Agency Comments~~
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September 12, 2011
To: Cory Barton Homes, Inc
1977 E. Overland Road
Meridian, ID 83642
Subject: MCPA-11-001/MRZ-11-002
Rebecca W. Arnold, President
John S. Franden, Vice President
Carol A. McKee, Commissioner
Sara M. Baker, Commissioner
David L. Case, Commissioner
On September 12, 2011 the Ada County Highway District staff acted on your application for the
above referenced project. The attached report lists site-specific requirements, conditions of
approval and street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6178.
Sincerely,
,~I~1c~ Lva~ ~
Mindy Wallace
Planning Review Supervisor
Development Services
Ada County Highway District
CC: Project file
City of Meridian
The Farran Group, LLC
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
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Development Services Department
Project/File: MCPA-11-001/MRZ-11-002
This application is for a comprehensive plan amendment, and rezone of 43.26 acres
from medium density residential to high density residential. The site is located on the
south side of Overland Road between Linder and Ten Mile in Meridian, Idaho.
Lead Agency: City of Meridian
Site address: South side of Overland Road between Linder and Ten Mile in Meridian, Idaho
Staff Approval: September 12, 2011
Applicant: Cory Barton Homes, Inc
1977 E. Overland Road
Meridian, ID 83642
Representative: The Farran Group, LLC
13095 N. Andys Gulch
Boise, ID 83714
Staff Contact: Mindy Wallace
Phone: 387-6178
E-mail:
mwallaceCc~achdidaho.org
A. Findings of Fact
1. Description of Application: The applicant is requesting approval of a comprehensive plan
amendment, and rezone application to rezone of 43.26 acres from medium density residential to
high density residential. The comprehensive plan amendment and rezone are to facilitate the
construction of an apartment project within Southridge Subdivision.
2. Descriation of Adjacent Surrounding Area:
Direction Land Use Zonin
North Ada Count -Rural Urban Transitional RUT
South Traditional Nei hborhood -Commercial TN-C
East Traditional Nei hborhood -Residential TN-R
West Medium Density Residential R-8
3. Site History: ACHD previously reviewed this site as part of Southridge Subdivision in September
of 2007. The findings of this staff report are consistent with the original approvals for Southridge
Subdivision.
4. 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.
MCPA-11-001 / M RZ-11-002
5. 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.
• The intersection of Overland Road and Linder Road is scheduled in the Capital Improvement
Plan to be signalized between 2009 and 2013.
B. Traffic Findings for Consideration
Trip Generation (if TIS not required): This development is estimated to generate 2,766
additional vehicle trips per day (0 existing); 280 additional vehicle trips per hour in the PM peak
hour (0 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 8`h
edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Functional PM Peak PM Peak Existing
Roadway Frontage Classification Hour Hour Level Plus
'
Traffic Count of Service Pro
ect
Overland 2,100' Principal 500 east of Better than Better
Road Arterial Ten Mile on "E" than "E"
2/20/10
*Acceptable level of service for afive-lane principal arterial is "E" (1,770 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
The average daily traffic count for Overland Road was 5,051 east of Ten Mile on
2/20/10.
C. Findings for Consideration
This application is for a comprehensive plan amendment and rezone only. Listed below are some
of the findings for consideration that the District may identify when it reviews a future development
application. The District may add additional findings for consideration when it reviews a specific
redevelopment application.
1. South Meridian Transportation Plan
The South Meridian Transportation Plan (SMTP) is a long range planning tool used to identify
future roadway, intersection, and corridor needs in the South Meridian Area providing a
framework for future roadway improvements based on the land use designations. The plan was
created in collaboration the City of Meridian and was adopted by the ACRD Commission in
September of 2009.
The SMTP identified this segment of Overland Road as a 5-lane Residential Arterial; an 70-foot
street section, with 5 travel lanes, bikes lanes, and a 7-foot wide detached concrete sidewalk
within 100-feet of right-of-way.
2. Overland Road
a. Existing Conditions: Overland road is improved with 4/5-travel lanes, vertical curb, gutter,
and no sidewalk abutting the site. There is 98-feet of right-of-way for Overland Road (49-feet
from centerline).
