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HomeMy WebLinkAboutRevised ACHD Commentst0'3Dljd bS6986H80i: John S. Franden, President David E. Wynkoop,ls[ Vice President Susan 5. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner ~~~~ -"~~'''' Ada .County Highway District RE: Redfeather Estates #2 Modified Plat and Clarification Anna Powell Meridian Planning 8 Zoning 660 E. 1Natertower Lane, 2"tl Floor Meridian, 10 83642 Dear Anna, 62:60 b0, b0 H3~ 398 East 37th Street Garden City 10 83714-fi4t8 Phone (208)387-6100 FFVC(20B)3B7-6391 F_maib MIL...rlnnun -~_ r i RECEIVED FF~ 0 4 ZQQ4 City Of Meridian City Clerk Office 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 req uest 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, Rv~.vGe.oyC.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 Took K.taT~ 61T~ ~ 'SdHQ Z8d AItlIQI2IHW fiSB998B80Z Xd3 fiT~60 fi00Z/fi0/ZO 20'3~Jtid bS89888802 Commission Meeting -November 5, 2003 Page 2 62:60 b0. b0 Had ACTION TAKEN: Commissioner Franden made a motion to approve Rochester Heights Subdivision in accordance with the staff recommendations, eliminating Site Specit-c Nos. 1, 2 and 3, to direct staff to review fhe traffic volumes on Hacienda to determine if stop signs are appropriate, and to consider making aright-in/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. 27"' Street, Boise, representative of the applicant, asked for clarification of the motion. Andrea Development staff 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. Z in accordance with the Staff recommendations with the following modifications: (t) no construction traffic from Red Feather Estates be allowed on Duane Drive, (Z) the extension of Duane Drive Into Red Feather Estates, which is the approximate dimension of about .one lot, be done essentially as a bulb-0ut twenty feet wide, (3) a swinging gate be installed by the applicant in accordahce 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 canted unanimously. The meeting recessed at 8:27 p.m. The meeting reconvened at 8:37 p.m. Manager of Right-of-Way and ~ ~ rtt HhKttMEN f -DISCUSSION - BR1Ce MIIIS, presented the staff report. Frank Martin, 5892 W. Hidden Springs Drive, Boise, representative of the developer of Hidden Springs, explained the changes that have occurred since Loth parties signed the August 19, 1998 extraordinary impact fee agreement. Mr. Martin responded to questions. Susan Miner, 14400 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 ~ Ksai~ 61T~ ~ ',Ld3Q Z8d NdIQI2I3PI 45998888oZ YV3 4I:60 4002/4o/ZO £0'3~d bS89888802 Commission Meeting -September 17, 2003 Page 3 - ~ial+VJJIVIV a r~ Aresented the staff report. Discussion followed. 62:60 b0. b0 E3d -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 concems. 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 Bivens seconded. Staff was asked to look at lire potential of requiring an 'emergency only! access from Palm Street to Duane Drive similar to the access being provided at Briarwood, determine if there is access to Eagle Road, and obtain updated traffic counts on Ustick, east of Eagle Road. Gommissioner Wynkoop amended the motion to say 'remand' rather than `defer', Commissioner Bivens amended the second. Discussion followed. Motion carried unanimously. PUBLIC COMMUNICATION -None Commissioner Bivens made a motion to adjourn the regular portion of the meeting at 9:00 p.m. Commissioner Wynkoop seconded. Motion carried unanimously. ~~l Susan Slaughter, Secretal sks ~~L Sherry R. er, President C00 ~ `I~aT~ 61T~ ~ 'Sd3Q Z'8d NdIQIiIHW bS899989oZ %d3 bT:60 b00Z/bo/ZO b0'3`Jtld bS89B6880z 0E:60 b01 b0 H3d zlmrmw m.m mw.am®.r lean l®~l emrm~r L _ - •m ~ mn nen ' lY1dA4M71WR3kW Q3EY3tl B ~~ v ~ -eyrce mtm ea» owns let --~ --_ am:e ~+u em.ew , w•a r wm w f ~ ml as ve euaam l nw c ync emm ~ sal w m owi'umm tw ~we'lln'tca • w>a>g m ymmvls mm mmm w...+aa 'SWO~•L~lOS S ~Qll' 1dQ1~IAIQfinB b •- d k ~e v~' ° ~W°°~ ~ 9N/H33N19M~ ggd,9,tiyg ~lygd~g H d~ ~ ~ ¢ Is~= ~6 ~ 6@ ~ op Y 0 T e Ij 8 Y ~~ tl E ~r ~ ~.. ~ , : ~ i ~ s _ tle m9 i ° - ~ ~~ m m j y ~ tiLORmNiA MIUtS let ~_ ] r e mOT A VAIIT ~ ~ a 1 ® It lit!- ' _ ..tl~ _ ~ H__ g ~ ei .~ -~6 ---1 a m -=~ e ~t ~S ~ -y a i I pt ° 0 z I I I ! I ~ ~ gf ~x° '~ ~ °- -~ °i 5 1 I ~ I t I ' -B I ~ ~ a i .°o i _ l _ d l t ° e I i ~ ~ A i .8 'se ' - i e ~I _ _ x i _ i _ 5;t - R al y _ °e ~t ! 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Eastlake, 2nd Vice President Sherry R Huber, Commissioner Garden City l~ 83714-6499 Phone (208)387-6100 FAX (208) 387-6391 E-mail: tellusro~ACHD ada_id uc 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-specific 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 y~cC~ Christy Richardson Right-of'-way 8 Development Services Planning. Division CC: Planning 8 Development project file City of Meridian Construction Services Drainage Ufilities Engineering Solutions Becky McKay 150 EastAikens Street, Suite B Eagle, Idaho 83616 900 HsaT~ ~zTJ ~ 'ZdHQ Zed AItlIQI2I3W fiS8888880Z Rd3 9T:60 fi00Z/fi0/ZO L0'3JFJd bS8988B80Z T£:60 b0. b0 83d .Jfr~. Ada County Highway District Right-of-Way & Development Department Planning Review Division This application requires 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 ThursdayAUgust 28, 2003. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 20887--6177-phone, 208-387-6393-fax, atun;ng(u~acnd.ada.id.us File Numbers: Red Feather Estates #21MPP03-024/MAZ03-0211MCUP03-041 Site address: 4036 East Granger Street Appllcant: 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 wnstruct 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: 9029-acres Current Zoning: RUT Proposed Zoning: R_g Buildable Lots: 302-lots Common Lots: 28-lots Vicinity Map L00 ~ asaTa B1T~ F 'Zd3Q Z'3d NdIQI2Iffit 6589989902 %tl3 9T:60 6002/60/20 80'3~JHd bS8988880Z A. Findings of Fact L~:60 b0~ b0 fi3d 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. 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. Slte Information: The site consists of 6-parcels with one single-family residential home. 4. Description of Adjacent Surraunding Area: a. North: Providence Subdivision and an 11.5-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 2.95acre site) d. West: Perkins Brown Subdivision {single-family residential subdivision) and a 21.34-acre site with asingle-family residence 6. Impacted Roadways Ustick Road Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: Cloverdale Road Frontage: FunctionaE Street Classification: Traffic count: Level of Service: Speed limit: eriarwood 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 Classification: 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 800 ~ NsaT~ ,ciTa « 'Sd3Q Z~Bd NtlIQIN3W 65898888oZ Rtl3 9T:60 40oZ/60/ZO 60'3~Jtid bS89888802 Duane Drive Frontage: 50-fieef Functional Street Classification: Local Traffic count: Not available Speed limit: 20 MPH TE:60 b0, b0 Had 7. 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, traffic on the vicinity roadways is expelled to increase as follows: traffic on Ustick Road west of Duane Orive 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 second per vehicles. At build-out of the Red Feather Estates No. 2 site, the intersection is projected to continue operating of 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, fhe intersection is projected to continue operating at LOS F with a delay of 112 seconds per vehicle. No significant 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 curcently 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 ivvo-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 iwo-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. ^ Mast 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-an housing. None of the internal streets with 3 600 nsalc 61[~ ~ 'Zd3Q Z~'d NdI([I2IH[t 6S8988880Z Rd3 9T~60 fi00Z/DO/ZO 0T'3~JNd bS89B88B0i: i;£:60 b0, b0 Had front-on housing exceed 1,000 vpd. Access tc 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 D (existing configuration yields LOS E). A detailed analysis should be conducted before designs of the Ustick RoadlCloverdale 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 tum lanes on Fairview Avenue. A detailed analysis should be conducted before design of Cloverdale RoadlFairview 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 Blodc 12, Lot 5 to Briarwcod Drive. • All site access locations meet the ACHD's policy requirements. Staff Analysis: The traffic study assumed 315 single-family homes. The application calls for 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 conservative of an estimate. The traffic study also points out that if 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 FY1NP for widening to a five-lane section from Fairview to Ustick. The Cloverdale Road and Fairview Road intersection is currently induded in the FYWP as a PD project. This project would include major reconstruction of the intersection. This could also include a possible alignment shift to 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-turn 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 oTOf~} `isaT~ 61T~ « ~dd3Q Z'8d RNI(iI?I3fl 6S8988880Z Rd3 LT:BO 600Zi40iZ0 TT'3Jtid bS6988880Z zE:60 b0. b0 Had Granger Street is currently improved with 24feet of pavement with vertical curb, gutter and 5-foot concrete sidewalk located on the north side. Duane Drive is currently improved with 24-feet of pavement with no curb, gutter or sidewalk. There are a number of encroachments in the right-of-way on Duane Drive. The encroachments include: mailboxes, landspping, sprinkler systems, etc. 9. Existing Right-of-Way Ustick Road currently has a total of 50 to 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 Plan/Five Year Work Program Cloverdale Road (between Fairview Avenue and Ustick Road) is included in the District's Five Year Work program and Capital Improvements Plan. Cloverdale Road is anticipated to be constructed 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 tc become 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-lot single-family residential subdivision located directly to the east of this site. This development is currently in construction and is nearing build out. On May 9, 2003, the District approved Red Feather Estates #1. Red Feather Estates was proposed to be a 67-lot single-family residential subdivision. This development has not begun construction. 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 arcuitous route to Duane Drive. • Construct 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 connection was made). The chokers should provide for a reduced street section. Install a swinging gate at the connection of Duane Drive and Palm Street. If someone requests that the gate be removed, a public hearing would be held by the Commissioners to deterrnine whether or not the gate should be removed. The request could come from any member of the public, or agency. • Construct a pedestriaNbicyGe pathway that will connect to the improvements on Duane Drive (south of the gate) fo the 24feet of pavement that exists (north of the gate). • Deter all construction traffic Duane Drive_ TTO@J KsaT~ 61T~ ~ ',Ld3G Z8d NTdIQIi[34t 6589888802 %d3 LT:60 DOOZi60iZ0 irT'3Jtid bS8988880Z B. Findings far Consideration ££:60 G0, b0 Had 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 al! 