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Home My WebLink AboutRevised ACHD CommentsT0'3'Jtid bS8988880Z 62:60 b0. b0 833 °~~~ ""'~ ~~~~"~~~~~ ~''~' Ada .County Highway District a •rpmvvM. ~ r, cJlYOlll Susan S. Eastlake, 2nd Vice President Sherry R Huber, Commissioner David Bivens, Commissioner Garden City 1D 83714-6418 Phone (208)387.6100 FAX (206) 387-6391 E-mail: tellus~ACHD.ada id I,c Anna Powell Meridian Planning & Zoning 660 E. Watertower Lane, 2n° Floor Meridian, ID 83642 RE: Redfeather Estates #2 Modified Plat and Clarification Dear Anna, ~l,l~d l-J l~ l~~ FF'3 ~ § Z~~~t Cite Of lLlericlian City Clerk. O flice I have revised the staff report to clarify the issues surrounding the gate at Duane Drive, as required by the ACHD Commission. Although it wasn't stated in the motion for approval, a public hearing would have to be held by the Commission if there was a request for the gate to be removed. Discussion during the Commission hearing on Redfeather #2 indicated that anyone could make the request to remove the gate - that includes members of the public, service providers, agencies, etc. I have attached the meeting minutes for this item, however, our minutes are abbreviated and do not provide these details. The applicant has also submitted a revised layout of some of the local streets in the intersection. This layout appears to meet our policies and should be approved as proposed- To eliminate some confusion, the staff report will not be modified to address the street layout, and this memo should serve as the District's comments on the revisions. If you have any questions, please feel free to call me at 387-6178. Sincerely, ,P,~e%.aC~y(.i Christy Richardson Planning Review Supervisor Right-of--Way & Development Services Attachments: Meeting minutes from 9-17-03 and 11-5-03 Revised plat layout Revised staff report clarifying gate issue i00 Dl NZaT~ B1T.'1 Z0'39dd b5898B8802 6z~60 b0. b0 Had Commission Meeting -November 5, 2003 Page 2 ACTION TAKEN: Commissioner Franden made a motion to approve Rochester Heights Subdiv(slon in accordance with the staff recommendations, eliminating Site Specif-c Nos. 1, 2 and 3, fo direct staff to review the traffic volumes on Hacienda to determine If stop signs are appropriate, and to consider making aright-fn/right-out at the intersection of State Street and Carlsbad. Commissioner Bivens seconded. Discussion followed. The motion was restated to include a special recommendation that the applicant work with staff to determine whether a pedestrian pathway to Elmer could be constructed and to ask staff to determine if stop signs are appropriate for the neighborhood to the south. Motion carried unanimously, Jimmy O'Conner, Hutchinson Smith Architects, 270 N. 27r' Street, Boise, representative of the applicant, asked for clarification of the motion. RED FEATHER ESTATES NO. 2 - ANNEXATION REZONE CONDITIONAL USE 8 PRELIMINARY PLAT -DISCUSSION 8 POSSIBLE DECISION Deferred Se tember 17 2003 - Andrea Tuning, Principal Development Analyst, presented the sia(f report. Mark Stokes, 2870 Duane Drive, Meridian, expressed his concerns. Patricia Stokes, 2870 Duane Drive, Meridian, expressed her concerns. Becky McKay, 150 N. Aikens, Eagle, representative of the applicant, responded to questions raised during testimony. Art Belcher, 2920 Duane Drive, Meridian, expressed his ~ncems. After discussion, the following action was taken: ACTION TAKEN: Commissioner Wynkoop made a motion to approve Red Feather Estates No. 2 in accordance with the staff recommendations with the following modifications: (1) no construction traffic from Red Feather Estates be allowed on Duane Drive, (2) the extension of Duane Drive Into Red Feather Estates, which is the approximate dimension of about ,one lot, be done essentially as a bulb-out twenty feet wide, (3) a swinging gate be installed by the applicant in accordance with the requirements of the Meridian Flre Department, and (4) pedestrian and bicycle access be allowed outside of the twenty feet that will be gated off. Commissioner Eastlake seconded. Discussion followed. Motion carHed unanimously. The meeting recessed at 8:27 p.m. The meeting reconvened at 8:37 p.m. Manager of Right-of-Way and Development presented the staff report DISCUSSION -Bruce Mills, Frank Martin, 5892 W. Hidden Springs Drive, Boise, representative of the developer of Hidden Springs, explained the changes that have occurred since i,oth parties signed the August 19, 1998 extraordinary impact fee agreement. Mr. Martin responded to questions. Susan Miner, 44400 N. McFarland Creek Road, Boise, expressed her concerns. Discussion followed. The Commissioners outlined the information they need staff .to research. Staff was asked to provide a recommendation to the Commission. Z00~ n~a1o 61T~ ~ 'Sd3Q Z~Rd NtlirfTNAW 6cauaaaanz vWS nr:an r,nn~ir.n.~n Ee•a~ed bsegeeee0z Commission Meeting -September 17, 2003 Page 3 - uroti,.uJJIVrv & YV presented the staff report Discussion followed. 