ACHD CommentsACHD
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September 24, 2008
TO: Litzinger Construction Co.
7280 W. Ustick Road
Boise, Idaho 83704
SUBJECT: MCZC-08-074
Brighter Beginnings Daycare
1463 E. Star Dr.
Carol A. McKee, President
Sherry R. Huber, 1st Vice President
Dave Bivens, 2nd Vice President
John S. Franden, Commissioner
Rebecca W. Arnold, Commissioner
On December 17, 2003, the Ada County Highway District Commissioners acted on MPP03-039/MAZ03-
034/MCUP03-062 for Razzberry Crossing Subdivision. The conditions and requirements also apply to
MCZC-08-074. The applicant will be required to update any existing non-compliant pedestrian
improvements adjacent to the site to meet current Americans with Disabilities Act (ADA) requirements.
Listed below are site specific conditions of approval required as part of this certificate of zoning compliance
application.
SITE SPECIFIC CONDITIONS OF APPROVAL:
• Construct one curb cut driveway onto Star Drive 25 -feet in width located 30 -feet east of the property
line (measured near edge to near edge. Pave the driveway its full width and at least 30 -feet into the
site beyond the edge of pavement of the roadway.
- Graveled driveways abutting public streets create maintenance problems due to gravel being
tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be
required to pave the driveway its full width and at least 30 -feet into the site beyond the edge of
pavement of the roadway.
- District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1, 000 vehicles
to a maximum width of 36 -feet. Most commercial driveways will be constructed as curb -cut type
facilities if located on local streets.
• Close the existing curb cut driveway located approximately 155 -feet west of the property line
(measured near edge to near edge) and replace with curb, gutter and detached sidewalk to match
existing improvements.
- District policy 7203.6 requires the applicant of a proposed development to make improvements to
existing damaged sidewalk, curb and gutter construction or replacement; replacement of unused
driveways with standard curb, gutter and sidewalk,- installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similar items in order to correct deficiencies or
replace deteriorated facilities
If you have any questions or concerns please feel free to contact this office at (208) 387-6171.
Si 'Joey
Kristy Scovill
Right -of -Way and Development Services
CC: Project File, City of Meridian
Ada County Highway District - 3775 Adams Street • Garden City, ID - 83714 • PH 208-387-6100 - FX 345-7650 - www.achd.ada.id.us
Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-
way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by
the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the
District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual,
ISPWC Standards and approved supplements, Construction Services procedures and all applicable
ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other
required permits), which incorporates any required design changes.
9. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
10. Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant
at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be
required to call DIGLINE (1-811-342-1585) 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.
12. No change in the terms and conditions of this approval shall be valid unless they are in writing and
.signed by the applicant or the applicant's authorized representative and an authorized representative of
the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation
of any change from the Ada County Highway District.
13. Any change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory
and legal restrictions in force at the time the applicant or its successors in interest advises the Highway
District of its intent to change the planned use of the subject property unless a waiver/variance of said
requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final
decision made by the ROWDS Manager when it is alleged that the ROWDS 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 ROWDS 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 ROWDS 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.
Development Process Checklist
®Submit a development application to a City or to the County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Division will receive the development application to review
®The Planning Review Division will do one of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time
®Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a
previous development application and that the site specific requirements from the previous development also apply to this
development application.
❑Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the
proposal for its conformance to District Policy.
❑Write a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
®The Planning Review. Division will hold a Technical Review meeting for all Staff and Commission Level reports,
❑For ALL development applications, including those receiving a "No Review" or "Comply With" letter:
• The applicant should submit a set of engineered plans directly to ACHD for review by the Development Review Division
for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACRD, then
architectural plans may be submitted for purposes of impact fee calculation.)
• The applicant is required to get a permit from Construction Services (ACRD) for ANY work in the right-of-way, including,
but not limited to, driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
❑ Working in the ACHD Right -of -Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction -- Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is X50' or you are
placing X600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre -Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage Division.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled.
