lB iil 1tiR 19'6: ; , 56 Right EB LaR EB Thru _ - EB Rghf O:EY WB LeR _ ~ . WB Thru _ WB Rghi ' _ ~9Z '. Protect Access !Eagle Road'~~ NB Left _ NB Thru _ '.. ~. - _ . NB Right _ SB Left - _ SB Thnt SB Right _ - _ - E8 Lefl - _ _ . EB Thru _ _ . E8 Right _ _ _ _ . WB Lefl _ WB Thru _ _ _ _ - WBRight _ - t 7~: s ~. ~.e•se;•::^ -s a prged access atftl was only ana7yzetl ~M1 pus y~,cr s:+^ w~o5 2 i^ s i^•cae:!.on s a temporary pmjaU access arw was npt arelrzeC s^ t ~.ne cp-c.. ~.r,~ Source: Ha'es Engineering, December 2007 Staff Comment: ACRD Traffic Services Staff has analyzed the submitted traffic impact study and determined the following: • The site plan includes three access points off River Valley which will be a collector street. No distances are given for the Eagle Road intersection or between access points. It appears as though only two access points are needed. • The TIS recommends dual left turns for southbound Eagle Road onto River Valley which would also have to include some widening for northbound as well to make sure that the through lanes line up. This would also mean that River Valley would have to include two 5 Regency at River Valley eastbound receiving lanes. The TIS also assumes dual eastbound and westbound left turn lanes at the Eagle/River Valley intersection. Even with these improvements, the projected LOS is still F. • The TIS includes widening Eagle Road and Fairview Avenue both to seven lanes and dual westbound right turn lanes, yet the intersection of Fairview/Eagle is still projected to be at LOS F. The only mitigation they recommend is to wait for the results of the COMPASS High Volume Intersection Study. • The TIS included the Center Cal project in their 2015 background traffic even though the project has yet to be approved. 2. Eagle Road (SH-55) ITD: Eagle Road is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, the City of Meridian, and ITD should work together to determine if additional right-of- way or improvements are necessary on Eagle Road. Applicant Proposal: The applicant is proposing to take temporary access onto Eagle Road via the existing access point until the property to the south develops and River Valley Street can be completed east of Eagle Road. Staff Comment: The applicant, the City of Meridian, and ITD should work together to determine if additional right-of-way or improvements are necessary on Eagle Road. 3. River Valley Street Collector Policy: District policy 72-F1 B requires collector roadways to be constructed as 46-foot street sections with vertical curb, gutter, and 5-foot detached (or 7-foot attached) concrete sidewalks within 70-feet of right-of-way. This street section allows for the construction of a 3-lane roadway with bike lanes. Half Street Section: 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 constructed on the unimproved side." Off-Site Street Improvements: District policy 7203.3 states that if the proposed development is not served by a paved public street, the developer shall provide a 24-foot wide (minimum) paved street from the proposed development to the public street specified by the District. Applicant Proposal: The applicant is proposing to construct River Valley Street abutting the site as a 3 lane collector roadway with vertical curb and gutter on the north side and a gravel shoulder on the south side. The applicant is also proposing to pipe the Stokesberry Lateral irrigation ditch where it runs along the south side of the site, and construct a 10-foot wide multiuse path in an easement on the north side of the ditch in lieu of sidewalk on the north side of River Valley Street. Staff Comment/Recommendation: River Valley Street will be an east-west mid-mile collector intersecting Eagle Road between Ustick and Fairview. The presence of built out subdivisions to the north of the quarter section line (Stokesberry and Redfeather Estates), however, will require River Valley to be located off center to the south. Additionally, the applicant does not own the property that abuts Eagle Road where the quarter section line is located. CenterCal has entered into a development agreement with the City of Meridian to dedicate the full 70-foot right-of-way for River Valley Street abutting the site's south property line. The applicant should construct River Valley as a half street with at least 24-feet of pavement with the crown located at the ultimate centerline (22-feet from the north edge of pavement), and vertical curb and gutter on the north side, and a minimum 3-foot gravel shoulder and barrow ditch on the south side of the roadway within a minimum of 40-feet of right-of-way. In lieu of sidewalk on the north side, the applicant may construct a 10-foot wide multiuse path. Coordinate the 6 Regency at River Valley ultimate location of the multi-use path with the City of Meridian. The path should be located within a public use easement. Between the site's southwest corner and Eagle Road, the applicant should extend River Valley to a minimum width of 24-feet of pavement and minimum 3-foot gravel shoulders and borrow ditches on each side. The applicant should also pay a road trust deposit for one-eighth of the cost of installing a traffic signal and full intersection improvements at Eagle Road /River Valley Street. This cost will be determined prior to the approval of construction plans for the site. The applicant must dedicate a minimum of 40-feet of right-of-way from the east property line out to Eagle Road for the construction of River Valley Street prior to plans acceptance, or issuance of a building permit. 