62:60 b0. b0 H3~ - Andrea Becky McKay, Engineering Solutions, 150 E. Aikens Street, Eagle, representative of the applicant, reviewed design plans for the site and responded to questions. Art Belcher, 2920 Duane Drive, Meridian, expressed his concems and those of his neighbors. Susan Cole, 16660 Franklin Blvd., Nampa, representing her parents, expressed their concerns. Her parents own the 'out-parcel' with the disputed boundary lines on Granger; this parcel was platted in 1909. Dave Hulsey, 2710 Duane Drive, Meridian, expressed his wncems. Karen Jeffries, 2985 Duane Drive, Meridian, expressed her concerns. Mark Stokes, 2870 Duane Drive, Meridian, expressed his concems. Kellie and Walt Saul, 3040 Duane Drive, Meridian, expressed their concems. After discussion, the following action was taken: ACTION TAKEN: Commissioner Wynkoop made a motion to defer action on this application until such time as the applicant represents to staff that the Issues have been addressed regarding the property dispute on the parcel labeled on the map as the `out-parcel'. Commissioner Btvens seconded. Staff was asked to look at the potential of requiring an 'emergency only access from Palm Street to Duane Drive similar to the access being provided at Briarwood, deferrnine if there is access to Eagle Road, and obtain updated traffic counts on Us6dc, east of Eagle Road. Commissioner Wynkoop amended the motion to say 'remand' rather than `defer'. Commissioner Btvens amended the second. Discussion followed. Motion carried unanimously. PUBLIC COMMUNICATION -None Commissioner Btvens made a motion to adjourn the regular portion of the meeting at 9:00 p.m. Commissioner Wynkoop seconded. 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R~~ I I i :ag@ j ~ Y~ _ n n~ p ya e S 1 i i! j I ~ R .a •fi •R •a i •R '5 a R@ i8 BR 6_' i ;~~ I I t ~ ~l>A~ ~ 5;~ I ~- i e~ ®urawn -_ --- r ~uH .wlc I ~aYtd 3aNiVNOia V T~T1 NTH ~ .T •nir nw• ee e.i e8 a ea :v °a '~ m m i ~ ^i .i .i •~ i R 90'3Dldd bS8988B80i? S£~60 b0. b0 Had ~~% "''`~~°' Ada County Highway Distxict John S. Frantlen, President 31B East 37th Street .,_.._ ,- ..,,....,,,,Y .., Susan S. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner Garden City (D 83714-6499 Phone (208) 387-6100 FAX (208) 387-6391 E•maiL fellus(nIACHn aAa .n ~~~ January 28, 2004 To: Packard Estates Development 6223 North Discovery Way, Suite 120 Boise, Idaho 83713 Subject Red Feather Estates #2 MPP03-024/MAZ03-021lMCUP03-04 14036 East Granger Street On November 5, 2003 the Ada County Highway District acted on your application for the above referenced project, The attached report lists site-speafic requirements, conditions of approval and street improvements, which are required. This report has been amended to clarify the language regarding the future removal of the gate on Duane Drive, and to correct the date of the Commission action. If you have any questions, please feel free to contact me at 208-387-6178. Sincerely, C ~~ Christy Richardson Right-of--way 8 Development Services Planning Division CC: Planning & Development project file City of Meridian Construction Services Drainage Utilities Engineering Solutions Becky McKay 150 East Aikens Street, Suite B Eagle, Idaho 83616 900 ~ KsajO 6110 a 'J;dHQ Z'8d NdIQIiI3W 4599999902 FV:i Ai:Rn bnn2ianizn G0'3~Jdd bS89888802 L~:60 b0. b0 83d Ada County Highway District Right-of-6Gay & Development Department Planning Review Division This application requin:s Commission action due to the size of the development. This item was on the regular agenda on November 5, 2003 at 6:30 pm. Tech Review for this item was held with the applicant on Thursday August 28, 2003. Please refer to fhe attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 20887-6177-phone, 208-387-6393-fax, afunino(a~achd.ada.id.us File Numbers: Red Feather Estates #2lMPP03-024JMAZ03-021/MCUP03-041 Site address: 4036 East Granger Street Applicant: Packard Estates Development 6223 North Discovery Way, Suite 120 Boise, Idaho 83713 Representative: Engineering Solutions Becky McKay 150 East Aikens Street, Suite B Eagle, Idaho 83616 Application Information: The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional use and preliminary plat approval to construct a 302-lot single-family residential subdivision on 90.29 acres. The site is currently zoned RUT and is proposed to be rezoned to R-8. The site is located on the south side of Ustick Road approximately' of a mile west of Cloverdale Road. Acreage: 90.29-acres Current Zoning: RUT Proposed Zoning: R_8 Buildable Lots: 302-lots Common Lots: 28-lots Vicinity Map LOOK K.tat~ 6iT~ ~- '.T.eTA(r 7.-l.'~1 NdTRTxa~u FCO UOOOOn~ vvJ n+•en •nn+.~.. .+., 80"3JHd bS898BBB0i'. A. Findings of Fact TE:60 b0. b0 Had Trip Generation: This development is estimated to generate 2,890 additional vehicle trips per day (0 existing) based on the Institute of Transportation Engineers Trip Generation Manual. 2 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. Site Information: The site cronsists of 6-parcels with one single-family residential home. 4. Description of Adjacent Surrounding Area: a. North: Providence Subdivision and an 1 i.5-acre church site b. South: Clover Meadows Subdivision and a commercial turf farm that is used as the PAL soccer fields c. East: Single-family residences {Red Feather Subdivision #1, Dawson Meadows Subdivision, Briarwood Subdivision and a 1.0-acre site and a 2.95-acre site) d. West: Perkins Brawn Subdivision (single-family residential subdivision) and a 27.34-acre site with a singie-family residence 6. Impacted Rcadways Ustick Road Frontage: Functional Street Class cation: Traffic count Level Of Service: Speed limit: Cloverdale Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Briarwood