ACHD Comments~~~~~
CHD "
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December 30, 2008
TO: Rocky Mountain Management 8~ Development
P.O. Box 15407
Boise, ID 83715
REP: Larson Architects, P.A. - Dawna Jenkins
210 Murray St.
Boise, ID 83714
SUBJECT: MCZC-08-119
St. Luke's Family Health
3140 W. Milano Dr.
Carol A. McKee, President
Sherry R. Huber, 1st vice President
Dave Bivens, 2nd Vice President
John S. Franden, Commissioner
Rebecca W. Amold, Commissioner
On March 5, 2003, the Ada County Highway District Commissioners acted on MPP03-003 for Verona
Subdivision Subdivision. The conditions and requirements also apply to MCZC-08-119. The applicant
may be required to update any existing non-compliant pedestrian improvements adjacent to the site to
meet current ADA (Americans with Disabilities Act) requirements.
• Prior to final approval you will need to submit construction plans to the ACHD
Development Review Section to insure compliance with the conditions identified above
and/or for traffic impact fee assessment. This is a separate review process that requires
direct plans submittal to the Development Review staff at the Highway District.
• A traffic impact fee will be assessed by ACRD and will be due prior to the issuance of a
building permit. Contact ACHD Planning ~ Development Services at 387-6170 for
information regarding impact fees.
If you have any questions or concerns please feel free to contact this office at (208) 387-6177.
Sincerely,
~/~~~~~
Chelsee Kucera
Right-of--Way and Development Services
CC:
Project File
City of Meridian
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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 ACRD 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.
.~lsr
~~ Ada County Highway District
Right-of-Way & Development DepcaYtment
Planning Review Division
This application requires Commission action due to the fact that it is located within the North Meridian
Planning Area. This item is scheduled to be on the consent agenda on Wednesday March 5, 2003 at 12:00
noon. Tech Review for this item was held with the applicant on Friday February 21, 2003. Please refer to
the attachment for request for reconsideration guidelines. Staff contact. Andrea N. Tuning, 208-387-6177,
atuning@achd, ada. id. us
File Numbers: Verona SubdivisioNMPP03-003/MAZ03-005/MCUP03-007
Site address: Northeast corner of McMillan Road and Ten Mile Road
Owner: E.L. and Shirley Bews
5204 North Sorrento Circle
Boise, Idaho 83704
Applicant: Primeland Development, LLP
660 East Franklin Road, Suite 110
Meridian, Idaho 83642
Representative: Becky McKay
1100 East Valli-Hi Lane
Eagle, Idaho 83616
Application Information
The applicant is requesting annexation, rezone, conditional use and preliminary plat approval to construct a
174-lot mixed-use subdivision. The development is proposed to contain 148-single-family residential lots,
20-attached single-family residential lots (townhouses), 6-office lots and 15-open space lots. The site is
located on Ten Mile Road approximately 1/3 of a mile north of McMillan Road.
Acreage: 61.69-acres
Current Zoning: RUT and C-G
Proposed Zoning: R-8
Proposed buildable lots: 174-lots
Proposed common lots: 15-lots
Vicinit
• 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.
• At build out, traffic on the arterials is expected to significantly increase (see Table 4).
• All of the arterial intersections in the study area are currently operating at acceptable level of
service of °C" or better.
• By the year 2020, the majority of study intersections are projected to meet the peak hour traffic
signal warrant.
• A proportionate share of the impacts of the individual sections at each of the study area arterial
intersections is summarized in Table 6.
• Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
• Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be
required at some access and arterial intersections.
• McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted
with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right
turns lanes may be necessary.
• Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a
3-lane section west of Black Cat. At arterial intersections and at access intersections right turns
lanes may be necessary.
• Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at
access intersections right turns lanes may be required.
• McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections and
at access intersections turn lanes may be required.
• Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right
turn lanes may be required.
• Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at
access intersections turn lanes may be required.
• Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in
the study area. At arterial intersections right turn lanes may be required.
• Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn
lanes may be required. At Ustick Road a 5-lane section is forecasted.
4. Site Information: The site has one existing single-family residence.
5. Description of Adjacent Surrounding Area:
a. North: City of Meridian Park
b. South: Bridgetower Crossing Subdivision
c. East: Lochsa Falls Subdivision
d. West: Undeveloped (160-acres)
6. Impacted Roadways
McMillan Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
427-feet
Minor arterial
East of Ten Mile Road was 1,545 on 7-25-02
West of Ten Mile Road was 1,165 on 7-25-02
Better than ~Cn
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• On February 6, 2002, the Commission approved a preliminary plat application fora 272-lot
residential subdivision on 78-acres (Baldwin Park).
• On April 17, 2002, the Commission approved a preliminary plat application fora 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
• 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
fora 135,000 square foot Middle School within the Meridian School District.
• On August 21, 2002, the Commission approved a preliminary plat application fora 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
• On August 28, 2002, the Commission approved a preliminary plat application fora 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 119.83-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 39.23-acres (Education Campus Subdivision).
• On November 20, 2002, the Commission approved, Bumey Glen Subdivision, a 117-lot single-
family residential subdivision on 35.94-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).
• 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.
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 extreme and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works". If staff examines each development individually,
the roadway system appears adequate, but when staff begins to add in a second or third large-scale
development, the traffic capacities of the surrounding roadways reach their 2020 planning thresholds.
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 Meridian Road to one-half mile west of Black Cat
Road.
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b. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete
sidewalk along Ten Mile Road, located a minimum of 41-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 Ten Mile 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 38-feet of right-of--way from the centerline of Ten Mile Road
(an additional 13-feet of right-of--way) and place the sidewalk within an easement on the proposed
common lot (a minimum of 41-feet from centerline). The proposed right-of--way dedication would
allow for the construction of a 5-lane roadway with bike lanes, curb, gutter and a detached 5-foot
concrete sidewalk (within an easement). This alternative is acceptable to the District and may be
utilized by the applicant with the understanding that the applicant will not be reimbursed for the
additional right-of-way.
McMillan Road
McMillan 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 Program. 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 an additional 10-feet of right-of-way along McMillan Road, and construct
a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet
from the centerline of the right-of--way.
b. Do not dedicate additional right-of--way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan 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 McMillan Road, located at the back edge of the existing right-of--way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
3. Roadway 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).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct three main entrances to the subdivision. Two entrances will
intersect with Ten Mile Road and one entrance will intersect McMillan Road.
The applicant is proposing to construct a main entrance, Carrara Drive (Desert Breeze Avenue), to
intersect with McMillan Road approximately 970-feet-east of Ten Mile Road. This roadway is
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abutting a commercial uses to construct a commercial roadway which consists of a 40-foot street
section with vertical curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of--way. The
applicant should construct West Carrara Drive as a 40-foot street section with vertical curb, gutter and
5-foot concrete sidewalk within 54-feet of right-of--way.
The applicant is proposing to construct the internal roadways as 33-foot street sections with curb,
gutter and 5-foot-attached sidewalks within 50-feet of right-of--way. This street section meets District
policy and should be approved with this application. The applicant should provide the District with
documentation showing that the appropriate fire department has reviewed and approved this street
section.
5. Stub Streets
District policy 7203.5.1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to extend San Marino Street from the east property line approximately
1,260-feet north of McMillan Road. This stub street was approved by the District on May 22, 2002 as
a part of Lochsa Falls Subdivision. Staff is supportive of the extension of this stub street.
The applicant is proposing to extend West Cosenza Street from the east property line approximately
710-feet south of the north property line. This stub street was approved by the District on May 22,
2002 as a part of Lochsa Falls Subdivision. Staff is supportive of the extension of this stub street.
The applicant is proposing to extend West Malta Drive from the east property line approximately 125-
feet south of the north property line. This stub street was approved by the District on May 22, 2002
as a part of Lochsa Falls Subdivision. Staff is supportive of the extension of this stub street.
