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ACHD Staff Report ___________________________________________________________________________________________________________________ Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208 387-6100 • FX 345-7650 • www.achdidaho.org Paul Woods, President Rebecca W. Arnold, Vice President Sara M. Baker, Commissioner Kent Goldthorpe, Commissioner Jim Hansen, Commissioner Date: January 22, 2018 (Via email) To: Wolff Enterprises II, LLC Andrew Hunt 6710 E Camelback Road, Ste. 100 Scottsdale, AZ 85251 Subject: Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 1871 S Spanish Fork Way On January 19, 2018, the Ada County Highway District staff acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at (208) 387-6171. Sincerely, Stacey Yarrington Planner III Development Services Ada County Highway District CC: Project File City of Meridian (via email) The Land Group (via email) 1 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 Development Services Department Project/File: Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 This is a design review application to construct a 336-unit multi-family development, located on 19.5-acres. Lead Agency: City of Meridian Site address: 1871 S Spanish Fork Way Staff Approval: January 19, 2018 Applicant: Wolff Enterprises II, LLC Andrew Hunt 6710 E Camelback Road, Ste. 100 Scottsdale, AZ 85251 Representative: The Land Group, Inc. Tamara Thompson 462 E Shore Drive, Ste. 100 Eagle, ID 83616 Staff Contact: Stacey Yarrington, Planner III Phone: 387-6171 E-mail: syarrington@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a design review application to construct a 336-unit multi-family development. The site is currently zoned TN-C (Traditional Neighborhood Center) and is located on 19.5-acres. The applicant’s proposal is consistent with the approved development agreement. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transition (Ada County) RUT South Traditional Neighborhood Residential & Medium density Residential TN-R & R-8 East Traditional Neighborhood Center & Traditional Neighborhood Residential TN-C & TN-R West Rural Urban Transition (Ada County) & Traditional Neighborhood Residential RUT & TN-R 3. Site History: ACHD previously reviewed this site as Southridge Subdivision Master Plan in 2007. The requirements of this staff report are consistent with those of the prior action. 2 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Southridge Apartments, a 476- multi-family development, located directly west of the site, was approved by ACHD in 2017. • Fall Creek Subdivision, a 296-lot residential subdivision, is located on Linder Road just south of Overland Road and was approved by ACHD in 2013. The subdivision is in various stages of development. • South Ridge Subdivision, a mixed-use subdivision consisting of 206-residential lots. 11- commercial lots and an elementary school, is located at the southwest corner of Overland Road and Linder Road. The subdivision was approved by ACHD in 2007 and is in various stages of development. • South Ridge Estates, a 169-residential lot subdivision is located adjacent to the site to the southeast. The subdivision was approved by ACHD in 2015 and is in various stages of development. 5. Transit: Transit services are available to serve this site via Route 40. A Valley Ride park and ride lot is located at the intersection of Ten Mile Road and Overland Road. 6. New Center Lane Miles: The proposed development includes 0 centerline miles of new public road. 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): There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Integrated Five Year Work Plan (IFYWP). • Linder Road is listed in the CIP to be widened to 5-lanes from Victory Road to Overland Road between 2021 and 2025. • Linder Road is listed in the CIP to be widened to 5-lanes from Overland Road to Franklin Road between 2031 and 2035. • The intersection of Overland Road and Linder Road is listed in the CIP to be widened to 5- lanes on the north leg, 5-lanes on the south, 6-lanes east, and 6-lanes on the west leg, and signalized between 2031 and 2035. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 2,234 vehicle trips per day; and 208 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 9th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Overland Road 1,016-feet Principal Arterial 778 Better than “E” Better than “E” Spanish Fork Way 1,160-feet Local N/A N/A N/A 3 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 * Acceptable level of service for a five-lane principal arterial is “E” (1,780 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Overland Road east of Ten Mile Road was 9,849 on October 22, 2014. C. Findings for Consideration 1. South Meridian Transportation Plan The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify future roadway, intersection, and corridor needs in the South Meridian Area, providing a framework for future roadway improvements based on the land use designations. The plan was created in collaboration with the City of Meridian and was adopted by the ACHD Commission in September of 2009. The plan calls for the segment of Overland Road abutting this development to be constructed as a 5-lane arterial roadway within 96-feet of right-of-way. 2. Overland Road a. Existing Conditions: Overland Road is improved with 5-travel lanes, vertical curb, gutter, and no sidewalk abutting the site. There is between 96 to 99-feet of right-of-way for Overland Road (50-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of-Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state that the standard 5-lane street section shall be 72-feet (back-of-curb to back-of-curb) within 96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a continuous center left-turn lane, and bike lanes on a minor arterial and a safety shoulder on a principal arterial. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. Spanish Sun Way 200-feet Local N/A N/A N/A 4 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 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. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Overland Road is designated in the MSM as a Planned Commercial Arterial with 5-lanes and on-street bike lanes, a 72-foot street section within 96-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to improve Overland Road with an 8-foot wide parkway strip and detached 5-foot wide concrete sidewalk abutting the site. The applicant is proposing to construct a 25-foot wide emergency only access onto Overland Road, located approximately 700-feet west of Spanish Sun Way. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. If the detached sidewalk is located outside of the dedicated right-of-way, then the applicant should be required to provide a permanent right-of- way easement to 2-feet behind back of sidewalk. The driveway is approved as an emergency access only. The applicant should be required to pave the driveway its full length and at least 30-feet into the site beyond the edge of pavement of the roadway; and coordinate the design and placement of bollards or gate with the Meridian Fire Department. 3. Local Streets – Spanish Sun Way and Spanish Fork Way a. Existing Conditions: Spanish Sun Way and Spanish Fork Way are improved with 2-travel lanes, vertical curb, gutter, and 5-foot wide sidewalk abutting the site. There is between 50 to 64-feet of right-of-way (23 to 30-feet from centerline). b. Policy: Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Staff Comments/Recommendations: Both Spanish Sun Way and Spanish Fork Way are fully improved with 2 travel lanes, vertical curb, gutter, and 5-foot wide sidewalk. Therefore, consistent with District Minor Improvement policy, the applicant should be required to repair or replace any damaged or deficient facilities, including curb, gutter, sidewalk, and pedestrian ramps along Spanish Sun Way and Spanish Fork Way abutting the site. 4. Driveways American Fork Drive a. Existing Conditions: American Fork Drive is stubbed to the site’s south property line. b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial 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. 5 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 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 is proposing to construct a 48-foot wide drive aisle access with t wo 16-foot wide travel lanes and a 6-foot wide median onto American Fork Drive from the site. The applicant is proposing to connect the medians and continue curb, gutter and sidewalk improvements into the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to pave the driveway its entire width and at least 30-feet into the site beyond the edge of pavement of the roadway. The applicant should provide signage to differentiate between the drive aisle and the public street. Signage should be coordinated through the District. 5. Existing Storm Drainage Ponds There are 3 existing storm drainage ponds within the site. The applicant has requested the use of aerators to be utilized within the ponds; to allow the fence around the northern pond be removed and landscaped; and the existing access to the manholes be modified. The District will allow the use of the aerators; and if the fence is removed around the northern pond, the pond must meet safety standards such as possible regrading of the slopes and banks, a safety ledge installed, and any landscaping will require a license agreement . The existing access to the manholes can be modified as long as ACHD can get equipment to the manholes, and easements are recorded over the pipes, etc., and no structures covering the equipment is allowed (pipes, outlets, manholes, etc.). The District may add additional requirements at time of plan submittal. 6. 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. 6 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 7. 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. 8. Other Access Overland Road is classified as principal arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway. D. Site Specific Conditions of Approval 1. Improve Overland Road with an 8-foot wide parkway strip and detached 5-foot wide concrete sidewalk abutting the site. Provide a permanent right-of-way easement if sidewalks are located outside of the dedicated right-of-way to 2-feet behind back of sidewalk. 2. Construct a 25-foot wide emergency only access onto Overland Road, located 700-feet west of Spanish Sun Way. Pave the driveway its entire width and at least 30-feet into the site beyond the edge of pavement of the roadway. Coordinate the design and placement of bollards or gate with the Meridian Fire Department. 3. Repair or replace any damaged or deficient facilities, including curb, gutter, sidewalk, and pedestrian ramps along Spanish Sun Way and Spanish Fork Way abutting the site. 4. Construct a 48-foot wide drive aisle access with two 16-foot wide travel lanes and a 6-foot wide median onto American Fork Drive from the site. Pave the driveway its entire width and at least 30-feet into the site beyond the edge of pavement of the roadway. Provide signage to differentiate between the drive aisle and the public street; signage should be coordinated through the District. 5. Payment of impact fees is due prior to issuance of a building permit. 6. 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. 7 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 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. 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. Appeal Guidelines 8 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 VICINITY MAP 9 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 SITE PLAN 10 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 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. 11 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 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. 12 Linder & Overland Apartments at Southridge/ MER17-0090/ A-2017-0228 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 and Clerk of the District, 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.