Drive 913-feet Minor Arterial West of Cloverdale Road was 6-20-02 East of Eagle Road was 9,926 on 4-5-00 Currently better than °C" 40 MPH None Minor Arterial South of Ustick Road was 13,356 on 6-20-02 Currently "D" 35 MPH Frontage: 20-feet Functional Street Classifigtion: Local Traffic count: Not available Speed limit: 20 MPH Granger Street Frontage: 50-feet Functional Street Classification: Residential Collector Traffic count: Not available Speed limit: 25 MPH BOOfd nualc 61F~ ~yd3Q Z8d PIdIQI2I3Pi 4589888802 Yd3 9i:sn bnnzionizn 60'3~Jtld bS89888802 T£:60 b0, b0 Had Duane Drive Frontage: 50-feet Functional Street Classification: Local Traffic count: Not available Speed limit: 20 MPH Traffic Impact Study: A traffic impact study was required with this application. The study was completed by Washington Group International and the following is a summary of the findings: ^ The proposed development is projected to generate an average daily traffic (ADT) of 3,015 vehicles per day (vpd), of which 318 vehicles per hour (vph). • As a result of the site build-out, traffc on the vidnity roadways is expected tc increase as follows: traffic on Ustick Road west of Duane Drive may increase by 905 vpd; traffic on Ustick Road east of Grenadier Way may increase by 874 vpd; traffic on Cloverdale Road north of Granger Street may increase by 332 vpd; traffic on Cloverdale Road south of Granger Street may increase by 905 vpd. • The overall intersection of Ustick Road and Cloverdale Road is currently operating at a LOS E with a delay of 56 sewnd per vehides. At build-out of the Red Feather Estates No. 2 site, the intersection is projected to continue opereting at LOS E with a delay of 70 seconds per vehicle. • The overall intersection of Cloverdale Road and Fairview Avenue is currently operating at a LOS F with a delay of 112 seconds. At build-out of the Red Feather Estates No. 2 site, the intersection is projected to continue operating at LOS F with a delay of 112 seconds per vehicle: No signifpnt change is seen due to the improvements made to Cloverdale Road. ^ The Duane Drive approach is currently operating at a LOS B with a delay of 12 seconds. At build- out of the Red Feather Estates No. 2 site, Duane Drive approaches are projected to operate at LOS C or better with a delay of 20 seconds per vehicle or better. • At build-out of the Redfeather Estates No. 2 site, the Grenadier Way approach is projected to operate at LOS C or better with a delay of 25 seconds per vehicle or better. • The Granger Street approach is currently operating at LOS C with a delay of 21 seconds per vehicle. At build out of the Redfeather Estates No. 2 site, the Granger Street approach is projected to operate at LOS B with a delay of 14 seconds. The significant improvement in the Level of service of the approach is due to the addition of a two-way left-turn lane on Cloverdale. • Cloverdale Road requires a special left-turn lane for traffic turning into the site at the Granger access intersection. A two-way left-turn lane will be provided as outlines in the Five Year Work Program. ^ Ustick Road requires a special right-turn radius into the site at both Duane Drive and Grenadier Way. Cloverdale Road requires a right turn taper into the site at the east access intersection of Granger Street. ^ Most of the internal streets have daily traffic projections lower than 1,000 vpd. Grenadier Way has a traffic projections of 1,650 vpd, as shown in Figure 6, but has no front-on housing. Duane Drive does not exceed the 1,000 vpd limit for front-on housing. None of the internal streets with 0T'3~Cd bS698H8802 2£:60 b0. b0 Had front-on housing exceed 1,000 vpd. Access to the residential lots should be designed in accordance with ACHD's access requirements. • ,None of the site access intersections meets the peak hour signal warrant for the 2012 build-out. • At the site build-out, Ustick Road/Cloverdale Road will operate at an unacceptable level of service. Capacity analysis shows Ustick Road will require additional through lanes on both east and west approached to operate at LOS 0 (existing configuration yields LOS E). A detailed analysis should be conducted before designs of the Ustick Road/Cloverdale Road intersection to determine if additional through lanes are necessary. ^ At the site build-out, Cloverdale Road/Fairview Avenue will operate at an unacceptable Level of service. Capacity analysis shows a significant improvement with the implementation of right turn lanes on Fairview Avenue. A detailed analysis should be conducted before design of Cloverdale Road/Fairview Avenue intersection to determine if right turn lanes are necessary. • All site access intersections will operate at acceptable levels of service conditions under the proposed design. • Within the site, Palm Street ties into Redfeather Estates No. 1, and an emergency access point exists through Block 12, Lot 5 to Briarwood Drive. • Atl site access IocaFions meet the ACHD's policy requirements. StaffAnalvsis: The traffic study assumed 315 single-family homes. The application calls fnr 302 single-family homes. The difference would be a reduction of estimated daily trips from 3,015 to 2,890, and a peak hour estimate From 318 to 305. This difference equates to just under 5% fewer trips and is actually more cohservative of an estimate. The traffic study also points out