❑ Final Approval from Development Services
ACHD Construction — Subdivision must have received approval from Development Services prior to scheduling a Pre -Con.
ACH
If Ada County Highway District
Right -of -Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that it is located within the North Meridian
Planning Area. This item was approved by the Commission on December 17, 2003 at 12 noon. Tech
Review for this item was held with the applicant on December 5, 2003. Please refer to the attachment for
request for reconsideration guidelines. Staff contact: Lori Den Hartog, Phone: 387-6174, E -Mail:
IdenhartoLqQachd.adaJd.us
File Numbers: Razzberry Crossing Subdivision--MPP03-039/MAZ03-034/CUP03-062
Site address: 4379 N. Locust Grove
Applicant: Carl & Bonnie Reiterman
770 W. McMillan Road
Meridian, Idaho 83642
Representative: Clairborn-Waite Consulting, Brent Claiborn, P.E.
1461 S. Teare Avenue
Meridian, Idaho 83642
Application Information:
The Ada County Highway District (ACRD) staff has received the above referenced application requesting
preliminary plat, conditional use, and rezone and annexation approval for the development of 34 residential
lots, 4 professional office lots, and 6 common lots on 11.31 acres. The site is located at 4379 N. Locust
Grove approximately % mile south of McMillan Road.
Acreage: 11.31
Current Zoning: RUT
Proposed Zoning: R-8 and L -O
Buildable Lots: 34 residential lots
4 office lots, approx. 21,000 sq. ft. of future office space
6 common lots
Vicinity Map
A. Findings of Fact
Trip Generation: This development is estimated to generate 570 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. Traffic Impact Study: A traffic impact study was not required with this application, but staff has
included the executive summary of the North Meridian Traffic Study.
The proposed 12 -square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the Ada County Highway District (ACHD)
for anticipated development build out. The following are the principal findings and recommendations
of the study:
® The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the trips are pass -by trips.
♦ The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21% of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
s At build out, traffic on the arterials is expected to significantly increase.
o All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
♦ The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
s Several mid -mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
♦ At full build out, the following improvements may be anticipated within the study area:
0 5 -lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meridian south of McMillan, and Locust Grove at Ustick.
0 3 -lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan, and Locust Grove.
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
2
necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra -ordinary impact
fee overlay district. This applicant will be subject to extraordinary fees, should. an overlay district be
implemented in this area.
4. Site Information: The site is currently vacant.
5. Description of Adjacent Surrounding Area:
Direction I Land Use Zoning
North Havasu Creek Subdivision under construction R-4 Meridian
South Crestwood Subdivision 5 -acre + arcels RUT Ada Cou
Bast Herita a Subdivision R-1 Ada Cour
West Havasu Creek Subdivision under construction) R-4 (Meridian)
6. Impacted Roadways
Roadway
Frontage
Functional
Traffic Count
Level of
McMillan, a
Classification
Service
Locust Grove
123'
Minor Arterial
4,719 south of
Better
Grove, a
stop -
McMillan Road on
than
intersection
50 MPH
6/28/01
„C»
McMillan
None
Minor Arterial
3,598 west of
Better
Locust Grove Road
than "C"
on 6-20-01
5,135 east of
Locust Grove Road
on 6-20-01
Ustick None Minor Arterial 7,640 east of Better
Locust Grove Road than "C"
on 6-20-01
—T—Nearest
TSp
Limit
Intersection
35 MPH
McMillan, a
stop -
controlled
intersection
35 MPH
Locust
Grove, a
stop -
controlled
intersection
50 MPH
Locust
Grove, a
signalized
intersection
7. Roadway Improvements Adjacent To and Near the Site
Locust Grove Road is currently improved with 2 -lanes (no center turn lane) with no curb, gutter or
sidewalk abutting the site.
8. Existing Right -of -Way
There is currently 63 -feet of right-of-way, 33 -feet from centerline abutting the site, for Locust Grove
Road.