2 MCPA-11-001/MRZ-11-002
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Sidewalk Policy: District policy 7205.5.7 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide
between the back-of-curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
Appropriate easements shall be provided if public sidewalks are placed out of the right-of-way.
The easement shall encompass the entire area between the right-of-way line and 2-feet
behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the
public right-of-way or wholly within an easement.).
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Overland Road is designated in the
MSM as a Residential Arterial/Planned Commercial Arterial roadway with 5-lanes and on-
street bike lanes, a 72-foot street section within 98-feet of right-of--way.
c. Applicant Proposal: The applicant hasn't proposed any improvements to Overland Road
abutting the site.
d. Staff Comments/Recommendations: Consistent with ACHD sidewalk policy, and the South
Meridian Transportation Plan, the applicant should be required to construct a 7-foot wide
detached concrete sidewalk on Overland Road abutting the site. The sidewalk should be
located a minimum of 43-feet from the centerline of Overland Road. The applicant should be
required to provide a sidewalk easement for any portion of the sidewalk located outside of the
right-of-way.
3. Cool Sage Way
a. Existing Conditions: Cool Sage Way is not yet constructed abutting the site.
b. Policy:
Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for
improving all collector frontages adjacent to the site or internal to the development as required
below, regardless of whether access is taken to all of the adjacent streets.
Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard
right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the
location and width of the sidewalk and the location and use of the roadway. The right-of-way
width may be reduced, with District approval, if the sidewalk is located within an easement; in
which case the District will require a minimum right-of-way width that extends 2-feet behind
the back-of-curb on each side.
The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically
accommodates a single travel lane in each direction, a continuous center left-turn lane, and
bike lanes.
Residential Collector Policy: 7206.5.2 states that the standard street section for a collector
in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider
3 MCPA-11-001/MRZ-11-002
a 33-foot or 29-foot street section with written fire department approval and taking into
consideration the needs of the adjacent land use, the projected volumes, the need for bicycle
lanes, and on-street parking.
On-Street Parking: District Policy 7206.3.11 states that On-street parking on collector
roadways in residential areas is typically prohibited. The District may consider on-street
parking on a case-by-case basis where it is consistent with the adjacent land use (i.e. alley
loaded lots needing on-street parking), where it achieves a goal(s) of the lead land use
agency, and where sufficient pavement width is provided. If on-street parking is allowed by
the District it may be removed in the future at the discretion of the District if safety conditions
warrant.
Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement
widening to one-half the required width, including curb, gutter and concrete sidewalk
(minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline
established for the street to provide an adequate roadway surface, with the pavement
crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to
accommodate the roadway storm runoff shall be constructed on the unimproved side.
Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalks at least 5-feet wide to
be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide
between the back-of--curb and street edge of the sidewalk is required to provide increased
safety and protection of pedestrians. Consult the District's planter width policy if trees are to
be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a
minimum of 7-feet wide.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
Appropriate easements shall be provided if public sidewalks are placed out of the right-of-way.
The easement shall encompass the entire area between the right-of-way line and 2-feet
behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the
public right-of-way or wholly within an easement.
c. Applicant Proposal: The applicant is proposing to Cool Sage Way from Overland Road
south abutting the sites east property line.
d. Staff Comments/Recommendations: The applicant's proposal meet's District Policy and
should be approved, as proposed. The roadway approach for Cool Sage Way was
constructed as a 46-foot street section (back of curb to back of curb) with the Overland Road
realignment project. As such, staff recommends that the applicant construct Cool Sage Way
as one-half of a 46-foot collector street section with 35-feet of pavement, vertical curb, gutter,
and 5-foot wide detached (or 7-foot wide attached) concrete sidewalk abutting the site. With
a 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm
runoff shall be constructed on the east side of the roadway from its intersection with Overland
Road south beyond the main entry to the site.
The applicant should then taper Cool Sage Way to one-half of a 36-foot collector street
section with 30-feet of pavement, vertical curb, gutter, and 5-foot wide detached (or 7-foot
wide attached) concrete sidewalk abutting the site. With a 3-foot wide gravel shoulder and a
borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the east
side of the roadway from main entry south. Parking on residential collector roadways is
prohibited. Coordinate a signage program with District Development Review and Traffic
Services staff.