that ff the Ustick Road and Cloverdale Road intersection is improved to a 5X5 intersection, the LOS estimate for 2012 could improve to a LOS D. Cloverdale is in the PD phase of the FYWP for widening to a five-lane section from Fairview to Ustick. The Cloverdale Road and Fairview Road intersection is currently included in the FYWP as a PD project. This project would include major reconstruction of the intersection. This could also indude a possible alignment shift Uo minimize the impacts to the cemetery. The traffic study indicates that Cloverdale Road requires a right tum taper into the site at the east access intersection of Granger Street, but the site does not appear that the warrants are met for the taper to be installed. The traffic study indicates that Ustick Road requires a special right-tum radius into the site at both Duane Drive and Grenadier Way. The applicant should coordinate the design and the timing of the right-turn radii. 8. Roadway Improvements AdJacent To and Near the Site Ustick Road is currently improved with 3-traffic lanes with no curb, gutter or sidewalk abutting the site. There is sidewalk on the north side of Ustick Road that was constructed as a part of Providence Place Subdivision. 4 OTOIEjJ M~aTU 61T~ a 'ZdffQ 7Wd NdTRTN'4W 6CR°oooon~ vaJ rr:an xnn~ir.n inn LL'3Jtid bS89888802 2£60 b0, b0 Had Grenger Street is currently improved with 24feet of pavement with vertical arrb, gutter and 5-foot concrete sidewalk located on the north side. Duane Drive is curcently improved with 24-feet of pavement with nc curb, gutter or sidewalk. There are a number of encroachments in the right-of-way on Duane Drive. The encroachments include: mailboxes, landscaping, sprinkler systems, etc. 9. Existing Right-of-Way Ustick Road curcenfly has a total of 50 fo 73-feet of right of-way (25-feet from centerline) abutting the site. Duane Drive currently has a total of 50-feet of right-of-way (25-feet from centerline) abutting the site. Granger Street currently has a total of 50-feet of right-of--way (25-feet from centerline) abutting the site. Granger has 40-feet of right-of--way (20-feet from centerline) through a portion of the site. 10. Site History The District has not previously reviewed a development application for this site. 11. Capital Improvements PlanlFive Year Work Program Cloverdale Road (between Fairview Avenue and Ustick Road) is included in the Distrid's Five Year Work program and Capita! Improvements Plan. Cloverdale Road is anticipated to be construded as a 5-lane roadway with curb, gutter and sidewalks, Ustick Road (between Cloverdale Road and Eagle Road} is not included within the District's Five Year Work Program but is included in the District's Capital improvements Plan. Ustick Road is anticipated to became a 5-lane roadway with curb, gutter and sidewalks. 12. Other Development in Area On January 9, 2002, the District approved Dawson Meadows Subdivision. Dawson Meadows Subdivision was proposed to be a 76-!ot single-family residential subdivision located diredly to the east of this site. This development is currently in construction and is nearing build out. On May 9, 2003, the Distrid approved Red Feather Estates #1. Red Feather Estates was proposed to be a 67-lot single-family residential subdivision. This development has not begun construdion. 13. Commission Action On November 5, 2003, the Commission heard testimony from staff as well as a number of residents in the Perkins Brown Subdivision. The Commission acted on Red Feather Estates #2and required the applicant to: • Shift the stub street to the west (Palm Street) to the south to provide a dreuitous route to Duane Drive. • Construd chokers (bulb-outs) at the intersection of Palm Street and Duane Drive to slow vehicles that would enter and exit Duane Drive (when a future connedion was made). The chokers should provide for a reduced street section. • Install a swinging gate at the connedion of Duane Orive and Palm Street. If someone requests that the gate be removed, a public hearing would be held by the Commissioners to determine whether or not the gate should be removed. The request could come from any member of the public, or agency. • Construct a pedestriaNbicyde pathway that will conned to the improvements on Duane Drive (south of the gate) to the 24feet of pavement that exists (north of the gate). • Deter all construdion traffic Duane Drive_ TTO@I ~saTC 61L~ r 'SdHQ Z'8d PNIQI2{H1t DS8988880Z %d3 LL~88 b087./DOi70 ZT'3~JHd b58986880i: ££:60 b0. b0 Had B. Findings for Consideration 1. Right-of Way and Sidewalk District policy requires 96-feet of right-of--way on arterial roadways (Figure 72-F1 B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways (7204.6.5). Ustick Road Ustick Road is not listed as a proposed project in the District's currently adopted Five-Year Work Program, but is in the curcently adopted 20-year Capital Improvements Plan. As such, the applicant may receive reimbursement far dedicated right-of--way from available collected impact fees. 