The URL can be used to link to this page

ACHD Comments.~ ~*`~ ~~~~ ~iom-rwL'~`esl~o ~t~vwco November 10, 2010 To: Subject: Overland 16, LLC P.O. Box 344 Meridian, ID 83680 Sherry R. Huber, President Rebecca W. Arnold, Vice President John S. Franden, Commissioner Carol A. McKee, Commissioner Sarah M. Baker, Commissioner RECEIVED NOV ~ 0 2010 CITY OFCQ,I~n~ CITY CLERKS OFF E Somerton Subdivision; MRZ-10-006/MPP-10-006/MCUP-10-011 Southeast corner of Overland Road and Locust Grove Road On November 10, 2010 the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at (208) 387-6174. Sincerely, ~~- Jarom Wagoner Planner II Right-of-Way & Development Services Ada County Highway District CC: Project file City of Meridian (sent via email) Engineering Solutions (sent via email) Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achdidaho.org /*!~ ~~3 ~iomsxn%~"ea~~o Sr2v~ico Right-of--Way & Development Services Department Project/File: Somerton Subdivision MRZ-10-006/MPP-10-006/MCUP-10-011 This is a rezone, preliminary plat, and conditional use permit application for five commercial building lots on 16.12 acres. The site is located at the southeast corner of the Overland/Locust Grove Road intersection in Meridian, Idaho. Lead Agency: City of Meridian Site address: Southeast corner of Overland Road and Locust Grove Road Staff Approval: November 4, 2010 Applicant: Overland 16, LLC P.O. Box 344 Meridian, ID 83680 Representative: Engineering Solutions Becky McKay 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 Staff Contact: Jarom Wagoner Phone: 387-6174 E-mail: iwaaoner(a~achdidaho.org Tech Review: November 4, 2010 A. Finding s of Fact 1. Description of Application: The applicant is requesting to rezone 16.12 acres from C-N (Neighborhood Business) to C-C (Community Business). Also being requested is approval of a Preliminary Plat and aConditional-Use Permit to allow a convenience store, fuel sales facility, vehicle washing facility, quick tube and drive-thru. 2. Description of Adjacent Surrounding Area: Direction Land Use Zonin North General commercial vacant land CG South Sin le famil residential church R-8 East Limited office multi-famil residential LO West Single family residential R-4 3. Site History: ACHD has not previously reviewed this site for a development application. 2 Somerton Subdivision 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Fignut Subdivision, a 17-acre commercial/industrial subdivision, located approximately 1/8 mile northwest of the site, ACRD Commission approved the preliminary plat application February 23, 2009. 5. 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. 6. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP): There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program. • Overland Road is listed in the Capital Improvements Plan for Right-of-Way corridor preservation only to accommodate future widening to 7-lanes from Locust Grove Road to Eagle Road between 2019 and 2027. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 9,202 additional vehicle trips per day (none existing); 792 additional vehicle trips per hour in the PM peak hour (none existing), based on the traffic impact study. 2. Traffic Impact Study Bailey Engineering prepared a traffic impact study for the proposed Somerton Subdivision. Below is an executive summary of the findings as presented by Bailey Engineering. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD staff comments on the submitted traffic impact study can be found below under staff comments/recommendations. The proposed Overland 16 subdivision is a mixed-use development located southeast of the Overland Road intersection with Locust Grove Road in Meridian, Idaho. This project is expected to include 192 apartment homes, a convenience store, 16,000 sq ft of specialty retail space and a second 11,000 sq ft of commercial space. These land uses are estimates because none of the project has been constructed. An earlier traffic analysis for this project included a different land use plan and a third access to Locust Grove Road. Specific users have now expressed an interest in this project and this revised traffic analysis is submitted for the formal development application. ACHD's initial comments suggested the deletion of the northern access on Locust Grove Road. The following are the principal conclusions of the traffic analysis for the Overland 16 development. 1) The proposed development is projected to generate an average daily traffic (ADT) volume of 9,202 vehicles of which the a.m. and p.m. peak hour traffic is 767 and 792 vehicles per hour respectively. 2) As a result of the site build-out, traffic on the area roadways is expected to increase in the vicinity. Traffic on Locust Grove Road may increase by 2, 761 trips per day north of Overland Road and 1,380 trips per day south of Overland Road. Traffic on Overland Road may increase by 1,840 trips per day west of Locust Grove Road and 3,220 trips per day east of Locust Grove Road. 3 Somerton Subdivision 3) The intersection of Locust Grove Road and Overland Road is currently a signal controlled intersection. ACHD extended Locust Grove Road across the Interstate 84 freeway and improved the intersection with Overland Road. Both roadways provide two travel lanes and dual left turn lanes in each direction. There is an added right turn lane on eastbound Overland Road for southbound traffic on Locust Grove Road. This intersection currently operates at LOS C and E during the a.m. and p.m, peak hours respectively. For the Year 2015 background condition (i. e. regional growth but without the site-generated traffic), the intersection is forecast to operate at LOS C and F during the a.m. and p.m. peak hours. Improvements are needed to accommodate the existing or background traffic volumes. The addition of a westbound right turn lane will improve intersection operations fo LOS C and E for the a.m. and p.m. peak hours respectively. For the Year 2015 build out condition (i. e. background regional growth plus the site- generated traffic), the intersection is forecast fo operate at LOS D and E during the a.m. and p.m. peak hours with the improvements needed to mitigate the background condition. No additional improvements are needed to accommodate the build out traffic volumes. The intersection's level of service can be improved with the addition of a northbound right turn lane on Locust Grove Road abutting the project site. This improvement is not needed to support the Overland 16 development. Approximately 9.3% of the p.m. peak hour traffic volumes are attributed to the Overland 16 project. 4) The site plan shows an existing site access on Overland Road, approximately 220-ft east of Locust Grove Road. This is the west site access intersection. This new access was constructed by ACHD as part of the Overland Road widening and is proposed for right- in/right-out operation. The driveway separation meets current ACHD policy fora 220-ft separation from a signalized intersection. Under build out conditions the intersection will operate at LOS B and B during the a.m. and p.m. peak hours as an unsignalized intersection. This intersection also meets current ACHD policy for an added eastbound right turn lane. The traffic volumes are sufl!cient to justify the additional improvement. ACHD has raised the potential for eliminating the exiting western access on Overland Road. If the existing western intersection were closed, the right-in/right-out Traffic from the western driveway would be diverted to the existing eastern site access on Overland Road. 5) The site plan shows an existing site access on Overland Road, approximately 445-ft east of Locust Grove Road. This is the east site access intersection. This new access was constructed by ACHD as part of the Overland Road widening and is proposed for full access operation allowing left turns into and out of the project site. The driveway separation meets current ACHD policy fora 440-ft separation from a signalized intersection. Under build out conditions the intersection will operate at LOS C and C during the a.m. and p.m. peak hours as an unsignalized intersection. This intersection does not meet current ACHD policy for an added east bound right turn lane. The traffic volumes do not justify the additional improvement. 