4 MCPA-11-001/MRZ-11-002
4. Stub Streets
a. Existing Conditions: There are no stub street to or from the site.
b. Policy:
Stub Street Policy: District policy 7206.2.4 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7206.2.5.4, except a temporary cul-de-sac will not be
required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS IS A DESIGNATED COLLECTOR
ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7206.2.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions
of the cul-de-sac which extend beyond the dedicated street right-of-way. 1n the instance
where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered
by the easement and identified on the plat as anon-buildable lot until the street is extended.
c. Applicant Proposal: The applicant has proposed to construct one stub street to the south,
Cool Sage Way located at the east property line.
d. Staff Comments/Recommendations: The applicant's proposal meet's District policy and
should be approved, as proposed. Because the stub street will be greater than 150-feet in
width the applicant should be require to construct a temporary cul-de-sac turnaround at the
terminus of the roadway and install a sign at the terminus of the roadway stating that "THIS IS
A DESIGNATED COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND
WIDENDED IN THE FUTURE."
5. Driveways
5.1 Cool Sage Way
a. Existing Conditions: There are no existing driveways onto Cool Sage Way.
b. Policy:
Access Policy: District Policy 7205.4.1 states that all access points associated with
development applications shall be determined in accordance with the policies in this section
and Section 7202. Access points shall be reviewed only for a development application that is
being considered by the lead land use agency. Approved access points may be relocated
and/or restricted in the future if the land use intensifies, changes, or the property redevelops.
District Policy 7206.1 states that the primary function of a collector is to intercept traffic from
the local street system and carry that traffic to the nearest arterial. A secondary function is to
service adjacent property. Access will be limited or controlled. Collectors may also be
designated at bicycle and bus routes.
Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires
driveways located on collector roadways near a STOP controlled intersection to be located
outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is
5 MCPA-11-001/MRZ-11-002
greater. Dimensions shall be measured from the centerline of the intersection to the centerline
of the driveway.
Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on
collector roadways with a speed limit of 35 MPH and daily traffic volumes greater than 200
VTD to align or offset a minimum of 285-feet from any existing or proposed driveway.
Driveway Width Policy: District policy 7206.4.6 restricts high-volume driveways (100 VTD or
more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a
maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for
high-volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii
will be required for low-volume driveways with less than 100 VTD.
Driveway Paving Policy: Graveled driveways abutting public streets create maintenance
problems due to gravel being tracked onto the roadway. In accordance with District policy,
7206.4.6, 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 in
accordance with Table 2 under District Policy 7206.4.6.
c. Applicant's Proposal: The applicant has proposed to construct two driveways onto Cool
Sage Way to access the site. The exact location and width of the driveways is not shown on
the submitted site plan (plan submitted is not scalable).
d. Staff Comments/Recommendations: Because the exact location and width of the proposed
driveways onto Cool Sage Way are not shown on the submitted site plan, staff cannot provide
specific comments at this time. Proposed driveways onto Cool Sage Way should meet all
ACHD policies in affect at the time the site is developed.
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 classified as principal arterial roadway. Other than the access specifically
approved with this application, direct lot access is prohibited to this roadways.
D. Site Specific Conditions of Approval
This application is for a comprehensive plan amendment and rezone only, Listed below are some of
the site specific conditions of approval that the District may require when it reviews a future
development application. The Districf may add additional site specific requirements when it reviews a
specific redevelopment application.
6 MCPA-11-001 /MRZ-11-002
1. Construct a 7-foot wide detached concrete sidewalk located a minimum of 43-feet from the
centerline of Overland Road abutting the site. Provide a sidewalk easement for any portion of the
sidewalk located outside of the right-of-way.
2. Construct Cool Sage Way as one-half of a 46-foot collector street section with 35-feet of
pavement, vertical curb, gutter, and 5-foot wide detached (or 7-foot wide attached) concrete
sidewalk from its intersection with Overland Road south beyond the main entry to the site. For the
remaining portion of the roadway taper Cool Sage Way to one-half of a 36-foot collector street
section with 30-feet of pavement, vertical curb, gutter, and 5-foot wide detached (or 7-foot wide
attached) concrete sidewalk abutting the site. With a 3-foot wide gravel shoulder and a borrow
ditch sized to accommodate the roadway storm runoff shall be constructed on the east side of the
roadway. Coordinate a signage program for no parking signs on Cool Sage Way with District
Development Review and Traffic Services staff.