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 applignt is reimbursed from impact fees to be collected solely from the applicant's specific development project) an additional 23-feet of right-of--way along Ustick Road, and construct a minimum 5-foot wide concrete sidewalk along Ustick Road, located a minimum of 23-feet from the centerline of the right-of- way. b. Do not dedicate additicnal right-of-way, but construct a minimum 5-foot wide concrete sidewalk along Ustick Road, located a minimum of 23-feet from the centerline of the right-of-way, in an easement provided to the District. G Do not dedigte additional right-of-way, but wnstruct a minimum 5-foot wide concrete sidewalk along Ustick Road, located at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Roadway Offsets District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). District policy 7204.11.6, requires logl roadways to align or offset a minimum of 150-feet from a residential collector roadway (measured centerline to centerline). District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). The applicant is proposing to construct the main entrance, North Grenadier Way, to intersect Ustick Road approximately 370-feet east of the west property line. This roadway is proposed to align with an existing roadway that is located on the north side of Ustick Road. This roadway location meets District policy and should be approved with this application. £T'aJdd bsesaaeeaz ££ ~ 60 b0 , b0 H3.~ All of the internal roadways meet minimum offset that have been established by District policy and should be approved with this appligtion. - 3. Street Sections District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage Program with District staff. 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 bade-of-curb to back-of-curb. Variations of this width may be allowed, depending on VafFlc 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. Residential Collectors -North Grenadier Way and East Granger Street (from the east property line to Grenadier Way) The applicant is proposing to construe North Grenadier Way and East Granger Street as residential collectors. The applicant is proposing to construct these residential collectors as 36-Foot street sections with olr led curb, gutter and 4-foot concrete sidewalks that are deiached form the curb by a 5- foot landscape strip within 50-feet of right-of--way. Staff is supportive of the applicant's proposal to construct North Grenadier Way and East Granger Street as residential collectors, but believes that these roadways should be constructed as 36-foot street sections with vertical curb, gutter and 4-foot ,detached concrete sidewalk (or a 5-foot attached concrete sidewalk). Parking and front-on housing will be prohibited on these roadways. Direct lot access to these roadways shall prohibited with the exception of the Lot 1 Block 2 (to utilize the existing driveway) and the proposed clubhouse (which should be allowed one driveway). Local Streets -The remainder of the intemal roadways The applicant is proposing to construct the remainder of the internal roadways as standard local roadways. The applicant has proposed to construct the local roads as 36-foot street sections with rolled cucb, gutter and 5-foot attached concrete sidewalks. This street section meets District policy and should be approved with this application. East Granger Drive is located within the proposed subdivision and is not a part of the out parcel that is located on the south properly line. 4. 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". Stub streets are an essential cromponent in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. 7 CTOI~j K.zaTO sZTO a 'yd3Q Z'8d NdIQI2t31V 658888B80Z Sd3 BT~60 6002/60/ZO vv Hood v5tlytltltltll9c b£:60 b0. b0 H3tl The t?xfension of Exlsting (or proposed) Stub Streefs The applicant is proposing to extend three stub streets. The applicant is proposing to extend Granger Street from the east property line approximately 640- feet north of the south property line. District staff is supportive of the extension of Granger Street due to the tact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles traveled, connects neighborhoods and can increase the sense of community in the area. The applicant is proposing to extend East Palm Streetfrom the east property line approximately 440- feetnorth of the south property line. District staff is supportive of the extension of East Pafm Street due to the fact that stub streets are an essential component in any community. Stub streets provide secondary access for emergency services, eliminate multiple access points to major roadways (collector and arterial roadways), reduce vehicle miles (raveled, wnnects neighborhoods and can increase the sense of community in the area. The applicant is proposing to extend Duane Drive from the north property line approximately 640-feet east of the west property line. The Commission required the install swinging gate at the connection of Duane Drive and Palm Street for the present time. The Commission also required the applicant to construct apedestrian/bicycle pathway that will connect to the improvements on Duane Drive (south of the gate) to the 24feet of pavement that exists {north of the gate). During Commission discussion there was a request for clarification as to why bulb outs are being constructed when Duane Drive is not to be opened. The maker of the motion responded that, "if the gate is broken illegally or Duane Drive is petitioned to be opened, the bulb-out would restrict and limit traffic effectively." There was also discussion about who may petition to open the gate. Staff clarified that it is public