9. Existing Access to the Site
Access to the site is currently provided from a 20 -foot wide dirt driveway located on Locust Grove
Road, near the south property line.
K3
10. Site History
On May 28, 2003, the ACHD Commission reviewed and approved a preliminary plat, rezone and
annexation request for Blooming Meadows Subdivision (MPP03-012/MAZ03-011/MCUP03-022) on
this site. The request included 62 residential lots and 8 common lots and was estimated to generate
496 additional vehicle trips per day. The application was later denied by the City of Meridian.
11. Capital Improvements Plan/Five Year Work Program
Locust Grove is not in the Capital Improvements Plan or the Five Year Work Program.
12. Other Development in Area:
ACHD has approved a number of development applications in the north Meridian area.
The following list is a compilation of developments that the District has approved recently within this
identified area:
s On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8 -lot industrial subdivision on 34.6 -acres (Utility Subdivision). Note: Later denied by City of
Meridian.
On November 7, 2001 the Commission approved a rezone and annexation application for 370 -
acres. The Commission also approved a preliminary plat for 336 -lots on 175 -acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
♦ On February 6, 2002, the Commission approved a preliminary plat application for a 272 -lot
residential subdivision on 78 -acres (Baldwin Park).
♦ On April 17, 2002, the Commission approved a preliminary plat application for a 285 -lot
subdivision on 75 -acres (Heritage Commons Subdivision).
f On May 22, 2002, the Commission approved a preliminary plat application for an 876 -lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi -family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
♦ On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
for a 135,000 square foot Middle School within the Meridian School District.
o On August 21, 2002, the Commission approved a preliminary plat application for a 144 -lot
residential subdivision on 43 -acres (Sundance Place Subdivision).
♦ On August 28, 2002, the Commission approved a preliminary plat application for a 12 -lot
residential subdivision on 5 -acres (Drawbridge Subdivision).
♦ On October 23, 2002, the Commission approved an 89 -lot residential subdivision on 15.4 -acres
(Cobblefield Crossing Subdivision).
♦ November 6, 2002, the Commission approved a 327 -lot residential subdivision and 1 school site
on 120 -acres (Havasu Creek Subdivision).
♦ On November 6, 2002, the Commission approved a 3 -lot commercial subdivision that is
anticipated to include a new Meridian School District Educational Campus that will include one
elementary school, two senior high charter schools, two senior high professional technical high
schools and one District administration building on 39 -acres (Education Campus Subdivision).
♦ On November 20, 2002, the Commission approved, Burney Glen Subdivision, a 117 -lot single-
family residential subdivision on 36 -acres
♦ On November 26, 2002, the Commission approved Cedar Springs North Subdivision, a 229 -lot
mixed-use subdivision consisting of 184 -single-family residential lots, 12 -office lots, 32 -common
lots and 1 -lot that is anticipated to redevelop into attached single-family residential lots (town
houses).
4
On January 8, 2003, the Commission approved Watersong Estates Subdivision, a 125 -lot single-
family residential subdivision located on 39.92.
On January 15, 2003, the Commission approved Silverleaf Subdivision, a 73 -lot mixed-use
subdivision. The subdivision is proposed to contain 72 -single-family residential lots and 1 -
elementary school lots located on 38.65 -acres.
On January 29, 2003, the Commission approved Parkstone Subdivision, a 334 -mixed-use
subdivision proposed to contain 275 -single-family residential lots, 52 -townhouse lots, 4 -office lots,
2 -commercial lots and 1 -mini storage lot.
e On February 19, 2003, the Commission approved Setter Cove Subdivision, a 16 -lot single-family
residential subdivision located on 10 -acres.
On March 19, 2003, the Commission approved Paramount Subdivision, an 847 -lot mixed-use
subdivision proposed to contain 764 single-family residential lots, 5 -commercial and office lots,
73 -townhouse lots, 1 multi -family lot (270 apartments), a community center, 1 -elementary school
lot, 1 -high school lot and 2 -church lots on 392 -acres.