6. Turnarounds
District policy 7205.2.1 requires tumarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the tumarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area.
The applicant is proposing to construct one cul-de-sac turnaround without a center island within the
subdivision. The applicant should provide a minimum turning radius of 45-feet.
7. Islands/Medians
District policy 7202.7 and 7207.5 requires any proposed landscape islands/medians within the public
right-of-way dedicated by this plat should be owned and maintained by a homeowners association.
Notes of this should be required on the final plat.
The applicant is proposing to construct islands within West Carrara Drive and Belagio Drive. The
applicant should provide a minimum of 21-foot street section (measured back-of--curb to back-of-
curb). 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.
According to the submitted traffic impact study, an eastbound left-tum lane is required at the
intersection of Carrara Drive and McMillan Road. The applicant should coordinate the design of the
tum lane with District staff.
According to the submitted traffic impact study, a westbound right-tum lane is required at the
intersection of Carrara Drive and McMillan Road. The applicant should coordinate the design of the
turn lane with District staff.
The applicant may be required to dedicate sufficient right-of--way for the required tum lanes on
McMillan Road and Ten Mile Road.
10. Other Access
West Bellagio Drive, Ten Mile Road and West McMillan Road are classified roadways. Other than
the access points specifically approved with this application, direct lot access to West Bellagio Drive,
Ten Mile Road and West McMillan Road is prohibited. Notes of this should be noted on the final plat.
C. Special Notification to the City of Meridian
The applicant is proposing to construct a driveway for Lot 1 Btock 1 that will extend to the east
property line. To promote inner-connectivity, the District is supportive of the applicant's request. The
applicant should provide across-access agreement for this connection.
D. Site Specific Conditions of Approval
1. Dedicate 38-feet of right-of-way from the centerline of Ten Mile Road (an additional 13-feet of right-of-
way) and place the sidewalk within an easement on the proposed common lot (a minimum of 41-feet
from centerline, as proposed. If the applicant wishes to consider other options for the right-of-way
and construction of sidewalk on Ten Mile Road, the applicant may select one of the options found in
Finding for Consideration #2.
2. The applicant shall do one of the following:
a. Dedicate by donation an additional 10-feet of right-of-way along McMillan Road, and construct
a minimum 5-foot wide concrete sidewalk along McMillan Road, located a minimum of 28-feet
from the centerline of the right-of--way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along McMillan 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 McMillan Road, located at the back edge of the existing right-of--way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
3. Construct a main entrance, Desert Breeze Avenue (identified on the site plan as West Carrara Drive),
to intersect with McMillan Road approximately 970-feet-east of Ten Mile Road, as proposed.
4. Construct a main entrance, Carrara Drive, to intersect Ten Mile Road approximately 850-feet north of
McMillan Road, as proposed.
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20. Pave the driveways their 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.
21. Construct a southbound turn lane at the intersection of Bellagio Drive and Ten Mile Road.
Coordinate the design of the tum lane with District staff.
22. Construct a southbound tum lane at the intersection of Carrara Drive and Ten Mile Road. Coordinate
the design of the turn lane with District staff.
23. Construct an eastbound left-turn lane at the intersection of Carrara Drive and McMillan Road.
Coordinate the design of the tum lane with District staff.
24. Construct a westbound right-turn lane at the intersection of Carrara Drive and McMillan Road.
Coordinate the design of the tum lane with District staff.
25. Enter into a development agreement with ACHD that outlines right-of--way acquisition, costs, timing
and payment; and shall also include an agreement that this development shall be subject to any
extraordinary impact fee, LID or other funding source established by the District to improve the
surrounding roadways; or shall be subject to the development's proportionate share of surrounding
roadway improvements as established by the applicant's traffic impact study.
26. Other than the access points specifically approved with this application, direct lot access to West
Bellagio Drive, Ten Mile Road and West McMillan Road is prohibited. Notes of this shall be noted on
the final plat.
27. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be home
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 Construction Services at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
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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 carved
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 retumed 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 ACRD 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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