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 for dedicated right-of--way from available collected impact fees. The Board of Commissioners authorizes the expenditure of available collected impact fees far the purchase of right-of-way dedicated by the applicant, with the applicant constructing a sidewalk as described below. However, if funds cannot be secured, the applicant shall do one of the following: a. Dedicate by donation (or through a development offset agreement whereby the applicant is reimbursed from impact fees to be collected solely from the applicant's specific development project) 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 additional 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. c. Do not dedicate additional right-of-way, but wnstruct aminimum 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 lopl 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 applipnt 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. ZTOf~J KsaTC 61T~ ,Ld3Q Z'3d NVIQIii3tR VS8989880Z %dd BT:60 tOOZ/60/ZO £T'3'Jlid bS6988880Z E£:60 b0. b0 Had All of the internal roadways meet minimum offset that have been established by District policy and should be approved with this application. 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 forthese 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 back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5- feet or more in which case the sidewalk shall be a minimum of 4-feet in width. Residential Collectors -North Grenadier Way and East Granger Street (from the east property line to Grenadier Way) The applicant is proposing to construct 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 rolled curb, gutter and 4-foot concrete sidewalks that are detached 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 antl 4-foot detached concrete sidewalk (or a 5-foot attached concrete sidewalk). Parking and front-0n 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 intemal roadways as standard local roadways. The applicant has proposed to construct the local roads as 36-foot street sections with rolled curb, gutter and 5-foot attached wncrete 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 property line. 4. Stub Streets District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and to provide access to adjoining parcels. District policy also requires temporary turnarounds with a temporary easement provided to the District at the end of stub streets that serve more than one lot, or are greater than 750-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 wmponent 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. CTOf~ `I~aTO .cZT~ f ZdHQ Z'8d NdI(fI2IHlt 6589988802 bE:60 b0, b0 H3~ The Extension of ExlsNng {orproposed) Stub Streets 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 fact that stub streets are an essential component in any community. Stub streefs 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 Street from the east property line approximately 440- feet north of the south property line. District staff is supportive of the extension of East Palm 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 traveled, connects 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 24-feet 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 companies, 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 Streets The applicant is proposing to construct four new stub streets to the surcounding parcels. The applicant originally proposed to construct a stub street (East Palm Street) to the west properly line approximately 500-feet north of the south properly 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 tumaround. 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 property line. Staff is supportive of the locatioh of this stub street due to the fact that this roadway will stub to a 157-acre site that wit! 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 to arotr3j KZaT~ 61T~ F Zd3Q Z'dd NdIQI~I~1 bS8988880Z %tl3 8T:60 6002/60!ZO ST'3~Jlid b58988880Z b~: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 construct a stub street to the 5-acre out parcel that is located at the south properly 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. Oue 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 north property line 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 W ILL BE EXTENDED IN THE FUTURE". Stub Streefs ThatAre NotFrfending The applicant is proposing to construct an emergency accesslpedestrian path (rather than a stub street) that will connect this subdivision with Briarwood Subdivision. The applicant is proposing to construct an emergency access/pedestrian path due to the fact that Briannrood Drive is "technically" not a stub street. Briarwood Drive was platted in 1968 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 properly line for approximately 20-feet). District policy requires a minimum of 40-feet of right-of--way and a minimum of 24-feet 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 fact that the applicant is proposing to construct an emergency access/pedestrian path to provide for pedestrian connectivity. There is curcently 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 Cily of Meridian would like the path to be re-designed in order to save the existing tree that is located at the terminus of Brianvood Drive. Staff recommends that a pedestrian pathway be constructed to connect the Briannrood 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 fact that the 3.0&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 STOP n~aT~ ~1T~ t 'Sd3Q Z'8d NdIQI2I3PI 4588888802 %tl3 6T:60 fi00Z/60/20 9T'3Jbd b58988880Z bE: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-tum radii with the District's Traffic Services Staff. 