♦ On April 23, 2003, the Commission approved Birchstone Creek Subdivision, a 98 -lot residential
subdivision consisting of 89 single-family lots, an elementary school site and 8 common lots on
34.5 -acres.
o On May 28, 2003, the Commission approved Blooming Meadows Subdivision, a 62 -lot residential
subdivision consisting of 32 -single-family lots, 30 multi -family lots and 8 common lots on 11.3 -
acres.
On July 2, 2003, the Commission approved Kelly Creek Subdivision, a 230 -lot mixed us
subdivision consisting of 216 single-family lots and 14-commercial/office lots.
♦ On November 7, 2003, the District approved Cobblefield Crossing Subdivision #2, a 39 -lot single-
family residential subdivision on 7.98 -acres.
e On November 12, 2003, the Commission approved Saguaro Canyon Subdivision, a 461 -lot
single-family residential subdivision on 140.25 -acres.
e On December 3, 2003, the Commission approved Windsong Subdivision, a 66 -lot single-family
residential subdivision on 15.04 -acres.
On December 3, 2003, the Commission approved, Sheridan Place Subdivision, a 46 -lot single-
family residential subdivision on 13.995 -acres.
If staff examines each one of these developments individually, the roadway system appears
adequate, but when staff adds each approved development, the traffic capacities of the surrounding
roadways reach their 2020 planning thresholds.
One option for funding improving these roadways is the implementation of an extra -ordinary impact
fee overlay district. This application may also be subject to any extraordinary fees that the District
may impose.
B. Findings for Consideration
Right -of -Way and Sidewalk for Locust Grove, Road
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.
As a part of the North Meridian Traffic Plan, it was noted that a 3 -lane roadway with curb,
gutter, 5 -foot concrete detached sidewalks and bike lanes within 70 -feet of right-of-way would
be adequate to accommodate the projected traffic volumes on McMillan Road and Locust
Grove Road. Due to the fact that the North Meridian Traffic Plan recommended a 70 -foot right -
l+
of -way on Locust Grove Road and the Commission has supported the recommendations in
the past, staff is recommending that the applicant dedicate 70 -feet of right-of-way (35 -feet
from centerline), as opposed to the 96 -foot standard right-of-way (48 -feet from centerline).
Locust Grove Road is not listed as a proposed project in the District's currently adopted Five -Year
Work Program or in the currently adopted 20 -year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation a total of 35 -feet of right-of-way along Locust Grove Road, and construct a
minimum 5 -foot wide concrete sidewalk along Locust Grove Road, located 2 -feet within the new right-
of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk
along Locust Grove Road, located a minimum of 28 -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 Locust Grove Road, located at the back edge of the existing right-of-way. Accomplish all
necessary adjustments to properly accommodate existing drainage and utilities.
The applicant has proposed to dedicate, without compensation, the additional 2 -feet of right-of-way
on Locust Grove Road.
2. Internal, Roadways
Local Residential
District policy 7204.4.1 and Figure 72-FlA requires 50 -feet of right-of-way on local streets. This right-
of-way allows for the construction of a 2 -lane roadway with curb, gutter and 5 -foot wide concrete
sidewalks.
Commercial
District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be
constructed as a 40 -foot street section with curb, gutter and 5 -foot concrete sidewalk within 54 -feet of
right-of-way.
Sidewalk
District policy requires 5 -foot wide (minimum) concrete sidewalk on all local streets, except those in
rural developments with net densities of one dwelling unit per acre or less (7204.4.7). Sidewalks 4 -
feet wide (minimum) may be allowed when separated from the curb by a planting strip at least 5 -feet
in width. Some local jurisdictions may require wider sidewalks.
The applicant has proposed to construct all of the internal roadways within 50 -feet of fight -of -way.