right-of-way that can be petitioned by anyone. A Commissioner then clarified that anyone may want it open including emergency services, garbage, postal service, delivery companies, utility ~mpanies, residents, schools (for bus routes), etc. Although not a part of the motion, if the District receives a request to open any gated right-of-way, a public hearing would be held on the matter to determine whether or not a gate would be removed from the right of-way. New Stub Sfreets The applicant is proposing to construct four new stub streets to the surrounding parcels. The applicant originally proposed to construct a stub street (East Palm Street) to the west property line approximately 500-feet north of the south property line. The Commission requested that the applicant shift the stub street to the south to provide a more circuitous route to Duane Drive and deter traffic from utilizing Duane Drive in the future. Staff is supportive of the applicant shifting the stub street to the south due to the fact that this roadway will continue to stub to the 21.34-acre site that will likely redevelop in the near future. Due to the fact that this stub street is proposed to be less than 1- lot in depth and less than 150-feet in depth, the applicant will not be required to provide a temporary turnaround. The applicant will be required to install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street to the south property line approximately 900-feet east of the west properly line. Staff is supportive of the location of this stub street due to the fact that this roadway will stub to a 157-acre site that will likely redevelop in the near future. Due to the fact that this stub street is proposed to be less than 1-lot in depth and less than 150-feet in depth, the applicant will not be required to provide a temporery turnaround. The applicant will be required to arnrdi xaar~ 6aT~ F •r,rxrt ~:na AfHTrtifIVW SS'3Jbd bSBBBB8802 7£:60 b0, b0 Had install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". The applicant is proposing to constructta stub street to the 5-acre out parcel that is located at the south property line. The stub street is anticipated to stub to the out parcels west property line approximately 110-feet north of the south property line. Staff is supportive of the location of this stub street due to the fact that this roadway will stub to a 5acre site that will likely redevelop in the near future. Due to the fact that this stub street is proposed to be less than 1-lot in depth and less than 150-feet in depth, the applicant will not be required to provide a temporary tumaround. The applicant will be required th install a sign at the terminus of the roadway stating that, "THIS ROAD W ILL BE EXTENDED IN THE FUTURE". The applicant is proposing to construct a stub street to the north properly fine approximately 100-feet west of the east property line. Staff is supportive of the location of this stub street due to the fact that this roadway will stub to a 2.95-acre site that will likely redevelop in the near future. Due to the fact that this stub street is proposed to be less than 1-lot in depth and less than 150-Feet in depth, the applicant will not be required to provide a temporary turnaround. The applicant will be required to install a sign at the terminus of the roadway stating that, 'THIS ROAD WILL BE EXTENDED IN THE FUTURE". Stub Streets That Are Not Extending The applicant is proposing to construct an emergency access/pedestrian path (rather than a stub street) that will connect this subdivision with Briarwood Subdivision. The applicant is proposing to construct an emergency access/petlestrian path due to the fad that Briarwood Drive is "technically" not a stub street. Briarwood Drive was platted in 19118 as a part of Briarwood Subdivision (see the attached subdivision plat). As a part of the plat, the right-of--way extends to the property line (but only abuts the property line for approximately 20-feet). District policy requires a minimum of 40-feet of right-of-way and a minimum of 24feet of pavement for a roadway to be utilized by the public. Due to the fact that the applicant is unable to meet the minimum requirements of the District and the fad that the applicant is proposing to construct an emergency access/pedestrian path to provide for pedestrian connectivity. There is currently a very large Maple tree that is located at the terminus of Briarwood Drive directly in the center of the Briarwood Drive right-of-way. The City of Meridian is supportive of the path, but is concerned that if an emergency access is constructed the tree would be removed. Due to the fact that there is concern for the existing Maple tree, the City of Meridian would like the path to be re-designed in order to save the existing tree that is located at the terminus of Briarvvood Drive. Staff recommends that a pedestrian pathway be constructed to conned the Briarwood Subdivision to this development, as proposed. Staff would also like to provide the Briarwood Subdivision with a secondary emergency access, but staff believes that the City of Meridian should decide whether or not an emergency access is appropriate in this location. The applicant is not proposing to extend a stub street from the east property line located approximately 320.feet north of Granger Street. The applicant is not proposing to extend this stub street due to the fad that the 3.08-acres site (Lot 1 Block 12) is proposed to remain in its current configuration. When Lot 1 Block 12 develops in the future, the stub street will be required to be extended. 