3. Construct one stub street to the south, Cool Sage Way located at the east property line, as
proposed. Construct a temporary cul-de-sac turnaround at the terminus of the Cool Sage Way
and install a sign at the terminus of the roadway stating that "THIS IS A DESIGNATED
COLLECTOR ROADWAY. THIS STREET WILL BE EXTENDED AND WIDENDED IN THE
FUTURE."
4. Proposed driveways onto Cool Sage Way should meet all ACHD policies in affect at the time the
site is developed.
5. Other than access specifically approved with this application, direct lot access to Overland Road
is prohibited.
6. Comply with all Standard Conditions of Approval.
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 ACRD 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 ACRD 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.
7 MCPA-11-001/MRZ-11-002
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 ACRD Commission.
F. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
3.
G. Attachments
1. Vicinity Map
2. Utility Coordinating Council
3. Development Process Checklist
4. Request for Reconsideration Guidelines
8 MCPA 11-001/MIr2Z-11-002
M C PA-11-001 / M RZ-11-002
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.
10 MCPA-11-001/MRZ-11-002
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.
~91nS tO ~ COQ bt/ ~
^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 Approaches)
• 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 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.
11 MCPA-11-001/MRZ-11-002
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.
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.
12 MCPA-11-001/MRZ-11-002
September 6, 2011
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COMPASS
COMMUNITY PLANNING AS80CIATION
of Southwest Idaho
Sonya Watters, Associate City Planner
City of Meridian
33 E. Idaho Avenue
Meridian, ID 83642
Re: SouthridQe Apartments
Dear Ms. Watters:
The Community Planning Association of Southwest Idaho (COMPASS) has
received the transmittal of the request to Amend the Comprehensive Plan
Future Land Use map designation on approximately 26 acres of land from
Medium Density Residential (MDR) to Medium High Density Residential
(MHDR) and Rezone of approximately 42 acres from the TN-R and R-8
zoning districts to the R-15 zoning district for Southridge Apartments
(CPMAM 11-001 and RZ11-002). The project is in the City of Meridian's
Impact Area and city limits, on the south side of West Overland Road,
halfway between South Ten Mile Road and South Linder Road. The
project anticipates approximately 200 residential units in phase 1 and an
additional 216 units in phase 2.
The 2015 Federal and 2035 Planning Functional Classification Maps
indicate Overland and Ten Mile Roads as Principal Arterials and Linder
Road as a Minor Arterial. Overland Road is projected to carry almost
26,500 vehicles per day by 2035. Ten Mile Road is projected to carry
over 40,000 vehicles per day north of Overland Road and Linder Road is
projected to carry over 8,700 vehicles per day south of Overland Road by
2035. A Linder Road overpass is not part of the funded list in long range
transportation plan therefore, not included in the 2035 forecasts. The
functional classification maps and explanation of each is available on the
COMPASS website at http://www.comgassidaho.org/prodserv/func-
maps.htm.
The proposal is located in Traffic Analysis Zone 1060. The demographics
in TAZ 1060 are summarized in Table 1 below. The 2035 demographic
forecasts include an additional 14 households, less than the 416
residential units proposed in both phases.
Table 1
Year Population households Jobs
2010 11 4 0
2035 41 14 0
Access Management
The proposed apartment development appears to be served by Old Thorn Lane to the
east of the property and accessing Overland Road. A second emergency access will also
serve Overland Road. COMPASS encourages the emergency access to be limited and to
promote cross access with Phase III to minimize access to public roads.
Mobility Management
Communities in Motion, the regional transportation plan encourages a mix of housing
types (single-family, multi-family, retirement, etc.) and transit-supportive densities.
The proposed density of 15 dwelling units/acre will promote the goals of Communities
in Motion by providing transit supportive densities in a location that may enable
potential future transit services stops. The development is within a '/a mile of planned
commercial and retail use; however, there are no existing shopping centers, schools,
daycares, or grocery stores currently within a '/a mile of the site.
Strong pedestrian connections promote healthy living and reduce vehicular traffic.