6) The site plan shows an existing site access on Locust Grove Road, approximately175-ft south of Overland Road. ACHD has asked that this driveway be eliminated and no traffic was assigned to this access under this analysis. 7) The site plan shows a new site access on Locust Grove Road, approximately 545-ft south of Overland Road, aligned with the existing Peacock Street to the west. This is the Peacock Street access intersection. The driveway separation meets current ACHD policy fora 440-ft separation from a signalized intersection. 4 Somerton Subdivision Under build out conditions the intersection will operate at LOS BG and C during the a.m. and p.m. peak hours as an unsignalized intersection. This intersection does not meet current ACHD policy for an added northbound right turn lane. The Traffic volumes do not justify the additional improvement. 8) The site plan shows an existing site access on Locust Grove Road, approximately 865-ft south of Overland Road. This is the existing Puffin Street intersection. The driveway separation meets current ACHD policy. Under build out conditions the intersection will operate at LOS 8 and B during the a.m. and p.m. peak hours as an unsignalized intersection. 9) ACHD has requested that this traffic analysis include a site alternative that includes only on access on Overland Road. Although the developer does not support the one- access site plan alternative, the one-access alternative has The following impacts: • The level of service analysis (Table 2) for the Overland Road intersection will be at acceptable levels regardless of the alternative with one or two site access intersection. • The delay calculations (Table 2 and Page 18) show that the two access alternative will result in 84 fewer annual hours of delay. • An accident analysis (Table 4) indicated that the two-access alternative can be expected to create 4.61 accidents per year. The one access alternative can be expected fo create 3.43 accidents per year. The elimination of one access on Overland Road will reduce the annual accidents by 1.18 accidents per year. 10) The forecast (Table 36) build-out volumes (Year 2015) for Overland Road in the vicinity of the project site exceed the planning development Thresholds without the project site traffic. The project site further increases traffic volumes on Overland Road. Locust Grove Road (north of Overland) and Overland Road do not require further expansion to accommodate the site generated traffic volumes. 11) The forecast daily build-out volumes (Year 2015) for Locust Grove Road north of the project site are less Phan the planning development thresholds. 12) The forecast daily build-out volumes (Year 2015) for Locust Grove Road south of the project site are greater than the planning development Thresholds. Locust Grove Road (south of Overland) will require further expansion to four/five lanes to accommodate the site generated traffic volumes. This project is identified in the ACHD Capital Improvements list but is not identified for construction in the current Five Year Work Program. Following are the transportation-related improvements needed to accommodate the traffic volumes generated by the Overland 16 development: • Construct a right turn lane on eastbound Overland Road at the intersection with west site access. • Construct any new access on Puffin Street a minimum of 150-ft east of Locust Grove Road. Puffin Street functions as a collector roadway. This separation is needed to meet current ACHD policy. • Close the existing northern site driveway on Locust Grove Road. • No other traffic-related improvements have been identified with this analysis. The following improvement would increase capacity at the Overland Road /Locust Grove Road intersection but are not required by the traffic generated by the proposed development. 5 Somerton Subdivision • Construct a northbound right Turn lane at the Locust Grove Road intersection with Overland Road. Only 9.3% of the p.m. peak hour traffic volumes are attributed to the Overland 16 project. This improvement does not change the forecast level of service but it does allow a revised signal timing to support other approach volumes. Staff Comments/Recommendations: Staff agrees with the findings of the submitted traffic impact study. The applicant should be required to construct aright-turn lane on eastbound Overland Road as detailed in the study. 3. Condition of Area Roadways Traffic Count is based on Vehicles Per Hour (VPH) Functional PM Peak PM Peak Existing Future Roadway Frontage Classification Hour Hour Level Plus ' Level of Traffic Count of Service Pro ect Service Overland 535-feet Principal 1 347 Better than „ „ 1,463 Better " " Road Arterial , E than E Locust Grove Road g40-feet Minor Arterial 675 "D" 734 "E" Puffin Street 790-feet Local N/A N/A N/A N/A *Acceptable level of service for afive-lane principal arterial is "E" (1,770 VPH). * Acceptable level of service for athree-lane minor arterial is "D" (720 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. The average daily traffic count for Overland Road west of Locust Grove Road was 17,260 on January 13, 2010. The average daily traffic count for Locust Grove Road south of Overland Road was 11,516 on August 19, 2009. Conditions of Area Intersections 5. Signalized Intersection -Current condition of intersection: 6x6 intersection LT =Left Turn Lane TH = Thru Lane RT =Right Turn Lane Locust Grove/ NB NB NB SB SB SB EB EB EB WB WB WB Over Overland LT TH RT LT TH RT LT TH RT LT TH RT All Current V/C .34 50 - 1 03 1 05 - 58 27 .08 1.0 .99 - 64 Raito . . . . . . Existing Plus Pro'ect Future V/C .46 .56 - 1.08 .95 - .61 .40 .09 1.04 1.01 .34 .66 Ratio "An acceptable level of service for an intersection has an overall V/C ratio of 0.9 or less and lane group V/C ratio of 1.0 or less. 6 Somerton Subdivision C. Findings for Consideration 1. Plans and Studies 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 ACRD Commission in September of 2009. 2. Overland Road. a. Existing Conditions: Overland Road is improved with 5 to 6-travel lanes, vertical curb, gutter, and 7-foot wide attached sidewalk abutting the site. There is 88 to 100-feet of right-of- way for Overland Road (55 to 44-feet from centerline). b. Policy Arterial Roadway Policy: District Policy 7203.4.3 states that if a proposed development abuts an arterial street, the developer shall provide sidewalk along the paved frontage and dedicate right-of-way required by the proposed land use and scale of the project. Right-of-Way and Street Section Policy: District policy requires 120-feet of right-of-way principal arterial roadways (Figure 72-F1 B). This right-of-way width allows for the construction of a 7-lane roadway with curb, gutter, and 5-foot wide detached sidewalks. Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot wide detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). c. ACRD 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 Mobility Arterial with 7-lanes and on-street bike lanes, a 100-foot street section within 124-feet of right-of-way. d. Applicant Proposal: The applicant is proposing to construct aright-turn lane on eastbound Overland Road at the intersection with the west site access. The right-turn lane is proposed to be 220-feet in length, 170-feet of taper length and 50-feet of storage length. e. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. Consistent with the MSM and CIP the applicant should be required to dedicate 62-feet of right-of-way from the centerline of Overland Road abutting the site, or provide the District with a minimum 52-feet of right-of-way and sufficient sidewalk easement so as to total 62-feet from centerline. 3. Locust Grove Road a. Existing Conditions: Locust Grove Road is improved with 2 to 6-travel lanes; vertical curb, gutter, and 7-foot wide sidewalk on the northern 520-feet abutting the site and no curb, gutter or sidewalk on the southern 330-feet abutting the site. There is 92 to 108-feet of right-of-way for Locust Grove Road (48 to 54-feet from centerline). b. Policy Arterial Roadway Policy: District Policy 7203.4.3 states that if a proposed development abuts an arterial street, the developer shall provide sidewalk along the paved frontage and dedicate right-of-way required by the proposed land use and scale of the project. Right-of-Way and Street Section Policy: 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 wide concrete detached sidewalks and bike lanes. 7 Somerton Subdivision Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot wide detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). c. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of--way acquisition, collector street requirements, and specific roadway features required through development. This segment of Locust Grove Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 71-foot street section within 100-feet of right-of-way. d. Applicant Proposal: The applicant is proposing to construct a 5-foot wide meandering sidewalk along Locust Grove Road from Peacock Street south to Puffin Street, abutting the site. e. Staff Comments/Recommendations: The applicant's proposal meets District Policy and should be approved, as proposed. The applicant should be required to dedicate an additional 12-foot of right-of-way to total 66-feet of right-of-way for the first 200-feet south of the Locust Grove/Overland Road intersection tapering to 50-feet of right-of-way, measured from the centerline of Locust Grove Road abutting the site, or applicant shall provide the District with a sufficient sidewalk easement so as to total 62-feet from centerline when combined with the existing right-of-way tapering to 50-feet as noted above. The additional right-of-way at the intersection of Locust Grove and Overland is anticipated to accommodate a future dedicated right-turn lane. While the developer is not required to construct aright-turn lane with this development, the submitted traffic impact study discussed the benefits of a dedicated right-turn lane at this intersection in the future. 4. Puffin Street a. Existing Conditions: Puffin Street is improved with 2-travel lanes, vertical curb and gutter abutting the site. There is 60-feet of right-of-way for Puffin Street (30-feet from centerline). b. Policy 36-Foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36- feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. c. Applicant's Proposal: The applicant has not proposed any improvements on Puffin Street. d. Staff Comments/Recommendations: The applicant should be required to construct a 5-foot wide sidewalk along Puffin Street, abutting the site. The sidewalk should be constructed a minimum of 18-feet from the centerline of Puffin Street. The applicant should provide the District with a sidewalk easement for any segment of sidewalk located outside of the right-of- way. 5.. Driveways 5.'f Overland Road a. Existing Conditions: There is an existing 30-foot wide driveway located approximately 200- feet east of the intersection of Overland Road and Locust Grove Road (measured near-edge to near-edge). There is an existing 40-foot wide driveway located 450-feet east of the intersection of Overland Road and Locust Grove Road (measured near-edge to near-edge). b. Policy Access Policy: District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. If the developer 8 Somerton Subdivision can show that the use of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points for proposed developments at intersections should be located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized intersection to be located a minimum of 440-feet from the signalized intersection for afull-access driveway and a minimum of 220-feet from the signalized intersection for aright-in/right-out only driveway. Successive Driveways: District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 40 to align or offset a minimum of 185-feet from any existing or proposed driveway. Commercial Driveway Width Policy: 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. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, 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. c. Applicant's Proposal: The applicant is proposing to close the existing western driveway, located 190-feet east of the intersection of Overland Road and Locust Grove Road and to construct a new 30-foot wide right-in/right-out only driveway located approximately 250-feet east of the intersection (measured near-edge to near-edge). The applicant is proposing to construct aright-turn lane on Overland Road to provide access to this driveway. The applicant is proposing to relocate the existing eastern driveway approximately 30-feet to the east so as to be approximately 470-feet east of the intersection of Overland Road and Locust Grove Road (measured near-edge to near-edge). The applicant is shifting this driveway 30-feet in order to meet District Successive Driveway Policy, which requires 185-feet of spacing between driveways. d. Staff Comments/Recommendations: The applicant's proposal does not meet District Access Management Policy and the eastern driveway does not meet District Driveway Width Policy. The applicant's proposed driveway locations meets District Successive Driveway Policy by providing 185-feet of separation between the proposed driveways. Staff recommends a modification of policy to allow the driveways to be constructed, as proposed, since the applicant is proposing to construct aright-turn lane to serve the western driveway and both driveways are needed to provide internal site circulation. Additionally, the eastern driveway will be used frequently by delivery vehicles, including diesel and gasoline tankers, and the additional width will facilitate movement throughout the site. The applicant should be required to pave the driveways their full width at least 30-feet into the site beyond the edge of pavement. 5.2 Locust Grove Road a. Existing Conditions: There is an existing 30-foot wide driveway located 175-feet south of the intersection of Locust Grove Road and Overland Road. 9 Somerton Subdivision b. Policy Access Policy: District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. If the developer can show that the use of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points for proposed developments at intersections should be located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized intersection to be located a minimum of 440-feet from the signalized intersection for afull-access driveway and a minimum of 220-feet from the signalized intersection for aright-in/right-out only driveway. Successive Driveways: District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 40 to align or offset a minimum of 185-feet from any existing or proposed driveway. Commercial Driveway Width Policy: 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. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, 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. c. Applicant's Proposal: The applicant is proposing to close the existing driveway located 175- feet south of Overland Road with vertical curb, gutter and sidewalk, and to construct a new 36-foot wide driveway located 545-feet south of the intersection of Locust Grove Road and Overland Road. This driveway is proposed to align centerline to centerline with Peacock Street on the west of Locust Grove Road across from the site. d. Staff Comments/Recommendations: The applicant's proposal meets the intent of ACHD's District Access Management Policy by having only one access point onto Locust Grove Road and Successive Driveway Policies by aligning with Peacock Street on the west side of Locust Grove Road and should be approved, as proposed. The applicant should be required to pave the driveway its full width at least 30-feet into the site beyond the edge of pavement. 5.3 Puffin Street a. Existing Conditions: There are no driveways on Puffin Street. b. Policy Driveway Location Policy: District policy 72-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). Commercial Driveway Policy: 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. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 10 Somerton Subdivision 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. c. Applicant Proposal: The applicant has not proposed any site-specific driveway locations with this application. However, a 30-foot wide cross-access easement is noted on the plat. The cross-access easement is located 210-feet east of the intersection of Puffin Street and Locust Grove Road. d. Staff Comments/Recommendations: Any future driveway locations will be evaluated at time of application and will need to meet current ACHD policy. The potential driveway, located within the proposed cross access easement, would meet current District Driveway Location Policy. 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. 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 a principal arterial roadway and Locust Grove Road is classified as a minor principal roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate 62-feet of right-of-way from the centerline of Overland Road abutting the site. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACRD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. OR Provide the District with sufficient sidewalk easement so as to total 62-feet from centerline of Overland Road when combined with the existing right-of-way. 2. Construct aright-turn lane on eastbound Overland. Road at the intersection of the western driveway, as proposed. The right-turn lane shall be 220-feet in length, 170-feet of which shall be tapered and 50-feet to be used for storage, as proposed. 11 Somerton Subdivision 3. Construct a 30-foot wide driveway on Overland Road, located 250-feet east of the intersection of Overland Road and Locust Grove Road, as proposed. Pave the driveway its full-width at least 30-feet into the site beyond the edge of pavement. 4. Close the existing 30-foot wide driveway on Overland Road located 190-feet east of the intersection of Overland Road/Locust Grove Road with vertical curb, gutter, and 7-foot wide attached sidewalk, as proposed. Pave the driveway it's full width at least 30-feet into the site beyond the edge of pavement. 5. Construct one 40-foot wide driveway located 470-feet east of the intersection of Overland Road and Locust Grove Road, as proposed. Pave the driveway its full-width at least 30-feet into the site beyond the edge of pavement. 6. Close the existing 40-foot wide driveway located 450-feet east of the intersection of Overland Road and Locust Grove Road with vertical curb, gutter, and 7-foot wide attached sidewalk, as proposed. 7. Dedicate an additional 12-foot of right-of-way to total 66-feet of right-of-way for the first 200-feet south of the Locust Grove/Overland Road intersection tapering to 50-feet of right-of-way, measured from the centerline of Locust Grove Road abutting the site. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. OR Provide the District with sufficient sidewalk easement so as to total 66-feet from centerline of Locust Grove Road for the first 200-feet south of the Overland/Locust Grove intersection tapering to 50-feet when combined with the existing right-of-way. 8. Replace the existing driveway on Locust Grove Road, located 175-feet south of the intersection of Locust Grove Road and Overland Road, with vertical curb, gutter and 5-foot wide detached sidewalk, as proposed. 9. Construct a 36-foot wide driveway on Locust Grove Road, located 545-feet south of the intersection of Locust Grove Road and Overland Road, aligned centerline to centerline with Peacock Street, as proposed. Pave the driveway its full-width at least 30-feet into the site beyond the edge of pavement. 10. Construct a 5-foot wide concrete sidewalk located a minimum of 36-feet from the centerline of Locust Grove Road, as proposed. The sidewalk shall begin at the intersection of Locust Grove Road and Peacock Street and run 280-feet south to the intersection of Locust Grove Road and Puffin Street, abutting the site. Provide a sidewalk easement for any segment of the sidewalk located outside of the right-of-way. 11. Construct a 5-foot wide concrete sidewalk located a minimum of 18-feet from the centerline of Puffin Street abutting the site. Provide a sidewalk easement for any segment of the sidewalk located outside of the right-off way. 12. Other than the access specifically approved with this application, direct lot access is prohibited to Overland Road and t_ocust Grove Road. 13. Comply with all Standard Conditions of Approval. 12 Somerton Subdivision E. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way. 2. Private sewer or water systems are prohibited from being located within the ACHD right- of-way. 3. In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACRD 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, ACRD 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 awaiver/variance of the requirements or other legal relief is granted by the ACHD Commission. 13 Somerton Subdivision 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. ACRD requirements are consistent with applicable federal, state and local laws. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines Vicinity Map 14 Somerton Subdivision Site Plan (Sheet 1 of 2) a ~-D i ao `~ I nasx m¢ u a s a.wnr ~ woou ~ o I ~ I n d -- I - ------- --- - '------- ---- ' J_ r --------- ------- - --- Y I ~ ° II ' 3tl 5 i ~a 5 4 1 }p ~, 1 I I ~1 I Y ~ l I .. 9 ~~r.__ ________ ____ 'I ~ ~ I ~~L ~ u ' o ~ I I ~ ~I,I I ~ n li I ~ ~~ ~?' `~ G I ~ Qgp N il ~A 'l i ~ L I•I ~ la ~ 1 I ~ ~ '• I I , a i o4. ~ ~ h ` ~' I .~ _ '! ~~,®" 0 `~~~ ..,..[ ~..Ii~~~~I~ ~~ ~~~ S~ ll l \ I I i i i e ~~~~~~ ~ ~~~$~~ ~I~~~~~8~$ ~ ~~ ~~R ~$ ~i! ~$~ k ~R ~ ~~ ~ A ~ ~ ~ ~ @ - i +i .r ~ $ ~ ~ R ~5 1 ~l~M~9 lil ~ 8A YY ~ A ~ ~ .~ # ~Q~~ ~~ ~ BF . ~ E :$' ~~ 1~~ S e i 1 "id~e~~p~~ t ~ ~ a ~ ~ SO~B1Y}N BII8INS88 PdEH SOBD. ENGINEER/N8 "~°` ava+r>Fa,mNr~cr ae~~aaEaiowr~r+aFaECOao aE~ ovoxtw ,s aaEUNmuevavr SOLlITIDN$ ~ „ rn $ $ ~ # ~a m me. s ssm ' o so~ u w^..~~ mumMxr.WS>mam.wswot ra,wa. ut Mao mea ewu~a mwc oro ~°usp°.-°i~'L.°WOS ao o«, ran..«~ AI~°i~ 15 Somerton Subdivision Site Plan (Sheet 2 of 2) aZ ® ~~ -~ mC w < S. LOCUST GROVE ROAD ~ v ` ~ ~l m ~ ,~~,~.n.3.n.a.~~ ~ ; ~ ~ ~ ~ i ~ it ~ t (A i~ a psi a y ~ * ' \ ~ ~ ® y :, x ~ a •s '~ ~ i ~ y ,< D1 \ a t ~ ~ ~ I° ~ a ~ ~ ~ „o « .~~ * ~ ~ m = 104.46' y ®^ ~ ~- '~ z n a s ~ z Z ~sn s~ ' ~ ~ ~ O ^ ®F m ~ D ~ » » ~~ m~ v C ~ D ° D ~ ~ i i ° D`~ ~ ~ y c0 y ~_ {' ~~ ~ ~ ~~ D Z ~ / ~ `• ~ 0 ( ~ •~ - ~ W .~ ~ ~ ~ D N t A 3~ ~ ~ .,.ens ~ ~~1 16 Somerton Subdivision 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 a-mail notification information. 17 Somerton Subdivision ~~ 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 ACRD ®The ACRD 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. ^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 ACRD, 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 aPre-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 aPre-Con. 18 Somerton Subdivision 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 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. 