5. Turn Lanes According to the submitted traffic study, a center turn lane is needed on Cloverdale Road to accommodate the traffic that will be turning onto Granger Street. Cloverdale Road is in the District's Five Year Work Program and Capital Improvements Plan to be constructed as a 3-lane roadway in 2011 to 2015. The applicant should be required to construct a left turn lane on Cloverdale Road at 9 9L'3~Jtld b58968B80z b£:60 b0. b0 Had the intersection of Cloverdale Road and Granger Street if the warrants are met prior to the District's reconstruction of Cloverdale Road. According to the traffic impact study, the warrants are met at lot number 242, Before the applicant is issued a building permit for lot 242, the applicant should install the center turn lane on Cloverdale Road. According to the submitted traffic study, a special right-turn radius is needed on Ustick Road into the site at both Duane Drive and Grenadier Way. The applicant should coordinate the timing and the design of the right-turn radii with the District's TrafFc Services Staff. 6. Islands/Medians District policy 7202.7 and 7207.5 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 applicant should also be required to provide a minimum of a 21-foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct an island/median within the public right-of--way of North Grenadier Way (near the intersection of Ustick Road). The applicant should provide a minimum of a 21-foot street section on either side of any proposed center islands within the tumarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. Any proposed landsppe islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. 7. Turnarounds District policy 7205.2.1 requires tumarounds to be constructed to provide a minimum turning radius of 45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on either side of any proposed center islands within the tumarounds. The medians should be constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area. The applicant is proposing to construct five cul-de-sac turnarounds without center islands within the subdivision. The applipnt should provide a minimum turning radius of 45-feet. 8. Right-of-Way Exchange Granger Street (40-feet of right-of-way) curcently extends from the subjects property's east property line and extends to the east property line of The Perkins Brown Subdivision. (see the attached right- of-way map) There is also 20-feet of right-of-way abutting the Perkins Brown Subdivision that begins at Granger Street and extends north for approximately 660-feet. (see the attached right-of-way map) The applicant has requested that the District consider aright-of-way exchange for the existing right- of-way within the parameters of the proposed subdivision. The Commission will be seeing this item in the future in order to begin discussion on whether ornot aright-of--way exchange is appropriate for this development. The applicant will be required to vacate the existing right-of-way, exchange the existing right-of-way, or improve the existing right-of-way within the proposed development (a portion of Granger Street and a 20-foot strip that abuts the Perkins Brown Subdivision's east property line). Staff recommends 10 9rnf~ x.rar~ 61r~ ~ •.r,rarr ~~a nrvrrtrxaw eseaoaaanz vv..r ar:an vnnziani~n LT'3JtJd bS89888H0z S£~60 b0, b0 Had that the applicant exchange the existing Nght-of-way (far Ustick Road. Nght-of-way). This report is written assuming that the applicant will successfully exchange the existing right-of-way. If the Commission chooses to not complete a Nght-of--way exchange, the applicant should submit a revised site plan to the District for review and comment. 9. Chokers On November 5, 2003, the Commission required the applignt to construct chokers on the north side of Palm Street of the intersection of Duane Drive. The chokers are intended to function as a traffic claming device and slow vehicles that would enter and exit Duane Drive (when a future connection was made). The chokers should provide for a reduced street section to function properly. 10. Other Access Ustick Road is Gassified as a minor arterial. Other than the access point that has been specifically approved with this application, direct lot access to Ustick Road is prohibited. C. Site Specific Conditions of 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 applipnt is reimbursed from impact fees to be collected solely from the applicant's specific development project) an additional 23- feet of right-of-way along Ustick Road, and construct a minimum 5- footwide concrete sidewalk along Ustick Road, lopted a minimum of 23-feet from the centeNine of the Nght-of--way. b. Do not dedicate additional Nght-of-way, but construct a minimum 5-foot wide concrete sidewalk along Ustick Road, located a minimum of 23-feet from the centerline of the right-of- way, in an easement provided to the District. c. Do not dedicate additional Nght-of--way, but construct a minimum 5-foot wide concrete sidewalk along Ustick Road, lopted at the back edge of the existing right-of-way. Accomplish all necessary adjustments to properly accommodate existing drainage and utilities. 