While it is unclear whether the Ridenbaugh Canal right-of-way is available for
pedestrian access, there could be opportunities for pedestrian connections from Old
Thorn Lane to Overland Rd.
Consider future pathway connections to adjacent properties as development occurs.
Consider pedestrian scaled lighting for pedestrian pathways. Mixed use development
can be a compatible use for park-and-ride facilities, especially when located near
accessible interchanges on major corridors. Consider opportunities for establishing park
and ride agreements within the site or with adjacent properties to support vanpool and
carpool activity.
Valley Regional Transit has developed a transit guide titled ValleyConnect, which
establishes a vision for future transit system needs based on short-term growth
projections, regional and local land uses, and roadway plans.
See COMPASS Mobility Guidebook for further guidelines and recommendations for
development applications.
http://www.compassidaho.org/documents/prodserv/reports/MobilityManagementDevelo
pmentGuidebook finalstandard.pdf
For more information, please contact Carl Miller at COMPASS, 208-855-2558 ext. 275
or cmiller@compassidaho.org.
Sincerely,
,. r
Matthew J. Stoll
Executive Director
pc: Mindy Wallace, Ada County Highway District
File 701
CM;nb T:\FY11\700 Services\701 General Membership Services\Development Review\City of Meridian\Southridge letter.docx
71anr~a & ~?Zo+<dtax ~v~tgatiow Deanrtct
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
City of Meridian
City Clerk's Office
33 E Broadway Avenue Ste 102
Meridian, ID 83642-2619
RE: CPAMl 1-001 & RZ 11-002/Southridge Apartments
Dear Jaycee:
Nampa & Meridian Irrigation District has no comment on the above-referenced application
for CPAM & REZONE ONLY.
Nampa & Meridian Irrigation District's Ridenbaugh Canal boarders this project on the south
boundary with an easement of one hundred feet (100'); fifty feet (50') each side of centerline.
`Therefore a-Land Use Change Application will be required once plans for development are
submitted.
All municipal surface drainage must be retained on-site. If any surface drainage leaves the
site, Nampa & Meridian Irrigation District must review drainage plans. The Developer must
comply with Idaho Code 31-3805.
Sincerely,
~~.~i.w
Greg .Curtis
Asst. Water Superintendent
Nampa & Meridian Irrigation District
GGC/dbg
C: File/Office
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
30 August 2011
Page 1 of 1
Machelle Hill
From: Larry Strough [Larry.Strough@itd.idaho.gov]
Sent: Thursday, September 01, 2011 9:17 AM
To: Machelle Hill
Cc: Blaine Schwendiman
Subject: CPAM 1~1-001 & RZ 11-002
Attachments: 20110901091538184. of
ITD has no comment on the enclosed notice.
Thank You
Larry Strough
334-8924
Ssu~lV~rid
9/1 /2011
CENTRAL
•• DISTRICT
~THEALTN
DEPARTMENT
Rezone #
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Division
Conditional Use # ~(~ A/'ti I / - Ob ~ ~ ~ Z ~~y~.Z.
Preliminary /Final /Short Plat
Return to:
^~
^ Eagle
^ Garden City
}Meridian
^~
^ACZ
^~.
We have No Objections to this Proposal.
^2. We recommend Denial of this Proposal.
^3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
^4. We will require more data concerning soil conditions on this Proposal before we can comment.
^5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
^ high seasonal ground water ^ waste flow characteristics
^ bedrock from original grade ^ other
^6. This office may require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
^7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
^8. After written approval from appropriate entities are submitted, we can approve this proposal for:
^ central sewage ^ community sewage system ^ community water well
^ interim sewage ^ central water
^ individual sewage ^ individual water
^9. The following plan(s) must be submitted to and approved by the Idaho Department of Environmental Quality:
^ central sewage ^ community sewage system ^ community water
^ sewage dry lines ^ central water
^10. Run-off is not to create a mosquito breeding problem.
^11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
^12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
^13. We will require plans be submitted for a plan review for any:
^ food establishment ^ swimming pools or spas ^ child care center
^ beverage establishment ^ grocery store
^14. Please see attached stormwater management recommendations
^ 15.
Reviewed By:
Date:~~~
Review Sheet
15726-001EH0904