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. 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. 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. 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. 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. 19 Somerton Subdivision :~~~~s "~ D ~~~~~ Right-of--Way & Development Services Department ProjectlFile: Somerton Subdivision MRZ-10-006/MPP-10-006/MCUP-10-011 This is a rezone, preliminary plat, and conditional use permit application for five commercial building lots on 16.12 acres. The site is located at the southeast corner of the Overland/Locust Grove Road intersection in Meridian, Idaho. Lead Agency: City of Meridian Site address: Southeast corner of Overland Road and Locust Grove Road Staff Approval: November 4, 2010 Applicant: Overland 16, LLC P.O. Box 344 Meridian, ID 83680 Representative: Engineering Solutions Becky McKay 1029 N. Rosario Street, Ste. 100 Meridian, ID 83642 Staff Contact: Jarom Wagoner Phone: 387-6174 E-mail: iwagoner(c~achdidaho.orQ Tech Review: November 4, 2010 A. Finding s of Fact 2 Description of Application: The applicant is requesting to rezone 16.12 acres from C-N (Neighborhood Business) to C-C (Community Business). Also being requested is approval of a Preliminary Plat and aConditional-Use Permit to allow a convenience store, fuel sales facility, vehicle washing facility, quick tube and drive-thru. Description of Adjacent Surrounding Area: Direction Land Use Zonin North General commercial vacant land CG South Sin le famil residential church R-8 East Limited office multi-famil residential LO West Single family residential R-4 3 Site History: ACRD has not previously reviewed this site for a development application. Somerton Subdivision 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Fignut Subdivision, a 17-acre commercial/industrial subdivision, located approximately 1/8 mile northwest of the site, ACHD Commission approved the preliminary plat application February 23, 2009. 5. 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. 6. Capital Improvements Plan (CIP)/Five Year Work Plan (FYWP): There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program. • Overland Road is listed in the Capital Improvements Plan for Right-of-Way corridor preservation only to accommodate future widening to 7-lanes from Locust Grove Road to Eagle Road between 2019 and 2027. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 9,202 additional vehicle trips per day (none existing); 792 additional vehicle trips per hour in the PM peak hour (none existing), based on the traffic impact study. 2. Traffic Impact Study Bailey Engineering prepared a traffic impact study for the proposed Somerton Subdivision. Below is an executive summary of the findings as presented by Bailey Engineering. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices, and may have additional requirements beyond what is noted in the summary. ACHD staff comments on the submitted traffic impact study can be found below under staff comments/recommendations. The proposed Overland 16 subdivision is a mixed-use development located southeast of the Overland Road intersection with Locust Grove Road in Meridian, Idaho. This project is expected to include 192 apartment homes, a convenience store, 16, 000 sq ft of specialty retail space and a second 11,000 sq ft of commercial space. These land uses are estimates because none of the project has been constructed. An earlier traffic analysis for this project included a different land use plan and a third access to Locust Grove Road. Specific users have now expressed an interest in this project and this revised traffic analysis is submitted for the formal development application. ACHD's initial comments suggested the deletion of the northern access on Locust Grove Road. The following are the principal conclusions of the traffic analysis for the Overland 16 development. 1) The proposed development is projected to generate an average daily traffic (ADT) volume of 9,202 vehicles of which the a.m. and p.m. peak hour traffic is 767 and 792 vehicles per hour respectively. 2) As a result of the site build-out, traffic on the area roadways is expected to increase in the vicinity. Traffic on Locust Grove Road may increase by 2, 761 trips per day north of Overland Road and 1, 380 trips per day south of Overland Road. Traffic on Overtand Road may increase by 1, 840 trips per day west of Locust Grove Road and 3, 220 trips per day east of Locust Grove Road. 2 Somerton Subdivision 3) The intersection of Locust Grove Road and Overland Road is currently a signal controlled intersection. ACHD extended Locust Grove Road across the Interstate 84 freeway and improved the intersection with Overland Road. Both roadways provide two travel lanes and dual left turn lanes in each direction. There is an added right turn lane on eastbound Overland Road for southbound traffic on Locust Grove Road. This intersection currently operates at LOS C and E during the a.m. and p.m. peak hours respectively. For the Year 2015 background condition (i.e. regional growth but without the site-generated traffic), the intersection is forecast to operate at LOS C and F during the a.m. and p.m. peak hours. Improvements are needed to accommodate the existing or background traffic volumes. The addition of a westbound right turn lane will improve intersection operations to LOS C and E forthe a.m. and p.m. peak hours respectively. For the Year 2015 build out condition (i. e. background regional growth plus the site- generated traffic), the intersection is forecast to operate at LOS D and E during the a.m. and p.m. peak hours with the improvements needed to mitigate the background condition. No additional improvements are needed to accommodate the build out traffic volumes. The intersection's level of service can be improved with the addition of a northbound right turn lane on Locust Grove Road abutting the project site. This improvement is not needed to support the Overland 16 development. Approximately 9.3% of the p. m. peak hour traffic volumes are attributed to the Overland 16 project. 4) The site plan shows an existing site access on Overland Road, approximately 220-ft easf of Locust Grove Road. This is the west site access intersection. This new access was constructed by ACHD as part of the Overland Road widening and is proposed for right- in/right-out operation. The driveway separation meets current ACHD policy fora 220-ft separation from a signalized intersection. Under build out conditions the intersection will operate at LOS 8 and 8 during the a.m. and p.m. peak hours as an unsignalized intersection. This intersection also meets current ACHD policy for an added eastbound right turn lane. The traffic volumes are sufficient to justify the additional improvement. ACHD has raised the potential for eliminating the exiting western access on Overland Road. If the existing western intersection were closed, the right-in/right-out traffic from the western driveway would be diverted to the existing eastern site access on Overland Road. 5) The site plan shows an existing site access on Overland Road, approximately 445-ft east of Locust Grove Road. This is the east site access intersection. This new access was constructed by ACHD as part of the Overland Road widening and is proposed for full access operation allowing left turns into and out of the project site. The driveway separation meets current ACHD policy fora 440-ft separation from a signalized intersection. Under build out conditions the intersection will operate at LOS C and C during the a.m. and p. m. peak hours as an unsignalized intersection. This intersection does not meet current ACHD policy for an added east bound right turn lane. The traffic volumes do not justify the additional improvement. 