2. Construct the main entrance, North Grenadier Way, to intersect Ustick Road approximately 370-feet east of the west property line, as proposed. This roadway shall align with an existing roadway that is located on the north side of Ustick Road. 3. Construct North Grenadier Way and East Granger Street as residential collectors, but believes that these roadways should be constructed as 36-foot street sections with vertical curb, gutter and 4-foot detached concrete sidewalk (or a 5-foot attached concrete sidewalk). 4. Construct the remainder of the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot attached concrete sidewalks, as proposed. 5. Extend Granger Street from the east property line approximately 640-feet north of the south property line, as proposed. 6. Extend East Palm Street from the east property line approximately440-feet north of the south properly line, as proposed. 11 8L'3~JCd bS8988B80i: S£=60 b0, b0 Had 7. Install a swinging gate at the connection of Duane Drive and Palm Street. Construct a pedestrianPoicycle pathway that connects the improvements on Duane Drive (south of the gate) to the 24-feet of pavement that exists (north of the gate). "" If someone requests that the gate be removed, a public hearing would be held by the Commissioners to determine whether or not the gate should be removed. The request could come from any member of the public, or agency. 8. Construct a stub street (East Palm Street) to the west propefij line approximately 500-feet north of the south property line, as proposed. Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 9. Construct a stub street to the south property line approximately 900-feet east of the west properly line, as proposed. Install a sign at the terminus of the roadway stating that, 'THIS ROAD W ILL BE EXTENDED IN THE FUTURE". 10. Construct a stub street to the 5acre out parcel that is located at the south property line, as proposed. Install a sign atthe terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN 7HE FUTURE". 1 t. Construct a stub street to the north property line approximately 100-feet west of the east property line, as proposed- Install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". 12. Construct a pedestrian path (rather than a stub street) that will connect this subdivision with Briarwood Subdivision, as proposed. 13, Before a building permit is issued for lot 242, install the center turn lane on Cloverdale Road at the intersecticn of Cloverdale Road and Granger Street 'rf the warrants are met prior to the District's reconstruction of Clovertlale Road. 14. Coordinate the timing and the design of the right-turn radii on Ustick Road into the site at both Duane Drive and Grenadier Way with the District's Traffic Services Staff. 15. Construct an island/median within the publicright-of--way of North Grenadier Way (nearthe intersection of Ustick Road), as proposed. Provide a minimum of a 21-foot street section on either side of any proposed center islands within the tumarounds. Construct the island/median to be a minimum of 4-feet wide to total a minimum of a 100-square foot area. Any proposed landscape islands/medians within the public right-of--way dedicated by this plat shall be owned and maintained by a homeowners association. 16. Construct five cut-de-sac turnarounds without center islands within the subdivision, as proposed. Provide a minimum turning radius of 45-feet. 17. Construct chokers on the north side of Palm Street at the intersection of Duane Drive to provide for a reduced street section. 18. Vacate the existing right-of-way, exchange the existing right-of-way, or improve the existing right-of- way within the proposed development (a portion of Granger Street and a 20-foot strip that abuts the Perkins Brown Subdivision's east property line). 12 6L'3`Jdd bS8988880i; 9£:60 b0. b0 Had 19. Deter all construction traffic Duane Drive, as no construction traffic should utilize Duane Drive. 20. Other than the access point that has been specifically approved with this application, direct lot access to Ustick Road is prohibited. 21. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval t , 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 Districts Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans Por staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 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 AGHD 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 ACRD Traffic Operations 387-6190 in the event any ACHD conduits (spare or felled) 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 property which is the subject of this appliption, 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 13 0i'_'3~d bS8988880Z 9E:60 b0. b0 H3~ 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 useldevelopmentwitl 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. Request for Reconsideration Guidelines 3. Site Plan Depicting Stub Streets and Street Sections 4. Proposed Preliminary Plat 5. Briarwood Subdivision -Preliminary Plat 6. Perkins Brown Subdivision -Preliminary Plat 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. 14 SZ'3~JFJd bSH968B80Z 9£:60 b0< b0 Had 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 co 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 retumed. 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. 15