The applicant has proposed to construct the sidewalks as 4 -foot wide detached sidewalks with 5 -foot
wide landscaping strips. The sidewalks within the residential area meet district policy and should be
approved with this application.
Staff Recommends that the applicant construct West Star Lane, west of Locust Grove approximately
470 -feet (or up to the westernmost commercial driveway on West Star Lane), as a 40 -foot street
section with curb, gutter, and a concrete sidewalk within 54 -feet of right-of-way in accordance with
district policy for commercial roadways.
L
Request for Modification:
Staff requests that district policy be modified to allow the 4 -foot wide detached sidewalks with 5 -foot
planter strips in the commercial area of this planned development. This would allow for continuity
within the development and encourage pedestrian traffic between the residential and office uses.
Staff Recommends that West Star Lane, west of the last commercial driveway, be constructed as
proposed as a 2 -lane roadway with curb, gutter, and concrete sidewalk within 50 -feet of right of -way.
The applicant has proposed North Heritage View Avenue, Reiterman Avenue, and North Heritage
Woods Avenue be constructed as 2 -lane roadways with curb, gutter, and concrete sidewalk within
50 -feet of right-of-way. This design meets district policy and should be approved with this application.
3. Stub Streets
District policy 7205.5 states that stub streets will be required to provide intra -neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150 -feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions: 1. A stub street shall be designed to slope towards the
street intersection and drain surface water toward that intersection, unless a satisfactory storm drain
system is installed. 2. The District may require appropriate covenants guaranteeing that the stub
street will remain free of obstructions.
The applicant has proposed to connect to three (3) existing stub streets: North Heritage View
Avenue, North Heritage Woods Avenue, and North Mooney Falls Way. The applicant has also
proposed to construct two (2) new stub streets. The first new stub street is located approximately
240 -feet west of the intersection of North Locust Grove and West Star Lane and stubs to the property
south of the site. The second new stub street is Reiterman Avenue which is located approximately
240 -feet west of North Heritage View Avenue (measured centerline to centerline) and also stubs to
the property south of the site. The proposed stub street connections and proposed new stub streets
meet district policy and should be approved with this application.
4. Offsets
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125 -feet from
another local roadway (measured centerline to centerline).
The applicant has proposed to align West Star Lane (the main entrance to the subdivision) with Star
Lane which intersect with North Locust Grove. This location meets district policy and should be
approved with this application.
5. Islands
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.
6. Driveways
Paving
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30 -feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15 -foot radii abutting the existing roadway edge.
7
Residential Widths
District Policy 7207.9.3 restricts residential driveways to a maximum width of 20 -feet.
Commercial Widths
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35 -feet. Most commercial driveways will be constructed as curb -cut type
facilities if located on local streets. Curb return type driveways with 15 -foot radii will be required for
driveways accessing collector and arterial roadways.
The applicant has proposed two (2) commercial driveways on West Star Lane. The other two
Proposed commercial driveways are approximately 25 -feet in width and align with one another. The
location of the two commercial driveways accessing Lot 1 and Lots 3 & 4 of Block 9 meet district
policy and should be approved with this application.
7. Street Sections
District policy 7204.4.3 states, "a developer may construct a local urban residential street with a
reduced width of 29 -feet from back -of -curb to back -of -curb with curb, gutter and sidewalk. Although
some parking is allowed, the District will further restrict parking on a reduced width street if curves or
other physical feature causes problems, if actual emergency response experience indicates that
emergency vehicles may not be able to provide service, or if other safety concerns arise. The right-
of-way width of a 29 -foot street section will be in accordance with Section 7204.4.1.
Parking is allowed on one side of a reduced width street when the following criteria are met:
Traffic volumes on the street are not forecast to exceed 1,000 vehicle trips per day.
There must be no possibility that the street will be extended in the near future, or that another street
may be connected to it in a manner that would allow more than 1,000 vehicle trips per day.
• The developer is required to install "no parking signs" on one side of the street, as specified by the
District."