6) The site plan shows an existing site access on Locust Grove Road, approximate/y175-ft south of Overland Road. ACHD has asked that this driveway be eliminated and no traffic was assigned to this access under this analysis. 7) The site plan shows a new site access on Locust Grove Road, approximately 545-ft south of Overland Road, aligned with the existing Peacock Street to the west. This is the Peacock Street access intersection. The driveway separation meets current ACHD policy fora 440-ft separation from a signalized intersection. 3 Somerton Subdivision Under build out conditions the intersection will operate at LOS BG and C during the a.m. and p.m. peak hours as an unsignalized intersection. This intersection does not meet current ACHD policy for an added northbound right turn lane. The traffic volumes do not justify the additional improvement. 8) The site plan shows an existing site access on Locust Grove Road, approximately 865-ft south of Overland Road. This is the existing Puffin Street intersection. The driveway separation meets current ACHD policy. Under build out conditions the intersection will operate at LOS 8 and 8 during the a.m. and p.m. peak hours as an unsignalized intersection. 9) ACHD has requested that this traffic analysis include a site alternative that includes only on access on Overland Road. Although the developer does not support the one- access site plan alternative, the one-access alternative has the following impacts: • The level of service analysis (Table 2) for the Overland Road intersection will be at acceptable levels regardless of the alternative with one or two site access intersection. • The delay calculations (Table 2 and Page 18) show that the two access alternative will result in 84 fewer annual hours of delay. • An accident analysis (Table 4) indicated that the two-access alternative can be expected to create 4.61 accidents per year. The one access alternative can be expected to create 3.43 accidents per year. The elimination of one access on Overland Road will reduce the annual accidents by 1.18 accidents per year. 10) The forecast (Table 38) build-out volumes (Year 2015) for Overland Road in the vicinity of the project site exceed the planning development thresholds without the project site traffic. The project site further increases traffic volumes on Overland Road. Locust Grove Road (north of Overland) and Overland Road do not require further expansion to accommodate the site generated traffic volumes. 11) The forecast daily build-out volumes (Year 2015) for Locust Grove Road north of the project site are less than the planning development thresholds. 12) The forecast daily build-out volumes (Year 2015) for Locust Grove Road south of the project site are greater than the planning development thresholds. Locust Grove Road (south of Overland) will require further expansion to four/five lanes to accommodate the site generated traffic volumes. This project is identified in the ACHD Capital Improvements list but is not identified for construction in the current Five Year Work Program. Following are the transportation-related improvements needed to accommodate the traffic volumes generated by the Overland 16 development: • Construct a right turn lane on eastbound Overland Road at the intersection with west site access. • Construct any new access on Puffin Street a minimum of 150-ft east of Locust Grove Road. Puffin Street functions as a collector roadway. This separation is needed to meet current ACHD policy. • Close the existing northern site driveway on Locust Grove Road. • No other traffic-related improvements have been identified with this analysis. The following improvement would increase capacity at the Overland Road /Locust Grove Road intersection but are not required by the traffic generated by the proposed development. 4 Somerton Subdivision • Construct a northbound right turn lane at the Locust Grove Road intersection with Overland Road. Only 9.3 % of the p. m. peak hour traffic volumes are attributed to the Overland 16 project. This improvement does not change the forecast level of service but it does allow a revised signal timing to support other approach volumes. Staff Comments/Recommendations: Staff agrees with the findings of the submitted traffic impact study. The applicant should be required to construct aright-turn lane on eastbound Overland Road as detailed in the study. 3. Condition of Area Roadways Traffic Count is based on Vehicles Per Hour (VPH) Functional PM Peak PM Peak Existing Future Roadway Frontage Classification Hour Hour Level Plus ' Level of Traffic Count of Service Pro ect Service Overland 535-feet Principal 1 347 Better than „ „ 1 463 Better Road Arterial , E , than "E" Locust Grove Road g40-feet Minor Arterial 675 "D" 734 "E" Puffin Street 790-feet Local N/A N/A N/A N/A *Acceptable level of service for afive-lane principal arterial is "E" (1,770 VPH). "` Acceptable level of service for athree-lane minor arterial is "D" (720 VPH). 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD's most current traffic counts. The average daily traffic count for Overland Road west of Locust Grove Road was 17,260 on January 13, 2010. The average daily traffic count for Locust Grove Road south of Overland Road was 11,516 on August 19, 2009. Conditions of Area Intersections 5. Signalized Intersection -Current condition of intersection: 6x6 intersection LT =Left Turn Lane TH = Thru Lane RT =Right Turn Lane Locust Grove/ NB NB NB SB SB SB EB EB EB WB WB WB Over Overland LT TH RT LT TH RT LT TH RT LT TH RT All Current V/C Ra ito .34 .50 - 1.03 1.05 - .58 .27 .08 1.0 .99 - .64 Existing Plus Pro'ect Future V/C .46 .56 - 1 08 95 - 61 40 09 1 04 1 01 34 66 Ratio . . . . . . . . . *An acceptable level of service for an intersection has an overall V/C ratio of 0.9 or less and lane group V/C ratio of 1.0 or less. 5 Somerton Subdivision C. Findings for Consideration 1. Plans and Studies 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. 2. Overland Road a. Existing Conditions: Overland Road is improved with 5 to 6-travel lanes, vertical curb, gutter, and 7-foot wide attached sidewalk abutting the site. There is 88 to 100-feet of right-of- way for Overland Road (55 to 44-feet from centerline). b. Policy Arterial Roadway Policy: District Policy 7203.4.3 states that if a proposed development abuts an arterial street, the developer shall provide sidewalk along the paved frontage and dedicate right-of-way required by the proposed land use and scale of the project. Right-of-Way and Street Section Policy: District policy requires 120-feet of right-of-way principal arterial roadways (Figure 72-F1 B). This right-of-way width allows for the construction of a 7-lane roadway with curb, gutter, and 5-foot wide detached sidewalks. Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot wide detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). c. ACRD Master Street Map: ACRD 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 Mobility Arterial with 7-lanes and on-street bike lanes, a 100-foot street section within 124-feet of right-of-way. d. Applicant Proposal: The applicant is proposing to construct aright-turn lane on eastbound Overland Road at the intersection with the west site access. The right-turn lane is proposed to be 220-feet in length, 170-feet of taper length and 50-feet of storage length. e. Staff Comments/Recommendations: The applicant's proposal meets District policy and should be approved, as proposed. Consistent with the MSM and CIP the applicant should be required to dedicate 62-feet of right-of-way from the centerline of Overland Road abutting the site, or provide the District with a minimum 52-feet of right-of-way and sufficient sidewalk easement so as to total 62-feet from centerline. 