4. Allyn Avenue Collector Policy: District policy 72-F1 B requires collector roadways to be constructed as 46-foot street sections with vertical curb, gutter, and 5-foot detached (or 7-foot attached) concrete sidewalks within 70-feet of right-of-way. This street section allows for the construction of a 3-lane roadway with bike lanes. Applicant Proposal: The applicant has proposed to dedicate 64-feet of right-of-way and construct Allys Avenue as a 46-foot collector street section with vertical curb, gutter, and 7-foot attached concrete sidewalk on both sides abutting the site. Staff Comment/ Recommendation: Allys Avenue will be extended-through future development-as a north-south collector roadway from Ustick Road to the east side of the site. The South Slough irrigation ditch runs along the north property line between the property and Ustick Road, requiring the construction of a bridge to extend Allys Avenue to the site. Additionally, the east property line abuts the built out Redfeather residential subdivision, requiring the future alignment of Allys to lie entirely within the site. The applicant should dedicate 64-feet of right-of way along the site's east property line and construct Ally's Avenue as a 46-foot street section (back-of-curb to back-of-curb) with 7-foot attached sidewalk on both sides from the south property line to the south easement line of the South Slough irrigation ditch. Additionally, the applicant should either pay a road trust deposit sufficient to pay for one-half the cost of constructing a bridge over South Slough, or construct a bridge over South Slough and extend Ally's Avenue as a full collector street section to the north bank. Should the applicant choose to construct the bridge, one-half of the construction costs may be used to offset any required road trust for the signalization of the Eagle Road/River Valley Street intersection. 5. Emergency Access The applicant is proposing an emergency vehicle access on Allys Avenue. The access should be restricted with a means approved by the Fire Department (i.e. gate, bollards, etc.). 6. Driveways Driveway Offset Policy: District policy 72-F4 (1) requires driveways located on collector roadways near a signalized intersection to be located a minimum of 175-feet from the signalized intersection for afull-access driveway and a minimum of 85-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 35 to align or offset a minimum of 150-feet from any existing or proposed driveway; District policy 72-F4 (2) requires driveways located on collector roadways near a stop controlled intersection to be located a minimum of 150-feet from the intersection for afull-access driveway and a minimum of 110-feet from the intersection for aright- in/right-out only driveway. All Driveways: 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 7 Regency at River Valley edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 36-feet. Most 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. Applicant Proposal: The applicant is proposing to construct 2 access points onto River Valley Street, approximately 500 feet and 750 feet from the proposed intersection with Eagle Road, respectively. The first driveway is proposed as a 46-foot separated drive with curb returns and a 5-foot center island. The second driveway is proposed as a 36-foot driveway with curb returns. Staff Comment/Recommendation: Meridian City and the applicant have discussed the possibility of constructing a driveway access onto Allys Avenue from the site. District staff is not supportive of an access point onto Allys Avenue, because it would offset the intersection of River Valley Street by less than 100-feet. Staff supports a modification of policy to allow the proposed 46-foot divided driveway to the west, as the applicant has proposed only two access points along approximately 1000-feet of frontage on River Valley Street, and the site will have no permanent access onto Eagle Road. The applicant should construct two driveways onto River Valley Street as proposed. 7. Tree Planter Policy The District's Tree Planter Width Interim Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. C. Site Specific Conditions of Approval 1. Comply with requirements of ITD and City of Meridian for the Eagle Road (SH-55) frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact the District III Traffic Engineer at 334-8340. 2. In the right-of-way to be provided by the development to the south, construct the portion of River Valley Street abutting the site's south property line as a half street section with a minimum 24-feet of pavement, vertical curb and gutter on the north side, and a 3-foot gravel shoulder with a barrow ditch on the south side of the roadway. 3. Dedicate a minimum of 40-feet of right-of-way from the east property line out to Eagle Road for the construction of River Valley Street prior to plans approval or issuance of a building permit. 