• Vertical curbs with attached 5 -foot minimum wide sidewalks or rolled curbs with 4 -foot minimum
wide detached sidewalks and 5 -foot minimum wide planter strips are required.
The applicant has proposed to construct the internal local roadways as 29 -feet street sections with
parking one side of the street only. This design meets district policy and should be approved with this
application.
8. Proposed Secondary Access
The applicant has proposed a secondary access point located 181 -feet west of the intersection of
West Star Lane and North Locust Grove. This access point is shown to be 42 -feet in width. The
applicant intends for the roadway to be constructed to its full width north of West Star Lane to the
south property line of the 1 -acre out parcel. From the south property line of the 1 -acre out parcel to
the northern boundary of the site, the applicant proposes to construct only the western half of the
roadway.
If this access is to be a public street it will need to be constructed to the local/commercial street
standard. Those standards include a 40 -foot street section with curb, gutter and 5 -foot concrete
sidewalk within 54 -feet of right-of-way. No perpendicular parking would be allowed on the public
street as shown on the concept plan. If only the western half of the roadway is constructed, 24 -feet of
pavement and curb, gutter, and sidewalk will be required within 40 -feet of right-of-way. In addition a
temporary turnaround would need to be constructed at the northern terminus of the roadway.
If this access point is to be a private roadway or a commercial driveway, the maximum width can only
by 35 -feet.
n
The location of this access point meets district policy whether it is constructed as a commercial
driveway, a private drive or a public street. The location should be approved with this application.
C. Special Recommendation to the City of Meridian
1. Because the 1 -acre parcel adjacent to the northeast corner of the site is an `but parcel," the District
can not require the applicant to construct sidewalk abutting that 1 -acre parcel because it is not a part
of the subdivision plat. The District does however recognize that there are a number of schools in the
area and that pedestrian safety is a concern. Therefore the District is making a special
recommendation to the City of Meridian that the applicant be required to construct a 5 -foot wide
concrete sidewalk along Locust Grove to connect to the sidewalk that is required to be constructed
along Locust Grove with this application. There is sufficient existing right-of-way for the construction
of the sidewalk on the out parcel; the face of the sidewalk would need to be located 28 -feet from the
centerline in the existing 33 -feet of right-of-way. If this additional sidewalk is constructed, there will
only remain approximately 170 -feet of frontage on Locust Grove in need of sidewalk in order to
connect to Havasu Creek Subdivision.
D. Site Specific Conditions of Approval
The applicant shall do one of the following:
a. Dedicate by donation a total of 35 -feet of right-of-way along Locust Grove Road, and construct a
minimum 5 -foot wide concrete sidewalk along Locust Grove Road, located a 2 -feet within the new
right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5 -foot wide concrete sidewalk
along Locust Grove Road, located a minimum of 28 -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 Locust Grove 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 West Star Lane, west of Locust Grove approximately 470 -feet west into the site (or up to
the westernmost commercial driveway on West Star Lane), as a 40 -foot street section with curb,
gutter, and 4 -foot detached concrete sidewalk and 5 -foot landscaping strip within 54 -feet of right-of-
way in accordance with district policy for commercial roadways.
3. Construct West Star Lane, west of the last commercial driveway as a 29 -foot street section with curb,
gutter, and concrete sidewalk within 50 -feet of right-of-way as proposed.
4. Construct North Heritage View Avenue, Reiterman Avenue, and North Heritage Woods Avenue as
29 -foot street sections with curb, gutter, and concrete sidewalk within 50 -feet of right-of-way as
proposed.
5. Construct 4 -foot detached concrete sidewalks with 5 -foot landscaping strips abutting all of the internal
roadways as proposed.
6. Install a sign at the terminus of the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN
THE FUTURE."
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7. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the 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 ACHD 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 for occupancy.
8. Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought.
F. Conclusions of Lawn
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 and pedestrian transportation system within the vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Havasu Creek Subdivision
3. Reconsideration Guidelines
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12
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
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