3. Locust Grove Road a. Existing Conditions: Locust Grove Road is improved with 2 to 6-travel lanes; vertical curb, gutter, and 7-foot wide sidewalk on the northern 520-feet abutting the site and no curb, gutter or sidewalk on the southern 330-feet abutting the site. There is 92 to 108-feet of right-of-way for Locust Grove Road (48 to 54-feet from centerline). b. Policy Arterial Roadway Policy: District Policy 7203.4.3 states that if a proposed development abuts an arterial street, the developer shall provide sidewalk along the paved frontage and dedicate right-of--way required by the proposed land use and scale of the project. Right-of-Way and Street Section Policy: 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 wide concrete detached sidewalks and bike lanes. 6 Somerton Subdivision Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot wide detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). c. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of--way acquisition, collector street requirements, and specific roadway features required through development. This segment of Locust Grove Road is designated in the MSM as a Residential Arterial with 5-lanes and on-street bike lanes, a 71-foot street section within 100-feet of right-of-way. d. Applicant Proposal: The applicant is proposing to construct a 5-foot wide meandering sidewalk along Locust Grove Road from Peacock Street south to Puffin Street, abutting the site. e. Staff Comments/Re'commendations: The applicant's proposal meets District Policy and should be approved, as proposed. The applicant should be required to dedicate an additional 12-foot of right-of-way to total 66-feet of right-of-way for the first 200-feet south of the Locust Grove/Overland Road intersection tapering to 50-feet of right-of-way, measured from the centerline of Locust Grove Road abutting the site, or applicant shall provide the District with a sufficient sidewalk easement so as to total 62-feet from centerline when combined with the existing right-of-way tapering to 50-feet as noted above. The additional right-of-way at the intersection of Locust Grove and Overland is anticipated to accommodate a future dedicated right-turn lane. While the developer is not required to construct aright-turn lane with this development, the submitted traffic impact study discussed the benefits of a dedicated right-turn lane at this intersection in the future. 4. Puffin Street a. Existing Conditions: Puffin Street is improved with 2-travel lanes, vertical curb and gutter abutting the site. There is 60-feet of right-of-way for Puffin Street (30-feet from centerline). b. Policy 36-Foot Street Section Policy: District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36- feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. c. Applicant's Proposal: The applicant has not proposed any improvements on Puffin Street. d. Staff Comments/Recommendations: The applicant should be required to construct a 5-foot wide sidewalk along Puffin Street, abutting the site. The sidewalk should be constructed a minimum of 18-feet from the centerline of Puffin Street. The applicant should provide the District with a sidewalk easement for any segment of sidewalk located outside of the right-of- way. 5. Driveways 5.1 Overland Road a. Existing Conditions: There is an existing 30-foot wide driveway located approximately 200- feet east of the intersection of Overland Road and Locust Grove Road (measured near-edge to near-edge). There is an existing 40-foot wide driveway located 450-feet east of the intersection of Overland Road and Locust Grove Road (measured near-edge to near-edge). b. Policy Access Policy: District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. If the developer 7 Somerton Subdivision can show that the use of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points for proposed developments at intersections should be located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized intersection to be located a minimum of 440-feet from the signalized intersection for afull-access driveway and a minimum of 220-feet from the signalized intersection for aright-in/right-out only driveway. Successive Driveways: District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 40 to align or offset a minimum of 185-feet from any existing or proposed driveway. Commercial Driveway Width Policy: 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. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, 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. c. Applicant's Proposal: The applicant is proposing to close the existing western driveway, located 190-feet east of the intersection of Overland Road and Locust Grove Road and to construct a new 30-foot wide right-in/right-out only driveway located approximately 250-feet east of the intersection (measured near-edge to near-edge). The applicant is proposing to construct aright-turn lane on Overland Road to provide access to this driveway. The applicant is proposing to relocate the existing eastern driveway approximately 30-feet to the east so as to be approximately 470-feet east of the intersection of Overland Road and Locust Grove Road (measured near-edge to near-edge). The applicant is shifting this driveway 30-feet in order to meet District Successive Driveway Policy, which requires 185-feet of spacing between driveways. d. Staff Comments/Recommendations: The applicant's proposal does not meet District Access Management Policy and the eastern driveway does not meet District Driveway Width Policy. The applicant's proposed driveway locations meets District Successive Driveway Policy by providing 185-feet of separation between the proposed driveways. Staff recommends a modification of policy to allow the driveways to be constructed, as proposed, since the applicant is proposing to construct aright-turn lane to serve the western driveway and both driveways are needed to provide internal site circulation. Additionally, the eastern driveway will be used frequently by delivery vehicles, including diesel and gasoline tankers, and the additional width will facilitate movement throughout the site. The applicant should be required to pave the driveways their full width at least 30-feet into the site beyond the edge of pavement. 5.2 Locust Grove Road a. Existing Conditions: There is an existing 30-foot wide driveway located 175-feet south of the intersection of Locust Grove Road and Overland Road. 8 Somerton Subdivision b. Policy Access Policy: District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. If the developer can show that the use of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points for proposed developments at intersections should be located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 72-F4 (1) requires driveways located on arterial roadways near a signalized intersection to be located a minimum of 440-feet from the signalized intersection for afull-access driveway and a minimum of 220-feet from the signalized intersection for aright-in/right-out only driveway. Successive Driveways: District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 40 to align or offset a minimum of 185-feet from any existing or proposed driveway. Commercial Driveway Width Policy: 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. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, 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. c. Applicant's Proposal: The applicant is proposing to close the existing driveway located 175- feet south of Overland Road with vertical curb, gutter and sidewalk, and to construct a new 36-foot wide driveway located 545-feet south of the intersection of Locust Grove Road and Overland Road. This driveway is proposed to align centerline to centerline with Peacock Street on the west of Locust Grove Road across from the site. d. Staff Comments/Recommendations: The applicant's proposal meets the intent of ACHD's District Access Management Policy by having only one access point onto Locust Grove Road and Successive Driveway Policies by aligning with Peacock Street on the west side of Locust Grove Road and should be approved, as proposed. The applicant should be required to pave the driveway its full width at least 30-feet into the site beyond the edge of pavement. 