4. Construct a 10-foot wide multiuse pathway along the south boundary of the site, ire a public sidewalk easement, north of and parallel to River Valley Street. Pipe the Stokesberry Lateral wherever it runs between the path and the River Valley Street right-of--way. If any portion of the path lies within an irrigation easement, the sidewalk easement shall be re~c~rded prior to the irrigation easement. `-"~ "~"" r...._ _. ~.,-.. ~_ 5. In the right-of-way to be provided by the development to the south, construct the portion of River Valley Street between the site's southwest corner and Eagle Road as an off-site street improvement, with a minimum of 24-feet of pavement and minimum 3-foot gravel shoulders and borrow ditches on either side. 6. Provide ACHD with a road trust deposit for o ei hth of the cost of installing a traffic signal and full intersection improvements at Eagle Ro~Valley Street. 7. Construct Allys Avenue intersecting River Valley Street at the east property line as a complete collector street section with vertical curb, gutter, and 7-foot attached concrete sidewalk. Extend the section from River Valley Street to the south easement line of South Slough irrigation ditch. 8 Regency at River Valley Dedicate 64-feet of right-of-way containing the constructed portion of Allys Avenue by means of recordation o a final subdivision plat or execution of a warranty deed prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after receipt of all requested material. 8. Construct an emergency access on Allys Avenue approximately 140-feet north of River Valley Road. Install a restrictive device to allow emergency access only (i.e. gates, bollards, etc.) to be approved by the Fire Department 9. To accommodate the extension of Allys Avenue across the South Slough irrigation ditch, either: a. Provide ACRD with a road trust deposit for one-half of the cost of constructing the crossing of the South Slough irrigation ditch at the northern terminus of Ally's Avenue, or b. Construct a bridge over South Slough and extend Ally's Avenue as a full collector street section to the north bank. One-half the cost of the bridge construction may be used to offset the road trust deposit required in condition 6 for the signalization of the Eagle Road/River Valley Street intersection. 10. Locate the western driveway on River Valley Street no closer than 500-feet east the centerline of Eagle Road. Construct it as a curb return with minimum 15-foot radii, 46-feet wide (back-of curb to back-of--curb) with a center island, and paved its entire width and at least 30-feet into the site 11. Locate the eastern driveway on River Valley Street no closer than 175-feet from the western driveway or the intersection of Allys Avenue (near-edge to near-edge). Construct it as a curb return with minimum 15-foot radii, to be no greater than., 36-feet wide (back-of curb to back-of- curb), and paved its entire width and at least 30-feet into the site. 12. Coordinate all germane design and timeline functions with ITD, ACHD, the adjacent property owners, and Meridian City concerning the connection and alignment of River Valley Street to Eagle Road. 13. Provide access (and all necessary easements) to all adjacent parcels with frontage on Eagle Road to ensure them future access onto River Valley Street through the site. ~ 14. 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 ACRD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District's Tree Planter Width Interim Policy. 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD 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 Regency at River Valley 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. 10 Regency at River Valley Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Appeal Guidelines 5. Development Process Checklist 11 Regency at River Valley 1 ~ CAVf:FPTUAL fiITE PLJW I rei+tr t t.'tav I ! RFAFiTMENT Ct',1MIUt:kiTY~ i i._., i MF. RIDIAIW, IUMiU .. ;... ;w ,,,....,..w ~~... ^ ~4'~"s- ~ F Y.I Oea~.d Paedro'Afr : ~ ~(:!_ __ ..... IOCt ~PMNPo SIN 1 ~- L ti. ~ - 4rnq'Nar •• 1 eh: idGifdlY~int1 ' j ~' ~ t ~ ..,...__ } - :~ .~ .n w .~ i S I .4 ~ ~ `~ .. ~` ` R 1 .hit I ~ 'W" r- ~ , ___... .... _ ... tK / 4 k ~t ,r~- ~~~~ r r ~ `~ v~i u~;~,~, •-fir w~ (t Y fig _.A - R yl ` < .~~ +~1 ski ~ ~~ .. t.: .r .~., .. _ ~ e ~j lye o ~ ~ t_ .~'~ ~F.i . ~~ m. _ ~ I ' i.------ ~-- L r ' I ~. ~ II ' ,~.~ ';~y..~j fit ~~ ~;~ ,><,~.~ _ , .,~. ,; - , ~- . -, -, f ~, 4i, ~. _...____~..__._____,______.-_ mrgy - ........ _ t.....-.. .. - .. ~ ..-c.v ~..~.. ~ u~uy y.,.7 y _.. ._. ~ - U_ viruar masrPrt ~ ~VTCrt:CCTiYV L!~CAhUV P"EP ~C+ F+7 t ~-~--~ i44VfA3FTATICN ~EPlJ>.fNBR i_ t--- - 4 fy[ { 1 ~ r' y ._. ~ t. _ rt t7 W ~ , d-. ~r L a F T -~ In !I :! i~ " ' 1^r j ~..~ 12 Regency at River Valley 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 a-mail notification information. 13 Regency at River Valley 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. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 14 Regency at River Valley ~~ Development Process Checklist II ®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 (1) 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 Approaches) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ^ Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction -Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) ^ Sediment ~ Erosion Submittal • At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, must be turned into ACRD Construction -Subdivision to be reviewed and approved by the ACHD Drainage Division. ^ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. ^ Final Approval from Development Services ACRD Construction -Subdivision must have received approval from Development Services prior to scheduling aPre-Con. 15 Regency at River Valley