6. IslandslMedians 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 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 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 landscape islands/medians within the public right-of-way dedigted by this plat should be owned and maintained by a homeowners association. 7. Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum tuming 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 applicant should provide a minimum tuming radius of 45-feet. 8. Right-of-Way Exchange Granger Street (40-feet of right-of-way) currently 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 or not 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 9T0~ `iseT~ 61T~ a SdHQ Z'8d NdIQI2I~ LL'3'Jtld b5H9B8860z 5£:60 b0. b0 Had that the applicant exchange the existing right-of-way (for Ustick Road right-0f-way). This report is written assuming that the applicant will successfully exchange the existing right-of--way. If the Commission chooses to not complete aright-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 applicant to construct chokers on the north side of Palm Street at 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 classified as a minor arterial. Other than the access point that has been specifically approved with this application, direct lot access to Usfick 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 applicant 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, located a minimum of 23-feet from the centerline of the right-of--way. b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk along 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 right-of--way, but construct 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. 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 Usfick 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 sectons 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 property line, as proposed. 11 clotpi nsaT~ .czi~ Sd3Q Z~Bd NtlIQIiI3W 6SB988880Z BT'3~]FJd b58988889i'- 7. Install a swinging gate at the connection of Duane Drive and Palm Street. Construct a pedestrian/bicycle pathway that connects the improvements on Duane Drive (south of the gate) to the 24feet 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 property line approximately 500-feet north of the south properly 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 property 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 5-acre out parcel that is located at 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". 11. Construct a stub street to the north property line approximately 100-feet west of the east property line, as proposed. InstaO a sign at the terminus of the roadway slating 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 intersection of Cloverdale Road and Granger Street if the warrants are met prior to the District's reconstruction of Cloverdale 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 Senrices Staff. 15. Construct an island/median within the public right-of-way of North Grenadier Way (near the intersection of Ustidc Road), as proposed. Provide a minimum of a 21-foot street section on either side of any proposed center islands within the turnarounds. 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/medianswtthin the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. 16. Construct five cul-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). 5£:68 b0~ b0 Had 12 STO@I H~aT~ ~f1T~ ~ Zd3Q Zed NtlIQI2I3PI fiS8888880Z %d3 OZ:60 fi00Z/fi0/ZO 6T'3~Jtid b5898B680i: 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 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation vests associated with improving street frontages abutting the site shall be borne by the developer. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable 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 for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval far occupancy. 8. Payment of applicable road impact fees are required prior to bui{ding construction in accordance with Ordinance #197, also known as Ada County Highway District Road impact Fee Ordinance. 9. It is the responsibil'dy of the applicant to verify all existing utilities within the right-of-way. The applipnt 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 ACRD Traffic Operations 387-6190 in the event any ACHD conduits (spare or frlled) 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 applicants authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District 11. Any change by the applicant in the planned use of the properly which is the subject of this application, shall require fhe applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the lime 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 6T0 ~ `IsaTC 61T~ ~ ~,Ld3Q Z~Bd NVIQI713W 6S8999980Z %d3 TZ:60 40oZ/60/ZO 0Z'3'Jdd b58988880i'. 9£:60 b0. b0 Had 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 fhe Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed useldevelopment will not place an undue burden on the ebsting 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 1. 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 OZOlt31 `tsar 61T~ ~ 'Sd3Q Zed AItlIQI2I3t4 fiS8988880Z Rd3 TZ:60 fi00Z/fi0/ZO S2'3~Jtld bS89888802 9£:60 b0, b0 83d 15 Tao[ a. Only a Commission member who voted with the prevailing side can move for reconsideration, buf the motion may be seconded by any Commissioner and is voted on by a!1 Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative vests, as established by the Commission. N~ai~ .c1i~ a ',Ld3Q Z~Bd NtlIQI2I3W ES8988880Z %N3 TZ:60 DOOZ/fi0/ZO