5.3 Puffin Street a. Existing Conditions: There are no driveways on Puffin Street. b. Policy Driveway Location Policy: District policy 72-F4 (1) and 72-F4 (2), requires driveways located on local residential roadways to offset a controlled and/or uncontrolled intersection a minimum of 50-feet (measured near edge to near edge). Commercial Driveway Policy: 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. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 9 Somerton Subdivision 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. c. Applicant Proposal: The applicant has not proposed any site-specific driveway locations with this application. However, a 30-foot wide cross-access easement is noted on the plat. The cross-access easement is located 210-feet east of the intersection of Puffin Street and Locust Grove Road. d. Staff Comments/Recommendations: Any future driveway locations will be evaluated at time of application and will need to meet current ACHD policy. The potential driveway, located within the proposed cross access easement, would meet current District Driveway Location Policy. 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. 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 a principal arterial roadway and Locust Grove Road is classified as a minor principal roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate 62-feet of right-of-way from the centerline of Overland Road abutting the site. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. OR Provide the District with sufficient sidewalk easement so as to total 62-feet from centerline of Overland Road when combined with the existing right-of-way. 2. Construct aright-turn lane on eastbound Overland Road at the intersection of the western driveway, as proposed. The right-turn lane shall be 220-feet in length, 170-feet of which shall be tapered and 50-feet to be used for storage, as proposed. 10 Somerton Subdivision 3. Construct a 30-foot wide driveway on Overland Road, located 250-feet east of the intersection of Overland Road and Locust Grove Road, as proposed. Pave the driveway its full-width at least 30-feet into the site beyond the edge of pavement. 4. Close the existing 30-foot wide driveway on Overland Road located 190-feet east of the intersection of Overland Road/Locust Grove Road with vertical curb, gutter, and 7-foot wide attached sidewalk, as proposed. Pave the driveway it's full width at least 30-feet into the site beyond the edge of pavement. 5. Construct one 40-foot wide driveway located 470-feet east of the intersection of Overland Road and Locust Grove Road, as proposed. Pave the driveway its full-width at least 30-feet into the site beyond the edge of pavement. 6. Close the existing 40-foot wide driveway located 450-feet east of the intersection of Overland Road and Locust Grove Road with vertical curb, gutter, and 7-foot wide attached sidewalk, as proposed. 7. Dedicate an additional 12-foot of right-of-way to total 66-feet of right-of-way for the first 200-feet south of the Locust Grove/Overland Road intersection tapering to 50-feet of right-of-way, measured from the centerline of Locust Grove Road abutting the site. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. OR Provide the District with sufficient sidewalk easement so as to total 66-feet from centerline of Locust Grove Road for the first 200-feet south of the Overland/Locust Grove intersection tapering to 50-feet when combined with the existing right-of-way. 8. Replace the existing driveway on Locust Grove Road, located 175-feet south of the intersection of Locust Grove Road and Overland Road, with vertical curb, gutter and 5-foot wide detached sidewalk, as proposed. 9. Construct a 36-foot wide driveway on Locust Grove Road, located 545-feet south of the intersection of Locust Grove Road and Overland Road, aligned centerline to centerline with Peacock Street, as proposed. Pave the driveway its full-width at least 30-feet into the site beyond the edge of pavement. 10. Construct a 5-foot wide concrete sidewalk located a minimum of 36-feet from the centerline of Locust Grove Road, as proposed. The sidewalk shall begin at the intersection of Locust Grove Road and Peacock Street and run 280-feet south to the intersection of Locust Grove Road and Puffin Street, abutting the site. Provide a sidewalk easement for any segment of the sidewalk located outside of the right-of-way. 11. Construct a 5-foot wide concrete sidewalk located a minimum of 18-feet from the centerline of Puffin Street abutting the site. Provide a sidewalk easement for any segment of the sidewalk located outside of the right-of-way. 12. Other than the access specifically approved with this application, direct lot access is prohibited to Overland Road and Locust Grove Road. 13. Comply with all Standard Conditions of Approval. 11 Somerton Subdivision E. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the ACHD right-of--way. 2. Private sewer or water systems are prohibited from being located within the ACHD right- of-way. 3. In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District's Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. 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 awaiver/variance of the requirements or other legal relief is granted by the ACHD Commission. ~ 2 Somerton Subdivision 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 consistent with applicable federal, state and local laws. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Request for Reconsideration Guidelines Vicinity Map 13 Somerton Subdivision Site Plan (Sheet 1 of 2) a Fin I e ~; uom°°u3 °A"'~ ~ I mom I ? r ~____ _ _ __ _ _ _ _____,__ ___ ~ _4 -_~______3_._____ ~ I 1. ~~ ~~__ I A ~ t i g''~ Y y C 9 U 1 1 ~ ~~ ~ 1 j{p]9 gQ~ ~ ~ili 1 S ~~ ~ ^ ~ 1~~ e 1 x i 11 r 1 Y 1 i1 ~' i 1 1 x l` ~ ______ ___ ________ _ ~ I ~ _~ "'- ~ _ y ':___ _ v -- 1' y e I -----=----~' zi i) 1 ~ ~ n II 2 ;~~ a ~e ~^~ .~ N ~ I I ~ ~1'1 ~ I n . ~ @@~~ ~~ § ~ ~' 1 m iiil F ~ ` 111 II °r 1 ! 1 pi p 1 1 ~CxS ~ 1 t i ~8 i~l i ~ -* 11 0 i } ~ ~ h ~ ~- - ~ ~" I 0 ~~ x 5 i ' ' I ~~ `_ N >~ n i 0 d ~ ~ ~ ~~~~~~~~~~~~~~~~~t~~t~~~~~~~~~~ ~~~~~~ ~ ~~il~~~ ~~~~~~~~~~$ ~ ~~ ~~~ ~ ~~ ~~ ~~~ ~ ~~~~ kF ~ ~ ~ ~~ ~ - I ' # , ~°ti6g' Ifi i ~ ge ~ ~ y i i~ e i ~ ~@ ; p ~~ "~ $~ 9~ e~~ ~ ~ ~~"+E ~ p ^ .~t~i~ ! @ S P e.a~:~~i: ~ t ~ ; ~ ~ SOMESTON BUSINS88 PABH SUBD E'N6INEERING ~°~` PLALINERrooNracr ae/ELOPER/ayNEROFAECOR0 ~ . S M 1GY G OVERUNO tE ~ ~,~ & PRELIMINARY PLAT OLUTIONS a BE ~ x 14 Somerton Subdivision Site Plan (Sheet 2 of 2) a Z -' mC - N G ~ S. LOCUST GROVE ROAD ~ V ~ Y m D ~ ~ ~ ~~,m~~~A v ®,« ~® ®« ~~. ~ ~ ~ ~ 3? t ~ ~~ (A i~ + psi j y i * * ' ®., ®a c z x ~ a F ~ 's e \ ~ / ` t ~ ®;. I ~ ~ ~ is /v \ / ~ ~ ~ „ « ..~.. ~ ~ ,~ m ~ a ~ ~ ~ ~ a s Z ~ z -~ ~ ~ v ~ ®~ ~ o ~ ~ ~ ~~ ~ v C ~ D D ~ ~ ~ ~ ~i ~ ~ ~ ~ ~ ~ '4 ® D +i y ~ y {' ~~ ~ ~ ~ ~p ~ ~ -* ~• ". N w ~ ,~ ~ y ~ D TJ t < ~ ~~ s m ® ,,,,,,,,,. ~~ 3~ ~ ~ n.el 5 ~ ~~ - 15 Somerton Subdivision 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 a-mail notification information. 16 Somerton Subdivision 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 comaleted by ApoBcant: ^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 ACRD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACRD 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 aPre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACRD Construction to be reviewed and approved by the ACRD 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 aPre-Con. 17 Somerton Subdivision 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. 18 Somerton Subdivision