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PZ - ACHD Comments 1 Stonesthrow Subdivision/ MPP15-0010 Development Services Department Project/File: Stonesthrow Subdivision/ MPP15-0010/AZ15-005/PP15-006/CUP15-009 This is an annexation, rezone, preliminary plat, and conditional use permit consisting of 35 building lots (140 dwelling units), and 6 common lots on 9.22 acres. The site is located ¼ mile south of Fairview Avenue and on the west side of Mount Hood Avenue in Meridian, Idaho. Lead Agency: City of Meridian Site address: ¼ mile south of Fairview, west side of Mount Hood Avenue Staff Approval: May 29, 2015 Applicant: Steve Arnold 1785 S. Whisper Cove Boise, ID 83709 Representative: Same as above Staff Contact: Mindy Wallace Phone: 387-6178 E-mail: mwallace@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of an annexation, rezone, preliminary plat, and conditional use permit applications consisting of 35 building lots (140 dwelling units), and 6 common lots on 9.22 acres. The site is located ¼ mile south of Fairview Avenue and on the west side of Mount Hood Avenue in Meridian, Idaho. The applicant’s proposal is consistent with the City of Meridian’s Future Land Use Map which calls for High Density Residential on the site. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Wal-Mart C-C South Single family residential R-8 East Single family residential RUT (Boise City) West Single family residential R-4 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: 2 Stonesthrow Subdivision/ MPP15-0010 • White Cloud Subdivision, consisting of a 160 lot mixed residential development located directly east of the site was approved by ACHD on February 15, 2015. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: 0.11miles 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Capital Improvements Plan(CIP)/ Integrated Five Year Work Plan (IFYWP): • Cloverdale Road is scheduled in the IFYW P to be widened to 5-lanes from to Franklin Road Fairview Avenue in 2017. • Fairview Avenue is listed in the Capital Improvements Plan to be widened to 7-lanes from Eagle Road to Cloverdale Road between 2022 and 2026. • Fairview Avenue is listed in the Capital Improvements Plan to be widened to 7-lanes from Cloverdale Road to Five Mile Road between 2027 and 2031. • The intersection of Fairview Avenue and Cloverdale Road is listed in the Capital Improvements Plan to be widened to 6-lanes on the north leg, 6-lanes on the south, 9-lanes east, and 9-lanes on the west leg between 2017 and 2021. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 931 additional vehicle trips per day; 87 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Six Mile Engineering prepared a trip distribution analysis for Stonesthrow Subdivision. ACHD Traffic Services and Planning Review staff have reviewed and agree with the trip distribution provided in the analysis. A summary of the findings are below. This development is estimated to generate approximately 931 vehicle trips per day with 70 trips occurring the AM peak hour and 87 during the PM peak hour. The applicant’s engineer assumes that there may be an additional 233 vehicle trips per day, 22 in the PM peak hour on Venture Street, 186 additional vehicle trips, 13 in the PM peak hour on Florence, and 326 vehicle trips, 33 in the pm peak hour, which will go out to Cloverdale Road via the construction of a new public street which is to be constructed as part of White Cloud Subdivision east of the site. All of the existing local streets will operate within ACHD’s acceptable level of service thresholds for local streets, which is 2,000 vehicle trips per day. 3 Stonesthrow Subdivision/ MPP15-0010 Trip Distribution - Percent 4 Stonesthrow Subdivision/ MPP15-0010 Trip Distribution 5 Stonesthrow Subdivision/ MPP15-0010 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a five-lane principal arterial is “E” (1,770 VPH). * Acceptable level of service for a five-lane minor arterial is “D” (1,540 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Fairview Avenue west of Cloverdale Road was 30,014 on 1/19/15. • The average daily traffic count for Cloverdale Road south of Fairview Avenue was 15,540 on 1/19/15. • The average daily traffic count for Records Avenue south of Fairview Avenue was 1,652 on 8/6/14. • The average daily traffic count for Florence Drive west of Records Avenue was 505 on 5/13/14. • The average daily traffic count for Mount Hood Avenue north of English was 460 on 4/16/13. C. Findings for Consideration 1. Local Roadways (Florence, Mount Hood, & Venture) a. Existing Conditions: There are 2 local roads adjacent to the site, Venture Street and Mount Hood Avenue. Both roadways are improved with 30-feet of pavement and no curb, gutter or sidewalk abutting the site. The roadways are improved with curb, gutter, and 5-foot wide attached concrete sidewalks across from the site. There is 50-feet of right-of-way for both Venture and Mount Hood (25-feet from centerline). Florence Drive stubs to the sites east property line and is improved with 36-feet of pavement, curb, gutter, and 5-foot wide attached concrete sidewalks within 50-feet of right-of-way (25- feet from centerline). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Fairview Avenue N/A Principal Arterial 1,520 Better than “E” Better than “E” Cloverdale Road N/A Minor Arterial 811 Better than “D” Better than “D” Records Avenue N/A Local 69 N/A N/A Venture Street 500-feet Local N/A N/A N/A Florence Drive 50-feet Local 32 N/A N/A Mount Hood Avenue 350-feet Local 23 N/A N/A 6 Stonesthrow Subdivision/ MPP15-0010 b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street—36-foot to 33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to back- of -curb) for developments with any buildable lot that is less than 1 acre in size. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 7 Stonesthrow Subdivision/ MPP15-0010 c. Applicant’s Proposal: The applicant is proposing to complete Venture Street and Mount Hood Avenue as 36-foot street sections with vertical curb, gutter, and 5-foot wide attached concrete sidewalks within the existing right-of-way. The applicant is proposing to extend Florence Drive east through the site tying into Venture Street as a 36-foot street section with vertical curb, gutter, and 5-foot wide detached concrete sidewalks within 50-feet of right-of-way. The applicant is proposing to construct 2 bulb-outs onto Florence Drive. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The bulb-outs should be designed to provide a minimum of 24-feet of pavement curb to curb. The applicant should be required to provide written fire department approval for the bulb-outs. The applicant’s proposal to extend Florence into the site and tying into Venture provides greater connectivity not only for the site, but for the entire area decreasing vehicle trips onto arterial roadways and providing connectivity between neighborhoods for service vehicles, school buses, etc. The bulb-outs proposed to be constructed by the applicant should provide traffic calming and keep speeds down, and the submitted trip distribution analysis shows that the extension of Florence Drive will not significantly increase traffic on the existing local street network in the area, as all area local streets will operate within ACHD’s acceptable level of service thresholds for local streets, which is 2,000 vehicle trips per day, as noted in Finding B 2 above. 2. Driveways 2.1 Florence and Mount Hood a. Existing Conditions: There are no driveways within the site. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways located near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. c. Applicant’s Proposal: The applicant has proposed to construct 5 driveways onto Florence Drive and one driveway onto Mount Hood Avenue. The driveways are proposed to be located, as follows: • Two 24-foot wide driveways onto Florence Drive (north and south sides), located approximately 125-feet east of the west property line. • One 28-foot wide driveway onto Florence Drive, located approximately 250-feet east of the west property line. • One 28-foot wide driveway onto Florence Drive, located approximately 340-feet east of the west property line. 8 Stonesthrow Subdivision/ MPP15-0010 • One 28-foot wide driveway onto Florence Drive, located approximately 455-feet east of the west property line. • One 28-foot wide driveway onto Mount Hood Avenue, located approximately 200-feet north of the south property line. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to pave all of the driveways their full width at least 30-feet into the site beyond the edge of pavement of Florence Drive or Mount Hood Avenue. 3. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 4. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. D. Special Recommendation to the Applicant and the City of Meridian To benefit the area, improve site circulation, and to reduce the amount of traffic on Florence due to neighborhood shopping trips, staff recommends that the applicant work with Wal-Mart to install a driveway from Venture Street to the existing Wal-Mart north of the site. ACHD would pay for the design and the construction of the driveway if an agreement with Wal-Mart could be made, as the driveway would provide direct access to shopping reducing vehicle trips on area residential streets. E. Site Specific Conditions of Approval 1. Complete Venture Street and Mount Hood Avenue as 36-foot street sections with vertical curb, gutter, and 5-foot wide attached concrete sidewalks within the existing right-of-way, as proposed. 2. Extend Florence Drive east through the site tying into Venture Street as a 36-foot street section with vertical curb, gutter, and 5-foot wide detached concrete sidewalks within 50-feet of right-of- way. Provide a permanent right-of-way easement if public sidewalks are placed outside of the dedicated right-of-way. 3. Construct 2 bulb-outs providing a minimum width of 24-feet of pavement curb to curb on Florence Drive, as proposed. Provide written fire department approval for the use of the bulb-outs. 4. Construct 5 driveways onto Florence Drive and one driveway onto Mount Hood Avenue, as noted below. Pave all of the driveways their full width at least 30-feet into the site beyond the edge of pavement of Florence Drive and Mount Hood Avenue. • Two 24-foot wide driveways onto Florence Drive (north and south sides), located approximately 125-feet east of the west property line. 9 Stonesthrow Subdivision/ MPP15-0010 • One 28-foot wide driveway onto Florence Drive, located approximately 250-feet east of the west property line. • One 28-foot wide driveway onto Florence Drive, located approximately 340-feet east of the west property line. • One 28-foot wide driveway onto Florence Drive, located approximately 455-feet east of the west property line. • One 28-foot wide driveway onto Mount Hood Avenue, located approximately 200-feet north of the south property line. 5. If an agreement can be made with Wal-Mart, coordinate the construction of a driveway from Venture Street to the existing Wal-Mart located north of the site. ACHD will be responsible for the design and construction of the driveway. 6. Payment of impacts fees are due prior to issuance of a building permit. 7. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of -way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right- of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of -way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. 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. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10 Stonesthrow Subdivision/ MPP15-0010 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. 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 ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines 11 Stonesthrow Subdivision/ MPP15-0010 VICINITY MAP 12 Stonesthrow Subdivision/ MPP15-0010 SITE PLAN 13 Stonesthrow Subdivision/ MPP15-0010 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five (5) working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. 14 Stonesthrow Subdivision/ MPP15-0010 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of- way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. 15 Stonesthrow Subdivision/ MPP15-0010 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing.